Contents of Redmond Zoning Code
- 21.02 Preface
-
Article I
Zone Based Regulations, §§ 21.04.010—21.16.030
Amended
- 21.04 General Provisions Amended
- 21.06 Urban Recreation Amended
-
21.08
Residential Regulations
Amended
- 21.08.010 Introduction and User Guide.
- 21.08.015 General Residential Regulations.
- 21.08.020 RA-5 Semirural Residential.
- 21.08.030 R-1 Single-Family Constrained Residential.
- 21.08.040 R-2 Single-Family Constrained Residential.
- 21.08.050 R-3 Single-Family Constrained Residential.
- 21.08.060 R-4 Single-Family Urban Residential.
- 21.08.070 RIN (Residential Innovative) Single-Family Urban Residential.
- 21.08.080 R-5 Single-Family Urban Residential.
- 21.08.090 R-6 Single-Family Urban Residential.
- 21.08.100 R-8 Single-Family Urban Residential.
- 21.08.110 R-12 Multifamily Urban Residential.
- 21.08.120 R-18 Multifamily Urban Residential.
- 21.08.130 R-20 Multifamily Urban Residential.
- 21.08.140 R-30 Multifamily Urban Residential.
- 21.08.150 General Residential Regulations.
- 21.08.160 Permitted Land Uses in Residential Zones.
-
21.08.170
Site Requirements for Residential Zones.
- A. Purpose
- B. Site Requirements in Zone Use Charts
- C. Allowed Density
- D. Minimum Required Density
- E. Minimum Average Lot Size
- F. Minimum Lot Width Circle
- G. Minimum Lot Frontage
- H. Building Setbacks
- I. Building Separation
- J. Maximum Lot Coverage for Structures
- K. Maximum Impervious Surface
- L. Minimum Open Space – Landscaping – Buffers
- M. Maximum Height of Structures
- 21.08.180 Residential Development and Architectural, Site, and Landscape Design Regulations.
- 21.08.190 Sammamish River Residential/East Sammamish Valley Regulations.
- 21.08.200 Southeast Redmond Neighborhood Regulations.
- 21.08.210 Special Residential Regulations Generally.
- 21.08.220 Accessory Dwelling Units.
- 21.08.230 Accessory Structures.
- 21.08.240 Affordable Housing.
- 21.08.250 Animal Boarding: Kennels, Shelters, and Equestrian Facilities.
- 21.08.260 Attached Dwelling Units.
- 21.08.270 Bed and Breakfast Inns.
- 21.08.280 Faith-Based and Funerary.
- 21.08.290 Cottage Housing Developments.
- 21.08.300 Critical Areas Residential Density Bonus.
- 21.08.310 Day Care Centers.
- 21.08.320 Designated Manufactured Homes, Manufactured Homes, and Mobile Homes.
- 21.08.330 (Repealed).
- 21.08.340 Home Business. Amended
- 21.08.350 Repealed.
- 21.08.360 Residential Innovative Zone.
- 21.08.370 Retirement Residences.
- 21.08.380 Special Requirements - Residential Land Adjacent to BP, MP, NDD2, NDD3, and I Zones.
- 21.08.390 Zero Lot Line Development.
- 21.08.400 Repealed.
-
21.10
Downtown Regulations
Amended
- 21.10.010 Purpose.
- 21.10.020 Downtown Zones Map.
- 21.10.030 Old Town (OT) Zone. Amended
- 21.10.040 Anderson Park (AP) Zone. Amended
- 21.10.050 Town Center (TWNC) Zone. Amended
- 21.10.060 Bear Creek (BC), Valley View (VV), and Trestle (TR) Zones. Amended
- 21.10.070 Sammamish Trail (SMT) Zone. Amended
- 21.10.080 Town Square (TSQ) Zone. Amended
- 21.10.090 River Bend (RVBD) Zone. Amended
- 21.10.100 River Trail (RVT), Carter (CTR), and East Hill (EH) Zones. Amended
- 21.10.110 Building Height.
- 21.10.120 Parking Standards.
- 21.10.130 Downtown Residential Site Requirements.
- 21.10.140 Landscaping.
-
21.10.150
Pedestrian System.
Amended
- A. Purpose
- B. Installation of Pedestrian System
- C. Pedestrian System Description
- D. Easements/Dedications
- E. Permitted Encroachments
- F. Width Measured from Back of Curb
- G. Construction Standards
- H. Driveway Crossings
- I. Access to Buildings
- J. Interior Block Pedestrian System
- K. Variations Not Meeting Standards
- L. Street Trees Generally
- M. Requirements for Street Trees
- N. Downtown Street Cross Sections
- 21.10.160 Using Transfer of Development Rights (TDRs).
- 21.10.170 References.
-
21.12
Overlake Regulations
- 21.12.010 Overlake Village Purpose.
- 21.12.020 OV Master Planning.
- 21.12.030 OV Subarea Map.
- 21.12.035 Regulations Common to All Uses.
- 21.12.040 OV Zone 1.
- 21.12.050 OV Zone 2.
- 21.12.060 OV Zone 3.
- 21.12.070 OV Zone 4.
- 21.12.080 OV Zone 5.
- 21.12.090 OV Floor Area.
- 21.12.100 OV Building Height.
- 21.12.110 OV Parking Standards.
- 21.12.120 OV Residential Usable Open Space.
- 21.12.130 OV Landscaping.
- 21.12.140 OV Transitional Use Requirements.
- 21.12.150 OV Street Cross Sections.
- 21.12.160 OV Urban Pathway.
- 21.12.170 OV Incentive Program.
- 21.12.180 OBAT Purpose.
- 21.12.190 OBAT Maximum Development Yield.
- 21.12.200 OBAT Regulations Common to All Uses.
- 21.12.210 OBAT Allowed Uses and Basic Development Standards.
- 21.12.220 OBAT Capacity Phasing.
- 21.12.230 References.
-
21.13
Southeast Redmond Regulations
Amended
- 21.13.010 Repealed.
-
21.13.020
Northeast Design District.
- A. Purpose
- B. Maximum Development Yield
- C. General Allowed Uses and Cross-References
- D. Allowed Uses and Basic Development Standards: NDD1
- E. Regulations Common to All Uses: NDD1
- F. General Allowed Uses and Cross-References
- G. Allowed Uses and Basic Development Standards: NDD2 and NDD3
- H. Regulations Common to All Uses: NDD2 and NDD3
- I. Design Standards
- J. Incentive Program
- K. Master Planning
- 21.13.030 Regional Retail Design District.
- 21.13.040 Marymoor Design District Purpose.
- 21.13.050 Marymoor Design District Master Planning.
- 21.13.060 Marymoor Design District Map.
- 21.13.070 MDD1.
- 21.13.080 MDD2.
- 21.13.090 MDD3.
- 21.13.100 MDD4.
- 21.13.110 MDD5.
- 21.13.120 MDD Site Standards. Amended
- 21.13.130 MDD Access and Circulation.
- 21.13.140 MDD Building Placement and Form.
- 21.13.150 MDD Floor Area. Amended
- 21.13.160 MDD Building Height.
- 21.13.170 MDD Design Standards.
- 21.13.180 MDD Parking Standards.
- 21.13.190 MDD Residential Usable Open Space.
- 21.13.200 MDD Landscaping.
- 21.13.210 Transition Strategy.
- 21.13.220 MDD Incentive Program.
- 21.13.230 References.
-
21.14
Commercial Regulations
Amended
- 21.14.010 Neighborhood Commercial 1 (NC-1). Amended
- 21.14.015 Neighborhood Commercial 2 (NC-2). Amended
- 21.14.020 General Commercial. Amended
- 21.14.030 Business Park. Amended
- 21.14.040 Manufacturing Park. Amended
- 21.14.050 Industry. Amended
- 21.14.060 Reserved.
- 21.14.070 Bear Creek Design District. Amended
- 21.14.080 Northwest Design District. Amended
-
21.16
Site Requirements Measurement and Other Applicable Regulations
Amended
- 21.16.010 Purpose.
- 21.16.020 How to Measure Site Requirements.
-
21.16.030
Other Applicable Regulations.
Amended
- A.
- B. Adult Entertainment
- C. Affordable Housing
- D. Design Standards
- E. Design Standards for Public View Corridors
- F. Dredging
- G. Exterior Lighting
- H. Fences
- I. Hazardous Liquid Pipelines
- J. High Capacity Transit Corridor Preservation
- K. Historic and Archaeological Resources
- L. Landscaping
- M. Tree Protection
- N. Limitations on External Effects of Uses (Performance Standards)
- O. Noise Standards
- P. Open Space
- Q. Outdoor Storage, Retail Display and Garbage and Recycling Enclosures
- R. Parking
- S. Performance Assurance
- T. Signs
- U. Temporary Use
- V. Transportation Standards
- W. Adequate Public Facilities and Undergrounding of Utilities
- X. Critical Areas
- Y. Shoreline Master Program
- Z. State Environmental Policy Act Procedures
- AA. Transfer of Development Rights
- BB. Transition Overlay Areas
- CC. Wireless Communications Facilities
- DD.
-
Article II
Citywide Regulations, §§ 21.17.010—21.57.020
Amended
-
21.17
Adequate Public Facilities and Undergrounding of Utilities
-
21.17.010
Adequate Public Facilities and Services Required.
- A. Purpose
- B. General Requirements
- C. Certificates of Water and Sewer Availability Outside City Limits
- D. Adequate Water Supply and Sewage Disposal
- E. Surface Water Management
- F. Adequate Streets, Sidewalks, and Trails
- G. Adequate Fire Protection
- H. Construction Standards, Specifications, and Drawings
- 21.17.020 Electrical Equipment and Wiring.
- 21.17.030 Requests to Modify or Rescind Requirements.
-
21.17.010
Adequate Public Facilities and Services Required.
- 21.18 Adult Entertainment Facilities
- 21.20 Affordable Housing
- 21.24 Fences Amended
- 21.26 Hazardous Liquid Pipelines
- 21.28 High Capacity Transit Corridor Preservation
- 21.30 Historic and Archaeological Resources
-
21.32
Landscaping
- 21.32.010 Purpose.
- 21.32.020 Applicability.
- 21.32.030 Alternative Plan Criteria.
- 21.32.040 Landscape Area Requirements.
- 21.32.050 General Landscape Standards.
- 21.32.060 Ecological Score Requirements.
- 21.32.070 Parking Lot Landscaping Standards.
- 21.32.080 Types of Planting.
- 21.32.090 Street Trees.
- 21.32.100 Irrigation.
-
21.34
Lighting
- 21.34.010 Purpose.
- 21.34.020 Applicability.
- 21.34.030 General Requirements.
- 21.34.040 Lighting Standards for Uses Within 50 Feet of Residential Zones.
- 21.34.050 Open-Air Parking Lot Lighting.
- 21.34.060 Canopy Lighting and Lighting of Service Stations.
- 21.34.070 Lighting of Outdoor Performance, Sport and Recreation Facilities, and Play Fields.
- 21.34.080 Security Lighting.
- 21.34.090 Architectural Accent Lighting.
- 21.34.100 Lighting of Landscaping.
- 21.34.110 Temporary Lighting.
- 21.34.120 Mounting and Illumination Standards Tables.
- 21.36 Open Space
- 21.38 Outdoor Storage, Retail Display, and Garbage and Recycling Enclosures
-
21.40
Parking Standards
-
21.40.010
Vehicle Parking.
- A. Purpose
- B. Scope
- C. Administration
- D. Required Off-Street Parking
- E. Design Requirements for Parking Facilities
- F. General Parking Requirements
- G. Parking and Storage of Recreational, Utility, and Commercial Vehicles and Vessels in Residential Neighborhoods
- H. Construction Parking Requirements and Contact Information
- 21.40.020 Bicycle Parking Requirements and Standards.
- 21.40.030 Electric Vehicle Charging Stations.
-
21.40.010
Vehicle Parking.
- 21.41 Marijuana-Related Uses Amended
-
21.42
Public View Corridors and Gateways
- 21.42.010 Purpose.
- 21.42.020 Scope and Implementation.
- 21.42.030 Administration.
- 21.42.040 Gateways Design.
- 21.42.050 Unidentified Public Views.
-
21.42.060
Identification of Citywide Public View Corridors.
- A. View 1, Territorial View of the Sammamish Valley from Redmond-Woodinville Road Looking Northwest
- B. View 2, Territorial View of the Sammamish Valley Along NE 116th Road
- C. View 3, Territorial View of the Sammamish Valley Along Willows Road
- D. View 4, Puget Power Trail to Sammamish Valley
- E. View 5, Reservoir Park
- F. View 6, Downtown and Sammamish Valley from 148th Avenue NE
- G. View 7, Views Along the SR 520 Corridor
- H. View 8, Cascade Range from 3800 Block of 148th Avenue NE
- I. View 9, Cascade View Park and NE 40th Street
- J. View 10, NE 24th Street and Viewpoint Open Space Park
- K. View 11, Lake Sammamish Along Idylwood Park
- L. View 12, Bear/Evans Creek Valley/Cascade Range from NE 80th Street and 172nd Avenue NE
- M. View 13, Bear/Evans Creek Valley
- N. View 14, Cascade Range from 172nd Avenue NE Trail
- O. View 15, Cascade Range from Westside Neighborhood Park and from NE 57th Street
- 21.44 Signs
- 21.46 Temporary Uses
- 21.48 Transfer of Development Rights (TDR) Program
-
21.50
Transition Overlay Areas
- 21.50.010 Purpose.
- 21.50.020 Transition Overlay Areas.
-
21.50.030
Use, Operations, and Development Standards in a Transition Overlay.
- A. Use and Operations Standards and Limitations in a Transition Overlay
- B. Site and Building Design Standards in a Transition Overlay
- C. Signs in a Transition Overlay
- D. Building Setbacks in a Transition Overlay
- E. Maximum Height of Structures in a Transition Overlay
- F. Landscaping and Buffers in a Transition Overlay
- 21.50.040 Southeast Redmond Noise Overlay Requirements.
-
21.52
Transportation Standards
-
21.52.010
Transportation Concurrency.
- A. Purpose
- B. Application
- C. Relationship to the State Environmental Policy Act (SEPA)
- D. Administration
- E. Concurrency and the Transportation Level-of-Service (LOS) Standard
- F. Review of Development Proposals – Concurrency Testing
- G. Available Options When the Mobility Unit (MU) supply is Insufficient to Serve a Proposed Development
- 21.52.020 Transportation Management Program.
- 21.52.030 Street and Access Standards.
- 21.52.040 Sight Clearance at Intersections.
- 21.52.050 Pedestrian, Bicycle, and Other Nonmotorized Connections.
-
21.52.010
Transportation Concurrency.
- 21.54 Repealed
-
21.56
Wireless Communication Facilities
- 21.56.010 Purpose.
- 21.56.020 Applicability Permits and Exemptions.
- 21.56.021 Temporary Wireless Communication Facilities.
- 21.56.030 General Siting Criteria.
- 21.56.040 General Development Standards.
- 21.56.050 Design Standards for Wireless Communication Facilities.
- 21.56.060 Special Exceptions.
- 21.56.070 Technical Evaluation.
- 21.56.080 Cessation of Use.
- 21.57 Permanent Supportive Housing, Transitional Housing, Emergency Shelters, and Emergency Housing
-
21.17
Adequate Public Facilities and Undergrounding of Utilities
-
Article III
Design Standards, §§ 21.58.010—21.62.030
- 21.58 Introduction
-
21.60
Citywide Design Standards
- 21.60.010 Purpose.
-
21.60.020
Context, Circulation, and Connections.
- A. Purpose
- B. Design Contexts
- C. Natural Features - Ridgelines and Hill Tops
- D. Relationship to Adjacent Properties
- E. Relationship to Street Front
- F. Street Design
- G. Transit
- H. Pedestrian and Bicycle Circulation
- I. Vehicle Entrances and Driveways
- J. Parking Lot and Structured Parking Location and Design
- 21.60.030 Community Space.
- 21.60.040 Design Concepts.
-
21.62
Urban Center Standards
- 21.62.010 Purpose.
-
21.62.020
Downtown Design Standards.
- A. Purpose
- B. Uses/Buildings Along Burlington Northern Santa Fe (BNSF) Right-of-Way (ROW)
- C. Development Along Downtown Shorelines and Parks
- D. Corner Lots - Building Design
- E. Open Space
- F. Residential Standards
- G. Valley View, Bear Creek, and Trestle Zones
- H. Sammamish Trail, Anderson Park, and Town Square Zones
- I. Town Center Zone
- J. River Bend Zone
- K. River Trail, Carter, and East Hill Zones
- L. Old Town Zone
- 21.62.030 Overlake Village Zones Supplemental Design Standards.
-
Article IV
Environmental Regulations, §§ 21.64.010—21.72.110
-
21.64
Critical Areas Regulations
-
21.64.010
Critical Areas.
- A. Purpose
- B. Findings
- C. Applicability - Regulated Activities
- D. Exemptions
- E. Critical Areas Maps
- F. Relationship to Other Regulations
- G. Permit Process and Application Requirements
- H. Alteration or Development of Critical Areas - Standards and Criteria
- I. General Mitigation Standard
- J. Other Appropriate Mitigation Actions
- K. Proposed Developments
- L. Mitigation Standards, Criteria, and Plan Requirements
- M. Performance Standards for Mitigation Planning
- N. Approved Mitigation Projects - Signature
- O. Approved Mitigation Projects - Contingency Planning
- P. Monitoring Program and Contingency Plan
- Q. Buffer Areas
- R. General Critical Area Protective Measures.
- S. Critical Areas Reasonable Economic Use Exception - Private Property
- T. Critical Areas Reasonable Use Exception - Public Project
-
21.64.020
Fish and Wildlife Habitat Conservation Areas.
- A. Classification and Rating of Fish and Wildlife Habitat Conservation Areas
- B. Stream Buffers
- C. Alteration of Fish and Wildlife Habitat Conservation Areas - Generally
- D. Alteration of Riparian Stream Corridors
- E. Alteration of Fish and Wildlife Habitat Conservation Areas
- F. Riparian Stream Corridor Performance Standards
- G. Fish and Wildlife Habitat Conservation Area Performance Standards
- 21.64.030 Wetlands.
- 21.64.040 Frequently Flooded Areas.
- 21.64.050 Critical Aquifer Recharge Areas.
- 21.64.060 Geologically Hazardous Areas.
- 21.64.070 Procedures.
-
21.64.010
Critical Areas.
- 21.66 Dredging Standards
-
21.67
Green Building Incentive Program (GBP)
- 21.67.010 Purpose.
- 21.67.020 Applicability.
- 21.67.040 Techniques and Incentives for Development.
-
21.67.050
Techniques Explained.
- A. Residential Green Building Certification
- B. Drought-Tolerant Landscaping
- C. Native Vegetation Retention
- D. Green Roofs
- E. Roof Rainwater Collection
- F. Minimal Excavation Foundation
- G. Water Sense Program
- H. Alternative Energy
- I. Electric Vehicle Charging Station/Parking Reduction
- J. Salmon Safe Program
- K. LEED Silver
- L. LEED Gold
- M. LEED Platinum
- N. Evergreen Sustainable Development Standard
-
21.67.060
Incentives Explained.
- A. Sustainable Development Award
- B. Priority Building Permit Processing
- C. Online and Print Recognition
- D. Unit Type Flexibility for Residential Development
- E. Lot Size Reduction for Residential Development
- F. Density Bonus for Residential Development
- G. FAR Bonus for Nonresidential Development and Residential Development in the Neighborhood Commercial (NC) Zone
- H. Height Bonus for Nonresidential Development
- I. Building Setback Flexibility for Nonresidential Development
- J. Clustered Node for Residential Developments
- K. Alternative Road Standard for Residential Developments
- 21.67.070 Neighborhood and Supplemental Requirements.
-
21.68
Shoreline Master Program
- 21.68.010 Scope and Purposes.
- 21.68.020 Shoreline Jurisdiction.
- 21.68.030 Shoreline Master Program and Relationship to Other Policies and Regulations.
- 21.68.040 General Regulations.
- 21.68.050 Shoreline Environments.
- 21.68.060 Shoreline Buffers.
- 21.68.070 In-Water Structures.
- 21.68.080 Shoreline Protective Structures.
- 21.68.090 Clearing, Grading, Landfilling, and Excavation Within Shorelines.
- 21.68.100 Fences.
- 21.68.110 Tree Protection, Landscaping, and Screening Within Shorelines.
- 21.68.120 Lighting Within Shoreline Jurisdiction.
- 21.68.130 Regulations for Shoreline Recreation.
- 21.68.140 Parking Facilities Within Shorelines.
- 21.68.150 Signs.
- 21.68.160 Utilities Within Shorelines.
- 21.68.170 Vegetation Management.
- 21.68.180 Shoreline Access.
- 21.68.190 Protection of Resources Within Shoreline Jurisdiction.
- 21.68.200 Shoreline Administration and Procedures.
-
21.70
State Environmental Policy Act (SEPA) Procedures
- 21.70.010 Purpose.
- 21.70.020 Scope.
- 21.70.030 Policy.
- 21.70.040 Definitions.
- 21.70.050 Forms.
- 21.70.060 Lead Agency.
- 21.70.070 Responsible Official.
- 21.70.080 Purpose and General Requirements.
- 21.70.090 Categorical Exemptions, Threshold Determinations, and Enforcement of Mitigating Measures.
- 21.70.100 Planned Actions Generally.
- 21.70.110 Overlake SEPA Planned Action.
- 21.70.120 Environmental Impact Statements and Other Environmental Documents.
- 21.70.130 Comments and Public Notice.
- 21.70.140 Use of Existing Environmental Documents.
- 21.70.150 Substantive Authority.
- 21.70.160 SEPA/GMA Integration.
- 21.70.170 Ongoing Actions.
- 21.70.180 Responsibility as Consulted Agency.
- 21.70.190 Appeals.
-
21.72
Tree Protection
- 21.72.010 Purpose.
- 21.72.020 Permits Required.
- 21.72.030 Exemptions.
- 21.72.040 Application Requirements.
- 21.72.050 Permit Review Criteria.
- 21.72.060 Tree Protection Standards.
- 21.72.070 Tree Protection Measures.
- 21.72.080 Tree Replacement.
- 21.72.090 Exceptions.
- 21.72.100 Enforcement.
- 21.72.110 Maintenance.
-
21.64
Critical Areas Regulations
-
Article V
Land Division, §§ 21.74.010—21.74.030
-
21.74
Land Division
- 21.74.010 General Provisions.
-
21.74.020
Land Division Standards.
- A. Lot Standards
- B. Exceptions to Lot Standards
- C. Easements
- D. Water, Sewer, and Storm Drainage Systems
- E. Watercourses
- F. Underground Utilities
- G. Street Standards
- H. Monuments
- I. Public Nonmotorized Accessways
- J. Clearing and Grading
- K. Survey Required
- L. Improvements, Completion, or Guarantee
- M. Transfer and Development of Lots Not Divided According to This Chapter
-
21.74.030
Decision Criteria and Procedures.
- A. Application Submittal Requirements
- B. Decision Criteria for Approval of Short Subdivisions, Binding Site Plans, Unit Lot Subdivisions, and Preliminary Subdivisions
- C. Decision Criteria for Approval of Final Subdivisions
- D. Short Subdivision Procedures
- E. Preliminary Subdivision Procedures
- F. Modifications to Preliminary Subdivisions
- G. Final Subdivision Procedures
- H. Unit Lot Subdivisions
- I. Subdivision Vacations
- J. Subdivision Alterations
- K. Final Subdivision and Short Subdivision Corrections
- L. Binding Site Plans
- M. Boundary Line Adjustments
-
21.74
Land Division
-
Article VI
Review Procedures, §§ 21.76.010—21.76.100
Amended
-
21.76
Review Procedures
Amended
- 21.76.010 User Guide.
- 21.76.020 Overview of the Development Process.
- 21.76.030 Application Requirements.
- 21.76.040 Time Frames for Review.
- 21.76.050 Permit Types and Procedures.
-
21.76.060
Process Steps and Decision Makers.
Amended
- A. Purpose
- B. Environmental Review Under the State Environmental Policy Act (SEPA)
- C. Neighborhood Meetings
- D. Director Decisions on Type I Reviews
- E. Technical Committee Decisions on Type II Reviews
- F. Technical Committee Recommendations on Type III, IV, V and VI Reviews
- G. Design Review Board Determinations on Type II, III, IV and V Reviews
- H. Landmarks and Heritage Commission Determination/Decisions
- I. Appeals to Hearing Examiner on Type I and Type II Permits
- J. Hearing Examiner and Landmarks and Heritage Commission Final Decisions on Type III Reviews
- K. Hearing Examiner Recommendations on Type IV Reviews
- L. Planning Commission Recommendations on Type VI Reviews
- M. Appeals to King County Superior Court on Type I Permit, Type II Permit and/or Type III Landmark Commission Decision Appeal Reviews
- N. Appeals on Type III Reviews and from King County Landmark Commission Decisions
- O. City Council Decisions on Type IV Reviews
- P.
- Q. City Council Decisions on Type VI Reviews
- R. Appeal of Council and Hearing Examiner Decisions on Types I - V Reviews to Superior Court
- S. Appeal of Council Decisions on Type VI Reviews to Growth Board
- T. Appeal of Shoreline Master Plan Amendments and Decisions
-
21.76.070
Land Use Actions and Decision Criteria.
- A. Purpose
- B. Criteria Applicable to All Land Use Permits
- C. Administrative Design Flexibility
- D. Administrative Interpretation
- E. Alteration of Geologic Hazard Areas
- F. Archeological Sites
- G. Binding Site Plan
- H. Boundary Line Adjustment
- I. Certificate of Appropriateness
- J. Comprehensive Plan Map and/or Policy Amendment
- K. Conditional Use Permit
- L. Development Agreement
- M. Essential Public Facilities
- N. Final Plat
- O. Historic Landmark Designation
- P. Master Planned Development (MPD)
- Q. Plat Alteration
- R. Plat Vacation
- S. Preliminary Plat
- T. Reasonable Accommodations for Persons with Disabilities
- U. Reasonable Use Exception (Critical Areas/Hazardous Liquid Pipelines and High Capacity Transit Corridor Preservation
- V. Shoreline Exemption, Shoreline Substantial Development Permit, Shoreline Conditional Use Permit and Shoreline Variance
- W. Short Plat
- X. Sign Permit/Program
- Y. Site Plan Entitlement
- Z. Temporary Use Permit
- AA. Tree Removal Permit
- AB. Variances
- AC. Willows Rose Hill Demonstration Project
- AD. Wireless Communication Facilities
- AE. Zoning Code Amendment - Text
- AF. Zoning Code Amendment - Zoning Map
- AG. Critical Area Buffer Width Variances
-
21.76.080
Notices.
Amended
- A. Purpose
- B. Notice of Application
- C. Notice of Neighborhood Meeting
- D. Notice of Open Record Public Hearings on Type III and IV Permits
- E. Notice of City Council Public Hearing on Type V Reviews
- F. Notice of Planning Commission Hearing on Type VI Reviews
- G. Notice of Final Decision
- H. Notice of Open Record Appeal Hearings on Type I and II Permits
- I. Notice of Closed Record Appeal Proceeding Before City Council
- J. Notice of Closed Record City Council Proceeding on Type IV and City Council Proceeding on Type VI Reviews
- 21.76.090 Post-Approval Actions.
- 21.76.100 Miscellaneous.
-
21.76
Review Procedures
Amended
-
Article VII
Definitions
-
21.78
Definitions
- Purpose.
-
A Definitions.
- Abandoned Sign
- Abandonment, Nonconforming Use or Structure
- Abut
- Access
- Access Corridor
- Access, Primary
- Accessibility/Accessible
- Accessory Dwelling Unit
- Accessory Structure
- Accessory Use
- Active Recreational Use
- Adaptive Management
- Administrative Services
- Administrator
- Adult Arcade
- Adult Cabaret
- Adult Drive-In Theater
- Adult Entertainment Facility
- Adult Family Home
- Adult Motel
- Adult Motion Picture Theater
- Adult Retail Store
- Adult Sauna Parlor
- Advanced Technology
- Advertise
- Advertising Copy
- Affordable Housing Unit
- Air Transportation
- Alley
- Alphanumeric Building Identification Signage
- Alter/Alteration, Historic
- Alteration, Nonconforming Structure
- Alteration, Sign
- Amateur Radio Tower
- Ambulatory or Outpatient Services
- Amended Soils
- Amusement or Theme Park Establishment
- Amusement, Sports, or Recreation Establishment
- Anadromous Fish
- Animal Kennel/Shelter
- Animal Production
- Animated Sign
- Antenna(s)
- Antenna Array
- Antenna Support Structure
- Applicant
- Appurtenance
- Aquaculture
- Aquatic
- Aquifer
- Aquifer Recharge Area
- Archeological Feature
- Archeological Resource
- Area Median Income (AMI) (or King County Area Median Income, or Median Income)
- Area, Waterfront Lot
- Arterial
- Articulation
- Artifact
- Artificially Created Wetland
- Artisanal Manufacturing, Retail Sales and Service
- Arts, Entertainment, Recreation and Assembly
- Associations, Nonprofit Organizations, Etc
- Athletic Club or Fitness Center
- Athletic, Sports, or Play Fields
- Attached Dwelling Units
- Automobile Parking Facilities
- Automobile Sales, Rental, or Service Establishment
- Average Grade Level
- Average Gross Floor Area
- Awning Sign
-
B Definitions.
- Banner
- Bar or Drinking Place
- Base Flood
- Base Flood Elevation
- Base Station
- Basin (or Watershed)
- Battery Charging Station
- Battery Electric Vehicle (BEV)
- Battery Exchange Station
- Bed and Breakfast Inn
- Bedrock
- Below-Grade Parking
- Bench
- Best Available Science
- Bicycle Parking
- Binding Site Plan
- Bioretention
- Bioswale
- Blade/Bracket Sign
- Blank Walls
- Block
- BMPs (Best Management Practices)
- Boundary Line Adjustment
- Buffer or Buffer Area
- Building
- Building Permit
- Build-out Transportation Facilities Plan (BTFP)
- Build-To Line (BTL)
- Bulk Storage Facility
- Bus Bulb
- Business and Service
-
C Definitions.
- Cabinet Sign (Can Sign)
- Cafeteria or Limited Service Restaurant
- Caliper
- Candidate Species
- Car-Sharing Vehicle
- Caretaker Residence
- Caterer
- Cathodic Protection Well
- Certificate of Concurrency
- Certification
- Certified Arborist
- Changing Message Signs
- Channel Letters
- Channel Migration Zone
- City
- Clearing - Critical Areas
- Closed Record Appeal
- Clustered Node
- Collective Garden
- Colleges and Universities
- Collocation
- Color
- Commercial Sign
- Commercial Swimming Pool
- Commercial Vehicle
- Commercial Vessel
- Communications and Information
- Community Center
- Community Indoor Recreation
- Compaction
- Compensatory Storage
- Complex
- Comprehensive Plan
- Concomitant Agreement
- Concurrency, Transportation
- Conservation Easement, TDR
- Construction
- Construction-Related Businesses
- Construction Sign
- Consultation
- Consumer Goods, Other
- Convenience Store/Use
- Core Preservation Area
- Corporate Headquarters and Regional Offices
- Correctional Institutions
- Cottage
- Cottage Housing Development
- Courier and Messenger Services
- Courtyard Apartment
- Creation of Critical Areas
- Crematoriums and Cemeteries
- Critical Aquifer Recharge Areas
- Critical Areas
- Critical Facilities
- Crop Production
- CU-Structural Soil™
- Cultural Resource
-
D Definitions.
- Day Care Center
- Day Care, Family
- Decibel or dBA
- Dedication
- Deed of Transfer of Development Rights
- Deleterious Substances
- Demand Management Strategies
- Demolish
- Detached Dwelling Units
- Determination of Eligibility
- Developer
- Development
- Development Application
- Development Approval
- Development Rights
- Diameter at Breast Height
- Directional Sign
- Directory Sign
- Disturbed Soils
- Dock
- Docket (or Comprehensive Plan Docket)
- Dormitory
- Double-Faced Sign
- Drainage Facilities
- Dredging
- Drip Line
- Drive-Up Stand
- Driveway
- Drought-Tolerant Vegetation
- Dry Cleaning Establishment
- Durable Consumer Goods Sales, Rental, and Service
- Dwelling Unit
-
E Definitions.
- Ecological Functions or Shoreline Functions
- Ecologically Intact Shoreline
- Ecosystem-Wide Processes
- Edge of Roof
- Education, Public Administration, Health Care, and Other Institutions
- Educational
- Electric Scooters and Motorcycles
- Electric Utility Facilities
- Electric Vehicle (EV)
- Electric Vehicle Charging Levels
- Electric Vehicle Charging Station
- Electric Vehicle Infrastructure
- Electric Vehicle Parking Space
- Elevated Construction
- Elevation
- Eligible Facilities Request
- Emergency Housing
- Emergency Shelter
- Emergency Work
- Enhancement
- Entrance
- Entrance, Primary
- Environmental Designation for Noise Abatement or EDNA
- Equestrian Facility
- Equipment Enclosures
- Erosion
- Erosion Hazard Areas
- Escort Agency
- Essential Public Facility
- Establishment (Creation)
- Excavation
- Excessive Pruning
- Existing and Ongoing Agricultural Activities
- Exotic
- Expansion, Nonconforming Structure
- Expansion, Nonconforming Use
- External Illumination
-
F Definitions.
- Facade
- Faith-Based
- Family
- Family Day Care Provider
- Feasible
- Feature, for Historic Purposes
- Feed Lines
- FEMA (Federal Emergency Management Administration) Floodway
- Fill
- Fill/Fill Material
- Filling
- Final Plat
- Finance and Insurance
- Finger Float
- Finger Pier
- Fish and Wildlife Habitat Conservation Areas
- Flag
- Fleet
- Float
- Float Plane Facility
- Flood Fringe
- Flood Insurance Rate Map
- Flood Insurance Study
- Flood Protection Elevation
- Floodplain
- Floodway
- Floor Area Ratio
- Food and Beverage
- Food Garden
- Food Service Contractor
- Foot-candle
- Freestanding Sign
- Frequently Flooded Areas
- Frontage
- Fueling Area
- Full Service Hotel and Conference Center
- Full-Service Restaurant
- Fully Funded Project
- Functions and Values
- Funeral Homes and Services
- Funerary
- Furnishing Zone
-
G Definitions.
- Gabions
- Garage, Private
- Garbage and Recycling Enclosures
- Gas Station
- Gated Community
- General Sales or Services
- Geologically Hazardous Areas
- Geotechnical Report or Geotechnical Analysis
- Glare
- Golf Course
- Government and Administration
- Grade
- Grade, Existing
- Grade Schools
- Grading
- Grading - Critical Areas
- Green Building Rating and Certification System
- Green Roof
- Grocery, Food, Beverage, and Dairy Sales
- Gross Acre
- Gross Floor Area (GFA)
- Gross Leasable Area (GLA)
- Gross Site Area
- Ground Disturbance/Disturbing Activities
- Groundwater
- Growth
- Growth Management Act (GMA)
- Grubbing
-
H Definitions.
- Habitat Management
- Habitats of Local Importance
- Hard Armoring Solutions
- Hazardous Liquid Pipeline
- Hazardous Liquid Pipeline Corridor
- Hazardous Materials
- Hazardous Tree
- Hazardous Waste
- Hazardous Waste Treatment and Storage, Incidental
- Hazardous Waste Treatment or Storage, Primary
- Hazardous Waste Treatment, Storage, and Disposal Facilities
- Headwater Stream
- Health and Personal Care
- Heavy Construction Establishment
- Heavy Consumer Goods Sales, Rental, or Service
- Height of Building or Structure
- Height, Building (SMP)
- Heliport
- High Consequence Land Use
- High Density Residential
- High Probability (Cultural Resources)
- Historic Landmark
- Historic Period
- Historic Property/Resource
- Holocene
- Home Business, Home Occupation Business
- Hospitals
- Hotel and Conference Center, Full Service
- Hotels, Motels, and Other Accommodation Services
- Hotel or Motel
- Household
- Household Income
- Housing Services for the Elderly
-
I Definitions.
- Impact (to Native Soil)
- Impact Fee
- Impervious Surface
- Impervious Surface Area
- Implementation, Transportation
- Improvement, Transportation
- Incidental (Use)
- Incremental Environmental Improvement
- Indirectly Illuminated Sign
- Individual
- Infiltration
- Inflatable Sign
- Infrastructure
- In-Kind Mitigation
- Inlet
- Institutional Health and Human Services
- Integrity (Historic)
- Intentionally Created Streams
- Intermittent Stream
- Internally Illuminated Sign
- Intersection
- Inventory
- Investigation and Security Services
- In-Water Structure
- J Definitions.
- K Definitions.
-
L Definitions.
- Land Use Permit
- Landmark Tree
- Landscape Architect
- Landscape Area
- Landscaped Roof
- Landslide
- Landslide Hazard Areas
- Large Satellite Dish
- Large Woody Debris (LWD)
- Legibility
- Leq
- Level-of-Service (LOS), Transportation
- Level-of-Service Standard (LOS), Transportation
- Light Pole
- Littoral Drift
- Littoral Zone
- Live-Aboard Vessel
- Livestock Facility
- Local Utilities
- Long-Term Care Facility
- Lot
- Lot, Corner
- Lot Coverage
- Lot, Interior
- Lot, Parent
- Lot, Unit
- Low-Cost Affordable Housing Unit
- Low Density Residential
- Low-Income and Moderate-Income Housing
-
M Definitions.
- Macro Cell Facility
- Managing Agency (Encampment)
- Mandatory or Required Right-of-Way Dedications and/or Transportation Improvements
- Manhole
- Manual
- Manufactured Home
- Manufactured Home Park or Mobile Home Park
- Manufacturing and Wholesale Trade
- Marijuana
- Marijuana Concentrates
- Marijuana-Infused Products
- Marijuana Processing
- Marijuana Processor
- Marijuana Producer
- Marijuana Production
- Marijuana Retail Sales
- Marijuana Retailer
- Marina, Recreational
- Marine Recreation
- Marquee Sign
- Master Plan
- Master Planned Development
- May
- Maximum Uniformity Ratio
- Median Income
- Medium Density Residential
- Membership Wholesale/Retail Warehouse
- Minimum Tract Area
- Mini-Warehouse
- Mining and Extraction Establishments
- Miscellaneous Pole
- Mitigation - Cultural Resources
- Mitigation - Transportation Management
- Mixed Use
- Mixed Use Residential Structure
- Mobile Fleet Fueling
- Mobile Home
- Mobile Services
- Mobility
- Mobility Unit
- Moderate Impact Land Use
- Modulation
- Monitor - Cultural Resources
- Monument Sign
- Motorized Catering
- Motorized Watercraft
- Mounting Height
- MTBE
- Multifamily Structure
- Multiple-Building Complex
- Multiple-Tenant Building
- Museums and Other Special Purpose Recreational Institutions
-
N Definitions.
- Native Growth Protection Area (NGPA)
- Native Soils
- Native Soil (Cultural Resources)
- Native Vegetation
- Natural and Other Recreational Parks
- Neighborhood Character
- Neon Sign
- Net Buildable Area
- New Customers of Electrical Utility Facility
- Noise
- Noise Wall
- Nonconforming Lot, Legal
- Nonconforming Sign
- Nonconforming Structure, Illegal
- Nonconforming Structure, Legal
- Nonconforming Use, Illegal
- Nonconforming Use, Legal
- Nonconforming Use or Development
- Non-Water-Oriented Use
- Northwest Adaptive Vegetation, Plants
- Nude or Semi-Nude Model Studio
- Nursery and Preschool
- Nursing, Supervision, and Other Rehabilitative Services
-
O Definitions.
- Office
- Off-Premises Sign
- On-Premises Sign
- Open Air Parking Lot
- Open Easement
- Open House Sign
- Open Record Hearing
- Open Space
- Open Space, Active
- Open Space, Passive
- Ordinary High Water Mark (OHWM)
- Other Adult Entertainment Facility
- Outdoor Retail Display
- Outdoor Storage
- Outdoor Storage - Bulk
- Outdoor Storage - Non-Bulk
- Outfall
- Out-of-Kind Mitigation
- Owner Occupancy
-
P Definitions.
- Packing, Crating, and Convention and Trade Show Services
- Parks, Open Space, Trails and Gardens
- Party of Record
- Peak Hour
- Peak Hour, a.m.
- Peak Hour, p.m.
- Peak Hour Noise
- Peak Hour Vehicle Trips
- Pedestrian-Oriented Uses
- Pedestrian Plaza
- Performance Assurance
- Performing Arts or Supporting Establishment
- Permanent Supportive Housing
- Permeable Pavement
- Person Miles of Travel (PMT)
- Personal Communication Services (PCS)
- Personal Services
- Personal Wireless Facilities
- Personal Wireless Services
- Pet and Animal Sales and Service (Except Veterinary)
- Physical Access
- Pier
- Piling
- Pipeline Transportation
- Planting Area
- Plat
- Pleistocene
- Plug-In Hybrid Electric Vehicle (PHEV)
- Political Sign
- Portable Sign
- Postal Services
- Potential to Yield Information
- Pre-Development
- Preferred Shoreline Use
- Preliminary Determination of Significance (Historic)
- Preliminary Plat
- Primary Room, Secondary Room
- Priority Habitat/Species or Priority Wildlife Habitat/Species
- Processing or Handling of Hazardous Substances
- Professional Archaeologist
- Professional Services
- Project Limit
- Projecting Sign
- Property Line
- Property Line, Front
- Property Line, Rear
- Property Line, Side
- Pro Rata or Proportionate Share
- Protected Tree/Protected Vegetation
- Protection Measure
- Public Access
- Public Access Facility
- Public Administration
- Public Safety
- Q Definitions.
-
R Definitions.
- Rail Transportation
- Rain Garden
- Rapid Charging Station
- Real Estate Services
- Real Estate Sign
- Rebuild
- Receiving Areas
- Receiving Property
- Reception Window Obstruction
- Reclaimed Water
- Recreation, Passive
- Recreational and Utility Vehicles
- Recycled Water
- Redmond Fire Department Standards
- Redmond Heritage Resource Register
- Reestablishment
- Regional Light Rail Transit System
- Regional Utilities
- Regulated Activity
- Rehabilitation
- Religious Institutions
- Removal
- Rental Room
- Repair
- Replacement
- Research and Development
- Residential Care Facility
- Residential Suite
- Residential Uses
- Restoration - Critical Areas
- Restore, Restoration, or Ecological Restoration
- Retail Outlet
- Retail Sales
- Retirement Residence
- Retirement Residence Unit
- Revetment
- Right-of-Way
- Riparian Stream Corridor
- Riparian Zone
- Riprap
- Road, Ground Passenger, and Transit Transportation
- Roadside Produce Stand
- Roof Sign
- Round or Rounding
- Runoff
-
S Definitions.
- Salmon and Steelhead Habitat
- Salmonid
- Satellite Dish Antenna(s)
- Secondary Containment
- Secondary Room
- Secure Community Transition Facility
- Security Lighting
- Security Lighting, Basic
- Security Lighting, Enhanced
- Sediment
- Sedimentation
- Seismic Hazard Areas
- Sending Areas
- SEPA Rules
- Service Area
- Service Vehicle
- Services to Buildings or Dwellings
- Setback
- Setback Line
- Setback Zone
- Sexually Oriented Materials
- Shall
- Shared Street
- Shop or Store Building with Drive-Through Facility
- Shorelands or Shoreland Areas
- Shoreline Modification
- Shoreline Stabilization
- Shorelines
- Shorelines of Statewide Significance
- Short Plat
- Short Subdivision
- Should
- Side Street Setback
- Sign
- Sign Area
- Sign, Directional
- Sign Height
- Sign, Informational
- Sign, Interpretive
- Significance/Significant - Cultural Resources
- Significant Ecological Impact
- Significant Feature
- Significant Groundwater Hazard
- Significant Tree
- Single-Room Occupancy Units (SROs)
- Site
- Site - Cultural Resources
- Six-Year Program
- Size-Limited Dwelling
- Slope
- Small Lot Short Plat
- Small Satellite Dish
- Small Wireless Facilities or small cell(s)
- Special Design Areas
- Snag
- Social Assistance, Welfare, and Charitable Services
- Soften
- Soil
- Solar Access
- Solid Waste
- Solid Waste
- Solid Waste Transfer and Recycling
- Sound Level
- Sound Level Meter
- Species of Concern
- Species of Local Importance
- Specified Anatomical Areas
- Specified Sexual Activities
- Sports Team or Club Venue
- Stacked Flat
- State Environmental Policy Act (SEPA)
- Stealth Technology
- Steep Slopes
- Storage, Shipping, or Moving Container
- Stormwater Facilities
- Stormwater Management
- Stormwater Technical Notebook
- Story
- Strategy
- Stream
- Stream Reconnaissance Report
- Street
- Streetscape
- Street Frontage
- Structural Diversity
- Structure
- Structure Mounted Facility
- Structure, Detached
- Subdivision
- Substantial Change
- Substantial Improvement
- Substitute Material
- Substrate
- Subterranean Parking
- Supergraphic
- Supplemental Mitigation
- Survey - Archaeology, Cultural Resources
- Surveyor
- Sustainability
- Sustained Yield
- System Improvements, Transportation
- System Protective of Groundwater
-
T Definitions.
- Tandem Parking
- Technical Committee
- Technical, Trade, and Specialty Schools
- Telework Center
- Temporary Encampment
- Temporary Encampment Managing Organization
- Temporary Encampment Sponsor
- Temporary Sign
- Temporary Use
- Temporary Wireless Communication Facility
- THC Concentration
- Third Party Sign
- Three Tier Vegetative Plan
- Time-of-Travel Zone
- Tiny Home
- Tower
- Towing operators and auto impoundment yards
- Traditional Cultural Property
- Traffic Mitigation Plan
- Traffic Signal Pole
- Transfer of Development Rights
- Transfer of Development Rights (TDR) Extinguishment Document
- Transferable Development Right
- Transitional Housing
- Transitional Uses
- Transmission Equipment
- Transportation
- Transportation - Certificate of Concurrency Request
- Transportation, Communication, Information, and Utilities
- Transportation Demand Management (TDM)
- Transportation Facilities Plan (TFP)
- Transportation Impact Fee
- Transportation Improvement
- Transportation Improvement Program (TIP)
- Transportation Level-of-Service (LOS) Standard
- Travel Arrangement and Reservation Services
- Travel Demand
- Tree
- Tree, Stand
- Truck and Freight Transportation Services
- U Definitions.
- V Definitions.
-
W Definitions.
- Walkable Neighborhood or Community
- Wall Sign
- Warehousing
- Warranty Assurance
- Water-Dependent Use
- Water-Enjoyment Use
- Water-Oriented Accessory Structure
- Water-Oriented Use
- Water Quality
- Water-Related Use
- Weed, Noxious
- Weed Wrenching, Grubbing
- Weekday
- Weekend
- Well
- Wellhead Protection Zone
- Wetland or Wetlands
- Wetland Class
- Wetland Determination
- Wetland Delineation Manual
- Wetland Mitigation Banking
- Wetland Subclass
- Wildlife Report
- Wind Turbines
- Wireless Communications
- Wireless Communication Facility Permit
- Wireless Communication Facility (WCF)
- Wrecked Vehicle
- X Definitions.
- Y Definitions.
- Z Definitions.
-
21.78
Definitions
-
Appendices
-
1
Critical Areas Reporting Requirements.
- A. General Information (required for all critical areas)
- B. Fish and Wildlife Habitat Conservation Areas Reporting Requirements (includes streams)
- C. Wetland Reporting Requirements
- D. Frequently Flooded Areas Reporting Requirements
- E. Geologically Hazardous Areas Reporting Requirements
- F. Critical Aquifer Recharge Areas (Wellhead Protection) Reporting Requirements
- G. Stream and Wetland Mitigation Plans
- 2 Construction Specification and Design Standards for Streets and Access.
- 2A Downtown Street Requirements.
- 3 Design Requirements for Water and Wastewater Extensions.
- 4 Historic Landmarks Care and Restoration.
- 5 Redmond Heritage Resource Register.
- 6 Extraordinary Notice Requirements.
- 7 Overlake Village Street Requirements.
- 8A Marymoor Subarea Street Requirements.
- 8B 192nd Ave NE Corridor Design Requirements.
- 9 Cultural Resources Management Procedures.
-
1
Critical Areas Reporting Requirements.
- Tables