21.08.180 Residential Development and Architectural, Site, and Landscape Design Regulations

21.08.180 Residential Development and Architectural, Site, and Landscape Design Regulations.

Bear Creek User Guide	Education Hill User Guide	Grass Lawn User Guide
Idylwood User Guide	North Redmond User Guide	North Redmond Wedge User Guide
Overlake User Guide	Willows - Rose Hill User Guide

1. Purpose: The purpose of this section is to:

a. Maintain the vitality of the City’s residential areas by providing design standards for residential development; and

b. Implement the goals and policies of the Neighborhoods Element of the Redmond Comprehensive Plan.

1. Purpose. The purpose of this section is to establish residential design standards for all areas of the City that:

a. Provide variety and visual interest in new residential development in a manner that is compatible with the neighborhood character;

b. Create engaging and active streetscapes through design and vegetation that brings living space toward the street;

c. Ensure that dwelling units are of a scale that is proportional to their lot size and location;

d. Incorporate landscaping to help provide a transition between new and existing development, to enhance building and site appearance, and to maintain and enhance the environmental quality of the neighborhood;

e. Encourage public safety for citizens of the neighborhood through building and site design;

f. Design homes that feature living space as the dominant feature of the street elevation;

g. Promote the use of resource conserving and low impact development techniques;

h. Assist applicants and decision makers reviewing development applications; and

i. Comply with RZC 21.58, Design Standards; RZC 21.50.010, Purpose and Intent.

a. The residential design standards of this division apply to all applications for new attached and detached single-family development in all areas of the City. Where a regulation applies to only one of the City’s neighborhoods, the regulation so indicates. The City’s neighborhoods are shown on Map 8.3, Redmond Neighborhoods, set forth at the end of this chapter. For a list of neighborhood specific regulations, see subsection B.2.c below.

b. All applications for residential development which result in a building permit for construction of a new single-family detached or attached dwelling unit, unless otherwise exempted by this division, shall comply with the provisions of this section and RZC 21.58.020.B. through 21.58.020.D. Dwellings built prior to the adoption of residential design standards for the neighborhood in which the dwelling is located are not considered nonconforming dwellings and are not subject to the limitations on nonconforming structures set forth in RZC 21.76.100.F, Legal Nonconforming Uses and Structures.

c. Specific neighborhood requirements for the Bear Creek Neighborhood are set forth in RZC 21.08.180.E.2 (Building Character, Proportionality and Massing Design Criteria). Specific neighborhood requirements for the Education Hill Neighborhood are set forth in RZC 21.08.180.D.2 (Building Orientation Design Criteria) and RZC 21.08.180.F.2 (Landscaping Standards Design Criteria). Specific neighborhood requirements for the Grass Lawn Neighborhood are set forth in RZC 21.08.180.D.2 (Building Orientation Design Criteria). Specific neighborhood requirements for the Idylwood Neighborhood are set forth in RZC 21.08.180.D.2 (Building Orientation Design Criteria) and RZC 21.08.180.E.2 (Building Character, Proportionality and Massing, Design Criteria). Specific neighborhood requirements for the North Redmond Neighborhood are set forth in RZC 21.08.180.D.2 (Building Orientation Design Criteria); RZC 21.08.180.E.2 (Building Character, Proportionality and Massing Design Criteria); RZC 21.08.180.F.2 (Landscaping Standards Design Criteria); and, RZC 21.08.180.G.3 (Streets and Pathways Design Criteria). Specific neighborhood requirements for the Willows/Rose Hill Neighborhood are set forth in RZC 21.08.180.D.2 (Building Orientation Design Criteria) and RZC 21.08.180.F.2 (Landscaping Standards Design Criteria);

1. Purpose. The purpose of this section is to:

a. Promote building and site design that is consistent with the neighborhood character of each of the City’s residential neighborhoods; and

b. Provide variety and visual interest by using various combinations of building elements, features and treatments and variation in site design elements while remaining consistent with neighborhood character.

i. The same combination of building elements, features and treatments shall not be repeated for more than 20 percent of the total dwelling units in any new residential development. Dwelling units with the same combination of features and treatments shall not be located side by side with each other or directly across a street from each other.

ii. Dwelling units in developments of five or more lots may have the same combination of features as long as the details are varied to achieve visual interest. Dwelling units in developments of less than five lots shall not repeat the same combination of primary and secondary features. The development of a new dwelling unit on a single lot shall not repeat the same design of an existing home that is located side by side with it or directly across a street from it.

iii. In making the determinations required in subsections C.2.i and C.2.ii, of this section, architecture within new residential developments will be evaluated by the Administrator as a combination of at least three primary features and at least three secondary features per dwelling unit. The primary features may include:

A. Variation in structure height by a minimum of at least 10 percent;

1. For the purposes of this section, building height shall be measured from the main ground floor living space elevation that is street facing or a street facing garage elevation, whichever is lower to the height roof elevation point visible from the street, as depicted in Figure 21.08.180A.i.

B. Varying roof pitch, shape, and orientation between adjacent structures;

C. Variation in structure width of greater than five feet;

D. Variation in dwelling unit type or size by a minimum of at least 10 percent;

E. Variation in garage orientation (i.e., front, side, alley, detached);

Figure 21.08.180A.i Variety in Building and Site Design

iv. Secondary features may include:

A. Variation in setbacks from the street of greater than four feet;

B. Entry enhancement and differentiation;

C. Variation in building materials, colors, and detailing;

D. Facade articulation and modulation;

E. Visible window trim and mullions

v. Other secondary building elements, treatments, features, or site designs which meet or exceed the intent of this section may be approved by the Administrator.

Figure 21.08.180A.ii Variety in Building and Site Design

b. Variety in Site Design. Variation in site design shall be achieved through the use of various site planning methods and techniques. Examples of techniques to provide variety in site design include, but are not limited to:

i. Variation in lot sizes or orientation;

ii. Variation in type of driveway (shared or not shared);

iii. Alleys (See Figure 21.08.180B below.);

iv. Variation in landscape design; and (v) Other similar site design features which achieve variety and visual interest and meet or exceed the intent of this section may be approved by the Administrator.

Figure 21.08.180B Benefits of Alley Access

1. Purpose. The purpose of this section is to:

a. Provide active streetscapes that promote a more walkable and enjoyable neighborhood experience for residents;

b. Incorporate features into dwelling, site, and streetscape design that bring the primary living area of the dwelling toward the street; and

c. Except for properties located on arterials, ensure that garages are not the dominant feature as viewed from the street. (See Figure 21.08.180C below.)

a. Setbacks on Arterials. With the exception of the North Redmond Neighborhood, for structures located on properties facing an arterial, main living areas may be located toward the rear of the property for noise attenuation, as approved by the Administrator. Minimum setbacks shall be as provided in the zone use chart for the residential zone in which the property is located. In the North Redmond Neighborhood only, the following arterial setback requirements apply in lieu of the setbacks provided in the zone use chart for the residential zone in which the property is located:

i. Landscape buffers shall be required along Redmond-Woodinville Road, NE 124th/128th Streets, and NE 116th Street to reduce both the visual and noise impacts of traffic on residential development and to enhance the parkway and green, vegetated qualities of the Redmond-Woodinville Road. Buffers shall blend with the natural surroundings by use of berms, terraces, trees, and plant material, and shall be designed with minimal maintenance requirements.

ii. All buildings on the east side of Redmond-Woodinville Road (SR 202) shall be set back a minimum of 75 feet. This setback shall be measured from the edge of the proposed right-of-way. Accessory structures, including fences, are prohibited in this setback.

iii. All residential buildings and accessory structures greater than 30 inches above the grade, on the west side of Redmond-Woodinville Road (SR 202), within the Wedge subarea, shall be set back a minimum of 35 feet. The following conditions also apply:

A. This setback shall be measured from the edge of the proposed right-of-way.

B. Multistory vegetation that is canopy-forming at maturity shall be provided and maintained within the setback, at a depth no less than 15 feet measured east to west adjacent to the western edge of the Redmond-Woodinville Road right-of-way.

C. The multistory vegetation shall be preserved within a tract. The location, purpose and limitation of this tract shall be designated on the face of the plat, binding site plan or similar recording drawing in a format provided by the City Attorney.

D. The multistory vegetation shall meet the requirements of RZC 21.32.080, Types of Planting, Type II – Visual Screen, and RZC 21.08.180.F.2.a.viii, Vegetation for the North Redmond Wedge Subarea Common Areas.

E. The Administrator may approve alternative methods that meet the intent of this section and provide for privacy and screening when site conditions such as critical areas indicate a need for flexibility.

iv. Other Road Setbacks. Buildings shall be set back a minimum of 15 percent of the depth of a parcel before subdivision along the north side of NE 116th Street and the south side of NE 124th/128th Street. Setbacks may be reduced if the setback area is landscaped and established as a permanent open space corridor, but buildings are not located closer than 50 feet from the edge of the proposed right-of-way. Setbacks may be further reduced (but no less than required in the zone summary for the residential zoning district in which the property is located) for development on parcels two acres or less in size. Accessory structures are prohibited in this setback with the exception of non-sight-obscuring fences (such as post and rail) and improvements less than 30 inches in height (such as patios). These improvements shall be allowed up to 25 feet into the setback. Trail systems that provide for pedestrian access shall also be allowed in the setback. The minimum setback for all structures that are 30 inches above the grade and adjacent to 172nd Avenue NE shall be 20 feet.

b. Garage Placement. Except for properties located on arterials, new dwelling units with attached garages facing the front street shall be designed so that the garage is not the dominant feature as viewed from the street. Design techniques which meet the intent of this section may include, but are not limited to:

i. Setting the garage back a minimum of five feet from the front street elevation of the dwelling;

A. The front elevation of the first floor living space is equal or lesser distance to the front property line from the garage door and has a covered front exterior entry way that is a minimum of five feet proud of the garage door; or

B. The front elevation of the first floor living space is five feet or greater distance forward (closer to the front property line) from the front elevation of the garage door; or

C. The front elevation of the second story of a proposed home is projected over the front elevation of the garage door by no less than five feet and is at minimum the width of the garage door and the front elevation of the first floor living space is equal or lesser distance to the front property line from the garage door.

1. For the purposes of this section, the front street elevation may be measured from the forward most column of a covered porch when the surface wall of the ground floor living space is recessed no more than four feet from the garage, and a second story projection of at least five feet is provided above the garage.

ii. Recessing a garage under a second story, projecting roofline, or balcony a minimum of five feet. The front street elevation of a side-loaded garage shall have a minimum of one opening (i.e., window or door).

c. Garage Doors. On new dwelling units, garage doors facing the front street shall include windows, multiple garage doors (for example, one door per parking stall) or other architectural treatments that reduce the mass of the garage door surfaces and meet the intent of this section.

d. Transition Areas. In the Education Hill, Grass Lawn, Idylwood, North Redmond, and Willows/Rose Hill neighborhoods, a minimum 80-square-foot area must be provided in the front yard that is oriented toward the front street and includes a porch (minimum dimension eight feet on all sides), patio, deck, garden with entry, walkway with arbor, or other feature(s) that meets the intent of this section. The transition area may consist of a combination of landscape and structural elements.

i. For the purpose of this section, the following are examples of acceptable transition areas. Elements of the following examples may be expanded upon or combined to meet the intent of this code section.

A. A porch or patio design which is a combination of dimensions equaling no less than 80 square feet and a minimum of five feet in depth, excluding the passive area required for foot traffic to access the entry and in combination with landscaping and/or walkway; or

B. A walkway from entry of the home to adjacent pedestrian street access of no less than three feet in width and framed with a minimum of two feet of landscaping on either side; or

C. A front yard garden that is a combination of dimensions equaling no less than 80 square feet and a minimum of five feet in depth with separate entry such as a low fencing or arbor; or

D. When the front ground floor elevation of the home does not have a street facing entry, a patio or outdoor living space area may be installed that is a combination of dimensions equaling no less than 80 square feet and minimum of five feet in depth and framed with landscaping on at least two sides; or

E. An arbor in combination with the methods outlined in item B above.

e. Alleys. There shall be a minimum four-foot yard setback for garages that are accessible from an alley. For the purpose of providing visual appeal and interest, when an alley is adjacent to a rear yard, yard landscaping shall extend to the edge of the alley or a landscape strip between the alley and the fence shall be provided.

f. Other Methods. The Administrator may approve other methods of building orientation that meet the purposes of this section.

Figure 21.08.180C Building Orientation – Three Options for Providing Living Space Oriented Toward the Street

1. Purpose. The purpose of this section is to:

a. Maintain a consistent and compatible land use pattern within the neighborhoods of the City by applying lot coverage requirements in order to ensure that dwellings are proportionate to their lot size (See Figure 21.08.180D);

b. Reduce the apparent size of large new development, attached dwelling unit buildings, and expansions of existing single-family homes; giving them visual interest through the use of design techniques while maintaining compatibility with the neighborhood character; and

c. Provide visual relief from the massing and scale of built development through site design techniques such as centrally locating open space and preservation of mature trees.

Figure 21.08.180D Single-Family Dwellings Proportional to Their Lot Size

a. Building Height in North Redmond Wedge Subarea. Residential structures within the North Redmond Wedge Subarea shall not exceed a height of 30 feet measured from the average finished grade (RZC 21.08.180).

b. Modulation and Articulation. Modulation and articulation shall be used to reduce the perceived size of large new buildings, and to provide visual interest for all buildings that have a facade facing the street on any front, street side or rear property line. The use of these techniques shall be varied between adjacent buildings. (See Figure 21.08.180E)

Figure 21.08.180E Modulation and Articulation

c. Consideration of Existing Topography. Buildings should be designed to fit the topography, such as stepping down a hillside or terrace. (See Figure 21.08.180F)

Figure 21.08.180F Consideration of Existing Topography

i. A minimum of 25 percent of the required open space for residential developments of 30 dwelling units or more shall be located as common open space.

ii. Common open space shall be designed to achieve at least five of the following:

A. Provide visual relief from the massing of development; and in the Idylwood Neighborhood by preserving predevelopment vegetation or installing site-appropriate perimeter landscaping, including a variety of species, heights, and maturation.

B. Serve the recreational needs of residents of the development.

C. Create children’s play area(s) that is (are) visible and accessible for use by the residents.

D. Provide habitat for wildlife.

E. Create open space that includes trails accessible to the residents.

F. Provide open space that is centrally located and adjacent to a majority of the residences.

G. Create linkages with open space on neighboring properties.

H. Create a buffer between the new development and existing nearby homes.

I. Create a play area/park that is open and accessible for use by the surrounding neighborhood.

iii. Common open space shall be usable area for passive or active recreation, provided such uses do not include impermeable surfaces. Uses may include, but not be limited to, picnic tables, benches, trails and linkages, scenic viewing areas, children’s play equipment, or sports courts that are paved with permeable materials.

iv. Where possible, common open space shall be interconnected within the development and with open space on adjacent developments. Easements shall be provided at appropriate locations toward the end of cul-de-sacs or along lengthy streets to provide pedestrian access to open space and/or to adjacent developments in accordance with RZC 21.08.180.G, Streets and Pathways.

v. In the Idylwood Neighborhood, the minimum open space requirement shall be 25 percent for developments using lot size reduction or density bonuses available through RZC 21.67, Green Building and Green Infrastructure Incentive Program.

vi. In the Idylwood Neighborhood, residential development of more than one dwelling is encouraged to implement one or more of the following open space enhancements:

A. Preserve a greater amount of open space than the required amount in permanent easements that are recorded on the face of the plat;

B. Perform on-site enhancements and restoration to designated open space;

C. Establish or collaborate in the creation of community-oriented “green” space such as a shared pea-patch; or

D. Design and implement on-site rain gardens for helping to increase stormwater infiltration and to reduce stormwater runoff amounts and flow rates.

F. Landscaping Standards

1. Purpose. The purpose of this section is to:

a. Require that vegetation be included in residential landscaping areas to soften the bulk and mass of buildings, to add visual interest, to provide visually appealing streetscapes, and to maintain and enhance the environmental quality of the neighborhood;

b. Provide for landscaping that supports wildlife and minimizes opportunities for invasion by noxious plants as defined by the City;

c. Promote water conservation by encouraging drought-tolerant vegetation, and improve water quality by using LID standards;

d. Promote maintenance of landscaping and mature trees and proper plant selection for new landscaping relative to the location and soil conditions so that plant materials can flourish; and

e. Promote pedestrian safety by separating walkways from streets with a landscaped area and providing motorized and nonmotorized connections between developments and throughout the neighborhood.

i. In the Education Hill, North Redmond, and Willow/Rose Hill Neighborhoods, landscaping for the front yard shall be provided for all new residential development.

ii. A landscape plan shall be prepared or approved by a Washington-licensed landscape architect, certified nurseryman, or certified landscape technician. Construction of individual units that are not part of a new short plat or long subdivision is required to provide a landscape plan but are exempt from this requirement to have the plan certified. The landscape plan shall include the elements specified in subsections F.2.a.ii through F.2.a.v of this section.

iii. Landscaping consisting of native vegetation shall be required in all common areas within any new residential development. Applicants are strongly encouraged to comply with the Design Guidelines in the Redmond Design Manual.

iv. Street trees shall be selected that will result in a tree canopy at maturity along streets internal to or adjoining residential developments as a requirement of development, subdivision, and short subdivision.

v. Plant materials shall be selected that are appropriate for the site and soil conditions, excluding noxious weeds as defined by the City.

vi. In addition to tree preservation requirements in RZC 21.72, Tree Preservation, the preservation of significant trees is deemed a high priority for the North Redmond Neighborhood. New residential developments in the North Redmond Neighborhood are encouraged to preserve as many significant trees as is feasible for the development. For these purposes, a higher priority shall be placed on the preservation of fir, cedar, and maple species and lesser priority shall be placed on the preservation of poplar, cottonwood, alder, and other pioneer species. The following bonuses are available to developments on which a minimum of 50 percent of the land area is covered, canopy plus five feet, by higher priority tree species, and a minimum of 50 percent of the significant trees are being preserved:

A. Developments that preserve a minimum of 50 percent of the significant trees in the higher priority category shall be entitled to a five percent bonus density.

B. Developments that preserve a minimum of 75 percent of the significant trees in the higher priority category shall be entitled to a 10 percent bonus density.

vii. In the North Redmond Wedge Subarea, the following additional requirements shall apply:

A. Vegetation for common areas within the Wedge subarea shall be planted to establish a multistory canopy at maturity and shall include a ratio of two coniferous species to one deciduous species.

B. Vegetation for common areas shall be planted to achieve a density equal to Type 2 Visual Screening, RZC 21.32.080, Types of Planting, Type II – Visual Screen.

C. Vegetation shall consist of native, habitat, and drought-tolerant species; unless the Administrator determines that the plants would not survive long term.

D. Species shall be planted to achieve a naturalized appearance by ensuring a variety of species and by installing in a minimum grouping of three plants per vegetated cluster or vegetated area. (See Figure 21.08.180G)

Figure 21.08.180G Naturalized Plant Design, Groupings, and Variety of Species

E. Street trees within the Wedge subarea and within the Redmond-Woodinville Road corridor from NE 124th Street to 154th Place NE/NE 109th Street shall be planted in groups of three and shall vary species to achieve a natural appearance. Vegetation planted in proximity to major transmission lines shall follow the respective vegetation management guidelines. (See Figure 21.08.180H)

Figure 21.08.180H Planting to Achieve a Natural Appearance

viii. In the Willows/Rose Hill Neighborhood, the following additional requirements shall apply to drainage swales:

A. Drainage swales shall be designed to convey stormwater and to provide a natural looking and informal landscaped edge that separates walkways from vehicle lanes. Subdivisions shall include, and short subdivisions are encouraged to include, drainage swales landscaped to enhance stormwater quality and control.

B. Drainage swales shall be designed to minimize maintenance required by the City and adjacent property owners. The adjacent property owner is responsible for landscape maintenance, including irrigation of the swale as needed. The City will provide best management practices for swales so that property owners can conduct this landscaping maintenance. The City will provide maintenance to elements of the swale associated with the drainage and stormwater conveyance.

C. Plantings are recommended for their hardiness, including the ability to withstand drought and wet conditions.

i. For new subdivisions, short subdivisions, and other residential developments, landscaping shall be provided along the perimeter of the site that incorporates native vegetation and softens the transition between new and existing dwelling units when the new dwellings are directly adjacent to lots with existing dwellings or the dwellings can be viewed from public streets or park areas. (See Figure 21.08.180I)

Figure 21.08.180I Two Options for Providing Separation around New Subdivisions

ii. Softening shall be achieved as part of perimeter landscaping through the following methods:

A. Dedication and maintenance as a common tract is preferred in order to provide maximum reduction of impacts and continued management of the space. Otherwise, maintenance will be provided by the individual landowners of the specific lots where perimeter landscaping has been provided.

B. If perimeter landscaping is provided on individual lots or as part of common areas, a note shall be placed on the face of the plat (or on a separate instrument when the development is not a subdivision or short subdivision) stating that the purpose of the landscaping is to fulfill a requirement of development approval and that the landscaping shall not be removed.

C. A performance bond shall be required for the landscaped area. If a specific tree is counted as a saved tree, then a saved tree maintenance bond shall be required.

D. Perimeter landscaping shall be provided in the side internal to the new development when there is an existing or planned fence alignment.

E. In the event that a fence is in place or planned, planting shall occur with 20 feet maximum spacing between trees; a minimum of two trees per lot; and all trees shall be a minimum of eight feet in height at the time of planting.

F. If a fence is not in place and is not specified as part of the development project, planting shall occur with 20 feet maximum spacing between trees; a minimum of two trees per lot; and at least 50 percent of the shrubs to be planted shall consist of evergreen, native, noninvasive species selected from the list of such species contained in the City’s design manual.

iii. The Administrator may approve other methods that achieve the intent of the landscaping transition requirement, such as increased setbacks that soften the transition from existing to new dwelling units.

i. Stormwater ponds and surface infiltration facilities shall be designed to be attractive in appearance and function. The shape of these facilities shall be designed to approximate natural ponds and water bodies using curvilinear lines to create natural-appearing edges where possible.

ii. All surface ponds shall be landscaped, with native vegetation or other vegetation that is drought tolerant, provides desired screening or wildlife habitat, or for other purposes as needed for the individual site. Unobstructed maintenance access shall be provided.

iii. If fencing is required, its design and materials shall be selected to complement the immediate surroundings and the visual character of the neighborhood. Fencing shall allow the passage of small wildlife species below it. Galvanized steel chain link fences are prohibited.

iv. Privately maintained stormwater detention vaults as approved by the Technical Committee may be used. Privately maintained stormwater facilities are encouraged to be designed for multiple uses including, but not limited to, gardens, play areas, or sports courts.

v. All stormwater facilities shall meet the requirements of the Stormwater Technical Notebook adopted by the City.

1. Purpose. The purpose of this section is to:

a. Promote nonmotorized connections throughout the neighborhood along safe and scenic corridors, including pathways that are separated from arterial streets;

b. Provide connectivity within new developments and to adjacent developments, open space, and streets by discouraging the use of cul-de-sacs that inhibit connectivity and by discouraging the designation and construction of new private streets;

c. Design streets to implement traffic calming measures that support the pedestrian environment;

d. Enhance neighborhood character and reduce stormwater requirements by providing for natural-looking landscaped street edges that do not sharply define the private property from the public area and street and that contain landscaped drainage swales;

e. Ensure consistency with the neighborhood transportation connections maps; and

f. In the North Redmond Wedge Subarea, preserve and enhance the character of Redmond-Woodinville Road, from NE 124th Street to the crossing of the Puget Sound Energy Trail, as a green entryway to the City. Maintain a character that demonstrates dense, multistory vegetation, Redmond’s history, and links the agricultural Sammamish Valley with Redmond’s urban character.

2. General Requirements. General requirements for streets are found in RZC Appendix 2, Construction Specification and Design Standards for Streets and Access. New streets shall be generally aligned as shown in the Transportation Connections Maps contained in the Neighborhood Element of the Redmond Comprehensive Plan and in the Transportation Master Plan in order to provide connectivity within the City. Minor modification in consideration of topography, existing vegetation, existing structures, or to align with other existing or planned streets in the neighborhood is permitted, provided the intent of connecting streets and developments is achieved.

a. Where possible, narrow street design shall be utilized to reduce non-permeable surface area and promote traffic calming, subject to review and approval by the Technical Committee and by the Redmond Fire Department.

b. Where cul-de-sacs are utilized, pedestrian connections to open space, adjacent streets, or adjacent developments shall be provided at appropriate locations toward the end of the cul-de-sac. (See Figure 21.08.180J)

Figure 21.08.180J Pedestrian Connections at Cul-de-sacs

c. When there is more than a 600-foot distance between road connections in a new development, pedestrian connections shall be provided at the end of cul-de-sacs or between lots to adjacent developments (where existing connections or undeveloped land exists) and/or through open space or trail linkages. (See Figure 21.08.180K)

Figure 21.08.180K Pedestrian Connections Provided Between 600-Foot Distant Road Connections

d. At least one ingress and one egress connection shall be provided to every adjacent trail, open space, or contiguous development(s).

e. Street trees shall be provided on all new streets and shall be selected from species that, at maturity, will provide a tree canopy along the street. Selected trees shall be consistent with other street tree species in the neighborhood and shall not result in significant maintenance issues as determined by the City's Planning and Parks Departments' recommendations.

f. In the North Redmond Wedge Subarea, Redmond-Woodinville Road, from NE 124th Street to the intersection of Redmond-Woodinville Road at 154th Place NE/NE 109th Street, shall include:

i. Vegetated treatments at locations depicted on the Green Corridor Treatment Areas Map that is found in the North Redmond Neighborhood Plan section of the Redmond Comprehensive Plan. A recommended species guide, including “The Plant List,” may be obtained from Redmond’s Planning Department. Treatments shall be designed and installed to:

A. Have proper overhead clearance and comply with sight distance for roadway traffic;

B. Be drought tolerant and easy to maintain;

C. Provide visual interest and include various native species;

D. Complement the scale of the treatment area, be narrower in form, and spaced closely within the natural tolerance of each species;

E. Tolerate urban conditions including salt, wind, and pollution; and

F. Provide seasonal interest with seasonally flowering species and varying colors.

ii. Planting shall follow the treatment area template, Figure 21.08.180L, as space permits.

A. Multistory, canopy-forming, native vegetation through the following design and installation techniques:

B. Street trees shall be selected and installed in groupings of three various species to achieve a naturalized character.

C. Vegetation within required medians, along the street edge, and along both sides of sidewalks, where feasible, within the right-of-way.

D. Vegetation at bus stops.

E. Vegetation on publicly owned land at street intersections and at the ingress and egress of non-motorized connections such as trails and paths.

iii. Benches to provide resting locations throughout the corridor shall be installed one-quarter mile apart, inclusive of benches provided at bus stops and public parks and trails. The Administrator may approve alternative locations and amenities that meet the intent of this section.

iv. Character street lighting shall be incorporated into the corridor. Pedestrian-scale character lighting shall be provided at street intersections, at locations depicted on the Green Corridor Treatment Areas Map found in the North Redmond Neighborhood Plan section of the Redmond Comprehensive Plan, and at entrances to private development. Design, orientation, screening, and shading shall prevent light trespass.

Figure 21.08.180L Treatment Area Template

g. Access to private developments within the North Redmond Wedge Subarea from 154th Place NE shall be minimized by combining access routes as defined on the North Redmond Supplemental Connections Map. Minimal and limited trespasses of critical areas along the west side of 154th Place NE from the intersection with Redmond-Woodinville Road north to the City limits may occur through RZC 21.64, Critical Areas Regulations. In addition to critical areas requirements, the trespass shall also meet the following requirements unless, with the exception of RZC 21.64, Critical Areas Regulations, other techniques that meet the intent of this section are approved by the Administrator:

i. Trespass may occur only for vehicular and non-vehicular access and utilities.

ii. Easements, corridors, and alignments associated with these trespasses shall be combined where feasible.

iii. Trespass shall be offset with enhancement and restoration to soils and vegetation on-site.

iv. The trespass, as conditioned, will result in the minimum possible impacts to affected critical areas, existing soils, and existing vegetation.

h. Street lighting within the North Redmond Wedge subarea, west of the Redmond-Woodinville right-of-way, shall be selected and configured to minimize light pollution, minimize light trespass as viewed from the Sammamish Valley, and ensure no light trespass at water bodies. (Ord. 2642; Ord. 2652; Ord. 2803; Ord. 2858; Ord. 2958; Ord. 3028)