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Many of the techniques below are described in more detail in the most recent edition of the Redmond Stormwater Technical Notebook. These techniques, as explained, apply to both residential and nonresidential developments, provided they are an identified option in their respective tables above in RZC 21.67.040.A, Green Building Incentive Program Techniques. 

Within the Wedge subarea only the following incentives may be used:

Sustainable development award;

Priority building permit processing;

Online and print recognition;

Lot size reduction of 15 percent, 25 percent or 30 percent;

Clustered node; and

Alternative road standard.

A. Residential Green Building Certification. Use the table below to determine the appropriate type of green building certification for the proposed development. Applicants may certify using BuiltGreen, LEED, or another program determined by the Technical Committee to have similar standards.

Table 21.67.050
Residential Green Building Certification

Development Type

Certification Level

Points Awarded

Single-family development

Demonstrate ability to meet BuiltGreen 4-star/LEED for Homes Silver

2 if all units have demonstrated ability to meet certification level

Demonstrate ability to meet BuiltGreen 5-star/LEED for Homes Gold1

3 if all units have demonstrated ability to meet certification level

Multifamily development

Demonstrate ability to meet BuiltGreen 4-star/LEED for New Construction Silver2

2  if all units have demonstrated ability to meet certification level

Demonstrate ability to meet BuiltGreen 5-star/LEED for New Construction Gold2, 3

3  if all units have demonstrated ability to meet certification level

TABLE NOTES:

1 51 percent of all units shall be certified at the 5-star/LEED Gold level; all others shall meet or exceed the 4-star/LEED Silver level.

2 Applicants may certify using BuiltGreen only if 4-star or 5-star levels are available for the particular development type. Otherwise, proponents must certify using LEED or a similarly rigorous protocol.

3 One residential building, or buildings comprising at least 20 percent of the residential units, whichever is greater, shall be certified at the 5-star/LEED Gold level; all others shall meet or exceed the 4-star/LEED Silver level.

B. Drought-Tolerant Landscaping. (One point) All required street and open space tract landscaping areas shall be landscaped with drought-tolerant, noninvasive vegetation appropriate for site conditions, including but not limited to levels of moisture, shade, slope, wind, types of local wildlife, and proximity to existing or future dwellings. Recreation areas, such as for pickup games and picnicking, and private yard areas, except as noted in subsection C.2 below in this section, are specifically exempt from this requirement. In those areas, the use of noninvasive, drought-tolerant landscaping is encouraged. Applicants shall choose from the Drought-Tolerant Plants section of The Plant List or its successor, published by the Saving Water Partnership, or shall choose other species that meet the requirements of this subsection, as determined by the Administrator.A minimum of 51 percent of the planted area shall be native and appropriate for site conditions, including but not limited to, levels of moisture, shade, slope, wind, types of local wildlife, and proximity to existing future dwellings. For residential projects, this option shall refer to 51 percent of the planted area in the front yard of each lot. For nonresidential projects, this option shall refer to 51 percent of the planting area anywhere on the site. Plantings shall include a mix of trees or shrubs and living ground cover. Applicants shall choose from the Favorite Pacific Northwest Native Plants section of The Plant List or its successor, published by the Saving Water Partnership, or shall choose other species that meet the requirements of this subsection, as determined by the Administrator. Native plantings shall be identified on landscaping plans.

C. Native Vegetation Retention. For residential development, 20 percent (one point), 30 percent (two points), or 50 percent (three points) of the native vegetation area shall be retained in native vegetation and set aside in Native Growth Protection Areas. For nonresidential development, 10 percent (one point), 20 percent (two points), or 30 percent (three points) of the native vegetation area shall be retained and set aside in Native Growth Protection Areas.

1. For calculation purposes, total native vegetation area shall include the following, in order from highest priority to lowest priority:

a. Critical areas and associated buffers;

b. Forested stands of native trees, including a five-foot buffer from the exterior drip line;

c. Contiguous areas of native vegetation;

d. Other native trees, including a five-foot buffer from the drip line; and

e. Noncontiguous areas of native vegetation.

2. Once calculated, native vegetation shall be preserved in the following ways, in order from highest priority to lowest priority:

a. In critical areas tracts, when critical areas are being preserved;

b. In Native Growth Protection Areas;

c. As common open space; and

d. For residential projects, on individual lots in areas no less than 100 square feet, where no dimension is less than 10 feet, and where the native vegetation is delineated with a split rail fence.

3. When a lower priority area is proposed for retention instead of a higher priority area, the applicant shall:

a. Provide a written explanation of why the higher priority area is not proposed to be retained; and

b. Enhance the lower priority vegetation according to a native revegetation plan.

4. When native vegetation is proposed to be preserved in a lower priority manner before a higher priority manner, the applicant shall provide a written explanation of why the higher priority method of preservation is not proposed; the applicant shall demonstrate that the proposed preservation scheme meets the objectives of this chapter at least as well as the scheme described in subsection D.3 of this section.

5. When required, a native revegetation plan shall conform to the following:

a. Plants shall be selected by a qualified professional based upon site suitability and shall include a multilayered canopy at maturity of large trees (covering 50 percent of the plan area), small trees, and shrubs unless the professional determines in written form that the revegetation area is not suitable for such a mix;

b. In Native Growth Protection Areas larger than 0.5 acres, the ratio of evergreens to deciduous trees shall be 2:1; and

c. Plantings shall be native to western Washington and suitable for the site and for suburban residential areas. Species shall be selected from the Favorite Pacific Northwest Native Plants section of The Plant List or its successor, published by the Saving Water Partnership, or from the guide, Plants of the Pacific Northwest Coast: Washington, Oregon or British Columbia and Alaska, or as approved by the Administrator. Trees shall measure at least two-and-one-half inches in caliper (deciduous) or six feet in height (evergreen) at time of planting.

6. In the North Redmond neighborhood, native vegetation retention at the 50 percent level is required to use the 10 percent density bonus.

D. Green Roofs.

1. Green roofs shall be designed according to the guidelines of the Redmond Stormwater Technical Notebook.

2. Compliance with this stormwater management technique shall require review and approval by the Building Official.

3. The first 10,000 square feet of green roof area proposed under this chapter shall earn one point per 1,000 square feet; the next 20,000 square feet of green roof area shall earn one point per 2,000 square feet; thereafter, applicants shall earn one point when designed for 25 percent of total project roof area and two points when designed for at least 50 percent of total project roof area.

E. Roof Rainwater Collection. (One point)

1. Rainwater from all roofs shall be collected for nonpotable water purposes (i.e., rainwater harvesting). Construction, design, and maintenance specifications for rainwater collection shall meet standards adopted in the most recent version of the Redmond Stormwater Technical Notebook.

2. This technique is only allowed when consistent with state law.

F. Minimal Excavation Foundation.

1. Construction, design, and maintenance specifications of minimal excavation foundations shall meet standards adopted in the most recent version of the Redmond Stormwater Technical Notebook.

2. The first 10 structures within a proposed development that are constructed using minimal excavation foundations shall earn one point per structure; the next 20 structures within a proposed development that are constructed using minimal excavation foundations shall earn one point per two structures; thereafter, developments incorporating minimal excavation foundations for all structures within a proposed development shall earn three points.

G. Water Sense Program. (Two points)

1. Single-family residential developments that comply with the EPA Water Sense Program shall be awarded two points.

2. Points may be awarded for subsections RZC 21.67.050.D and 21.67.050.E or this subsection, but not both.

H. Alternative Energy. (Three points) Buildings or residences shall be designed with alternative energy systems that provide the building or residence with 50 percent of its energy needs through forms, such as solar energy, wind energy, geothermal, biomass, or other forms of alternative energy sources.

I. Electric Vehicle Charging Station/Parking Reduction. (One point) One point can be earned either by installing two electric vehicle charging stations on-site or by providing reserved parking for electric vehicles, hybrids, or plug-in electric vehicles for five percent of the total required vehicle parking on-site.

J. Salmon Safe Program. For residential and nonresidential developments, demonstrate ability to meet Salmon Safe Program standards or equivalent in alternative certification program project compliance.

K. LEED Silver. (Three points) For nonresidential developments, demonstrate ability to meet LEED Silver standards or equivalent in alternative certification program project compliance.

L. LEED Gold. (Five points) For nonresidential developments, demonstrate ability to meet LEED Gold standards or equivalent in alternative certification program project compliance.

M. LEED Platinum. (Seven points) For nonresidential developments, demonstrate ability to meet LEED Platinum standards or equivalent in alternative certification program project compliance.

N. Evergreen Sustainable Development Standard. (Four points) For residential developments, demonstrate ability to meet Evergreen Sustainable Development standards or equivalent in alternative certification program project compliance. (Ord. 2652; Ord. 2858)

Effective on: 12/17/2016