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A. Purpose. The R-8 Single-Family Urban Residential zone provides for primarily single-family residential neighborhoods on lands suitable for residential development with an allowed base density of eight 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-8 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

Hazardous Liquid Pipelines

Environmental Regulations

Affordable Housing

Development Services

General Incentive Information

Transition Overlay Areas

Setbacks

Lighting

Open Space

Neighborhood

Wireless Communication Facilities

Hazardous Liquid Pipelines

Figure 21.08.100A
Typical Subdivision Layout R-8

Typical Subdivision Layout R-8

Figure 21.08.100B
Typical Site Layout R-8

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

Typical Site Layout R-8

LEGEND

A

FRONT SETBACK MINIMUM 10'-0"

B

SIDE STREET SETBACK MINIMUM 10'-0"

C

SIDE INTERIOR SETBACK 5'-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 30'-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-8 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 21.08.100A
Maximum Development Yield

Base Density

Available Density Bonuses

Maximum Density

8 dwelling units per gross acre

Cottage Development: Up to 1.75 cottages allowed in place of each standard size dwelling unit

14 dwelling units allowed

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

0.80 dwelling units allowed

Affordable Housing: Up to 15 percent of base density

1.20 dwelling units allowed

Total = 16 dwelling units per gross acre

C. Regulations Common to All Uses.

Table 21.08.100B
Regulations Common to All Uses

Regulation

Standard

Exceptions

Minimum

Average Lot Size

3,000 square feet

Required Density

75 percent of net acres

Lot Width Circle

30 feet

Lot Frontage

20 feet

Setbacks

Front

10 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

Side Street

10 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

Landscaping

50 percent of total lot area

Maximum

Lot Coverage for Structures

50 percent of total lot area

Impervious Surface

70 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 21.08.100.1. General Allowed Uses and Cross-References in R-8 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

P

R

200 – 299

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 21.08.100.2. General Allowed Uses and Cross-References in R-8 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

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, 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

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

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-8 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 21.08.100C
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 Bear Creek, 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 Bear Creek, 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

5

Accessory dwelling unit (ADU)

ADU (1.0)

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

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

Studio dwelling unit (1.2), 1-bedroom dwelling unit (1.5), 2-bedroom dwelling unit (1.8), 3+-bedroom dwelling unit (2.0)

A. Permitted use in all neighborhoods with the exception of Willows/Rose Hill. 

B. 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 project. See RZC 21.08.260.B.2.b, Willow/Rose Hill Neighborhood, for additional information.

C. Please see RZC 21.08.260, Attached Dwelling Units, for specific regulations related to density, design, review and decision procedures, and affordable housing exceptions.

8

Stacked flat

9

Courtyard apartment

10

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.

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

Local utilities

Adequate to accommodate peak use.

16

Regional utilities

A conditional use permit is required.

17

Heliport

N/A

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

18

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)

19

Wireless communication facilities

See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements.

Arts, Entertainment and Recreation

20

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.

21

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.

22

Golf course

Adequate to accommodate peak use

A conditional use permit is required.

Education, Public Administration, Health Care, and Other Institutions

23

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.

24

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.

25

Government and administration

Adequate to accommodate peak use

A conditional use permit is required.

26

Educational

27

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 regulations which may apply. 

B. Refer to RZC 21.08.280, Faith-Based and Funerary, for requirements concerning faith-based and funerary uses.

Agriculture

28

Equestrian facility

N/A

A conditional use permit is required.

Other

29

Roadside produce stand

N/A

30

Pier, dock, float

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

31

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. 3074; Ord. 3083)

Effective on: 7/2/2022