Redmond City Zoning Code

A. Purpose. The purpose of RZC 21.17.010 is to ensure that public facilities and services necessary to support development are adequate or will be provided in a timely manner consistent with the Public Facilities and Services planning goal of the Washington State Growth Management Act, as amended, and the policies of the Redmond Comprehensive Plan by:

1. Specifying the on-site and off-site facilities and services that must be in place or otherwise assured of timely provision before development.

2. Allocating the cost of those facilities and services based upon the extent to which the development contributes to the need for such facilities and services.

3. Providing a mechanism to relate development standards and other requirements of the RZC to:

a. Adopted service level standards for public facilities and services.

b. Procedural requirements for phasing development projects to ensure that services are provided as development occurs.

c. The review of development permit applications.

1. All new development proposals, including any use, activity, structure, or division of land allowed by the RZC or the Redmond Municipal Code that requires City of Redmond approval, shall be adequately served by the following facilities and services prior to the time of occupancy, recording, or other land use approval, as further specified in this chapter:

a. Sewage disposal.

b. Water supply.

c. Surface water management.

d. Streets, sidewalks, trails, and access.

e. Fire protection service.

2. All improvements, dedications, or property transfers required under this chapter shall meet the following requirements:

a. The impacts of the development must contribute to the need for the required improvement, dedication, or transfer.

b. The required improvement, dedication, or transfer must alleviate or mitigate the need created by the development.

c. The required improvement, dedication, or transfer must be related in nature and extent to the impact of the development; i.e., it must be roughly proportional to the impact of the development.

3. The decision maker may waive required improvements, dedications or property transfers if it determines that any of the requirements in RZC 21.17.010.B.2.a, B.2.b or B.2.c are not met; or

a. If constructed, the use or operation of the improvements would decrease public safety; or

b. The improvement is planned to be improved as a whole through a fully funded capital improvement project programmed by the City, county or state; and

i. The developer contributes to the cost of the improvement through payment of impact fees or other payment based on the impacts of the development; and

ii. The property owner signs a covenant not to oppose formation of a local improvement district (LID) for the planned improvement.

C. Certificates of Water and Sewer Availability Outside City Limits. Whenever the City agrees to provide water or sewer service to development outside of the City limits, a certificate of water or sewer availability will be issued.

1. All uses and development shall be served by an adequate public water supply system, including both supply and distribution, and an adequate public sewage disposal system, including both collection and treatment facilities, that meet the requirements of RZC 21.17.010.

2. A public water system is adequate for a use or development proposal if the following requirements are met:

a. For the issuance of a building permit, preliminary plat approval or other land use approval, the applicant must demonstrate the following:

i. The proposed development can be connected to the City’s water supply system or another system approved by the City.

ii. The water supply system can supply sufficient flows to serve the proposed uses and their needed fire flows.

iii. The water supply system has sufficient storage capacity to serve the proposed uses and their needed fire flows.

b. The decision maker shall review the proposed water supply system and, if the system meets the requirements of RZC 21.17.010, approve the water system. The decision maker can condition its approval and require on-site and off-site improvements or contributions to off-site improvements to ensure the requirements of RZC 21.17.010 are met. These improvements include, but are not limited to:

i. The construction of mains in all public and private streets or utility easements within and adjacent to the proposed development.

ii. The construction of mains through the development to adjacent properties to provide for a well-gridded water system, and allow adjacent properties to connect to and extend the water system.

iii. The construction of off-site improvements needed to:

A. Connect to the existing system.

B. Provide the storage and flows needed to meet the level of service standards and the requirements of the Water System Plan.

C. Provide the storage and flows needed to meet the water demands generated by the proposed development.

D. Provide the storage and flows needed to supply the fire flows needed to serve the development.

iv. The construction of pressure-reducing valves and similar appurtenances to provide pressure zone separation in the distribution system.

v. The construction of pump stations needed to serve the development if it is in a special pressure zone. This will only be required or allowed in accordance with designated permanent pump stations listed or shown in the current Water System Plan.

vi. The construction of replacements or improvements to existing facilities in order to maintain an established level of service for water system demand and fire flow to the development.

vii. The construction of replacements or improvements to existing off-site facilities to the extent that the new development would cause the level of service for existing customers to drop below existing standards.

viii. The transfer or dedication of easements or land needed for the construction and maintenance of water system improvements.

3. A public sewage disposal system is adequate for a use or development if the following requirements are met:

a. For the issuance of a building permit for a new structure that requires sewage disposal, preliminary subdivision approval, short plat approval, binding site plan approval, site plan entitlement approval, or other land use approval:

i. The site shall be connected to the City’s sewage collection system in compliance with the General Wastewater Plan, or its successor.

ii. The disposal system has been approved by the decision maker as being consistent with applicable state and City policies, regulations, design and operating guidelines.

b. The decision maker can condition its approval and require on-site and off-site improvements or contributions to off-site improvements to ensure the requirements of RZC 21.17.010 are met. These improvements include, but are not limited to:

i. The construction of mains in all public and private streets or utility easements within and adjacent to the proposed development.

ii. The construction of mains through the development to serve the lots and buildings within the development and to adjacent parcels to allow adjacent properties to connect to and extend the sewer system.

iii. The construction of off-site improvements needed to connect to the existing system and to provide collection capacity needed to meet the level of service standards and the anticipated demand from the service area.

iv. The construction of wastewater pump stations needed to serve the development because of topographical considerations. This will only be required in accordance with or allowed with designated wastewater pump stations listed or shown in the current General Wastewater Plan, or its successor.

v. The construction of replacements or improvements to existing facilities in order to maintain established level of service for wastewater discharge from the service area.

vi. The construction of replacements or improvements to existing off-site facilities to the extent that the new development would cause the level of service for existing customers to drop below existing standards.

vii. The transfer or dedication of easements or land needed for the construction and maintenance of sewer system improvements.

c. From January 1, 2025, new development that generates wastewater demand in the City Center basin is limited to 3,758 dwelling units and 2,876,000 square feet of commercial square footage, or a combination of dwelling units and commercial square footage that generate an equivalent amount of wastewater demand. The City can approve development in excess of this limit if the applicant demonstrates that the wastewater demand generated by their project will not result in an increase in manhole surcharging during the 100-year peak flow event. This subsection expires when the City updates the General Wastewater Plan to incorporate the results of an alternatives analysis for the City Center basin to accommodate growth anticipated through 2050.

4. A private sewage collection and disposal system meets the requirements of this subsection where all of the following requirements are met:

a. The system will serve one single-family residence developed at an average density of one dwelling unit per acre or less.

b. The zoning district in which the single-family residence will be located has a maximum density of one dwelling unit per acre or less.

c. The Seattle-King County Department of Public Health, or its successor, has approved the private sewage collection and disposal system as meeting all of the Department’s applicable requirements.

5. For final inspection approval for a building, the issuance of a certificate of occupancy for a building, or approval of a change of use; the approved connections to the City water system and any system improvements needed to adequately serve the proposed building or use and the approved sewage disposal system required in RZC 21.17.010.D.1, D.2, and D.3 or D.4 shall be installed to serve each building or lot.

6. Before recording a final plat, a short plat, or a binding site plan: either the approved connections to the City water system and any system improvements needed to adequately serve the proposed building or use and the approved public sewage disposal system required in RZC 21.17.010.D.2 and D.3 or D.4 shall be installed to serve each lot, or a performance guarantee complying with the requirements for subdivisions, short subdivisions, or binding site plans shall be used to guarantee the future installation of the approved public sewage collection system. The performance guarantee may be assigned to the City to assure the construction of the required facilities if the system is not otherwise constructed to City standards as required by City performance guarantee requirements.

7. For the issuance of a building permit, site plan approval, or changes in use, any sewage pretreatment or treatment facilities required by any government agency shall be provided at occupancy. The property owner and occupant shall maintain and operate the pretreatment facility for the life of the use.

E. Surface Water Management. All new development shall be served by an adequate surface water management system complying with the policies of the Comprehensive Plan and meeting the requirements of RMC Chapter 15.24, Clearing, Grading, and Stormwater Management, and the Stormwater Technical Notebook. Such systems include facilities that first, reduce the volume of runoff from leaving developed sites by infiltrating stormwater. Most systems then also require flow control and treatment facilities to manage the remaining volume of stormwater runoff.

1. Areas for On-Site Stormwater Infiltration Facilities (Minimum Requirement No. 5). In accordance with RMC 15.24.080(G), the installation of on-site stormwater infiltration facilities is required where feasible for all sites Citywide. Early in the planning process, it is important to identify areas where this requirement may be met. For planning purposes, during preliminary site design and prior to site land entitlement, development projects shall identify potential areas for on-site stormwater management infiltration as required by Minimum Requirement No. 5 in RMC 15.24.080(G), and in accordance with standards found in the Stormwater Technical Notebook. Depending on site conditions and the type of facilities selected, the actual area required for infiltration facilities may be less or greater than these initial estimated areas. During land use entitlement, the applicant may use site-specific hydrologic modeling to provide more specific information detailing how the site will meet Minimum Requirement No. 5 requirements. If not determined during land use entitlement, the actual areas required for on-site infiltration facilities shall be determined by modeling and engineering information provided during coordinated civil review. Infiltration facilities may be co-located with building setbacks, landscaping areas, and open spaces. Structures that accommodate the infiltration of stormwater into the ground are allowed within infiltration areas. Infiltration facilities may be placed beneath impervious surfaces. Above-ground and below-ground structures that reduce the opportunity to infiltrate stormwater into the ground or prevent maintenance of infiltration facilities are prohibited within infiltration areas. Infiltration facilities may not be located within fish and wildlife habitat conservation areas, wetlands, geologically hazardous areas, or their buffers.

2. Areas for Stormwater Runoff Management Facilities (Minimum Requirements No. 6 and No. 7). Precipitation that does not infiltrate into the ground, flows overland and becomes stormwater runoff. In accordance with RMC 15.24.080(H) and (I), stormwater runoff treatment and flow control is required in order to reduce erosion, flooding and water quality impacts. In addition to areas for on-site stormwater infiltration facilities, most development sites will require additional areas for the construction of runoff flow control and treatment facilities as described in the Stormwater Technical Notebook. Sites served by regional stormwater facilities (RMC Chapter 13.20) may meet these requirements by paying a fee in lieu of having to construct flow control and runoff treatment facilities.

3. Stormwater Management Requirements Within Specific Locations in Redmond. The Stormwater Technical Notebook details information regarding the on-site stormwater infiltration, flow control, and treatment requirements that apply in specific areas of Redmond. This information should be consulted during preliminary site design.

F. Adequate Streets, Sidewalks, and Trails. Except as provided in RZC 21.17.010.B.3, it shall be a condition of approval for development permits that public improvements, including paving, curbs, sidewalks, storm drainage, street lights, and underground utilities (except as provided for in RZC 21.17.020), conforming to the standards adopted by the Technical Committee shall be installed by the applicant prior to final approval or occupancy as follows. The construction of new or remodeling of accessory dwelling units shall be exempt from RZC 21.17.010.F, as well as the teardown and rebuild of an existing single-family home, except where public street improvements and/or sidewalks are already in place, soon to be installed by others, or in construction adjacent to or near the subject parcel to maintain and provide continuity of safe motorized and nonmotorized connectivity.

1. RZC 21.17.010.F shall apply to:

a. New commercial, industrial or residential construction (multifamily, middle housing on infill lot, and new single-family home on vacant lot).

b. New subdivisions and short subdivision.

c. Dedication of private streets.

d. Remodeling or additions to existing commercial, industrial, or multifamily residential buildings or conversions to these uses that increases gross floor area by 20 percent or greater, or any alterations or repairs which exceed 100 percent of the value of the previously existing structure.

2. All new uses or development shall be served by adequate streets, sidewalks, and trails. Street improvements shall as a minimum include half the street abutting the property, but may extend to full street improvements to ensure safe movement of vehicles, bicyclists, or pedestrians. Additional construction may also be required beyond the property frontage to the minimum extent to ensure safe movement of vehicles, bicyclists, or pedestrians, to ensure safe walking conditions for students who walk to and from school, or to connect with nearby improvements within one-tenth of a mile. Streets, sidewalks, and trails are adequate if all of the following conditions are met:

a. The development’s traffic impacts on surrounding public streets are acceptable under the level-of-service standards and the compliance procedures in RZC Chapter 21.52, Transportation Standards.

b. The construction requirements of RZC 21.52.030, Street and Access Standards, are met.

c. The proposed development and the traffic, pedestrians, and bicyclists generated by or attracted to the development will not create safety hazards on nearby streets and sidewalks or those hazards will be corrected by the applicant.

d. All pedestrian and bicycle facilities shown in the Comprehensive Plan, Transportation Master Plan, PARCC Plan, or Redmond Zoning Code on or adjacent to the development are constructed and dedicated or transferred to the City.

e. Other public improvements may be required by the RZC as part of street improvements for development. These may include, but are not limited to, sidewalks, street lights, landscaping, street trees, pedestrian and equestrian paths, curb ramps, safety railings, guard rails, traffic calming measures, and transit and bicycle facilities.

f. The proposed circulation system of a proposed subdivision, short subdivision, or binding site plan shall intersect with existing and anticipated streets abutting the site at safe and convenient locations, as determined by the decision maker.

g. Every lot upon which one or more buildings are proposed to be erected, or a traffic-generating use is proposed to be established, shall establish safe access as follows:

i. Safe passage from the street right-of-way to building entrances for transit patrons and other pedestrians, in accordance with the requirements of RZC Chapter 21.58, Community Design Standards.

ii. Direct access from the street right-of-way, fire lane, or a parking space to any part of the property as needed to provide public services in accordance with adopted standards (e.g., fire protection, emergency medical service, mail delivery, and trash collection).

iii. Direct access from the street right-of-way, driveway, alley, or other means of ingress and egress approved by the City of Redmond to all required off-street parking spaces on the premises.

a. Required Location and Installation. As development occurs, sidewalks, walkways, trails, bikeways, bike lanes, bicycle routes or other nonmotorized connections shall be provided and installed within public rights-of-way or easements that guarantee public access. Trails, walkways, and bikeways shall follow the routes shown in the Comprehensive Plan, but may vary if connections between points are maintained. In determining the location of walkways, trails, bikeways, bike lanes, and bicycle routes, the following factors shall be considered in determining requirements for and locations of required improvements:

i. Compliance with the Comprehensive Plan, including the Transportation Master Plan;

ii. The need to improve access to public facilities;

iii. The need to connect a development with various ways, such as streets, trails, bikeways, and walkways;

iv. The need to provide access between developments and uses;

v. Compliance with standards in RZC 21.17.010.F.2;

vi. Need for sidewalks on both sides of a street;

vii. The feasibility of constructing the facility in the proposed route;

viii. Compliance with Appendix 2, Construction Specification and Design Standards for Streets and Access; and

ix. Compliance with RZC Chapter 21.08, Neighborhood and Mixed-Use Regulations, RZC Chapter 21.10, Downtown Regulations, RZC Chapter 21.12, Overlake Regulations, and RZC Chapter 21.13, Marymoor Village Regulations.

4. The renewal of permits or the issuance of a new permit for existing uses constitutes a new development proposal only if it will generate additional traffic above that currently generated by the use.

5. The decision maker shall review the proposed transportation improvements and, if the improvements meet the requirements of RZC 21.17.010, approve them. The decision maker can condition its approval and require on-site and off-site improvements or contributions to off-site improvements to ensure the requirements of RZC 21.17.010 are met.

1. All new developments shall be served by adequate fire protection. This requirement shall be met if:

a. The site of the proposed development is served by a water supply system that provides the required minimum fire flow.

b. The site of the proposed development is served by a street system or fire lane system that provides life safety/rescue access.

c. The site of the proposed development and any proposed buildings meet the fire protection requirements for buildings in RMC Chapter 15.06, Fire Code.

d. Emergency access easements needed to maintain required emergency access and fire lane systems are created and recorded.

2. The decision maker shall review the proposed fire improvements and, if the improvements meet the requirements of RZC 21.17.010, approve them. The decision maker can condition its approval and require on-site and off-site improvements or contributions to off-site improvements to ensure the requirements of RZC 21.17.010 are met.

1. The Public Works Department, or its successor, shall prepare and approve:

a. Design standards, construction specifications, and construction details for water systems, sewer systems, stormwater systems, streets, sidewalks, bikeways, and other ways.

b. Construction and as-built drawing formats and content requirements.

2. For any facilities to be dedicated or transferred to the City of Redmond or required under the RZC, the person constructing the facility shall submit construction drawings to the Public Works Department for approval before construction of the improvements.

3. For any facilities to be dedicated or transferred to the City of Redmond or required under the RZC, the person constructing the facility shall submit as-built construction drawings to the Public Works Department for approval after the facilities are built and before the improvements are accepted. (Ord. 2652; Ord. 2662; Ord. 2803; Ord. 2858; Ord. 2978; Ord. 3186; Ord. 3220)

21.17.020 Electrical Equipment and Wiring.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Purpose. The purpose of RZC 21.17.020 is to ensure the placement of utilities underground in order to:

1. Eliminate safety issues caused by damaged overhead lines;

2. Reduce the number of service interruptions caused by storms;

3. Remove utility poles which are a hazard along streets; and

4. Improve the appearance and aesthetics of the public ways.

1. Existing aerial wiring shall be relocated underground and new facilities installed underground within a property and within the public right-of-way abutting the property when one or more of the following occurs:

a. Subdivisions are developed;

b. Short subdivisions are developed;

c. Local improvement districts and utility local improvement districts are developed;

d. Street or utility improvements are undertaken, except for those associated with middle housing development and single-family homes on infill lots;

e. Binding site plans are developed;

f. New commercial, industrial, or multifamily residential buildings are constructed;

g. Remodeling or additions to existing commercial or industrial buildings, or conversions to these uses that increase gross floor area by 50 percent or more, or any alterations or repairs which exceed 100 percent of the value of the previously existing structure, and to multifamily residential buildings whenever any alterations or repairs exceed 100 percent of the value of the previously existing structure; or

h. Building complexes or other projects are developed and are of a size to warrant undergrounding.

2. Wiring for electrical, communication, and other purposes serving a building or property shall be relocated or placed underground from the point of primary distribution to within a property when one of the following occurs:

a. The overhead electrical, communication, and primary utility distribution facilities are relocated underground;

b. Remodeling or additions to existing commercial or industrial buildings or conversions to these uses takes place;

c. The electrical service panel within a structure, or the service lines to the structure, are upgraded or modified; or

d. Construction of new single-family or middle housing residences, including teardown and rebuild of an existing single-family home, or remodeling or additions to any type of existing residential building that increases gross floor area by 20 percent or more, or any alterations or repairs which exceed 100 percent of the value of the previously existing structure.

3. All new equipment related to the provision of electrical service, communications, or other utilities, except transformers, switch cabinets, traffic signal cabinets, and street lighting cabinets, shall be installed in one of the following locations:

a. Underground;

b. Inside a building;

c. In a service alley;

d. Immediately adjacent to a building and screened from view; or

e. In a landscape area and screened from view.

The decision maker may approve an alternate location if an applicant demonstrates that the equipment cannot be placed in any of the above locations.

4. All existing aboveground equipment related to the provision of electrical service, communications, or other utilities, except transformers, switch cabinets, traffic signal cabinets, and street lighting cabinets, shall be relocated and placed within one of the locations described in RZC 21.17.020.B.3 whenever any of the conditions set forth in RZC 21.17.020.B.1 or B.2 are present.

5. Traffic signal cabinets and street lighting cabinets shall be placed within the street furnishings zone where this zone exists or in a less conspicuous or other alternate location when all operational and maintenance needs of the City of Redmond and other utilities related to safety, access and visibility are met. The street furnishings zone is described in the Transportation Master Plan and consists of a hard surface area between the sidewalk and curb in which trees, benches, trash receptacles, and other street furniture serving pedestrian needs are placed.

6. Where the decision maker has determined that interim street improvements are adequate as provided in RZC 21.52.030, Street and Access Standards, the requirement to underground distribution facilities may be temporarily waived.

C. Overhead Facilities Prohibited. As overhead communication, electrical, and utility facilities are relocated underground, persons and businesses served by such facilities shall relocate all overhead connections underground and connect to the new underground facilities within 90 days of the date of undergrounding completion.

D. Property Owner’s Responsibility for Rewiring. The property owner is responsible for providing all labor and materials for any required rewiring and relocation of existing facilities between primary relocation and the point at which secondary service is received on the customer’s premises. The property owner shall also provide necessary occupancy rights and easements for transmission facilities and maintenance.

E. Construction Specifications. The design and construction specifications for underground facilities covered by RZC 21.17.020 shall be subject to approval by the Director of Public Works.

F. Exemptions. The requirements of RZC 21.17.020 shall not apply to electrical distribution substations nor to electrical lines of greater than 50 kV capacity unless it can be shown that the undergrounding of these lines has become economically feasible. RZC 21.17.020 shall also not apply where the utility demonstrates that its facilities will not function properly if located underground or cannot be maintained properly if so located. (Ord. 2652; Ord. 2662; Ord. 3186; Ord. 3220)

21.17.030 Requests to Modify or Rescind Requirements.

This section was recently amended by Ordinance 3186, codified in May 2025.

1. An applicant may request that the decision maker modify or rescind a required improvement, dedication, or transfer if the requirement does not meet all of the provisions of RZC 21.17.010.B.2.

2. The applicant shall explain what condition justifies the modification or rescission. The request shall be made in writing and be made no later than the end of the appeal period for the approval that imposes the required improvement, dedication, or transfer.

3. The decision maker shall adopt written findings and conclusions documenting its decision to approve or deny the request. The findings and conclusions shall document whether (a) the development contributes to the need for the required improvement or dedication and (b) the required improvement or dedication is roughly proportional to the impact from the development. The decision maker shall consider whether credits, latecomer’s fees, or other measures can be used to modify the required improvement, dedication, or transfer so that it is roughly proportional to the impact from the development.

4. As a condition of approving an exception, the decision maker may require:

a. Those dedications or improvements necessary to mitigate the impacts of the development; and

b. The applicant to furnish and implement an interim improvement plan to mitigate the impacts of the development. Any interim improvement plan may include a covenant consenting to formation of a local improvement district and a plan for the installation of improvements that will bring the facility up to the adopted level of service standards. Any requirement to prepare an interim plan shall be proportionate to the scale of the proposed development. (Ord. 2662; Ord. 3186)

21.20.010 Purpose.

This section was recently amended by Ordinance 3186, codified in May 2025.

The purpose of this chapter is to:

A. Implement the responsibility of the City under the state Growth Management Act to provide for housing opportunities for all economic segments of the community.

B. Help address the shortage of housing in the City for persons of low and moderate incomes, helping to provide opportunities for low- and moderate-income persons who work in the City to live here, rather than in locations distant from employment that contribute to increased length and number of vehicle trips.

C. Help facilitate an adequate affordable housing supply in the City by offsetting the pressure on housing costs resulting from high job growth and construction of high-end housing.

D. Preserve and create opportunities for affordable housing as the City continues to grow.

E. Encourage the construction of housing that is affordable to seniors of Redmond. (Ord. 3186; Ord. 3220)

21.20.020 Applicability.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. This chapter applies to:

1. All new residential and mixed-use developments;

2. All new senior housing developments and congregate care dwelling units, not including nursing homes.

B. Payment in lieu applies to qualifying developments in the Neighborhood Residential Zone as defined in RZC 21.20.060.A.1.b. (Ord. 2753; Ord. 3186; Ord. 3220)

21.20.030 General Requirements and Incentives.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Pursuant to RCW 36.70A.540, the City finds that the higher income levels specified in the definition of “affordable housing” set forth in the definitions section of this Zoning Code are necessary to address local housing market conditions in the City. The income levels specified in the definitions section of this Zoning Code are used in lieu of the “low-income household” income levels set forth in RCW 36.70A.540.

B. Certain provisions in RZC 21.20.030 such as affordability levels, quantity of required affordable housing units, payment in lieu obligations, development unit count thresholds for applicability of affordable housing requirements, bonuses, and other considerations, may not apply or may be superseded as otherwise specified in RZC Chapter 21.20, Affordable Housing, or RMC Chapter 3.38, Multifamily Housing Property Tax Exemption.

C. Unless superseded in RZC Chapter 21.20, Affordable Housing, or elsewhere in the Redmond Zoning Code, at least 10 percent of the units in new housing developments in those areas specified in RZC 21.20.020, Applicability, of 10 units or greater must be affordable housing units made affordable to households earning up to 80 percent AMI, adjusted for household size. RZC Chapter 21.20 requirements pertaining to affordable unit household earnings must be adjusted for household size.

D. There are no bonus market rate units or density bonuses for affordable housing units unless otherwise specified.

E. Reserved.

F. Rounding. The number of required affordable housing units is determined by rounding fractional numbers up to the nearest whole number from 0.5. Certain provisions in RZC 21.20.030 on rounding may not apply or may be superseded as otherwise specified in RZC Chapter 21.20, Affordable Housing, or RMC Chapter 3.38, Multifamily Housing Property Tax Exemption.

G. Reserved.

H. Reserved.

I. Depending on the level of affordability provided, the affordable housing units may be eligible for the transportation impact fee exemptions described in RMC 3.10.105.

J. Multifamily properties providing affordable housing may be eligible for property tax exemption as established in RMC Chapter 3.38.

K. Measurement in square feet of floor area of all affordable units is defined by the gross leasable area within the unit.

L. Accessory dwelling units (ADUs) may be used to meet the requirements of RZC 21.20.030 in the Neighborhood Zones; provided, that the ADU is at least 900 square feet. (Ord. 2733; Ord. 2803; Ord. 2883; Ord. 2958; Ord. 2978; Ord. 3186; Ord. 3220)

21.20.040 Implementation Provisions.

This section was recently amended by Ordinance 3186, codified in May 2025.

The following requirements must be met for all affordable housing units created through any of the provisions of RZC Chapter 21.20, Affordable Housing:

A. Affordable housing units that are provided under RZC 21.20.040 must remain as affordable housing for a minimum of 50 years from the date of initial owner occupancy for owner-occupied affordable housing units and for the life of the project for renter-occupied affordable housing units. At the sole discretion of the Administrator, a shorter affordability time period, not to be less than 30 years, may be approved by the City for owner-occupied affordable housing units, in order to meet federal or state financial underwriting guidelines.

B. Prior to the issuance of any permit(s), the Administrator will review and approve the location and unit mix of the affordable housing units consistent with the following standards:

1. The location of the affordable housing units must be approved by the Administrator, with the intent that they generally be intermingled with all other dwelling units in the development.

2. The tenure of the affordable housing units must be proportionally the same as the tenure for the rest of the housing units in the development. “Tenure,” for the purposes of RZC 21.30.040, refers to whether the units are owner-occupied or renter-occupied.

3. The affordable housing units must consist of a mix of number of bedrooms that is generally proportionate to the bedroom mix of units in the overall development.

4. The affordable housing units must consist of a mix of housing structure types that is generally proportionate to the mix of housing structure types in the overall development. However, the Administrator has the discretion to approve proposals for the use of cottages, duplexes, triplexes, and other housing structure types to meet the requirements of RZC 21.20.040.

5. The size of the affordable housing units, if smaller than the other units with the same number of bedrooms in the development, must be approved by the Administrator. In general the affordable housing units may be as small as 500 square feet for a studio unit, 600 square feet for a one bedroom unit, 800 square feet for a two bedroom unit, or 1,000 square feet for a three bedroom unit. However, the Administrator has the discretion not to approve proposals for smaller units based on the criteria that rooms within the units provide adequate space for their intended use.

6. The exterior materials and design of the affordable housing units must be comparable with the other dwelling units in the development, with similarity in building finishes, rooflines and landscaping. The interior finish, durability and quality of construction of the affordable housing units must at a minimum be comparable to entry level renter-occupied or owner-occupied housing in the City. The affordable housing units must include water- and energy-saving fixtures and support potential electrification hook-ups if the other dwelling units in the development contain those fixtures and potential hook ups.

7. The affordable housing units must consist of a mix of a number of bedrooms that is generally proportionate to the bedroom mix of units in the overall development.

C. Construction of the affordable housing units must be concurrent with construction of market-rate dwelling units unless the requirements of RZC 21.20.040 are met through RZC 21.20.050, Alternative Compliance Methods. The affordable housing agreement provided for in RZC 21.20.080 must include provisions describing the phasing of the construction of the affordable units relative to construction of the overall housing. This can allow for sequencing of construction of the affordable units to be interspersed with construction of the overall housing units.

D. The City reserves the right to establish in the affordable housing agreement referred to in RZC 21.20.080, monitoring fees for the affordable housing units, which can be adjusted over time to account for inflation. The purpose of any monitoring fee is for the review and processing of documents to maintain compliance with income and affordability restrictions of the affordable housing agreement. (Ord. 3186; Ord. 3220)

21.20.050 Alternative Compliance Methods.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. While the City strongly prefers to achieve affordable housing on site, the Administrator may approve a request for satisfying all or part of the affordable housing requirements with alternative compliance methods proposed by the applicant, if they meet the intent of RZC 21.20.050.

B. The project proponent may propose one or more of the following alternatives, and must demonstrate that any alternative achieves a result better than providing affordable housing on site, as determined by the Administrator. Housing units provided through the alternative compliance method must be based on providing the same type and tenure of units as the units in the project that give rise to the requirement.

1. Affordable housing units may be provided off site if the location chosen does not lead to undue concentration of affordable housing in any particular area of the City. Preference will be given for the location of the off-site affordable unit in the same neighborhood planning area, and the site must be near employment opportunities and transit services. No individual property that receives off-site affordable housing units may have more than 25 percent of its units as affordable housing units, unless the property will be utilizing public funding sources for affordable housing.

2. Cash payments in lieu of providing actual housing units may be provided and will be used only for the subsequent provision of affordable housing units by the City or other housing provider approved by the Administrator.

a. Requests to provide cash payments in lieu of providing actual housing units may only be approved by the Administrator if there is an imminent and viable affordable housing project available to receive the cash payments.

b. Payments in lieu must be based on the estimated financial cost of providing affordable housing units on site. The Administrator may consider and require any reasonable method to calculate the estimated financial cost of providing affordable housing units on site. For example, calculating the in-lieu cash payment on the difference between the cost of construction for a prototype affordable housing unit on the subject property, including land costs and development fees, and the revenue generated by an affordable housing unit. Regardless of method, the in-lieu cash payment obligation must exceed the estimated financial cost of providing affordable housing units on site by at least 10 percent.

c. Factors to consider when evaluating whether requests meet the “better” criterion of RZC 21.20.050.B include, but are not limited to: the length of time it takes to produce the affordable units, the location of affordable units and nearby amenities, the quantity of affordable units produced, the affordability levels of household incomes served, the inclusion of project components that benefit the public or meet community needs, the duration of affordability for the units, and equity considerations such as remediating racially disparate housing impacts. Other criteria may be included as determined by the Administrator.

d. In making a decision on alternative compliance, the Administrator will consider the value of any City incentives available to the project, such as property tax exemptions established in RMC Chapter 3.38.

e. The payment obligation will be established prior to the issuance of building permits or preliminary plat approval for the project. The payment obligation must be paid prior to issuance of a building permit consistent with a development approval. Where a building permit is not required for the development activity, the in-lieu payment must be paid prior to issuance of the permit that authorizes the development activity.

3. The Administrator may consider other options for satisfying the affordable housing requirements, as proposed by the project proponent. Proposals may only be approved if the proposals demonstrate a public benefit greater than the underlying affordable housing requirements of RZC Chapter 21.20. Proposals must be approved as a condition of the entitlement process.

1. Application for and approval by the Administrator for alternative compliance must be made prior to issuing a building permit for the project, unless otherwise permitted by the Administrator.

2. Application for off-site alternative compliance must document the timing that off-site affordable housing units will be made available and provide assurances to ensure completion of the off-site affordable housing units. The intent is for affordable housing units to be provided before or at the same time as the on-site market rate housing. (Ord. 2883; Ord. 2978; Ord. 3186; Ord. 3220)

21.20.060 Supplemental Requirements.

This section was recently amended by Ordinance 3186, codified in May 2025.

a. Developments of Eight or More Housing Units. When the total unit count for a development in the Neighborhood Residential zone is eight or more units, at least 12.5 percent of units in new developments, regardless of unit count, must be made affordable to households earning up to 80 percent AMI.

i. Fractional numbers of required affordable housing units must be rounded in accordance with RZC 21.20.030.F.

ii. On-site affordable housing units provided by the development to meet the affordable housing requirement of RZC 21.20.060.A.1.a, also qualify the development for the additional dwelling units per lot standards of RZC 21.08.200, Neighborhood and Mixed-Use Development Standards.

b. Developments of Seven or Fewer Housing Units. When the total unit count for a development in the Neighborhood Residential zone is seven or fewer housing units, at least 12.5 percent of units in new developments, regardless of unit count, must be made affordable to households earning up to 80 percent AMI. This affordability requirement applies where one detached single-family home or dwelling unit is proposed to be redeveloped into another one detached single-family home or dwelling unit. Fractional numbers of required affordable housing units are not rounded to the nearest whole number; instead, the associated fractional affordable housing requirement must be satisfied through cash payments in lieu of providing a full on-site affordable housing unit, as described in RZC 21.20.060.A.1.b.ii through A.1.b.v. Developments retain the option to satisfy this fractional number of required affordable housing units with a full on-site affordable housing unit.

i. The payment in lieu amounts will be published with other City fee updates or schedules and made available to the public.

ii. Per RZC 21.08.200, Neighborhood and Mixed-Use Development Standards, two additional dwelling units are allowed per lot (for a total of eight dwelling units allowed per lot) if at least one affordable unit, made affordable to households earning up to 80 percent AMI, is provided on site on the same lot. The payment in lieu will not be required for that development if the development provides an on-site affordable housing unit.

iii. Payments in lieu must be based on the difference between the cost of construction for a prototype affordable housing unit on the subject property, including land costs and development fees, and the revenue generated by an affordable housing unit. The Administrator retains the discretion to review and approve other in-lieu methods that comply with the requirements and considerations of RZC 21.20.050.B.2.b, Alternative Compliance Methods.

iv. As an alternative to the payment in lieu values published in the schedules as set forth in RZC 21.20.060, applicants required to fulfill affordable housing obligations may request that such payments in lieu be calculated according to an independent study. Such independent studies must be submitted by the applicant and will be reviewed by the Administrator. The Administrator is not required to accept the alternative study if the Administrator determines the study is not accurate or reliable or if the study does not meet the following standards:

A. The study must follow accepted practices and methodologies.

B. The study must use acceptable data sources, and the data must be comparable with the uses and intensities proposed for the proposed development activity.

C. The study must comply with applicable State laws.

D. The study, including any data collection and analysis, must be prepared and documented by professionals qualified in their respective fields.

E. The study must show the basis upon which the independent in lieu payment calculation was made.

v. The total calculated value of the payment obligation must be established prior to issuance of any building permits. Payment in-lieu obligations must be paid to the City prior to scheduling the 441-sheetrock nailing inspection or nearest equivalent. Where a building permit is not required for the development activity, the payment in-lieu obligation must be paid prior to issuance of the permit that authorizes the development activity.

a. At least 10 percent of renter-occupied units in new developments, regardless of unit count, must be made affordable to households earning up to 50 percent AMI.

b. At least 12.5 percent of owner-occupied units in new developments, regardless of unit count, must be made affordable to households earning up to 80 percent AMI.

a. At least 10 percent of units in new developments, regardless of unit count, must be made affordable to households earning up to 80 percent AMI.

a. At least 15 percent of renter-occupied units in new developments, regardless of unit count, must be made affordable to households earning up to 50 percent AMI.

b. At least 15 percent of owner-occupied units in new developments, regardless of unit count, must be made affordable to households earning up to 80 percent AMI. Alternatively, developments may satisfy this requirement by instead providing affordability at the parameters listed below:

i. At least 12 percent of owner-occupied units at 50 percent AMI; or

ii. At least 13 percent of owner-occupied units at 60 percent AMI; or

iii. At least 14 percent of owner-occupied units at 70 percent AMI.

a. At least 15 percent of renter-occupied units in new developments, regardless of unit count, must be made affordable to households earning up to 50 percent AMI.

i. At least 12 percent of owner-occupied units at 50 percent AMI; or

ii. At least 13 percent of owner-occupied units at 60 percent AMI; or

iii. At least 14 percent of owner-occupied units at 70 percent AMI.

a. At least 12.5 percent of renter-occupied units in new developments, regardless of unit count, must be made affordable to households earning up to 50 percent AMI.

b. At least 12.5 percent of owner-occupied units in new developments, regardless of unit count, must be made affordable to households earning up to 80 percent AMI.

c. To encourage residential development in the Overlake Metro Center area, the early-adopter provisions identified in Table 21.20.060.D.2.c must be utilized to calculate the minimum affordable housing requirements for renter-occupied units. The “number of total housing units” means the total number of housing units (affordable and otherwise) with vested applications within the Overlake Metro Center where affordable housing units are required, and which have not received funding from public sources. There are no early-adopter provisions for owner-occupied units.

Number of Total Market Rate Housing Units in Overlake Metro Center	Renter-Occupied: Minimum Percent of Affordable Housing Units and AMI Level Requirements
First 150 market rate units	12.5% of units at 80% AMI
Second 150 market rate units	12.5% of units at 70% AMI
Third 150 market rate units	12.5% of units at 60% AMI
All subsequent units	Base requirements in RZC 21.20.060.D.2.a

a. At least 10 percent of renter-occupied units in new developments, regardless of unit count, must be made affordable to households earning up to 80 percent AMI.

b. At least 10 percent of owner-occupied units in new developments, regardless of unit count, must be made affordable to households earning up to 80 percent AMI.

1. If the project has a ratio of parking stalls per dwelling unit greater than 0.75 (averaged across the entire project), then the project must allocate parking as follows:

a. A proportionate share of the parking stalls must be offered for lease to the affordable housing units. The proportionate share of parking stalls offered to affordable housing units must be a percentage of all parking stalls in the project, with that percentage set to be equal to the number of affordable housing units divided by the number of total housing units in the project. The number of proportionate share parking stalls for affordable housing units is determined by rounding fractional numbers up to the nearest whole number from 0.5. For example, if a project has 10 affordable housing units, 90 market rate housing units, and a parking ratio of 0.75 parking stalls per dwelling unit, then the project will have 75 total parking stalls and eight parking stalls must be offered for lease to the affordable housing units. Ten affordable housing units divided by 100 total housing units equals 10 percent, 75 parking stalls multiplied by 10 percent equals 7.5 parking stalls for affordable housing units, the 7.5 rounds up to eight parking stalls.

b. Market rate housing unit households which already lease one or more parking stalls cannot be offered further market rate parking stalls to lease until after those market rate parking stalls have been offered to all affordable housing units with no leased parking stalls.

c. All parking stalls offered for lease to affordable housing unit households must be at a discounted price. The discounted price for the affordable housing parking stall must be equal to two-thirds of the average price of all the market rate parking stalls in that project.

2. If the project has a ratio of parking stalls per dwelling unit less than or equal to 0.75 (averaged across the entire project), the parking requirements of RZC 21.20.060.E do not apply.

3. If more than 50 percent of the dwelling units in the project are affordable housing units, the parking requirements of RZC 21.20.060.E do not apply.

1. Affordable housing developments located on real property owned or controlled by a faith-based organization at submittal of a complete building permit application are eligible to receive a density bonus; provided, that the following conditions are met:

a. All the housing units within the affordable housing development are reserved for occupancy by eligible households whose annual income, adjusted for household size, is less than 80 percent of the median area income; and

b. The affordable housing development is part of a lease or other binding obligation that requires the development to be used exclusively for affordable housing purposes for the life of the project; and

c. The site is not located in a Manufacturing Park or Industry zone in Southeast Redmond; and

d. The affordable housing development does not discriminate against any person who qualifies as a member of an income eligible household on the basis of race, creed, color, national origin, sex, veteran or military status, sexual orientation, or mental or physical disability; or otherwise act in violation of the federal Fair Housing Amendments Act of 1988 (42 U.S.C. Section 3601 et seq.).

2. All residential developments, new construction and rehabilitation, that meet the requirements of RZC 21.20.060.F, are eligible for the density bonus.

3. Affordable housing developments, which meet the requirements of RZC 21.20.060.F.1, grant a density bonus to the whole property, upon which the affordable housing is located.

a. The density bonus is equal to the maximum density of the underlying zone. The density bonus is in addition to the existing maximum density of the underlying zone, so that the total allowed density for the property becomes twice the standard maximum density of the underlying zone.

b. Only density associated with the affordable housing developments may exceed the ordinary maximum density of the underlying zone.

c. The density bonus and use associated with the affordable housing is allowed outright and not subject to conditional use approval.

d. The density bonus includes a height bonus. The height bonus allows the property a maximum height equal to one story above the ordinary maximum story height of the underlying zone. Only height associated with the affordable housing developments may exceed the ordinary maximum height of the underlying zone.

4. The faith-based organization in ownership or control of the property being developed, or development partners of the faith-based organization, must pay all fees, mitigation costs, and other charges required through the development of the affordable housing development.

5. “Faith-based organization” is defined in RZC 21.20.060.F to be inclusive of the RCW 36.01.290 definition of “religious organization.” (Ord. 2733; Ord. 2753; Ord. 2786; Ord. 2883; Ord. 2951; Ord. 3028; Ord. 3186; Ord. 3220)

21.20.070 Affordable Senior Housing.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Except for retirement residences developing under RZC 21.04.1190, Retirement Residences, the affordable senior housing bonus may be used in any zone that allows retirement residences or multifamily housing. The bonus is part of any land use application. Where the affordable housing bonus was requested in an earlier land use application, the bonus does not have to be requested in subsequent land use applications; provided, that the number of bonus units is included in the subsequent land use applications. If the bonus is approved, the land use must comply with the requirements of RZC 21.20.070 for the life of the use.

B. The development must be restricted to persons 55 years of age or older and handicapped persons as defined by federal law. At least 80 percent of the total housing units must be occupied by at least one person who is 55 years of age or older. Owners of affordable senior housing units must be required to verify annually that the occupancy requirements of RZC 21.20.070 are met as provided for in the affordable housing agreement pursuant to RZC 21.20.080. It is the intent of RZC 21.20.070 to promote the provision of housing for older persons in compliance with the Housing for Older Persons Act (HOPA) 42 U.S.C. Section 3607, as the same now exists or is hereafter amended, by providing a density bonus for affordable housing that meets the requirements of HOPA.

C. No conversion of occupancy to persons other than those specified by RZC 21.20.070.B is allowed without first complying with the underlying zoning and site requirements. The bonus does not apply to the property if it is no longer occupied by those persons specified by RZC 21.20.070.B, and the bonus housing units must be eliminated unless otherwise authorized by the applicable development regulations.

D. If an affordable senior housing bonus application is approved, developments may exceed the allowed density of a zone by as much as 50 percent; provided, that 50 percent of the bonus units are 50 percent AMI affordable housing units.

E. The bonus will only be used in the multifamily or retirement residence development for which it is approved. The bonus application must be made as part of the first land use application made for the project. The decision maker for this application will decide the request for the bonus.

F. All site requirements and development standards of the Zoning Code apply to uses that obtain an affordable senior housing bonus with the following exceptions:

1. The site requirements that apply to the development (see applicable RZC use- and zone-based regulations) must follow the zone which most closely matches the approved density of the use including density bonuses and not the density of the underlying zone. RZC 21.20.070.F does not apply to retirement residences. (Ord. 3186; Ord. 3220)

21.20.080 Affordable Housing Agreement.

This section was recently amended by Ordinance 3186, codified in May 2025.

Prior to issuing any building permit or final plat approval, an agreement in a form approved by the City that addresses price restrictions, home buyer or tenant qualifications, parameters for household maximum income recertification, phasing of construction, monitoring of affordability, duration of affordability, and any other applicable topics of the affordable housing units must be recorded with King County Department of Records and Elections. This agreement must be a covenant running with the land and must be binding on the assigns, heirs and successors of the applicant. The City may agree, at its sole discretion, to subordinate any affordable housing regulatory agreement for the purpose of enabling the owner to obtain financing for development of the property, consistent with any applicable provision of the Redmond Zoning Code in effect at the time of the issuance of the land use permit(s). (Ord. 2803; Ord. 3186; Ord. 3220)

21.22.010 Purpose.

This section was recently added by Ordinance 3186, codified in May 2025.

A. The purpose of this chapter is to provide for public art that:

1. Provides place-making through the provision of public art in private developments;

2. Mitigates large expanses of blank walls;

3. Is sited in the public realm, located outside of privately developed structures or inside publicly accessible structures, and accessible to all; and

4. Implements the City of Redmond’s 2017 Public Art Plan, or as thereafter amended. (Ord. 3186)

21.22.020 Applicability.

This section was recently added by Ordinance 3186, codified in May 2025.

A. This chapter is applicable to the following sections and paragraphs of the RZC:

1. Blank wall treatments (RZC 21.58.3650, Blank Wall Treatments).

2. Administrative design flexibility and development agreements (RZC 21.76.070.C and L).

3. Incentive for public art (RZC Chapter 21.55).

B. This chapter is also applicable to voluntary proposals for the provision of public art that is publicly facing or located in the public realm. (Ord. 3186; Ord. 3220)

21.22.030 Authority and Process.

This section was recently added by Ordinance 3186, codified in May 2025.

1. The Redmond Arts and Culture Commission shall review and authorize the selection of public art for installation in the public realm.

2. Appeals of the decisions by the Redmond Arts and Culture Commission shall be considered with the underlying land use action.

1. The applicant shall coordinate with the City regarding required public art and voluntary provisions of public art;

a. Public art that is related to a land use application for private development shall be coordinated with the underlying application and the City of Redmond project manager;

b. Public art that is related to public or capital projects shall be coordinated with the City of Redmond Arts Administrator.

2. The applicant shall provide an application and materials to include all of following to the City for consideration:

a. Site plan showing locations of artwork;

b. Scaled drawings of the art concept or art component, including at least one elevation;

c. Context drawings;

d. Material/color samples; and

e. Written proposal explaining how the project meets the Arts and Culture Commission rating criteria listed below and, at a minimum, shall include:

i. A description and summary of a final design proposal for the artwork for the proposed project;

ii. Detailed maintenance requirements;

iii. A schedule for development, fabrication, completion;

iv. Proposed maintenance plan;

v. Budget (for development agreement projects or other projects with a budget requirement);

vi. Artists resume/background; and

vii. Evidence of assumption of liability by applicant or designee.

3. The application and materials may require additional development and/or refinement based on the City’s preliminary review, prior to final submittal for formal review.

4. The final application and materials shall undergo formal review including by the City of Redmond Arts and Culture Commission based on the following criteria:

i. Relationship to other existing artwork in vicinity or future artwork proposed in the Redmond Public Art Plan or projects underway.

ii. Appropriateness of artwork location.

iii. Appropriateness of artwork scale to the proposed site.

iv. Appropriateness of artwork to other aspects of its surroundings.

v. Comply with any applicable neighborhood design guidelines.

i. Artist’s credentials and recognition.

ii. Constructability of proposed artwork.

iii. Minimize public liability including, but not limited to, Americans with Disabilities Act (ADA) requirements.

iv. Durability and craftsmanship in fabrication and production quality.

v. Maintenance/conservation plan, including how to address vandalism.

5. The applicant or representatives shall also present the submittal material at a City of Redmond Arts and Culture Commission meeting. The meeting shall occur no less than 15 days following the applicant’s submittal of the final land use application and materials.

6. The City of Redmond Arts and Culture Commission shall issue its decision no later than seven days to the applicant. (Ord. 3186)

21.22.040 Modifications to Previously Installed Public Art.

This section was recently added by Ordinance 3186, codified in May 2025.

1. Applications for relocation of public art shall be considered against the following criteria:

a. Public art contributes to the neighborhood or subarea in which it was originally installed.

b. Public art is visually accessible to the community.

c. Public art is installed in a location based on context including but not limited to association with surrounding structures, public mobility, cultural relevance, and partnership and development agreements.

d. Public art may have been originally installed for mitigation of other actions.

2. The relocation methods shall undergo administrative review, per RZC 21.76.050.F, Type I Review.

1. Deinstallation of public art shall undergo administrative review, per RZC 21.76.050.G, Type II Review, with a recommendation by the Redmond Arts and Culture Commission to the Technical Committee.

2. The Technical Committee shall make a decision based on the recommendation of the Redmond Arts and Culture Commission. (Ord. 3186)

21.24.010 Purpose.

The purpose of this chapter is to provide for fences that:

A. Protect or enhance property and life and that are compatible with residential neighborhoods while protecting the public from hazardous fences or fences that may blight residential neighborhoods;

B. Increase visibility of front yards by using the principles of the Crime Prevention Through Environmental Design (CPTED) Program to increase public safety and to deter crime;

C. Promote and enhance the City’s neighborhoods as walkable places and reduce impacts on the pedestrian experience that may result from taller fencing;

D. Maintain the open space character of certain residential neighborhoods and promote public view corridors by encouraging the application of non-solid styles of fencing, and landscaped screens.

21.24.020 Permits.

Repealed by Ord. 3153.

21.24.030 Height.

A. Maximum Height. The maximum height of fences shall be as follows; provided, that the requirements of RZC 21.52.040, Sight Clearance at Intersections, are met:

Table 21.24.030 Maximum Fence Height
Zones	Permitted Height
UR, RA-5, NR, NMF	Six feet anywhere on the lot (see RZC 21.24.060, Additional Residential Neighborhood Requirements, for additional information)
All other zones	Eight feet anywhere on the lot, subject to landscaping requirements in RZC Chapter 21.32, Landscaping

1. Maximum fence height may be exceeded without the requirement for a variance when specified in federal or state requirements due to safety and security. Documentation of this requirement shall be provided by the applicant and approved by the Administrator.

1. Where a fence and a rockery or retaining wall lying within a building setback area are within five feet of each other, the combined height of the fence and rockery or retaining wall shall not exceed a maximum of eight feet except as provided in RZC 21.24.030.B.2 and B.3.

2. Staff may approve a modification to the combined height limit for fences and rockeries or retaining walls if either:

a. The City’s Building Code requires additional height, such as where a guard rail is required to be placed atop a retaining wall or rockery; or

b. The design of the rockery or retaining wall includes terraces that are deep enough to incorporate landscaping or other techniques that reduce the visual mass of the wall, and the fence is designed to be no more than 50 percent solid.

3. The Technical Committee may approve a modification to the combined height limit for fences and rockeries or retaining walls if the modification is necessary because of the size, configuration, topography, or location of the subject property, to provide the property with the use rights and privileges permitted to other properties in the vicinity or zone in which the property is located, and the modification will not be materially detrimental to the public welfare or to abutting properties:

C. Measurement of Fence and Wall Height. For purposes of this chapter, fence and wall height shall be measured as follows:

1. Fence height shall be measured as the vertical distance between the existing grade on the site at the base of the fence and the top edge of the slats or other fence material (exclusive of fence posts).

Figure 21.24.030A Measurement of Fence and Wall Height

2. The combined height of fencing placed on top of a wall or rockery shall be measured as the vertical distance between the existing grade on the site at the base of the wall and the top edge of the slats or other fence material (exclusive of posts).

Figure 21.24.030B Measurement of Fence and Wall Height

3. Where the grade within six feet of the base of a fence or wall differs from one side of the fence or wall to the other (as when a fence is placed at the top or bottom of a slope or at the top of a rockery or retaining wall), the height shall be measured from the side with the lowest existing grade.

Figure 21.24.030C Measurement of Fence and Wall Height

21.24.040 Prohibited Locations.

Fences are prohibited in critical areas, critical area buffers, native growth protection areas, designated greenbelts, and designated open space, except as required by RZC 21.64.010.R.2.

21.24.050 Electric, Barbed Wire, and Swimming Pool Fences.

Electric, barbed wire, and swimming pool fences are permitted or required as follows:

Table 21.24.050 Electric, Barbed Wire, and Swimming Pool Fences
Fence Type	Permitted Zones	Special Requirements	Other Code Requirements
(A) Electric Fences	UR, RA-5 May be used in conjunction with the keeping of large domestic animals where allowed in NR through NMF zones.	A. Permanent signs must be posted every 50 feet stating that the fence is electrified. B. Fences, appliances, equipment, and materials must be listed or labeled by a qualified testing agency and be installed in accord with manufacturer’s specifications. C. Except in the UR zone, all electric fences must be set back at least two feet from property lines adjacent to public rights-of-way and NR through NMF zones, and a second and more substantial fence with a mesh size small enough to prevent a child from reaching through, shall be located along the property line. D. Prohibited when fronting shoreline public access areas (Shoreline Public Access System Map, Figure S-1 of the Shoreline Master Program).	All electric fences must comply with RMC Chapter 15.12, Electrical Code.
(B) Barbed or Razor Wire Fences	UR, RA-5, but not along property lines adjacent to other residential and commercial zones.	A. Commercial storage, utility and public uses may use barbed wire only on top of a fence at least six feet in height. The barbed wire shall not extend more than 18 inches above the top of the fence. B. Prohibited when fronting shoreline public access areas (Shoreline Public Access System Map, Figure S-1 of the Shoreline Master Program).	None
(C) Swimming Pool Fences	All zones	All outdoor swimming pools must be surrounded with a fence at least five feet in height.	All swimming pool fencing must comply with King County Health Department requirements.

21.24.060 Additional Residential Neighborhood Requirements.

A. The following additional fence, rockery wall, and retaining wall requirements apply to properties located in the neighborhoods listed. The boundaries of each neighborhood are set forth in the Redmond Comprehensive Plan, Map LU-1. Where a conflict exists between the neighborhood requirements in RZC 21.24.060 and the other provisions of this chapter, the requirements of RZC 21.24.060 shall control. Where there is no specific regulation listed for the neighborhood, the other provisions of this chapter control.

Table 21.24.060 Additional Neighborhood Requirements
Neighborhood	Applicability	Fence or Wall Height	Design Requirements	Other Requirements
Education Hill	Applies to fences and walls in the front yard setback or adjacent to public recreational trails.	42 inches when built in the front setback (See Figure 21.24.060, except where home fronts onto arterial street.)	A. No sight-obscuring fencing materials allowed. B. Fence must be of a non-solid type, such as split rail fencing or split rail fencing combined with dark-colored vinyl or powder-coated chain link fence.	New gated communities in short subdivisions and subdivisions with security fencing are prohibited.
North Redmond (except Wedge Subarea)	Applies to fences and walls in the front yard setback or adjacent to public view corridors, and public recreational trails.	42 inches in any front setback area, and 42 inches in any street side or rear setback area adjacent to an identified pedestrian or public view corridor. (See Figure 21.24.060)	A. No sight-obscuring fencing materials allowed. B. Fence must be of a non-solid type, such as split rail fencing or split rail fencing combined with dark-colored vinyl or powder-coated chain link fence.	None
North Redmond Wedge Subarea	Applies to the Wedge Subarea defined in the Neighborhoods Element of the Comprehensive Plan.	No special height requirements	Private residential fences may be constructed and maintained along and west of the western edge of the required maintenance easement for retaining systems on the west side of Redmond-Woodinville Road.
Willows/Rose Hill	Applies to fences in the front yard setback.	42 inches	No special design requirements	New gated communities in short subdivisions and subdivisions with security fencing are prohibited.

B. The Administrator may approve alternative materials or a combination of materials for the fences and walls described above when such alternative materials or combinations are demonstrated to better meet the intent of this chapter.

C. The Administrator may also approve deviations from the maximum fence height requirements set forth in the above table in the North Redmond and Willows/Rose Hill Neighborhoods for fencing associated with swimming pools, landscaping alternatives (such as landscaped berms), or other designs that clearly meet the intent of this chapter.

Figure 21.24.060 Low See-Through Fences
Low, see-through fences (maximum height 42 inches) can add variety and human scale.

21.30.010 Purpose.

This chapter is established for the following purposes:

A. To fulfill the goals of the Growth Management Act by preserving cultural resources including sites, objects, structures, artifacts, implements, and locations that have historical or archaeological significance (RCW 27.53.040).

B. To preserve, maintain, and enhance sites, objects, structures, artifacts, implements, and locations of prehistorical or archaeological interest, whether previously recorded or unrecognized, that serve as visible reminders of Redmond’s social, architectural, geographic, ethnic, cultural, engineering, and economic history in a manner consistent RCW 27.53 Archaeological Sites and Resources and with the National Park Service’s Secretary of Interior’s Standards for Treatment of Historic Properties.

C. To protect Redmond’s unique community identity and character.

D. To ensure the feasibility of economic use and continued utilization of historic buildings.

E. To contribute to the economic vitality of the Downtown by encouraging maintenance and rehabilitation of existing properties of historic significance.

F. To provide guidance for land use decisions affecting historic properties and properties with archaeological significance.

G. To provide guidance for historic landmark designation. (Ord. 2982)

21.30.020 Scope and Authority.

This chapter applies to:

A. Designated historic landmarks;

B. Properties that are eligible for historic landmark designation; and

C. Properties considered having high probability of including archaeological resources or known to include an archaeological site(s). (Ord. 2982)

21.30.030 Redmond Heritage Resource Register.

A. The City of Redmond shall maintain a list of historic landmarks called the Redmond Heritage Resource Register.

B. Once a site, property, or geographic area is designated as a historic landmark, any alteration, addition, relocation, or demolition shall comply with RZC 21.30.050, Certificate of Appropriateness, of this chapter.

C. Properties adjacent to a historic landmark shall comply with RZC 21.58.1000 through 21.58.1600, Context, Circulation, and Connections.

21.30.040 Historic Landmark Designation.

A. Purpose. The purpose of this section is to provide for the nomination and removal of property from the Redmond Heritage Resource Register.

B. Scope. This section applies to any property with potential for listing or properties on the current Redmond Heritage Resource Register that have either suffered a substantial loss of their significant features or have been destroyed in compliance with the King County Interlocal Agreement for historic preservation.

C. Nomination Procedure. The City of Redmond, any person, group, owner, or member of the Landmark Commission may nominate a structure, object, or site to be a historic landmark. Except for properties listed in the RZC Appendix 5, Redmond Heritage Resource Register, as key historic landmarks, the owner must sign the application for nomination. The applicant shall file an application for designation as a historic landmark with the Administrator. The application submittal requirements and the procedure to be followed are set forth in King County Code Chapter 20.62, as the same now exists or as hereafter amended.

D. Historic Landmark Designation Criteria. Historic landmark designation criteria are set forth in King County Code Chapter 20.62, as the same now exists or as hereafter amended.

E. Procedure for Removal of Historic Landmark Designation. Any site, structure, or geographic area may be removed from designation if it has either suffered a substantial loss of significant features or has been destroyed. Removal of designation shall follow the procedures established in King County Code Chapter 20.62.

1. The significant features of the landmark have suffered irreparable loss due to circumstances other than neglect such that the landmark no longer complies with the designation criteria in section (D), Historic Landmark Designation Criteria, above; or

2. The landmark was destroyed by accident or natural disaster; or

3. The owner of the landmark obtains a certificate of appropriateness for demolition due to reasons of economic impact, and subsequently demolishes the structure.

1. Once a structure is designated a historic landmark, the following authorities or their successors may waive the code that falls under their authority where enforcement of the code is not technically feasible or would threaten or destroy the historic significance of the structure. The designated authority shall decide the code that may be waived and the extent of the waiver.

a. The Building Official may waive a building code adopted in RMC Title 15 to the extent allowed by RCW 19.27.120 and the provisions of the International Building Code regarding historic buildings, as adopted by the City.

b. The Fire Marshal may waive a fire code adopted in RMC Title 15 to the extent allowed by RCW 19.27.120 and the International Building Code regarding historic buildings, as adopted by the City.

c. The Administrator may waive the development standards in the RZC.

2. The owner of a historic landmark or a person authorized by the owner must apply for a code waiver in writing. The application shall include any information required by the authorities listed in subsections 1.a through c of this section.

3. The designated authority shall either rely on the historic landmark designation report as it relates to the waiver being requested or shall rely on the expertise of a King County historic preservation officer, or other person similarly trained in historic preservation.

H. Transfer of Development Rights. Properties designated as historic landmarks except for public parks or cemeteries shall be eligible for transfer of development rights provided for in RZC 21.48, Transfer of Development Rights (TDR) Program.

I. Care Standards. Properties designated as historic landmarks shall use the care standards provided for in RZC Appendix 4, Historic Landmarks Care and Restoration.

21.30.050 Certificate of Appropriateness.

A. Purpose. The purpose of a Certificate of Appropriateness is to ensure against the loss of a designated historic landmark of historic significance. Further, it ensures that prior to consideration of a demolition that alternatives have been explored and that mitigation, if appropriate, is required.

1. Unless exempted by subsection (C) of this section, Exceptions, a Certificate of Appropriateness shall be required prior to any of the following taking place: any alteration that would affect a significant feature of a designated historic landmark, any addition to a designated historic landmark, moving a designated historic landmark, or demolition of a designated historic landmark.

2. Where a recognized religious group owns a site or structure and uses that site or structure for worship or religious education, the decision on a Certificate of Appropriateness shall be advisory.

C. Exceptions. A Certificate of Appropriateness shall not be required for the following:

1. Ordinary repairs and maintenance to designated historic landmarks that do not alter the appearance of a significant feature as defined under King County Code Chapter 20.62 and does not use substitute materials. Ordinary repair shall include painting to match the original color or a color consistent with the integrity of the historic landmark and applied in a manner that protects significant features.

2. Emergency repair work necessary to prevent destruction or dilapidation to real property or parts of a structure that are immediately threatened or damaged by fire, flood, earthquake, or other disaster.

3. Excavations of graves in a cemetery.

4. Interior improvements or alterations made in order to accommodate the needs of a tenant or different use that:

a. Do not affect a significant feature;

b. Do not alter or obscure from view a significant feature;

c. During the course of construction, remove, catalog, and restore the original feature in the original location; and

d. Do not use substitute materials.

D. Procedure. The following procedures shall be established for the actions listed in subsection B. The level of review shall depend upon the action requested. The levels have been established based on the potential of the action to affect the historic landmark.

1. Level I Certificate of Appropriateness shall apply to restorations and repairs that utilize identical materials except repair exempted by subsection C, Exceptions, for new or replacement signs, and for minor utility system changes. Level I Certificate of Appropriateness shall follow the procedures established in RZC 21.76.050.F, Type I Review.

2. Level II Certificate of Appropriateness shall apply to additions, for replacement of historic materials with alternate materials, or for painting or covering historic materials or surfaces except painting exempted by section C.1, above, Exceptions. Should the Landmark Commission and the applicant agree in writing to a proposal for this work, a certificate may be issued following a Type II Review. If such an agreement cannot be reached, a hearing shall be held under a Type III Review.

3. Level III Certificate of Appropriateness shall apply to demolitions, in whole or in part, or for filling, grading, or excavation on or to an archaeological site, paving or building in or over an archaeological site, or moving a structure (See RZC 21.30.070, Archaeological Sites, of this chapter). Level III Certificate of Appropriateness shall follow the procedures established in RZC 21.76.050.H, Type III Review.

4. Evaluation of Economic Impact for Demolitions. At the time of application, the property owner, or a person authorized by the owner, may request consideration of evidence pertaining to the economic impact on the owner or a denial or a partial denial of a Certificate of Appropriateness. The application submitted shall include documentation as set by the Administrator. In no case shall a certificate be denied, in whole or in part, when it is established that the denial or partial denial will deprive the owner of a reasonable economic use of the landmark given the following:

a. There is no viable and reasonable alternative that would have less impact on the features of significance; and

b. Moving the resource has been evaluated as an alternative; and

c. That the economic analysis showed that the use of all available incentives would not change the economic impact to the owner.

E. Decision Criteria. The Administrator or the Landmark Commission shall use the Secretary of the Interior’s Standards for the Treatment of Historic Properties together with generally accepted preservation practices as guidance in making decisions concerning a Certificate of Appropriateness. (Ord. 2982)

21.30.060 Effect of Historic Landmark Designation by Other Governments.

A. Sites, properties, or geographic areas listed on the following registers shall be deemed to be City of Redmond historic landmarks;

1. United States National Register of Historic Places.

2. The King County Landmarks Register.

3. The Washington Heritage Register.

1. A site, structure, or geographic area within the City of Redmond shall become a historic landmark on the date it is listed on any of the historic registers in section A above.

2. Upon the date of annexation to Redmond of any property listed on the historic registers in section A above, that property shall be listed on the Redmond Heritage Resource Register.

C. Effect. The sites, properties, or geographic areas listed as described in section A above shall be treated the same as any other property listed through the local process as a historic landmark. A site, structure, or geographic area shall remain a Redmond historic landmark unless removed by the process in RZC 21.30.040.F, Procedure for Removal of Historic Landmark Designation of this chapter.

21.30.070 Archaeological Sites and Resources.

A. Purpose. The purpose of this section is to:

1. Provide for the investigation of known archaeological sites and properties with a high probability of containing archaeological resources in order to identify recommended preservation and management procedures, appropriate mitigation or other appropriate procedures, and further needs for evaluation.

2. Records, maps, or other information identifying the location of archaeological sites are exempt from disclosure under this chapter in order to avoid the looting or degradation of such sites in accordance with RCW 42.56.300.

1. This section applies to any person proposing to do any of the following on known archaeological sites, and properties with a high probability of containing archaeological resources:

a. Filling, grading, compacting, blasting, boring, tunneling, or any form of earthwork or disturbance; or

b. Excavating or mining; or

c. Excavation of artifacts; or

d. Paving or otherwise covering of the earth surface with such materials as concrete; or

e. Planting or farming; or

f. Erecting a structure; or

g. Any other activity that may harm or disturb archaeological resources.

1. Properties preliminarily identified by the City of Redmond, the Washington Department of Archaeology and Historic Preservation, or by affected Indian tribes to have a high probability of containing archaeological resources shall investigate the project site in adherence with RCW 27.53 Archaeological Site and Resources for the protection and appropriate management procedures of archaeological resources.

a. The applicant shall investigate the archaeological probability for the respective project site in advance of ground disturbing activities, as defined in Section B. Scope of this chapter. Procedures for investigating the archaeological probability of a site are provided in RZC Appendix 9. Cultural Resources Management Procedures.

2. For properties containing an archaeological site(s) or confirmed to have a high probability of containing archaeological resources, the applicant shall provide to the City of Redmond an archaeological report completed by a professional archaeologist, per WAC 25-48-020(4).

a. The archaeological report shall meet the standards published by the Washington Department of Archaeology and Historic Preservation for the current year, provided in RZC Appendix 9. Cultural Resources Management Procedures.

b. The archaeological report shall be the result of archaeological monitoring contracted to coincide with geotechnical studies. Otherwise, the report shall be the result of a cultural resources site survey, per RZC Appendix 9, Cultural Resources Management Procedures.

c. The archaeological report shall be provided to the City for review and distribution. The report will be reviewed for completeness. Complete reports will be distributed to the Washington Department of Archaeology and Historic Preservation and to the affected Indian tribes for review. The standard review period is 30 calendar days. The review of archaeological reports will result in any or a combination of the following:

i. A Letter of Concurrence form the State Historic Preservation Officer or their designee will indicate site specific requirements for the project related work activities.

ii. The State Historic Preservation Officer or their designee will request additional information to be provided by the applicant or the professional archaeologist.

iii. The State Historic Preservation Officer or their designee will require that the applicant through the services of a professional archaeologist obtain an Archaeological Site Alteration, Excavation, And Monitoring Permit, per RCW 27.44 and RCW 27.53.

d. The response of the State Historic Preservation Officer will be provided to the applicant as a condition to the respective permit(s) or a request for additional information.

3. Final Decision. Decisions under this section shall be made by the Administrator

D. Procedures, Incidental Discovery of Archaeological Sites. If archaeological resources or archaeological indicators are unearthed or exposed in the course of a project, the following shall apply.

1. The applicant and its contractors shall stop work immediately.

2. The applicant and its contractors shall implement the procedures of the Inadvertent Discovery Plan or procedures developed as a component of an archaeological report.

a. The procedures are reviewed by the Washington Department of Archaeology and Historic Preservation for their appropriateness. The Agency provides a Letter of Concurrence to the City, representing its agreement with the procedures.

b. When development of an archaeological report has not been a condition of the respective permit approval, the inadvertent discovery procedures provided in RZC Appendix 9. Cultural Resources Management Procedures shall apply. (Ord. 2982)

21.32.010 Purpose.

This section was recently amended by Ordinance 3186, codified in May 2025.

The purpose of this chapter is to:

A. Promote the aesthetic character of the City and its neighborhoods.

B. Advance climate resiliency and sustainability and support ecosystem health and biodiversity through the use of landscaping including plants and nonvegetative elements.

C. Encourage the use of native and climate-resilient plant species by their retention or use in landscape design.

D. Encourage the use of a diversity of plant species that promote native wildlife habitat.

E. Reduce erosion and stormwater runoff.

F. Require water use efficiency through water conservation techniques and efficient irrigation design standards.

G. Promote proper plant selection and continuous maintenance so that plant materials flourish, support year-round aesthetic character and diverse ecosystem benefits, and increase a site’s adaptability.

H. Reduce visual impacts of incompatible uses and impervious surfaces by screening.

I. Support culturally significant landscaping uses. (Ord. 3186)

21.32.020 Applicability.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Landscaping standards apply to all development projects unless specified.

B. For tree preservation and tree replacement requirements, refer to RZC Chapter 21.72, Tree Protection. (Ord. 3186)

21.32.030 Alternative Plan Criteria.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. The Technical Committee may allow deviation from these standards in special circumstances to assure the fulfillment of the purpose of this section, to allow for flexibility and innovation of design, and to provide a superior landscape plan. Special circumstances that would justify deviation from standards include:

1. Preservation of wildlife habitat.

2. Preservation of significant natural area and existing vegetation.

3. Conflicts with utilities.

4. Special security needs.

5. Preservation of significant trees.

6. Innovative landscape design.

7. Enhancing the pedestrian environment.

B. The Administrator may also approve an alternate landscape plan, which may include modifications of standards, if the plan meets the intent of this chapter as described in RZC 21.32.010, and is of superior quality in terms of function, materials and total landscape area.

C. All requests for approval of an alternate landscape plan shall be made at the time of land use permit application. The applicant shall include information in the application justifying the alternate landscape plan under the criteria set forth in RZC 21.32.030.A and B. (Ord. 3186)

21.32.040 Landscape Area Requirements.

This section was recently amended by Ordinance 3186, codified in May 2025.

Minimum landscape area requirements are set forth in Table 21.32.040.

Landscaping Standard	Location Applicable	Maximum Hardscape, as Percentage of Required Landscaped Area*
General	All	N/A
Urban Landscaping Standard (RZC 21.32.070)	Overlake, Downtown, and Marymoor Village Centers	50%
Urban Landscaping Standard (RZC 21.32.070)	Neighborhood Multifamily, Corridor Mixed-Use, and Urban Mixed-Use Zones	35%
Residential Landscaping Standard (RZC 21.32.080)	Neighborhood Residential and Neighborhood Mixed-Use Zones	N/A
Residential Landscaping Standard (RZC 21.32.080)	Urban Recreation, Semi-Rural Residential	N/A
Nonresidential Landscaping Standard (RZC 21.32.090)	Business Park, Manufacturing, Industrial Zones	25%

*Maximum amount of impervious or hardscaped landscape area (such as patios, plazas, walkways, walls and fences, water features such as fountain or pool; excluding sidewalks).

(Ord. 2883; Ord. 3186; Ord. 3220)

21.32.050 General Landscape Standards.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. All setbacks, buffers, open spaces, pervious surfaces, plazas, parks, site and building entrances, pedestrian walkways, service areas, and parking lots shall incorporate landscaping with plant materials.

B. Existing vegetation may be maintained and apply toward this standard if the existing vegetation meets the landscaping requirements of this section, is consistent with the planting design concept, is healthy, and is likely to survive development activities.

C. Native plants or climate-resilient species shall be selected from the guide Plants of the Pacific Northwest Coast: Washington, Oregon, British Columbia and Alaska, Redmond Climate Resiliency and Sustainability Vegetation Management Plan or as approved by the Administrator.

D. All plants shall be compatible with Redmond’s USDA plant hardiness zone.

E. All plants shall be of the type, size and condition specified, be in a healthy condition, and conform with the American Standard for Nursery Stock.

F. The vegetation selected for the landscape plan shall be suited to the physical conditions of the site so it can be expected to survive.

G. Trees species and location shall be selected to:

1. Minimize the potential for interfering with or damaging power lines, underground utilities, or impervious surfaces.

2. Be compatible with the site design at their mature size.

3. Minimize potential damage to sidewalks, foundations, structures, and injuries to people.

4. Prioritize attaining optimal lighting for long-term viability.

H. All plants shall have the following minimum size at installation:

1. Deciduous trees: two-inch caliper.

2. Evergreen trees: six-foot height.

3. Vine maples and other multistemmed trees: seven-foot height.

4. Medium shrubs: 24-inch minimum height and tall shrubs: 30-inch minimum height.

5. Groundcover: Spacing shall be 18 inches on center maximum and shall provide 75 percent coverage within three years.

I. Bark, mulch, gravel or other nonvegetative material shall only be used in conjunction with groundcover plantings to assist growth and maintenance or to visually complement plant material. In planted areas, nonvegetative material shall not appear to be dominant over plant material.

J. Plants having similar water-use characteristics should be grouped together; for example, plantings that are not drought tolerant should be grouped together and separated from drought-tolerant plantings. If installed, separate irrigation systems should be provided as necessary for each group.

K. Medians shall be planted with groundcover and the use of turf and/or grass shall be restricted within medians because of potential problems with maintenance.

L. Plants shall be spaced appropriately for their type, function and landscape design (massing, individual display, etc.).

M. All required planting areas shall extend to the curb line, street edge, or area of sidewalk to integrate site landscaping with frontage landscaping.

N. Landscaping, except parking lot perimeter plantings, shall be installed within and along adjacent rights-of-way where appropriate and may be used to meet the site area requirement.

O. All areas to be maintained as pervious surface that exceed the required landscape area must be seeded or otherwise planted to reduce erosion and stormwater pollution.

P. A minimum five-foot-wide planting area shall be provided between all exterior building walls and vehicular paved areas such as driveways and parking lots. The five-foot-wide planting area is not a requirement at service and pedestrian accesses unless an alternative dimension is required when demonstrated through professionally engineered solutions, such as green roofs, green walls, rain gardens, bioretention swales, or other solutions.

1. Where weather protection is required per RZC 21.58.3640, the minimum five-foot-wide plantings area is not required.

2. Where the five-foot-wide planting area is not required, the pedestrian realm standards shall apply, if applicable.

Q. All planting areas, except above ground planters, shall have a minimum dimension of five feet, except where a greater dimension is required for the health and survival of the plants.

R. Plantings shall meet the City requirements for clearance at intersections, and shall not conflict with pedestrian, traffic safety, or sight distance triangles per RZC 21.52.040.

S. The minimum size of any planting area shall be 64 square feet, except where otherwise indicated, to provide a proper planting environment. (Ord. 3186; Ord. 3220)

21.32.060 Design Standards.

This section was recently added by Ordinance 3186, codified in May 2025.

Applicable RZC Landscaping Section	Zones
Design Standards (RZC 21.32.060)	All development
Urban Landscaping Standards (RZC 21.32.070)	Mixed-use residential structure, multifamily structure
Residential Landscaping Standards (RZC 21.32.080)	Single-family dwelling unit (detached and attached), middle housing, group home/congregate housing
Nonresidential Landscaping Standards (RZC 21.32.090)	All development that does not include residential

a. Planting design is an integral part of the overall site and community design, and should complement the architecture, other site elements and the visual appearance of the neighborhood, as well as the Northwest environment. The landscape plan should help reduce impacts to and create a transition to adjacent natural features, such as critical areas and shorelines. The landscape plan should be based on a well-defined concept, addressing criteria for function, design, horticulture, maintenance, and irrigation.

b. The planting design should be a composition of plant materials that creates an appropriate visual character, such as stylized, formal, informal, or natural. The design should include a suitable combination of trees, shrubs, groundcover plants, vines, lawns, and herbaceous material, including native, climate-resilient and Northwest-adapted plants. The number, size, and arrangement should be carefully selected to balance color, texture, form, line, proportion, and scale in both the horizontal and vertical plane.

a. Retention and Enhancement of Existing Vegetation. Preserve as much native noninvasive vegetation as possible, particularly adjacent to buffers of critical areas and shorelines. Replant developed areas with stands of non-dwarf evergreens in natural and random patterns where possible.

b. Open Space and Public View Corridors. Provide space on site for active or passive recreational purposes. When located in an identified public view corridor, this open space may also provide views through a development to important features, such as the Lake Sammamish, Sammamish River, and the river valley; Bear Creek; or panoramic mountain views.

c. Transition. Provide plantings that provide a clear transition in design between adjacent sites, within a site, and from native vegetation areas. To lessen impacts and provide transitions to natural areas, use native plants as much as possible adjacent to the buffers of critical areas and shorelines. Design foundation plantings to create an effective change from public to private space and from the vertical to horizontal plane at building edges.

d. Mitigation of Adverse Visual Impacts. Provide planting to soften the visual impact of less desirable development and structures, such as large blank walls, dumpster areas, service areas, and large areas of pavement.

e. Definition or Emphasis. Use planting to highlight significant site features and to define site use areas and circulation corridors without interfering with the use of such areas. Examples include site and building entrances, pedestrian walkways, and focal points, such as gathering areas or plazas.

Figure 21.32.060B.2 Landscaping

f. Safety. Use planting landscaping which minimizes disruption of sight lines along pathways.

g. Water Conservation. Plants and techniques that reduce water consumption are encouraged.

h. Design. Plants should be selected and arranged according to the following design criteria:

i. Variety. Select a variety of plants providing interest, accent and contrast, using as many native or climate-resilient species as possible.

ii. Consistency. Develop a planting design conforming to the overall project design concept and adjoining properties.

iii. Appropriateness. Select plants with an awareness of their growth requirements, tolerances, ultimate size, preferences for soil, climate, and sun exposure, and negative impacts.

iv. Density. Provide adequate plant quantity, size, and spacing to fulfill the functional and design objectives within the stipulated time. (Ord. 3186)

21.32.070 Urban Landscape Requirements.

This section was recently added by Ordinance 3186, codified in May 2025.

A. Applicability. RZC 21.32.070 applies to developments that are mixed-use residential structures and multifamily structures.

1. Plazas and common open spaces shall be landscaped to create visual interest by providing a variety of colors, heights, and forms of foliage, soften building edges, and reduce the impact of elements such as noise or wind.

2. The quantity of trees, shrubs, and other plant materials shall be designed to meet the size and function of the plaza or open space.

3. Residential Landscaping. All required yards and common open space areas shall be landscaped. Additional landscaping requirements shall apply as follows:

a. In addition to RZC 21.32.050, General Landscape Standards, all new development shall provide the following landscaping quantities:

i. One tree for each 125 square feet of required open space; and

ii. Three shrubs of no less than five-gallon size shall be provided for each tree planted.

C. Plantings Along Streets. At a minimum, planting strips along streets shall include street trees per the City’s standards for type and species. Where space allows, planting areas should include other vegetation suitable for an urban setting. Table 21.32.070C includes special requirements applicable to specific urban centers.

Urban Center	Planting Along Streets Special Requirement
Downtown	No additional requirements.
Overlake Metro Center	Tree planting pits on streets that include furniture zones per RZC Appendix 7, Overlake Village Street Requirements, shall be covered with cast-iron tree grates of a type that meets ADA requirements.
Marymoor Village Centers	Planting along streets shall include street trees, stormwater infiltration facilities, or both, consistent with the adopted 2017 Marymoor Subarea Infrastructure Planning Report or its successor.

1. Applicability. This section applies to developments within the OBAT zone.

a. Landscape areas at least 20 feet in width shall be provided in the locations shown on Map 21.32.070D, Overlake Business and Advanced Technology (OBAT) Required Landscape Areas.

b. The landscape areas shall be planted with the following materials:

i. Minimum of one tree per 200 square feet of landscape area. No more than 40 percent of trees may be deciduous.

ii. Evergreen shrubs, a minimum of five gallons in size. The area covered by the shrubs shall equal at least one-third of the landscape area frontage.

iii. Groundcover plantings to cover the ground within three years.

iv. Plant materials shall be drought tolerant and at least 50 percent native or climate-resilient species by area.

v. Trees and other plant materials required by this section shall be located so that they effectively screen the development from bordering residential properties.

c. Up to 20 percent of the area may be used for streets, driveways, utility crossings, trails, or ground level features such as patios. Other structures may not be placed in required landscape areas.

d. Required landscape areas may be counted towards required open space, required pervious surfaces, setbacks, and other requirements in the use and bulk regulations that they meet.

a. Purpose. The purpose of the supplemental landscape area requirements is to protect nearby uses from the potential adverse impacts of more intense uses due to noise, glare, and the scale of development in locations where the lots are large enough for larger landscape areas than required by other provisions of the Redmond Zoning Code. Landscape areas shall be required in the locations set forth on Map 21.32.070D, Overlake Business and Advanced Technology (OBAT) Required Landscape Areas.

Map 21.32.070D Overlake Business and Advanced Technology (OBAT) Required Landscape Areas
Note: Online users may click the map for a full-size version in PDF format.

Map 21.32.070D
Overlake Business and Advanced Technology (OBAT) Required Landscape Areas

Note: Online users may click the map for a full-size version in PDF format.

b. The width of all required landscape areas shall be measured at right angles to the property line. Regardless of right-of-way expansions in the future due to purchases, dedications, the granting of easements, or any other means, the landscape area shall be measured from the property line as it existed on July 1, 2010.

c. Notwithstanding any other provision of this title, the 100-foot greenbelt along the portion of Bellevue-Redmond Road identified above in Map 21.32.070D, Overlake Business and Advanced Technology (OBAT) Required Landscape Areas, shall be planted and maintained so that it blocks vision from the unaided human eye through the greenbelt along both sides of Bellevue-Redmond Road from ground level to a height of 55 feet above the ground surface. This greenbelt shall consist of an evergreen canopy, a middle story of deciduous and evergreen trees, and an understory of shrubs, plants, and smaller trees. While the plants shall be primarily of types native to the area, soils and microclimate, nonnative ornamental plants may also be included.

d. Existing significant trees within the landscape areas and open space shall be retained when possible. Berms within the landscaped and open space areas should be planted with a mixture of medium-scale evergreen trees and shrubs to provide additional visual screening to nearby properties.

e. The greenbelts and landscape areas provided for in this section shall comply with the applicable requirements of RZC Chapter 21.32, Landscaping, and RZC Chapter 21.72, Tree Protection, except as specifically provided by this section. (Ord. 3186; Ord. 3220)

21.32.080 Residential Landscaping Standards.

This section was recently added by Ordinance 3186, codified in May 2025.

A. Applicability. This section applies to developments that are single-family dwelling unit (detached and attached), middle housing, or group home/congregate housing.

B. Purpose. The purpose of this section is to:

1. Require that vegetation be included in residential landscaping areas to soften the bulk and mass of buildings, to add visual interest, to provide visually appealing streetscapes, and to maintain and enhance the environmental quality of the neighborhood;

2. Provide for landscaping that supports wildlife and minimizes opportunities for invasion by noxious plants as defined by the City;

3. Promote water conservation by encouraging drought-tolerant vegetation, and improve water quality by using LID standards;

4. Promote maintenance of landscaping and mature trees and proper plant selection for new landscaping relative to the location and soil conditions so that plant materials can flourish; and

5. Promote pedestrian safety by separating walkways from streets with a landscape area and providing motorized and nonmotorized connections between developments and throughout the neighborhood.

a. Landscaping for the front yard shall be provided for all new residential development.

b. A landscape plan shall be prepared or approved by a Washington-licensed landscape architect, certified nurseryman, or certified landscape technician. Applications for individual lots that are not part of a new short plat or long subdivision are required to provide a landscape plan but are exempt from this requirement to have the plan certified. The landscape plan shall include the elements specified in RZC 21.32.080.C.1.c through C.1.e.

c. Landscaping consisting of native or climate resilient vegetation, as defined by the City of Redmond Climate Resiliency and Sustainability in Vegetation Management Plan, shall be required in all common areas within any new residential development.

d. Street trees shall be selected that will result in a tree canopy at maturity along streets internal to or adjoining residential developments as a requirement of development, subdivision, and short subdivision.

e. Plant materials shall be selected that are appropriate for the site and soil conditions, excluding noxious weeds as defined by the City.

a. For new subdivisions, short subdivisions, and other residential developments, landscaping shall be provided along the perimeter of the project site that incorporates native or climate-resilient vegetation and softens the transition between new and existing dwelling units when the new dwellings are directly adjacent to lots with existing dwellings or the dwellings can be viewed from public streets or park areas (see Figure 21.32.080).

Figure 21.32.080 Two Options for Providing Separation Around New Subdivisions

b. Softening shall be achieved as part of perimeter landscaping through the following methods:

i. Dedication and maintenance as a common tract is preferred in order to provide maximum reduction of impacts and continued management of the space. Otherwise, maintenance will be provided by the individual landowners of the specific lots where perimeter landscaping has been provided.

ii. If perimeter landscaping is provided on individual lots or as part of common areas, a note shall be placed on the face of the plat (or on a separate instrument when the development is not a subdivision or short subdivision) stating that the purpose of the landscaping is to fulfill a requirement of development approval and that the landscaping shall not be removed.

iii. A performance bond shall be required for the landscape area. If a specific tree is counted as a saved tree, then a saved tree maintenance bond shall be required.

A. A minimum of two trees per lot is required with a 20-foot maximum spacing between the trees.

B. The trees shall be a minimum of eight feet in height at the time of planting.

C. When a fence is not planned on the perimeter to the project site, at least 50 percent of the perimeter landscape plantings shall be plant species listed as Type II – Visual Screen (Table 21.32.120).

D. The Administrator may approve other methods that achieve the intent of the landscaping transition requirement, such as increased setbacks that soften the transition from existing to new dwelling units.

a. Landscaping treatment along the Puget Sound Energy Trail and the Sammamish River Trail from the Sammamish River to Redmond-Woodinville Road and from NE 90th Street to the Puget Sound Energy Trail shall be designed to act as a transition area between the trails and the residential uses and to prevent a walled corridor of buildings. This may be through the use of additional landscape separation or increased density of plantings. Adjacent to the Sammamish River Trail, an average 50-foot landscape area with a minimum width of no less than 30 feet is required. Critical areas regulations also apply.

b. Methods of construction or placement of buildings shall preserve the wooded hillside along the east perimeter of the Sammamish River residential area. (Ord. 3186)

21.32.090 Nonresidential.

This section was recently added by Ordinance 3186, codified in May 2025.

Reserved. (Ord. 3186)

21.32.100 Ecological Score Requirements.

This section was recently renumbered by Ordinance 3186, codified in May 2025.

A. The purpose of RZC 21.32.100 is to enhance the City’s ecological functions by promoting water conservation, restoring and preserving habitat, increasing energy efficiency, and creating value through significant economic, social, and environmental benefit. This requirement is designed to increase the quality and canopy of planted areas within the City while promoting flexibility in design of landscape areas.

B. An applicant is required to comply with ecological score requirements below:

1. With the exception of Marymoor Village Center, when a required landscape area exceeds 500 square feet, an applicant shall achieve an ecological score of 20 or greater, based on the techniques listed in Table 21.32.100, in any combination.

2. In Marymoor Village Center, an applicant shall achieve an ecological score of 30 or greater, based on the techniques listed in Table 21.32.100, in any combination.

3. Scoring of points is awarded on the basis of a technique’s overall ecological benefit.

4. Techniques listed with an “*” can achieve an additional score of one point for every increase of 10 percent. For example, using a technique that requires 40 percent of trees to be preserved, an additional point shall be awarded as follows:

Technique: 40% Tree Preservation

Additional Point: 10% of 40 = 44% Tree Preservation

5. Every landscape plan shall include a minimum of three different techniques to achieve the total score and any one technique cannot exceed a maximum score of 10 points.

6. Techniques incorporating stormwater solutions shall comply with RMC Chapter 15.24, Clearing, Grading, and Stormwater Management.

7. See RZC 21.58.3800 for options to utilize additional ecological score points (above requirements from RZC 21.32.100) towards resiliency and sustainability design requirements.

Table 21.32.100 Ecological Score Requirements
Technique	Points Awarded – Downtown	Points Awarded – Overlake Village	Points Awarded – Marymoor Village and Urban Mixed-Use Zones	Points Awarded – Other Zones

Table 21.32.100 Ecological Score Requirements
Technique	Points Awarded – Downtown	Points Awarded – Overlake Village	Points Awarded – Marymoor Village and Urban Mixed-Use Zones	Points Awarded – Other Zones
1. 25% of the plants installed are Northwest adaptive and 25% of the plants installed are native.*	5 points	5 points	5 points	5 points
2. 40% of existing significant trees, including landmark trees, are retained.	3 points	3 points	7 points	7 points
3. Minimum of 25% of proposed trees are evergreens.	3 points	3 points	5 points	5 points
4. Minimum of 25% of evergreen trees are greater than 10 feet high at installation.	3 points	3 points	5 points	5 points
5. Minimum of 25% of deciduous trees are three-inch caliper or greater at installation.	3 points	3 points	5 points	5 points
6. 10% increase over the minimum number of required replacement trees, street trees, or parking lot trees.*	3 points	3 points	7 points	5 points
7. Vegetated walls (including trellis, green tower or similar features) that have a minimum area of 300 square feet. Additional points in increments of three shall be awarded for every 300 square feet of vegetated walls provided.	5 points	5 points	5 points	3 points
8. Proposed water features use recycled water.	3 points	3 points	3 points	3 points
9. Minimum of 25% of landscape areas are designed with long-term irrigation from harvested rainwater (such as rain barrels).*	3 points	3 points	5 points	5 points
10. Minimum of 25% of landscape areas are designed with landscaping that does not require irrigation after a three-year period.	3 points	3 points	3 points	3 points
11. Minimum of 50% of landscape areas where native soils are preserved on site.	4 points	4 points	7 points	7 points
12. 5% of common open space or 25 square feet per unit, is reserved as a food garden.^*	5 points	5 points	7 points	3 points
13. Green roofs that provide 10% of roof coverage.*	5 points	5 points	7 points	5 points
14. Landscape roofs that provide 10% of roof coverage.*	2 points	2 points	5 points	2 points
15. Installed trees that will attain an average 30-foot-spread canopy in 10 years within parking lots.	5 points	5 points	7 points	3 points
16. 10% of roof coverage dedicated to solar panel installation.*	5 points	5 points	5 points	5 points
17. 25% of the total landscape area as pollinator garden – natives and ornamental plants that are nectar and pollen-producing to attract pollinating animals.	3 points	3 points	3 points	3 points

(Ord. 2753; Ord. 2858; Ord. 2883; Ord. 3186; Ord. 3220. Formerly 21.32.060)

21.32.110 Parking Lot Landscaping Standards.

This section was recently renumbered by Ordinance 3186, codified in May 2025.

A. Scope. Parking lot landscaping standards apply to all vehicle use areas such as parking lots, including driveways, and service areas. Landscaping shall be provided for both the interior and perimeter landscape areas and may be used to meet site area and linkage system landscape requirements. The placement of rain gardens or bioretention may be used to help satisfy these landscaping requirements.

1. To improve the aesthetic appearance of parking lots;

2. To reduce the summertime heat and glare buildup within and adjacent to parking lots;

3. To provide landscape areas within parking areas in addition to required landscape areas around the perimeter of parking lots;

4. To provide screening and break up the expanse of paved areas.

1. Cluster interior parking lot landscaping when possible to conserve significant portions of existing tree cover as an amenity to the site. (See also RZC Chapter 21.32, Landscaping.)

2. Disperse interior parking lot landscaping throughout a parking lot when no significant existing vegetation exists.

3. Shade trees shall be used to shade parking lots and driveways to reduce summer heat loads.

4. Provide landscape areas within parking areas in addition to landscape areas around the perimeter of parking lots to effectively screen vehicles.

5. All parking lots shall be planted with sufficient trees so that within 10 years 50 percent of the surface area of the lot is shaded. Additionally, parking lots shall be screened from streets by nonbermed landscaped treatments.

1. Parking lots with less than 20 spaces shall not be required to provide any interior landscaping with the exception of Neighborhood Commercial zones. All Neighborhood Commercial uses shall provide parking lot landscaping in accordance with this section and with the Parking Lot Interior Landscaping Table 21.32.110, for 20 to 150 spaces, when providing any amount of parking less than 20 spaces.

2. Landscaping islands shall be placed at the end of every parking row with a maximum spacing of one island for every 10 parking spaces. Islands shall be a minimum of 64 square feet measured from the edge of the landscaping. The placement of rain gardens and bioretention within these islands must meet the performance, design, and location requirements detailed in the Stormwater Technical Notebook, and minimum dimensions and plant spacing detailed in Table 21.32.110.

3. Trees shall be planted within interior landscape areas at a minimum of one tree per four parking stalls and shall be evenly spaced. See illustration below (Figure 21.32.110). When combined with rain gardens or bioretention, spacing shall be as detailed in Table 21.32.110.

4. Permanent curbs or structural barriers/dividers shall enclose planting areas; however, gaps or breaks in the barriers are acceptable at locations where surface water conveyance is desired. When gaps or breaks in the barrier occur, they shall be spaced no less than six feet on center.

5. Trees may be planted no closer than four feet from pavement edges where vehicles overhang planted areas.

6. Wheel stops and/or curbs shall be installed to prevent vehicles from overhanging landscaping islands.

7. Narrow parking lot islands or peninsulas and planting strips should not be planted in grass because of potential problems with maintenance. Location of larger parking spaces adjacent to islands is suggested to reduce damage to plant materials.

8. Parking lot perimeter landscaping shall be measured from the property line.

Table 21.32.110 Parking Lot Interior Landscaping Table
Interior Landscaping
	20 to 150 spaces	151+ spaces
Landscaping required	5 percent	7 percent
Maximum contiguous landscape area	500 square feet	1,500 square feet
Perimeter Landscaping
	Minimum width of planter strip from property line
Parking spaces:	Street Frontage	Interior Lot Line
0 – 100	5 feet	5 feet
100 – 499	10 feet	5 feet
500 – 1,000	15 feet (10 feet)*	10 feet
1,000+	20 feet (10 feet)*	10 feet
Landscaping Co-Located With Rain Gardens or Bioretention (Interior or Perimeter)
	20 to 150 spaces	151+ spaces
Minimum width in all directions	12 feet	12 feet
Maximum tree spacing	40 feet on center	40 feet on center
Minimum size of mature canopy (deciduous species)	30 feet	35 feet
Minimum quantity of conifers (percentage of total trees)	N/A	30%
*If a rain garden or bioretention facility is not co-located within the planter, the planter width may be reduced with provision of three-foot-high fence or hedge between parking lot and street side planter, subject to review and approval by the Administrator.

Figure 21.32.110 Parking Lot Landscaping

(Ord. 2614; Ord. 2858; Ord. 3186; Ord. 3220. Formerly 21.32.070)

21.32.120 Types of Planting.

This section was recently renumbered by Ordinance 3186, codified in May 2025.

A. The applicant shall indicate on the preliminary landscape plan the types of planting to be provided in each area of the site. The types, arrangement and quantity of plants shall be appropriate to the size and purpose of the area to be planted and shall be based on the applicable use proposed as indicated in Table 21.32.120:

Table 21.32.120 Types of Planting
Planting Type	Purpose	Minimum Standard	Applicable Uses
Type I – Solid Screen	Solid sight barrier	Evergreen trees and shrubs A. Minimum height of five feet at planting; and B. 80 percent sight-obscuring screen at the time of planting; or C. Combination of evergreen and deciduous trees and shrubs backed by 100 percent sight-obscuring, decorative wall or fence. Deciduous trees A. Minimum height of 10 feet at planting. B. The width of the barrier shall generally be 10 feet, unless otherwise specified by the Technical Committee.	A. Outdoor storage. B. Service yards. C. Trash containers. D. Mechanical/electrical ground-mounted equipment. E. Between incompatible uses such as industrial or commercial and residential or recreation uses. F. Utility installations or equipment.
Type II – Visual Screen	Visual separation that is 75 percent sight obscuring	A. Evergreen or a mixture of evergreen and deciduous trees with tall shrubs and groundcover interspersed with trees, and/or decorative wall or fence. B. Minimum of 60 percent evergreen trees and evergreen shrubs. C. Screening for parking structures shall consist of a maximum of 40 percent evergreen plantings in order to allow light to penetrate to the interior of the garage.	A. Between compatible uses to reduce the visual impact of expanses of pavement and blank building facades. B. Between parking lots and back of curb or sidewalk. C. To screen parking structures.
Type III – Low Cover	Visual interest and complement large plant materials and for erosion control	A. Mixture of evergreen and deciduous shrubs, and/or groundcover, to provide 50 percent coverage of the entire planting area at the time of planting. B. Trees shall not be planted within eight feet of the water or sewer pipeline. C. Shrubs shall be located at least four feet from fire hydrants.	A. Where visibility of storefronts, buildings or signs is necessary. B. At driveway entrances and exits adjacent to streets in compliance with sight distance requirements. C. To supplement existing vegetation and/or specimen trees. D. In fire access areas and around hydrants.
Type IV – Open Area Planting	Visual interest and shade in large open areas, particularly parking lots.	A. Trees planted with supporting shrubs and/or groundcover. B. Lawn area is discouraged; however, if substituted for groundcover the width of the planting area shall exceed 10 feet in the narrowest dimension. C. Trees shall not be planted within eight feet of the water or sewer pipeline. D. Shrubs shall be located at least four feet from fire hydrants.	A. For parking lot planting areas (islands, peninsulas or medians) and at edges where screening is not required. B. In open lawn areas as islands of plantings. C. As a supplement to existing vegetation.

(Ord. 3186. Formerly 21.32.080)

21.32.130 Street Trees.

This section was recently renumbered by Ordinance 3186, codified in May 2025.

A. Street tree species shall be consistent with other street tree species in the neighborhood and shall not result in significant maintenance issues as determined by the City’s Planning and Parks Departments’ recommendations.

B. Trees of the species determined by the Parks Department are required to be installed on principal, minor, and collector arterials, and on other streets as specified in neighborhood residential design standards, unless variations are approved by the Technical Committee in situations where tree species conflicts with utility lines, public access, driveways, or public street frontages.

C. Where applicable, streetscape realm standards shall apply.

D. On local streets not addressed in neighborhood standard, street trees may be planted by property owners, who are then responsible for maintenance of the trees in the street right-of-way.

E. Street trees shall be planted pursuant to the City of Redmond Climate Resiliency and Sustainability in Vegetation Management Plan as adopted and hereafter amended.

F. Removal or excessive pruning of street trees without approval of the Administrator is prohibited.

G. The average spacing for street trees should be 30 feet on center and adjusted to allow for sight lines, utilities, traffic signs, light standards, driveways and other street appurtenances.

H. Trees on public streets shall be installed as follows:

1. Deciduous trees shall be planted at least two feet from the back of curb to center of tree in tree pits that measure four by six feet.

2. Coniferous trees shall be planted at least seven feet from the back of curb.

3. Tree wells shall meet the specifications of City Standard Details including CU-Structural Soil™ or approved alternative making equivalent provisions for tree and root health and infrastructure protection as determined by the City of Redmond Parks Department.

I. Planter strips and/or landscape strips shall be maintained by either the homeowners’ association or adjacent private property owner. (Ord. 2709; Ord. 3028; Ord. 3186. Formerly 21.32.090)

21.32.140 Irrigation.

This section was recently renumbered by Ordinance 3186, codified in May 2025.

A. All plants shall receive sufficient water to assure their survival. In Overlake, Downtown, Marymoor Village Centers, Neighborhood Mixed-Use, Corridor Mixed-Use and Urban Mixed-Use zones, planting areas 200 square feet and over, and developments in all other zones with planting areas over 500 square feet in size shall be irrigated with automatic systems designed to conserve water. The irrigation requirement may be modified or waived for planting areas with drought-tolerant plants as long as it is demonstrated to the Administrator that adequate water will be provided to ensure the plants’ survival.

B. Where automatic irrigation is required, a subsurface irrigation or drip irrigation system shall be provided in accordance with all state and local rules, regulations and ordinances including approved backflow devices. All irrigation systems shall include a rain sensor device. The system shall completely cover all planting areas requiring irrigation. (Ord. 3186. Formerly 21.32.100)

21.34.010 Purpose.

The purpose of this chapter is to:

A. Regulate exterior lighting in order to avoid unsafe and unpleasant conditions as the result of poorly designed or installed exterior lighting;

B. Encourage energy efficient types of lighting and otherwise implement the light and energy conservation policies of the Comprehensive Plan;

C. Discourage excessive lighting in order to promote the City’s dark sky policies; and

D. Protect properties and residents in the Residential zones from the ill effects associated with nonresidential and multifamily exterior lighting.

21.34.020 Applicability.

A. When exterior lighting installation is part of a new development proposal requiring Type II – VI review, the Technical Committee shall review and approve the lighting design as part of the permitting process.

B. When exterior lighting is part of a proposal for redevelopment or expansion of an existing development, the Technical Committee shall review and approve the lighting design as part of the permitting process when the redevelopment or expansion increases the gross floor area or valuation of the development by the levels established in RZC 21.04.5000, Legal Nonconforming Uses and Structures.

C. This chapter does not apply to individual dwelling units, with the exception of common areas, which are regulated. Examples of common areas include, but are not limited to, pathways, clubhouses, shared driveways, parking lots, and play areas.

D. This chapter does not apply to public rights-of-way, which are governed by the City’s street light standards and criteria.

E. This chapter does not apply to lighting necessary for fire, police, and public works equipment and operations when responding to an emergency or when conducting operations where such lighting is reasonably required for the proper performance of public services.

F. The regulation of sign lighting is governed by RZC 21.44, Signs.

G. Standards for properties in Transition Overlay Areas can be found in RZC 21.05.600, Transition Overlay Areas.

21.34.030 General Requirements.

A. Site lighting trespass onto adjacent residential zones and shorelines shall be minimized.

B. Site lighting shall minimize light spill into the dark night sky.

C. Exterior lighting installations shall include timers, dimmers, sensors, or photo-cell controllers that turn the lights off during daylight hours or hours when lighting is not needed, to reduce overall energy consumption and eliminate unneeded lighting. The Technical Committee may grant exceptions to these requirements for lighting located under canopies, tunnels, parking garages and similar locations.

D. Exterior lighting installations shall be designed to avoid luminance levels that result in disability glare. Disability glare refers to the reduction or elimination of the ability to see areas or objects due to the presence of a bright light source within the field of vision.

E. Exterior lighting, except for overhead street lighting and warning, emergency, or traffic signals, shall be installed in such a manner that the light source will be sufficiently obscured to prevent glare on public streets and walkways or into any residential zone. The installation or erection of any lighting that may be confused with warning signals, emergency signals, or traffic signals shall be prohibited.

F. Fixtures and lighting systems used for safety and security shall be in good working order and shall be maintained in a manner that serves the original design intent of the system.

G. Vegetation and landscaping shall be maintained in a manner that does not obstruct security lighting and minimizes possible entrapment spaces.

H. Lighting designs shall comply with RMC Chapter 15.18, Energy Code; RMC Chapter 15.08, Building Code; and RMC 15.12, Electrical Code.

21.34.040 Lighting Standards for Uses Within 50 Feet of Residential Zones.

A. For exterior lighting installations and fixtures within 50 feet of Residential zones, the following requirements shall apply:

1. The height of lighting fixtures shall be as provided in RZC 21.34.120, Mounting and Illumination Standards Table, of this chapter.

2. Lighting fixtures shall be aimed and shielded in a manner that shall not direct illumination or allow light trespass on adjacent residential zones. Adjacent residential zones include those that are located to the front, rear, side, and diagonal to the nonresidential use or exterior lighting installation or fixture. Fixtures should be of a type, or adequately shielded, so as to prevent glare from normal viewing angles.

3. Additional landscaping may be required by the Technical Committee to provide light screening between commercial zones and residential zones where the same would diminish or prevent light trespass. Where landscaping is used for light screening, the Technical Committee shall take into consideration the applicable landscaping standards found elsewhere in these regulations, the design standards found elsewhere in these regulations, the creation of excessive shadows or dark spaces, and views into and out of a site. (Ord. 2614)

21.34.050 Open-Air Parking Lot Lighting.

A. Mounting heights for lighting fixtures and illumination standards for open-air parking lots are set forth in RZC 21.34.120, Mounting and Illumination Standards Table, of this chapter.

B. Open-air parking lot lighting shall be designed to provide:

1. Adequate vision, comfort, and safety.

2. Uniform lighting throughout the facility with no dark patches or pockets.

3. A minimum value of lighting necessary for the safety and identification of features.

C. Open-air parking lot lighting shall not cause direct illumination on adjacent and nearby properties or streets. Fixtures should be of a type or adequately shielded so as to prevent glare from normal viewing angles.

D. All lighting fixtures serving open-air parking lots, except as allowed in subsection RMZ 21.34.050.E of this section, shall be full cutoff fixtures as defined by the Illuminating Engineering Society of North America (IESNA).

E. If the design of an area suggests the use of a particular “period” or architectural style fixture, the Technical Committee may permit alternatives or supplements to the lighting described above.

F. During periods of nonuse, the lighting of parking facilities with Basic Security lighting should be turned off or reduced to conserve energy.

G. The Technical Committee may allow increases from Basic to Enhanced Security lighting levels (RZC 21.34.120, Mounting and Illumination Standards Table, of this chapter), when personal security is an issue, such as where the parking facility is used during all hours of the day and night, where special security needs exist, or where vandalism or crime is possible. The Technical Committee may consider specific site characteristics, level of vehicle and pedestrian conflict, special security needs, and history or likelihood of crimes in making its determination.

21.34.060 Canopy Lighting and Lighting of Service Stations.

A. Lighting of such areas shall not be used to attract attention to the business.

B. Lighting levels shall be as set forth in RZC 21.34.120, Mounting and Illumination Standards Table, of this chapter.

C. In order to minimize the extent of direct glare, light fixtures shall be mounted in one of the following manners:

1. On canopies and recessed so that the lens cover is recessed or flush with the bottom surface (ceiling) of the canopy or shielded by the fixture or the edge of the canopy so that light is restrained to 85 degrees or less from vertical; or

2. As indirect lighting where light is beamed upward and then reflected down from the underside of the canopy. When this method is used, light fixtures must be shielded so that direct illumination is focused exclusively on the underside of the canopy.

D. Lights shall not be mounted on the top or sides (fascias) of the canopy. The sides (fascias) of the canopy shall not be illuminated in a manner other than that prescribed under the section of these regulations regulating signs.

E. Illumination of areas around service station pump islands shall be as provided in RZC 21.34.120, Mounting and Illumination Standards Table, of this chapter. At the discretion of the Technical Committee, increased lighting levels may be permitted for enhanced security purposes only.

21.34.070 Lighting of Outdoor Performance, Sport and Recreation Facilities, and Play Fields.

A. Lighting levels for outdoor performance areas, sport and recreation facilities, and play fields shall not exceed by more than five percent the Illuminating Engineering Society of North America (IESNA) published standards for the proposed activity.

B. Where playing fields or other special activity areas are to be illuminated, lighting fixtures shall be mounted, aimed, and shielded so that their beams fall within the primary playing area and immediate surroundings, and so that no direct illumination is directed off the site.

C. The main lighting shall be turned off as soon as possible following the end of the event. The main lighting shall not remain on longer than 30 minutes following the end of the event. Where feasible, a low-level lighting system shall be used to facilitate patrons leaving the facility, cleanup, nighttime maintenance, and other closing activities. Illumination of the low-lighting system shall be as provided in RZC 21.34.120, Mounting and Illumination Standards Table, of this chapter.

21.34.080 Security Lighting.

A. Security Lighting should use the lowest possible illumination to effectively allow surveillance. Illumination standards are set forth in RZC 21.34.120, Mounting and Illumination Standards Table, of this chapter.

B. All security lighting fixtures shall be full cutoff fixtures as defined by the Illuminating Engineering Society of North America (IESNA).

C. Security lighting shall be shielded and aimed so that illumination is directed to the designated areas.

D. Where a proposed security lighting application is not identified in RZC 21.34.120, Mounting and Illumination Standards Table, of this chapter, the table shall be used as a guide for establishing the range of permissible light levels.

E. Where a guardhouse or other manned security enclosure is used to provide security at a site, all security lighting shall be dimmable to lower levels at night in order to allow visibility from the guardhouse or security enclosure.

21.34.090 Architectural Accent Lighting.

A. Fixtures used to accent architectural features, materials, colors, style of buildings, or art shall be located, aimed and shielded so that light is directed only on those features. The Technical Committee may allow exceptions to this provision if minimal light escapes into the dark night sky or onto adjacent properties.

B. Maximum illumination levels shall be as provided in RZC 21.34.120, Mounting and Illumination Standards Table, of this chapter.

C. Flags of the United States or Washington State may be illuminated from below provided such lighting is focused primarily on the individual flag or flags.

21.34.100 Lighting of Landscaping.

Illumination of landscaping shall utilize diffused or muted lighting, and avoid glare.

21.34.110 Temporary Lighting.

A. Lighting used to illuminate temporary uses shall be reviewed, and if necessary conditioned, through the Temporary Use Permitting Process.

B. The Technical Committee may impose specific conditions for the lighting of temporary uses consistent with the purposes of this title.

21.34.120 Mounting and Illumination Standards Tables.

Table 21.34.120A Mounting and Illumination Standards
Condition/Type of Lighting	Within 50 feet of residential zones	Open Air Parking Lot	Canopy Lighting and Lighting of Service Stations (applies to areas around service station pump islands)	Outdoor Performance, Sport and Recreation Facilities and Play Fields (low-level lighting system)	Architectural Accent Lighting

Table 21.34.120A Mounting and Illumination Standards
Condition/Type of Lighting	Within 50 feet of residential zones	Open Air Parking Lot	Canopy Lighting and Lighting of Service Stations (applies to areas around service station pump islands)	Outdoor Performance, Sport and Recreation Facilities and Play Fields (low-level lighting system)	Architectural Accent Lighting
Maximum Mounting Height	15 feet above grade	15 feet if alternative to full cutoff fixture as defined by the Illuminating Engineering Society of North America (IESNA) or on top level of multilevel parking facilities 25 feet otherwise	N/A	N/A	N/A
Minimum Foot-candles (fc) on Ground	N/A	Basic Security = 0.2 fc Enhanced Security = 0.5 fc	1.0 fc	N/A	N/A
Maximum Foot-candles (fc) on Ground	N/A	Basic Security = 4.0 fc Enhanced Security = 7.5 fc	5.0 fc	N/A	N/A
Average Foot-candles (fc) on Ground	N/A	N/A	N/A	3.0 fc	N/A
Maximum Uniformity Ratio	N/A	Basic Security = 20:1 Enhanced Security = 15:1	4:1	4:1	N/A
Minimum Foot-candles at 5 feet above Ground	N/A	Basic Security = 0.1 fc Enhanced Security = 0.25 fc	N/A	N/A	N/A
Maximum Foot-candles (fc) of any vertical surface in dark surroundings	N/A	N/A	N/A	N/A	3.0 fc
Maximum Foot-candles (fc) of any vertical surface in light surroundings	N/A	N/A	N/A	N/A	5.0 fc

Table 21.34.120B Mounting and Illumination Standards for Security Lighting Applications
Average Foot-candles (fc) on Ground	0.5 – 2.0 fc¹	0.5 – 2.0 fc¹	0.5 fc	10 fc	30 fc	4 – 6 fc
TABLE NOTES: ¹The greater the brightness of the surrounding area, the higher the illuminance required to balance the brightness.

Table 21.34.120B
Mounting and Illumination Standards for Security Lighting Applications

Condition/Type of Lighting

Large Open Areas

Buildings

Perimeter Fence

Entrances (in inspection area)

Gatehouses (measured on the work-plane in the gatehouse)

Pedestrian Pathways and Access Routes

Average Foot-candles (fc) on Ground

0.5 – 2.0 fc¹

0.5 fc

10 fc

30 fc

4 – 6 fc

TABLE NOTES:

¹The greater the brightness of the surrounding area, the higher the illuminance required to balance the brightness.

21.35.010 Purpose.

This section was recently added by Ordinance 3186, codified in May 2025.

A. Provide standards for live-work units to ensure that the goals and visions for the neighborhood are met.

B. Encourage a variety of housing types in Redmond.

C. Encourage affordable business options within the City. (Ord. 3186)

21.35.020 Applicability.

This section was recently added by Ordinance 3186, codified in May 2025.

The provisions of this chapter shall apply to all development where live-work units are permitted and included as part of the development or any new live-work unit is proposed. (Ord. 3186)

21.35.030 Live-Work Unit Requirements.

This section was recently added by Ordinance 3186, codified in May 2025.

A. The residential and the commercial space shall be occupied by the tenant or owner, and no portion of the live-work unit may be rented or sold separately.

1. No more than one person outside the family group who resides on the premises shall engage in any business located on the premises.

B. The business-related portion of the live-work unit shall be located on the ground floor.

1. The total square footage of the business portion of the live-work units within a development shall count for a maximum of 20 percent of the total ground-floor general sales and services uses of the development.

C. The minimum total gross floor area of the live-work unit shall be 600 square feet, unless dedicated as an affordable commercial program or anti-displacement program.

1. The business area shall occupy a minimum of 50 percent of the total gross floor area, except when dedicated as affordable commercial program or anti-displacement program the business area may be less than 50 percent.

Example: Live-work unit is 750 square feet
Live-Work Unit Size		Minimum Business Area %		Minimum Business Area of Live-Work Unit
750 square feet	×	50%	=	375 square feet

D. The primary customer entrance to the live-work unit shall be ADA accessible.

E. The living space shall provide complete, independent living facilities including permanent provisions for living, sleeping, eating, cooking, and sanitation.

F. The live-work unit shall comply with the design standards listed below in addition to RZC Article III, Design Standards.

1. One hundred percent of the linear sidewalk-level facade shall be designed to accommodate future conversion to general sales and services uses.

2. A minimum of 15-foot distance from the finished floor to the finished ceiling is required.

3. A minimum depth of 20 feet measured from the wall abutting the street frontage to the rear wall of the live-work unit is required.

4. Windows, rather than blank walls, shall be provided on the street level to encourage a visual link between the business and passing pedestrians. A minimum of 60 percent of the length of the storefront area facing the streets (between two feet and seven feet above the sidewalk) shall be in nonreflective, transparent glazing.

5. A permanent weather protection element, such as a glass or steel canopy, shall be provided along at least 80 percent of the live-work frontage and shall be at least six feet in depth.

6. The live-work facades shall include at least three of the elements listed below. Standard corporate logos or architectural elements do not qualify.

a. Unique or handcrafted pedestrian-oriented signage.

b. Public art, see RZC Chapter 21.22, Public Art.

c. Permanent street furniture.

d. Unique or handcrafted planter boxes or other architectural features that are intended to incorporate landscaping.

e. Highly visible facade kick plate treatment, including the use of stone, marble, tile, or other material that provides special visual interest.

f. Other design details as approved by the Design Review Board that add visual interest to the storefronts, such as distinctive treatment of windows or doors, or distinctive exterior light fixtures.

G. Live-work units are considered dwelling units.

1. Live-work units shall adhere to the affordable housing requirements of RZC Chapter 21.20, Affordable Housing. The number of live-work units designated as affordable housing units shall be generally proportionate to the number of live-work units in the overall development.

2. Live-work units shall be eligible to the affordable housing requirements of RMC Chapter 3.38, Multifamily Housing Property Tax Exemption. The number of live-work units designated as affordable housing units shall be generally proportionate to the number of live-work units in the overall development. (Ord. 3186)

21.36.010 Purpose.

This section was recently amended by Ordinance 3186, codified in May 2025.

The purpose of this chapter is to ensure that open space with a development is available for use by the residents, tenants, or general public, depending on the type of project. The open space may be used for recreation; waterfront access; landscaping; visual, noise or land use buffer; drainage control; or other purposes the City may approve during project review and approval that are consistent with the definition of open space and as regulated in this chapter.

The purpose of this chapter is to:

A. Implement the goals and policies of the Redmond Comprehensive Plan and the Redmond Parks, Arts, Recreation, Culture and Conservation (PARCC) Plan;

B. Provide readily accessible places for informal and formal recreation to occur;

C. Provide open space and recreation areas that serve one or more of the following purposes: buffering, preservation of natural areas, and active and passive recreation;

D. Integrate inviting open spaces and recreation areas into the built environment through thoughtful design at a pedestrian scale;

E. Encourage interactive open space and recreation areas with the addition of (not limited to) seating, art, lighting, weather protection, landscaping and the use of diverse materials;

F. Promote community gathering, access to the outdoors, and recreational opportunities;

G. Link open space and recreation areas within developments and, where appropriate, to contiguous properties and other public open space, parks and trails, and natural features, such as shorelines, unusual landforms, or critical areas on the site;

H. Encourage the preservation and enhancement of views within or from a development;

I. Coordinate the design of stormwater and open space as multipurpose, functional facilities that appear as natural features and pleasing open space areas;

J. Create a desirable environment for employees in commercial and industrial developments; and

K. Ensure that pedestrian plazas and open spaces on both ground level and upper levels are accessible to the public, usable, welcoming, safe, visually interesting, and accessible for all ages and abilities. (Ord. 3186)

21.36.020 Applicability.

This section was recently amended by Ordinance 3186, codified in May 2025.

The purpose of this section is to establish open space standards for development projects located across the City. In addition to RZC 21.36.030, Types of Open Space, the specified residential structure types must comply with the open space code sections listed in Table 21.36.020.

Applicable RZC Open Space Section	Residential Structure Type
Mixed-Use and Urban Residential Open Space Requirements (RZC 21.36.100)	Mixed-use and multifamily developments
Residential Open Space Requirements (RZC 21.36.300)	Detached and attached dwelling unit, middle housing, and group home/congregate housing

(Ord. 3186)

21.36.030 Types of Open Space.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Types of Open Space Form a Hierarchy. Conservation open space is of greatest importance in site design, followed by recreation, urban, and indoor amenity open space.

1. Conservation Open Space. Undeveloped land and natural features worthy of preservation primarily for their scenic or aesthetic value and landscape areas. Such open space may consist of, but is not limited to, wooded areas, agricultural land, open valley floors, pastures and fields. Resource areas where plants, animals, water, air and soil have been left in an undisturbed state or areas of historical value. Such open space may consist of, but is not limited to, natural resource parks, wetlands, watercourses, rivers, lakes, ponds, flood zones, ravines, steep slopes, wooded areas, wildlife areas and nature trails.

2. Recreation Open Space. Recreation areas and facilities that meet recreation needs of city residents. Such open space may provide for active or passive open space uses and may consist of, but not be limited to, landscaped right-of-way, buffer areas, landscape areas, parks, walkways, bikeways, para-courses, golf courses, tot-lots, recreation buildings, and outdoor activity areas, such as tennis, basketball and sport courts, and swimming pools.

3. Urban Open Space. Outdoor areas and facilities in an urban setting that provide users access to areas to relax and/or recreate. These spaces may be privately or publicly accessed. Such open space may consist of, but is not limited to, sitting areas, plazas, patios, balconies, roof top patios and gardens, tot-lots, dog runs, community gardens, mid-block pedestrian paths and court yards and are built of high-quality materials that can withstand frequent and intense use.

4. Indoor Common Amenity Space. Indoor areas that provide residents and tenants with space to relax, recreate and gather that is open to all residents and tenants. Common amenity space may be provided in forms such as gyms, communal kitchens, media rooms, game rooms, study rooms, and coworking space. Lobbies are not considered common amenity space.

B. Public Access to Open Space. To implement the goals of the PARCC Plan and the Comprehensive Plan a variety of public and private spaces will be needed. All open space types are spaces that could be either public or private. The scale of public access for these spaces and the review process is shown in Table 21.36.030.B.

	Required Open Space	Publicly Accessible Enhanced Amenity Spaces (PEAS)	Privately Owned Public Spaces (POPS)	Public Parks
Purpose	Meet the vision and goals for the neighborhood and PARCC Plan to provide recreational and community gathering opportunities and enliven the pedestrian environment. Serve one or more of: buffering, preservation of natural areas, and active and passive recreation.	Meet the vision and goals for the neighborhood, PARCC Plan, Economic Development Strategic Plan, and Redmond Comprehensive Plan to provide recreational and community gathering opportunities, enliven the pedestrian environment, and provide activation including support for small businesses.	Public spaces and park amenities for the enjoyment and activation of the city, usually in exchange for development incentives or as an alternative to Park Impact Fees	The Redmond park system is composed of a hierarchy of various park types, each offering recreational opportunities and natural environmental functions. Collectively, the park system is intended to serve the full range of community needs.
Ownership Model	Private	Private	Private	Public
Lead for Programming	Private	Private	Private	Public
Review Authority	Planning and Community Development Services Department		Parks and Recreation Department
Other	RZC Chapters 21.36 and 21.58	RZC Chapters 21.36 and 21.58 Incentives in RZC Chapter 21.55	By Agreement with City Community engagement process required	Master planning required

(Ord. 3186; Ord. 3220)

21.36.040 Design Requirements.

This section was recently repealed by Ordinance 3186, codified in May 2025.

Repealed by Ord. 3186.

21.36.050 Open Space Disposition and Maintenance.

This section was recently repealed by Ordinance 3186, codified in May 2025.

Repealed by Ord. 3186.

21.36.100 Mixed-Use and Urban Residential Open Space Requirements.

This section was recently added by Ordinance 3186, codified in May 2025.

A. Applicability. This section applies to new mixed-use and multifamily structures that are not considered middle housing.

1. General. Common open space includes outdoor open space and indoor amenity open space and is an important feature within residential development as it provides residents with space to relax or recreate. Two types of open space are required for each unit: common open space, and private open spaces. Table 21.36.100.B.1 shows the general standards for outdoor open space and indoor amenity open space:

Illustrative Front Yard Open Space Exception — Table 21.36.100.B.1. Required Common Open Space

Common Open Space Types	Required Portion of Open Space	Examples	Notes
Indoor Common Amenity Space	Maximum 35%	Indoor amenity open space may be provided in forms such as gyms, communal kitchens, media rooms, game rooms, study rooms, and coworking space that are accessible to all residents of a development.	Additional indoor amenity open space may be provided, but the amount above 35 percent of combined common open space types (outdoor and indoor amenity) does not count toward the required minimum combined common open space for the development unless an exception is provided through an incentive program.
Outdoor Common Open Space	Minimum 65%	Outdoor open space may be provided in forms such as plazas, rooftop gardens, tot lots, and sport courts that are accessible to all residents of a development.	The common open space provided must meet the size and dimensional requirements specified in Table 21.10.130C, Residential Usable Open Space Sizes and Dimensions. ¹^,²
Total Required Common Open Space	100%

2. Open Space Size and Dimensions. Table 21.36.100B.2, Residential Open Space Sizes and Dimensions, specifies the minimum open space size and dimensions for both common and private open space areas.

a. Private open space must be provided in the form of an attached patio or balcony for each unit per Table 21.36.100B.2, Residential Open Space Sizes and Dimensions.

b. Balconies may be reduced through administrative design flexibility to no less than 12 square feet in area for up to 50 percent of the residential unit.

Type of Open Space	Minimum Dimension	Minimum Area (Sq. Ft.)
Outdoor Common Open Space	15 feet ¹	400 square feet ¹^,2
Indoor Common Amenity Space	12 feet	300 square feet
Private Open Space
– Patio	8 feet	80 square feet
– Balcony	5 feet	50 square feet

1No outdoor common open space area may be smaller than 400 square feet with a minimum dimension of 15 feet; except that walkway areas with landscaping and seating may have a minimum width of 10 feet.

2Projects with 21 or more units must provide at least one active recreation feature within the outdoor common open space or indoor amenity space. The active recreation feature must be a minimum of 300 square feet, such as an exercise room, gym, swimming pool, playground, or sport court. The active recreation feature must be appropriate for the target housing market segment, as determined through site plan review.

a. Intent. The courtyard provision is intended to create attractive and comfortable on-site open spaces for residents so they may enjoy outdoor living and recreational activities. Where courtyards are proposed to be used to meet common open space requirements, courtyard designs must conform to the standards as specified. Exceptions to the minimum dimension requirement may be granted through the site plan review process only if the Technical Committee, or Administrator finds that the alternative design improves the overall quality of the development and meets the intent of the courtyard provision.

Figure 21.36.100B.3.a Residential Courtyard Dimensions

b. Requirements. Standards are as follows:

i. The minimum dimension (width and depth) of any courtyard must be no less than 1.0 times the tallest building or segment of building enclosing the courtyard (a ratio of 1.0:1.0) but not exceed 55 feet.

ii. The height of the building wall is measured from the courtyard elevation to the roof eaves of the enclosing building(s).

iii. The courtyard dimension is a measurement of the usable open space between two building walls or to a property line. If balconies or corridors project into a courtyard, the dimension is measured from the edge of the projecting balconies or corridors. (See Figure 21.36.100B.3.b.iii, Example 1.)

Figure 21.36.100B.3.b.iii Residential Courtyard Dimensions

iv. Special incentive is provided to encourage courtyards that are open to the street. If 50 percent of the courtyard width is open to the street, the area that is contiguous with the courtyard, in the setback area, can be counted as usable open space. (See Figure 21.36.100B.3.a, Example 2.)

v. If the enclosing walls terrace upward and back with succeeding stories, the courtyard dimension may be reduced but must not be less than 1.0 times the height of the ceiling of the lowest enclosing floor. (See Figure 21.36.100B.3.b.iii, Example 2.)

4. Combining Common Open Space and Pedestrian Access. Parking areas, driveways, fire lanes, service access, and pedestrian access are not counted as common open space; except that if the total width of the common usable open space is 18 feet or wider the area of any pedestrian path or walkway traversing through the open space may be considered as common usable open space. See Figure 21.36.100B.4.

Figure 21.36.100B.4 Walkway and Courtyards

i. If the street front facade of a building is deemed to be too cluttered, monotonous, and/or dominated by too many balconies being too close together, the number of balconies on the facade may be reduced through administrative design flexibility.

ii. An in-lieu fee for each required balcony that is not provided must be paid to the City for park land purchase and improvements within the urban centers. The fee for each balcony not provided on the building equivalent to 50 percent of the park impact fee for a multifamily residence.

iii. No less than 50 percent of the units must include private open spaces.

b. Common Open Space. An in-lieu fee for each 100 square feet of common open space not provided must be paid to the City for parkland purchase and improvements within the Downtown neighborhood. The fee for each 100 square feet of required open space not provided on site must be equivalent to 50 percent of the park impact fee for a multifamily residence. No less than 50 square feet of common open space per unit must be provided on site.

1. Common Open Space. All residential and mixed-use residential development is required to provide common open space, consisting of outdoor open space and amenity open space in a combined amount of at least 100 square feet per residential unit, up to a maximum of 20 percent of the project limits.

Number of units: 200 Lot size: 40,000 SF
200 units	×	Minimum 100 SF of common open space (combined outdoor open space and indoor amenity space) per unit	=	Minimum of 20,000 SF of common open space
Combined outdoor open space and indoor amenity open space must consist of the following:
200 units	×	Minimum of 65% of outdoor open space per unit	=	Minimum of 13,000 SF outdoor open space
200 units	×	Maximum of 35% of indoor amenity open space per unit	=	Maximum of 7,000 SF indoor amenity open space
OR
40,000 SF	×	20%	=	8,000 SF of combined common open space and amenity space
Combined common open space and amenity space must consist of the following:
8,000 SF	×	Minimum of 65% common open space per unit	=	Minimum of 5,200 SF common open space
8,000 SF	×	Maximum of 35% of common amenity space per unit	=	Maximum of 2,800 SF common amenity space
Minimum Combined Common Open Space and Amenity Space Required = 8,000 SF This is because the maximum required open space is 20% of the site. This must consist of a minimum of 5,200 SF of common open space and a maximum of 2,800 SF common amenity space.

1. Tree Retention and Open Space Landscaping. Preserve existing natural features, particularly healthy mature trees and stream courses.

a. Preserve 100 percent of all trees within the 44 acres of public access open space as identified in the Public Access Open Space Area Plan per Figure 21.36.100D.1. This area includes the cluster of trees along the east side of Leary Way for the purpose of preserving the corridor’s green gateway image and the healthy trees along the Bear Creek and Sammamish River corridors.

b. Trees that cannot be retained due to approved street or utility construction must be replaced with native nursery stock of similar or like variety at a one-to-one ratio, with tree sizes in accordance with RZC 21.72.080, Tree Replacement, pursuant to a landscape plan approved in conjunction with site plan review. Trees removed as a result of construction activities, which are intended to be preserved, must be replaced per RZC 21.72.080, Tree Replacement. Replacement trees must be located in the immediate vicinity as is practical.

Figure 21.36.100D.1 Town Center Public Access Open Space

2. Minimize new grading in this area.

3. Install landscape screening between this open space area and adjacent parking areas.

4. Encourage passive recreation, including an ADA compliant walking trail, bicycle trail, seating and rest areas, pedestrian lighting, and site furnishings. Provide pedestrian connections to the Justice White House, Town Center Mixed-Use area, Marymoor Park, Sammamish River Trail system, and other open space areas.

5. The “soft edge” landscape treatment to the south of Town Center along Bear Creek must provide for a true transition between the natural, riparian area of the creek to the more urban mixed-use retail area.

6. The informal nature of the west, south, and east portion of the site should be maintained by retaining native materials and random planting of compatible plant materials consistent with the Downtown neighborhood.

a. Justice White House/Farmers Market. The areas around the Justice White House/farmers market site must be retained as open space. Areas at the Justice White House should encourage active and passive recreation. These areas should connect to other open spaces, trails, and the mixed-use retail area.

b. Sammamish River. Open space must be retained along the Sammamish River. The open space may be enhanced by:

i. Providing grade separation for trails at all appropriate and feasible locations;

ii. Making connections to other open space zones;

iii. An ongoing stormwater outflow monitoring program for private drainage systems. The monitoring program must consider specific contaminants which may likely be present in the runoff and be revised periodically as appropriate.

c. Bear Creek. Open space along Bear Creek must be retained. The open space may be enhanced by:

i. Encouraging passive recreation areas and activities, and discouraging active recreation.

ii. All stormwater swales and recharge areas should be integrated with the natural environment.

iii. Protecting vegetation of the riparian habitat in this zone by limiting access to the creek to designated access points.

d. Providing connections to Marymoor Park, the Sammamish River, other open spaces, and Town Center.

e. Facilities within this area must include a pedestrian pathway, bicycle path, equestrian trail when required, passive water access area, seating, and site furnishings.

f. An ongoing stormwater outflow monitoring program for private drainage systems. The monitoring program must consider specific contaminants which may likely be present in the runoff, and must be revised periodically as appropriate.

7. Public Access Open Space. Public access open space should be retained, enhanced, and made available for public use in this zone as shown in the Public Access Open Space Area Plan.

a. At least 44 acres must be preserved by easement to the City or controlled by other methods that would permanently assure the open space to the City. This Downtown public access open space must serve as a visual amenity and passive recreation open space.

8. Open Space Acreage. Public access open space as shown in the Public Access Open Space Area Plan must include a minimum of 44 acres. This will include natural areas inclusive of the floodway, and the areas around the Justice White House/farmers market site.

1. General Requirement. The common open space requirement establishes the minimum percentage of a development that must be set aside to provide common open space for residents. Every development that includes residences must provide common open space in an amount equal to or greater than 6.25 percent of the gross residential floor area.

Gross Floor Area
Residential	Commercial	Nonresidential Gross Floor Area (Such as Lobbies, Atriums, Stairwells, and Elevator Shafts)
150,000 SF	10,000 SF	40,000 SF

Residential Gross Floor Area		% Common Open Space Required		Common Open Space Required
150,000 SF	×	6.25%	=	9,375 SF
Combined common open space of Outdoor Open Space and Indoor Amenity Open Space must consist of the following:
9,375 SF	×	Minimum of 65% as Outdoor Open Space	=	Minimum of 6,094 SF Outdoor Open Space
9,375 SF	×	Maximum of 35% as Indoor Amenity Open Space	=	Maximum of 3,281 SF Indoor Amenity Open Space

a. Common open space is open space that is open to all residents. Except for rooftop open space, it may be used to meet 100 percent of the usable open space requirement.

b. Common open space must be large enough to provide functional leisure or recreational activity as determined by the Technical Committee. The minimum dimension is 12 feet.

c. Private open space may be used to meet up to 50 percent of the common open space requirement.

3. Combining Usable Open Space and Pedestrian Access. Parking areas, driveways, and pedestrian access other than pedestrian access required by Washington State Rules and Regulations for Barrier-Free Design must not be counted as usable open space, except any pedestrian path or walkway traversing through the open space if the total width of the common usable open space is 18 feet or wider.

1. General. Minimum common open space requirement in Table 21.36.100F.1 establishes the minimum percentage of a development that must be set aside to provide usable common open space for residents. Every development that includes residences must provide common open space in an amount equal to or greater than the amount specified.

Zone	Minimum Common Open Space
Marymoor Core	15%
Marymoor Edge	15%
Marymoor Manufacturing	N/A

2. Parking areas, driveways, and pedestrian access other than pedestrian access required by Washington State Rules and Regulations for Barrier-Free Design are not counted as common open space, except any pedestrian path or walkway traversing through the open space if the total width of the common usable open space is 18 feet or wider.

a. The minimum dimension for private open space must be 15 feet. The minimum dimension for common open space shall be 25 feet. The usable open space requirement for ground-oriented units shall be 20 percent of the unit size. (Ord. 3186)

21.36.200 Publicly Accessible Enhanced Amenities Spaces (PEAS).

This section was recently added by Ordinance 3186, codified in May 2025.

1. Provide standards for PEAS to ensure that the Comprehensive Plan goals and vision for the neighborhood and the PARCC Plan are met.

2. Create recreational and community gathering opportunities.

3. Incorporate open spaces that are integrated with the design of the building and not an afterthought.

4. Encourage publicly accessible spaces that enliven the pedestrian environment by providing opportunities for outdoor dining, socializing, relaxing, and visual amenities that contribute to the character of commercial areas.

B. Applicability. The provisions of this chapter apply to all development where PEAS are included as part of the site development.

1. Minimum dimension of 15 feet.

2. Minimum total area of 1,000 square feet per project limits.

1. Indoor open spaces must be accessible to the public during standard business hours.

2. Individual PEAS must be comprised of a contiguous space.

3. Visually and physically accessible. No or minimal barriers or fencing. PEAS must not be hidden behind buildings and shall be visible from the sidewalk.

4. PEAS must be located so that the public can easily access and use, with signage as required in RZC 21.36.400. Spaces must be on the ground floor or have direct access from sidewalk if a podium top amenity and positioned in areas with significant pedestrian traffic to provide interest and security – such as adjacent to a building entry.

5. PEAS must not be located within 50 feet of a trash pick up area.

6. If play equipment is included, the play equipment must be located 10 feet from the property line.

7. PEAS may be located adjacent to common open space but are calculated separately from the required common open space.

8. PEAS must comply with the design standards in RZC 21.36.400.

1. PEAS may be designed to take advantage of incentive options such as child-friendly amenities and small business support, including but not limited to pop-up retail, kiosks, and performance stage, etc. Recommended child-friendly features include, but are not limited to:

a. Adjacent or nearby public restroom facilities that are open at minimum for the same duration as the amenities. Restroom facilities must provide child changing stations (if providing restrooms by gender, changing tables must be provided in restrooms for all genders).

b. Seating for parents and caregivers that is integrated into or adjacent to the amenity provided, with the number of seats provided in scale with the occupancy load of the amenity space. (Ord. 3186)

21.36.300 Residential Open Space Requirements.

This section was recently added by Ordinance 3186, codified in May 2025.

A. Applicability. This section applies to attached and detached dwelling units, middle housing, and group home/congregate housing.

B. Purpose. The purpose of the minimum open space requirement is to:

1. Provide visual relief, open space, and adequate outdoor space for residents of residential developments; and

2. Enhance public safety by providing adequate off-street recreation space for children.

C. Requirement. The minimum outdoor open space requirement establishes the minimum percentage of a lot or a development that must provide outdoor open space, as shown for each residential zone. (See RZC Chapter 21.08).

1. Lot-By-Lot Compliance. Where the minimum outdoor open space requirement is met on a lot-by-lot basis, outdoor open space must consist of a contiguous area of natural vegetation, landscaping, or recreation and may include front or backyard areas. Unenclosed decks and porches may be counted towards the minimum outdoor open space requirement. No portion of the outdoor open space created under this option may have a dimension of less than 15 feet.

Example of 4 lot subdivision with 20% outdoor open space required
Lot #	Lot Size (SF)	×	20% Minimum Open Space Required	=	Minimum Outdoor Open Space Required (SF)
Lot 1	6,000 SF	×	20%	=	1,200 SF
Lot 2	6,500 SF	×	20%	=	1,300 SF
Lot 3	7,000 SF	×	20%	=	1,400 SF
Lot 4	5,500 SF	×	20%	=	1,100 SF
Total					5,000 SF Minimum

D. Development-Wide Compliance. The minimum outdoor open space requirement may be measured on a development-wide basis as opposed to a lot-by-lot basis. Under this option, individual lots may be developed with as little as 10 percent of total lot square footage in open space; provided, that the development as a whole meets the open space requirement. Outdoor open space created under this modification must be dedicated and comply with the following:

1. For applicable residential developments of 30 dwelling units or more, a minimum of 25 percent of the required open space must be common open space;

2. Serve lots with less open space than would be required if the lots were developed using the lot-by-lot compliance method in the zone summary;

3. Include no less than 400 square feet designed for active recreation including, but not limited to, children’s play areas and sports courts;

4. Consist of a contiguous area and have no single dimension of less than 25 feet; and

5. Have a minimum size equal to the total square foot reduction below the open space standard of the Site Requirements Chart for every lot in the development.

Ex: 20% Open Space Required 10% Open Space Required for Individual Lots Site size: 55,000 SF
Site Size		×	20% Minimum Open Space Required	=	Minimum Required Open Space
55,000 SF		×	20%	=	11,000 SF
10% Open Space Required for Individual Lots
Lot #	Lot Size (SF)	×	10% Minimum Open Space Required	=	Open Space Required (SF)
Lot 1	6,000 SF	×	10%	=	600 SF
Lot 2	6,500 SF	×	10%	=	650 SF
Lot 3	7,000 SF	×	10%	=	700 SF
Lot 4	5,500 SF	×	10%	=	550 SF

1. A minimum of 25 percent of the common open space as required by RZC 21.36.300.D must be outside of wetlands, streams, lakes, and critical area buffers.

2. The open space must be on slopes of 10 percent or less.

3. Activities that would remove significant amounts of vegetation, alter land forms, or have other adverse effects on the environment are prohibited in designated open space areas.

4. Structures placed or constructed in an open space area, such as benches, trails, and structures associated with gathering places, must be designed and sited to cause the least possible disturbance to the surrounding environment and the ability of people to enjoy it. This may be achieved through the use of natural or rustic building materials, designs and colors which harmonize with the surrounding environment; the use of existing vegetation as a buffer to avoid visual and other impacts; the use of innovative and sensitive site design to minimize short- and long-term manmade disturbance to the site; or by any other means.

5. Areas subject to vehicular use, including, but not limited to, streets, driveways, turnarounds, and access roads, must not be counted toward lot-by-lot or development wide open space.

6. Environmentally critical areas, buffers, front and rear lot setbacks, swimming pools, sport courts, recreational buildings, golf courses, outdoor patios and similar structures or facilities may be used to meet the minimum open space requirement.

7. The open space areas outside of critical areas and buffers must be developed and maintained so it is usable for active recreation activities. Playgrounds, recreational buildings, swimming pools, golf courses, sport courts, and similar structures or facilities may be used to meet this requirement.

8. Common open space must be usable area for passive or active recreation, provided such uses do not include impermeable surfaces. Uses may include, but not be limited to, picnic tables, benches, trails and linkages, scenic viewing areas, children’s play equipment, or sports courts that are paved with permeable materials.

9. Where possible, common open space must be interconnected within the development and with open space on adjacent developments. Easements must be provided at appropriate locations toward the end of cul-de-sacs or along lengthy streets to provide pedestrian access to open space and/or to adjacent developments in accordance with RZC 21.58.7040, Streets and Pathways in Residential Areas. (Ord. 3186)

21.36.400 Design Requirements.

This section was recently added by Ordinance 3186, codified in May 2025.

A. Applicability. This section applies to all new development. The following criteria apply to the design of open space areas under this chapter.

1. Accessibility. The project must comply with the following accessibility and universal design provisions for all common open spaces, PEAS, and publicly accessible amenities:

a. Location of, and access to, open space and amenities should be convenient and designed to be intuitively perceived as public spaces.

i. Signage for access to open space and amenities must be provided in clearly visible locations, including but not limited to the access points of the open space, and indicate an accessible route, distance, hours of operation, if route includes escalator or elevator.

ii. Use of sidewalk braille, symbols, and color coding is encouraged to ensure spaces and amenities are easy to find and understand for all users.

iii. PEAS must post signage indicating public access at the entry to the space and must be approved by the Parks and Recreation Department.

c. Designs must utilize universal design techniques, and consider wayfinding, light, color, sensory inputs, and general space and proximity considerations to ensure all pedestrian plazas and open spaces are accessible to all ages and abilities.

d. Buildings surrounding a pedestrian plaza or open space must comply with RZC 21.58.3610, Ground Floor Retail and Other Commercial Facades, and have windows and entrances that face the open space. Retail uses are encouraged fronting on plazas and open spaces.

e. Ground floor pedestrian plazas and open spaces should be within three feet of the nearest sidewalk or pedestrian pathway.

a. Use environmental conditions, such as critical areas, shorelines, solar access, microclimates, views, and privacy, to determine the siting of open space, buildings, parking areas, and streets.

b. Design open space to enhance and preserve outstanding natural site features.

c. Use open space, setbacks, tree protection areas, or critical areas as buffers between the existing uses and proposed uses when there is significant contrast in land use type or intensity.

d. Where appropriate, provide open space contiguous with required natural buffers. Wherever possible, open space must include the natural feature(s) of a site and building orientation shall address the natural feature(s) of the site.

a. Organize open space into a general system of integrated or connected spaces.

b. A minimum of 40 percent of the total required common open space shall be consolidated open space.

c. Arrange adjacent open space areas together and design them to give the impression of being a single unified space to the public. Consolidated open space will require an open space easement to be dedicated on a plat.

a. Connect smaller common open space areas with walkways to create larger and more functional open space areas and wildlife corridors. Ensure access to open space whenever possible and feasible.

b. Link open space to open spaces on adjacent properties.

Table 21.36.400B.4. Example of Connecting Adjacent Open Spaces

c. Where a proposed development abuts or includes areas designated as parks, open space or open space corridors (City of Redmond Comprehensive Plan), the required parks, trails, or open space must be designed and located using the following criteria:

i. Locate the required park, open space, or trail next to or connected to the designated park, open space, or open space corridor.

ii. Where appropriate, locate parks, open space, or trails to increase access to waterfront and recreation areas. The design of waterfront and recreation areas must address safe access, maintenance of improved areas, and protection of critical areas.

iii. Provide a connection, such as a sidewalk, pathway, greenway, or multipurpose trail, where a proposed development abuts a public park, recreation facility, or trail. The development must not block access to the park or recreation facility from adjacent areas.

1. Residential uses must provide for active recreational uses through the provision of specific outdoor activities and play areas and/or linking open spaces to pedestrian or bicycle trails.

2. Pedestrian plazas and open spaces must include all of the following:

a. Adequate amount and type of seating for the anticipated usage.

b. Planting, including specimen trees, shrubs, and seasonal planting.

c. Significant solar exposure.

d. Pedestrian-scaled lighting.

e. Quality materials, such as textured concrete, bricks, pavers, or similar or better materials, for portions of the open space that are not landscaped.

f. Visibility from the nearest sidewalk or pathway.

g. Connection to the urban pathway system shown in Figure 21.12.510B, Overlake Village Street Map, Map 10.3, Downtown Pedestrian System, or Map 13.1, Marymoor Subarea Map.

h. Wayfinding elements that provide visual continuity to other nearby open spaces.

3. In addition to the required amenities, a minimum of four of the following amenities must be incorporated within the required open space:

a. Sculptures and/or artwork.

b. Pedestrian entry monuments/gateways, as approved by the Administrator. A pair of pedestrian entry monuments counts as one amenity. A maximum of two amenities may be counted from this category.

c. Water features such as a fountain or cascade that serves as a focal point. A maximum of one water feature shall be counted towards an open space amenity.

d. Shade structures such as pavilions or pergola (to be counted as two amenities). A maximum of one shade structure shall be counted towards an open space amenity.

e. Raised planter beds with plants of seasonal color and/or native plants with brick and/or stone veneer (collectively count as one amenity).

f. Educational paths with plaques and monuments describing natural habitats and plant life of the surrounding area (collectively count as one amenity).

g. Permeable paving for pathways and hardscapes.

h. Information kiosks.

i. Other similar treatments as approved by the Administrator.

4. Position buildings so that the open space is used as an amenity, except where it is prudent or necessary to allow for future building expansion. Provide, if possible, outdoor seating and/or dining areas that face onto open space and have access to the open space.

1. Designs must create active-use public space at the edge of the streetscape to support usability and livability of pedestrian plazas and open spaces. The overall intent is for greater activation of the entire public realm.

2. Prioritize ADA-accessible mid-block connections to increase connectivity and accessibility to pedestrian plazas and open spaces.

a. Signage for such connections must be provided in clearly visible locations and indicate an accessible route, distance to the connection, and any potential navigation challenges such as slope or use of elevator.

b. Use of sidewalk braille, symbols, and color coding is encouraged to ensure connections are easy to find and navigate.

c. The primary access route to mid-block connections must be the accessible route unless site conditions such as steep slopes require an alternative to meet ADA standards for accessible routes.

1. The space must be Americans with Disabilities Act (ADA) accessible for all residents.

2. The open space shall include landscaping, seating, and other features as approved by the Technical Committee to encourage use and make the area functional and enjoyable.

3. The space shall include hard surfacing appropriate to encourage resident use.

4. The space shall incorporate features that provide for the safety of residents, such as enclosures and appropriate lighting levels.

a. Required setback areas must not count towards the open space requirement unless it is part of a space that meets the dimensional requirements.

b. The open space must be visible from dwelling units and positioned near pedestrian activity.

c. The open space must include landscaping, seating, lighting, and other pedestrian amenities to make the area functional and enjoyable.

d. Individual entries must be provided onto common open space from adjacent ground floor residential units. Small, semiprivate open spaces for adjacent ground floor units that maintain visual access to the common area are strongly encouraged to enliven the space.

e. The open space must be separated from ground floor windows, streets, service areas and parking lots with landscaping, low-level fencing, or other treatments as approved by the Technical Committee that enhance safety and privacy (both for common open space and dwelling units).

f. The space should be oriented to receive sunlight, facing east, west, or (preferably) south, when possible.

g. Permeable surfaces, rain gardens, and other stormwater management features are encouraged.

h. Water features are encouraged.

2. When possible, avoid siting common open space adjacent to arterials and collector streets.

3. Development-wide open space must be designed to achieve at least five of the following:

a. Provide visual relief from the massing of development by preserving predevelopment vegetation or installing site-appropriate perimeter landscaping, including a variety of species, heights, and maturation.

b. Serve the recreational needs of residents of the development.

c. Create children’s play area(s) that is (are) visible and accessible for use by the residents.

d. Provide habitat for wildlife.

e. Create open space that includes trails accessible to the residents.

f. Provide open space that is centrally located and adjacent to a majority of the residences.

g. Create linkages with open space on neighboring properties.

h. Create a buffer between the new development and existing nearby homes.

i. Create a play area/park that is open and accessible for use by the surrounding neighborhood.

1. Design storm ponds and/or swales to have a natural appearance and to complement existing landforms and proposed open space rather than appear as rigid engineered shapes.

2. Residential uses must provide for active recreational uses through the provision of specific outdoor activities and play areas and/or linking open spaces to pedestrian or bicycle trails.

H. Screening of Open Space. Private open space must be screened as specified in Table 21.36.400H.

The Area From Which Open Space Must Be Screened	Screen Height
1. Common open space	4 feet, 0 inches
2. Corridors	4 feet, 0 inches
3. Streets or other public right-of-way	3 feet, 0 inches
4. Units on same level	4 feet, 0 inches
5. Units across interior side yard	4 feet, 0 inches

(Ord. 3186)

21.36.500 Open Space Disposition and Maintenance.

This section was recently added by Ordinance 3186, codified in May 2025.

The disposition and maintenance of required open space must be accomplished at the discretion of the City by using any of the following methods:

A. The City may obtain fee simple ownership of the land and assume total maintenance and liability; or

B. The City and property owner(s) may enter into an easement agreement to retain and maintain the open space; or

C. The open space land may be held in common and maintained by the property owner(s) or the maintenance may be contracted to another person(s)/agency; or

D. The open space land may be owned and maintained by a homeowners’ association; or

E. The open space may exist due to a plat or deed restrictions with maintenance being performed by the landowners, the tenants or the City; or

F. The open space may be dedicated to another appropriate agency, such as the state, county, special district, or other jurisdiction who would own and maintain the open space property; or

G. The open space could be held and maintained through several combinations of the above or by other arrangement that achieves the purpose of this section and is acceptable to the City; or

H. The City may accept a comparable piece of property as open space in lieu of providing open space within a development; or

I. For developments located in the Downtown zoning districts, a fee-in-lieu of open space may be paid as provided in RZC 21.36.100.B.5, Use of In-Lieu Fee for Residential Open Space. (Ord. 3186)

21.40.010 Vehicle Parking.

This section was recently amended by Ordinance 3186, codified in May 2025. This section was recently amended by Ordinance 3226, codified in November 2025.

A. Purpose. The purpose of the parking standards is to:

1. Ensure that parking facilities are properly designed and located in order to meet the parking needs created by specific uses;

2. Promote efficiency and safety in the design and location of parking facilities; and

3. Protect surrounding land uses from adverse impacts commonly associated with parking facilities.

B. Scope. The regulations adopted in RZC Chapter 21.40 apply to all parking facilities located within the City.

C. Administration. In the administration of RZC 21.40.010, the following rules shall be used:

a. A development that met the parking requirements in effect at the time it was approved but that does not have sufficient parking spaces to meet the current requirements of RZC Chapter 21.40 may continue to operate with the parking deficiency as long as no enlargement is made that would require additional parking spaces;

b. When a development with nonconforming parking is enlarged so as to require additional parking spaces, the requirements of RZC Chapter 21.40 shall apply only to the enlargement;

c. When a preexisting building with nonconforming parking is remodeled or rehabilitated but not enlarged, the existing use of the building may continue without providing additional parking. In the event that the land use is increased by an addition of building square footage, the minimum level of parking required, including bicycle parking required by RZC Chapter 21.40, consistent with the increased land use affected by the change must be provided, or an approved Mobility Management Program, as provided in RZC 21.52.020, Mobility Management Program, must be implemented for the site that effectively reduces parking demand;

d. When additional uses are placed on the same lot with the nonconforming parking or an enlarged lot of which the lot with nonconforming parking is a part, the requirements of this chapter shall apply only to the additional use; and

e. Developments with nonconforming parking shall not be required to provide additional parking spaces when a change of use occurs or minor improvements are performed; provided, that the change of use or minor improvement does not enlarge the structure or increase the amount of nonconformity;

f. Developments, sites, and structures in Downtown, Overlake, and Marymoor Village where a portion of the sites and/or structures have been obtained under threat of condemnation shall not be required to provide additional parking spaces than that which was sufficient to meet the requirements in place during the most recent development or construction of the site.

2. Separate Parking Facilities. A parking facility that is required for one establishment shall not be considered as part of the parking facility required for any other enterprise, except for cooperative parking as provided in RZC 21.40.010.F, General Parking Requirements.

3. Site Plan Entitlement Required. All proposed parking facilities are subject to the site plan entitlement process of RZC 21.76.070.Y, Site Plan Entitlement.

4. Car-Sharing Parking. In all zones except Neighborhood Residential, required parking spaces may be occupied by car-sharing vehicles.

1. The minimum required and maximum permitted number of off-street parking spaces for each land use is noted in the Parking Ratio Column of each zone. Where calculations of parking requirements result in fractional amounts, they shall be rounded up if 0.5 or over.

	Parking Ratio: Unit of Measure (Minimum Required, Maximum Allowed)
Use Class	Within 1/4 Mile of Frequent Transit or in a TOD Focus Area	In a Center, Not Within 1/4 Mile of Frequent Transit, Not in a TOD Focus Area	All Other Locations

	Parking Ratio: Unit of Measure (Minimum Required, Maximum Allowed)
Use Class	Within 1/4 Mile of Frequent Transit or in a TOD Focus Area	In a Center, Not Within 1/4 Mile of Frequent Transit, Not in a TOD Focus Area	All Other Locations
Residential ¹
Dwelling unit, detached	Dwelling unit (0, –)	Dwelling unit (0, –)	Dwelling unit (1.0, –)
Dwelling unit, attached	Dwelling unit (0, –)	Dwelling unit (0, –)	Dwelling unit (1.0, –)
Accessory dwelling unit	Dwelling unit (0, –)	Dwelling unit (0, –)	Dwelling unit (0, –)
Tiny home	Dwelling unit (0, –)	Dwelling unit (0, –)	Dwelling unit (0, –)
Cottage	Dwelling unit (0, –)	Dwelling unit (0, –)	Dwelling unit (0, –)
Dwelling unit, multifamily	Dwelling unit (0, 1.0)	Dwelling unit (0.5, 1.25)	Dwelling unit (0.5, 2.0)
Mixed-use residential structure	Dwelling unit (0, 1.0)	Dwelling unit (0.5, 1.25)	Dwelling unit (0.5, 2.0)
Permanent supportive housing, transitional housing	Dwelling unit (0, –)	Dwelling unit (0, –)	Dwelling unit (0.5, –)
Group Home/Congregate Housing
Dormitory or residential suite	Bed (0, 1.0)	Bed (0, 1.0)	Bed (0, 1.0)
Adult family home	Dwelling unit (0, 2.0)	Dwelling unit (0, 2.0)	Dwelling unit (1.0, 2.0)
Long-term care facility	Patient bed (0, 0.25)	Patient bed (0, 0.25)	Patient bed (0, 0.25)
Residential care facility	Patient bed (0, 0.25)	Patient bed (0, 0.25)	Patient bed (0, 0.25)
Retirement residence	Without skilled nursing: unit (0, 1.0) With skilled nursing: worker on largest shift (0, 1.0)	Without skilled nursing: unit (0, 1.0) With skilled nursing: worker on largest shift (0, 1.0)	Without skilled nursing: unit (0, 1.0) With skilled nursing: worker on largest shift (0, 1.25)
Emergency housing or emergency shelter	Bed (0, 1.0)	Bed (0, 1.0)	Bed (0, 1.0)
Lodging
Bed and breakfast inn or boarding house	Rental room (0, 1.0)	Rental room (0, 1.0)	Rental room (0, 1.0)
Hotel or motel	Rental room (0, 1.0)	Rental room (0, 1.0)	Rental room (0, 1.0)
General Sales or Service
Retail sales	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 5.0)
Cannabis retail sales	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 5.0)
Business and service	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 5.0)
Food and beverage	1,000 sq. ft. gfa (0, 5.0) No requirement for kiosks and vending carts	1,000 sq. ft. gfa (0, 7.5) No requirement for kiosks and vending carts	1,000 sq. ft. gfa (0, 9.0)
Drive-up stand	No requirement	No requirement	No requirement
Animal kennel/shelter	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 5.0)
All other general sales or service	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 5.0)
Arts, Entertainment, and Recreation
Arts, entertainment, recreation, and assembly	1,000 sq. ft. gfa (1.0, adequate to accommodate typical use)	1,000 sq. ft. gfa (2.0, adequate to accommodate typical use)	1,000 sq. ft. gfa (2.0, adequate to accommodate typical use)
Golf course			Adequate to accommodate typical use
Natural and other recreational parks	1,000 sq. ft. land area (0, adequate to accommodate typical use)	1,000 sq. ft. land area (0, adequate to accommodate typical use)	1,000 sq. ft. land area (0, adequate to accommodate typical use)
Adult entertainment facilities	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (2.0, 3.0)
Water enjoyment use	No requirement	No requirement	No requirement
Piers, docks, floats, and other water-oriented accessory structures	No requirement	No requirement	No requirement
Education, Public, Health, and Other Institutions
Education, government, health care and other institutions	1,000 sq. ft. gfa (0, adequate to accommodate typical use)	1,000 sq. ft. gfa (0, adequate to accommodate typical use)	1,000 sq. ft. gfa (2.0, adequate to accommodate typical use)
Day care center	Employee on maximum shift (0, 1.0)	Employee on maximum shift (0.5, 1.0)	Employee on maximum shift (0.5, 1.0)
Family day care provider	No requirement	No requirement	No requirement
Faith-based and funerary	Assembly uses: 1,000 sq. ft. gfa (5.0, 10.0) or fixed seats (0.1, 0.2) All other uses: 1,000 sq. ft. gfa (1.0, 3.0)	Assembly uses: 1,000 sq. ft. gfa (5.0, 10.0) or fixed seats (0.1, 0.2) All other uses: 1,000 sq. ft. gfa (2.0, 3.0)	Assembly uses: 1,000 sq. ft. gfa (7.5, 10.0) or fixed seats (0.1, 0.2) All other uses: 1,000 sq. ft. gfa (2.0, 5.0)
Secure community transition facility	Adequate to accommodate typical use	Adequate to accommodate typical use	Adequate to accommodate typical use
All other uses	1,000 sq. ft. gfa (1.0, 3.0)	1,000 sq. ft. gfa (1.0, 3.0)	1,000 sq. ft. gfa (2.0, 3.0)
Manufacturing and Wholesale Trade
Manufacturing and wholesale trade	1,000 sq. ft. gfa (1.0, 3.0)	1,000 sq. ft. gfa (1.0, 3.0)	1,000 sq. ft. gfa (2.0, 3.0)
Artisanal manufacturing, retail sales, and service	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 3.0)	1,000 sq. ft. gfa (0, 5.0)
Cannabis processing	1,000 sq. ft. gfa (1.0, 3.0)	1,000 sq. ft. gfa (1.0, 3.0)	1,000 sq. ft. gfa (2.0, 3.0)
All other uses	1,000 sq. ft. gfa (1.0, 3.0)	1,000 sq. ft. gfa (1.0, 3.0)	1,000 sq. ft. gfa (2.0, 3.0)
Transportation, Communication, and Utilities
All uses except those below	1,000 sq. ft. fga (1.0, 3.0)	1,000 sq. ft. gfa (2.0, 3.0)	1,000 sq. ft. gfa (2.0, 5.0)
Rapid charging station; local utilities; regional utilities; wireless communication facilities; automobile parking facilities; heliport; float plane facility	No requirement	No requirement	No requirement
Agriculture
All uses	No requirement	No requirement	No requirement
Other
Construction-related business	1,000 sq. ft. gfa (1.0, 3.0)	1,000 sq. ft. gfa (1.0, 3.0)	1,000 sq. ft. gfa (2.0, 3.0)
Mining and extraction establishment	1,000 sq. ft. gfa (1.0, 3.0)	1,000 sq. ft. gfa (1.0, 3.0)	1,000 sq. ft. gfa (2.0, 3.0)
Wetland mitigation banking	No requirement	No requirement	No requirement

1There is no minimum off-street parking requirement for middle housing located within one-half mile of a major transit stop as defined in RCW 36.70A.030 or its successor.

2. All multifamily and nonresidential development over 1,000 square feet of gross floor area must include at least two accessible parking spaces, even if doing so would exceed the required off-street parking minimums or maximums or exceed Americans with Disabilities Act (ADA) requirements. In the case where an accessible space would exceed ADA requirements, the Administrator may approve designating adjacent on-street parking as a designated accessible space in lieu of providing an on-site space. Existing on-street spaces that are designated as accessible can be counted toward the requirements of this subsection. The Administrator may waive the requirements to provide accessible parking in excess of ADA requirements if the Administrator determines that requiring the spaces would (a) not meet the nexus and rough proportionality tests as described in RZC 21.17.010.B.2, or (b) substantially impact the feasibility of the project.

3. The Administrator may approve alternative minimum parking requirements for specific uses on specific development sites where the land use permit applicant demonstrates, through a parking study prepared by a qualified expert, that the alternative requirement will provide sufficient parking to serve the specific use without adversely impacting other uses and streets in the vicinity. The Administrator may require the recording of a covenant or other instrument restricting the use of the property to the specific use for which the alternative minimum parking requirement was approved. Where a parking study does not demonstrate that available parking stalls will adequately serve the proposed use, reductions below the minimum requirement may be approved if a mobility management program that effectively reduces parking demand as provided in RZC 21.52.020, Mobility Management Program, is approved and recorded with the property.

The Technical Committee may require alternative parking programs if there is a need to reduce overall parking to alleviate significant adverse environmental impacts.

4. Required parking may be provided off site within 600 feet of the site, unless otherwise approved by the Administrator, when secured by an easement.

1. Parking space and aisle dimensions for parking facilities shall meet the standards set forth in the Table 21.40.010 entitled “Minimum Parking Spaces and Aisle Dimensions.” The Technical Committee may approve alternate designs not meeting these standards when a qualified transportation engineer demonstrates that the alternate design proposal meets more current and accepted standards such as ITE and/or ULI parking dimensional standards.

2. Surface of Parking Facilities. Parking facilities for commercial and industrial establishments shall be paved. Parking facilities for other uses may be surfaced with gravel or other materials if the Technical Committee determines that adequate provision has been made for drainage and water quality and that adjacent property will not be adversely impacted.

3. Markings for Parking Spaces and Traffic Flow. Parking facilities shall have a permanent means of showing entrances and exits, traffic direction, and parking spaces, except where the Administrator finds that compliance with such requirements is unnecessary or impractical because of the nature or configuration of the facility or adjacent streets.

4. Vehicle Circulation Between Adjoining Property Required. Parking lots shall be designed to provide for off-street vehicle circulation to adjoining property and parking areas where physically feasible, except that driveways and parking aisles may not cross interior pedestrian walkways within 75 feet of a street front in the Downtown. (See RZC 21.10.300, Public Realm Standards.) The Technical Committee may modify the minimum separation between a vehicular crossing and the street through the Land Use Permit Review Process when consistent with public safety.

5. Driveway Location and Design. Standards for driveways are found in RZC Appendix 2, Construction Specification and Design Standards for Streets and Access.

6. Backing Into Streets Generally Prohibited. Parking facilities shall be designed so exiting vehicles are not required to back into streets, except for single-family homes or middle housing developments with eight or fewer dwelling units per lot on residential local access streets.

7. Wheel Stops in Parking Facility. Wheel or bumper stops are required to prevent vehicles from overhanging walkways, property lines, or other limits of a parking facility and to prevent damage to landscaping.

8. Off-Street Loading/Unloading Space. Parking facilities for service vehicles shall be designed to avoid encroaching on other parking areas or public streets while loading vehicles are parked or maneuvering to park. Loading and unloading space shall be accommodated on site, except for single-family homes or middle housing developments with eight or fewer dwelling units per lot on residential local access streets.

9. Walkways Required. Clearly identified walkways, separated from traffic lanes and vehicle overhangs, shall be provided from parking areas to the entrances of establishments.

10. Pedestrian Access From Parking to Public Pedestrian System. Convenient, marked pedestrian access shall be provided from parking areas to interior and street front pedestrian walkways, and the Sammamish River Trail where appropriate, as determined by the Technical Committee.

11. Compact Stalls in Mixed-Use Developments. Compact parking stalls in a mixed-use development assigned to the nonresidential component of the development may constitute no more than 50 percent of the total number of nonresidential parking stalls.

12. Landscaping Required. Landscaping requirements for parking facilities are in RZC Chapter 21.32, Landscaping.

13. Sight Screening Required. Sight screening requirements for parking facilities are in RZC Chapter 21.32, Landscaping.

14. Retail facilities with over 250 parking stalls shall require a minimum of one standard size stall clearly marked in yellow on pavement “EMERGENCY PARKING ONLY.” The location of the parking stall shall be as close as possible to major entries. Large retail facilities may require one stall per entry at the discretion of the Technical Committee.

15. Design requirements for disabled parking stalls are contained in An Illustrated Handbook for Barrier Free Design, Washington State Rules and Regulations. A current edition is kept on file with the Building Official.

16. Tandem parking may be used to meet the parking requirements for residential uses. Each pair of tandem parking stalls shall only be for one dwelling unit. A tandem pair of parking stalls shall have no more than one compact parking stall.

17. Mechanical, stacked parking may be used to meet minimum parking requirements when included within a garage, or completely screened by a screening method.

18. Parking Area Location and Design Criteria in the Downtown Neighborhood. Parking areas within the Downtown neighborhood shall meet the following criteria regarding RZC 21.10.300, Public Realm Standards.

a. General. On Type I and II pedestrian walkways per Map 21.10.300, Downtown Street Typology, parking lots shall not be located between the street and the building. Parking lots and ground floor parking garages shall be separated from streets by building areas at least 20 feet deep (excluding vehicle access points) which are developed as, and made available for, pedestrian-oriented businesses. (See Figure 21.40.010A.)

Figure 21.40.010A Parking Area Location and Design Criteria in the Downtown Neighborhood

Providing space for pedestrian-oriented business along parking garage frontage facing pedestrian-oriented streets

b. Surface Parking Lots on One Type I or II Pedestrian Walkway. If the subject property abuts a Type I or II pedestrian walkway, the maximum width of the parking lot parallel to and within 20 feet of the Type I or II pedestrian walkway may not exceed the lesser of 61 feet or 75 percent of the lot frontage. See Figure 21.40.010B. Except, public and quasi-public parking lots may occupy 100 percent of the lot frontage, excluding perimeter landscaping.

Figure 21.40.010B Surface Parking Lots on One Type I or II Pedestrian Walkway

c. Surface Parking Lots on Two Type I or II Pedestrian Walkways. If the subject property abuts two or more Type I or II pedestrian walkways, the following regulations apply:

i. Parking lots may be within 20 feet of only one of the Type I or II pedestrian walkways. Variations meeting the intent may be approved through site plan review. (See Figure 21.40.010C.) Public and quasi-public parking lots may be within 20 feet of two or more pedestrian walkways.

Figure 21.40.010C Surface Parking Lots on Two Type I or II Pedestrian Walkways

ii. The maximum width of the parking lot within 20 feet of a Type I or II pedestrian walkway may not exceed the lesser of 61 feet or 75 percent of the site frontage, if possible. Except, public and quasi-public parking lots may occupy 100 percent of the lot frontage, excluding perimeter landscaping.

d. Surface Parking Lots on Streets With Other Than Type I or II Pedestrian Walkways. Surface parking lots on streets with other than Type I or II pedestrian walkways may occupy no more than 45 percent of the lot width, up to a maximum of 130 feet. Except, public and quasi-public parking lots may occupy 100 percent of the lot frontage, excluding perimeter landscaping.

Figure 21.40.010D Illustrative Parking Space and Aisle Dimensions

Table 21.40.010 Design Requirements for Parking Facilities
Minimum Parking Space and Aisle Dimensions
A	B	C	D	E	F
Parking Angle	Stall Width	Row Width	Aisle Width	Curb Length	Bay Width
Parallel	8.00	8.00	12.00	23.00	20.00
30	8.50	16.50	11.00	17.00	27.50
	9.00	16.50	11.00	18.00	27.50
	9.50	17.50	11.00	19.00	28.50
	10.00	17.50	11.00	20.00	28.50
45	8.50	18.50	13.50	12.00	32.00
	9.00	19.00	13.00	12.50	32.00
	9.50	19.50	13.00	13.50	32.50
	10.00	19.50	13.00	14.00	32.50
60	8.50	20.00	18.50	9.50	38.50
	9.00	20.50	18.00	10.50	38.50
	9.50	20.50	17.50	11.00	38.00
	10.00	20.50	17.00	11.50	37.50
70	8.50	20.00	19.50	9.00	39.50
	9.00	20.50	19.00	9.50	39.50
	9.50	20.50	18.50	10.00	39.00
	10.00	21.00	18.00	10.50	39.00
80	8.50	19.50	24.50	8.50	43.50
	9.00	19.50	24.00	9.00	43.50
	9.50	19.50	23.50	9.50	43.00
	10.00	19.50	23.00	10.00	42.50
90	8.50	18.00	25.50	8.50	43.50
	9.00	18.00	25.00	9.00	43.00
	9.50	18.00	24.50	9.50	42.50
	10.00	18.00	24.00	10.00	42.00
Notes: (Dimensions are in feet.) 1. When parking lots may have substantial traffic by trucks or other large vehicles, the Administrator may establish larger minimum dimensions. 2. At least 50 percent of the spaces must be a minimum of 18 feet long, two feet of which may overhang the curb. 3. Up to 50 percent of the spaces may be 15 feet long, one foot of which may overhang the curb, and be designated for compact cars. Stall width for compact cars may be reduced by one foot. 4. Aisle turns must be at least 14 feet in width. 5. Requirements for accessible parking spaces are contained in RMC Chapter 15.08, Building Code. 6. Aisle width, which is in column D of Table 21.40.010 for parking stalls with angle less than 70 degrees, shall be restricted to one-way traffic only.

1. Cooperative Parking Facilities. Cooperative parking facilities may be provided subject to the approval of the Technical Committee where two or more land uses can be joined or coordinated to achieve efficiency of vehicular and pedestrian circulation, economy of space, and a superior grouping of buildings or uses. When cooperative parking facilities can be provided, the Technical Committee may reduce the on-site parking requirements based on any of the following criteria:

a. Peak demand occurs at distinctly different times.

b. The minimum required parking for a multi-tenant facility shall be based upon the minimum amount necessary to satisfy the highest average daily peak demand generated by the uses at a single time period. In no case shall the minimum required parking for a multi-tenant facility be less than 60 percent of the total required for all uses in the facility.

c. The continuation of the cooperative facility shall be assured by a sufficient legal document, such as a covenant or reciprocal easement agreement, or by participation in a local improvement district or parking cooperative or association.

d. Shared parking associated with multi-tenant retail and commercial facilities will be considered to be a cooperative parking facility. Lease agreements will satisfy the requirement for a sufficient legal document.

2. Repealed.

3. Parking in Building Setback Areas. In all Neighborhood zones, parking other than bicycle parking and parking in driveways is not permitted in front setback areas. In all other zones, parking is permitted in all setback areas subject to the requirements of the district and RZC 21.40.010.F.4, Parking Restricted in Shoreline Areas.

4. Parking Restricted in Shoreline Areas. Parking facilities are prohibited in the waterfront building setbacks established in RZC 21.68.140, Parking Facilities Within Shorelines.

1. Purpose. The intent of this section is to define permitted locations for the parking of recreational, utility, and commercial vehicles and vessels within residential areas of the City such that neighborhood quality and character are maintained.

2. Exemptions. Pickup or light trucks, 10,000 pounds gross weight or less, with or without a mounted camper unit, and that are primarily used by the property owner for transportation purposes, are exempt from this section.

a. General Requirements. Recreational and utility vehicles may be parked in any area which is either residentially zoned or used for residential purposes, including Downtown, provided the following conditions are met:

i. Recreational and utility vehicles shall not intrude into a right-of-way or access easement or obstruct sight visibility from adjacent driveways, rights-of-way, or access easements.

ii. Recreational and utility vehicles shall be operable and maintained in a clean, well-kept state that does not detract from the appearance of the surrounding area.

iii. Recreational vehicles equipped with liquefied petroleum gas containers shall meet the standards of the Interstate Commerce Commission. Valves or gas containers shall be closed when the vehicle is stored, and, in the event of leakage, immediate corrective action must be taken.

iv. Recreational and utility vehicles shall not be parked in a waterfront building setback, on slopes greater than 15 percent, in designated open spaces or recreational areas, in critical areas, in critical area buffers, or in floodways.

v. Recreational vehicles may be occupied on a temporary basis not to exceed 30 days within one calendar year.

vi. Unless the International Building Code or International Fire Code dictates otherwise, there shall be no minimum building separation for recreational and utility vehicles.

A. When not parked on a driveway per RZC 21.40.010.G.3.b.iii, Permitted Parking Locations – Within a front yard on a driveway, recreational and utility vehicles shall be screened as follows:

1. When parked in the street-side side yard setback of a corner lot as shown in Figure 21.40.010E, the length of recreational and utility vehicles shall be screened from public view;

Figure 21.40.010E Screening Requirements

2. When parked in the rear yard setback of a corner lot as shown in Figure 21.40.010F, the length of recreational and utility vehicles shall be screened from public view; and

Figure 21.40.010F Screening Requirements

3. When parked in the interior side yard or rear yard setback of any lot as shown in Figure 21.40.010G, no additional screening is required as the building provides screening of the length of the vehicle from public view.

Figure 21.40.010G Screening Requirements

4. Only one recreational or utility vehicle is allowed to be parked on a premises if parked and screened as shown in the examples above. However, more than one recreational or utility vehicle may be parked on the premises if the additional vehicles are completely screened from public view.

B. Screening shall be adequate to provide a solid barrier six feet in height. It may include Type I landscaping, fences, walls, earth berms, or any combination thereof.

C. Other screening may be required at the discretion of the Administrator.

b. Permitted Parking Locations. A vehicle may be located in the following areas listed in order of priority, provided the general requirements of RZC 21.40.010.G.3.a are met:

i. Within a vented garage or carport;

ii. In a side or rear yard;

iii. Within a front yard on a driveway only, parked perpendicular to the front street. See Figure 21.40.010H.

Figure 21.40.010H Permitted Parking Locations

iv. In other locations if determined by the Administrator to be less obtrusive than the above locations. Screening the recreational vehicle with landscaping, fencing, or a combination of the two may be required to meet this standard;

v. If none of the above locations are feasible, the recreational/utility vehicle must be stored off site.

4. Truck Tractors and Trailers, Large Commercial Vehicles and Vessels. Parking commercial vehicles and vessels over 10,000 pounds gross weight is prohibited in all Neighborhood zones except for school buses normally associated with transporting students to and from a school or religious facilities and parked on school or religious facility property.

1. A sign shall be posted on site and visible to the public throughout the duration of all construction activity per the Construction Contact Sign Handout. Construction activities consist of all site work including but not limited to grading, landscaping, infrastructure and building permit related construction.

a. Applicant and contractor shall work with City planner prior to mylar signing to determine location(s) of sign(s).

b. Contact information shall remain up to date and visible at all times.

c. The assigned City planner shall be notified within two business days when contact person has been changed and a picture of the updated sign shall be emailed.

d. Construction parking requirements for the project shall be denoted on the bottom portion of the sign per handout instructions. (Ord. 3028; Ord. 3083; Ord. 3186; Ord. 3220; Ord. 3226)

21.40.020 Bicycle Parking Requirements and Standards.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Purpose. The purpose of this section is to:

1. Promote bicycling as an important and integral mode of transportation which enables healthy lifestyles, is affordable, and reduces greenhouse gas emissions;

2. Provide requirements and standards for efficient and safe bicycle parking meeting the parking needs of specific uses; and

3. Provide the necessary bicycle parking facilities for a bicycle-friendly community.

1. Intent. Short-term bicycle parking should be simple to find from the street with easy access to nearby stores, offices, and/or housing.

2. Short-term bicycle parking shall be outside in an open, highly visible area, with easy access and within 100 feet to a main building entrance.

3. Short-term bicycle parking shall follow the guidelines for bicycle racks set forth in the Bicycle Parking Chapter of the Bicycle Facilities Design Manual: Guidelines for the City of Redmond, except when the Zoning Code provides a more stringent standard.

a. Bicycle racks shall enable a U-lock to lock both the frame of the bicycle and bicycle tire to the bicycle rack.

b. Bicycle racks shall support the frame of the bicycle in at least two places.

4. Bicycle parking shall not encroach upon the five-foot pedestrian clear zone.

5. Bicycle parking shall be secured with tamper-proof screws or be cast in place upon concrete. The concrete shall extend far enough in both directions from the bicycle parking for an entire bicycle to rest upon. See the Bicycle Parking Chapter of the Bicycle Facilities Design Manual: Guidelines for the City of Redmond for specific details.

1. Intent. Long-term bicycle parking is intended to allow building users such as employees or residents to park their bicycles throughout the day at office buildings, or overnight at residential buildings.

2. Long-term bicycle parking shall be located on site for residential uses. Commercial, industrial, and institutional uses shall provide long-term bicycle parking within 600 feet of the site. This may be provided by a third party for commercial sites.

3. Long-term bicycle parking shall provide security at least one of the following ways:

a. In a locked room or area enclosed by a fence with a locked gate;

b. In bicycle lockers per the Bicycle Parking Chapter of the Bicycle Facilities Design Manual: Guidelines for the City of Redmond;

c. Within view or within 100 feet of an attendant or security guard;

d. In a highly visible area that is monitored by a security camera;

e. In dedicated space inside a residential dwelling unit; or

f. If approved by the Public Works Director, in a location that is clearly visible from employee work areas.

4. When 10 or more bicycle parking spaces are required, at least 50 percent must be covered.

5. Long-term bicycle parking shall follow the guidelines set forth in the Bicycle Parking Chapter of the Bicycle Facilities Design Manual: Guidelines for the City of Redmond, except when the Zoning Code provides a more stringent standard.

a. Bicycle racks shall enable a U-lock to lock both the frame of the bicycle and bicycle tire to the bicycle rack.

b. Bicycle racks shall support the frame of the bicycle in at least two places.

6. The Administrator may approve alternative long-term bicycle parking requirements if the Administrator determines that the alternative requirements achieve the intent of this section in an equal or better manner. In making a determination, the Administrator shall prioritize security and convenience. The Administrator may approve a lower bicycle parking ratio if supported by evidence that less bicycle parking will be demanded, while also considering that future demand may exceed current demand.

D. Bicycle Parking Requirements. The following table, Bicycle Parking Requirements, shall determine the minimum number of long-term and short-term bicycle parking spaces to be provided per use.

Table 21.40.020 Bicycle Parking Requirements
Use	Long-Term	Short-Term
Residential Uses
Multifamily structures	1 per unit	1 per 20 units
Congregate residences	1 per 20 units	None
Commercial Uses
General sales and services	1 per 12,000 s.f. gfa	1 per 2,000 s.f. gfa
Eating and drinking establishments	1 per 12,000 s.f.gfa	1 per 2,000 s.f.gfa
Hotels, motels and other accommodation services	1 per 20 rental rooms	2 per business
Entertainment	1 per 12,000 s.f. gfa	1 per 40 seats and 1 per 1,000 s.f. gfa of non-seat area
Offices and research and development laboratories	1 per 4,000 s.f. gfa	1 per 40,000 s,f. gfa
Commercial parking	1 per 20 auto spaces	None
Commercial outdoor recreation	1 per 20 auto spaces	None
Industrial Uses
Manufacturing and production	1 per 15,000 s.f. gfa	None
Warehouse and freight movement	1 per 40,000 s.f. gfa	None
Institutions
Institutions not listed below	1 per 4,000 s.f. gfa	1 per 40,000 s.f. gfa
Child care/day care	1 per 4,000 s.f. gfa	1 per 20,000 s.f. gfa
Schools – grades 1 to 5	1 per classroom	None
Schools – grades 6 to 12	2 per classroom	None
Colleges and vocational schools	A quantity equal to 10 percent of the maximum students present at the peak hour plus 5 percent of employees.	None
Medical centers	1 per 12,000 s.f. gfa	1 per 40,000 s.f. gfa
Religious facilities	1 per 12,000 s.f. gfa	1 per 40 seats or 1 per 1,000 s.f. of non-seat area
Cultural Arts/Entertainment	1 per 12,000 s.f. gfa	1 per 40 seats or 1 per 1,000 s.f. of non-seat area
Transportation Facilities
Transit center/station	At least 20	None
Park and ride facility	At least 20	None

E. Bicycle Commuter Shower Requirements. Office buildings containing 50,000 square feet or more of gross floor area shall include shower facilities and clothing storage areas for bicycle commuters. One shower stall per gender shall be required for each 50,000 square feet of office use. Such facilities shall be for the use of the employees and occupants of the building and shall be located where they are easily accessible to parking facilities for bicycles.

F. Bicycle Parking at Transit Stops. Short-term bicycle parking shall be provided at transit stops along Transit Modal Corridors designated in the Transportation Master Plan whenever transit patrons are likely to arrive by bicycle and there is no safe and secure public bicycle parking available in reasonable proximity to the transit stop. (Ord. 2803; Ord. 3186)

21.40.030 Electric Vehicle Charging Stations.

This section was recently amended by Ordinance 3186, codified in May 2025.

1. An electric vehicle charging station equipped with Level 1 or Level 2 charging equipment is permitted outright in all zones as an accessory use to any principal use.

2. Electric vehicle charging stations are reserved for charging of electric vehicles only.

3. Electric vehicles may be parked in any space designated for public parking, subject to restrictions that would apply to any other vehicle that would park in that space.

4. No person shall park or stand any nonelectric vehicle in a designated electric vehicle charging station space. Any nonelectric vehicle is subject to fine or removal.

5. Appropriate signs and marking shall be placed in and around electric vehicle charging station spaces, indicating prominently thereon the parking regulations. Signage shall define time limits and hours of operation, as applicable, shall state that the parking space is reserved for charging electric vehicles, and that an electric vehicle may only park in the space for charging purposes. Violators are subject to fine and/or removal of their vehicle.

B. Electric Vehicle Charging Station Space. For all parking lots or garages except those that include restricted vehicle charging stations.

1. Minimum Parking Requirements. When provided, spaces shall be standard stall size. An electric vehicle charging station space may be included in the calculation for minimum required parking spaces that are required pursuant to other provisions of code.

2. Location and Design Criteria. The provision of electric vehicle charging station space will vary based on the design and use of the primary parking lot. The following required and additional locational design criteria are provided in recognition of various parking lot layout options.

a. Where provided, parking for electric vehicle charging purposes is required to include the following:

i. Signage. Each charging station space shall be posted with signage indicating the space is only for electric vehicle charging purposes. Days and hours of operations shall be included if time limits or tow away provisions are to be enforced.

ii. Maintenance. Charging station equipment shall be maintained in all respects, including the functioning of the charging equipment. A phone number or other contact information shall be provided on the charging station equipment for reporting when the equipment is not functioning or other problems are encountered.

iii. Accessibility. Where charging station equipment is provided within an adjacent pedestrian circulation area, such as sidewalk or accessible route to the building entrance, the charging equipment shall be located so as not to interfere with accessibility requirements of WAC 51-50-005.

iv. Lighting. Where charging equipment is installed, adequate site lighting shall exist, unless charging is for daytime purposes only.

b. Parking for electric vehicles should also consider the following:

i. Notification. Information on the charging station, identifying voltage and amperage levels, and any time of use, fees, or safety information.

ii. Signage. Installation of directional signs at the parking lot entrance and at appropriate decision points to effectively guide motorists to the charging station space(s).

c. Data Collection. To allow for maintenance and notification, the City requires the owners of any private new vehicle infrastructure station that will be publicly available to provide information on the station’s geographic location, date of installation, equipment type and model, and owner contact information. (Ord. 3186)

21.44.010 Signs and Street Graphics.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Purpose. The purpose of these sign regulations is:

1. To encourage the effective and creative use of signs as a means of communication in the City;

2. To improve pedestrian and traffic safety by reducing signage or advertising distractions and obstructions that contribute to limited site visibility;

3. To maintain and enhance the aesthetic environment and the City’s ability to attract sources of economic development and growth;

4. To minimize the possible adverse effects of signs on nearby public and private property; and

5. To enable the fair and consistent enforcement of these sign regulations.

1. Sign Permits Required. All signs require building permits before being erected, altered or relocated. Signs altered as the result of a change of business or use at a site shall comply with this section or be removed. Building permit fees, procedures and enforcement or requirements shall comply with RMC Title 15, Buildings and Construction.

2. New Zones. If a new zone is created after the enactment of this chapter, the Administrator shall have the authority to make determinations as to the applicability of appropriate sign regulations based on the most analogous zone.

3. Design Standards. The sign design standards provided in this chapter will be used in the evaluation of sign permit applications to ensure that signs are well designed, compatible with their surroundings, and do not detract from the overall visual quality of the City.

4. Minor Repairs. The following minor repairs do not require a sign permit:

a. Replacement of a light bulb;

b. Repair of neon tubing if such repair does not alter the sign structure and design;

c. Replacement or repainting (repair) of existing individual letters; and

d. Painting of the base or support frame.

5. Compliance. All signs shall comply with this section.

C. Administration. All sign permits shall be reviewed under the procedures set forth in this chapter. The Administrator shall review all sign permit applications under the design criteria of this chapter and shall approve those applications found to comply with the criteria. Applications found to conflict with the review criteria and requests to deviate from sign program requirements will be referred to the Technical Committee for consideration of approval. The Administrator and Technical Committee shall not place greater restraints on signs than provided by this chapter.

D. Exemptions. The following signs are exempt from the requirements of this section:

1. Seasonal Decorations. Reasonable seasonal decorations within an appropriate holiday season or during a festival are exempt from this section as long as such displays are removed promptly at the end of the holiday season or festival;

2. Street Furniture. Sculptures, fountains, benches, lighting, mosaics, landscaping, artwork, and other street furniture and design features which do not incorporate advertising or identification;

3. Signs Not Visible From Public Way. Exterior and interior signs or displays not intended to be visible from public streets or public ways, signs in the interior of a building more than three feet from the closest window and not facing a window, window displays and point of purchase advertising displays such as vending machines are exempt from the requirements of this section;

4. Flagpoles. Poles erected for the purpose of displaying patriotic or corporate flags;

5. Certain Public Signs. The following signs and displays are exempt from the requirements of this section: street signs and/or numbers, street address identification, traffic control and pedestrian signs and signals, governmental directional, gateway, and/or wayfinding signs, public and legal notices and warnings required by a public process, signs required by law, and governmental flags;

6. Gateway Entrance Signs. Repealed.

7. Address Verification Signs. These signs are exempt if they are four square feet or less;

8. Directional Signs. Directional signs may be located to guide or direct pedestrian or vehicular traffic to parking entrances, exits, service areas, and business locations, and may not exceed six square feet in area. Such signs are exempt from the requirement of a sign permit if they do not contain a commercial message or the name of establishment;

9. Parking Area Signs. Where parking is separated from the business served, one off-premises sign is permitted for identification. Signs shall not exceed six square feet in area and are exempt from the requirement of a sign permit if there is no commercial message;

10. Window Signs. Permanent and temporary window signs and graphics are exempt from the requirement of a sign permit; however, home businesses are prohibited from using window signs and/or window graphics;

11. Incidental Signs. Small signs of a noncommercial nature without advertising intended primarily for the convenience of the public and having a maximum area of six square feet are exempt from the requirement of a sign permit. Included are signs designating restrooms, hours of operations, entrances and exits to buildings and parking lots, help wanted, public telephones, etc. Also included are property control and warning signs such as “no trespassing,” “no dumping,” etc., and plaques, tablets, or inscriptions which are an integral part of a building or are attached flat to the face of a building, walkway, or street. Resident name identification signs are exempt and are considered incidental signage; provided, that they do not exceed six square feet and are placed entirely on the resident’s property;

12. Construction Safety Signs. Construction safety signs providing notice to the public that construction is occurring on the site and that caution is warranted.

E. Prohibited Signs. The following signs are prohibited:

1. Animated Signs. No sign shall be animated, revolve or rotate either mechanically or by illumination except the movement of the hands of a clock, digital changers, and barber poles.

2. Temporary Portable Signs. Temporary portable signs not meeting the requirements of this chapter. This prohibition includes, but is not limited to, portable reader boards, signs on trailers, banners and sandwich boards.

3. Signs on Utility Poles. Signs on utility, street light, and traffic control standards or poles are prohibited, except for those of the utility or government.

4. Signs not meeting the requirements of this section or that are legal nonconformances. The following signs are unlawful: signs that do not comply with the conditions of their permits; signs erected, altered, or relocated without a permit and not in compliance with this section; signs which were lawful under prior sign codes, but which have been altered or relocated so that the sign is not in compliance with this section; and signs that identify and advertise activities, products, businesses, or services which have been discontinued, terminated, or closed for more than 60 days on the premises upon which the signs are located.

5. Streamers, Pennants and Banners. Displays of banners, festoon flags, flags, posters, pennants, ribbons, streamers, strings of lights (except as provided in seasonal decorations), chasing strobe or scintillating lights, flares, balloons, bubble machines, and similar devices are prohibited when the same are visible from any off-site location, including but not limited to any public right-of-way. Where such signs or devices are not visible from public rights-of-way, this prohibition does not apply. For purposes of this subsection, a single, integrated development that does not contain or cross public rights-of-way is considered a single site even where the development spans more than one contiguous parcel. This section shall not prohibit the use of displays in a parade.

6. Traffic-Like Signs. Signs which by reason of their size, location, movement, content, coloring or manner of illumination may be confused with a traffic control sign, signal, or device, or the light of an emergency vehicle, or which obstruct the visibility of any traffic or street sign or signal are prohibited.

7. Obscene Signs. Signs which bear or contain statements, words, or pictures which are obscene under the prevailing statutes or U.S. Supreme Court decisional law are prohibited.

8. Abandoned signs or signs displaying a business that is no longer in operation at the location of the sign.

9. Signs attached to or strung in between trees.

10. Signs attached to fences, with the exception of temporary construction signs (for safety purposes).

11. Signs wholly or partially above a roofline. All rooftop signs, including those painted on a rooftop, are illegal.

12. Signs/devices that are inflated, or balloons, whether on the ground or on a building or vehicle, that are used to attract attention to a particular business, product, or service.

13. Signs used in a home business.

14. Any sign placed or attached to a vehicle, vessel, or trailer parked on public or private property for the sole purpose of advertising a business, product, or service identification.

15. Signs displaying information related to, but not limited to, commercial, real property, or construction sites that are located outside of the Redmond City limits.

F. Permitted Sign Charts. The Permitted Sign Charts establish sign type, number, area, height, and location requirements for the various zoning districts and are incorporated as a part of this section.

Residential land uses not referred to in the following permitted sign charts are not permitted to have signs, unless allowed elsewhere in this section.

Standards for properties in Transition Overlay Areas can be found in RZC 21.05.600, Transition Overlay Areas.

Figure 21.44.010A Freestanding/Monument Sign

Table 21.44.010A Freestanding / Monument Sign Standards
Zone	Maximum Number of Monument Signs per Street Frontage per Establishment	Minimum Setback From Property Line in Feet	Maximum Height of Sign in Feet	Maximum Size per Sign Face (Square Feet)	Maximum Number of Sign Faces

Table 21.44.010A Freestanding / Monument Sign Standards
Zone	Maximum Number of Monument Signs per Street Frontage per Establishment	Minimum Setback From Property Line in Feet	Maximum Height of Sign in Feet	Maximum Size per Sign Face (Square Feet)	Maximum Number of Sign Faces
CMU; DTC; UMU; OV; MMC	1	5	A height equal to the sign setback up to 10 feet	The smaller of one percent of the average gross floor area or 25 percent of lineal street frontage where the sign is to be placed up to a maximum of 75 square feet; but in any event, 25 square feet is permitted	4
TWNC; CMU; MP; I; BP; OBAT; MME; MMM	1	5	A height equal to the sign setback up to 10 feet	The smaller of one percent of the average gross floor area or 25 percent of lineal street frontage where the sign is to be placed up to a maximum of 50 square feet; but in any event, 25 square feet is permitted	4
UR; RA-5; NR; NMF; OUMF; NMU; DTE	1	10	10	25 square feet	2

Individual businesses in multiple-building complexes are not permitted to have freestanding/monument signs. Freestanding/monument signs are prohibited in the Neighborhood Mixed-Use zone. In addition, sign programs are required for multiple-tenant buildings and multiple-building complexes.

Figure 21.44.010B Standard for Monument Sign

Individual businesses that choose to have a freestanding or monument sign may also have a maximum of one pedestrian-oriented blade sign or a pedestrian-oriented bracket sign per facade. Businesses that choose a pole sign shall not be permitted to have a pedestrian-oriented blade sign or a pedestrian-oriented bracket sign.

Figure 21.44.010C Wall Sign

Figure 21.44.010D Awning Sign

Table 21.44.010B Wall/Awning Signs
Zone	Maximum Number of Wall or Awning Signs per Facade	Maximum Sign Area (Square Feet)	Maximum Sign Height (Feet)
CMU; DTC; UMU; OV; MMC	1	The larger of 15 percent of the facade to which attached or 60 square feet up to a maximum of 300 square feet	Top of the wall or facade to which attached
TWNC; MP; I; BP; OBAT; MME; MMM	1	The larger of 15 percent of the facade to which the sign is attached or 30 square feet up to a maximum of 100 square feet	Top of the wall or facade to which attached
Nonresidential Uses in UR; RA-5; NR; NMF; OUMF; DTE	1	60 square feet	20 feet

Individual businesses are allowed either one wall sign or one awning sign per facade, with the exception of the Neighborhood Mixed-Use (NMU) zone. Within the NMU zone, a maximum of one wall sign or one awning sign is permitted for each individual structure and the sign shall not face residential uses to the side, rear, or diagonally abutting to the NMU zone. In addition, each individual business is allowed a maximum of either one pedestrian-oriented blade sign or one pedestrian-oriented bracket sign per facade.

Figure 21.44.010E Projecting Sign

Table 21.44.010C Projecting Sign Standards
Zone	Maximum Number of Projecting Signs per Facade	Maximum Area per Sign Face (Square Feet)	Maximum Area Total of all Sign Faces (Square Feet)	Maximum Height (Feet)

Table 21.44.010C Projecting Sign Standards
Zone	Maximum Number of Projecting Signs per Facade	Maximum Area per Sign Face (Square Feet)	Maximum Area Total of all Sign Faces (Square Feet)	Maximum Height (Feet)
CMU; DTC; UMU; OV; MMC	1	15 square feet	30 square feet	Top of the wall or facade to which attached
TWNC; MP; I; BP; OBAT; MME; MMM	1	15 square feet	30 square feet	Top of the wall or facade to which attached
Nonresidential Uses in UR; RA-5; NR; NMF; OUMF; NMU; DTE	1	25 square feet	50 square feet	20 feet

Individual businesses that choose to have a projecting sign instead of a wall or awning sign shall not be permitted to have a pedestrian-oriented blade sign or a pedestrian-oriented bracket sign.

Figure 21.44.010F Blade Sign

Table 21.44.010D Blade Sign Standards
Zone	Maximum Number of Blade Signs per Facade*	Maximum Area per Sign Face (Square Feet)	Maximum Area Total of all Sign Faces (Square Feet)	Maximum Height (Feet)
CMU; DTC; UMU; OV; MMC	1	6 square feet	12 square feet	Top of the wall or facade to which attached
TWNC; MP; I; BP; OBAT; MME; MMM	1	6 square feet	12 square feet	Top of the wall or facade to which attached
Nonresidential Uses in UR; RA-5; NR; NMF; OUMF; NMU; DTE	1	6 square feet	12 square feet	20 feet
Table Note: * An individual business that chooses a wall sign or an awning sign may also have a maximum of one pedestrian-oriented blade sign or one pedestrian-oriented bracket sign per facade.

Figure 21.44.010G Bracket Sign

Table 21.44.010E Bracket Sign Standards
Zone	Maximum Number of Bracket Signs per Facade*	Maximum Area per Sign Face (Square Feet)	Maximum Area Total of all Sign Faces (Square Feet)	Maximum Height (Feet)
CMU; DTC; UMU; OV; MMC	1	6 square feet	12 square feet	Top of the wall or facade to which attached
TWNC; MP; I; BP; OBAT; MME; MMM	1	6 square feet	12 square feet	Top of the wall or facade to which attached
Nonresidential Uses in UR; RA-5; NR; NMF; OUMF; NMU; DTE	1	6 square feet	12 square feet	20 feet
Table Note: * An individual business that chooses a wall sign or an awning sign may also have a maximum of one pedestrian-oriented blade sign or one pedestrian-oriented bracket sign per facade.

G. General Sign Requirements. The following are general requirements for various types of signage. Please refer to RZC 21.44.010.D, Exemptions, for signs that are exempt from needing a permit, and RZC 21.44.010.E, Prohibited Signs, for signs that are prohibited.

1. Street Address Identification. Each residence, building, business, or complex of buildings shall display and maintain an on-premises street address number identification. The number or letters shall be visible from the street and be at least four but not greater than 12 inches high and of a color contrasting with the background upon which placed.

2. Changing Message Signs. Changing message signs, such as the movement of the hands of a clock or digital changes indicating time, date and temperature, are permitted.

3. Lighting Restrictions. No person shall construct, establish, create, or maintain any stationary exterior lighting or illumination system or any interior system which is intended to be viewed from a public street, highway, or other public thoroughfare used for vehicular traffic when such system contains or utilizes:

a. Any exposed incandescent lamp with a wattage in excess of 25 watts unless a dimmer or sunscreen is attached;

b. Any exposed incandescent lamp with an internal metallic reflector;

c. Any exposed incandescent lamp with an external reflector;

d. Any revolving beacon light; any continuous or sequential flashing operation in which more than one-third of the lights are turned off at one time and/or which uses light of more than 25 watts; or

e. Any strobe light.

These provisions shall not apply to: lighting systems owned or controlled by any public agency for the purpose of directing or controlling navigation, traffic, highway or street illumination; electronic messages of a public service or commercial nature; or temporary lighting used for repair or construction as required by governmental agencies.

4. Permanent Subdivision or Neighborhood Identification Signs. Permanent freestanding or monument signs, including those for short subdivisions, may be placed at the major entrances to the subdivision or neighborhood on arterial and collector streets. The signs shall be located outside the right-of-way, and be no more than 10 feet in height or length, and not exceed 60 square feet per face or 120 square feet in total area of all sign faces.

5. Readerboards. Readerboards are signs in which the sign copy or content can be readily and frequently changed. Readerboards are permitted subject to the size and location requirements of this section, as long as they are incorporated within the sign area of an allowable monument or freestanding sign.

6. Sight Clearance. All freestanding or monument signs shall comply with the sight clearance at intersections requirements in RZC 21.52.040, Sight Clearance at Intersections.

7. Sign Maintenance. Signs shall be maintained in a state of good repair. Those signs found to be deteriorated or unsafe shall be repaired or removed by the owner within five days after receiving notice from the City. The premises surrounding a freestanding sign shall be free of litter, and any landscape area shall be maintained.

8. Wall Mounted Signs. Wall mounted signs shall not extend above the height of the facade or wall to which attached.

9. Projecting Signs and Marquees. Projecting signs and marquees may not extend more than five feet from a building facade and shall have a minimum clearance of eight feet above sidewalks. Projecting signs and marquees shall not extend into a public right-of-way without the approval of the Technical Committee. Projecting signs shall have no visible angle irons, wire, bracing, or standard support structure except those that are an integral part of the overall design such as decorative metals or wood. Under marquee signs shall be considered blade signs.

10. Freestanding/Monument Signs. Freestanding/monument signs shall be of a style, material and design compatible with the associated building. All sign and support elements are to be integrated into a single design. Auxiliary projections or attachments not a part of that design shall not be erected without a building permit. Freestanding/monument signs shall not be oriented solely towards a freeway and then shall not extend into a public right-of-way.

11. Multiple-Building Complexes and Multiple-Tenant Buildings. Each multiple-building complex is permitted one freestanding sign on each street on which it adjoins and has access. However, the Technical Committee may permit one additional sign per street frontage when the respective frontage is at least 300 lineal feet in length. Individual businesses and buildings in such a complex are not permitted individual freestanding or monument signs. Each multiple-tenant building, unless it is a part of a multiple-building complex, is permitted one freestanding sign on each street on which it adjoins and has access. Individual businesses in such a building are not permitted individual freestanding or monument signs. Signs shall be based on a uniform sign concept approved by the Technical Committee that shall be known as the approved “sign program.” All subsequent tenant signs must conform to the approved sign program in addition to the sign review criteria defined in RZC 21.44.010.I, Sign Program, unless a modification from the sign program has been requested by the property owners.

12. Marquee, Canopy, and Awning Signs. Marquee, canopy, and awning signs shall be considered wall signs for the purpose of determining sign area.

Figure 21.44.010H Awning Sign

13. Service Organization Signs. Service, fraternal, and similar organizations located in the City may erect signs at City entrances only as follows: There shall be one standard no higher than 10 feet that shall carry all of the signs for the subject organizations; there shall be no more than one standard per entrance; each organization sign, symbol, or emblem shall not exceed two square feet in sign area.

H. Permitted Temporary Portable and Temporary Freestanding Signs. Temporary portable signs which are exempt from the requirement of a sign permit, unless otherwise provided, are permitted in any zone subject to the following requirements:

1. Temporary portable signs which are exempt from the requirement of a sign permit, unless otherwise provided, are permitted in any zone subject to the following requirements:

a. Number. The number of temporary portable commercial, real estate, and construction signs allowed shall be as follows; provided, that nothing herein shall be construed as authorizing the display of signs otherwise prohibited under applicable provisions of this code, including but not limited to home business signs:

i. For any business, or real estate unit, located in the UR, CMU, DTE, DTC, OV, OBAT, UMU, BP, MP, or I zoning districts, no more than one temporary portable commercial or real estate sign shall be allowed for each business location or real estate unit offered for sale or lease; provided, that a maximum of one portable sign shall be allowed for any multi-unit complex notwithstanding the number of rental or dwelling units therein currently available for sale or lease. For each multi-unit complex, one temporary freestanding “for sale” or “for lease” sign may be displayed per street frontage.

ii. For any business or real estate unit located in the RA-5, NMU or NR zoning district, no more than three temporary portable commercial or real estate signs shall be allowed for each business location or real estate unit offered for sale or lease. For each single-family or middle-housing residential site, one temporary freestanding “for sale” or “for lease” sign may be displayed per street frontage.

iii. For any business or real estate unit located in the NMF or the OUMF zoning district no more than one temporary portable commercial or real estate sign shall be allowed for each business location or real estate unit offered for sale or lease; provided, that a maximum of one temporary portable sign shall be allowed for any multi-unit residential apartment or condominium complex notwithstanding the number of rental or dwelling units therein currently available for sale or lease. For each multi-unit residential apartment or condominium complex, one temporary freestanding “for sale” or “for lease” sign may be displayed per street frontage.

iv. For any construction site located in any zoning district within the City limits, no more than two temporary construction signs shall be allowed for each construction project site.

Figure 21.44.010I Sandwich Board Sign

i. Commercial and real estate temporary portable signs shall not exceed six square feet per sign face, and no such sign shall contain more than two sign faces. Commercial and real estate temporary portable signs shall not exceed six feet in height, measured from the preexisting ground level to the top of the sign.

ii. Temporary construction signs in the UR, DTE, DTC, CMU, OV, OBAT, UMU, BP, MP, I, OUMF, or NMF zoning district shall not exceed 32 square feet per sign face, shall not contain more than two sign faces, and shall not exceed 10 feet in height when measured from preexisting ground level to the top of the sign.

iii. Temporary construction signs located in the NMU or NR zoning district, when associated with a subdivision, shall not exceed 32 square feet per sign face, shall not contain more than two sign faces, and shall not exceed 10 feet in height when measured from preexisting ground level to the top of the sign.

iv. Temporary construction signs located in the NR zoning district, when not associated with a subdivision, shall not exceed six square feet per sign face, shall not contain more than two sign faces, and shall not exceed six feet in height when measured from preexisting ground level to the top of the sign.

c. Location. No temporary portable commercial, real estate or construction sign shall be located within vehicle lanes, bikeways, trails, sidewalks, or median strips. No temporary portable commercial, real estate, or construction sign shall block driveways or be affixed to utility poles, trees, or traffic signs. Construction temporary signs may be affixed to fencing on a construction site, but no commercial or real estate temporary portable sign shall be affixed to a fence. No temporary portable commercial, real estate, or construction sign shall be strung between trees.

i. Temporary portable commercial, real property, and construction signs may be displayed only if the business, real property, or construction site to which they relate is located within Redmond City limits.

d. Festoons Prohibited. The use of balloons, festoon flags, flags, pennants, lights, or any other stand-alone display or attached display on a commercial, real estate or construction temporary portable sign is prohibited.

e. Animation Prohibited. No commercial, real estate or construction temporary portable sign shall be displayed while being rotated, waved, or otherwise in motion.

i. Commercial temporary portable signs may be displayed only during the hours when the commercial establishment to which they relate is open for business.

ii. Real estate temporary portable signs may be displayed only during the hours when the real estate to which they relate is the subject of an open house or when a complex manager is available to show the unit.

iii. Temporary construction signs may be displayed only during the period between issuance of construction permits and issuance of a certificate of occupancy or final inspection approval for the construction.

iv. Temporary freestanding real estate signs may be displayed the entire time the underlying property is for sale.

g. Nonconforming Signs – Amortization. All temporary portable signs which are legally nonconforming as of the effective date of RZC 21.44.010.H.1.g shall be removed or brought into compliance. A legally nonconforming sign shall immediately lose its legal nonconforming status and shall be brought into compliance with current regulations whenever:

i. The sign is replaced with another sign; or

ii. A change in copy, placard, or structure occurs; or

iii. The sign requires repairs beyond normal maintenance; or

iv. The sign is expanded or moved.

Normal maintenance, such as cleaning, painting, or repair of broken placards, without any change in copy, is allowed so long as the repairs do not modify the sign structure.

2. Major Land Use Action Notice. Where required, within the RZC, public notice signs which describe proposed major land use actions and public hearing dates are permitted. The sign or signs shall comply with the standards contained within the RZC.

a. On-Premises Signs. On-premises political signs located at the headquarters of a political party, candidate for public elective office, or a public issue decided by ballot are permitted. All on-premises political signs shall comply with the dimensional and locational requirements of the sign district in which located.

i. Location. Permits for political signs are not required. Political signs may not be placed on private property without the permission of the property owner. Political signs may not be located so as to impede driver vision or represent an obstruction or hazard to vehicular or pedestrian traffic. On public property not part of the public right-of-way, relevant City departments may designate an area or areas for the placement of political signs in order to ensure that placement will not interfere with the intended use of that land.

ii. Size/Spacing. Political signs shall not exceed six square feet in size. No political sign may exceed six feet in height, measured from the preexisting ground level to the top of the sign.

iii. Removal of Election Signs. Off-premises political signs shall be removed within seven days of the date of the election to which the sign pertains. Failure to remove political signs within the time limit provided shall constitute a violation of this code and shall be punishable as such. In the event that City personnel are required to remove signs from public rights-of-way after expiration of the time limit for removal, all costs associated with such removal shall be the responsibility of the candidate or campaign organization for whom the sign was posted. The applicable costs shall be collected in addition to any other penalty applicable to failure to remove the sign.

iv. Public Works Projects. The Public Works Department may remove signs from public rights-of-way in order to conduct periodic maintenance activities. Signs removed for this purpose may be picked up at the City’s Maintenance and Operations Center and returned to their prior location if still within the removal deadline. The Public Works Department may permanently remove political signs from public rights-of-way for the purpose of carrying out major public works projects. Political signs removed for this purpose will be held and made available for pickup at the City’s Maintenance and Operations Center until 14 days following the next election.

v. Removal of Signs in Disrepair. The Public Works Department may remove any sign which is in a state of disrepair from the public right-of-way or public property at any time. For purposes of this subsection, a sign is in a state of disrepair if it is ripped, torn, broken, faded, obliterated, obscured, dilapidated, blown down, knocked over, or in any other state in which its message has ceased to be readable or legible.

4. Temporary Window Signs. Temporary window signs shall not be included in the sign area for each facade.

5. Signs on Kiosks. Temporary signs on kiosks are permitted, but the signs shall not exceed four square feet in area.

6. Temporary Uses and Secondary Uses of Schools, Churches, or Community Buildings. Temporary signs relating directly to allowed temporary uses under these regulations and secondary uses of schools, churches, or community buildings may be permitted for a period not to exceed the operation of the use. The signs need not be processed through the Technical Committee and are subject to the following requirements:

a. Signs must be portable in nature.

b. No more than one on-premises sign and one off-premises sign shall be permitted per temporary use, except by virtue of having been in consistent operation prior to the existence of this chapter, and due to the fact numerous individual operators participate in the operation, the open-air crafts and farmers market, commonly known as the Saturday Market, shall be allowed two on-premises signs in addition to one off-premises sign.

c. No sign shall exceed six square feet per sign face.

d. Maximum sign height shall be six feet measured from the preexisting ground level to the top of the sign.

e. Signs shall not be portable readerboard types, electrical, or neon. Only indirect lighting is allowed.

f. Sandwich board or “A” board signs may be used in compliance with this subsection, Temporary Uses and Secondary Use of Schools, Churches, or Community Buildings, provided they are used only during the days the temporary or secondary use occurs and are removed after the use ceases for each day.

7. Any temporary sign not otherwise provided for under RZC 21.44.010.H.1 through H.6 shall meet the requirements for commercial signs set forth in RZC 21.44.010.H.1.

8. This section shall not be construed as permitting any sign otherwise prohibited.

1. Purpose and Intent. A sign program is intended to integrate the design and placement of signs proposed within a multi-tenant or multi-building development project. A sign program provides a means for defining common sign regulations for multi-tenant projects to encourage maximum incentive and latitude in the design and display of multiple signs and to achieve, not circumvent, the intent of this chapter.

2. Applicability. The approval of a sign program shall be required whenever any of the following circumstances exist, or whenever an applicant requests the approval of a sign program:

a. Two or more separate tenant spaces are to be created on the same parcel;

b. Two or more separate tenant spaces are to be created within the same building;

c. Two or more buildings are designed to be created on the same parcel.

3. Approval Authority. A sign program shall be reviewed and approved, modified, or denied by the Technical Committee using the Type I process set forth in the Zoning Code.

4. Application Requirements. An application for a sign program shall include all information and materials required by the Administrator. At minimum, the following shall be required:

a. A vicinity map/site plan.

b. Sign program text:

i. Types of signs permitted (wall, canopy/awning, window, freestanding, sandwich board, etc.).

ii. Sign area, letter/sign size, and logo size standards.

iii. Types of illumination permitted.

iv. Landlord and City approval language (including need for permits).

v. Prohibited signs.

c. Sign program elevation drawings:

i. Each building elevation showing where signage is proposed to be placed.

ii. Each monument sign proposed.

5. Standards. A comprehensive sign program shall comply with the following standards:

a. The program shall comply with the purpose of this chapter: RZC Chapter 21.44, Signs, and the overall intent of this section: RZC 21.44.020, Sign Design Standards;

b. Signs shall enhance the overall development/project, by being designed and placed with the architecture of the building(s) in mind, as well as creating an attractive and consistent appearance of all the tenant signage in the development/project.

c. The sign program shall accommodate future revisions that may be required because of changes in use or tenants.

6. Revisions to Comprehensive Sign Programs. Revisions to a sign program may be approved by the Administrator if the intent of the original approval is not affected. Revisions that would substantially deviate from the original approval shall require the review and approval of a new sign program.

J. Removal and Disposal of Illegal Signs. Repealed.

(Ord. 2614; Ord. 2652; Ord. 2657; Ord. 3028; Ord. 3083; Ord. 3174; Ord. 3186; Ord. 3220)

21.44.020 Sign Design Standards.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Purpose and Intent. The purpose and intent of this section is to:

1. Establish design standards for sign design to guide preparation and review of all applicable development applications;

2. Ensure that sign design proposals adhere to the intent and purpose of the RZC in relation to signs;

3. Ensure that building and site signs are of a character and scale that is appropriate to their use and to the site;

4. Ensure that sign scale, orientation and lighting do not adversely impact the natural and aesthetic qualities of adjacent critical areas, shorelines, or other natural open space;

5. Assist business owners and sign designers to better understand the City’s expectations for well-designed, high-quality signs;

6. Assist those with the responsibility of reviewing sign permit applications to have established criteria with which to judge the appropriateness of a sign’s design;

7. Assist decision making by the decision makers in the review of sign and sign program applications.

1. The sign design standards are applicable to all new signs and sign programs and the modification or reconstruction of existing signs throughout the City. The sign design standards will be utilized during the City’s review of sign permit applications or through the review of other permit applications or sign programs, when signs are part of a larger multiple tenant and/or multiple-building project. Signs will be reviewed for their consistency with the design standards and the other requirements contained in the sign code.

2. The sign design standards are intended to supplement the other provisions of this chapter. The standards establish criteria for the creation of well-designed signs and further clarify and support the intent of the City’s sign regulations.

3. Signs not consistent with the standards stated herein may be subject to Technical Committee review.

4. Signs may not be changed or installed until the Administrator or his or her designee has approved the design and a sign permit (or other approval) has been issued and/or approved.

1. Compliance With Sign Design Standards. Decisions on sign permit and/or sign program applications requiring design review shall be made as provided in this section.

2. To achieve the standard’s purpose and intent, the sign design standards are divided into the following sections:

a. General Sign Design Standards. This section will describe basic sign design standards that are applicable to all signs, regardless of type.

b. Design Standards for Specific Sign Types. This section describes design standards specific to sign types.

3. Each criterion included is meant to indicate the preferred condition, and the criteria together provide a common theme that illustrates the purpose and intent of the sign design standards. Graphics are also provided to clarify the concepts behind the purpose and intent and design criteria. If there is a discrepancy between the text and the illustrations, the text shall prevail.

4. All applications that require design review shall comply with the purpose and intent of the sign design standards.

5. If “shall” is used in the design criterion, all applications shall comply with that specific design criterion if it applies to the application unless the applicant demonstrates that an alternate design solution provides an equal or greater level of achieving the intent of the section and the purpose of the design category.

6. If “should” is used in the design criterion, there is a general expectation that utilizing the criterion will assist in achieving the purpose and intent statement; however, there is recognition that other solutions may be proposed that are equally effective in meeting the purpose and intent of the sign design standards.

7. The applicant has the burden of proof and persuasion to demonstrate that the application complies with the purpose and intent statement.

8. Where the decision maker concludes that the application does not comply with the purpose and intent statement or the design criteria that use the word “shall,” the decision maker may condition approval based on compliance with some or all of the design criteria, or the decision maker may deny the application.

D. Administrative Design Flexibility. If the Administrator makes a recommendation to allow a sign permit or sign program to deviate from the sign design purpose and intent requirements, the recommendation shall be based on the following:

1. The application of certain provisions of the RZC would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of the underlying zone and of the design standards.

2. Permitting a minor variation will not be materially detrimental to the public welfare or injurious to the property or improvements in the area.

3. Permitting a minor variation will not be contrary to the objectives of the design standards.

4. The minor variation protects the integrity of a historic landmark or the historic design subarea.

1. Purpose. This subsection provides basic design guidance for all signs, regardless of specific type or location within the community. The guidelines address issues related to sign legibility, placement on the facade, color and materials, and effective illumination.

a. In a multi-tenant complex, no sign shall dominate the facade, unless the business it advertises is designated a major or anchor tenant by the property owner due to the size of the tenant space as compared with the other tenant spaces.

b. Signs shall be designed to be consistent with the building design in terms of relative scale and overall size.

c. Signs should complement and not detract from the materials and colors of the building to which they will be attached.

d. All signs should enhance and not detract from the building’s architectural design. Signs should reflect the character of the building.

e. Signs shall not obscure or cover architectural features of the building.

f. For historic landmarks, signs should be consistent with the historic character of the landmark and/or zone. Preferred signage includes window signage, painted signage on wooden facades, wood signs, signs on awnings, signs lit by sources other than the sign itself, or decorative signs hung perpendicular to the building facade are encouraged. Wood facsimile products may be an acceptable substitute. Use of backlit plastic wall signs, extruded aluminum, changing message, or other newer technology signs should not be allowed. Use of neon signs should be limited to window signs or art deco styled buildings.

g. Home businesses shall not have any signage in order to maintain the residential character of the neighborhood in which it is located.

h. Sign programs shall be required for all new multiple-tenant buildings and/or multiple building complexes. Sign programs serve to create a coordinated project theme of uniform design elements, such as lettering style and placement.

i. Creative design is encouraged. Imaginative and innovative signs will be allowed as long as the applicant considers the scale proportions and character of signage on the building/site in question. Applicants are also encouraged to consider the scale proportions and character of signage in the surrounding vicinity as well.

j. For the Neighborhood Mixed-Use zone, backlit plastic wall signs, extruded aluminum, changing message, neon, or other newer technology signs are prohibited.

a. Use a Brief Message. Signs should use the fewest words possible. A sign with a brief, succinct message is simpler and faster to read, looks cleaner, and is more attractive. Signs should be used primarily for the purpose of identification or conveying recognition of a particular development or business. The primary sign message shall contain only the business name. If secondary signage is needed to describe the business use, it should be the same size or smaller than the primary business message. Other information, such as product listing, services, slogans, phone numbers, internet information, third-party advertising, etc., shall be placed inside the windows or on permitted temporary signs for communication purposes, rather than on the exterior building facade or on a freestanding or monument sign.

b. Ensure Legibility. An effective sign should do more than attract attention; it should communicate its message clearly, and be ensured to be easy to read.

c. Use Easy-to-Read Lettering Styles. Avoid hard-to-read, intricate typefaces. Typefaces that are difficult to read reduce the sign’s ability to communicate.

d. Avoid Spacing Letters and Words Too Close Together. Crowding of letters, words, or lines will make any sign more difficult to read.

e. Use Significant Contrast. If there is little contrast between the brightness or hue of the message of a sign and its background, it will be difficult to read.

f. Use Symbols and Logos. Pictographic images will usually register more quickly in the viewer’s mind than just a written message. Logos and graphics are encouraged if they meet the purpose and intent of the sign design standards and the sign area allowed under the sign code.

Figure 21.44.020A Sign Symbol

a. The architecture of a building often identifies specific locations for signs, and these locations should be used. Signs shall be designed to relate to the architectural features of the building on which they are located and create visual continuity with other storefronts on the same building or on adjacent buildings within the same complex.

b. A well-designed building facade or storefront is created by careful coordination of sign and architectural design and an overall color scheme.

c. On multistory buildings, ground floor tenants shall place signs at the storefront level.

d. On multi-tenant buildings, tenants shall place their signs on exterior building walls where their business is located internally.

e. Signs on multi-tenant buildings shall be designed and aligned to achieve a consistent and unified appearance with the other signs on the building.

f. Signs should be placed at or near the public entrance of the business in order to indicate the most direct access to the business.

g. Signs should be placed consistent with the proportions of the building’s facade.

h. The overall size of a wall-mounted sign and the height of its lettering should consider the distance the sign is from the street and its ability to be seen clearly. Signs close to the street are more visible and therefore should use a smaller letter size than signs that are set back from the street. Signs facing SR 520 shall comply with the SR 520 Corridor Signage Policy adopted by the City Council.

i. The size of the letters, as well as the overall size of the sign should be proportional to the building’s facade. Sign users should not overwhelm the reader with sheer size but should convey a message efficiently while at the same time design signs to fit with the overall scale of the building and its relationship to the street.

j. Signs shall not project above the edge of the rooflines and shall not obstruct windows and/or doorways.

Figure 21.44.020B Maximum Sign Height – Front View

Figure 21.44.020C Maximum Sign Height – Side View

k. Signs shall be designed and located so that they have minimal impact on adjacent residential neighborhoods.

l. The shape of a sign should strive for simplicity with all elements constituting an integrated design.

a. Use of colors is one of the primary means of visual communication. Excessive and uncoordinated use of colors may confuse and negate the message of the sign. Sign applicants and designers should choose colors that are complementary yet provide good contrast with each other. Bright day-glo (fluorescent) colors should be avoided as they are distracting and do not blend well with other background colors. Excessively bright colors should not be used as a means to attract attention.

b. Sign colors should relate to, complement, and not detract from the materials or color scheme of the buildings, including accent and trim colors.

a. Sign materials should be selected with consideration for the architectural design of the building’s facade. Sign materials should complement the materials on the facade and should contribute to the legibility of the sign.

b. Sign materials should be very durable. When wood is used, it should be properly sealed to keep moisture from soaking into the wood and causing the sign’s lettering to deteriorate quickly.

c. Signs should be professionally constructed using high-quality materials.

a. Internally illuminated, backlit, halo-illuminated, and other self-illuminated signs or portions of signs are prohibited in the Neighborhood Mixed-Use zone. Signs may be indirectly illuminated, such as with gooseneck lighting, in accordance with RZC 21.44.020.

b. Signs that are illuminated by a direct source of light are encouraged (but not required) over internally illuminated cabinet signs.

c. Individually illuminated letters, either internally illuminated or backlighted solid letters (reverse channel), are a preferred alternative and should be considered over internally illuminated plastic-faced cabinet signs.

d. Backlit, halo-lit illumination or individually cut reverse channel letter signs with halo illumination are highly encouraged for lighting purposes and should be considered. Such signs convey a subtle and attractive appearance and are very legible under moderate ambient lighting conditions.

Figure 21.44.020D Backlit Sign

e. If internally illuminated cabinet signs are used, it is strongly encouraged that the sign panel should be opaque so that when illuminated only the lettering, not the background, is illuminated. It is also encouraged that the background or field should have a non-gloss, non-reflective finish.

f. Signs that use blinking, rotating, flashing, or reflecting lights are not permitted.

g. Whenever indirect lighting fixtures are used, care shall be taken to properly shield the light source, especially to prevent glare from spilling over into residential areas and public rights-of-way.

h. Signs on building elevations facing or across from public trails, parks, critical areas, or residential developments should not be internally illuminated. Other building elevations facing parking lots or other buildings may be illuminated.

i. Any wall-mounted or ground-mounted external spotlight should be pointed away from passersby. The light source shall be directed solely at the sign and not towards residential properties, motorists, or pedestrians.

j. If a raceway cannot be mounted internally behind the finished exterior wall, the exposed metal surfaces of the raceway should be finished or painted to match the background wall, or integrated into the overall design of the sign.

k. If raceways are necessary, they should be as thin and narrow as possible.

l. All exposed conduit, wiring, and junction boxes shall be concealed from public view.

m. Use of energy-efficient, high-intensity discharge lamps should be used over non-energy-efficient lighting.

1. Introduction. Each of the various sign types present particular issues that need to be considered. The guidelines in this subsection address issues of good design, placement, and compatibility for each of the following sign types:

a. Wall signs.

b. Projecting signs.

c. Blade signs (hanging signs).

d. Awning signs.

e. Window signs.

f. Monument signs (freestanding signs).

Figure 21.44.020E Wall Sign

a. A wall sign should be located where the architectural features or details of the building suggest a location, size, or shape for the sign. The best location for a wall sign is generally a band or blank area between the first and second floors of a building if the building architecture allows for it.

b. New wall signs in a multi-tenant building and/or multi-building complex shall be part of an approved sign program before being installed. Sign programs establish visual continuity among storefronts and create a unified appearance for the center.

c. Wall signs should not project from the surface upon which they are attached more than that required for construction purposes.

d. Although internally illuminated cabinet-type signs with opaque backgrounds are allowed by the sign code, they are strongly discouraged. If signs are to be illuminated, individually cut channel letters or solid backlit letters or the use of external, direct illumination are the preferred methods.

Figure 21.44.020F Cabinet Sign

e. Signs should be designed to create a clearly defined edge, provide shadow relief, and an attractive appearance. This effect is generally difficult to achieve by painting a sign directly on a building facade. For this reason, painted signs are generally discouraged.

f. Multiple wall signs along the same facade (for the same tenant) are not permitted. In lieu of this, a perpendicular, pedestrian-oriented sign, such as a bracket sign and/or a blade (hanging sign) may be allowed on the same facade, in addition to the permitted wall sign.

Figure 21.44.020G Projecting Sign

a. Wall signs are preferred over projecting signs and should be considered in lieu of a projecting sign.

b. The scale of projecting signs should be consistent with the architectural character of the building.

Figure 21.44.020H Design Standard for Projecting Signs

c. Sign supports and brackets should be consistent with the design and scale of the sign and the architectural design of the building.

d. Projecting signs that identify the occupant business through the use of graphic or crafted symbols, such as shoes, keys, glasses, bicycles, fish, coffee cups, or books, are encouraged. A projecting sign meeting the requirements of this section is considered a bracket sign if it is six square feet or smaller.

e. External illumination of projecting signs is encouraged.

Figure 21.44.020I Blade Sign

a. Where overhangs or covered walkways exist, pedestrian-oriented blade signs (hanging signs) are encouraged. Signs should be hung over the pedestrian right-of-way consistent with all applicable codes.

b. Blade signs (hanging signs) should be simple in design and should be considered secondary with any other allowed signage on site, such as wall signs.

c. Blade signs (hanging signs) that identify the occupant business through the use of graphic or crafted symbols, such as shoes, keys, glasses, bicycles, fish, coffee cups, or books, are encouraged.

d. Supporting brackets and braces should be simple in design and in proportion with the size of the sign they support.

e. External illumination of blade signs (hanging signs) is encouraged.

Figure 21.44.020J Design Standard for Awning Signs

a. Signs on awnings should generally be limited to ground floor and second floor uses only.

b. The text of the sign should be located only on the valance/edge portion of the awning. Letter color should be complementary to the awning and the building color scheme.

c. The shape, design, and color of the awnings should be carefully designed to coordinate with, and not dominate, the architectural style of the building. Where multiple awnings are used on the building, the design and color of the sign awnings should be consistent with all other awnings.

d. Backlit, internally illuminated awnings are strongly discouraged. If an awning is internally illuminated, only the sign message area shall be illuminated, not the entire awning. Lighting directed downward that does not illuminate the awning is allowed for pedestrian lighting and security purposes.

e. Awnings with a solid color are preferred. Striped awnings may be appropriate for some buildings without ornamental facades. Striped awnings with highly contrasting, bright colors are strongly discouraged.

f. Multiple signs on awnings on a single facade are not permitted.

g. Awnings and signs on awnings should be regularly cleaned and kept free of dust and visible defects.

a. Window signs (permanent or temporary) are strongly encouraged not to completely block all views into the business. This is not only good for business, but it also increases visibility for security and safety purposes.

b. Window graphics, with no copy or lettering, may be used, with City approval, to cover or completely cover windows. The City would encourage that there be other windows that have no window signage in them for security and safety purposes.

c. Window sign decals should be primarily individual letters placed on the interior surface of the window and intended to be viewed from outside. Glass-mounted graphics may be applied by painting, silk screening, or vinyl die-cut forms.

Figure 21.44.020K Monument Sign

a. Freestanding monument-type signs (on the ground) are strongly encouraged and should be considered over signs mounted on poles (pole signs).

Figure 21.44.020L Design Standard for Monument Signs

b. Monument signs may be internally illuminated; however, it is encouraged that the sign copy should be the only portion of the sign face that is illuminated. The sign background or field is encouraged to be opaque with a nongloss, nonreflective finish, wherever possible.

c. The sign area and height of the sign should be in proportion to the site and surrounding buildings. Signs should not be so large as to be a dominant feature of the site.

d. Monument signs shall be placed so that sight lines at entry driveways and circulation aisles are not blocked.

e. Monument signs that are externally illuminated, either with light cast directly onto the sign or with individually backlit letters, or stenciled panels with three-dimensional push-through graphics should be considered as an alternative.

f. Monument signs should be designed to create visual interest and complement their surroundings. Monument signs should incorporate architectural elements, details, and articulation when possible.

g. Monument signs should incorporate landscaping at their base.

h. Berming shall not be used to exceed the maximum allowable height of signs.

i. Freestanding signs should be sited so that they integrate with the location of street trees and other site landscaping, and to avoid obscuring the view of adjacent freestanding signs. (Ord. 2614; Ord. 3083; Ord. 3174; Ord. 3186; Ord. 3220)

21.45.010 Purpose.

This section was recently added by Ordinance 3186, codified in May 2025.

A. Purpose. The purpose of standards for solid waste collection, storage, and temporary servicing areas is to ensure that new construction and nonexempt tenant improvements reduce the visual and physical impacts of solid waste collection, storage, and servicing areas, and incorporate the space required for the collection, storage, and servicing of garbage, recycling, and compost containers by:

1. Establishing minimum storage space requirements for solid waste containers in multifamily residential and all other nonresidential development;

2. Providing location and design guidelines that assist the applicant in the development of solid waste collection, storage, and temporary staging areas; and

3. Creating solid waste collection, storage, and temporary staging areas that limit impacts associated with garbage, recyclables, and compost storage, including environmental and public health impacts. (Ord. 3186; Ord. 3220)

21.45.020 Applicability.

This section was recently added by Ordinance 3186, codified in May 2025.

This chapter is applicable to new multifamily and nonresidential construction and to nonexempt tenant improvements at existing multifamily and nonresidential properties. (Ord. 3186)

21.45.030 Definitions.

This section was recently added by Ordinance 3186, codified in May 2025.

A. Definitions. The following definitions are specific to solid waste storage and collection:

“Collection point” means a location designated for use by building residents or employees to discard accumulated garbage, recyclables, and compost. A collection point may also be a storage area or may be a separate area, depending on site conditions. Collection points may be located inside and/or outside the building.

“Compost” means all food scraps and food-soiled paper, such as paper napkins, as well as yard debris.

“Containers” means receptacles for the collection of solid waste; may include carts, dumpsters and/or compactors.

“Enclosure” means an outdoor, enclosed area containing solid waste containers.

“Garbage” means unwanted or discarded material, including waste material with insufficient liquid content to be free flowing; does not include source-separated recyclables or compost, or hazardous waste.

“Hauler” means a company employed in the collection and transport of solid waste by road.

“Recyclables” includes but is not limited to: bottles, cans, paper, and cardboard in accordance with the City’s comprehensive garbage, recyclables and organics collection contract.

“Servicing” means the act of collecting solid waste from designated containers by a solid waste hauler for subsequent off-site management of that material.

“Solid waste” means garbage, recyclables, and compost material of any kind that is stored on site for collection by the City’s solid waste hauler in accordance with the comprehensive garbage, recyclables and organics collection contract. The terms “solid waste” and “waste” are interchangeable.

“Staging” means the act of setting out containers for collection by hauler.

“Storage area” means an area designated on site to store solid waste containers, including a garbage compactor where applicable. A storage area may also be a collection point, depending on site conditions. Because storage areas and collection points share common requirements, the term “storage area” also refers to collection point in RZC 21.45.060, Storage Area Location and Use, and RZC 21.45.070, Storage Area Configuration and Infrastructure.

“Temporary staging area” means a location designated for servicing of waste containers by solid waste haulers that is outside of the storage area. (Ord. 3186)

21.45.040 Exemptions.

This section was recently added by Ordinance 3186, codified in May 2025.

A. Exemptions. The following are exempt from the requirements of this code chapter:

1. Mobile homes, manufactured homes, and townhomes where each dwelling unit is billed individually for residential curbside collection;

2. Residential structures in the Neighborhood Residential zone and construction sites;

3. Bed and breakfast inns;

4. Uses listed in RZC Chapter 21.04 under the land use categories of Mining and Extraction Establishments and Agriculture; and

5. Tenant improvement on legal nonconforming structures, where the improvements do not exceed 50 percent of the structures’ assessed value. As part of the requirements to obtain a building permit, the applicant shall provide the City and City’s contracted solid waste hauler information describing how they will store and service garbage, recyclables, and compost materials in accordance with RZC 21.45.090, Review and Approval. The requirements outlined in RZC 21.45.050, Minimum Collection Points and Storage Space, through RZC 21.45.080, Collection Vehicle Access and Container Servicing, are still recommended but not required. (Ord. 3186)

21.45.050 Minimum Collection Points and Storage Space.

This section was recently added by Ordinance 3186, codified in May 2025.

A. Collection Points. The minimum number of waste collection points shall be calculated as follows for each structure within a development:

Number of Dwelling Units	Number of Stories	Minimum Collection Points
<30	Any	1 collection point
>30	1 – 2	1 collection point
>30	3+	1 collection point on each floor with dwelling units

1No dwelling unit within a multifamily residential or mixed-use development shall be more than 200 feet from a solid waste collection point.

2Collection points for nonresidential development may be centrally located, but the distance between a collection point and the business(es) it is intended to serve cannot exceed 250 feet.

B. Minimum Storage Space. Minimum space required for solid waste storage shall be based upon:

1. Minimum capacity (in cubic yards) needed to store garbage, recyclables and compost for each use category and class, as detailed in the solid waste design guide;

2. The number and size (in cubic yards) of containers for each waste type needed to achieve minimum capacity;

3. Clearances around containers and other specifications to ensure access by residents, staff and collection vehicles in accordance with RZC 21.45.070, Storage Area Configuration and Infrastructure, and RZC 21.45.080.B.2, Container Servicing Requirements.

C. For mixed-use developments, the minimum storage space requirements shall be calculated separately for each planned use type.

D. When the exact future commercial use is not known, the storage space requirement shall be equal to the space required for the potential commercial use with the highest storage requirement.

E. For all use categories and classes, at least 50 percent of container space (in cubic feet) should be allocated for recyclables and compost. (Ord. 3186)

21.45.060 Storage Area Location and Use.

This section was recently added by Ordinance 3186, codified in May 2025.

A. Location and Use. All solid waste storage areas and collection points shall be subject to the following requirements:

1. Minimizing Interference With the Primary Use of the Site. Collection and storage areas shall not interfere with the primary use of the site and shall ensure all of the following conditions:

a. Waste-related noise and odor are minimized for site users;

b. Conflicts between collection trucks and pedestrians, cyclists, or other vehicles are minimized;

c. Waste containers shall not block access to fire sprinklers, alarm rooms or other fire system equipment; and

d. Waste containers shall not be located within five feet of combustible walls, openings or roof eaves, unless protected by an approved automatic sprinkler system.

2. Use Only for Solid Waste. All collection and storage areas shall be reserved solely for the purpose of collecting and storing garbage, recycling and compost generated by occupants, visitors, and users of the building.

3. Prioritize Indoor Locations for Solid Waste Storage and Collection. Locations for collection and storage shall be considered in the following order:

a. Location within the building’s interior;

b. Exterior location within project limits. If storage or collection areas are outdoors, the following conditions apply:

i. Prohibited Locations. Solid waste containers shall not be located within:

A. Critical areas and their buffers, utility corridors, or easements;

B. Driplines of significant trees;

C. Within 12 feet of a fire hydrant or within a designated fire access roadway, unless approved by the Fire Department and Water Utility.

ii. Containers stored or staged outside shall be leak-proof.

iii. Solid waste enclosures shall have a roof and include sight obscuring siding or solid walls to reduce blow-in of rainfall. The siding of the enclosure shall meet the requirements established in RZC 21.58.3700. If the siding or walls do not extend to the roof, the roof shall have a minimum of two-foot eaves to prevent rainfall from entering the enclosure. The overhang of the roof from the front edge of the enclosure shall not exceed one foot.

4. Designated Container Servicing Locations. Garbage, recycling, and compost containers shall be located in solid waste storage areas that allow for access by solid waste haulers or shall have designated staging areas in accordance with RZC 21.45.080, Collection Vehicle Access and Container Servicing. (Ord. 3186)

21.45.070 Storage Area Configuration and Infrastructure.

This section was recently added by Ordinance 3186, codified in May 2025.

1. Accessibility and Co-location of Containers. Garbage, recycling and compost containers shall be co-located and easily accessible to building occupants, including those with restricted mobility, at every collection point. This requirement can be met through one of the following:

a. A collection point where garbage, recycling and compost containers are grouped together;

b. Individual chutes for garbage, recyclables and compost that extend to the waste storage area, with designated space for nonchute collection of cardboard in at least one collection point per building;

c. A combination of containers and chutes that provides separate disposal for each solid waste type at each collection point.

2. Chute Systems. If used, chute systems shall meet the following requirements:

a. Chutes shall be used only for collection of a single stream of materials per chute; diverter systems that use a single chute to collect multiple material streams shall not be used;

b. All chutes shall be equipped with a shut-off valve;

c. Chutes for recyclables shall include hoods to minimize potential hazards associated with loose materials (especially glass) falling from chute outlets;

d. Chute systems shall not be used for the collection of cardboard; any design that includes the use of chutes for recyclables shall also provide for nonchute collection of cardboard that is easily accessible to building occupants, including those with restricted mobility.

3. Container Spacing and Clearances. Solid waste storage areas shall allow for the following:

a. A minimum of two feet between containers placed side by side;

b. A minimum of four feet between containers that face each other;

c. A minimum of six inches between each container and siding or walls;

d. A minimum of six inches between carts;

e. Additional clearances are required as follows:

i. If compactors are used, there must be a minimum of two feet of space around all sides of compactor (or more, if required by manufacturer/building maintenance);

ii. If walls, openings or roof eaves are combustible, there must be a minimum of five feet between containers and these features unless protected by an approved automatic sprinkler system.

4. Drainage and Stormwater Protection. Liquid waste and stormwater from solid waste storage areas shall not enter the City’s stormwater system or infiltrate into the ground. Refer to the City of Redmond’s Stormwater Technical Notebook for additional requirements relating to drainage of storage areas.

5. Electrical Service for Compactors. In any solid waste storage area where the use of compacting units is anticipated, three-phase powering with a separate circuit for each anticipated compactor shall be included.

6. Pad. Solid waste storage areas shall be constructed on a level concrete or suitable equivalent hard-surfaced pad and covered with a roof. In any storage area where the use of compacting units is anticipated, a concrete pad must be installed under and in front of each compactor that is able to withstand at least 60,000 pounds.

7. Wall Protection. Interior walls shall include curbs, bollards, angle irons, or other form of wall protection to prevent wall damage. (Ord. 3186)

21.45.075 Screening.

A. Outdoor solid waste collection and storage areas must be located away from highly visible areas, such as streets, pedestrian walkways, and public shoreline areas, to minimize visual, noise, or physical impacts on the site, street environment, adjacent public open spaces, and adjacent properties.

B. All collection and storage areas not located within parking garages must be enclosed by a freestanding enclosure that is architecturally consistent with the building.

C. Outdoor solid waste collection and storage areas must be screened from view with a solid visual barrier, using materials and colors consistent with the design of the primary structure(s) on the site, and at a minimum shall be as high as the collection or storage element being screened. Utility cabinets and small-scale service elements may be screened with landscaping or structures.

Figure 21.45.075.C Solid Waste Collection and Storage Enclosures

(Ord. 3220)

21.45.080 Collection Vehicle Access and Container Servicing.

This section was recently added by Ordinance 3186, codified in May 2025.

1. Collection vehicle access and container servicing shall be designed and managed to maintain the visual quality of the pedestrian environment, a clear pedestrian zone meeting Standard Detail DG12, and accessibility for pedestrians, residents, and customers of businesses located in the structure or on site.

2. The following waste container servicing methods shall be considered in the order listed below:

a. On-Site Staging and Servicing. Container staging and servicing occur within the project limits.

i. For example, containers may be staged at the end of or adjacent to a drive aisle; on a loading dock or in an enclosed closet, accessible from the exterior of the building by the solid waste hauler.

ii. This method requires space for a collection vehicle to pull completely into the site, such as through a driveway or drive aisle, without needing to back into or out of the site per RZC 21.45.080.B.1.d.

b. On-Site Staging Only. Containers are staged on site, but trucks may service from the right-of-way.

i. For example, containers may be stored in a closet, which the driver may access to push containers to the truck for servicing.

ii. This method may require the truck to stop in the right-of-way or in a loading zone. In doing so, it shall not result in any of the violations in RZC 21.45.080.A.2.c.

c. Temporary Off-Site Staging Areas. If there are reasons supported by evidence that would make on-site staging and/or servicing infeasible, a temporary staging area may be identified and allowed subject to the following restrictions:

i. Temporary staging areas shall not cause containers or collection vehicles to block any of the following:

A. Access by pedestrians, cyclists, or other vehicles;

B. Driveways, parking aisles, or parking spaces;

C. Fire access roadways, egress or ingress paths; or access to fire sprinklers, alarm rooms or other fire system equipment;

D. Sidewalks, bike lanes or other public rights-of-way;

E. Exceptions. Collection vehicles may temporarily occupy driveways, parking aisles, parking spaces, or public rights-of-way when servicing containers.

ii. Temporary staging areas shall not cause waste containers to be within five feet of combustible walls, openings or roof eaves, unless protected by an approved automatic sprinkler system.

iii. Any temporary servicing area shall be available for storing waste containers only on collection days.

iv. Discharges from solid waste containers while placed in temporary staging areas shall not enter the City’s stormwater system or infiltrate into the ground. Containers placed in temporary staging areas shall be leak-proof. Please refer to the City of Redmond’s Stormwater Technical Notebook for additional requirements relating to drainage of temporary staging areas.

v. A direct and level access route shall be provided from storage areas to temporary staging areas for movement of containers by property staff.

1. Collection Vehicle Drive Path. To allow access by solid waste haulers, the following shall be provided along the drive path designated for the collection vehicle:

a. Minimum vertical clearance of 14 feet along the entire drive path;

b. Minimum horizontal clearance of 12 feet along the entire drive path;

c. Minimum 40 feet turning radius at any point on the drive path where vehicle must turn;

d. Vehicles can enter, collect, and exit the site in a forward motion, without having to back into or out of a public street or alley, or have an appropriate on-site turnaround if backup distance exceeds 150 feet.

2. Container Servicing Requirements. The following shall be provided at locations where containers are to be serviced:

a. Minimum of 40 feet straight approach in front of containers to be serviced, or 65 feet for roll-off containers and compactors;

b. Level surface, maximum of two percent slope;

c. Minimum vertical clearance of 24 feet for servicing of dumpsters;

d. Minimum vertical clearance of 16 feet for servicing of roll-off containers and compactors (or 14 feet if located on a loading dock);

e. Minimum unobscured opening of 12 feet with a minimum horizontal swing of 120 degrees (minimum of six feet if containers will be pushed through an opening to be staged and/or serviced);

f. For containers exceeding four cubic yards, collection vehicle must have direct access to container without repositioning of the container or the vehicle for servicing. (Ord. 3186)

21.45.090 Review and Approval.

This section was recently added by Ordinance 3186, codified in May 2025.

1. The proposed site plan and enclosure detail shall be submitted to the City and City’s contracted solid waste hauler for review and approval at site plan entitlement.

2. Site plans and detail drawings shall show and label all required elements set forth in this chapter. These include all of the following:

a. For each solid collection point/storage area, plans shall indicate:

i. Location of area;

ii. Dimensions of area;

iii. Total number of containers to be stored in area;

iv. Each container labeled with the following information:

A. Size (in cubic yards);

B. Material type (garbage, recycling, or compost);

C. Location and position in area;

D. Container dimensions;

E. Compactor (if applicable);

v. Required clearances around containers per RZC 21.45.070.A.3;

vi. Width of access door/opening to area;

vii. If collection point/storage area is the same as the servicing/container staging area, the following information from RZC 21.45.090.A.2.b shall also be included.

b. For each area where containers will be staged and/or serviced by solid waste hauler, plans shall indicate:

i. Location of area;

ii. Dimensions of area where containers will be staged and where collection vehicle will stop to service containers;

iii. Each container to be staged in area labeled with the following information:

A. Size (in cubic yards);

B. Material type (garbage, recycling or compost);

C. Location and position in area;

D. Container dimensions;

iv. Vehicle drive path labeled with dimensions, slope, and curb cuts;

v. Path or corridor along which containers will be transported for servicing (if applicable) labeled with the following information:

A. Distance to collection vehicle;

B. Width and slope of path or corridor along which containers will be transported;

vi. Slope of staging and servicing location;

vii. Width of door/opening of area (if applicable). (Ord. 3186)

21.48.010 Transfer of Development Rights Program.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Purpose. The purpose of Redmond’s Transfer of Development Rights (TDR) Program is to advance Comprehensive Plan goals and policies that address the protection of environmentally critical areas, historic resources (including archeological resources), open spaces, and the ability to provide affordable housing, by transferring the right to develop on the land needing protection to land more suitable for urban development.

B. Explanation of TDRs. Figure 21.48.010 illustrates the general concept of a TDR program:

Figure 21.48.010 Explanation of TDRs

1. Land is eligible if it complies with all of the criteria for at least one of the eligibility categories as described in Table 21.48.010A, Eligibility Categories and Criteria, and with all of the criteria in RZC 21.48.010.C.2.

Table 21.48.010.A Eligibility Categories and Criteria
Eligibility Category	Eligibility Criteria
Urban Recreation	A. Located in the UR zone; and B. Wholly undeveloped or in agricultural or recreational use.
Historic	A. Listed on the Redmond Historic Resource Register; or B. Otherwise eligible under RZC Chapter 21.30, Historic and Archeological Resources.
Environmentally Critical Area	A. Located in one or more of the following areas: 1. Species Protection Area; 2. Category I or Category II wetland or wetland buffer; 3. Class I or Class II stream or stream buffer; 4. Landslide hazard area or buffer; 5. Contiguous forest community characterized by a qualified arborist or ecologist as: a. Having three layers of vegetation – canopy, subcanopy/shrub, and herb – dominated by native species; and b. Having at least 20 percent of canopy trees estimated to be at least 50 years of age; and c. Measuring at least one acre; and B. Wholly undeveloped, or partially undeveloped or vacant, where the Administrator determines that eligible environmentally critical areas listed in (A) above could be maintained without compromising the ecological functions and values of those critical areas.
Affordable Housing

2. The following criteria must also be met:

a. The land’s development rights or development capacity shall not have been exhausted, sold, or transferred; or limited by easements, deed restrictions, equitable servitudes, or similar measures to any of the following:

i. Agriculture, recreation, open space; or

ii. Preservation of environmentally critical areas and their buffers, as described in Table 21.48.010A, through means including, but not limited to, a Native Growth Protection Area or open space easement.

b. The land shall not have been granted a reasonable use exception under RZC 21.76.070.U, Reasonable Use Exception (Critical Areas/Hazardous Liquid Pipelines, etc.). Nothing in this chapter shall require that a reasonable use exception granted under the reasonable use provision equal the economic value of the TDRs granted under this chapter.

c. The land shall not be part of any property the Comprehensive Plan designates for use as a collector, arterial street, or highway.

D. Receiving Area Properties. Properties eligible to use development rights transferred from sending areas are those within the following zones: all Downtown zones, Overlake Village (OV); Overlake Business and Advanced Technology (OBAT); Overlake Urban Multifamily (OUMF); Corridor Mixed-Use (CMU); Urban Mixed-Use (UMU); Business Park (BP); Manufacturing Park (MP); and Industry (I).

1. The following table assigns development rights multipliers for all eligible sending areas except historic landmarks.

Table 21.48.010B Calculating Development Rights
Sending Area Zone	Transferable Development Rights per Acre of Eligible Land
UR	1.1
RA-5	1.1
NR	8.2
NMF	8.2
Downtown – all zones	13.8
CMU	7.6
OV	14
OUMF	14
OBAT	14
UMU	9.5
BP	8.7
MP	5.7
I	5.7

2. If a zone is not listed in the table in this section, the Administrator shall classify the zone in the table row that contains the zone most similar to it based on allowed development intensity and allowed uses.

3. Development Right Transfers for Historic Landmarks in a Commercial Zone. For the purpose of awarding TDRs, property with eligible historic sites shall be considered to be vacant, and development rights shall be calculated according to the table in RZC 21.48.010.E.1. For example, a property with a historic structure in a CMU zone shall be awarded 7.6 TDRs per eligible acre of the property.

1. Each development right may be used as a right for any one of the following, subject to the limitations of this chapter and other zoning code chapters:

a. To authorize an additional 8,712 square feet of gross floor area;

b. To increase the maximum impervious surface or maximum lot coverage by 8,712 square feet; provided, that the total increase does not exceed 10 percent of the allowed maximum square footage for the site; or

c. To increase the height of a structure, including above-ground structured parking, by one story across each 8,712-square-foot increment of gross floor area or parking floor plate or by two stories in a TOD focus area. In no case shall total building height be greater than two stories above the height allowed by the underlying zone except as permitted as part of the Overlake incentive package (RZC Chapter 21.55); the height bonus shall not apply to structures within the shoreline jurisdiction or within the Downtown height limit overlay areas (Table 21.10.200, note 2).

2. A fraction of a development right shall be entitled to the corresponding fraction of any of the above.

3. A land use application using transferred development rights shall contain a statement describing the amount of the development rights proposed to be used and how the development rights are proposed to be used. (Ord. 2614; Ord. 2709; Ord. 2803; Ord. 3186; Ord. 3220)

21.48.020 Transfer of Development Rights Procedures.

This section was recently amended by Ordinance 3186, codified in May 2025.

1. The property owner must file an application with the City for issuance of a certificate of transferable development rights. The Administrator shall establish the submittal requirements necessary for application and any required application forms.

2. The Administrator will verify ownership and qualification of the property for the program, and will calculate the quantity of development rights based upon the use of the land at the time that the certificate is requested.

3. The Administrator will issue the owner certificates of transferable development rights with an assigned serial number stating the quantity of development rights for that property and describing to what portion of the site the certificate shall apply.

1. Prior to the time that the property owner exercises the right to sell, transfer, or use such certificates, the following shall be approved by the Administrator and the City Attorney, and the owner shall execute and record in King County’s real property records:

a. A TDR conservation easement for environmentally critical areas; or

b. A TDR conservation easement for properties zoned Urban Recreation; or

c. A TDR preservation easement for a historic resource.

2. The easement or deed restriction shall place the following restrictions on the property:

a. Properties zoned Urban Recreation (UR) and not containing environmentally critical areas listed in RZC 21.48.010.C, Sending Area Properties, shall be restricted to agricultural or recreational uses.

b. Properties containing environmentally critical areas or forested areas listed in RZC 21.48.010.C, Sending Area Properties, shall be restricted to use as fish and wildlife habitat.

c. Properties classified as historic landmarks or historic landmark districts shall be restricted so as to protect the significant historic features of the structure and site.

3. As a condition of receiving TDRs for properties containing environmentally critical areas, the owner shall visually delineate the TDR conservation easement area with natural or natural-looking materials and colors, such as by constructing a split rail or post and rail fence, or by placing informational signs at an appropriate interval.

4. If the owner is selling or transferring the rights, a deed, as approved by the Administrator, shall be executed by the selling party and recorded with the King County Records and Elections Division transferring ownership of those development rights being sold. The purpose of the deed is to confirm that a developer or investor has purchased the development rights. A copy of the recorded document shall be filed with the King County Assessor’s Office and the Administrator. The deed shall include the recording number(s) of the TDR conservation easement, preservation easement, or TDR deed restriction for the rights being transferred, and a legal description of the land from which development rights are granted.

5. Secondary Transfers. A development right may be sold or transferred more than once. If a TDR owner in a receiving area, who has utilized the rights for a development, later elects to sell the development rights acquired, the improvements allowed through the use of TDRs must first be uninstalled in accordance with an approved restoration plan.

1. The sending area property owner can sell all, none, or part of their granted development rights.

2. If the sale of development rights from the sending area property owner is less than the entire rights attributable to a parcel, the following additional regulations shall apply, except to those properties designated as historic landmarks:

a. The owner must designate that portion of the lot involved in the proposed sale of development rights and the designated portion shall be legally described and must be shown on a map. The serial number assigned to the certificate of development rights shall reflect only the portion of the property where development rights have been sold.

b. When a portion of the total available development rights are sold from a lot or property, the future sale of additional development rights from that property shall occur so that the land from which the future rights are sold is contiguous, to the greatest extent possible, to the lands from which development rights were previously sold. If the land subject to the TDR conservation easement is subdivided, within the limitations of the zoning, any new parcel created shall continue to be subject to the TDR conservation easement and shall comply with this chapter.

3. In the case of a historic landmark, the partial sale of development rights shall require the preservation easement to be executed in full. (Ord. 3186)

21.52.010 Transportation Concurrency.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Purpose. The purpose of this section is to:

1. Comply with the concurrency requirements of the Growth Management Act (GMA) as codified in RCW 36.70A.070 or its successor;

2. Establish a transportation level-of-service (LOS) standard that seeks to balance mobility, circulation and access¹ demands from existing and future development, with the City’s future vision, framework policies, and policies in the various elements of the Comprehensive Plan;

3. Implement the City’s transportation LOS standard set forth in the Transportation Element ², establishing the specific relationship between implementation of the Transportation Facilities Plan (TFP) and future development;

4. Provide for “concurrency testing” prior to the submittal of a development application in order to assess development impacts and to determine whether a proposed development will negatively affect the City’s transportation LOS standard;

5. Document a development’s compliance with the City’s transportation LOS standards by providing for the issuance of a certificate of concurrency for developments that pass the concurrency test; and

6. Provide options for developments that do not pass the concurrency test, subject to the approval of the Administrator.

B. Application. This section applies to:

1. All development approval applications filed after its effective date that generate demand for more than 25 mobility units (MUs).

2. Phased Development. A phased development is any development involving multiple buildings where issuance of building permits could occur for individual buildings. The requirements of this section shall be applied at the time of approval of the initial phase and may be adjusted for each subsequent phase based on the cumulative impact of all the phases.

3. Single Projects. All development applications which have been submitted by the same developer on the same or contiguous parcel of land as a single project within the one-year period immediately prior to a current application will be considered along with the current application as being a single application for purposes of determining under RZC 21.52.010.B.1, whether this section applies.

4. Change in Occupancy. This section will apply to applications for tenant improvements if a proposed new use or an expanded existing use will generate demand for more than 25 additional MUs.

5. Concomitant Agreements. Unless the agreement specifically provides otherwise, this section applies to any development application that is subject to an existing concomitant agreement.

6. Reconstruction of Destroyed Buildings. If a building is destroyed by fire, explosion, or act of God or war, or is demolished and is reconstructed in accordance with the RZC, it will not be required to comply with this section unless the reconstructed building generates demand for more than 25 MUs in excess of those produced by the destroyed building prior to its destruction.

7. Development Agreements. A development agreement may include a provision whereby the City may grant a certificate of concurrency for a proposed development that meets the requirements of this section. In the development agreement, the City may also specify the length of time for which a certificate of concurrency is valid.

C. Relationship to the State Environmental Policy Act (SEPA). This section establishes minimum requirements applicable to all developments and is not intended to eliminate the use of the State Environmental Policy Act (SEPA). An analysis of development specific impacts, particularly transportation safety and operational issues, will occur, with mitigation identified as allowed under the authority of SEPA.

D. Administration. The Administrator shall be responsible for the administration of this section and may adopt rules for its implementation, provided the Administrator shall first hold a public hearing. The Administrator shall publish notice of intent to adopt any rule and the date, time and place of the public hearing thereon in a newspaper of general circulation in the City at least 20 days prior to the hearing date. Any person may submit written comment to the Administrator in response to such notice, and/or may speak at the public hearing. Following the public hearing the Administrator shall adopt, adopt with modifications, or reject the proposed rules.

E. Concurrency and the Transportation Level-of-Service (LOS) Standard. The City shall issue a certificate of concurrency only if the City is able to determine that the unallocated mobility unit (MU) supply necessary to provide for the MU demand from a proposed development is available at the time of opening or within six years, consistent with the City’s transportation level-of-service (LOS) standard.

To calculate the MU supply available to serve proposed development, the City shall include complete and fully committed Transportation Facilities Plan (TFP) or six-year program improvements.

F. Review of Development Proposals – Concurrency Testing. The Administrator will use the Comprehensive Plan’s land use growth target and Transportation Facilities Plan (TFP) to determine the mobility unit (MU) demand expected from the growth target and MU supply provided by the TFP. The MU demand shall be determined by calculating the person miles of travel (PMT) generated by development, and shall consider the design, density, diversity of the development, including commute-trip reduction strategies, internal, diverted, and pass-by trips from existing traffic in evaluating the MU demand. The PMT shall be translated into MU demand such that one unit of PMT is equal to one unit of MU demand.

The MU supply provided by the TFP will be implemented through the six-year program. The Administrator shall calculate the MU supply available in each year of the six-year program and determine transportation concurrency for each new development by ensuring that the MU demand from a development does not exceed the MU supply that the City is able to provide for that development under the six-year plan. This analysis of the MU demand and MU supply relationship is a concurrency testing requirement to maintain the City’s transportation level-of-service (LOS) standard under the plan-based concurrency system.

The concurrency testing process is divided into the following steps:

1. Application. Any proposed development which is subject to this section shall be tested for transportation concurrency by the Administrator to determine compliance with the City’s transportation concurrency policies and regulations.

2. Certificate of Concurrency. A proposed development passes the transportation concurrency test if the mobility unit (MU) demand from the proposed development is less than or equal to the unallocated MU supply from TFP. The Administrator shall issue a certificate of concurrency to a proposed development that passes the concurrency test. A valid certificate of concurrency is necessary for development approval.

A certificate of concurrency shall include an adequate description of the development proposal to which the certificate applies and any further information necessary to administer this section. The certificate may not be transferred to another proposed development unless approved by the Administrator.

A certificate of concurrency shall be valid for 180 days. The certificate of concurrency will remain valid if a complete development application is received by the City within 180 days of the certificate being issued and subsequently for the duration that development application is under review by the City. A certificate of concurrency will continue to be valid for the same period of time as the development approval granted by the City. If the development approval does not have an expiration date, the certificate of concurrency shall be valid for one year, and then up to two one-year extensions upon approval by the Administrator.

3. Certificate of Concurrency Denial. A certificate of concurrency will be denied if the unallocated MU supply is less than the MU demand from the proposed development.

4. Administrator’s Decision and Appeal Process. Decisions made by the Administrator pursuant to this section may be appealed as specified in RMC Chapter 3.10, Impact Fees.

5. Expiration. A certificate of concurrency shall expire:

a. If a complete application for the development for which concurrency is reserved is not made within 180 days of issuance of the concurrency certificate. If a certificate of concurrency expires before a complete development application is submitted to the City, the developer must wait 30 days before submitting another concurrency application request for the same development; or

b. If either the related development application expires or is denied, or if the related development approval expires or is revoked by the City.

1. If a development is tested for transportation concurrency, and does not pass, the developer may:

a. Reduce the size of the proposed development until the MU demand is equal to or less than the MU supply that is available;

b. Delay the proposed development until the City or others increase the MU supply;

c. Obtain supplemental mitigation by purchasing sufficient MUs to serve the MU demand of the proposed development;

d. Upon approval by the Administrator, a developer may implement TDM strategies as supplemental mitigation; provided, that the MU demand from a proposed development is reduced due to the elimination of trips, and the TDM strategies become a legal project approval condition of the development. The Administrator will determine, consistent with accepted engineering and planning practice, the appropriate reduction in trips and mode split to be applied to the proposed development, and shall review and approve the TDM strategies proposed by the developer; provided, that:

i. These strategies shall be pre-negotiated and approved by the Administrator;

ii. There shall be methods to monitor and enforce TDM performance, and a fallback plan which would be implemented if the development fails to achieve TDM goals within two years;

iii. The TDM strategies become a condition tied to all future owners of the development and property; and

iv. The TDM strategies meet the criteria of RZC 21.52.010.G.3.

2. Payment for and Timing of Supplemental Mitigation. If allowed by the Administrator, a developer may provide funding in an amount equal to the City’s estimated cost of the necessary MUs. The cost per MU supplied shall be indexed for inflation using the same method used to update transportation impact fees. The Administrator, with the concurrence of other affected City departments, may provide for latecomer agreements as provided by state law or for other reimbursement from properties benefited by the improvements unless the City Council finds reimbursement to be inappropriate. The Administrator may require that a developer build or implement a transportation improvement, rather than provide funding.

Funds for transportation improvements must be paid by the developer to the City prior to issuance of a building permit, final plat approval, or other approval requiring improvements under this section; provided, that the developer may, at the Administrator’s option, submit an assurance device in a form approved by the Administrator.

A developer providing supplemental mitigation may receive credit towards payment of required transportation impact fees. Credit determination shall be made according to RMC Chapter 3.10, Impact Fees.

3. Supplemental Mitigation Decision Criteria. Acceptable supplemental mitigation requires a finding by the Administrator that:

a. The supplemental mitigation meets the definition outlined in RZC Article VII, Definitions; or if a developer proposes as supplemental mitigation a transportation improvement that is not identified in the City’s Transportation Facilities Plan (TFP), the transportation improvement must first be considered and approved as an amendment to the Comprehensive Plan before the supplemental mitigation is approved.

b. The MU supply is available concurrent with the development or that a financial commitment is in place to complete the improvement that provides the MU supply within six years.

c. The effect of the improvement would not result in a reduction or the loss of another transportation objective, including but not limited to maintaining high occupancy vehicle lanes, sidewalks, paths, trails, or bicycle lanes.

d. Any adverse environmental impacts of the proposed transportation improvement can be reasonably mitigated.

e. The improvement is consistent with accepted engineering and planning standards and practices.

f. Where practical, transportation improvements required as part of supplemental mitigation should be made at locations most impacted by the development.

g. A developer proposing TDM strategies demonstrates that the MU demand is reduced. The developer must have additional strategies to address a situation where the reduction in MU demand is not met by the developer’s initial TDM strategies.

h. Notwithstanding the foregoing, the Administrator has the authority to require correction of a documented safety-related deficiency.

4. Supplemental Mitigation Denial Process. If the Administrator determines that the proposed supplemental mitigation does not meet the requirements of this section, the Administrator may deny the issuance of a certificate of concurrency.

1The Redmond Comprehensive Plan, Transportation Element, describes these demands as follows:

“To achieve Redmond’s transportation vision, the policies have been developed with a common understanding of the concepts of mobility, circulation, and access. ‘Mobility’ is the ability to travel over distances; ‘circulation’ is the ability to move about within an area, connecting different localized land uses; and ‘access’ is the ability to get to individual destinations.”

2Redmond Comprehensive Plan, Transportation Element, p. 9-3.

(Ord. 2803; Ord. 3186; Ord. 3220)

21.52.020 Mobility Management Program.

This section was recently amended by Ordinance 3186, codified in May 2025.

1. All development applications that warrant transportation mitigation are required to comply with this section. A mobility management program (MMP) is required:

a. When a nonresidential development generates demand for more than 25 mobility units during PM trips; provided, that under this requirement in mixed-use developments an MMP is required only for the nonresidential portion of the development;

b. In order for a development to achieve concurrency as required in RZC 21.52.010, Transportation Concurrency; or

c. When the amount of parking provided is less than 0.5 stall per unit for the residential portion of a site or less than 2.0 stalls per 1,000 square feet gross floor area for the nonresidential portion of a site. An MMP is only required for the portion of the site with parking ratios below those thresholds. An MMP is not required when a preexisting building is remodeled or rehabilitated, but not enlarged. An MMP is not required in Neighborhood Mixed-Use zones.

2. Where an MMP is required separate from RZC 21.52.020.A.1.a, the MMP may be required to exceed the minimum requirements of this section when a more stringent standard is specified.

3. Repealed.

4. The fee charged for the review and monitoring of an MMP shall be set by ordinance.

B. Program Objective. The building owner or manager shall implement a mobility management program to reduce the level of single-occupant vehicle travel demand during the a.m. and p.m. peak hours.

1. A program performance level shall be determined by the Technical Committee and shall be defined in terms of a not-to-exceed percentage of single occupancy vehicle (SOV) use during combined a.m. and p.m. peak periods for the affected population. The program performance level shall be no greater than 70 percent single occupancy vehicles for program approval. In the Overlake neighborhood, the program performance level shall be no greater than 60 percent single occupancy vehicles for program approval.

2. This performance level shall be met within a period of two years and shall be further defined in terms of target annual achievement levels for each of the two years.

D. Required Program Activities. Upon determination of the Technical Committee, the building owner will provide for implementation of these program elements or their equivalent within six months of substantial occupancy, defined as when the site has at least 25 affected individuals arriving at the site during the a.m. peak hour, p.m. peak hour, or both, or the site is 70 percent occupied if it is to have more than 25 affected individuals:

1. Administration. An MMP designed to achieve the City’s program performance level.

2. Occupant Survey. A survey of the site population will be conducted to determine travel modes, needs, and preferences. An annual survey (approved by the City of Redmond) to assess program performance shall be performed. Examples of acceptable survey methods include commute trip reduction surveys when employees are affected, driveway surveys or survey sampling methods that can be demonstrated to be statistically equivalent to these methods. Upon meeting the program performance level, a survey shall be conducted every two years.

3. Transportation Coordinator. Appoint a transportation coordinator prior to issuance of certificate of occupancy. The transportation coordinator should maintain records related to program implementation which would be annually submitted to the Technical Committee to monitor progress toward meeting a target goal.

a. There shall be a twice-yearly distribution of transportation information resources to the site population.

b. There shall be a twice-yearly special transportation promotion, “Transportation Day,” to increase occupant awareness of available programs and commuting alternatives.

5. Preferential Parking for Carpools, Vanpools, Flexible Car Services, Shared Micro-Mobility Devices, and Bicycles. Preferential parking near main building entrances shall be designated subject to site plan approval. Preferential parking spaces shall be signed, and parking by nonregistered vehicles prohibited and enforced. Preferential parking for vanpools must be offered at a discount of at least 50 percent. Designated preferential parking shall be sufficient to meet demand, up to 10 percent of the total parking spaces provided. Bicycle racks shall be installed near main occupant entrances and screened from adverse weather conditions. Bicycle racks shall be made available and meet bicycle parking requirements specified in RZC Chapter 21.40, Parking Standards.

6. Active Parking Management. In residential buildings, the cost of on-site parking shall be unbundled from rent. In buildings with nonresidential uses, on-site parking shall be actively managed to ensure access to businesses for customers. This may require pay parking, validation, time limits, or other strategies that manage parking demand.

7. Transportation Information Centers. For all buildings occupied by at least 25 occupants, transportation and commute information will be placed in a visible location.

8. Mobility management program information shall be distributed to new affected population that arrive at the site; for example, information distributed as part of new employee orientation programs or distributed to new tenants.

9. The property owner will provide for joining and maintaining membership in a transportation management association (if established) in the vicinity of the development. The transportation coordinator will serve as a representative to the transportation management association.

a. At least one financial incentive equivalent to 100 percent of an ORCA Multifamily Development Passport transit pass or its equivalent or successor and offered to the affected population at the site must be implemented.

b. Acceptable financial incentives include but are not limited to: subsidized bus passes, carpool mileage, commuter club incentives, subscription “custom” bus service, parking cash-out programs, and direct pay bonuses for occupant contribution to success.

c. Other equivalent program elements (such as parking pricing) may also be proposed for inclusion in the MMP, subject to approval by the Technical Committee’s finding that the alternative program will be equally effective.

11. Contingency Measures. At least three additional financial incentives or other equivalent program elements will be identified for sequential implementation in the event that two consecutive MMP reports show that target goals are not met.

12. A property owner may propose a demonstrated, equally effective alternative in lieu of a required element. Substitution of such alternatives is subject to approval by the Technical Committee.

E. Program Review. Following implementation of the program, the Technical Committee shall periodically review progress towards meeting transportation objectives and program effectiveness with the intent that new and innovative program activities (including required program elements) may be initiated and less effective program activities revised or omitted. The Technical Committee will review the annual transportation management report and determine a successful achievement for that period. After three years of demonstrated compliance, but in no case sooner than five years, the monitoring requirement will be terminated.

1. By entering into an MMP, the property owner recognizes that the terms and conditions of an approved MMP are binding upon the property for the lifetime of the development. The MMP shall be recorded with the King County Department of Records and Elections and will be binding upon the property owner, its successors in interest and assigns, as to the property. Any changes or revisions to an MMP requested due to change of ownership must at least comply with the minimum requirements in effect at the time the change or revision is requested and are subject to approval of the City.

2. Failure to implement the MMP may result in the imposition of penalties as provided for by RMC Chapter 1.14, Enforcement and Penalties. (Ord. 2958; Ord. 3186)

21.52.030 Street and Access Standards.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Purpose. The purpose of this section is to establish street and access standards to implement:

1. The Redmond Comprehensive Plan;

2. The City of Redmond Transportation Master Plan; and

3. The Neighborhood Street Plans found in the Neighborhoods Element of the Redmond Comprehensive Plan or other adopted street plans within the RZC.

B. Scope. The requirements of this section shall apply to all development in the City processed under RMC Chapter 15.08, Building Code; RZC Article I, Zone-Based Regulations; RZC Article II, Citywide Regulations; and RZC Article VI, Review Procedures. No permit shall be issued nor approval granted without compliance with this section.

C. Street Classification. Streets and rights-of-way are classified as freeways, principal arterials, minor arterials, collectors, connectors, local access streets, and alleys. A description of each of these classifications is contained in Appendix D of the City’s Transportation Master Plan.

1. Streets shall be designated and located to conform to the Transportation Master Plan and the Neighborhood Street Plans. Where not part of an adopted plan, streets shall be designed to:

a. Provide multimodal street improvements according to City standards;

b. Complete missing links and improve connections among adjacent neighborhoods;

c. Provide access to and from public transportation facilities;

d. Maintain continuity of the street pattern;

e. Avoid creation of excessively large blocks on local access streets; and

f. Manage access to arterials.

2. Where topography or other conditions make achievement of the design objectives in RZC 21.52.030.D.1 impractical, street design shall conform to a system approved by the Technical Committee.

1. Lot Access. All lots shall have access to a public right-of-way via direct access, an easement recorded with King County, or a private drive or road. The specific design of property access shall be based on standards and guidelines established or approved by the City of Redmond.

Where there is more than one feasible access to public right-of-way, the property shall access the lower classified street as defined in RZC 21.52.030.C, Street Classification. Access is feasible when it provides a direct connection via easement, private drive or road, or other means to a public right-of-way and when it meets minimum Fire Code access requirements.

2. Waterfront Access. Rights-of-way may be required to be extended to water bodies and/or the center of watercourses as land is developed to provide public access.

1. As a condition of development approval, the Director of Public Works may require that all or any portion of the needed traffic control and safety markings, signs, signals, street lights, turn lanes, traffic calming measures, and other devices be installed or funded. The requirement for these items shall be based on warrants and guidelines established by the City of Redmond, the Washington State Department of Transportation (WSDOT), the American Association of State Highway and Transportation Officials (AASHTO), and the Manual on Uniform Traffic Control Devices (MUTCD). Such devices shall only be required when it is clearly demonstrated that the development itself or in conjunction with other developments is causing the need for the improvement.

2. Whenever any construction within or adjacent to any public street will result in street lights being temporarily removed or disconnected for more than 24 hours, the party proposing such temporary removal or disconnection shall be required to submit a temporary lighting plan for review and approval by the Public Works Department before any removal or disconnection takes place. The Public Works Department shall approve the temporary lighting plan only if adequate provisions are made for the safety of vehicles and pedestrians during periods in which the street lights will be removed or disconnected for more than 24 hours.

3. Whenever any construction within or adjacent to any public street will result in the temporary closure of all or any portion of a pedestrian or bicycle facility, the party proposing such temporary closure must submit a temporary pedestrian and bicycle linkage plan for review and approval by the Public Works Department before any closure takes place. The Public Works Department shall approve the temporary linkage plan only if the applicant takes all reasonable measures to minimize the duration of the closure, and makes adequate provisions for the safety, continuity, and convenience of pedestrian and bicycle passage during the periods when the pedestrian or bicycle facility will be closed.

G. Right-of-Way and/or Easement Dedication. Where a planned street right-of-way or roadway, sidewalk, slope, or utility easement, as indicated by RZC 21.52.030.D, Street Plan, or as is necessary to complete a public City street, lies within a proposed development, the fee owner of the property shall be required to dedicate the right-of-way to the City as a condition of approval under RZC Chapter 21.76, Review Procedures.

1. Prior to acceptance of the right-of-way and/or easement by the City, the fee owner will be required to remove or subordinate any existing private easements or rights that encumber the property to be dedicated, and shall be required to remove or relocate any underground, at the surface, and in the airspace encroachments on such easements or rights-of-way, except for franchise utilities whose existing underground infrastructure meets the City’s minimum vertical and horizontal separation requirements for all proposed or future public utilities, and whose existing aboveground infrastructure does not impact or preclude proposed or ultimate frontage improvements from meeting traffic safety standards for motorized use and ADA-compliant pedestrian and nonmotorized use. The City of Redmond Standards Specifications DG 18 through DG 20 provide specific design guidance regarding ROW encroachment requirements.

2. The Technical Committee shall serve as the decision-making body regarding the City’s acceptance of right-of-way that is encumbered, if the City in its sole determination finds that the easement or other right will not interfere with the City’s long-term operation of the right-of-way for transportation, pedestrian mobility including the needs of the physically disabled, utility, or other customary right-of-way purposes.

H. Private Streets. New local access streets serving fewer than 17 single-family homes or middle housing dwelling units in residential areas, or serving multifamily residential developments, may be private, unless public street connectivity is identified in any City-adopted plan.

New single-family or middle housing developments may be built with access to an existing private local access street, without limitation on the number of units accessing such a street, provided the street meets the criteria outlined in the private streets section under RZC Appendix 2, subsection A.2.b.i.E.

If approved by the City, private streets may be dedicated to the City but only upon meeting all standards and requirements under RZC 21.17.010.F, Adequate Streets, Sidewalks, and Trails, and RZC Appendix 2, Construction Specification and Design Standards for Streets and Access.

I. Construction Specifications and Design Standards. Street and right-of-way improvement construction specifications, standardized details, and design standards shall be prepared by the Director of Public Works. The specifications shall include, but are not limited to, the following: street widths, curve radii, alignments, street layout, grades, sidewalk placement and standards, length of cul-de-sacs, intersection design, sight distance and clearance, and driveway location. Amendments to these standards may be made as conditions warrant. The specifications and any amendments shall be made available to the public as RZC Appendix 2, Construction Specifications and Design Standards for Streets and Access. Alternative street designs may be approved by the City Council to encourage innovative designs or reduce disturbance to the natural setting if it finds that the alternative meets the intent of this chapter.

J. Performance Assurance. To ensure compliance with this section, the provisions of RZC 21.76.090.F, Performance Assurance, shall be met. (Ord. 2652; Ord. 2803; Ord. 3028; Ord. 3083; Ord. 3186; Ord. 3220)

21.52.040 Sight Clearance at Intersections.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Purpose. The purpose of this section is to ensure adequate sight distance for all users at intersections.

B. Sight Distance Triangle. The sight distance triangle is described by two intersecting lines of a specified length (A) and (B) which correspond to the straight line projections of the pavement edges or curb face and a third line which connects the extremities of the other two, as shown in the table and Figure 21.52.040A. The location of the pavement edge or curb face shall be for a fully developed street that meets City standards for the classification.

Table 21.52.040 Required Horizontal Sight Clearance
Type of Intersection	Horizontal Sight Clearance for Intersection Legs Noted
	(A)	(B)
Intersections that Involve Arterials (30MPH+)	20 feet	100 feet
Local Access Street (Public or Private)	20 feet	65 feet
Access Driveway (Mixed Use, Commercial, etc.)
• Mixed-Use Zones or Urban centers in Downtown, Overlake, or Marymoor neighborhood. Refer to pedestrian SDT, see RZC 21.52.040.C for details.	10 feet	10 feet
• Other areas	20 feet	65 feet
Access Driveway (Residential) • Apply pedestrian SDT, see RZC 21.52.040.C for details, except at arterials.	10 feet	10 feet
Access Driveway on Arterials	20 feet	65 feet
Others (25 MPH)	20 feet	65 feet
Uncontrolled or Yield on Public Local Access Street	70 feet	70 feet
Private Local Access Street (≤ 20 MPH) at Access Driveway with Speed-Reducing Features	10 feet	10 feet
Low-Speed Horizontal Curve (20 MPH) on Private Local Access Street with Speed-Reducing Features	Minimum 95' SSD per AASHTO Guidelines for the Geometric Design of Very Low-Volume Local Roads (ADT ≤ 400) in Exhibits 9 and 10.

Figure 21.52.040A Sight Distance Triangle

C. Obstructions Prohibited. The obstruction of a motor vehicle operator’s view at an intersection shall be prohibited within the “Sight Distance Triangle” described in this section and in RZC Appendix 2, Construction Specification and Design Standards for Streets and Access, between a height of two feet and eight feet above existing street grade. The sight triangle shall be applied in both directions along major and minor intersecting streets. Sight triangles from streets into a driveway may not apply in circumstances where the Department of Public Works determines that on-site constraints prevent the application of the sight distance requirements and there is no detriment to the public safety and welfare, including pedestrian access and safety. In the Downtown, Overlake and Marymoor Village centers, when a garage access intersects a street, along the street direction, the sight distance triangle either 20 feet by 65 feet or 20 feet by 100 feet shall be required depending on the street classification; along the garage access direction, a sight distance triangle of 20 feet by 65 feet may be replaced by a pedestrian sight distance triangle. A pedestrian sight distance triangle is described by two 10-foot intersecting lines that are drawn respectively along the back of sidewalk edge and along the edge of a garage access, and a third line which connects the extremities of the two 10-foot intersection lines.

Fences, hedges, signs, shrubs, natural vegetation and trees, and other inanimate objects greater than 18 inches in width or diameter are not allowed in the sight distance triangle. Traffic control devices, utility poles, trees, and other opaque inanimate objects 18 inches or less in width or diameter are allowed in the sight distance triangle when spaced at an adequate distance to not significantly obstruct the sight distance triangle.

Figure 52.3 Obstructions Prohibited

1. Minimum vertical sight distances shall be established by the Department of Public Works consistent with vehicular speeds and stopping sight distance.

2. These standards shall be published, placed in RZC Appendix 2, Construction Specification and Design Standards for Streets and Access, and be made available to the public.

E. Special Cases. Where unusual conditions, such as roundabouts, preclude the application of this section in a reasonable manner, the Department of Public Works may establish minimum sight distances based on the intent of this section. These minimum sight distances may be more restrictive than provided above. Minimum sight distances for roundabouts are provided in the City’s Roundabout Design Manual. (Ord. 2652; Ord. 3028; Ord. 3186; Ord. 3220)

21.52.050 Pedestrian, Bicycle, and Other Nonmotorized Connections.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Purpose. The purpose of this section is to ensure connectivity between the various neighborhoods of the City by providing facilities for the mobility and safety of pedestrians and nonmotorized conveyances.

B. Required Installation. As development occurs, sidewalks, bike lanes, multiuse paths, and trails shall be provided. Installation is required as a condition of development approval.

C. Location. Sidewalks, bike lanes, multiuse paths, and trails shall be provided in public rights-of-way or easements across private property that guarantee public access after consideration of the following factors:

1. Compliance with the Redmond Comprehensive Plan;

2. Need to improve access to public facilities;

3. Need to connect a development with trails;

4. Need for access between developments;

5. Compliance with the standards of RZC 21.52.030, Street and Access Standards;

6. Need for sidewalks on one or both sides of a street;

7. Compliance with RZC Appendix 2, Construction Specification and Design Standards for Streets and Access;

8. Compliance with RZC Chapter 21.10, Downtown Regulations; RZC Chapter 21.12, Overlake Regulations; RZC Chapter 21.13, Southeast Redmond Regulations; and RZC Chapter 21.08, Residential Regulations; and

9. Provision and long-term maintenance of pedestrian mobility including the needs of the physically disabled.

D. Construction Specifications. Construction specifications and design details for sidewalks, bike lanes, multiuse paths, and trails shall be prepared by the Director of Public Works or incorporated in the Transportation Master Plan or the Parks, Arts, Recreation and Conservation Plan. (Ord. 2803; Ord. 3083; Ord. 3186)

21.55.0050 Purpose.

The purpose of this chapter is to reduce the costs of providing public amenities, equitable and affordable housing opportunities, and sustainability features by incentivizing increased building to implement the vision and social and environmental goals of the Redmond Comprehensive Plan. These incentives will help to create inclusive spaces that enhance the character and quality of life for Redmond community members of all ages, abilities, genders, and cultures. (Ord. 3220)

21.55.0100 Applicability and Implementation.

A. The incentive program is optional for all development.

B. Incentives shown are subject to uses allowed in the zone as indicated in RZC Chapter 21.04 and do not allow for a use that is not permitted in RZC Chapter 21.04.

C. A preapplication meeting is recommended to discuss options for incentives.

D. Housing units added due to the incentive points earned, that are not a part of a specific affordability incentive, may be market rate units.

E. For Centers, program participants must choose one item from each of the following categories except as provided in the Catalyst category or Development Agreement options:

1. Affordable housing;

2. Green building;

3. Inclusive design;

4. Building site, form, and uses;

5. Open space, art, public amenities.

F. Outside of Centers projects are exempt from the requirement to choose one item from each main category and may choose any point combination.

G. For the NMU zone, maximum FAR can be increased through incentives if the property contains one or more housing units only. Incentives are not available for properties that do not contain housing.

H. Properties in the NR zone are not eligible for incentives in RZC Chapter 21.55. See RZC Chapter 21.20 for affordable housing incentives in the NR zone.

I. Points are assigned based on cost estimates and City priorities as well as location within or outside of TOD focus areas, with additional points available for projects within TOD focus areas (see RZC Chapter 21.05).

J. City priority tracks are available that can earn an additional bonus above the points for each individual item, subject to the requirements outlined in RZC 21.55.2000. Where eligible for a bonus, the option is marked with a check mark, or if eligible but with conditions, is marked with a “C.”

K. The incentive program should be reviewed approximately every three to five years to study usage of outcomes and consider updates options, priorities, points, and bonuses earned.

L. The Administrator is authorized to publish supplementary materials that provide additional details about each incentive item. (Ord. 3220)

21.55.0150 Incentive Review Procedures.

A. Incentive proposal must be submitted with application materials.

1. Project will be reviewed for incentive options in effect at time of land use entitlement application unless applicant requests a customized program through a Development Agreement (see RZC 21.55.3000).

2. Where two projects submit proposals for a limited use incentive option (see Catalyst category), the priority for approval shall be based on date of submittal of a complete land use entitlement application.

B. City staff will review application materials to confirm the proposal meets the requirements of selected incentives. In some cases, City approval of a selected option is required and may include review by one or more boards or commissions or by the City Council.

C. See table notes for each section, RZC 21.55.5000, and Appendix 12 for specific limitations or supplemental requirements for eligibility for options. Administrator is authorized to publish submittal requirements and other explanatory information to help applicant and staff to assess conformance with option criteria. (Ord. 3220)

21.55.200 Affordable Housing.

Additional affordability incentives can be found in the Universal Design and Catalyst categories.

Bonus Eligibility			Affordable Housing Incentive Options Description	Overlake		Downtown		Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Child Friendly	Inclusive Community	Arts and Culture	Affordable Housing Incentive Options Description	Outside TOD Focus Area	Inside TOD Focus Area	Outside TOD Focus Area	Inside TOD Focus Area	Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES

Bonus Eligibility			Affordable Housing Incentive Options Description	Overlake		Downtown		Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Child Friendly	Inclusive Community	Arts and Culture	Affordable Housing Incentive Options Description	Outside TOD Focus Area	Inside TOD Focus Area	Outside TOD Focus Area	Inside TOD Focus Area	Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
≤50% Area Median Income (more than RZC Chapter 21.20 requirements)													1
✔			<2% of additional affordable units	40	40	15	25	25	25	15	25	15
✔			Additional 2 – 4.9% of units	50	60	35	55	55	55	35	55	35
✔			Additional 5 – 9.9% of units	75	90	60	75	75	75	60	75	60
✔			Additional 10 – 14.9% of units	95	100	105	120	105	105	80	105	80
✔			Additional 15% of units or more	135	150	130	130	130	130	130	115	115
Affordable Child-Friendly Housing (3 bedroom, 1.5 bath ≤80% AMI)
			1 – 4.9% of affordable units	15	20	5	10	40	20	10	20	10
✔	✔		5 – 9.9% of affordable units	30	35	15	25	45	45	25	45	45
✔	✔		10 – 15% of affordable units	45	60	35	35	70	70	55	55	70
✔	✔		More than 15% of affordable units	70	80	45	65	105	105	105	80	105
Other
	✔		100% Affordable (all units ≤80% AMI, with 20%+ of units ≤50% AMI)	90	100	55	115	115	75	40	45	40	2
			Affordable Housing In-Lieu Fee (see RZC 21.20.050)	Varies – Points per unit provided						N/A	N/A	N/A	3
	✔	✔	Tribal Housing Partnership	N/A	25	25	35	110	70	N/A	N/A	25	4

NOTES:

1Mandatory affordable housing required by RZC Chapter 21.20 is not applicable to the incentive program.

2City approval is required for the in-lieu option, see RZC 21.20.050.

3A minimum of 20 percent of affordable units provided through the incentive program shall be affordable to households earning up to 50 percent AMI.

4Tribal Housing Partnership Agreement must be approved by the City and a Washington State Tribal Council. Notice of intent signed by Tribal Council due upon application.

(Ord. 3220)

21.55.300 Green Building Incentives.

See also RZC Chapter 21.67 for mandatory green building requirements. Mandatory elements are not eligible for incentives. Where a conflict with RZC Chapter 21.55 and Chapter 21.67 occurs relating to mandatory requirements, RZC Chapter 21.67 shall apply.

Bonus Eligibility			Green Building Incentive Options Description	Overlake		Downtown		Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Child Friendly	Inclusive Community	Arts and Culture	Green Building Incentive Options Description	Outside TOD Focus Area	Inside TOD Focus Area	Outside TOD Focus Area	Inside TOD Focus Area	Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES

Bonus Eligibility			Green Building Incentive Options Description	Overlake		Downtown		Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Child Friendly	Inclusive Community	Arts and Culture	Green Building Incentive Options Description	Outside TOD Focus Area	Inside TOD Focus Area	Outside TOD Focus Area	Inside TOD Focus Area	Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Building Performance
			Achieve any Green Building Rating or Certification System that requires energy modeling.	N/A	N/A	N/A	N/A	N/A	35	N/A	N/A	35	1, 2
			Achieve all requirements of the 2021 ESEC, including specific building envelope requirements identified in Table 1 Section 3 of Appendix 10.	N/A	N/A	N/A	N/A	N/A	20	20	20	20
Modified WA State Clean Buildings Performance Standard as outlined in Appendix 10.													2
			Achieve Level 1 EUlt within 24 months.	45	45	45	45	45	45	45	45	45
			Achieve Level 2 EUlt within 24 months.	N/A	N/A	N/A	N/A	N/A	35	35	35	35
Energy Storage, Conservation, and Management
Energy Management													1
			Fully Electric Building	30	30	30	30	30	30	20	5	5
			Able to convert to fully electric (“electric ready”)	10	10	10	10	10	10	10	5	5
Energy Management
			Earn Green Lease Leaders Certification Silver	N/A	N/A	N/A	N/A	N/A	N/A	1	1	3
			Earn Green Lease Leaders Certification Gold	3	3	3	3	3	3	2	2	3
			Earn Green Lease Leaders Certification Platinum	5	5	5	5	5	5	3	3	5
			Energy storage system meets 100% of critical load requirements (kW) and emergency needs (kWh) for 3+ hours	36	36	22	22	22	22	22	22	22
Renewable Energy
			50% to 74.9% additional kW beyond energy code requirements	10	10	5	5	5	5	5	1	1
			75%+ to 99.9% additional kW beyond energy code requirements	21	21	16	16	16	16	8	8	8
			≥100% additional kW beyond energy code requirements	28	28	38	38	38	38	20	20	20
Electric Vehicles
			Provide an additional 10% of parking space as EV-ready above the mandatory EV parking (see RZC Chapter 21.67).	N/A	N/A	24	39	39	39	N/A	N/A	N/A
Water, Stormwater, and Trees
			Potable water system – Use Appendix M of the Uniform Plumbing Code to size the building’s potable water systems (applicable to multifamily projects only)	23	26	23	26	26	23	N/A	N/A	17
			Provide water sub-metering for each unit.	7	7	7	7	7	7	N/A	N/A	2
			Install water sensors connected to a local network building management system or metering solution on water use subsystems.	17	17	17	17	17	17	N/A	N/A	7
			Stormwater Management: Salmon-Safe Urban Standard
			Retain 60% of the significant trees	5	7	7	7	7	7	5	5	5
Embodied Carbon Reduction													1
			Show a reduction of at least 10%	N/A	N/A	N/A	N/A	N/A	N/A	1	1	N/A
			Show a reduction of 10.1% – 20%	10	10	10	10	10	10	5	5	5
			Show a reduction of 20.1% – 30%	15	15	15	15	15	15	10	10	10
Materials Management
			Deconstruct buildings over 10,000 ft with at least 50% conditioned floor area	5	5	5	5	5	5	5	5	5
			Demonstrated recovery, reuse, or recycling of >60% of construction and demolition materials	5	5	5	5	5	5	5	5	5

Notes:

1See Appendix 10 for program details.

2See Appendix 10, Tables 1 and 2 for the modified CPBS requirements by use type.

(Ord. 3220)

21.55.400 Inclusive Design.

Bonus Eligibility			Inclusive Design Incentive Options Description	Overlake		Downtown		Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Child Friendly	Inclusive Community	Arts and Culture	Inclusive Design Incentive Options Description	Outside TOD Focus Area	Inside TOD Focus Area	Outside TOD Focus Area	Inside TOD Focus Area	Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Accessible Housing Units - Type A or B Units in ICC A117.1													1, 4
✔	✔		1 to 4.9% of units	6	35	6	35	75	50	5	5	35
✔	✔		5 – 9% of units	17	52	7	52	80	60	10	10	50
✔	✔		10 – 24% of units	25	75	11	80	100	80	15	15	60
✔	✔		25 – 99% of units	40	105	25	100	100	100	25	20	85
✔	✔		100% of units	75	120	55	120	120	120	55	25	100
✔	✔		Ground Floor ADA units	5	15	5	15	15	15	5	5	15
Visitable Housing Units													2, 4, 5
✔	✔		2 – 4.9% of units	5	20	5	20	25	20	5	5	5
✔	✔		5 – 9.9% of units	10	30	10	30	35	30	10	10	10
✔	✔		10 – 24.9% of units	15	35	15	35	50	35	15	15	15
✔	✔		25 – 49% of units	20	50	20	50	65	50	20	20	20
✔	✔		50 – 99% of units	35	80	35	80	80	80	25	20	35
✔	✔		100% of units	45	95	45	95	95	95	30	20	40
IDD Housing													3, 5
✔	✔		2 – 5% of units	5	50	6	35	75	35	10	6	2
✔	✔		6 – 10% of units	22	53	17	50	80	50	15	10	10
✔	✔		11 – 15% of units	35	71	41	60	100	60	20	20	25
✔	✔		16 – 20% of units	55	91	60	85	120	70	25	25	35
✔	✔		100% of units	85	95	85	95	110	85	35	35	45
Inclusive/Universal Design Features													4, 5
✔	✔		Universal/inclusive design features in building	23	53	6	36	76	51	6	6	1
	✔		Universal/inclusive design features in site	21	71	17	52	77	52	17	7	7
✔	✔		Universal/inclusive design features in residential units	51	91	41	56	96	81	41	21	21
	✔		Universal design certification (isUD – See https://thisisud.com/)	75	95	60	85	100	85	25	10	45
Sensory spaces (see also open space and amenities section)													5
✔	✔		Sensory rooms, all ages	16	35	16	35	50	35	1	6	36
✔	✔		Sensory rooms, child-focused features and furnishings (Residential, mixed-use, and assembly only)	20	35	20	35	50	35	N/A	10	45

Notes:

1Mandatory accessible units are not eligible for incentive points. Incentive shall be only for units provided above the mandatory.

2A minimum of 50 percent of the units used to earn this incentive must be affordable at or below 80 percent AMI.

3Must meet the current State IDD housing program requirements and minimum requirements in RZC Appendix 12, Section 12.5, Intellectually or Developmentally Disabled (IDD) Housing.

a. The Washington State DSHS Developmental Disabilities Administration manages the IDD housing program in Washington State. As such, units for this incentive category must obtain a DDA’s letter of support.

b. IDD units must be ICC A117.1 Type A, B, or C units. At least one accessible/roll-in shower shall be provided in the unit.

c. On-site service providers must be DDA-approved. See additional bonus for on-site services in the Catalyst category.

4Universal design checklists are required with submittal. See RZC Appendix 12, Section 12.3.

5Must include at minimum the elements listed in RZC Appendix 12:

• 12.2, Visitability Standards;

• 12.4.A, Adult Changing Room;

• 12.4.B, Automatic Doors;

• 12.4.C, Mobility Device Charging Area;

• 12.4.D, Sensory Room.

(Ord. 3220)

21.55.500 Building Site, Form, Uses.

Bonus Eligibility			Building Site, Form, and Uses Incentive Options Description	Overlake		Downtown		Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Child Friendly	Inclusive Community	Arts and Culture	Building Site, Form, and Uses Incentive Options Description	Outside TOD Focus Area	Inside TOD Focus Area	Outside TOD Focus Area	Inside TOD Focus Area	Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Affordable Commercial/Small Business Support					5		5	5	5
Small commercial spaces (coop spaces or other varieties of spaces). Points per vary by number of units provided.
	✔	C	Micro spaces – less than 600 sq. ft.	Varies - points per unit provided									1
	✔	C	Small spaces – 600 to 2000 sq. ft.	Varies - points per unit provided									1
	✔	C	Small commercial condo/ownership bonus	Varies - points per unit provided									1
Affordable commercial (20%+ non-res space at 20% reductions from market rents). Points vary by depth of discount provided
	✔	C		Varies - points per unit provided						N/A	N/A	N/A	2
	✔	C	5 – 9 years	Varies - points per unit provided						N/A	N/A	N/A	2
	✔	C	10 or more years	Varies - points per unit provided						N/A	N/A	N/A	2
	✔	C	In perpetuity/ Life of building	Varies - points per unit provided						N/A	N/A	N/A	2
Displacement Assistance
		C	Displaced Business Bonus	40	80	40	80	90	40	35	N/A	N/A	3
		C	Relocation package offering financial assistance to off-set the cost of moving, tenant improvements, and/or impact fees for a new business location (equivalent of 6 months rent)	35	60	9	79	94	19	9	N/A	N/A	3
			First right of refusal for new spaces offered to existing on-site residents/businesses	39	64	15	75	90	35	35	N/A	N/A
Shell Building Preparation for Displaced Business
		C	Citywide displaced businesses: Design of spaces to limit tenant improvement costs.	77	92	77	92	92	37	37	N/A	N/A
			Buildout for restaurant uses in shell (grease traps, venting, etc.)	5	20	5	20	20	20	N/A	N/A	N/A
Community Services
✔	✔		Childcare Facilities (10% reduction in market rents)	23	43	57	97	97	57	42	22	42	4, 5
C			Co-location agreement with School District(s) or other educational organization/business	41	41	10	10	40	10	20	N/A	N/A	4, 5
C	✔	C	Co-location agreement with social services, cultural or art organizations, or other non-profit (with affordable commercial package)	41	51	40	95	95	44	10	40	10	4, 5
C		C	Co-location of child-focused or child-friendly business - karate, dance, music, gymnastics, study/tutoring, indoor playground, children's museum, theater, etc.	21	54	19	54	79	54	39	30	25	4, 5
			Emergency Management Staging/Storage Agreement with city or other emergency management agency	5	8	N/A	8	8	8	5	N/A	5	4, 5

NOTES:

1Small business/incubator spaces are assigned at a points per unit/business with minimum square footages and maximum points:

a. Minimum square footage to qualify is 1,200 square feet. Can be divided between micro and small spaces.

b. Micro spaces earn 10 points for each space/business, with a maximum of 50 points.

c. Small spaces earn five points per space/business, with a maximum of 25 points.

d. Condo owners for spaces earn an additional five point bonus, with a maximum of 25 points.

2Affordable commercial bonus provided based on length of commitment and rate of reduction.

Duration of Rental Reduction	20% Reduction		30% Reduction		≥40% Reduction
Duration of Rental Reduction	Outside TOD	Inside TOD	Outside TOD	Inside TOD	Outside TOD	Inside TOD
5 – 9 years	15	30	25	40	25	50
10 or more years, but less than the life of the building	25	40	35	50	35	60
In perpetuity/life of building	35	60	45	70	45	80

3The City maintains a list of businesses that are known to be at risk of displacement. To qualify for this option the tenant must be listed as at-risk.

4To be eligible for this incentive the spaces must utilize the Universal Design checklists.

5Facilities open to the public during regular business hours or for events must also provide child changing stations to earn credits for the child-friendly bonus (if providing separate men’s and women’s restrooms, changing tables must be provided in both restrooms).

(Ord. 3220)

21.55.600 Open Space, Public Art, and Public Amenities.

Bonus Eligibility			Open Space, Public Art, and Public Amenities Incentive Options Description	Overlake		Downtown		Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Child Friendly	Inclusive Community	Arts and Culture		Outside TOD Focus Area	Inside TOD Focus Area	Outside TOD Focus Area	Inside TOD Focus Area	Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
			Publicly Accessible Enhanced Amenities Spaces (PEAS) – 20% Open Space Must have a minimum of three of the amenities options shown below and amenities must be publicly accessible. Child-friendly points from this category requires a public restroom to also be selected.	5	15	5	15	15	10	5	5	5	1
Children’s Activity Spaces
C	✔		Playground installation for all abilities (2,000 sq. ft. min.)	.5	1.5	1.2	1.0	9.3	2.1	0.5	N/A	0.9	2
C			Splash pad water play area (1,500 sq. ft. min.)	.25	1.5	0.4	N/A	4.8	2.1	0.5	N/A	0.4	2
			Picnic/Seating Shelter
C			500 – 900 sq. ft. (10 – 20 people)	.25	.5	0.4	0.2	1.9	1.9	0.6	0.9	0.2	2
C			Greater than 900 sq. ft. (50 – 75 people)	1	4.5	.3	0.5	0.7	0.9	N/A	N/A	N/A	2
Active and Passive Outdoor Recreation Spaces
			Pollinator habitat (100 sq. ft. min.)	.25	.25	.4	.4	.1	.9	.4	N/A	.1
			Urban foraging space (100 sq. ft. min.)	N/A	.25	.4	N/A	.2	N/A	N/A	N/A	.1
			Community garden with irrigation, tool shed, and 10% accessible beds
	✔		1,000 – 2,000 sq. ft.	0	1.5	.4	N/A	.1	N/A	N/A	N/A	.1
	✔		Greater than 2,000 sq. ft.	2	4.5	.5	N/A	.3	N/A	N/A	N/A	.1
			Off-leash dog area (5,000 square feet minimum)	0	4.5	.9	4.5	N/A	1.8	N/A	N/A	.9
	✔		ADA accessible loop exercise trail with amenities such as benches and mile markers	0	.25	N/A	N/A	N/A	1.5	N/A	N/A	.8
	✔		Low impact and all ages park amenities such as: chess tables, ping pong, foosball; bocce ball; shuffleboard (400 sq. ft. min.)	1	1.5	.9	.9	1.4	.9	.4	.8	N/A
			Outdoor fitness station (600 sq. ft. min.)	1	1.5	.8	.8	N/A	.9	.4	.8	N/A
			Multi-use sports courts (basketball, pickleball, tennis, badminton, roller skating space, etc.)	1	1.5	.2	.2	N/A	.8	N/A	N/A	N/A
Location Bonus
			Podium-top and/or rooftop PEAS spaces	0	2	.8	2.5	7.5	2.5	N/A	N/A	N/A
	C		Podium-top PEAS spaces have direct connection with ground level sidewalk, park, or trail	0	4	1.5	3.5	7.5	1.8	N/A	N/A	N/A
Public Restrooms
✔	✔		Permanent public restroom	2	4.5	2	4.5	4.5	3.6	3.0	1.5	1.4
✔	✔		Restroom includes height-adjustable, adult-sized changing stations (see checklist)	2	9	.2	9	9	9	5	1.5	1.4
Public Art and Culture (may be used as part of category or stand-alone in same fashion as catalyst points)
C	✔		Creative or artistic play structure for multiple ages (2,000 sq. ft. min.)	1	4.5	.8	.8	.5	.8	N/A	N/A	.5
C	C	✔	Outdoor performance stage, inc. cover/event area/amphitheater seating (1,000 sq. ft. minimum)	1	4.5	N/A	N/A	.2	.4	N/A	N/A	N/A
✔		✔	Public art (more than required)	.25	.5	.8	.8	.5	.5	.1	N/A	N/A	3
C	✔	✔	Interactive sensory art (1,000 sq. ft. min.)	.25	.5	.9	.9	.5	.5	N/A	N/A	.4
C	✔		Sensory rest area (500 sq. ft. min.)	.25	.5	.9	.9	.9	.9	.5	N/A	.1

Notes:

1Amenities selected as a part of the incentive package must be publicly accessible all year, and open to the public at minimum during normal business hours. Amenities may be indoor or outdoors, on the ground floor or above (podium level and rooftop encouraged), with a minimum of 30% at ground level, and must comply with the design standards in RZC 21.36.400 and the following:

a. Location of, and access to, publicly accessible amenities should be convenient and designed to be intuitively perceived as public spaces.

b. Signage for access to amenity spaces must be provided in clearly visible locations and indicate an accessible route, distance, hours of operation, if route includes escalator or elevator.

c. Use of sidewalk braille, symbols, and color coding is encouraged to ensure amenities are easy to find and understand for all users.

2No more than two options can be counted from the open space, public art, and public amenities may count towards a bonus track (see RZC 21.55.3000).

3Arts (or in lieu contribution): commit one percent of total construction costs to art viewable by the public from the public way. Total construction cost is the sum of all construction costs shown on all building permits associated with the development. In lieu of providing public art, a development using this bonus may contribute one percent of total construction costs to the Arts Activity Fund or other City fund having a similar purpose. Subject to RZC Chapter 21.22.

4See adult changing room standards in RZC Appendix 12, Section 12.4.A.

(Ord. 3220)

21.55.1000 Catalyst Projects.

1. The intent of the catalyst category is to facilitate implementation of specific goals by offering additional incentives for the first few projects or to have the number of points decreased over time (as specified in the table and notes below). Most catalyst projects require City approval.

2. The points from this category may be used in combination with the five main categories or independently. For smaller projects that need only a few points, the catalyst category is recommended.

Bonus Eligibility			Catalyst Projects Incentive Options Description	Overlake		Downtown		Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Child Friendly	Inclusive Community	Arts and Culture	Catalyst Projects Incentive Options Description	Outside TOD Focus Area	Inside TOD Focus Area	Outside TOD Focus Area	Inside TOD Focus Area	Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES

Bonus Eligibility			Catalyst Projects Incentive Options Description	Overlake		Downtown		Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Child Friendly	Inclusive Community	Arts and Culture	Catalyst Projects Incentive Options Description	Outside TOD Focus Area	Inside TOD Focus Area	Outside TOD Focus Area	Inside TOD Focus Area	Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Employment
	✔		Local employment agreement	25	75	25	75	75	50	5	N/A	N/A
	✔		Supportive employment program agreement (disability)	75	90	75	90	90	35	5	N/A	N/A
	✔		Agreement with school district(s) transition program (disability, young adult employment training program)	25	75	25	75	90	50	5	N/A	N/A
Accelerated Implementation													1
			Mass timber pilot project	50	100	75	90	90	75	35	N/A	N/A
			Net zero energy building	10	25	25	35	5	35	35	N/A	N/A
	✔		Affordable housing and/or supportive housing includes on-site support services provided for residents	20	40	20	40	40	20	N/A	N/A	N/A	10
Cultural or Performance Center
		✔	2,500 - 5,000 sq. ft.	5	10	N/A	N/A	25	5	N/A	N/A	N/A
		✔	5,000 to 10,000 sq. ft.	5	15	N/A	N/A	35	10	N/A	N/A	N/A
		✔	10,000 to 15,000 sq. ft.	5	20	N/A	N/A	50	15	N/A	N/A	N/A	10
		✔	15,000 to 20,000 sq. ft.	0	25	N/A	35	65	25	N/A	N/A	N/A	10
		✔	20,000 sq. ft. or larger	0	50	N/A	35	75	35	N/A	N/A	N/A	10
	✔		Tribal partnership for event space	0	50	5	50	90	50	N/A	N/A	N/A	10
			Commercial kitchen, food court, farmers’ market or similar uses allowing micro food and retail	0	50	N/A	95	40	40	N/A	40	N/A	5, 10
Cultural District Contributing Feature (5 points each, max 25)													8
	✔	✔	Public art (mural, installation, etc.) that is representative of the diversity of Redmond	N/A	Varies	N/A	N/A	Varies	N/A	N/A	N/A	N/A	6
	✔	✔	Artist is registered member of local tribe	N/A	Varies	N/A	N/A	Varies	N/A	N/A	N/A	N/A	2, 6
	✔		Architectural details or elements in prominent location (entryway, etc.) that represent cultural diversity	N/A	N/A	N/A	N/A	Varies	N/A	N/A	N/A	N/A
		✔	Cultural facility (art studio, museum, etc.)	N/A	Varies	N/A	N/A	Varies	N/A	N/A	N/A	N/A	9
		✔	Five or more live/work units for artist housing and studio space	N/A	N/A	N/A	N/A	Varies	N/A	N/A	N/A	N/A
	✔		Multi-lingual signage	N/A	Varies	N/A	N/A	Varies	N/A	N/A	N/A	N/A
	✔		Interpretive signage highlighting importance of area to local tribes	N/A	N/A	N/A	N/A	Varies	N/A	N/A	N/A	N/A	2
	✔		Historical edible landscaping area with interpretive signage that explains how local tribes utilize the native plants	N/A	N/A	N/A	N/A	Varies	N/A	N/A	N/A	N/A	2
Pilot/Limited Use – Expires after first, second, or third use (see notes)
			(1) Hotel and conference center, full service	0	50	N/A	35	35	5	N/A	N/A	N/A	3, 6, 10
			(2) Community center or library (20,000 sq ft min.)	25	70	N/A	N/A	N/A	N/A	N/A	N/A	N/A	4, 6, 10
			(1) Aquatic center (20,000 sq. ft. min.)	0	25	N/A	N/A	N/A	N/A	N/A	N/A	N/A	3, 6, 10
			(1) All-weather, multi-sport turf fields (baseball, soccer, cricket, etc.)	0	50	N/A	N/A	N/A	N/A	N/A	N/A	N/A	3, 10
			(1) City Hall outpost agreement (minimum number of square feet) *City approval is required	0	50	N/A	N/A	N/A	N/A	N/A	N/A	N/A	3, 10
			Low or No Residential Parking
			(1 per center) No residential parking	0	10	N/A	35	N/A	N/A	N/A	N/A	N/A
			(1 per center) Less than 0.3 parking per unit	0	5	N/A	15	N/A	N/A	N/A	N/A	N/A
Infrastructure or Environmental Projects
			Watershed protection or enhancement *City approval is required	50	75	N/A	N/A	N/A	50	15	N/A	50	6, 7
			Regional Stormwater Management Facility *City approval is required	50	100	N/A	N/A	75	75	N/A	N/A	N/A	6, 7, 11
			Parking garage built so that it can be converted to conditioned rentable spaces in the future	N/A	15	N/A	15	15	10	N/A	N/A	N/A	4
Additional ADA parking (van accessible)
	✔		Additional 0.1% – 2% of ADA spaces	14	30	14	30	30	20	7	14	14
	✔		Additional 2 – 4% of ADA spaces	20	36	20	36	36	30	14	N/A	20
	✔		Additional 5 – 9% of ADA spaces	30	36	30	36	36	36	20	N/A	36

Notes:

1Points for accelerated implementation options will sunset or be reduced over time.

2Requires coordination with local tribes and/or usage of City and Tribal lists and other resources.

3Option expires after first approved use of incentive.

4Option expires after second approved use of incentive.

5Option expires after third approved use of incentive.

6Requires approval from the City; additional installation requirements may apply.

7The City may require additional studies and/or may hire a consultant to evaluate proposal at cost of developer.

8Only available within the Overlake Intercultural District or Marymoor Village Arts and Cultural District (see RZC 21.05.230).

9If facility qualifies for contributing feature by location and also qualifies under an building site, form, and uses option, the project may utilize both bonuses (bonus is additive).

10To qualify for this option, the facility must be designed with universal design features (checklist required at submittal) and must provide public restrooms with adult changing station (See RZC Appendix 12, Section 12.4.A). Aquatic facilities must include an ADA shower facility on site – either integrated into an adult changing station or provided separately.

11See RZC 21.55.5000.B.

(Ord. 3220)

21.55.2000 Community Priority Bonus Tracks.

A. Where four or more options are utilized in any track, and applicant demonstrates that all requirements have been met and applicable approvals received, the project will earn an additional bonus as shown in Table 21.55.2000. This bonus is automatically applied if eligibility for bonus is confirmed.

B. No more than two options can be counted from the Open Space, Public Art, and Public Amenities listing in Table 21.55.600.

C. To qualify for the child-friendly bonus, amenities must have the following:

1. Adjacent public restroom facilities that are open at minimum for the same duration as the amenities (must be directly accessible or within 50 feet with clear signage). Restroom facilities must provide child changing stations (if providing restrooms by gender, changing tables must be provided in restrooms for all genders).

2. Seating for parents and caregivers that is integrated or adjacent to the amenity provided, with the number of seats provided in scale with the occupancy load of the amenity space.

D. A minimum of one Universal Design checklists is required to qualify for the inclusive community bonus track. Checklists are in RZC Appendix 12.

Bonus Eligibility			Community Priority Bonus Tracks Incentive Options Description	Overlake		Downtown		Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Child Friendly	Inclusive Community	Arts and Culture		Outside TOD Focus Area	Inside TOD Focus Area	Outside TOD Focus Area	Inside TOD Focus Area	Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES

Bonus Eligibility			Community Priority Bonus Tracks Incentive Options Description	Overlake		Downtown		Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Child Friendly	Inclusive Community	Arts and Culture		Outside TOD Focus Area	Inside TOD Focus Area	Outside TOD Focus Area	Inside TOD Focus Area	Marymoor Village	UMU Zone	CMU Zone	NMU Zone	NMF Zone	NOTES
Bonus Tracks
			Four or more child-centered options	50	75	35	50	35	75	N/A	N/A	15
			Four or more inclusive design options	50	75	75	90	90	90	5	N/A	35
			Four or more arts and cultural options	50	75	15	50	90	50	N/A	N/A	N/A

(Ord. 3220)

21.55.3000 Development Agreement.

A. Eligibility. Projects may propose a customized incentive package as part of a development agreement subject to the following requirements:

1. Major project(s) not defined in RZC Chapter 21.55 but identified as a high priority in an adopted functional plan (PARCCs, ESAP, etc.).

2. Projects that are proposing a privately owned public space (POPS) per RZC Chapter 21.36.

3. Proposals with a customized package of options that includes options that are not already identified and that includes significant public benefit.

a. Any existing option included as part of a proposed package will earn points as indicated herein and will not be modified by agreement.

b. Proposed options must match or exceed public benefit that would be achieved by the adopted program.

c. Developer must include cost of options.

d. Points based on costs and City priorities will be determined based on methodology of adopted program. Cost per point and City priority points earned will not be modified by agreement.

e. The City may hire a consultant to evaluate the proposal at the cost of the developer.

B. Review and Approval Process. Development agreements are reviewed per RZC 21.76.070.L, Development Agreement, and require City Council approval to confirm options and vest to points and bonuses earned. (Ord. 3220)

21.55.4000 Bonuses Earned.

A. See RZC Article I for additional regulations on FAR and building height based on zone and RZC Article III for height flexibility based on design choices.

B. See RZC Chapter 21.05 for TOD focus area maps. (Ord. 3220)

21.55.4100 Overlake Bonuses.

A. Thresholds for bonuses earned are discounted for the first five years after adoption to help facilitate the transition to mass timber and tower developments, as well as accelerating the implementation of the Redmond 2050 vision established in the Redmond Comprehensive Plan. The maximum bonus is achievable at 200 points during this initial phase but will be raised incrementally over time to no more than 400 points.

B. Outside the Overlake TOD Focus Area and in OUMF Zone. Bonuses earned outside the TOD Focus Area and in the OUMF zone have the following threshold and maximums. Where points earned are fractional, they shall be rounded to the nearest whole number to determine bonuses earned.

Points Earned	FAR	Max Building Height
Points Earned	FAR	OBAT (mixed-use/non-residential)	OUMF
1 – 50	Per calculation	160 ft./135 ft.	100 ft.
51 – 100	Per calculation	175 ft./150 ft.	115 ft.
101 – 150	Per calculation	190 ft./165 ft.	130 ft.
151 – 200	Per calculation	210 ft./180 ft.	145 ft.
Over 200 points	Max FAR of 9.5	230 ft./200 ft.	160 ft.

C. Inside the Overlake TOD Focus Area.

Points Earned	FAR	Max Building Height	Other Bonus Earned
1 – 50	Per calculation	180 ft.
51 – 100	Per calculation	200 ft.
101 – 150	Per calculation	240 ft.	Projects earning over 100 points may combine the transfer of development rights program with the incentive program
151 – 200	Per calculation	280 ft.
Over 200 points	No FAR restrictions	300 ft.	If top floor is amenity space, may exceed 320 ft. by one additional story (see note 4 of Table 21.55.500), not to exceed 30 stories

(Ord. 3220)

21.55.4200 Bonuses By Zone.

A. Table 21.55.4200.A indicates bonuses earned by zone for Downtown, Marymoor, Mixed-Use, and other zones outside of Overlake. For these zones the bonuses earned are based upon the largest building prototype anticipated in that zone (will also vary by inside or outside of the TOD focus area), with the more expensive building types earning a higher bonus to ensure bonus earned is balanced by cost of incentive options.

POINTS VALUE BY ZONE	FAR EARNED		HEIGHT EARNED (ft.)		POINTS NEEDED TO MAX FAR		POINTS NEEDED TO MAX HEIGHT
POINTS VALUE BY ZONE	Inside TOD	Outside TOD	Inside TOD	Outside TOD	Inside TOD	Outside TOD	Inside TOD	Outside TOD
TWNC	0.01594	0.00945	0.35783	0.21199	188	159	235	118
DTC	0.01594	0.00945	0.35783	0.21199	220	212	235	118
DTE	n/a	0.00945	n/a	0.21199	n/a	79	n/a	71
MMC	0.01594	0.01594	0.35783	0.35783	314	314	235	235
MME	0.01594	0.01594	0.35783	0.35783	342	342	296	296
MMM	n/a	TBD	n/a	TBD	n/a	TBD	n/a	TBD
UMU	0.01594	0.00945	0.35783	0.21199	220	212	235	118
CMU	n/a	0.00945	n/a	0.21199	n/a	106	n/a	94
NMU	n/a	TBD	n/a	0.21199	n/a	TBD	n/a	0
NMF	n/a	0.00945	n/a	0.21199	n/a	42	n/a	0

B. Transfer of Development Rights (TDR). The TDR program and the incentive program may not be combined unless the project earns one half the points needed to maximum height or one floor, whichever is greater (see Table 21.55.4200.B).

ZONE	Inside TOD	Outside TOD
TWNC	117	59
DTC	117	59
DTE	N/A	47
MMC	117	117
MME	148	48
MMM	N/A	TBD
UMU	117	59
CMU	N/A	47
NMU	N/A	N/A
NMF	N/A	N/A

(Ord. 3220)

21.55.5000 Supplemental Requirements.

A. See RZC Appendix 12 for universal design supplemental standards and checklists.

B. Regional Stormwater Facilities . Dedicate a minimum of two to four acres of land to the City of Redmond for use as a regional stormwater management facility (depending on service area size). Feasible stormwater sites for Overlake Village are indicated in Map 21.55.5000.B. Sites in other locations may be added with additional study and approval by the Public Works Director, and are encouraged in OBAT zone and Marymoor Village.

Figure 21.55.5000.B. Overlake Village Feasible Stormwater Sites

(Ord. 3220)

21.55.6000 Restrictions and Penalties.

Reserved. (Ord. 3220)

21.57.010 Permanent Supportive Housing, Transitional Housing, and Emergency Housing.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. Purpose. The purpose of the permanent supportive housing, transitional housing, and emergency housing provisions is to:

1. Support housing stability and individual safety to those experiencing homelessness.

2. Ensure that housing is accessible to all economic segments of the population.

B. Applicability. The provisions of RZC 21.57.010 apply to all permanent supportive housing, transitional housing, and emergency housing developments in the City.

1. No transitional housing, permanent supportive housing, or emergency housing use may also be a designated supervised/safer consumption site (SCS), supervised/safer injection facility (SIF), or supervised/safer injection service (SIS).

2. Siting and Spacing of Permanent Supportive Housing and Transitional Housing. The siting and spacing of permanent supportive housing or transitional housing shall be limited to no less than one-half mile from any established permanent supportive housing or transitional housing of the same type. There shall be no siting and spacing limitations of emergency housing.

3. Density. The density or maximum number of residents for permanent supportive housing, transitional housing, and emergency housing shall be limited as follows:

a. Permanent supportive housing and transitional housing located in mixed-use zoning districts in accordance with RZC 21.04.0030, Comprehensive Allowed Uses Tables, shall be limited to 100 residents unless agreed upon with additional mitigation measures as part of an operational agreement.

b. Permanent supportive housing and transitional housing located in residential and nonresidential zoning districts in accordance with RZC 21.04.0030, Comprehensive Allowed Uses Tables, shall be limited in density and occupancy based on the underlying zoning district in which the use is proposed.

c. Emergency housing, where allowed, shall be limited based on the underlying zoning district within which the use is proposed and adopted building, fire and safety codes.

a. An operational agreement shall be established with the City prior to occupancy of a permanent supportive housing, transitional housing, or emergency housing use:

i. Property owners and operators shall enter into an agreement with the City in a form that is acceptable to the City.

b. The occupancy agreement shall include but not be limited to the following:

i. Names and contact information for on-site staff.

ii. Description of the services to be provided on site.

iii. Description of the staffing plan including the following:

A. Number of staff supporting residents and operations;

B. Certification requirements;

C. Staff training programs;

D. Staff to client ratios;

E. Roles and responsibilities of all staff; and

F. The prior experience of the operator in managing permanent supportive housing, transitional housing, or emergency housing.

iv. Description of how resident occupancy will be phased up to full proposed capacity.

v. Description of program eligibility, the referral and/or selection process, and how the operator will comply with the local outreach and coordination requirements of this chapter.

vi. Identification of supporting agencies and a description of supportive partnerships that will be engaged in ensuring that the operator can maintain the described level of service needed to support the resident population.

vii. Contractual remedies for violation of the terms and conditions established in the operational agreement. This shall include identifying specific time lines for corrective action and penalties for nonaction for any violation that impacts the health and safety of residents.

c. City Council Engagement Considerations. As part of the operational agreement, the City Council may identify additional stakeholders, agencies, and community partners that should be consulted in the development of any plans or agreements required under this chapter.

i. The sponsoring agency and/or operator shall work with local service providers and Redmond’s Homeless Outreach Administrator to identify eligible homeless individuals who are living in, near, or who have ties to the City.

ii. Coordination with local service providers and the Homeless Outreach Administrator to refer homeless community members, not residing at the facility, to appropriate service providers.

iii. Facility staffing required for 24 hours per day and seven days per week (24/7 staffing).

iv. Compliance with applicable registration and notification requirements for registered sex offenders.

v. Management of access to the facility.

vi. Case management for the residents including:

A. Provision of access or connection to behavioral health treatment (including substance use disorder) and services.

B. Provision of access or connection to employment assistance (e.g., job training and education).

C. Provision of access or connection to housing-related services to help residents gain, maintain, or increase housing stability (e.g., tenant education and supports).

vii. Development of a plan for routine and emergency communications with first responders.

viii. Routine repair and maintenance of the property.

a. Program rules and/or a code of conduct shall be developed in consultation with the site operators, service providers, City Human Services staff, and those who have a lived experience of homelessness.

b. Program rules and/or code of conduct shall describe occupant expectation and consequences for failing to comply. When possible, consequences and corrective action should be individualized, address the specific behavior, and assist residents along a behavioral path that fosters greater responsibility and achieves a positive outcome for the resident. Examples include a requirement that an individual attend specific counseling, participate in a specific support group, or provide more frequent check-ins with case workers or counselors.

c. The code of conduct shall at a minimum address the following topics:

i. The use or sale of alcohol and recreational cannabis;

ii. The use of illegal drugs;

iii. The sale of illegal drugs;

iv. Threatening or unsafe behavior; and

v. Weapon possession.

d. Final program rules and code of conduct shall be reviewed and approved by the Redmond Police Department and the Director of Planning and Community Development in consultation with Human Services staff.

a. A safety and security plan shall be developed in consultation with the Redmond Police Department.

b. The plan shall identify behavioral health crisis management protocols.

c. The plan should identity staff trained in de-escalation methods.

d. The plan shall provide protocols for routine and emergency communications with first responders.

e. The final safety and security plan shall be approved by the Redmond Police Department.

a. In the planning phase, the operator shall consider how the site will involve, interact with, and impact facility residents, community neighbors, and businesses. Operators shall develop strategies and policies concerning:

i. Public safety and neighborhood responsiveness;

ii. Community engagement;

iii. Dispute resolution; and

iv. Equity and social justice.

b. A plan for potential impacts on nearby businesses and/or residences including a proposed mitigation approach shall be developed, implemented, and periodically reviewed, and will be referred to as a “community relations plan.”

c. The plan shall document expectations drafted in consultation with the local community, site operators, service providers, those with lived experience of homelessness, and City representatives.

d. The plan shall address site upkeep and maintenance, on-street parking and vehicle camping.

e. The plan shall identify a “neighborhood liaison,” a staff person who has been designated to be a visible and friendly ambassador for the housing facility, nurture respectful relationships among community members, attend community events, and receive and respond to neighbor complaints in a timely manner.

f. The plan shall identify process for dispute resolution.

g. The plan shall be approved by the Director of Planning and Community Development.

8. Parking Management Plan. An approved parking management plan that includes a prohibition of car camping on site and in designated on-street parking shall be required. (Ord. 3074; Ord. 3186)

21.57.020 Emergency Shelter.

This section was recently amended by Ordinance 3186, codified in May 2025.

A. A short- or long-term temporary use permit for emergency shelter shall be valid for the duration of a state of emergency, per RCW 43.06.200, or as authorized by the Administrator based on the following criteria:

1. No emergency shelter use may also be a designated supervised/safer consumption site (SCS), supervised/safer injection facility (SIF), or supervised/safer injection service (SIS).

2. Density. Individual emergency shelters shall be limited to a maximum number of occupants based on the site or structure capacity to maintain health, safety, and welfare of program participants and operational staff.

a. An operational agreement shall be established with the City prior to occupancy of an emergency shelter:

i. Operators shall enter into an agreement with the City in a form that is acceptable to the City.

b. The operational agreement shall include but not be limited to the following:

i. Name and contact information for on-site staff.

ii. Description of the services to be provided on site.

iii. Description of the staffing including the following:

A. Number of staff supporting residents and operations;

B. Certification requirements;

C. Staff training programs;

D. Staff to participant ratios;

E. Roles and responsibilities of all staff; and

F. The prior experience of the operator in managing an emergency shelter.

iv. Identification of supporting agencies and a description of supportive partnerships that will be engaged in ensuring that the operator can maintain the described level of service needed to support program participants.

v. Contractual remedies for violation of the terms and conditions established in the operational agreement. This shall include identifying specific time lines for corrective action and penalties for nonaction for any violation that impacts the health and safety of residents.

ii. Coordination with local service providers and the Homeless Outreach Administrator to refer homeless community members, not residing at the facility, to appropriate service providers.

iii. Emergency shelter facility staffing is required at all times when the facility is open.

iv. Compliance with applicable registration and notification requirements for registered sex offenders.

v. Management of access to supportive housing facility.

vi. Routine repair and maintenance of the property.

a. Program rules and/or code of conduct shall be developed in consultation with site operators, service providers, City Human Services staff, and those who have a lived experience of homelessness.

b. Program rules and/or code of conduct shall describe occupant expectations and consequences for failing to comply. When possible, consequences and corrective action should be individualized, address the specific behavior, and assist residents along a behavioral path that fosters greater responsibility and achieves a positive outcome for the resident. Examples include a requirement that an individual attend specific counseling, participate in a specific support group, or provide more frequent check-ins with case workers or counselors.

c. The code of conduct shall at a minimum address the following topics:

i. The use or sale of alcohol and recreational cannabis;

ii. The use of illegal drugs;

iii. The sale of illegal drugs;

iv. Threatening or unsafe behavior; and

v. Weapon possession.

d. Final program rules and code of conduct shall be reviewed and approved by the Police Department and the Director of Planning and Community Development in consultation with Human Services staff.

a. Safety and security plan shall be developed in consultation with the Redmond Police Department.

b. The plan shall identify behavioral health crisis management protocols.

c. The plan should identify staff trained in de-escalation methods.

d. The plan shall provide protocols for routine and emergency communications with first responders.

e. The final safety and security plan shall be approved by the Redmond Police Department.

i. Public safety and neighborhood responsiveness;

ii. Community engagement;

iii. Dispute resolution; and

iv. Equity and social justice.

b. A plan for potential impacts on nearby businesses and/or residences including a proposed mitigation approach shall be developed, implemented and periodically reviewed and will be referred to as a “community relations plan.”

c. The plan shall document expectations drafted in consultation with the local community, site operators, service providers, those with lived experience of homelessness, and City representatives.

d. The plan shall address site upkeep and maintenance, on-street parking, and vehicle camping.

f. The plan shall identify process for dispute resolution.

g. The plan shall be approved by the Director of Planning and Community Development.

7. Parking Management Plan. An approved parking management plan that includes a prohibition of car camping on site and in designated on-street parking shall be required.

8. Notice of Application, Land Use Action Sign, Neighborhood Meeting, and Notification. The notice of application, land use action sign, neighborhood meeting, mailed notice, and other requirements set forth in this chapter may be waived for emergency shelters established in response to a state of emergency, per RCW 43.06.200, or as authorized by the Administrator. (Ord. 3074; Ord. 3186)