21.10.100 River Trail (RVT), Carter (CTR), and East Hill (EH) Zones

A. Purpose. Downtown includes three residential zones at the periphery of the neighborhood (River Trail, Carter, and East Hill) that are intended to retain a quieter “residential” character than the other nearby mixed-use areas. These zones will provide a variety of housing types that are not primarily mixed-use in developments that include more typical residential features, such as front yards, landscaping, and ground-related patios and porches. These areas are all located within walking distance to the various retail and service areas in the Downtown. The regulations in this division are intended to retain the East Hill zone’s special character and to ensure that single-family residential structures in this zone are well maintained until they are redeveloped with higher density residential uses or are converted to nonresidential uses that are compatible with the residential neighborhood.

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.

River Trail 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
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 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

Carter 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
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 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

East Hill 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
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 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 21.10.100A Maximum Development Yield
Allowed	Base	Maximum	Illustration
Height	4 stories	5 stories	Example of a 4-story building
Lot Coverage	75 percent	Depends on setbacks and residential usable opens space requirements	Example of a 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 achieve similar results.

Table 21.10.100B 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. Setbacks along Downtown streets are regulated by RZC 21.10.150, Pedestrian System, which specifies street frontage standards between the street curb and the face of buildings, depending on site location.
Setback Line (distance from property line)
Side Commercial	Depends on size of building	A. See RZC 21.10.130.D, Residential Setback Requirements.
Rear Commercial	10 feet
Side Residential	Depends on size of building	A. 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 Pedestrian System Map
Other Standards
Minimum Building Height	n/a
Maximum Building Height without TDRs or GBP	4 Stories
Maximum Building Height with TDRs or GBP	5 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 (BDP).
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	See Downtown Residential Densities Chart.	A. For residential development without ground floor commercial/office, lot coverage shall be governed by RZC 21.10.130.B, Downtown Residential Densities Chart. B. For nonresidential uses, maximum allowable lot coverage is 75 percent.
Base FAR	1.0	A. Applies to commercial uses only B. Residential space within a mixed-use building is exempt from FAR requirements. See RZC 21.10.160, Using Transfer Development Rights (TDRs). C. 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 21.10.100.1. General Allowed Uses and Cross-References in RVT, CTR, EH 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 21.10.100.2. General Allowed Uses and Cross-References in RVT, CTR, EH 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. Gas station. 2. Auto repair. 3. Automobile sales with outdoor display and storage. 4. Rental storage and mini-warehouses. 5. Uses requiring or utilizing outdoor storage.		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
Road, ground passenger, and transit transportation	Road, ground passenger, and transit transportation	L
1. Limited to office only. 2. Vehicle and outside storage prohibited.		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	L	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	L	E	500 – 599
Institutional health and human services	Education, public administration, health care, and other institutions, except those listed below	L	I	600 – 699, 700 – 799
Government and administration	Education, public administration, health care, and other institutions, except those listed below	L	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 21.10.100C 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, RZC 21.10.130.B, Downtown Residential Densities Chart. B. 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. C. 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 (2.0, 3.5)	A. Shall not be materially detrimental in terms of noise, truck traffic, and other potential operational impacts with nearby residential developments. B. General retail uses may only occupy single-family structures in existence prior to the year 2005 provided: a) Required parking for the use is not located in the front yard, and the parking and driveway areas do not expand beyond the year 2005 recorded parcel; b) The exterior of the structure, accessory structures, and landscaping maintain a single-family character; and c) Storage of all products is kept indoors and accessory buildings do not exceed 60 percent of the ground floor area of the main structure. 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. The Technical Committee may waive the parking requirement for restaurant/deli/cafe uses less than 750 sq. ft. 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 primarily caters to pedestrians and outdoor patrons. D. General services are allowed only on the ground floor of multistory mixed-use residential buildings. Except, general service uses may occupy existing single-family structures in existence prior to 2005 provided: 1. On-site parking is not located in the front yard; 2. The exterior of the structure and landscaping maintains a single-family character; and 3. The use is consistent with Comprehensive Plan Policies for the zone. E. Repealed. F. Repealed.
	Business and service
	Food and beverage
	Pet and animal sales and service
Transportation, Communication, Information, and Utilities
9	Road, ground passenger, and transit transportation	1,000 sq. ft. gfa (2.0, 3.5)	A. Office only. No vehicle or outside storage allowed. B. These uses may occupy existing single-family structures in existence prior to 2005 provided: 1. On-site parking is not located in the front yard; 2. The exterior of the structure and landscaping maintains a single-family character; and 3. The use is consistent with Comprehensive Plan Policies for the zone.
10	Communications and information
11	Local utilities
12	Wireless communication facilities	N/A	See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements.
Arts, Entertainment, and Recreation
13	Arts, entertainment, recreation, and assembly	Adequate to accommodate peak use	A. Limited to parks and community centers, except events and exhibits are allowed on the ground floor of multistory mixed-use residential buildings. B. Art galleries are allowed in the ground floor of multistory mixed-use residential buildings and in single-family structures in existence prior to the year 2005 provided: 1. Required parking for the use is not located in the front yard and the parking and driveway areas do not expand beyond the year 2005 recorded parcel; 2. The exterior of the structure, accessory structures, and landscaping maintain a single-family character.
14	Natural and other recreational parks	1,000 sq. ft. gfa (0, adequate to accommodate peak use)
Education, Public Administration, Health Care, and Other Institutions
15	Educational	See Special Regulations.	A. 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 Administrator. B. These uses may occupy existing single-family structures in existence prior to 2005 provided: 1. On-site parking is not located in the front yard; 2. The exterior of the structure and landscaping maintains a single-family character; and 3. The use is consistent with Comprehensive Plan Policies for the zone.
	Institutional health and human services
	Government and administration
16	Day care center		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 Administrator after considering the probable number of employees, etc. B. These uses may occupy existing single-family structures in existence prior to 2005 provided: 1. On-site parking is not located in the front yard; 2. The exterior of the structure and landscaping maintains a single-family character; and 3. The use is consistent with Comprehensive Plan Policies for the zone.
17	Faith-based and funerary	1,000 sq. ft. gfa (10.0, 10.0) or 1/5 fixed seats	A. These uses may occupy existing single-family structures in existence prior to 2005 provided: a) on-site parking is not located in the front yard; b) the exterior of the structure and landscaping maintains a single-family character; and c) the use is consistent with Comprehensive Plan Policies for the zone. B. Excludes crematoriums. C. Refer to RZC 21.08.280, Faith-Based and Funerary, for requirements concerning faith-based and funerary uses.

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.