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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

B. Maximum Development Yield.

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

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.

C. Regulations Common to All Uses.

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

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

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

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.

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.

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.

(Ord. 2642; Ord. 2652; Ord. 2679; Ord. 2803; Ord. 2836; Ord. 2919; Ord. 2958; Ord. 2978; Ord. 3074; Ord. 3083)

Effective on: 7/2/2022