1. Purpose. The purpose of establishing zones is to:

2. Establishment of Zones. Zoning districts in the City of Redmond are hereby established as follows:

1. How Terms Are Defined. For the purpose of this title, certain terms, phrases, words and their derivatives shall have the meanings set forth in this title. Where terms are not defined, they shall have their ordinarily accepted meanings within the context with which they are used. Webster’s Third New International Dictionary of the English Language, Unabridged, copyright 1986 and as subsequently amended, shall be considered as providing ordinarily accepted meanings. Words used in the singular include the plural and the plural the singular. Words used in the masculine gender include the feminine and the feminine the masculine.

2. Conflict With Other Code Sections. In the event of a conflict between provisions within this title, the provision imposing the greater restriction shall control, unless otherwise provided.

3. General Interpretation and Application Rules. In the interpretation and application of this title, the provisions set out shall be held to be minimum requirements. It is not intended by this title to repeal, abrogate, annul or in any way impair or interfere with any other provisions of law or ordinance or any regulations or permits adopted or issued pursuant to law. (Ord. 2614; Ord. 2753; Ord. 2883; Ord. 2951; Ord. 3083; Ord. 3186; Ord. 3220. Formerly 21.04.010)

1. Where boundaries are indicated as following approximately the centerline of the streets, alleys, highways, railroads or watercourses, the actual centerlines shall be considered the boundaries;

2. Where boundaries are indicated as following approximate lot lines and are map scaled at not more than 20 feet from the lines, the actual lot lines shall be considered the boundaries;

3. Where the land is not subdivided or where a zone boundary divides a lot, the boundary shall be determined by map scaling unless the actual dimensions are noted on the map;

4. Where boundaries are indicated as following lines of ordinary high water, government or meander line, the lines shall be considered to be the actual boundaries, and, if they should change, the boundaries shall be considered to move with them;

5. Where a public right-of-way is vacated, the vacated area shall have the zone classification of the adjoining property that it merges with;

6. Where an area with one owner is divided into more than one zone, each portion of the property shall have the zone designation indicated, unless RZC 21.04.0020.B.2 applies.

7. Where a single parcel is split between two zones and a portion of the parcel is zoned NR and contains critical areas, the outermost boundary of the critical area buffer shall be considered the boundary between the two zones.

1. The permissions of use classes are indicated with the following:

2. Uses that are not listed below nor within the associated definition of the individual use category or class shall be classified by the Administrator for applicability based on the purpose and intent of the zone within which the use is proposed.

3. Limited (“L”) refers to the use permissions when a use category or class is limited in one or more of the following ways:

1. Director’s Authority. In the case of a question as to the inclusion or exclusion of a particular proposed use in a particular use category, the Administrator shall have the authority to make the final determination. The Administrator shall make the determination according to the characteristics of the operation of the proposed use and based upon the Administrator’s interpretation of the Standard Land Use Coding Manual, the Standard Industrial Classification Manual and the North American Industry Classification System.

2. Conflict. In the case of a conflict between RZC 21.64.050, Critical Aquifer Recharge Areas, and the Comprehensive Allowed Use Charts in RZC 21.04.0100 and 21.04.0200, RZC 21.64.050 shall prevail.

3. Appeal. An applicant may appeal the final decision of the Administrator pursuant to RZC 21.76.070.D, Administrative Interpretation, and the procedures set forth in RZC Article VI. (Ord. 2652; Ord. 2744; Ord. 2753; Ord. 2803; Ord. 2836; Ord. 2883; Ord. 2919; Ord. 2951; Ord. 3053; Ord. 3074; Ord. 3083; Ord. 3154; Ord. 3186; Ord. 3220. Formerly 21.04.030)

1. Provide a housing type that responds to changing needs and lifestyles (e.g., small families, retired couples) and that allows persons of all ages and incomes to live in a neighborhood by promoting diversity in the size, type, and price of new single-family development;

2. Enhance opportunities for ownership housing;

3. Better utilize existing infrastructure and community resources;

4. Add to Redmond’s stock of affordable dwelling units; and

5. Ensure that ADUs and tiny homes are compatible with surrounding land uses by appropriately regulating their bulk, size and scale.

1. Number of ADUs. Two ADUs or tiny homes shall be allowed on each residential lot.

2. Location.

3. Size/Scale.

4. Home business shall be allowed, subject to existing regulations, in both the ADU and the primary unit.

5. Affordability Requirement. ADUs shall not be used to meet any requirement to provide affordable dwelling units per RZC Chapter 21.20, Affordable Housing.

6. Applicable Codes – ADUs. The portion of the dwelling in which the accessory dwelling unit is proposed must comply with all standards for health and safety contained in all applicable codes, with the exception of the ceiling height requirements of the International Building Code. The Building Official may waive the ceiling height requirements of this chapter if it is determined that the structure was built in compliance with past building code requirements. (Ord. 3220)

1. Height. Accessory structures may not exceed 22 feet in height, with the exception of accessory structures that contain accessory dwelling units, which shall not exceed the height maximum of the underlying zone.

2. Size.

3. Building Separation. Unless the International Building Code or International Fire Code dictates otherwise, there shall be no minimum building separation for accessory structures.

4. Location. Accessory structures are prohibited within the front yard setback, with the exception of garages where lot size or lot configuration are not supportive of lessening the dominant appearance of a garage, such as where lot width measured at the front street is less than 50 feet, where steep grades are present, or when compliance with this section would endanger or impair pedestrian and vehicular safety.

5. Accessory Structure Setbacks. Side interior and rear setbacks (but not side street) for accessory structures in the Neighborhood Multifamily zone are five feet. In the Neighborhood Residential Zone and the Neighborhood Mixed-Use Zone, accessory structures shall comply with the underlying setback regulations of the zone.

1. A restriction on housing unit density that prevents the addition of housing units at a density up to 50 percent more than what is allowed in the underlying zone if constructed entirely within an existing building envelope in a building located within a zone that permits multifamily housing; provided, that generally applicable health and safety standards, including but not limited to building code standards and fire and life safety standards, can be met within the building;

2. Impose parking requirements on the addition of dwelling units or living units added within an existing building; however, cities may require the retention of existing parking that is required to satisfy existing City residential parking requirements and for nonresidential uses that remain after the new units are added;

3. With the exception of emergency housing and transitional housing uses, impose permitting requirements on the use of an existing building for residential purposes beyond those requirements generally applicable to all residential development within the building’s zone;

4. Impose design standard requirements, including setbacks, lot coverage, and floor area ratio requirements, on the use of an existing building for residential purposes beyond those requirements generally applicable to all residential development within the building’s zone;

5. Impose exterior design or architectural requirements on the residential use of an existing building beyond those necessary for health and safety of the use of the interior of the building or to preserve character-defining streetscapes, unless the building is a designated landmark or is within a historic district established through a local preservation ordinance;

6. Prohibit the addition of housing units in any specific part of a building except ground floor commercial or retail that is required by RZC standards, unless the addition of the units would violate applicable building codes or health and safety standards;

7. Require unchanged portions of an existing building used for residential purposes to meet the current energy code solely because of the addition of new dwelling units within the building; however, if any portion of an existing building is converted to new dwelling units, each of those new units must meet the requirements of the current energy code;

8. Deny a building permit application for the addition of housing units within an existing building due to nonconformity regarding parking, height, setbacks, elevator size for gurney transport, or modulation, unless the Administrator makes written findings that the nonconformity is causing a significant detriment to the surrounding area; or

9. Require a transportation concurrency study under RCW 36.70A.070 or an environmental study under RCW Chapter 43.21C based on the addition of residential units within an existing building.

1. Number. Any number of home businesses may be conducted within any single dwelling unit, including an accessory dwelling unit and all accessory structures; provided, that the combined impacts of any and all businesses do not exceed the limits set forth in this section.

2. Size. No more than 49 percent of the gross floor area of the principal dwelling unit may be used for the home business. In the case of home businesses being conducted within accessory structures or detached accessory dwelling units, there shall be no size restriction placed upon the usable area for the home business.

3. Residency. A home business must be conducted by a person who resides in the dwelling unit. Floor space in either the primary dwelling unit or an accessory structure may not be rented out to persons not residing within the primary dwelling unit or accessory dwelling unit for business purposes.

4. Home businesses shall not be materially detrimental in terms of noise, traffic, vibrations, odors, and other potential operational impacts to neighboring residential units or nearby mixed-use/residential developments. No toxic, explosive, flammable, combustible, corrosive, etiologic, radioactive, or other restricted materials shall be used or stored on the site.

5. Business Traffic.

6. Vehicles.

7. Parking. The home business shall not displace or impede the use of required parking spaces for primary or accessory dwelling units.

8. Utility Demand. Utility demand (water, sewer, or garbage) shall not exceed normal residential levels.

9. Applicable Codes. Structures must meet City building, construction, fire and land use regulations.

10. Motor Vehicle-Related Home Businesses.

11. Family Day Care Providers.

12. Cannabis-Related Home Businesses. No cannabis production, cannabis processing or cannabis retail sales shall be allowed as a home business. (Ord. 3220)

1. Size. A manufactured home park or mobile home park shall be at least one acre in area.

2. Allowed Uses. A manufactured home park or mobile home park may include either mobile or manufactured housing; provided, that the mobile homes meet the minimum livability and safety requirements set forth in the Redmond Building Code. A manufactured home park or mobile home park may also include: an office for the use of a manager, a common laundry facility for use of the tenants, a common recreation facility for primary use of the tenants, a common storage area, or an on-site day care facility.

3. Separation. A minimum of 10 feet of separation shall be maintained between all units which shall include modular or site built additions, decks, porches or roof structures excluding decks, patios, or walkways less than 30 inches above grade. Exceptions may be made to allow carports constructed of nonflammable materials, in which case the minimum separation shall be five feet from that carport to the neighboring unit. Accessory structures shall maintain the following separations:

4. Coverage/Impervious Surface Area. A manufactured home park or mobile home park shall be exempt from the structure coverage and impervious surface area requirements set forth in the zone summary for the applicable residential zone. (See RZC 21.08.200.)

5. Access and Driveways.

1. Standards. Mobile home parks established prior to the effective date of the ordinance codified in this code shall continue to be governed by all standards relating to density, setbacks, landscaping and off-street parking in effect at the time they were approved.

2. New Structures. The replacement of mobile homes in existing mobile home parks shall be governed by the site requirements in effect when the parks were approved. Where internal setbacks are not specified, the average of the prevailing setbacks on the pads to either side of the proposed new or replacement structure shall apply. New accessory structures must meet the setback requirements of conforming mobile parks unless the existing setbacks create an inability to meet these standards in which case the accessory structure shall be made of a fireproof material. Replacement mobile homes in nonconforming mobile home parks must be fully secured to the ground as required by the Redmond Building Code, fully skirted, and the structure must meet the minimum livability and safety requirements of the Redmond Building Code.

3. Recreational Vehicles. No spaces or pads in an existing mobile home park shall be used to accommodate recreational vehicles except where the spaces or pads were specifically for recreational vehicles at the time the park was established.

4. Enlargement. A nonconforming mobile home park may be enlarged, provided the proposed enlargement meets the standards set forth for new mobile home parks in this section. (Ord. 3220)

1. Pet waste stations shall be incorporated into the layout of the project and identified on civil plans.

2. Installation shall allow for safe ingress and egress to the site, fire access, visibility for transportation, and pedestrian access.

3. Pet waste stations shall be co-located with outdoor garbage containers or have garbage containers incorporated into the design.

4. Pet waste stations shall be installed outside of critical areas and their buffers, utility corridors, easements, or rights-of-way.

5. Pet off-leash areas provided in conjunction with pet waste stations shall be designed to capture waste and not infiltrate directly into stormwater infrastructure or permeable surfaces.

6. Maintenance. Property owners and/or managers shall be responsible for supplying bags and emptying trash containers associated with pet waste stations.

1. Age Restriction. The development shall be restricted to persons age 55 or older and handicapped persons as defined by federal law. At least half the total housing units shall be occupied by persons 55 years of age or older, except for spouses of such residents for whom there is no minimum age requirement.

2. Conversion from a Retirement Residence. No conversion of occupancy to persons other than those specified by RZC 21.04.1190.C.1 shall be allowed without first complying with the underlying zoning and site requirements.

3. Density. In zones where density is regulated by number of dwelling units per acre, the maximum number of retirement residence units shall not exceed the number permitted by the allowed density of the zone. In zones where density is regulated by floor area ratio (FAR), the maximum development capacity of the retirement residence shall not exceed the FAR permitted by the allowed density of the zone. Retirement residences in the NR zone shall be measured in FAR and shall not exceed a FAR of 1.1. Exceptions to maximum density limits for retirement residences are as follows:

4. Site Requirements. All site requirements and development standards of the Redmond Zoning Code shall apply to retirement residences.

5. Design and Development Standards.

6. Recorded Covenant and Conditions. An agreement in a form approved by the City shall be recorded as a covenant or other legally binding limitation on the use and intensity of the property and requiring compliance with the requirements of this section, including any requirements for set-aside units. This covenant or other legally binding limitation on the use and intensity of the property shall run with the land, shall be binding on the assigns, heirs and successors of the applicant, and shall be recorded in King County’s real property records before the use is occupied.

1. The application complies with the requirements of this section and the Zoning Code.

2. The design, scale, and appearance of the development is consistent with the character of the existing and planned neighborhood in which it may be located.

3. Adequate public facilities and services are available at the site to serve the development.

4. The development is located along a transit route that provides all day service, or the applicant is proposing to provide affordable transportation services to transport residents to the Redmond Senior and Community Center, library, shopping, medical services, and other basic needs. If the applicant is proposing to provide transportation services, the applicant shall provide those uses until all day public transit service is provided to the site. (Ord. 3220)

1. Support displaced businesses by providing additional options to remain in Redmond while searching for a new site.

2. Commercial businesses experiencing displacement may enter into a restricted lease agreement for co-location with a preexisting business.

1. The primary business must be located and operated in accordance with the Redmond Zoning Code or the regulations under which it was originally approved.

2. The primary and accessory uses and their operations must be compatible with one another.

3. The total floor area dedicated to accessory commercial must not exceed 25 percent of the combined gross floor area of the primary and accessory uses.

4. All operations by the accessory commercial must be compatible with the underlying zoning district and avoid impacting the standard operations of neighboring uses.

5. With the exception of signs, the site and building design must not be impacted or modified as a result of the co-location. Signs identifying the accessory commercial must be designed and located pursuant to RZC Chapter 21.44, Signs, for the underlying district and any preexisting sign programs for the location.

6. Permits for interior improvement and other co-location and operational limitations may also apply.

1. A written agreement with the City must be executed in advance of the co-location.

2. The lease terms must identify all of the following:

3. A copy of the executed lease and its successors must be maintained on file at the City. (Ord. 3220)

1. Applicability.

1. No adult entertainment facility shall be located closer than 825 feet to another adult entertainment facility whether such other facility is located within or outside the City limits.

2. No adult entertainment facility shall be located closer than 825 feet to any of the following zones or uses whether such zone or use is located within or outside the City limits:

1. The 825-foot buffer required by RZC 21.04.2030.B.1 shall be measured by extending a straight line from the nearest point on the property line of the lot containing the proposed adult entertainment facility to the nearest point on the property line of the lot containing the other adult entertainment facility.

2. The 825-foot buffer required by RZC 21.04.2030.B.2 shall be measured by extending a straight line from the nearest point on the property line of the lot containing the proposed adult entertainment facility to:

1. Conditional Use Permit Required. Any party proposing to locate an adult entertainment facility within 825 feet of any zone or use specified in RZC 21.04.2030.B, Separation Requirements, may do so only after obtaining a conditional use permit in accordance with RZC 21.76.070.K, Conditional Use Permit.

2. Special Notice Requirements. In addition to the notice requirements for conditional use permits, first class mailing of notice shall be made to all individuals owning or occupying property within 825 feet of the property for which the application is made. The applicant shall provide the name and addresses of all property owners and businesses within 825 feet of the property of the proposed location.

3. Criteria for Decision. The final decision on the request for a waiver of the separation requirements shall be made by the City Council upon the recommendation of the Hearing Examiner, based upon consideration of the following criteria:

1. The applicant shall comply with requirements set forth in RMC Chapter 7.04, Animal Control.

2. Development Criteria.

1. Minimum Lot Requirement. The minimum land area for an equestrian facility shall be no less than five acres. The required land area may be reduced or increased in the NR zone through a conditional use permit. The required land area will be based on how the proposal meets the intent of each of the requirements of this subsection.

2. Setback Requirements. All buildings used to house or train animals shall have a minimum setback of 50 feet from the nearest property line. Upon a written mutual agreement between property owners along a common interior lot line, areas for roaming or grazing, horse paddock areas and structures or pens may be permitted to extend into a common interior lot line; provided, that the structure or pen complies with all other setback regulations in that zone. Small tool sheds or other storage facilities similar to accessory structures for a primarily residential structure in the RA-5 and N-R zones shall have a minimum setback of five feet from the nearest property line. All other buildings shall meet the setback requirements of the zone in which they are located.

3. Odor and Sanitation. Stable manure shall not create a health hazard or an ongoing odor problem for neighboring properties. A plan for storage, reuse, or composting of manure shall be required that shows any or all of the following: use of absorbent bedding or odor-absorbing chemicals in stalls, the location, method of storage or composting proposals for waste materials, a schedule for manure removal, plans for use of manure as a fertilizer on the property including a proposed buffer area.

4. Pasturage/Paddocks/Exercise Facilities. The number of animals allowed to use pasturage shall be controlled to prevent overgrazing and erosion. If foals are to be kept at the facility, a sufficiently sized pasture area shall be available and used for extended periods of daily turnout of young animals. Setbacks or limited access may be required from streams. Paddock areas shall be designed to prevent erosion and cleaned as needed to prevent runoff of waste materials. Provision shall be made to properly exercise animals boarded in stalls; exercise wheels, paddocks for turnout, or an exercising schedule may be required.

5. Parking. A parking plan shall be submitted showing sufficient parking area or spaces to accommodate users, employees, visitors, or spectators. A ratio of one space for each five users, visitors, or spectators shall be required, including spectators for horse shows or similar events. In addition, the parking plan must delineate trailer parking area and an emergency access route.

6. Noise, Dust, Special Events. The use of public address systems to conduct instruction of the riders or announce at spectator events shall be controlled to prevent conflicts with nearby residential uses. In residential zones, limited hours of operation may be required for the use of the loudspeaker system and shall be consistent with the development regulations for noise. Cleanup shall be required after an event or show. The number of large special events may be limited under conditions of approval in the land use permit process.

7. Lighting. Parking lot lighting and lighting on structures or signs shall comply with the development regulations for lighting and signage and with the design standards of RZC Chapter 21.58, Community Design Standards.

8. Number of Animals. The planned maximum number of animals to be sheltered shall be indicated on the application. The City may lower this maximum if it cannot be shown that the development has adequate lot size and facility design to accommodate the planned number of animals in a fashion that ensures the neighboring residential properties will be minimally impacted with noise or odor problems. (Ord. 3220)

1. Applicable Codes. Bed and breakfast inns shall be considered transient facilities pursuant to WAC Chapter 246-360. Bed and breakfast inns must meet all applicable city, county, and state health and fire codes.

2. Employees. No more than two nonresident employees may be employed at the bed and breakfast inn. The owner and operator of the facility shall reside on site.

3. Home Based Business. Where a bed and breakfast inn is conducted as a home business, all standards in RZC 21.04.1150, Home-Based Businesses, must be met.

4. Conditions. The Administrator may impose additional conditions on the bed and breakfast inn in order to mitigate potential impacts that the operation might create. (Ord. 3220)

1. On May 21, 2015, the Washington State Supreme Court, in Cannabis Action Coalition v. City of Kent, 183 Wn.2d 219 (2015), held that consistent with former RCW 69.51A.140 (Chapter 181, Laws of 2011), cities may adopt zoning regulations regarding collective gardens including regulations which prohibit collective gardens.

2. During the 2015 Regular Session, the Washington State Legislature passed the Cannabis Patient Protection Act, 2SSB 5052 (Chapter 70, Laws of 2015) which, among other things, deleted RCW 69.51A.085, which authorizes collective gardens, effective July 1, 2016. Therefore, as of July 1, 2016, the state law authorizing collective gardens will no longer exist.

3. Consistent with state law, collective gardens are not allowed within the City.

1. Cannabis production, cannabis processing, and cannabis retail uses are allowed uses within the City where in compliance with state law and regulation and this chapter.

2. No cannabis producer or cannabis processor shall locate within 1,000 feet, measured in the manner set forth in WAC 314-55-050(10), from any of the following uses in existence at the date of application to the City and as defined in WAC 314-55-010 as of the date of adoption of RZC Chapter 21.04:

3. No cannabis retailer shall locate within 1,000 feet, measured in the manner set forth in WAC 314-55-050(10), from any of the following uses in existence at the date of application to the City and as defined in WAC 314-55-010 as of the date of adoption of this chapter:

4. No cannabis retailer shall locate within 100 feet, measured in the manner set forth in WAC 314-55-050(10), from any of the following uses in existence at the date of application to the City and as defined in WAC 314-55-010 as of the date of adoption of this chapter:

1. Commercial Day Care Centers (Residential Zones).

1. They are confined within the garage of a multistory building of at least three stories; and

2. The drive-through lanes provide a queuing length adequate to serve peak demand without overflowing onto public sidewalks or streets, as determined by a professional traffic engineer and approved by the City.

1. One individual fixed seat; or

2. A length of 18 inches on a pew or bench; or

3. A measurement of seven square feet per person for the area seating the general assembly with movable chairs or other portable seating fixtures. The total area includes aisle space, but excludes areas such as stage and podium areas, space for musical instruments, and lobbies.

1. Lighting for parking lot areas, structures, statuary and signage shall comply with the development regulations for parking, lighting and signs, and the design standards of RZC Chapter 21.58, Community Design Standards.

2. In no event shall parking be in excess of one space per three seats in a residential zone.

3. The storage of buses or vans over 10,000 pounds gross weight is permitted on site under the following conditions:

4. Faith-Based Organizations Within Shorelines. Within the Shoreline Jurisdiction, site development shall comply with the general standards of the zone in which it is located, except as otherwise provided in RZC 21.04.2130.D. The maximum building height, exclusive of symbolic icons mounted on the rooftop, is 35 feet. An additional building height allowance of 15 feet is allowed for symbolic icons located on the building (SMP).

5. A traffic mitigation plan shall be submitted for approval by the City. The plan shall address traffic control, parking management (including the mitigation of overflow parking into adjoining residential areas), and traffic movement to the arterial street system. In addition to on-site parking requirements, parking in excess of the maximum may be permitted on existing off-site satellite parking lots, subject to City approval of a joint use agreement. Off-site parking in residential zones shall be limited to lots shared with existing institutional uses, such as schools.

6. The maximum height for separate structures on site, such as symbolic icons, shall be 15 feet. The maximum building height, based on the zone in which the building is located, may be exceeded by 15 feet for the installation of religious icons on the building.

7. The proposed structure(s) shall comply with the applicable design criteria contained in RZC Chapter 21.58, Community Design Standards, for the zone in which the use is located.

8. Additional standards are applicable to the use. The underlying zoning and size of the structures shall determine which additional criteria shall apply. The additional criteria for residential zones can be found below, depending on seating capacity.

9. 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.

1. Faith-based organizations with a seating capacity of less than 250 seats:

2. Faith-based organizations with a seating capacity of between 250 to 750 seats:

3. 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.

4. Institutions with a seating capacity greater than 7,500 seats shall be located adjacent to at least one collector, minor, or principal arterial. (Ord. 3220)

1. A Type II permit is required.

2. Food truck courts may be used for pop-up retail, kiosks, and other temporary uses including seasonal sales (pumpkins, trees, etc.).

3. Events, including but not limited to concerts, farmers’ markets, and flea markets, are allowed.

1. A site plan must be approved pursuant to RZC Chapter 21.76.

2. The number of spaces available for food trucks must be identified on the site plan.

3. Food truck locations, drive aisles, and seating areas shall be designed and constructed in such a way that all areas can be accessed by emergency vehicles.

4. Seating area with tables and chairs – one table per truck minimum with at least four chairs (or seating spaces if a picnic table or similar) per table.

5. Event Spaces. The site plan may include the option of identifying a location and size for a temporary or permanent stage and other event space and size. If planning for events the following requirements shall apply:

1. Electrical hookups must be provided to each food truck.

2. At least one water tap must be provided and accessible to food trucks.

3. Permanent restrooms facilities that comply with Health Department standards and accessibility standards. Facilities may be shared with permanent on-site structure if there is capacity.

4. Permanent parking facilities must be provided: minimum of three parking stalls, including one van-accessible ADA stall.

1. Mobile food court operators shall be responsible for properly disposing of refuse, recycling, trash, and litter generated by operations of the food trucks as would any business and shall have a contract for refuse and recycling removal.

2. All food truck court operators are responsible for all lessee operations and ordinance compliance and are held responsible for all infractions.

1. Help prevent and minimize unnecessary risk to the public health, safety, and welfare due to hazardous liquid pipelines;

2. Minimize the likelihood of accidental damage to hazardous liquid pipelines;

3. Avoid exposing land uses with high on-site populations that are difficult to evacuate and land uses that serve emergency functions to risk of injury or damage in the event of a pipeline failure;

4. Help reduce adverse impacts in the event of a pipeline failure;

5. Supplement existing federal and state regulations related to hazardous liquid pipeline corridor management.

1. Applicants shall show the hazardous liquid pipeline corridor and applicable setbacks on site plans and subdivision plats for proposed development on properties to which this chapter applies. Modifications to existing structures that do not involve landfilling or excavation on site or changes to off-site improvements are exempt from this requirement.

2. All other applicable development application submittal requirements apply; see RZC 21.76.030, Application Requirements.

1. Hazardous Liquid Pipeline Corridor (“Corridor”). No landfilling or excavation and no construction or expansion of structures is allowed within the corridor.

2. Areas Along the Hazardous Liquid Pipeline Corridor.

3. Exemptions. The Administrator can, when deemed necessary by the Administrator, exempt trails, streets and utilities identified in currently adopted plans, such as the Comprehensive Plan, Transportation Improvement Plan, Water System Plan, or General Sewer Plan, from RZC 21.04.2150.D.1 and D.2. Trails, streets, and utilities proposed to use this exemption shall be designed to minimize potential conflict with the hazardous liquid pipeline to the maximum extent feasible.

The Administrator can, when deemed necessary by the Administrator, require applicant to provide written approval from the pipeline owner(s) for the proposed structures, construction, and maintenance operations prior to the City’s permit issuance.

4. Emergency Work. In the event of any emergency in which a hazardous liquid pipeline breaks, is damaged, or is otherwise in such a condition as to immediately endanger the life, health, safety, or property of any person, the hazardous liquid pipeline operator shall not be required to comply with this chapter or obtain permits prior to taking corrective action. The hazardous pipeline operator shall, however, notify the City Public Works Director by telephone immediately upon learning of the emergency or, if the emergency occurs outside of the City’s normal business hours, immediately upon the commencement of the next business day during which the Redmond City Hall is open for business. The hazardous liquid pipeline operator shall also apply for all required permits not less than the second succeeding business day during which the Redmond City Hall is open for business.

5. Setback Protection. Setbacks shall be identified and protected during construction by placement of a temporary barricade and on-site notices. Barricades and on-site notices are subject to review by the Administrator.

6. Reasonable Use Provision. The required setback from the hazardous liquid pipeline corridor shall not deny all reasonable economic use of property. An applicant who believes that the required setback does deny all such use may apply for a reasonable use exception under RZC 21.76.070.U, Reasonable Use Exception (Critical Areas/Hazardous Liquid Pipelines).

1. High Consequence Land Uses.

2. Other Development in the Willows/Rose Hill and Grass Lawn Neighborhoods.

3. Location. All land use permits issued for properties that are contiguous to a hazardous liquid pipeline corridor shall be conditioned upon notification of utilities through the one-call locator service prior to commencement of any of the permitted work. (Ord. 3220)

1. Incidental Use.

2. Primary Use.

1. Create an attractive and economically healthy community by allowing for outdoor retail display as an accessory use to a permitted use.

2. Provide economic opportunities for existing businesses while encouraging pedestrian activity in commercial areas.

3. Create safe and attractive walkways within nonresidential zones and mixed-use zones and control of storage or display of materials to allow the minimum amount necessary to encourage quality development and avoid creation of a nuisance.

4. Protect parking areas and walkways from encroachment and impacts of outdoor storage.

5. Ensure that adequate opportunity is allowed for the outdoor storage of vehicles and materials in residential zones while not impacting the character and uses intended for those zones.

1. Parking lots covered by RZC 21.40.010, Vehicle Parking;

2. RV parking and storage covered by RZC 21.40.010.G, Parking and Storage of Recreational, Utility, and Commercial Vehicles and Vessels in Residential Neighborhoods; and

3. Outdoor storage associated with emergency situations such as utility repairs; and items stored on a site during construction.