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A. Purpose. The R-1 Single-Family Constrained Residential zone provides for low-density residential at a base density of one dwelling per acre on lands inappropriate for more intense urban development due to significant environmentally critical areas, extreme cost, or difficulty in extending public facilities or the presence of natural features Redmond is seeking to retain.

Figure 21.08.030
Typical Site Layout R-1

This sketch represents maximum allowance for structures, impervious surface & setbacks

Typical Site Layout R-1

LEGEND

A

REAR SETBACK MINIMUM 30'-0"

B

SIDE SETBACK MINIMUM 20'-0"

C

SIDE INTERIOR SETBACK 20'-0"

D

FRONT SETBACK MINIMUM 30'-0"

E

LOT FRONTAGE MINIMUM 20'-0"

F

ALLOWED PROJECTION OF BUILDING EXTREMITIES INTO SETBACK

G

LOT WIDTH CIRCLE MINIMUM 85'-0" (DIAMETER)

H

BUILDING SEPARATION MINIMUM 10'-0"

B. Maximum Development Yield. The following calculation provides a potential maximum development yield for a development utilizing the density bonuses available for the R-1 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 21.08.030A
Maximum Development Yield

Base Density

Available Density Bonuses

Maximum Density

1 dwelling unit per gross acre

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 gross acre

C. Regulations Common to All Uses.

Table 21.08.030B
Regulations Common to All Uses

Regulation

Standard

Exceptions

Minimum

Average Lot Size

35,000 sq. feet

Required Density

80 percent of net acres

Lot Width Circle

85 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 20 feet. See RZC 21.08.390, Zero Lot Line Development, for additional requirements.

Side / Interior (each side)

20 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 10 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

Residential Parking

2 spaces per dwelling unit

Maximum

Lot Coverage for Structures

12 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. Allowed Uses and Special Regulations. The following table contains special zoning regulations that apply to uses in the R-1 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. Uses not listed are not permitted.

Table 21.08.030C
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

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.

5

Residential care facility

See Special Regulations

A. A Conditional Use Permit is required.

B. Parking requirements are as follows:

1. Multifamily housing for senior citizens: Unit (0.5, 2.0)

6

Adult family home

Dwelling unit (2.0)

General Sales or Service

7

Bed and Breakfast Inn

Rental room (1.0)

Permitted use if no more than two rental rooms. A Conditional Use Permit is required for inns with between three and eight rooms.

Transportation, Communication, Information, and Utilities

8

Local utilities

Adequate to accommodate peak use.

9

Regional utilities

A Conditional Use Permit is required.

10

Heliport

N/A

A Conditional Use Permit is required. Does not include medical airlift. Permitted only abutting Lake Sammamish.

11

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)

12

Wireless Communication Facilities

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

Arts, Entertainment, and Recreation

13

Community indoor recreation

Adequate to accommodate peak use.

Includes noncommercial indoor recreation uses, such as community clubhouses, indoor swimming pools, and other similar facilities.

14

Parks, open space, trails and gardens

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.

15

Athletic, sports, and play fields

Adequate to accommodate peak use.

A Conditional Use Permit is required.

16

Golf course

17

Marine recreation

18

Commercial swimming pool

Education, Public Administration, Health Care, and Other Institutions

19

Day care center

Employee (1.0)

A Conditional Use Permit is required. Day care uses are only permitted in a building or building complex used for other uses, such as a school, church, meeting hall, or some other building used for more than one purpose. See RZC 21.08.310, Day Care Centers, for specific regulations which may apply.

20

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.

21

Public safety

Adequate to accommodate peak use.

A Conditional Use Permit is required.

22

Grade schools (K-12)

23

Religious Institution

1,000 sq. feet of GFA for assembly (1.0) or 5 fixed seats (1.0); 3 seats (1.0).

A. Permitted use if less than 250 seats. A Conditional Use Permit is required for religious institutions with between 250 and 750 seats. See RZC 21.08.280, Churches, Temples, Synagogues and Other Places of Worship, for specific regulations which may apply.

B. A traffic mitigation plan is required. See RZC 21.08.280.C.5.

Agriculture

24

Crop production

N/A

25

Equestrian facility

26

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

27

Home Business

Vehicle used by the business (1.0).

See RZC 21.08.340, Home Business, for specific regulations which may apply.

28

Roadside produce stand

N/A

29

Pier, dock, float

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

30

Water-oriented accessory structure

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

Notes:

1

Permanent 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. 3074)

Effective on: 2/12/2022