21.14.040 Manufacturing Park.
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.
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 21.14.040A |
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Base |
Residential Bonuses Available, and Quantity |
Maximum |
Illustrations |
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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 
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Example of a 5-story building with FAR = 1.00 
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Height |
4 stories |
TDRs or GBP: 1 story |
5 stories |
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C. Regulations Common to All Uses.
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Table 21.14.040B |
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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 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. |
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Rear and side |
10 |
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Landscaping |
20 percent |
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Maximum |
80 percent |
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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. (SMP) |
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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. |
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Drive-through |
n/a |
Drive-through facilities are prohibited except where expressly permitted in the Allowed Uses and Basic Development Standards table below. |
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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.
Nonresidential Use Class | Former Use Classification (Prior to Dec. 31, 2021) | Use Permissions | Building Code Occupancy Class | ITE Trip Generation Manual Land Use Code |
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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 | |
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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 | |||
Real estate services; finance and insurance; professional services; administrative services; personal services; services to buildings and dwellings | L | B | 700 – 799, 900 – 999 | |
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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 | |||
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 |
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1. Pet and animal sales or services limited to the Manufacturing Park and Overlay only. | L | |||
L | M, F, H | 100 – 199 | ||
Artisanal manufacturing, retail sales, and service | P | M, F, H | 100 – 199 | |
P | ||||
P | ||||
P | ||||
P | ||||
L | ||||
L | ||||
P | ||||
Heliport facility | Heliport facility | C | ||
P | ||||
Wireless communication facilities | Wireless communication facilities | P | ||
P | ||||
P | ||||
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 | ||
P | 400 – 499 | |||
Amusement, sports or recreation establishment | L | A | 400 – 499, 500 – 599 | |
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1. Limited to athletic club or fitness center only. | L | |||
C | A | 400 – 499 | ||
Technical, trade, and other specialty schools | C | E | 500 – 599 | |
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1. Limited to technical, trade, and other specialty schools only. | C | |||
P | I | 500 – 599 | ||
Ambulatory and outpatient care services | L | I | 600 – 699 | |
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1. Limited to ambulatory and outpatient care services only. 2. Limited to Manufacturing Park Overlake only. | ||||
L | E | 500 – 599 | ||
Faith-based and funerary | L | A, B, H, I, R, S | 500 – 599 | |
P | B | |||
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.
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Table 21.14.040C |
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Section |
Use |
Maximums |
Parking Ratio: |
Special Regulations |
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Height (Stories) w/o TDR or GBP; |
FAR w/o TDR or GBP; |
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1 |
4; |
0.5; |
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. |
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2 |
4; |
0.5; |
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. |
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3 |
4; |
0.5; |
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. |
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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. |
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5 |
4; |
0.5; |
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. |
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6 |
4; |
0.5; |
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. |
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7 |
Artisanal manufacturing, retail sales, and service |
1,000 sq. ft. gfa (2.0, 3.0) |
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Transportation, Communication, Information, and Utilities |
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8 |
4; |
0.5; |
1,000 sq. ft. gfa (2.0, 3.0) |
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9 |
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10 |
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11 |
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12 |
Adequate to accommodate peak use |
Shall not be located on a parcel that abuts a residential zone, |
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13 |
Shall not be located on a parcel that abuts a residential zone. |
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14 |
1,000 sq. ft. gfa (2.0, 3.0) |
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15 |
Heliport facility |
Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit. |
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16 |
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17 |
Wireless communication facilities |
4; |
0.5; |
See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements. |
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18 |
1,000 sq. ft. gfa (2.0, 3.0) |
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19 |
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20 |
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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. |
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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. |
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Arts, Entertainment, and Recreation |
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23 |
4; |
0.5; |
1,000 sq. ft. gfa (0, adequate to accommodate peak use) |
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24 |
1,000 sq. ft. gfa (2.0, 3.0) |
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25 |
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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26 |
4; |
0.5; |
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). |
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27 |
See RZC 21.76.070.M, Essential Public Facilities. |
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28 |
Allowed only within the Manufacturing Park Overlay as shown on Map 14.1, Manufacturing Park Overlay. |
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29 |
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. |
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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) |
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. |
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31 |
4; |
0.5; |
1,000 sq. ft. gfa (2.0, 3.0) |
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Other |
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32 |
45 feet; |
0.5; |
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) |
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33 |
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. |
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34 |
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35 |
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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F. Manufacturing Park Overlay. The Manufacturing Park Overlay is shown in Map 14.1, Manufacturing Park Overlay, below.
Map 14.1 |
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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)