21.08.110 R-12 Multifamily Urban Residential

A. Purpose. The R-12 Multifamily Urban Residential zone provides for multifamily residential neighborhoods on lands suitable for residential development with an allowed base density of 12 dwellings per gross acre. This designation provides for stable and attractive residential neighborhoods which have an urban character and 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-12 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 21.08.110 Typical R-12 Layouts
This sketch represents maximum allowance for structures, impervious surface & setbacks

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

B. Maximum Development Yield. The following calculation provides a potential maximum development yield for a development utilizing the density bonuses available for the R-12 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 21.08.110A Maximum Development Yield
Base Density	Available Density Bonuses	Maximum Density
12 dwelling units per gross acre	Green Building/Green Infrastructure Development: Up to 10 percent of base density	1.20 dwelling units allowed
	Affordable Housing: Up to 15 percent of base density	1.80 dwelling units allowed
		Total = 15 dwelling units per gross acre

Table 21.08.110B 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.
	Side / Interior (each side)	5 feet; 3 feet for detached single family dwellings
	Side Street	10 feet
	Rear	10 feet
	Alley	4 feet
	Lake Sammamish	35 feet
	Building Separation	10 feet	6 feet for single-family dwellings. 20 feet for stacked housing
	Open Space	20 percent of total lot area
	Landscaping	50 percent of total lot area
Maximum	Lot Coverage for Structures	55 percent of total lot area
	Impervious Surface	70 percent of total lot area
	Building Height	45 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 21.08.110.1. General Allowed Uses and Cross-References in R-12 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
	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
	Stacked flat		P	R	200 – 299
	Multifamily structures	Multifamily structures	P	R	200 – 299
	Courtyard apartments		P	R	200 – 299
	Manufactured home	Manufactured home	P	R	200 – 299
	Tiny home		P	R	200 – 299
	Housing services for the elderly	Housing services for the elderly	L, C	I	600 – 699
	Adult family home	Adult family home	P	R	200 – 299

Table 21.08.110.2. General Allowed Uses and Cross-References in R-12 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
Local utilities	Local utilities	P
Regional utilities	Regional utilities	C
Float plane facility	Float plane facility	L, C
Heliport	Heliport	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
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-12 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 21.08.110C 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	Dwelling unit (2.0)
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	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. B. Please see RZC 21.08.260, Attached Dwelling Units, for specific regulations related to density, design, review and decision procedures, and affordable housing exceptions.
6	Stacked flat
7	Courtyard apartment
8	Multifamily structures
9	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.
10	Housing services for the elderly	See Special Regulations	A. Retirement residences are permitted through a subdivision or binding site plan with a maximum of 16 retirement residence units per acre. Without a subdivision or binding site plan, a conditional use permit is required. See RZC 21.08.370, Retirement Residences, for specific regulations which may apply. B. A conditional use permit is required for residential care facilities. C. A conditional use permit is required for long-term care facilities. D. Parking requirements are as follows: 1. Multifamily housing for senior citizens: Unit (0.5, 2.0). 2. Nursing home or long-term care facility: Four patient beds (1.0, 1.0). 3. Retirement residence with no skilled nursing facility: Unit (1.0, 1.0). 4. Retirement residence with skilled nursing facility: Worker on largest shift (1.25, 1.25). E. For retirement residences, a traffic mitigation plan is required. See RZC 21.08.370.C.3.b.iii.
11	Adult family home	Dwelling unit (2.0)
Transportation, Communication, Information, and Utilities
12	Local utilities	Adequate to accommodate peak use.
13	Regional utilities	Adequate to accommodate peak use.	A conditional use permit is required.
14	Float plane facility	N/A	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)
15	Heliport		A conditional use permit is required. Does not include medical airlift. Permitted only abutting Lake Sammamish.
16	Wireless communication facilities		See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements.
Arts, Entertainment, and Recreation
17	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.
18	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.
19	Golf course	Adequate to accommodate peak use.	A conditional use permit is required.
Education, Public Administration, Health Care, and Other Institutions
20	Day care center	Employee (1.0)	A conditional use permit is required. See RZC 21.08.310, Day Care Centers, for specific regulations which may apply.
21	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.
22	Government and administration	Adequate to accommodate peak use	A conditional use permit is required.
23	Educational	Adequate to accommodate peak use	A conditional use permit is required.
24	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.
Other
25	Roadside produce stand	N/A
26	Pier, dock, float		See RZC 21.68.070, In-Water Structures, for special height, setback and area requirements. (SMP)
27	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.