21.08.080 R-5 Single-Family Urban Residential

A. Purpose. The R-5 Single-Family Urban Residential zone provides for primarily single-family residential neighborhoods on lands suitable for residential development with an allowed base density of five dwellings per gross acre. This designation provides for stable and attractive suburban residential neighborhoods that have a full range of public services and facilities. To complement the primarily residential nature of these zones, some nonresidential uses are allowed.

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.

R-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

Figure 21.08.080A Typical Subdivision Layout R-5

Figure 21.08.080B Typical Site Layout R-5
This sketch represents maximum allowance for structures, impervious surface & setbacks

LEGEND
A	FRONT SETBACK MINIMUM 15'-0"
B	SIDE STREET SETBACK MINIMUM 15'-0"
C	SIDE INTERIOR SETBACK 5'-0"/10'-0"
D	REAR SETBACK MINIMUM 10'-0"
E	LOT FRONTAGE MINIMUM 20'-0"
F	ALLOWED PROJECTION OF BUILDING EXTREMITIES INTO SETBACK
G	LOT WIDTH CIRCLE MINIMUM 35'-0" (DIAMETER)
H	GARAGE SETBACK MINIMUM 18'-0"
I	LOT-BY-LOT OPEN SPACE MINIMUM 15'-0"
J	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-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 21.08.080A Maximum Development Yield
Base Density	Available Density Bonuses	Maximum Density
5 dwelling units per gross acre	Cottage Development: Up to 1.75 cottages allowed in place of each standard size dwelling unit	8.75 dwelling units allowed
	Green Building/Green Infrastructure Development: Up to 10 percent of base density	0.50 dwelling units allowed
	Affordable Housing: Up to 15 percent of base density	0.75 dwelling units allowed
		Total = 10 dwelling units per gross acre

Table 21.08.080B Regulations Common to All Uses
	Regulation	Standard	Exceptions
Minimum	Average Lot Size	5,500 square feet
	Required Density	80 percent of net acres
	Lot Width Circle	35 feet
	Lot Frontage	20 feet
	Setbacks ·
	Front	15 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 ten feet. See RZC 21.08.390, Zero Lot Line Development, for additional requirements.
	Garage	18 feet
	Side / Interior (each side)	5 feet / 10 feet
	Side Street	15 feet
	Rear	10 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	20 percent of total lot area
Maximum	Lot Coverage for Structures	40 percent of total lot area	Maximum lot coverage for structures shall be 35 percent in the following neighborhoods: Education Hill, North Redmond, and Willows / Rose Hill.
	Impervious Surface	60 percent of total lot area
	Building Height	35 feet	30 feet in 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 21.08.080.1. General Allowed Uses and Cross-References in R-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 Medium density residential	Detached dwelling unit	Detached dwelling unit	P	R	200 – 299
	Cottage	Cottage	L	R	200 – 299
	Small-lot short plat	Small-lot short plat	L	R	200 – 299
	Size-limited dwelling	Size-limited dwelling	P	R	200 – 299
	Accessory dwelling unit (ADU)	Accessory dwelling unit (ADU)	L	R	200 – 299
	Attached dwelling unit, 2 – 4 units	Attached dwelling unit, 2 – 4 units	L	R	200 – 299
	Courtyard apartments		C	R	200 – 299
	Manufactured home	Manufactured home	P	R	200 – 299
	Tiny home		P	R	200 – 299
	Retirement residence	Retirement residence	L, C	R	200 – 299
	Residential care facility	Residential care facility	C	I	600 – 699
	Adult family home	Adult family home	P	R	200 – 299

Table 21.08.080.2. General Allowed Uses and Cross-References in R-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 inn.		L
Road, ground, passenger and transit transportation	Road, ground, passenger and transit transportation	L
Local utilities	Local utilities	P
Regional utilities	Regional utilities	C
Heliport	Heliport	C
Float plane facility	Float plane facility	L, 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	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
Day care center	Day care center	L, C	E	500 – 599
Family day care provider	Family day care provider	L	R	500 – 599
Government and administration	Public safety	C	B	700 – 799
Educational	Grade schools (K-12)	C	E	500 – 599
Faith-based and funerary	Religious institution	L, C	A, B, H, I, R, S	500 – 599
Crop production	Crop production	P
Equestrian facility	Equestrian facility	C
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 R-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 21.08.080C 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	Cottage	Cottage (1.5, 2.0)	Permitted use only in Education Hill, Grass Lawn, North Redmond, Overlake Residential, and Willows/Rose Hill neighborhoods.
3	Small-lot short plat	Dwelling unit (2.0)	Permitted use only in Education Hill, Idylwood, and Overlake Residential neighborhoods. See RZC 21.08.170.E.2.a.ii for additional requirements for small lot short plats.
4	Size-limited dwelling	Dwelling unit (2.0)
5	Accessory dwelling unit (ADU)	ADU (1.0)	A. See RZC 21.08.220, Accessory Dwelling Units, for specific regulations which apply to ADUs. B. ADUs are not allowed within cottage developments in the Willows/Rose Hill and Education Hill neighborhoods.
6	Tiny home	Tiny home (1.0)	A. 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. B. Tiny homes are not allowed within cottage developments in the Willows/Rose Hill and Education Hill neighborhoods.
7	Attached dwelling unit, 2 – 4 units	Dwelling unit (2.0)	A. Permitted use in Education Hill, Grass Lawn, North Redmond, and Overlake Residential neighborhoods. In Willows/Rose Hill neighborhood, 2-unit attached dwelling units are permitted uses; 3-unit and 4-unit attached dwelling units require a conditional use permit as part of a demonstration program. A conditional use permit is required for all attached dwelling units in all other neighborhoods not listed above. B. Please see RZC 21.08.260, Attached Dwelling Units, for specific neighborhood requirements related to density, design, and review and decision procedures.
8	Stacked flat
9	Courtyard apartment
10	Manufactured home		See RZC 21.08.320, Designated Manufactured Homes, Manufactured Homes, and Mobile Homes, for specific regulations which apply to Manufactured Housing
11	Retirement residence	See Special Regulations	A. Permitted if developed through the subdivision or binding site plan processes. Otherwise, a conditional use permit is required. See RZC 21.08.370, Retirement Residences, for specific regulations which may apply. B. Parking requirements are as follows: 1. With no skilled nursing facility: Unit (1.0, 1.0). 2. With skilled nursing facility: Worker on largest shift (1.25, 1.25). C. A traffic mitigation plan is required. See RZC 21.08.370.C.3.b.iii.
12	Residential care facility		A conditional use permit is required.
13	Adult family home	Dwelling unit (2.0)
General Sales or Service
14	Hotel, motel, and other accommodation services	Rental room (1.0)	Limited to bed and breakfast inns. No more than two rental rooms permitted.
Transportation, Communication, Information, and Utilities
15	Road, ground, passenger and transit transportation	N/A	Regional light rail transit system only. No vehicle storage.
16	Local utilities	Adequate to accommodate peak use.
17	Regional utilities	Adequate to accommodate peak use.	A conditional use permit is required.
18	Heliport	N/A	A conditional use permit is required. Does not include medical airlift. Permitted only abutting Lake Sammamish.
19	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)
20	Wireless communication facilities		See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements.
Arts, Entertainment, and Recreation
21	Arts, entertainment, recreation, and assembly	Adequate to accommodate peak use.	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.
22	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.
23	Golf course	Adequate to accommodate peak use.	A conditional use permit is required.
Education, Public Administration, Health Care, and Other Institutions
24	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.
25	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 requirements for family day care providers.
26	Government and administration	Adequate to accommodate peak use	A conditional use permit is required.
27	Educational	Adequate to accommodate peak use	A conditional use permit is required.
28	Faith-based and funerary	1,000 sq. ft. 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 faith-based organizations with between 250 and 750 seats. See RZC 21.08.280, Faith-Based and Funerary, for specific requirements. B. Refer to RZC 21.08.280, Faith-Based and Funerary, for requirements concerning faith-based and funerary uses.
Agriculture
29	Crop production	N/A
30	Equestrian facility	N/A	A conditional use permit is required.
Other
31	Roadside produce stand	N/A
32	Pier, dock, float		See RZC 21.68.070, In-Water Structures, for special height, setback and area requirements. (SMP)
33	Water-oriented accessory structure		See RZC 21.68.070.G, Water-Oriented Accessory Structures, for special height, setback and area requirements. (SMP)

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.