21.14.030 Business Park.
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.
The following table is specific to this zone and provides 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 this zone.
Land and Structure
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| Environment
| Community
| Process
| Money
| Incentives
| Other
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B. Maximum Development Yield.
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Table 21.14.030A |
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Base |
Residential Bonuses Available, and Quantity |
Maximum |
Illustrations |
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Floor area ratio (FAR) |
1.13 |
TDRs or GBP: 0.87 |
2.00 |
Example of a 4-story building with FAR = 0.45 
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Example of a 6-story building with FAR = 2.00 
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Height |
4 stories |
TDRs or GBP: 1 story |
6 stories |
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C. Regulations Common to All Uses.
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Table 21.14.030B |
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|---|---|---|---|
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Regulation |
Standard |
Exceptions |
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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. |
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30 |
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Setbacks (ft) |
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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. |
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Rear |
20 |
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Side |
40 |
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Landscaping |
20 percent |
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Maximum |
75 percent |
Limited to 60 percent in the Willows/Rose Hill Neighborhood north of NE 95th Street. |
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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) |
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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. |
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Drive-through |
n/a |
Drive-through facilities are prohibited except where expressly permitted elsewhere in this section. |
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D. General Allowed Uses and Cross-References. The following tables provide references for each of the allowed use classes for the zone. References are provided for assistance in associating the current use classes with the use classes and associated definitions that were in effect prior to December 31, 2021. Additional references assist in generally aligning use classes with the Redmond Building Code, Institute of Transportation Engineers (ITE) Trip Generation Manual, and the City’s business licensing system. Additional information specific to the intended use may be necessary.
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.
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 |
|---|---|---|---|---|---|
P | R | 200 – 299 |
Nonresidential Use Class | Former Use Classification (Prior to Dec. 31, 2021) | Use Permissions | Building Code Occupancy Class | ITE Trip Generation Manual Land Use Code |
|---|---|---|---|---|
Automobile sales, service, or rental establishment; heavy consumer goods sales or service; durable consumer goods sales or service; convenience use | L, C | M | 800 – 899 | |
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1. Limited to automobile sales, service, or rental establishment; heavy consumer goods sales or service; durable consumer goods sales or service; convenience use. 2. Automobile sales, service, or rental establishments limited to gasoline service only. 3. Heavy consumer goods, sales, or service, and durable consumer goods, sales, or service limited to rental and repair of goods only. 4. Supermarkets prohibited. | L, N | |||
Finance and insurance; personal services; professional services; administrative services; services to buildings or dwellings | L | B | 700 – 799, 900 – 999, 600 – 699 | |
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1. Limited to uses that primarily serve business clients. | L | |||
Full-service restaurant; cafeteria or limited service restaurant; bar or drinking place | L | A | 900 – 999 | |
L | ||||
P | ||||
P | ||||
L | ||||
L | ||||
P | ||||
Heliport facility | Heliport facility | C | ||
L | S-2 | |||
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1. Storage of impounded, abandoned, or damaged vehicles. | N | |||
P | ||||
Wireless communication facilities | Wireless communication facilities | P | ||
P | ||||
P | ||||
Incidental hazardous waste treatment and storage | Incidental hazardous waste treatment and storage | L | ||
P | 400 – 499 | |||
L | A | 400 – 499, 500 – 599 | ||
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1. Limited to athletic club or fitness center only. | L | |||
C | A | 400 – 499 | ||
Grade schools; colleges and universities; technical, trade, and other specialty schools | C | E | 500 – 599 | |
P | ||||
Ambulatory and outpatient care services | L | I | 600 – 699 | |
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1. Limited to medical diagnostic and short-term treatment facilities where treatment lasts less than 24 hours only. | L | |||
L | E | 500 – 599 | ||
L | B | |||
L |
E. 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.
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Table 21.14.030C |
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Section |
Use |
Maximums |
Parking Ratio: |
Special Regulations |
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Height (Stories) |
FAR |
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w/o TDR or GBP; |
w/o TDR or GBP; |
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Residential1 |
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1 |
5; |
0.68; |
Studio (1.2, 1.2) |
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2 |
4; |
0.45; |
1,000 sq. ft. gfa (2.0, 3.0) |
A. Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit. B. Not permitted north of NE 90th Street and west of Willows Road. |
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3 |
4; |
0.45; |
1,000 sq. ft. gfa (2.0, 3.0) |
Finance and insurance, convenience use, and personal services uses: A. Permitted in Willows/Rose Hill Neighborhood north of NE 95th Street only. B. Must be closed a minimum of four hours in any 24-hour period. C. Minimum size per tenant space is 1,000 sq. ft. gfa. D. Maximum size per tenant space is 20,000 sq. ft. gfa. E. Shall be secondary use in multi-tenant building; shall not be located in separate building containing only convenience uses. F. Bicycle parking shall be provided on site. G. 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. |
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4 |
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. Fifty-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. |
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5 |
4; |
0.45; |
1,000 sq. ft. gfa (2.0, 3.0) |
A. See RZC Chapter 21.41, Marijuana-Related Uses, for additional requirements. |
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6 |
4; |
0.45; |
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 ten percent of combined gross floor area or 1,000 square feet. |
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Transportation, Communication, Information, and Utilities |
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7 |
4; |
0.45; |
1,000 sq. ft. gfa (2.0, 3.0) |
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8 |
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9 |
Adequate to accommodate peak use |
Shall not be located on a parcel that abuts a residential zone, |
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10 |
Shall not be located on a parcel that abuts a residential zone. |
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11 |
4; |
0.45; |
1,000 sq. ft. gfa (2.0, 3.0) |
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12 |
Heliport facility |
Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit. |
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13 |
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14 |
1,000 sq. ft. gfa (2.0, 3.0) |
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15 |
Wireless communication facilities |
See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements. |
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16 |
Adequate to accommodate peak use |
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17 |
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18 |
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. |
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Arts, Entertainment, and Recreation |
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19 |
4; |
0.45; |
1,000 sq. ft. gfa (0, adequate to accommodate peak use) |
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20 |
1,000 sq. ft. gfa (2.0, 3.0) |
A. Maximum size is 30,000 sq. ft. gfa in Willows/Rose Hill Neighborhood north of NE 95th Street. |
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21 |
A. Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit. B. See RZC Chapter 21.18, Adult Entertainment Facilities. |
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Education, Public Administration, Health Care, and Other Institutions |
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22 |
4; |
0.45; |
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. |
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23 |
See RZC 21.76.070.M, Essential Public Facilities. |
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24 |
A. Only permitted in the Southeast Redmond neighborhood north of Union Hill Road. |
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25 |
Employee on maximum shift (1.0, 1.0) |
A. Play equipment shall be located no less than ten feet from any property line. B. Shall not be located closer than 300 feet from existing day care operation in a residential zone. |
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26 |
4; |
0.45; |
1,000 sq. ft. gfa (2.0, 3.0) |
Office uses only. |
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Other |
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27 |
45 ft.; |
0.45; |
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) |
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28 |
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. |
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29 |
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30 |
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. |
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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.
F. 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.
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.
G. 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; Ord. 3083)