21.10.060 Bear Creek (BC), Valley View (VV), and Trestle (TR) Zones

A. Purpose. The convenience commercial areas of Downtown include the Valley View, Trestle, and Bear Creek zones. These three zones are located at the major entrances to the Downtown to serve shoppers conveniently from both within and outside the neighborhood. These zones are intended to provide for everyday, basic shopping needs and services, such as groceries, pharmacies, and other convenience retail goods and services that are easily accessed by pedestrians, bicyclists, and motor vehicles. Land uses and redevelopment in the area should be compatible with shopping and service needs of the community and surroundings, as well as with the long-term Downtown vision of encouraging a more pedestrian-supportive, mixed-use environment in these zones.

The following tables are specific to the zones and provide 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 the zones.

Bear Creek Zone – Regulations Table
Land and Structure	Transportation	Environment	Community	Process	Money	Incentives	Other
Floor Area Ratio (FAR)	Fences	Parking Standards	Landscaping	Historical and Archeological Resources	Review Procedures	Development Fees	Transfer Development Rights Program (TDR)	Special Regulations
Building Height	Signs	Transportation Standards	Trees	Design Standards	Permits	Doing Business	Green Building Incentive Program (GBP)	Public View Corridors and Gateways
Density	Outdoor Storage, Display and Garbage and Recycling Enclosures		Environmental Regulations	Affordable Housing	Development Services		General Incentive Information	Transition Overlay Areas
Impervious Surface	Lighting		Open Space	Neighborhood				Wireless Communication Facilities
Setbacks	Hazardous Liquid Pipelines

Valley View Zone – Regulations Table
Land and Structure	Transportation	Environment	Community	Process	Money	Incentives	Other
Floor Area Ratio (FAR)	Fences	Parking Standards	Landscaping	Historical and Archeological Resources	Review Procedures	Development Fees	Transfer Development Rights Program (TDR)	Special Regulations
Building Height	Signs	Transportation Standards	Trees	Design Standards	Permits	Doing Business	Green Building Incentive Program (GBP)	Public View Corridors and Gateways
Density	Outdoor Storage, Display and Garbage and Recycling Enclosures		Environmental Regulations	Affordable Housing	Development Services		General Incentive Information	Transition Overlay Areas
Impervious Surface	Lighting		Open Space	Neighborhood				Wireless Communication Facilities
Setbacks	Hazardous Liquid Pipelines

Trestle Zone – Regulations Table
Land and Structure	Transportation	Environment	Community	Process	Money	Incentives	Other
Floor Area Ratio (FAR)	Fences	Parking Standards	Landscaping	Historical and Archeological Resources	Review Procedures	Development Fees	Transfer Development Rights Program (TDR)	Special Regulations
Building Height	Signs	Transportation Standards	Trees	Design Standards	Permits	Doing Business	Green Building Incentive Program (GBP)	Public View Corridors and Gateways
Density	Outdoor Storage, Display and Garbage and Recycling Enclosures		Environmental Regulations	Affordable Housing	Development Services		General Incentive Information	Transition Overlay Areas
Impervious Surface	Lighting		Open Space	Neighborhood				Wireless Communication Facilities
Setbacks	Hazardous Liquid Pipelines

Table 21.10.060A Maximum Development Yield
Allowed	Base	Maximum	Illustrations
Height	2 stories	4 stories	Example of a 2-story building	Example of 4-story building
Lot Coverage	80 percent	80 percent	Example of a 2-story building	Example of 4-story building
These are office building examples using Transfer Development Rights or GBP to achieve the maximum achievable floor area within the maximum allowed building height. Residential and mixed-use residential developments may have similar height, but volume will differ due to setback and open space requirements.

Table 21.10.060B Regulations Common to All Uses
Regulation	Standard	Notes and Exceptions
Front Setback (distance from back of curb)
Front and side street (commercial use)	See Map 10.3, Downtown Pedestrian System	A. Setbacks along Downtown streets are regulated by the Downtown Pedestrian System which specifies street frontage standards between the street curb and the face of buildings, depending on site location.
Front and side street (residential use on ground floor)	See Map 10.3, Downtown Pedestrian System	A. Not permitted on ground floor street fronts of Type I pedestrian streets as shown on Map 10.3, Downtown Pedestrian System. Residential uses may be allowed on ground floor street fronts of Type II Pedestrian Streets per 21.62.020.F.5, Ground Floor Residential Uses on Type II Pedestrian Streets, but not within the shorter distance of 100 feet or a quarter-block length from a street intersection.
Setback Line (distance from property line)
Side Commercial	0 feet
Rear Commercial	0 feet
Side Residential	See RZC 21.10.130.D, Residential Setback Requirements
Rear Residential	10 feet
Yard adjoining BNSF ROW or Parks	14 feet
Yard adjoining Mid-Block Path	See Map 10.3, Downtown Pedestrian System
Other Standards
Minimum Building Height	n/a
Maximum Building Height without TDRs or GBP	2 Stories	A. The maximum height may be increased to four stories when the site’s development plan can demonstrate the goals and objectives outlined in Comprehensive Plan Policy DT-37, and the design guidelines outlined in RZC 21.62.020.G.2.c are met through the site plan entitlement process.
Maximum Building Height with TDRs or GBP	3 Stories	A. One floor of additional height may be achieved with the use of Transfer Development Rights. See RZC 21.10.160, Using Transfer Development Rights (TDRs), or through compliance with RZC 21.67, Green Building and Green Infrastructure Incentive Program (GBP).
Maximum Height Within Shorelines (SMP)	35 feet	A. This height limit is restricted to that portion of the building physically located within the Shoreline Jurisdiction. (SMP) B. The maximum height of structures, including bridges, that support a regional light rail transit system may be higher than 35 feet but shall be no higher than is reasonably necessary to address the engineering, operational, environmental, and regulatory issues at the location of the structure. (SMP)
Maximum Lot Coverage	80 percent	A. For residential development without ground floor commercial/office, lot coverage shall be governed by the Downtown Residential Densities Chart. B. Lot coverage percentage equals: The total site area measured to the property line, less pedestrian systems measured to the curb line, on-site sidewalks, landscaping, and plazas, divided by the site area measured to the curb line.
Base FAR Without TDRs	1.25	A. Maximum FAR without TDRs or GBP for nonresidential space is 1.25. Residential space within a mixed-use building is exempt from TDR or GBP requirements. See RZC 21.10.160, Using Transfer of Development Rights (TDRs), and RZC 21.67, Green Building and Green Infrastructure Incentive Program (GBP). B. All legal lots are entitled to 10,000 square feet gfa without the use of TDRs or GBP, provided that other site requirements can be met.
Allowed Residential Density	Depends on Lot Size	A. See RZC 21.10.130.B, Downtown Residential Densities Chart.
Drive-through	n/a	A. Drive-through facilities are prohibited except where expressly permitted in the Allowed Uses and Basic Development Standards table below.

D. General Allowed Uses and Cross-References. The following tables provide references for each of the allowed use classes for the zones. References are provided for assistance in associating current use classes with the use classes and associated definitions in effect prior to December 31, 2021. Additional references assist in aligning use classes with the Redmond Building Code, Institute of Transportation Engineers (ITE) Trip Generation Manual, and the City’s business licensing system.

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 21.10.060.1. General Allowed Uses and Cross-References in BC, VV, TR Zones (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
High density residential	Attached dwelling unit, 2 – 4 units	Attached dwelling unit, 2 – 4 units	L	R	200 – 299
	Stacked flat		L	R	200 – 299
	Courtyard apartments		L	R	200 – 299
	Multifamily structures, mixed-use residential	Multifamily structures, mixed-use residential	L	R	200 – 299
	Dormitory	Dormitory	P	R	200 – 299
	Residential suite	Residential suite	P	R	200 – 299
	Housing services for the elderly	Housing services for the elderly	P	I	600 – 699

Table 21.10.060.2. General Allowed Uses and Cross-References in BC, VV, TR Zones (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
Retail sales	General sales or services	L	M
1. Automobile sales with outdoor display and storage. 2. Major auto repair. 3. Rental storage and mini-warehouses.		N
Business and service	General sales or services	L	M
Food and beverage	General sales or services	L	M
Pet and animal sales and service	General sales or services	L	M
Hotels, motels, and other accommodation services	Hotels, motels, and other accommodation services	P	R	300 – 399
Marijuana retail sales	Marijuana retail sales	P
Artisanal manufacturing, retail sales, and service		L	M, F, H	100 – 199, 800 – 899, 900 – 999
Automobile parking facilities	Automobile parking facilities	L	S
1. Surface parking lot.		N
Road, ground passenger, and transit transportation	Road, ground passenger, and transit transportation	L
1. Vehicle storage prohibited in Valley View zone. Office use only. 2. Regional light rail transit system and office use only in Bear Creek and Trestle zones. 3. Vehicle storage limited to light rail vehicles in Trestle zone.		L, N
Rapid charging station	Rapid charging station	L
Battery exchange station	Battery exchange station	L
Communications and information	Communications and information	P
Local utilities	Local utilities	P
Wireless communication facilities	Wireless communication facilities	P
Arts, entertainment, recreation, and assembly	Arts, entertainment, and recreation	P	A	400 – 499, 500 – 599
Natural and other recreational parks	Natural and other recreational parks	P		400 – 499
Day care center	Day care center	P	E	500 – 599
Educational	Education, public administration, health care, and other institutions, except those listed below	P	E	500 – 599
Institutional health and human services	Education, public administration, health care, and other institutions, except those listed below	P	I	600 – 699, 700 – 799
Government and administration	Education, public administration, health care, and other institutions, except those listed below	P	B	700 – 799
Faith-based and funerary	Religious institution	L	A, B, H, I, R, S	500 – 599
1. Crematorium.		N

E. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses. To use the chart, 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 21.10.060C Allowed Uses and Basic Development Standards
Section	Use	Parking Ratio: Unit of Measure (Minimum Required; Maximum Allowed)	Special Regulations
Residential¹
1	Attached dwelling unit, 2 – 4 units	Dwelling unit (1.0, 2.25) plus one guest space per four units for projects with six units or more. Curbside parking along the site may be counted towards up to 25 percent of the required off-street parking.	A. Maximum density per lot dependent upon size and width of lot, per RZC 21.10.130.B, Downtown Residential Densities Chart. Not permitted on ground floor street fronts of Type I pedestrian streets as shown on Map 10.3, Downtown Pedestrian System, or where ground floor residences may be negatively impacted by nearby nonresidential uses, except through establishment of an administrative design flexibility per RZC 21.76.070.C. Residential uses may be allowed on ground floor street fronts of Type II pedestrian streets per RZC 21.62.020.F.5, Ground Floor Residential Uses on Type II Pedestrian Streets, but not within the shorter distance of 50 feet or a quarter-block length from a street intersection. B. Affordable housing requirements apply to developments of ten units or more. See RZC 21.20.020, Applicability.
2	Stacked flat
3	Courtyard apartment
4	Multifamily structure, mixed-use residential
5	Dormitory	Bed (0.5, 1.0)
6	Residential suite	Bed (0.5, 1.0)
7	Housing services for the elderly	See Special Regulations	Parking requirements are as follows: A. Multifamily housing for senior citizens: Unit (0.5, 2.0). B. Nursing home or long-term care facility: Four patient beds (1.0, 1.0). C. Retirement residence with no skilled nursing facility: Unit (1.0, 1.0). D. Retirement residence with skilled nursing facility: Worker on largest shift (1.25, 1.25). E. A traffic mitigation plan is required. The plan shall address traffic control; parking management, including mitigation of overflow parking into adjoining residential areas; and traffic movement to the arterial street system.
General Sales or Service
8	Retail sales	1,000 sq. ft. gfa (3.5, 5.5)	A. Shall not be materially detrimental in terms of noise, truck traffic, and other potential operational impacts with nearby multistory mixed-use/residential developments. B. Auto repair without outdoor storage and outdoor service is allowed provided: 1. All service/repair work is performed indoors. 2. There is no overnight storage of customer vehicles in outdoor parking areas. C. Parking standards for restaurant uses: 1. Sit-down restaurant: 1,000 sq. ft. gfa (9.0, 9.0). 2. Take-out restaurant: 1,000 sq. ft. gfa (10.0, 10.0). 3. One thousand sq. ft. gfa (5.0, 5.0) when the restaurant is located in a multistory building at least three stories tall. 4. The Technical Committee may waive the parking requirement for restaurant/deli/café uses less than 750 sq. ft. gfa that support/enhance the City’s vision for creating/enhancing Downtown as a pedestrian place provided: a. The use is located in an office building and primarily serves the occupants and guests of the office building; or b. The use is visible from and within 100 feet of a promenade or Downtown park, such as Luke McRedmond Park, Anderson Park, O’Leary Park, The Edge Skate Park, or the 83rd Street Promenade, for example, or within 100 feet of a critical areas buffer of the Sammamish River and access to the River Trail, and the use is designed to enliven the pedestrian environment and primarily cater to pedestrians and outdoor patrons. D. Drive-through facilities shall have a minimum queuing distance of 120 feet which is not within the public right-of-way or on-site circulation aisles. A landscape buffer between the drive-through lane and the street shall be provided.
	Business and service
	Food and beverage
	Pet and animal sales and service
9	Hotels, motels, and other accommodation services¹^, ²	Rental room (1.0, 1.0)
10	Marijuana retail sales	1,000 sq. ft. gfa (2.0, 5.0)	See RZC Chapter 21.41, Marijuana-Related Uses, for additional requirements.
Manufacturing and Wholesale Trade
11	Artisanal manufacturing, retail sales, and service	1,000 sq. ft. gfa (3.5, 5.5)
Transportation, Communication, Information, and Utilities
12	Automobile parking facilities
13	Road, ground passenger, and transit transportation	1,000 sq. ft. gfa (3.5, 5.5)	A. Valley View zone: Office uses only. No vehicle storage. B. Bear Creek and Trestle zones: Regional light rail transit system and office uses only. No vehicle storage except light rail vehicles in Trestle zone.
14	Rapid charging station	Adequate to accommodate peak use	Shall not be located on a parcel that abuts a residential zone, RZC 21.04.030, Comprehensive Allowed Uses Chart.
15	Battery exchange station	Adequate to accommodate peak use	Shall not be located on a parcel that abuts a residential zone.
16	Communications and information	1,000 sq. ft. gfa (3.5, 5.5)
17	Local utilities	1,000 sq. ft. gfa (3.5, 5.5)
18	Wireless communication facilities	N/A	See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements.
Arts, Entertainment, and Recreation
19	Arts, entertainment, recreation, and assembly	Adequate to accommodate peak use
20	Natural and other recreational parks	1,000 sq. ft. gfa (0, adequate to accommodate peak use)
Education, Public Administration, Health Care, and Other Institutions
21	Educational	See Special Regulations	Parking: The number of spaces must be adequate to accommodate the peak customer and employee shift, demonstrated by a parking study or other study submitted by the applicant and approved by the Code Administrator.
	Government and administration
	Institutional health and human services
22	Day care center	See Special Regulations	A. Provisions for day care centers include: 1. Shall provide parking as follows: Employee on maximum shift (1.0, 1.0). 2. Play equipment shall be located no less than ten feet from any property line. 3. Parking: The number of spaces must be adequate to accommodate the peak shift as determined by the Code Administrator after considering the probable number of employees, etc.
23	Faith-based and funerary	1,000 sq. ft. gfa (10.0, 10.0) or 1/5 fixed seats	A. Refer to RZC 21.08.280, Faith-Based and Funerary, for requirements concerning faith-based and funerary uses. B. Excludes crematoriums.
Other
24	Vending carts, kiosks		A. Shall not locate in required parking, landscaping, or drive aisle area, or any area that would impede emergency access. B. Shall not reduce or interfere with functional use of walkway or plaza to below standards of Americans with Disabilities Act. C. Structures shall be secured to prevent tipping and endangering public safety. D. Maximum size is six feet wide by ten feet long. E. Administrative design review required for structures.

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.

2Emergency housing, as defined under RCW 36.70A.030, and emergency shelter, as defined under RCW 36.70A.030, are allowed in all land use districts where hotel uses are allowed. Emergency housing is subject to RZC 21.57.010, Permanent Supportive Housing, Transitional Housing, and Emergency Housing. Emergency shelter is subject to RZC 21.57.020, Emergency Shelter.