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A. Purpose. The purpose of the Manufacturing Park (MP) zone is to provide locations for existing and future manufacturing and industrial uses, particularly those that require significant areas for storage of materials and equipment (both indoors and outdoors), and that are better suited for locations outside of Downtown and Overlake due to site requirements, noise impacts, transportation needs, or other considerations. The intent of the Manufacturing Park zone is to allow manufacturing, research and development, light industry, wholesale, assembly and distribution businesses, and essential public facilities. Office and other secondary uses are limited to those that support these primary uses. Other uses such as day care centers, retail vehicle fuel sales, and technical colleges may be considered. Residential uses, except for secure community transition facilities, are not allowed. A broader range of commercial uses are allowed within the Manufacturing Park Overlay in SE Redmond as shown on Map 4.1, City of Redmond Zoning Map.

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.

Manufacturing Park – 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

B. Maximum Development Yield.

Table 21.14.040A
Maximum Development Yield

Base

Residential Bonuses Available, and Quantity

Maximum

Illustrations

Floor area ratio (FAR)

0.25-0.5 (use dependant)

TDRs or GBP: 0.5

1.00

Example of a 4-story building with FAR = 0.50

Example of a 4-story building with FAR = 0.50

Example of a 5-story building with FAR = 1.00

Example of a 5-story building with FAR = 1.00

Height

stories

TDRs or GBP: 1 story

stories

C. Regulations Common to All Uses.

Table 21.14.040B
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 may be reduced to 50 percent if located adjacent to a nonresidential zone and reduced by 25 percent if located adjacent to a residential zone through the GBP.

Rear and side

10

Landscaping

20 percent

Maximum

Impervious surface area

80 percent

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. (SMP)

FAR (Floor Area Ratio)

Varies

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.

Drive-through

n/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 table provides 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 21.14.040.1. General Allowed Uses and Cross-References in MP 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; consumer goods sales or service, other than heavy or durable; health and personal care

L, C

M

800 – 899

1. Heavy consumer goods, sales, or service is limited to repair and rental of goods and membership wholesale/retail warehouse.

2. Membership wholesale/retail warehouses limited to Southeast Redmond neighborhood only.

L

Business and service

Real estate services; finance and insurance; professional services; administrative services; personal services; services to buildings and dwellings

L

B

700 – 799, 900 – 999

1. Real estate services limited to mini-warehouse/self-storage only.

2. Health and personal care, and finance and insurance limited to Manufacturing Park Overlay only.

3. Professional services limited to research and development services and other uses that support another permitted use within the MP zone only.

4. Administrative services limited to corporate headquarters and regional offices associated with manufacturing and wholesale trade uses within an MP zone in Redmond only.

5. Personal services limited to the Manufacturing Park Overlay only.

L

Food and beverage

Full-service restaurant; cafeteria or limited service restaurant; bar or drinking place; caterer; food service contractor

L

A, B, F

100 – 199, 700 – 799, 900 – 999

Pet and animal sales and service

Pet and animal sales or services (except veterinary); animal kennel / shelter

L

B

800 – 899

1. Pet and animal sales or services limited to the Manufacturing Park and Overlay only.

L

Manufacturing and wholesale trade

Manufacturing and wholesale trade

L

M, F, H

100 – 199

Artisanal manufacturing, retail sales, and service

P

M, F, H

100 – 199

Rail transportation

Rail transportation

P

Road, ground passenger, and transit transportation

Road, ground passenger, and transit transportation

P

Truck and freight transportation services

Truck and freight transportation services

P

Towing operators and auto impoundment yards

Towing operators and auto impoundment yards

P

Rapid charging station

Rapid charging station

L

Battery exchange station

Battery exchange station

L

Postal services

Postal services

P

Heliport facility

Heliport facility

C

Communications and information

Communications and information

P

Wireless communication facilities

Wireless communication facilities

P

Regional utilities

Regional utilities

P

Local utilities

Local utilities

P

Solid waste transfer and recycling

Solid waste transfer and recycling

P

Incidental hazardous waste treatment and storage

Incidental hazardous waste treatment and storage

L

Primary hazardous waste treatment and storage

Primary hazardous waste treatment and storage

C

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. Limited to athletic club or fitness center only.

L

Adult entertainment facilities

Adult entertainment facilities

C

A

400 – 499

Educational

Technical, trade, and other specialty schools

C

E

500 – 599

1. Limited to technical, trade, and other specialty schools only.

C

Secure community transition facility

Secure community transition facility

P

I

500 – 599

Institutional health and human services

Ambulatory and outpatient care services

L

I

600 – 699

1. Limited to ambulatory and outpatient care services only.

2. Limited to Manufacturing Park Overlake only.

Day care center

Day care center

L

E

500 – 599

Faith-based and funerary

Religious institutions

L

A, B, H, I, R, S

500 – 599

Construction-related businesses

Construction-related businesses

P

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 Manufacturing Park (MP) 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 21.14.040C
Allowed Uses and Basic Development Standards

Section

Use

Maximums

Parking Ratio:
Unit of Measure (Minimum Required; Maximum Allowed)

Special Regulations

Height (Stories)

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

FAR

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

General Sales or Services

1

Retail sales

4;
5

0.5;
1.0

600 sq. ft. enclosed sales gfa (1.0, 1.0); and 2,500 sq. ft. open sales/rental display area (1.0, 1.0); and service bay (3.0, 3.0); and employee on maximum shift (1.0, 1.0)

A. Gasoline service requires conditional use permit. See RZC 21.76.070.K, Conditional Use Permit.

B. Shall not abut residential zone.

C. Rental uses operating in mixed-use developments are limited to eight rental vehicles at any given time in existing parking spaces; additional vehicles may be stored on site in a building or elsewhere given submittal and approval by the Technical Committee of a vehicle storage plan.

D. Vehicle display area shall be outside of required parking and landscape areas.

E. Vehicles shall be stored on paved surfaces.

F. Advertising signs are not permitted on the outside of vehicles. Signs providing information about the vehicle, such as year, make, model, etc., may be displayed on the outside of or in the windows of vehicles.

G. Outdoor loudspeaker systems are prohibited.

H. Razor wire, chain link, and barbed wire fences are prohibited on street or access frontage.

I. Vehicle repair shall be conducted indoors.

J. Auto and motorcycle repair uses may also allow sales, not to exceed 25 percent of the combined gross floor area of all uses.

K. Auto sales only permitted in conjunction with repair (see note J above), or as stand-alone businesses on properties with frontage on NE 90th Street between Willows Road and 152nd Avenue NE, NE 95th Street between Willows Road and 151st Avenue NE, and 151st Avenue NE between NE 90th Street and NE 95th Street.

2

Business and service

4;
5

0.5;
1.0

1,000 sq. ft. gfa (2.0, 3.0)

Allowed only within the Manufacturing Park Overlay as shown on Map 14.1, Manufacturing Park Overlay.

3

Food and beverage

4;
5

0.5;
1.0

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 seating capacity, except when associated with manufacture of food or kindred products. In that case, maximum is 100-person seating capacity, so long as the seating area does not occupy more than 25 percent of combined gross floor area. The seating limit does not apply when the use is secondary to a winery or brewery, but the 25 percent limit continues to apply.

C. Hours of operation limited to 6 a.m. – 12 a.m. daily.

4

Pet and animal sales or services (except veterinary)

1,000 sq. ft. gfa (2.0, 3.0)

Allowed only within the Manufacturing Park Overlay as shown on Map 14.1, Manufacturing Park Overlay.

For animal kennel/shelter uses:

A. Boarding facilities must be located inside of a structure.

B. Outdoor runs or yards are allowed for the purpose of exercising animals. Runs/yards must be enclosed by eight-foot-high walls of sound-attenuating fencing or material such as masonry or concrete.

C. The planned maximum number of animals to be sheltered shall be indicated on the application. The maximum may be reduced if the applicant cannot demonstrate that the development has adequate lot size and facility design to accommodate the planned number of animals in a way that ensures neighboring residential properties will not be impacted with noise or odor problems.

5

Marijuana retail sales

4;
5

0.5;
1.0

A. Allowed only within the Manufacturing Park Overlay as shown on Map 14.1, Manufacturing Park Overlay.

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

Manufacturing and Wholesale Trade

6

Manufacturing and wholesale trade

4;
5

0.5;
1.0

1,000 sq. ft. gfa (2.0, 3.0)

A. Asphalt and concrete batch plants shall have direct access to arterials.

B. Rock crushing equipment, asphalt, and concrete batch plants, silos and other related equipment may extend to a maximum height of 90 feet.

C. Outdoor processing operations follow a Type II review process.

D. 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.

E. One caretaker residence per parcel is permitted as an accessory use, and shall not exceed 1,500 square feet.

7

Artisanal manufacturing, retail sales, and service

1,000 sq. ft. gfa (2.0, 3.0)

Transportation, Communication, Information, and Utilities

8

Rail transportation

4;
5

0.5;
1.0

1,000 sq. ft. gfa (2.0, 3.0)

9

Road, ground passenger, and transit transportation

10

Truck and freight transportation services

11

Towing operators and auto impoundment yards

12

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.

13

Battery exchange station

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

14

Postal services

1,000 sq. ft. gfa (2.0, 3.0)

15

Heliport facility

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

16

Communications and information

17

Wireless communication facilities

4;
5

0.5;
1.0

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

18

Regional utilities

1,000 sq. ft. gfa (2.0, 3.0)

19

Local utilities

20

Solid waste transfer and recycling

21

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.

22

Primary hazardous waste treatment and storage

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

B. 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.

C. 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.

Arts, Entertainment, and Recreation

23

Natural and other recreational parks

4;
5

0.5;
1.0

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

24

Arts, entertainment, recreation, and assembly

1,000 sq. ft. gfa (2.0, 3.0)

25

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

26

Educational

4;
5

0.5;
1.0

Adequate to accommodate peak use

A. Conditional use permit required if capacity is greater than 150 full-time-equivalent students, where 15 credits per quarter is considered full-time. See RZC 21.76.070.K, Conditional Use Permit.

B. The school shall allow for the efficient operation manufacturing uses.

C. The proposed site design and layout shall minimize the effects of existing manufacturing uses upon the proposal. Site design and layout should include adequate screening of noise, light, and view of adjacent and less aesthetic uses (such as a storage yard).

27

Secure community transition facility

See RZC 21.76.070.M, Essential Public Facilities.

28

Institutional health and human services

Allowed only within the Manufacturing Park Overlay as shown on Map 14.1, Manufacturing Park Overlay.

29

Day care center

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 residential zone.

30

Faith-based and funerary

Assembly uses: 1,000 sq. ft. gfa (10.0, 10.0), or number of fixed seats (0.2, 0.2)
Other uses: 1,000 sq. ft. gfa (2.0, 3.0)

A. Decorative fencing or decorative walls and landscaping on side or back lots are required when necessary to prevent visual impacts on neighboring properties and public shoreline areas.

B. Institutions with a seating capacity greater than 750 seats shall: require a traffic study or other documentation deemed suitable by the Technical Committee that demonstrates that there will be no significant adverse impacts to traffic operations on the adjacent street system; have a maximum building height of five stories; be set back five additional feet for every one foot in building height over 45 feet exclusive of rooftop symbolic icons; not contain accessory or stand-alone parking facilities; not contain primary or secondary schools; and shall require a conditional use permit. See RZC 21.76.070.K, Conditional Use Permit.

C. Institutions with a seating capacity greater than 7,500 seats shall be located adjacent to at least one collector, minor, or principal arterial.

D. Refer to RZC 21.08.280, Faith-Based and Funerary, for requirements concerning faith-based and funerary uses.

Construction-Related Businesses

31

Construction-related businesses

4;
5

0.5;
1.0

1,000 sq. ft. gfa (2.0, 3.0)

Other

32

Water enjoyment use

45 feet;
45 feet

0.5;
1.0

1,000 sq. ft. gfa (2.0, 3.0)

A. 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)

B. Maximum height is 45 feet. (SMP)

33

Kiosk

1;
1

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.

34

Vending cart

35

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.

F. Manufacturing Park Overlay. The Manufacturing Park Overlay is shown in Map 14.1, Manufacturing Park Overlay, below.

Map 14.1
Manufacturing Park Overlay

Map 14.1 Manufacturing Park Overlay

Note: Online users may click the map for a full-size version in PDF format.

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. 2642; Ord. 2652; Ord. 2708; Ord. 2709; Ord. 2803; Ord. 2919; Ord. 2978; Ord. 3053; Ord. 3083)

Effective on: 7/2/2022