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A. Purpose Statement. The purpose of the Industry (I) zone is to provide locations for manufacturing, industrial uses, mineral and resource extraction and processing, wholesale trade and distribution, and associated warehouse and storage activities. Residential uses are generally prohibited.

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.

Industry – 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 21.14.050A
Maximum Development Yield

Base

Residential Bonuses Available, and Quantity

Maximum

Illustrations

Floor area ratio (FAR)

0.50

TDRs or GBP: 0.5

1.00

Example of a 5-story building with FAR = 0.50

Example of a 5-story building with FAR = 0.50

Example of a 6-story building with FAR = 1.00

Example of a 6-story building with FAR = 1.00

Height

stories

TDRs or GBP: 1 story

stories

C. Regulations Common to All Uses.

Table 21.14.050B
Regulations Common to All Uses

Regulation

Standard

Exceptions

Minimum

Tract Area (acres)

1

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 GPB.

Rear and side

10

Landscaping

20 percent

Maximum

Impervious surface area

80 percent

Industrial uses on sites less than 10 acres may exclude lined ponds that are part of a water treatment facility from impervious surface area calculations.

Height (stories)

Without TDRs or GBP

5

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)

With TDRs or GBP

6

FAR (Floor Area Ratio)

Without TDRs or GBP

0.5

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.

With TDRs or GBP

1.0

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 21.14.050.1. General Allowed Uses and Cross-References in I 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

L

M

800 – 899

1. Limited to automobile repair only.

L

Business and service

Professional services

L

B

700 – 799, 900 – 999

1. Limited to research and development only.

L

Food and beverage

Full-service restaurant; cafeteria or limited service restaurant; caterer; food service contractor

P, C

A, B, F

100 – 199, 700 – 799, 900 – 999

Manufacturing and wholesale trade

Manufacturing and wholesale trade

L

M, F, H

100 – 199

Artisanal manufacturing, retail sales, and service

L

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

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

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

L

Natural and other recreational parks

Natural and other recreational parks

P

Adult entertainment facilities

Adult entertainment facilities

C

A

400 – 499

Secure community transition facility

Secure community transition facility

C

I

500 – 599

Construction-related businesses

Construction-related businesses

P

B

Mining and extraction establishments

Mining and extraction establishments

C

Solid waste transfer and recycling

Solid waste transfer and recycling

P

H

E. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in the Industry (I) 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 21.14.050C
Allowed Uses and Basic Development Standards

§

Use

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

Special Regulations

General Sales or Services

1

Retail sales

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.  Auto and motorcycle sales may occupy up to 25 percent of the combined gross floor area.

B. Shall not abut residential zone.

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

D. Vehicles shall be stored on paved surfaces.

E. 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.

F. Outdoor loudspeaker systems are prohibited.

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

H. Vehicle repair shall be conducted indoors.

2

Business and service

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

3

Food and beverage

Employee on maximum shift (1.0, 1.0)

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

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

C. 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.

D. Hours of operation limited to 6 a.m. – 10 p.m.

Manufacturing and Wholesale Trade

4

Manufacturing and wholesale trade

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. 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.

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

5

Artisanal manufacturing, retail sales, and service

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

Transportation, Communication, Information, and Utilities

6

Rail transportation

7

Road, ground passenger, and transit transportation

8

Truck and freight transportation services

9

Towing operators and auto impoundment yards

10

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.

11

Battery exchange station

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

12

Heliport facility

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

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

13

Communications and information

14

Wireless communication facilities

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

15

Regional utilities

Adequate to accommodate peak us

16

Local utilities

17

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.

18

Primary hazardous waste treatment and storage

Arts, Entertainment, and Recreation

19

Natural and other recreational parks

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

20

Adult entertainment facilities

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

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

21

Secure community transition facility

Adequate to accommodate peak use

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

B. See RZC 21.76.070.M, Essential Public Facilities.

Construction-Related Businesses

22

Construction-related businesses

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

Mining and Extraction Establishments

23

Mining and extraction establishments

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

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

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

C. Extraction shall occur during daylight hours; nighttime trucking is permitted.

D. Uses shall have direct access to arterials.

E. Uses shall minimize noise and lighting impacts by using noise suppression devices and light shielding, and by using landscape buffers to screen lighting from adjacent shoreline areas.

Other

24

Solid waste transfer and recycling

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

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

Effective on: 7/2/2022