21.08.020 RA-5 Semirural Residential.
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.
Land and Structure
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| Environment
| Community
| Process
| Money
| Incentives
| Other
| |
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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 |
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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 |
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Regulation |
Standard |
Exceptions |
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Minimum |
Average Lot Size |
4.5 acres |
|
Required Density |
80 percent of net acres |
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Lot Width Circle |
100 feet |
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20 feet |
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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. |
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Side / Interior (each side) |
30 feet |
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Side Street |
20 feet |
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Rear |
30 feet |
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4 feet |
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Lake Sammamish |
35 feet |
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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. |
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N/A |
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Maximum |
2.5 percent of total lot area |
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20 percent of total lot area |
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Building Height |
35 feet |
30 feet within the Shoreline Jurisdiction |
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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.
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 |
---|---|---|---|---|---|
P | R | 200 – 299 | |||
P | R | 200 – 299 | |||
Accessory dwelling unit (ADU) | Accessory dwelling unit (ADU) | P | R | 200 – 299 | |
P | R | 200 – 299 | |||
P | R | 200 – 299 | |||
C | I | 200 – 299 | |||
P | I | 200 – 299 |
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 | 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 | |||
P | ||||
C | ||||
C | ||||
C | ||||
Wireless communication facilities | Wireless communication facilities | P | ||
Community indoor recreation; athletic, sports, and play fields; marine recreation; commercial swimming pool | L, C | A | 400 – 499 | |
L, C | 400 – 499 | |||
C | A | 400 – 499 | ||
L, C | B | 700 – 799 | ||
L | R | 500 – 599 | ||
P | ||||
P | ||||
P | ||||
P | ||||
P | ||||
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 |
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Section |
Use |
Parking Ratio: |
Special Regulations |
Residential1 |
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1 |
Dwelling unit (2.0) |
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2 |
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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 (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 |
Dwelling unit (2.0) |
See RZC 21.08.320, Designated Manufactured Homes, Manufactured Homes, and Mobile Homes, for specific regulations which may apply. |
|
6 |
Dwelling unit (2.0) |
A conditional use permit is required |
|
7 |
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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 |
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10 |
Adequate to accommodate peak use. |
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11 |
A conditional use permit is required. |
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12 |
N/A |
A conditional use permit is required. Does not include medical airlift. Permitted only abutting Lake Sammamish. |
|
13 |
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) |
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14 |
Wireless communication facilities |
See RZC Chapter 21.56, Wireless Communication Facilities, for specific regulations that may apply. |
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Arts, Entertainment, and Recreation |
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15 |
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 |
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 |
Adequate to accommodate peak use. |
A conditional use permit is required. |
|
Education, Public Administration, Health Care, and Other Institutions |
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18 |
Adequate to accommodate peak use. |
A conditional use permit is required. |
|
19 |
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. |
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Agriculture |
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20 |
N/A |
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21 |
See RZC 21.08.250, Animal Boarding: Kennels, Shelters, and Equestrian Facilities, for specific regulations which may apply. |
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22 |
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. |
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Other |
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23 |
N/A |
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24 |
See RZC 21.68.070, In-Water Structures, for special height, setback and area requirements (SMP). |
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25 |
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.