21.14.030 Business Park | Redmond Zoning Code

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 cannabis 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.

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

Table 21.14.030A Maximum Development Yield
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	4 stories	TDRs or GBP: 1 story Mixed-use residential: 1 story	6 stories

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

4 stories

TDRs or GBP: 1 story

Mixed-use residential: 1 story

6 stories

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 (feet)	30
	Front and Street Setbacks (feet)	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 Chapter 21.67, Green Building Incentive Program (GBP), except as required along Willows Road north of NE 95th Street, as provided above.
	Rear Setbacks (feet)	20
	Side Setbacks (feet)	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.
	Critical aquifer recharge areas		Some land uses and activities are prohibited in Critical Aquifer Recharge Areas I and II. Refer to RZC 21.64.050.C, Prohibited Land Uses and Activities in Critical Aquifer Recharge Areas I and II, for more information.

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.

Table 21.14.030.1. General Allowed Uses and Cross-References in BP Zone (Residential)
Use Permissions: P – Permitted; L – Limited; C – Conditional; N – Not Permitted
Residential Use Class	Former Use Classification (Prior to Dec. 31, 2021)	Use Permissions	Building Code Occupancy Class	ITE Trip Generation Manual Land Use Code
Mixed-use residential structure	Mixed-use residential structure	P	R	200 – 299

Table 21.14.030.2. General Allowed Uses and Cross-References in BP Zone (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	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
1. Is limited to automobile sales, service, or rental establishment; heavy consumer goods sales or service; durable consumer goods sales or service; convenience use. 2. If automobile sales, service, or rental establishments, then is limited to gasoline service only. 3. If heavy consumer goods, sales, or service, or if durable consumer goods, sales, or service, then is limited to rental and repair of goods only. 4. Supermarkets are prohibited.		L, N
Business and service	Finance and insurance; personal services; professional services; administrative services; services to buildings or dwellings	L	B	700 – 799, 900 – 999, 600 – 699
1. Is limited to uses that primarily serve business clients.		L
Food and beverage	Full-service restaurant; cafeteria or limited service restaurant; bar or drinking place	L	A	900 – 999
Manufacturing and wholesale trade	Manufacturing and wholesale trade	L
Rail transportation	Rail transportation	P
Road, ground passenger, and transit transportation	Road, ground passenger, and transit transportation	P
Rapid charging station	Rapid charging station	L
Battery exchange station	Battery exchange station	L
Courier and messenger services	Courier and messenger services	P
Heliport facility	Heliport facility	C
Automobile parking facility	Automobile parking facility	L	S-2
Excluding the following that are not permitted uses; 1. Storage of impounded, abandoned, or damaged vehicles.		N
Communications and information	Communications and information	P
Wireless communication facilities	Wireless communication facilities	P
Regional utilities	Regional utilities	P
Local utilities	Local utilities	P
Incidental hazardous waste treatment and storage	Incidental hazardous waste treatment and storage	L
Natural and other recreational parks	Natural and other recreational parks	P		400 – 499
Arts, entertainment, recreation, and assembly	Amusement, sports, or recreation establishment	L	A	400 – 499, 500 – 599
1. Is limited to athletic club or fitness center only.		L
Adult entertainment facilities	Adult entertainment facilities	C	A	400 – 499
Educational	Grade schools; colleges and universities; technical, trade, and other specialty schools	C	E	500 – 599
Secure community transition facility	Secure community transition facility	P
Institutional health and human services	Ambulatory and outpatient care services	L	I	600 – 699
1. Is limited to medical diagnostic and short-term treatment facilities where treatment lasts less than 24 hours only.		L
Day care center	Day care center	L	E	500 – 599
Construction-related businesses	Construction-related businesses	L	B
Water enjoyment use	Water enjoyment use	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.

Table 21.14.030C Allowed Uses and Basic Development Standards
Section	Use	Maximums		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
General Sales or Services
2	Retail sales	4; 5	0.45; 1.0	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.
3	Business and service	4; 5	0.45; 1.0	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.
4	Food and beverage	4; 5	0.45; 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.
5	Cannabis retail sales	4; 5	0.45; 1.0	A. See RZC Chapter 21.41, Cannabis-Related Uses, for additional requirements.
Manufacturing and Wholesale Trade
6	Manufacturing and wholesale trade	4; 5	0.45; 1.0	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
7	Rail transportation	4; 5	0.45; 1.0
8	Road, ground passenger, and transit transportation
9	Rapid charging station			Shall not be located on a parcel that abuts a residential zone, RZC 21.04.030, Comprehensive Allowed Uses Tables.
10	Battery exchange station			Shall not be located on a parcel that abuts a residential zone.
11	Courier and messenger services	4; 5	0.45; 1.0
12	Heliport facility			Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit.
13	Automobile parking facility
14	Communications and information
15	Wireless communication facilities			See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements.
16	Regional utilities
17	Local utilities
18	Incidental hazardous waste treatment and storage			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
19	Natural and other recreational parks	4; 5	0.45; 1.0
20	Arts, entertainment, recreation, and assembly			A. Maximum size is 30,000 sq. ft. gfa in Willows/Rose Hill Neighborhood north of NE 95th Street.
21	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
22	Educational	4; 5	0.45; 1.0	Conditional use permit required if capacity is greater than 150 full-time students. See RZC 21.76.070.K, Conditional Use Permit.
23	Secure community transition facility			See RZC 21.76.070.M, Essential Public Facilities.
24	Institutional health and human services			A. Only permitted in the Southeast Redmond neighborhood north of Union Hill Road.
25	Day care center			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.
Construction-Related Businesses
26	Construction-related businesses	4; 5	0.45; 1.0	Office uses only.
Other
27	Water enjoyment use	45 ft.; 45 ft.	0.45; 1.0	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)
28	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 10 feet long. F. Administrative design review required for structures.
29	Vending cart
30	Drive-up stand			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 10 feet long. F. Administrative design review required for structures. G. Must submit circulation plan addressing queuing.

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.

1. Purpose. The purpose of this subsection 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.

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.

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; Ord. 3158; Ord. 3186)