Skip to main content
Loading…
This section is included in your selections.

A. Purpose. The purpose of the Business Park (BP) zone is to provide business and manufacturing employment opportunities that complement commercial activities that are typically found in the Downtown, involve limited outdoor storage, and include a high level of amenities. The Business Park zone provides areas to locate research and development, software development, advanced technology industries, wholesale businesses, manufacturing businesses with largely indoor operations, offices associated with these uses, and uses that require large floor plates such as major medical facilities. Compatible uses that directly support surrounding business park uses, such as restaurants, fitness centers, and marijuana retail sales are allowed. Mixed-use development is also allowed. This zone is not intended for uses that primarily serve the general public.

B. Maximum Development Yield.

Table 21.14.030A
Maximum Development Yield

Base

Residential Bonuses Available, and Quantity

Maximum

Illustrations

Floor area ratio (FAR)

1.13

TDRs or GBP: 0.87

2.00

Example of a 4-story building with FAR = 0.45

Example of a 6-story building with FAR = 2.00

Height

stories

TDRs or GBP: 1 story

Mixed-use residential: 1 story

stories

C. Regulations Common to All Uses.

Table 21.14.030B
Regulations Common to All Uses

Regulation

Standard

Exceptions

Minimum

Tract Area (acres)

1.5

Regulation does not apply to:

A. Unoccupied accessory utility facilities, or

B. Building pad sites where the pad site and the property leased for parking, landscaping, or other purposes exceed the minimum tract area.

Lot Frontage (ft)

30

Setbacks (ft)

Front and Street

30

A. Side and rear setback distances may be modified to permit zero side and rear setbacks to accommodate joint wall construction and clustering of buildings.

B. Front setbacks may be modified from private streets and access corridors, provided front setbacks are maintained from all public streets.

C. Fences, landscaping, flagpoles, street furniture, transit shelters and slope stability structures are permitted in setback areas, provided that all other requirements are met; no other structures, and no accessory structures are permitted in setback areas.

D. Setbacks from Willows Road north of NE 95th Street shall average 100 feet and in no instance be less than 75 feet. This setback shall also apply to parking areas.

E. Setbacks may be reduced by 50 percent if located adjacent to a nonresidential zone and reduced by 25 percent if located adjacent to a residential zone through RZC 21.67, Green Building and Green Infrastructure Incentive Program (GBP), except as required along Willows Road north of NE 95th Street, as provided above.

Rear

20

Side

40

Landscaping

20 percent

Maximum

Impervious surface area

75 percent

Limited to 60 percent in the Willows/Rose Hill Neighborhood north of NE 95th Street.

Height

Varies

Maximum height in shoreline area is 35 feet. This height limit is restricted to that portion of the building physically located within the shoreline jurisdiction. This height restriction does not apply to rock crushing equipment, asphalt and concrete batch plants, silos and other related equipment necessitated to meet environmental controls and structures housing manufacturing facilities which require more clear space than by a 35-foot height limit. The maximum height limit for these features shall be 90 feet. 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)

FAR (Floor Area Ratio)

Varies

A. In mixed-use structures, maximum FAR for residential uses and for other uses is additive (i.e., up to 1.13 without TDRs or GBP and up to 2.00 with TDRs or GBP).

B. All legal lots are entitled to 10,000 square feet GFA without the use of TDRs provided that other site requirements can be met.

Drive-through

n/a

Drive-through facilities are prohibited except where expressly permitted elsewhere in this section.

D. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in the Business Park (BP) zone. 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. Uses not listed are not permitted.

Table 21.14.030C
Allowed Uses and Basic Development Standards

Section

Use

Maximums

Parking ratio:
unit of measure (min. required, max. allowed)

Special Regulations

Height (stories)

FAR

w/o TDR or GBP;
w/TDR or GBP

w/o TDR or GBP;
w/TDR or GBP

Residential1

1

Mixed-use residential structure

5;
6

0.68;
1.0

Studio (1.2, 1.2)
1 bedroom (1.5, 1.5)
2 bedroom (1.8, 1.8)
3+ bedroom (2.0, 2.0)

General sales or services

2

Automobile sales, service, or rental establishment

4;
5

0.45;
1.0

1,000 sq ft gfa (2.0, 3.0)

A. Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit.

B. Only gasoline service permitted.

C. Not permitted north of NE 90th Street and west of Willows Road.

3

Heavy consumer goods sales or service

Only rental and repair of goods permitted.

4

Durable consumer goods sales or service

5

Finance and insurance

4;
5

0.45;
1.0

1,000 sq ft gfa (2.0, 3.0)

A. Permitted in Willows/Rose Hill Neighborhood north of NE 95th Street only.

B. Supermarkets prohibited.

C. Must be closed a minimum of four hours in any 24-hour period.

D. Minimum size per tenant space is 1,000 sq ft gfa.

E. Maximum size per tenant space is 20,000 sq ft gfa.

F. Shall be secondary use in multi-tenant building; shall not be located in separate building containing only convenience uses.

G. Bicycle parking shall be provided on-site.

H. The Technical Committee may increase the maximum parking ratio to 4.0 per 1,000 sq ft gfa if the applicant demonstrates that an increase is warranted based on factors, such as the availability of nearby shared parking, opportunities for pedestrian access, parking demands for specific uses, and expected peak-hour parking demands.

6

Convenience use

7

Personal services

8

Professional services

Limited to uses that primarily serve business clients.

9

Administrative services

10

Services to buildings or dwellings

11

Full-service restaurant

Employee on maximum shift (1.0, 1.0)

A. Shall be located in multi-tenant building or a single building in a multibuilding, multi-tenant complex.

B. 50-person capacity, except when associated with manufacture of food or kindred products. In that case, maximum is 100 persons or 25 percent of combined gross floor area, whichever is less.

C. Hours of operation limited to 6 a.m.-10 p.m.

12

Cafeteria or limited service restaurant

13

Bar or drinking place

1,000 sq ft gfa (10.0, 10.0)

14

Marijuana retail sales

4;
5

0.45;
1.0

1,000 sq ft gfa (2.0, 3.0)

A. See RZC Chapter 21.41, Marijuana-Related Uses, for additional requirements.

Manufacturing and Wholesale Trade

15

Manufacturing and wholesale trade

4;
5

0.45;
1.0

1,000 sq ft gfa (2.0, 3.0)

A. At least 75 percent of business activity by area must be conducted indoors, including storage of materials used in business activity.

B. Retail sales of goods manufactured on the premises, or accessory or secondary to the primary manufacturing and wholesale trade use, are permitted. Area devoted to retail sales shall not exceed the lesser of 10 percent of combined gross floor area or 1,000 square feet.

Transportation, Communication, Information, and Utilities

16

Rail transportation

4;
5

0.45;
1.0

1,000 sq ft gfa (2.0, 3.0)

17

Road, ground passenger, and transit transportation

18

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.

19

Battery exchange station

Shall not be located on a parcel that abuts a residential zone.

20

Courier and messenger services

4;
5

0.45;
1.0

1,000 sq ft gfa (2.0, 3.0)

21

Heliport facility

Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit.

22

Automobile parking facility

Storage of impounded, abandoned, or damaged vehicles is prohibited.

23

Communications and information

1,000 sq ft gfa (2.0, 3.0)

24

Wireless Communication Facilities

See RZC Chapter 21.56,Wireless Communication Facilities, for specific development requirements.

25

Regional utilities

Adequate to accommodate peak use

26

Local utilities

27

Incidental hazardous waste treatment and storage

1,000 sq ft gfa (2.0, 3.0)

A. Measures shall be taken in the construction of structures, design of storage areas, and design of delivery areas to prevent release of materials, including those resulting from a “worst case” accident and including consideration of large storms where areas are not covered.

B. Hazardous materials shall not cause fumes, unpleasant odors, or harm to others in the course of normal handling. This shall not preclude the handling of materials with the use of approved filters, hoods, scrubbers, or other methods of removing odors or harm.

C. Storage limited to amount necessary for proper function of business, not to exceed quantities permitted by the Redmond Fire Department; excess stockpiling prohibited.

D. Outdoor storage requires Technical Committee approval, and shall be confined to outbuildings, sheds, and other structures where leakage confinement or spill treatment can be reasonably handled and where exposure to the elements does not increase the possibility of a spill incident.

Arts, Entertainment, and Recreation

28

Natural and other recreational parks

4;
5

0.45;
1.0

1,000 sq ft gfa (0, adequate to accommodate peak use)

29

Amusement, sports, or recreation establishment

1,000 sq ft gfa (2.0, 3.0)

A. Limited to athletic club or fitness center only.

B. Maximum size is 30,000 sq ft gfa in Willows/Rose Hill Neighborhood north of NE 95th Street.

30

Adult entertainment facilities

A. Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit.

B. See RZC Chapter 21.18, Adult Entertainment Facilities.

Education, Public Administration, Health Care, and other Institutions

31

Grade schools

4;
5

0.45;
1.0

Adequate to accommodate peak use

Conditional use permit required if capacity is greater than 150 full-time students. See RZC 21.76.070.K, Conditional Use Permit.

32

Colleges and universities

33

Technical, trade, and other specialty schools

34

Secure community transition facility

See RZC 21.76.070.M, Essential Public Facilities.

35

Ambulatory and outpatient care services

A. Only medical diagnostic and short-term treatment facilities where treatment lasts less than 24 hours are permitted.

B. Only permitted in the Southeast Redmond neighborhood north of Union Hill Road.

36

Day care center

Employee on maximum shift (1.0, 1.0)

A. Play equipment shall be located no less than 10 feet from any property line.

B. Shall not be located closer than 300 feet from existing day care operation in a residential zone.

37

Associations and nonprofit organizations

1,000 sq ft gfa (2.0, 3.0)

Construction-related Businesses

38

Construction-related businesses

4;
5

0.45;
1.0

1,000 sq ft gfa (2.0, 3.0)

Office uses only.

Other

39

Water enjoyment use

45 ft.;
45 ft.

0.45;
1.0

1,000 sq ft gfa (2.0, 3.0)

Allowed only in the shoreline jurisdiction of Bear Creek, downstream of Avondale Road on Union Hill Road, Redmond Way or SR 520, and the shoreline jurisdiction of the Sammamish River at NE 85th Street and NE 90th Street. (SMP)

40

Kiosk

1;
1

A. Limited to uses associated with water enjoyment within the shoreline jurisdictions of Bear Creek and the Sammamish River.

B. Shall not locate in required parking, landscaping, or drive aisle area, or any area that would impede emergency access.

C. Shall not reduce or interfere with functional use of walkway or plaza to below standards of Americans with Disabilities Act.

D. Structures shall be secured to prevent tipping and endangering public safety.

E. Maximum size is six feet wide by ten feet long.

F. Administrative design review required for structures.

41

Vending cart

42

Drive-up stand

1,000 sq ft gfa (2.0, 3.0)

A. Limited to uses associated with water enjoyment within the shoreline jurisdictions of Bear Creek and the Sammamish River.

B. Shall not locate in required parking, landscaping, or drive aisle area, or any area that would impede emergency access.

C. Shall not reduce or interfere with functional use of walkway or plaza to below standards of Americans with Disabilities Act.

D. Structures shall be secured to prevent tipping and endangering public safety.

E. Maximum size is six feet wide by ten feet long.

F. Administrative design review required for structures.

G. Must submit circulation plan addressing queuing.

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.

E. Supplemental Standards in Willows/Rose Hill Neighborhood.

1. Purpose. The purpose of this section is to implement Willows/Rose Hill Neighborhood vision and policies and to retain the following features of the Willows Business Park Corridor:

a. Important natural features of the hillside corridor;

b. A pastoral and parkway appearance;

c. Visual compatibility between buildings and the forested hills and open pastures of the Willows Corridor;

d. Developments separated from each other with areas of open space.

e. High-quality site and building design; and

f. Visual buffering of nearby residential uses from development along the Willows Corridor.

2. Applicability. These regulations apply to properties zoned Business Park in the Willows/Rose Hill Neighborhood that are located north of NE 95th Street.

3. Design Standards.

a. Requirements.

i. Parking shall be screened by buildings or trees from Willows Road.

ii. Structures shall be screened by topography, trees, or other measures to visually buffer the development from nearby residential uses to the west.

iii. Drive-through windows permitted only in multi-tenant buildings and shall be designed to prevent interference with pedestrian access, driveway access to surrounding development, and traffic flow on adjacent streets.

iv. Convenience uses should be located to minimize walking distance between them and to enable the convenience use to serve as a gathering and meeting place for employees in the BP zone.

v. Convenience uses shall be located to encourage employee access by walking or bicycling.

vi. Developments should be separated from one another and from Willows Road. Forested gullies, wetlands, old pastures and treed areas are the preferred means of separating uses. The separation areas may include trails, open recreation areas, and natural-looking stormwater ponds.

vii. Open space, critical areas and treed areas should be connected to existing or projected open space on adjoining properties to provide for a continuous band of open space across the hillside.

4. Tree Preservation.

a. No more than 35 percent of the significant trees on any property may be removed without approval of a planting plan that provides improved wildlife habitat and provides for the replacement of more healthy trees than are removed.

F. Cross-references. For information on how to measure various site requirements like height and setbacks, see RZC 21.16.020, How To Measure Site Requirements. See RZC 21.16.030, Other Applicable Regulations, for information on other standards that may apply to you. (Ord. 2652; Ord. 2709; Ord. 2803; Ord. 2919; Ord. 2978; Ord. 3053; Ord. 3074)

Effective on: 2/12/2022