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Lakepointe Development
Background
Lakepointe is a large piece of undeveloped land on Lake Washington and at the mouth of the Sammamish River, right here in Kenmore.
Approximately 45 acres in size, Lakepointe is the last undeveloped property of its kind on Lake Washington. With over 3,100 feet of lake and river shoreline, Lakepointe has great environmental potential, especially for fish and wildlife habitat restoration in the “riparian zone” (the area close to the shoreline that supports fish habitat).
The vision for Lakepointe is for it to become a vibrant, walkable urban village with housing, retail, and businesses, as well as public amenities such as a signature park, gathering spaces, trails, open space, and access to the water.
The Land Use Element of the City of Kenmore’s Comprehensive Plan recognizes the significance of the Lakepointe property in terms of its size and waterfront location on both the Sammamish River and Lake Washington. The Comprehensive Plan establishes nine goals to guide development of the property to ensure cohesive development (refer to page 4A-23 of the Land Use Element).
For questions about Lakepointe, please contact Community Development Director, Debbie Bent at dbent@kenmorewa.gov, or by phone at (425) 398-8900 x 6179.
Updates
WSDOT and Skanska begin using barges at Lakepointe
Last month, WSDOT and their contractor, Skanska, started using Lakepointe for staging and deliveries as part of the SR 520 Portage Bay Bridge and Roanoke Lid project.
Starting as early as next week, crews will begin using barges to transport materials to and from Lakepointe. Nearby neighbors will see increased barge and tugboat activity in Lake Washington as crews continue moving more equipment and materials into Lakepointe before they are used for construction in Portage Bay. Construction is expected to begin this fall and continue through 2031.
What to expect:
- Skanska will store equipment and materials at Lakepointe for approximately three years.
- Skanska will haul steel pipes and beams, rebar, and heavy equipment from Lakepointe to Portage Bay using barges and tugboats.
- Typical work hours will be between 7 a.m. and 5 p.m., Monday through Friday. On some occasions, crews may haul materials or build structures at night or during weekends.
Read the Lakepointe Staging FAQ on WSDOT’s SR 520 Construction Corner or visit the project website to learn more:
Questions? Send WSDOT an email at sr520bridge@wsdot.wa.gov or call the 24-hour construction hotline at 206-319-4520.
Lakepointe: Making the Vision a Reality
A message from Mayor Nigel HerbigSeptember 5, 2024
Throughout our recent Love Where You Live (LWYL) community engagement project, we heard you, the community, call for two main things:
- More open spaces where we can recreate, interact with nature, and access our waterfront; and
- Economic development that will produce more local restaurants and shopping opportunities without having to leave Kenmore
While we have made important gains in our downtown and waterfront parks in the last decade, we still have more to do in delivering on what you want. In fact, we have a large portion of our downtown waterfront—Lakepointe—that is blighted, underutilized, and inaccessible to the public.
Each time we cross the Sammamish River bridge, we can all look over at Lakepointe and envision what we’re currently missing out on. We shouldn’t have to leave Kenmore to enjoy what other cities have: A restored natural waterfront with a drop-dead gorgeous park overlooking the lake. A walkable urban village with cool restaurants, local shopping, and a place for people to live. A place we’d be proud to have our family and friends visit—right here in our hometown.
During the LWYL campaign, we heard a lot from the community about Lakepointe. We heard unequivocally that you, the community, want Lakepointe to transform. Joined together, the City and the community—including each and every one of you—can make that happen. Together, we’ve delivered on a transformed downtown at the Hangar and Town Square, and we partnered to deliver on the Walkways and Waterways projects. With this track record, we know what we can do together and how to do it at Lakepointe.
To get there, we’re working on a plan:
Step 1 of the plan was to find out what you want at Lakepointe. The LWYL campaign gave us a wealth of very helpful input.
Step 2 - City staff are in negotiations with the property owner and focusing on acquiring about 12-15 acres of the 40-acre Lakepointe property. This includes a 100-150 foot wide swath along most of Lakepointe’s shoreline, as well as a several acre park at the west end overlooking the lake. But let me be clear about this step: Without agreement from the property owner we will not be able to move forward with acquiring this portion of Lakepointe and turning it into a waterfront park.
Step 3 - We applied for several grants to help us acquire the portion of the property along the shoreline, including a King County Conservation Futures grant that we should be receiving word on soon.
Step 4 - Once we reach agreement with the property owner, we will move forward with performing thorough due diligence before fully committing to purchase the property. Due diligence includes testing for pollutants and contaminants to ensure that the land is safe. Due diligence also includes working with the Department of Ecology and other entities and regulatory stakeholders to receive confirmation and direction on how best to proceed with transforming Lakepointe.
Step 5 - We are in negotiation with the property owner on an agreement that would initiate a process to find and engage a potential developer to transform the rest of Lakepointe into an amazing, walkable, urban village.
Step 6 - Eventually, we will need to come back to you, the voters, to help us fund the property acquisition and development of the public portions, including the shoreline park and the central park. This ask will likely be in the form of a voter-approved tax measure in the next couple of years.
Please note that a project of this magnitude takes time—even years—to bring to fruition. But with the will and the vision, I’m confident that we can come together as a community to make it happen.
Throughout this process, you can count on us (the City) to:
Keep you informed and involve you.
Design a waterfront park and village that you will love and be proud of.
Do our due diligence and safeguard the city’s finances.
What you can do:
You can help us make Lakepointe become a reality. For now, we need you to continue to be engaged. Review our Lakepointe web page (kenmorewa.gov/lakepointe), especially our Frequently Asked Questions. Sign up for email updates about Lakepointe. Attend future workshops. Watch for opportunities to join the discussion online. There’s much more to come, so stay tuned.
We don’t want this central part of our city to languish as a blighted industrial scar for the next decade or more. It’s finally time to transform Lakepointe into our long-held vision: A walkable urban village with a drop-dead gorgeous waterfront park that we can all enjoy and be proud of.
-- Mayor Nigel Herbig
WSDOT/Skanska Lakepointe Temporary Use
Starting as early as September 3, Skanska will begin moving into the Lakepointe site as they begin preparing for construction for the Portage Bay Bridge and Roanoke Lid Project. Their crews will begin installing construction fencing and moving materials and equipment into Lakepointe before starting construction in Portage Bay later this year.
Skanska would like to thank those who attended their public meeting on August 19 to learn more about how they plan to use the site for the next three years.
What to expect:
Skanska will store equipment and materials at Lakepointe for approximately three years.
Skanska will haul steel pipes and beams, rebar, and heavy equipment from Lakepointe to Portage Bay using barges and tugboats.
Typical work hours will be between 7 a.m. and 5 p.m., Monday through Friday. On some occasions, crews may haul materials or build structures at night or during weekends. This work will last for the next three years.
Read the Lakepointe Staging FAQ on WSDOT’s SR 520 Construction Corner or visit the project website to learn more.
Questions? Send WSDOT an email at sr520bridge@wsdot.wa.gov or call the 24-hour construction hotline at 206-319-4520.
Lakepointe's FAQ's were recently updated. View the June 2024 FAQ here.
At the May 20 meeting, the City Council decided not to move forward with a ballot measure to voters this year to purchase a portion of the Lakepointe property. After planning, preliminary design, and due diligence (i.e., testing for contamination, consulting with Department of Ecology, etc.), key questions will be answered and a more complete and clear package could be brought to Kenmore voters possibly next year (2025).
In the meantime, The City will soon find out whether it will receive grants to help pay for a portion of the acquisition of the shoreline and due diligence costs. The City can then proceed with working with the property owner to investigate the property and determine whether it is suitable for and whether state agencies (Department of Ecology in particular) will allow for the property to become a park
Given the high level of public interest in Lakepointe throughout the Love Where You Live project, we have proactively applied for grants to acquire the shoreline around most of Lakepointe. We envision a nature park along the shoreline with habitat restoration, nature trails, and several points to access or view the water. We’re also seeing strong interest in active recreation uses at Lakepointe, so we’re looking at a several acre “central park” on the west end of Lakepointe next to the conceptual shoreline buffer nature area.
Of course, it would take additional financial resources to pull this off, and we will be having public discussions about funding options, including a potential ballot measure to the voters in the future—possibly later this year or next year. We will be presenting Lakepointe park funding options at the April 26-27 City Council retreat and again at the May 6 City Council meeting. I hope to receive formal Council direction on Lakepointe funding by the end of May or the first part of June.
Environmental Information
Frequently Asked Questions about Lakepointe
- View the Lakepointe FAQ Document (updated June 2024)
FAQs
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Why are we talking about Lakepointe now?
Given its location on the water as well as its environmental and economic potential, the restoration and development of Lakepointe has been a goal for the City for many years. So why now? Two reasons:
- During the Love Where You Live community engagement project in 2023 and 2024, Lakepointe came up a lot in the conversations with our residents. We heard from our residents that they want to build on the waterfront parks work that was just completed and create even more trails, public spaces, water access, and habitat restoration. In addition, we heard quite clearly that our residents would like to see more economic development in Kenmore, especially when it comes to more restaurants, businesses, and shopping. Lakepointe has the potential to check all these boxes.
- Over the last couple of decades, Lakepointe has often been “tied up” or under contract by would-be developers. We are currently in a window of time where that is not the case. The Lakepointe property owner is not under contract with a developer and is willing to discuss the possibility of the shoreline and western end of the property becoming a future park for the public.
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Does the City own Lakepointe?No.
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Who owns Lakepointe?A company called Pioneer Towing owns Lakepointe. Many decades ago, Pioneer Towing owned tugboats that towed barges. Pioneer Towing has not towed barges for many years and now only exists for the purpose of being the landlord of the Lakepointe properties.
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Is the City considering acquiring the entire Lakepointe property (all 45 acres) and being the developer for the entire Lakepointe site?No. At this time, subject to learning what the public wants, due diligence, property owner terms, and more, the City is only looking at the 12-15 acres described above. It would be up to a private developer to develop the remainder of the property.
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What are the challenges at Lakepointe?
Despite its location on the water and economic and environmental potential, Lakepointe, formerly known as “Kenmore Industrial Park,” has challenges. Before the lowering of Lake Washington in the early 1900s, what we now know as Lakepointe was largely underwater. In the mid 1900s, the southern two-thirds of Lakepointe was used as a landfill for demolition debris from the construction of Interstate 5 and other waste.
Because Lakepointe served as a former landfill, it has been given extra environmental scrutiny and attention over the years. Extensive testing of the soil and groundwater has taken place, especially between 1996 and 2012.
The Washington State Department of Ecology (DOE) regulates the environmental conditions of the site and has determined which actions the property owner must take to protect human health and the environment. DOE’s web page for Lakepointe can be found here: https://apps.ecology.wa.gov/cleanupsearch/site/2134
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Is there a development being proposed for Lakepointe? Is the property owner currently working with a developer?
Not at this time. However, if the City were to pursue the acquisition of the shoreline and park space, the City would work with the property owner to bring a developer on to acquire and develop the remainder of the space into a walkable urban village. In fact, the property owner, in partnership with the City, may be requesting qualifications from various potential developers in the near future.
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What developments have been proposed for Lakepointe in the past?
Over the last thirty years, a number of developers have either explored developing the site or have gone even further and submitted land use applications. The most recent developer, Vector Development, had the property under contract for due diligence and feasibility from about 2019 to 2023. Vector was exploring mix of office, residential, and retail, with some public amenities. Vector let the contract expire in 2023.
Over the last thirty years, a number of developers have either explored developing the site or have gone even further and submitted land use applications. The most recent developer, Vector Development, had the property under contract for due diligence and feasibility from about 2019 to 2023. Vector was exploring mix of office, residential, and retail, with some public amenities. Vector let the contract expire in 2023.
From about 2015 through 2018, Weidner Apartment Homes had the Lakepointe property under contract to design a Lakepointe concept that focused on high density residential units with a mix of commercial uses and public amenities. Weidner pulled out in late 2018. Click here for more information and documents on the Weidner proposal.
In the early 2000s, a commercial site development permit was approved for Lakepointe. This approved project included 1200 residential units, 630,000 sq.ft. of commercial uses, a marina with 42 boat slips and 4,464 parking spaces. The project was appealed and survived the appeal. However, likely due to economic considerations, the developer abandoned the project in 2002
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What is the current land use zoning on the Lakepointe property?
Lakepointe is zoned as Regional Business. Within that zone, Lakepointe is in the west subarea. Kenmore Municipal Code (KMC) 18.26.050 describes the zoning uses Chapter 18.26 REGIONAL BUSINESS ZONE (codepublishing.com). In addition, Lakepointe has site-specific zoning regulations known as “p-suffix conditions.” Click here to read the p-suffix conditions.
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What has the Department of Ecology concluded about Lakepointe?
DOE’s last formal written review of the Lakepointe site was in 2014. The review looked at soil, groundwater, and adjacent sediment in the river and in the lake. To access the results of the 2014 periodic review, go to DOE’s web page for Lakepointe and then click on “Results of the 2014 Periodic Review.” Here are some findings from the review:
Groundwater
Based on four groundwater monitoring events from 2009 to 2012, DOE concluded that “there is no known risk directly related from this Site to the community, fish and aquatic life at the adjacent waterways . . .” and that “All priority pollutant metal results are below state cleanup standards.” (see page 6 of DOE’s Periodic Review, April 2014). However, DOE still lists hydrocarbons, arsenic, barium and lead as chemicals of concern in the groundwater even though the latest testing found these chemicals to either be below detection or below cleanup levels (page 6 of the Periodic Review).
Soils
Soil sampling in the late 90’s showed five chemicals of concern that were above cleanup levels (same chemicals of concern as groundwater plus selenium). However, results from 14 sample locations in 2011 “were significantly below Site cleanup levels and below state cleanup standards.” (see page 6 of the Periodic Review). DOE’s solution for soils is non-disturbance and ultimately “capping” the site with a hard surface such as concrete or two feet of soil (see pages 4, 8, and 9 of the approved Cleanup Action Plan, dated August 8, 2001).
Adjacent lakebed and riverbed sediments
In 2013, the City and DOE conducted a study of underwater lake and river sediment. The testing report stated that lake and river sediment adjacent to Lakepointe “show the sediments are below the Sediment Management Standards screening values for all samples to the north, west, and south of the Site at the near shore waterfront,” and that “These results indicate there are no known environmental issues associated with near shore sediments at the Site.” (see page 8 of the Periodic Review).
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If the City were to acquire a portion of Lakepointe for public use and shoreline habitat restoration, would the City simply rely on prior testing and reports, or would it conduct its own testing and investigation of the property?Prior to acquiring the property, the City would, in partnership with the Department of Ecology, conduct its own due diligence of the property, including testing for contaminants.
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What is DOE’s approved solution to deal with the soil?
The soil testing and analysis caused DOE to conclude that the “Results are significantly below state cleanup standards and all are protective of nearby surface waterways.” (see page 7 of the Periodic Review).
Nevertheless, a Restrictive Covenant on Lakepointe requires that the property owner maintain a gravel cap on the site and prohibits activities that would reduce or disturb the gravel cap.
Given that the soil is not negatively affecting groundwater quality (or the lake or river), DOE has concluded that containment and non-disturbance of the soil is the best course of action.
For future development (e.g. new park or residential/commercial development), DOE has determined that capping the site will be the method to contain and “clean up” the site. In other words, containment (capping) is the approved cleanup action for Lakepointe. (see pages 8 and 9 of the Cleanup Action Plan, dated August 8, 2001)
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Have PCBs been found on Lakepointe?
No. Contrary to rumors, PCBs are not a chemical of concern on Lakepointe (2014 Periodic Review, pages 1 and 4), despite extensive testing for PCBs.
From DOE’s 2014 Periodic Review:
“There were rumors that restaurant and medical wastes and transformers were deposited at this former landfill site. However, sampling results to date have shown no evidence that this is true” (page 3). “The final RI [Remedial Investigation] report eliminated all other tested chemicals including medical wastes and PCBs (poly-chlorinated biphenyls) as chemicals of concern at this Site because they were not detected at levels of concern. Testing for PCBs resulted in no conclusive evidence of contamination in soil or groundwater at the Site” (page 4). The Remedial Investigation tested soils from hundreds of samples across the site (page 7). An additional soil study in 2011 tested for PCBs and all results were below detection (page 6).
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What will the “cap” look like?For areas under and near buildings, the cap will be a layer of concrete or asphalt. For areas outside of building footprint areas, the cap will be at least two feet of soil. (see page 4 of the Cleanup Action Plan)
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Are the concrete and asphalt plants part of Lakepointe?No. The concrete plant and the asphalt plant are on separate parcels and are not anticipated to be part of a future Lakepointe development.
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What's next in the process?
The next steps include continued negotiations with the property owner to reach an agreement on terms for a purchase and sale agreement for purchasing a portion of the property.
We want the community to stay involved and there will be many more opportunities to provide input along the way. Stay tuned for updates and opportunities for engagement at kenmorewa.gov/lakepointe.
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How much is all of this going to cost?
We don’t know yet. We first need to reach agreement with the property owner on terms of a purchase and sale agreement including purchase price and size of property to be acquired. We will then develop a budget for due diligence, testing, and designing conceptual plans for the shoreline restoration area and potential park area. We would then perform our due diligence on the property and more fully understand the environmental and other challenges with the site. We would also use feedback from the Love Where You Live community engagement project and provide more opportunities for input in the development of conceptual plans for shoreline restoration and potential park area.
Once we better understand what the public wants, underlying conditions of the property, and expectations of the property owner and DOE, we will also have a better picture of costs to acquire and develop the property and funding strategy whether or how to move forward.
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What about funding?
Another reason to pursue restoration and recreation at Lakepointe is funding. There are county, state, and federal funding sources that would be a good fit for acquisition as well as the environmental restoration and the park possibilities for Lakepointe. For example, as a placeholder pending what we hear from the public, the City has applied for a King County Conservation Futures grant that could help pay for as much as ¾ of the shoreline acquisition cost. But wouldn’t the City still have to put skin in the game? Yes. Even with grants, the City would still have to help pay for the acquisition, environmental restoration, and park development. The main City source of funding would likely need to come from a voter-approved tax increase.
Lakepointe Archives
- November 1st, 2018 Weidner Suspends Parameter Agreement
- Kenmore Lakepointe HR&A Summary Briefing Book - August 1, 2018
- Lakepointe 2019-20 Cost and Feasibility Study
- Kenmore Lakepointe Feasibility Analysis Findings Memo - August 2, 2018
- September 11, 2018 City Council Study Session Agenda
- August 13, 2018 Weidner's Presentation to Council
- April 19, 2017 Special Council Meeting Agenda
- April 19, 2017 Weidner Presentation and Lakepointe Printable Story
- Lakepointe Chronology of Key Events
- Commercial Site Development Permit - August 13, 1998 and related Extensions (see below)
- Lakepointe Mixed Use Development Master Plan - August 13, 1998
- Shoreline Substantial Development Report and Decision - August 13, 1998
- Northshore Community Plan Update and Area Zoning - February 11, 1993
- Fisheries Resources Independent Analysis - May 19, 1998
- Lakepointe Draft EIS - November 1997
- Lakepointe Final EIS - July 1998
- Preliminary Draft Supplemental EIS - March 1997
- TIR on Natural Resources - April 27, 1998
- TIR on Natural Resources - May 30, 1997
- Drainage Variance Permit B97A0214 - August 14, 1998
- Final TIR submitted by KPFF Consulting Engineers - May 30, 1997
- Final TIR submitted by AGRA Earth & Environmental - May 1997
- Northshore Community Plan Draft EIS - May 7, 1991
- Northshore Community Plan Final EIS - December 7, 1992
- Notice of Decision for Revised Supplemental Traffic Study - May 26, 2000
- Avigation Easement - Kenmore Air & Pioneer Towing - August 30, 1996
- Transportation Impact Analysis Final Report - June 27, 1997
- Dan Olsen Notice of Appeal - August 26, 1998
- Dan Olsen Appeal - September 3, 1998
- Hearing Examiners Decision - Olsen Appeal Denial of Lakepointe CSDP - December 11, 1998
- Dan Olsen Statement of Appeal - February 4, 1999
- Hearing Examiner's Decision on Appeal with Corrections - April 5, 1999
- Dan Olsen Statement of Appeal - June 12, 2000
- Hearing Examiner's Final Decision on Appeal - August 31, 2000
- Dan Olsen Statement of Appeal on CSDP Extension - February 20, 2003
- Hearing Examiner's Order of Dismissal of Appeal - March 21, 2003
- Traffic Assessment Report from Transpo - November 8, 2006
- Cover Sheet
- A0.1 General Info Sheet
- A2.1 Site Characteristics (Alt)
- A2.3a Primary Site Circulation (Alt)
- A2.6 Envelope Criteria Proposed
- A3.0 Site Section Reference Plan
- A3.1 Sections
- A3.2 Sections
- A3.3 Enlarged Development Sections
- A3.4 Enlarged Development Sections
- A3.5 Enlarged Development Sections
- A3.6 Enlarged Development Sections
- A4.9.1 Phase 1 Summary
- A4.9.2 Phase 2 Summary
- A4.9.3 Phase 3 Summary
- A4.9.4 Phase 4 Summary
- A4.9.5 Phase 5 Summary
- A4.9.6 Phase 6 Summary
- L1.2 On-Site Recreaction Plant (Alt)
- Lakepointe Development photo of rendering
| COVERAGE DATES | DOCUMENTS |
|---|---|
| August 14, 2001 | CSDP Tolling Consent Decree Letter - August 8, 2001 |
| August 14, 2001 - August 13, 2002 | Department of Ecology Consent Decree |
| August 14, 2002- February 14, 2003 | CSDP Extension Letter - June 26, 2002 |
| February 15, 2003 - August 14, 2004 | CSDP Extension Letter - January 30, 2003 |
| August 15, 2004 - December 31, 2006 | CSDP Extension Letter - August 6, 2004 |
| January 1, 2007 - December 31, 2008 | CSDP Extension Letter - December 4, 2006 |
| January 1, 2009 - December 31, 2009 | CSDP Extension Letter - December 18, 2008 |
| January 1, 2010 - February 19, 2010 | CSDP Extension Letter - December 31, 2009 |
| February 20, 2010 - May 19, 2010 | CSDP Extension Letter - February 19, 2010 |
| May 20, 2010 - November 19, 2010 | CSDP Extension Letter - May 19, 2010 |
| November 20, 2010 - February 4, 2011 | CSDP Extension Letter - November 19, 2010 |
| February 5, 2011 - December 31, 2015 | Conditional CSDP Extension Letter(if Conditions met by May 1, 2011 - February 4, 2011) |
| February 5, 2011 - December 31, 2015 | CSDP Extension Letter - May 19, 2011(Conditions met. Supersedes February 4, 2011 Letter) |
| August 6, 2013 - December 31, 2015 | TMA Extension Letter - June 14, 2013 |
| January 1, 2016 - June 30, 2016 | CSDP Extension Letter - December 15, 2015 |
| July 1, 2016 - December 31, 2016 | CSDP Extension Email - July 21, 2016 |
| January 1, 2017 - December 31, 2017 | Agreement Contract No. 16-C1627 for extension of CSDP and TMA - January 1, 2017 |
| January 1, 2018 - December 31, 2018 | Agreement Contract No. 17-C1815 for extension of CSDP and TMA - January 1, 2018 |
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April 30, 2018 - December 31, 2018 |