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A. Purpose. The RA-5 Semirural Residential zone maintains low, semirural residential densities within the Urban Growth Area on lands not suited to intense urban uses and not already characterized by urban development. Densities in this zone cannot exceed one unit per five acres, exclusive of density bonuses. The Semirural Residential zone may be used to maintain the semirural character of lands with significant amounts of critical areas that make the land unsuited to urban development, that are characterized by urban development, and that are not appropriate for long-term agriculture or forestry use. Land uses other than residential that may be appropriate and are allowed in the Semirural Residential zone would include uses that do not impact the primarily residential character and uses of the zone.

The following table is specific to this zone and provides references for each of the major topics that are regulated throughout the code. The individual topics provide function as connection or linkage to the chapters and sections of the Redmond Zoning Code that apply to development within this zone.

RA-5 Zone – Regulations Table

Land and Structure

Transportation

Environment

Community

Process

Money

Incentives

Other

Building Height

Fences

Parking Standards

Landscaping

Historical and Archeological Resources

Review Procedures

Development Fees

Transfer Development Rights Program (TDR)

Special Regulations

Density

Signs

Transportation Standards

Trees

Design Standards

Permits

Doing Business

Green Building Incentive Program (GBP)

Public View Corridors and Gateways

Impervious Surface

Outdoor Storage, Display and Enclosures

Environmental Regulations

Affordable Housing

Development Services

General Incentive Information

Transition Overlay Areas

Setbacks

Lighting

Open Space

Neighborhood

Wireless Communication Facilities

Hazardous Liquid Pipelines

B. Maximum Development Yield. The following calculation provides a potential maximum development yield for a development utilizing the density bonuses available for the RA-5 zone. The calculation is based on a development occurring on a one-acre lot. Please note that accessory dwelling units do not count toward maximum development yield.

Table 21.08.020A
Maximum Development Yield

Base Density

Available Density Bonuses

Maximum Density

1 dwelling unit per five gross acres

Green Building/Green Infrastructure Development: Up to 10 percent of base density

0.10 dwelling units allowed

Affordable Housing: Up to 15 percent of base density

0.15 dwelling units allowed

Total = 1.25 dwelling unit per five gross acres

C. Regulations Common to All Uses.

Table 21.08.020B
Regulations Common to All Uses

Regulation

Standard

Exceptions

Minimum

Average Lot Size

4.5 acres

Required Density

80 percent of net acres

Lot Width Circle

100 feet

Lot Frontage

20 feet

Setbacks

Front

30 feet

For zero lot line development, a dwelling unit may be placed on one interior side property line, giving it one zero side/interior setback. If it is an interior lot line, the setback from the other side property line shall be 30 feet. See RZC 21.08.390, Zero Lot Line Development, for additional requirements.

Side / Interior (each side)

30 feet

Side Street

20 feet

Rear

30 feet

Alley

4 feet

Lake Sammamish

35 feet

Building Separation

10 feet

Minimum building separation shall be 15 feet in the following neighborhoods: Education Hill, North Redmond, and Willows/Rose Hill. In all neighborhoods, minimum building separation shall be ten feet for cottages, size-limited dwellings, small-lot short plats, accessory dwelling units, and locations where these structures or cottages adjoin larger dwelling units.

Open Space

N/A

Maximum

Lot Coverage for Structures

2.5 percent of total lot area

Impervious Surface Area

20 percent of total lot area

Building Height

35 feet

30 feet within the Shoreline Jurisdiction

Drive-through

n/a

Drive-through facilities are prohibited except where expressly permitted in the Allowed Uses and Special Regulations table below.

D. General Allowed Uses and Cross-References. The following tables provide references for each of the allowed use classes for the zone. References are provided for assistance in associating the current use classes with the use classes and associated definitions that were in effect prior to December 31, 2021. Additional references assist in generally aligning use classes with the Redmond Building Code, Institute of Transportation Engineers (ITE) Trip Generation Manual, and the City’s business licensing system. Additional information specific to the intended use may be necessary.

Uses that are not listed below nor within the associated definition of the individual use category or class shall be classified by the Code Administrator for applicability based on the purpose and intent of the zone within which the use is proposed.

Table 21.08.020.1. General Allowed Uses and Cross-References in RA-5 Zone (Residential)

Use Permissions: P – Permitted; L – Limited; C – Conditional; N – Not Permitted

Residential Use Category

Residential Use Class

Former Use Classification (Prior to Dec. 31, 2021)

Use Permissions

Building Code Occupancy Class

ITE Trip Generation Manual Land Use Code

Low density residential

Detached dwelling unit

Detached dwelling unit

P

R

200 – 299

Size-limited dwelling

Size-limited dwelling

P

R

200 – 299

Accessory dwelling unit (ADU)

Accessory dwelling unit (ADU)

P

R

200 – 299

Manufactured home

Manufactured home

P

R

200 – 299

Tiny homes

P

R

200 – 299

Residential care facility

Residential care facility

C

I

200 – 299

Adult family homes

Adult family homes

P

I

200 – 299

Table 21.08.020.2. General Allowed Uses and Cross-References in RA-5 Zone (Nonresidential)

Use Permissions: P – Permitted; L – Limited; C – Conditional; N – Not Permitted

Nonresidential Use Class

Former Use Classification (Prior to Dec. 31, 2021)

Use Permissions

Building Code Occupancy Class

ITE Trip Generation Manual Land Use Code

Hotel, motel, and other accommodation services

Bed and breakfast inn

L

R

300 – 399

1. Limited to bed and breakfast.

L

Pet or animal sales and services

Animal kennel

L

B

800 – 899

1. Limited to animal kennel.

L

Local utilities

Local utilities

P

Regional utilities

Regional utilities

C

Heliport

Heliport

C

Float plane facility

Float plane facility

C

Wireless communication facilities

Wireless communication facilities

P

Arts, entertainment, recreation, and assembly

Community indoor recreation; athletic, sports, and play fields; marine recreation; commercial swimming pool

L, C

A

400 – 499

Natural and other recreational parks

Parks, open space, trails and gardens

L, C

400 – 499

Golf course

Golf course

C

A

400 – 499

Government and administration

Public safety

L, C

B

700 – 799

Family day care provider

Family day care provider

L

R

500 – 599

Crop production

Crop production

P

Equestrian facility

Equestrian facility

P

Animal production

Animal production

P

Roadside produce stand

Roadside produce stand

P

Pier, dock, float

Pier, dock, float

P

Water-oriented accessory structure

Water-oriented accessory structure

P

E. Allowed Uses and Special Regulations. The following table contains special zoning regulations that apply to uses in the RA-5 zone. To use the chart, first read down the left-hand column titled “Use.” When you have located the use that interests you, read across to find regulations that apply to that use. Uses are permitted unless otherwise specified in the Special Regulations column. Permitted uses may require land use permit approval. See RZC 21.76.020, Overview of the Development Process, for more information.

Table 21.08.020C
Allowed Uses and Special Regulations

Section

Use

Parking Ratio:
Unit of Measure (Minimum Required; Maximum Allowed)

Special Regulations

Residential1

1

Detached dwelling unit

Dwelling unit (2.0)

2

Size-limited dwelling

3

Accessory dwelling unit (ADU)

ADU (1.0)

See RZC 21.08.220, Accessory Dwelling Units, for specific regulations which may apply.

4

Tiny home

Tiny home (1.0)

See RZC 21.08.220, Accessory Dwelling Units, and RZC 21.08.170.E.2.a.ii, Small Lot Short Plats, for specific regulations which may apply.

5

Manufactured home

Dwelling unit (2.0)

See RZC 21.08.320, Designated Manufactured Homes, Manufactured Homes, and Mobile Homes, for specific regulations which may apply.

6

Residential care facility

Dwelling unit (2.0)

A conditional use permit is required

7

Adult family homes

General Sales or Service

8

Hotel, motel, and other accommodation services

Rental room (1.0)

Limited to bed and breakfast inns. No more than eight rental rooms are permitted.

9

Pet or animal sales and services

N/A

Limited to animal kennels. A conditional use permit is required. See RZC 21.08.250, Animal Boarding: Kennels, Shelters, and Equestrian Facilities, for specific regulations which may apply.

Transportation, Communication, Information, and Utilities

10

Local utilities

Adequate to accommodate peak use.

11

Regional utilities

A conditional use permit is required.

12

Heliport

N/A

A conditional use permit is required. Does not include medical airlift. Permitted only abutting Lake Sammamish.

13

Float plane facility

A. A conditional use permit is required. Permitted only abutting Lake Sammamish.

B. Piers, docks, and floats associated with the operation of float planes shall meet, as a minimum, the location criteria contained in RZC 21.68.070, In-Water Structures. Piers and docks are also subject to standards for residential piers and docks contained in RZC 21.68.070.E, Piers, Docks, and Floats. (SMP)

C. Only one float plane per lot is permitted. (SMP)

D. Float planes shall observe speed regulations for watercraft and vessels contained in RMC 14.16.030, Speed Regulations, except that these speeds may be exceeded for a short duration of time during landing and takeoff of planes. (SMP)

E. Float plane facilities or operation of float planes is prohibited on the Sammamish River, Bear Creek and Evans Creek. (SMP)

F. Float plane facilities and operation shall comply with FAA standards, including standards for fueling, oil spill cleanup, firefighting equipment, and vehicle and pedestrian separation. (SMP)

14

Wireless communication facilities

See RZC Chapter 21.56, Wireless Communication Facilities, for specific regulations that may apply.

Arts, Entertainment, and Recreation

15

Arts, entertainment, recreation, and assembly

Adequate to accommodate peak use.

A conditional use permit is required. Includes noncommercial indoor recreation uses, such as community clubhouses, indoor swimming pools, and other similar facilities.

A conditional use permit is required for athletic, sports, and play fields, marine recreation, and commercial swimming pools.

16

Natural and other recreational parks

1,000 sq. ft. gfa (0, adequate to accommodate peak use).

Permitted if public or noncommercial. A conditional use permit is required for commercial facilities.

17

Golf course

Adequate to accommodate peak use.

A conditional use permit is required.

Education, Public Administration, Health Care, and Other Institutions

18

Government and administration

Adequate to accommodate peak use.

A conditional use permit is required.

19

Family day care provider

Vehicle used by the business (1.0).

Family day care providers are permitted as home businesses. See RZC 21.08.340, Home Business, for specific regulations which may apply.

Agriculture

20

Crop production

N/A

21

Equestrian facility

See RZC 21.08.250, Animal Boarding: Kennels, Shelters, and Equestrian Facilities, for specific regulations which may apply.

22

Animal production

All commercial livestock, dairy and fowl enterprises must meet Seattle-King County Health Department regulations and the regulations of Redmond’s Municipal Code. Personal, noncommercial livestock, dairy, and fowl activities are considered an accessory use and are allowed in all residential zones; provided, that all Health Department and Municipal Code requirements are met.

Other

23

Roadside produce stand

N/A

24

Pier, dock, float

See RZC 21.68.070, In-Water Structures, for special height, setback and area requirements (SMP).

25

Water-oriented accessory structure

See RZC 21.68.070.G, Water-Oriented Accessory Structures, for special height, setback and area requirements (SMP).

Notes:

1Permanent supportive housing, as defined under RCW 36.70A.030, and transitional housing, as defined under RCW Chapter 84.36, are allowed in all land use districts where residential dwellings and/or hotel uses are allowed, subject to RZC 21.57.010, Permanent Supportive Housing, Transitional Housing, and Emergency Housing.

(Ord. 2652; Ord. 2709; Ord. 2803; Ord. 2919; Ord. 3028; Ord. 3074; Ord. 3083)

Effective on: 7/2/2022