21.50.020 Transition Overlay Areas

21.50.020 Transition Overlay Areas.

1. Transition Overlay regulations shall apply to those portions of “complying zones” within the Transition Overlay area, as designated in RZC 21.50.020.A.5, Protected and Complying Zones.

2. The Administrator may waive some or all of the regulations of this division where a proposed development in a complying zone consists of uses and activities whose noise, glare, light trespass, outdoor storage, and other similar site and building impacts are equal to or less than what is allowed for development in the abutting protected zone. Where such a waiver is granted, the proposed development in the complying zone must:

a. Comply with site requirements for the abutting protected zone as shown in the Allowed Uses and Basic Development Standards table in the zone chapter;

b. Provide a site plan and perimeter landscaping plan that protects development in the abutting protected zone from adverse impacts resulting from the proposed development; and

c. Restrict the uses and activities of the proposed development to those on which the waiver was based.

Notwithstanding the above, the City may impose select requirements of this division where it determines that doing so would mitigate adverse impacts resulting from the proposed development.

3. Transition Overlay development standards shall apply in addition to the development standards applicable in the underlying zone. Where there is a conflict between the standards, the most restrictive shall apply.

4. Property in complying zones rezoned to a protected zone on or after April 14, 2007, shall not be designated “protected,” as designated in subsection A.5 below, nor shall property in zones that would otherwise be designated “complying” as a result of that rezone be designated as such. Instead, the developer of the property rezoned to a complying zone shall have the responsibility of providing within the property’s own boundaries protections that would otherwise be accorded to “protected” zones in this chapter. Those protections would buffer uses in protected zones from, and mitigate the impacts associated with, uses typical of complying zones, which may include, but are not limited to, various manufacturing, assembly, warehouse, entertainment, and other uses that operate both at day and at night, at noise levels consistent with existing regulations governing complying zones. The mitigation may be achieved through visual and audio screening, increased setbacks, building placement, open space, landscaping, architectural screening, berms, fences, topographical separation, or other methods that meet the intent of this provision as determined by the Administrator.

Table 21.50.020 Protected Zones
	Protected Zones (Protected by Transition Overlay Regulations)
		UR, RA-5	R-1, R-3	R-4 – R-8, ORS1	R-12 – R-30, NDD1, MDD3, ORM2
Complying Zones (Required to Comply with Transition Overlay Regulations)	R-12, R-18, NDD1	Δ	Ο	Ο
	R-20, R-30, NC-1, NC-2, MDD3	Δ	♦	Ο
	GC, BP, OBAT, MP, I, NDD2, NDD3	Δ	♦	♦	Ο
	RR	Δ	♦	♦	Δ
TABLE NOTES: ♦ A 300-foot-wide Transition Overlay shall apply. Ο A 150-foot-wide Transition Overlay shall apply. Δ Where the Administrator determines that, because of potential adverse impacts resulting from allowed uses and intensities in the complying zone, the transition overlay regulations shall apply, the Administrator shall assign a Transition Overlay width up to 300 feet. The specific width of the Transition Overlay shall be the minimum width deemed necessary by the Administrator to be sufficient to protect development in the protected zone from the potential adverse impacts of the allowed uses and intensities in the complying zone. 1 ORS (Outside Redmond Single-Family) refers to primarily single-family residential zones in neighboring jurisdictions that have an allowed density of eight or fewer housing units per gross acre. 2 ORM (Outside Redmond Multifamily) refers to primarily small lot single-family residential zones and primarily multifamily residential zones in neighboring jurisdictions that have an allowed density greater than eight units per gross acre.

6. Except as otherwise provided in this division, the Transition Overlay shall be located within the complying zone.

7. The Transition Overlay shall be measured at right angles along the boundary of the complying zone, except as described in subsection A.8 of this section.

8. The Transition Overlay shall include the following areas within the protected zone:

a. Street and railroad rights-of-way;

b. The Sammamish River, parks or easements for park and open space uses owned by a public agency, and trail rights-of-way or corridors where a public agency owns or leases the right-of-way or corridor or has an easement or equitable servitude for the right-of-way or corridor;

c. Native Growth Protection Areas and easements or equitable servitudes with similar purposes; and

d. Undeveloped critical areas and their buffers where structure construction is generally prohibited through RZC 21.64, Critical Areas Regulations, provided that the Technical Committee determines that the area is unlikely to ever be developed based on the nature and extent of the critical area. (Ord. 2614; Ord. 2753)