Redmond City Zoning Code
Appendices
1 Critical Areas Reporting Requirements
The following information is required to be submitted for sites containing critical areas.
A. General Information (required for all critical areas).
1. Name of proposal as shown on City applications.
3. Name of organization and individual providing this information.
4. List any technical expertise/special qualifications of person providing this information.
5. Date the information was prepared.
6. Location of the proposed activity (street address and tax parcel number), including a vicinity map.
7. Clearly identify the development proposal being addressed, including City file number and key project drawing references (originator of drawings, originator’s reference number if shown on the drawings, sheet numbers, revision numbers and dates for each sheet, and include reduced copies of key drawings in the report).
8. Give a succinct but inclusive description of the existing site, including acreage and current and past uses on the property.
9. A copy of an aerial photo with overlays displaying site boundaries and critical areas.
10. A single map showing all critical areas at one inch equals 20 feet scale, depicting:
a. Identified critical areas and required buffers;
b. Limits of any areas to be disturbed;
c. Site boundary property lines and roads;
d. Rights-of-way and easements;
e. Existing physical improvements (buildings, fences, impervious surfaces, utilities, etc.);
f. Contours at two-foot intervals;
g. All natural and manmade features within the maximum buffer area of any critical area on or near the site (in no case less than a minimum 50 feet from the site).
11. A statement specifying the accuracy of the report and key project specific assumptions made and relied upon. List recommendations, if any, for further reporting regarding critical areas related to the proposed project as the project proceeds.
12. Provide a bibliography of published information referenced, including maps and best available science materials.
a. For sites with mitigation, also provide the following information identified in 13 through 17 below. (Information in this section is to be provided only if there are critical areas within or in the vicinity of the site that will be impacted by the proposed project.)
13. A summary description of reasonable efforts made to apply mitigation sequencing pursuant to RZC 21.64.010.L, Mitigation Standards, Criteria, and Plan Requirements, to avoid, minimize, and mitigate impacts to critical areas.
14. Plans for adequate mitigation, as needed, to offset any impacts, including but not limited to:
a. The impacts to on-site and affected off-site critical areas; and
b. The impacts of any proposed alteration of a critical area or buffer on the development proposal, other properties, and the environment.
15. A listing of applicable performance standards and a summary of how each applicable performance standard was addressed. (See RZC 21.64.010.M, Performance Standards for Mitigation Planning.)
16. A discussion of ongoing management practices that will protect the critical area after the project site has been developed, including proposed monitoring and maintenance programs.
17. Additional information may be required. The Technical Committee may require additional information to be included in the critical areas report when deemed necessary to the review of the proposed activity.
B. Fish and Wildlife Habitat Conservation Areas Reporting Requirements (includes streams). A fish and wildlife habitat conservation areas report shall be prepared by a qualified professional who is a biologist with experience preparing reports for the relevant type of habitat.
1. Wildlife Report Requirements (in addition to the General Information listed in Appendix 1.A above).
a. A wildlife report must be submitted to the City for review. The purpose of the report is to determine the extent, function, and value of wildlife habitat on any site where regulated activities are proposed. The report will also be used by the City to determine the sensitivity and appropriate classification of the habitat, appropriate wildlife management requirements, and potential impacts of proposed activities. The information required by this report should be coordinated with the study and reporting requirements for any other critical areas located on the site.
b. The report shall include the following information:
i. A map drawn at an engineering scale of one inch equals 20 feet of vegetative cover types, reflecting the general boundaries of different plant communities on the site.
ii. A description of the species typically associated with the cover types, including an identification of any species of concern, priority species, and species of local importance that might be expected to be found.
iii. The results of searches of DNR’s Natural Heritage and Non-Game Data System databases.
iv. The result of searches of the Washington Department of Wildlife Priority Habitat and Species database.
v. Habitat Assessment. A habitat assessment is an investigation of the project area to evaluate the presence or absence of a potential (listed) fish or wildlife species of concern or habitat. A fish and wildlife habitat conservation area report shall contain a written assessment of habitats, including the following site and proposal related information at a minimum:
A. General site conditions, including topography, waterbodies, and wetlands.
B. Detailed description of vegetation on and adjacent to the project area.
C. Identification of any areas that have previously been disturbed or degraded by human activity or natural processes.
D. The layers, diversity, and variety of habitat found on the site.
E. Identification of edges between habitat types and any species commonly associated with that habitat.
F. The location of any migration or movement corridors.
G. A narrative summary of existing habitat functions and values.
H. Identification of any species of local importance, priority species, threatened, sensitive, or candidate species that have a primary association with the habitat on or adjacent to the project area, and assessment of potential impacts to the use of the site by the species.
I. A discussion of any local, state, or federal management recommendations, including Washington Department of Fish and Wildlife habitat management recommendations, that have been developed for species or habitats located on or adjacent to the project area.
J. Identification of any core preservation areas that are on or adjacent to the site. See RZC 21.64.020.A.2.a, Core Preservation Areas, for areas considered core preservation areas. Map and describe these areas.
K. Identification of any quality habitat areas that are on the site. See RZC 21.64.020.A.2.c for areas considered quality habitat areas. Map and describe these areas. This shall include an analysis of size, community diversity, interspersion, continuity, forest vegetation layers, forest age, and invasive plants.
L. A summary of proposed habitat alterations and impacts and proposed habitat management program. Potential impacts may include but are not limited to clearing of vegetation, fragmentation of wildlife habitat, expected decreases in species diversity or quantity, changes in water quality, increases in human intrusion, and impacts on wetlands or water resources.
M. A discussion of measures, including avoidance, minimization, and mitigation, proposed to preserve the existing habitats and restore any habitat that was degraded prior to the current proposed land use activity and to be constructed in accordance with RZC 21.64.010.L, Mitigation Standards, Criteria, and Plan Requirements.
vi. Habitat Unit Assessment Forms. One completed form is required for each habitat unit identified on-site.
vii. Additional Information. When appropriate due to the type of habitat or species present, or the project area conditions, the Technical Committee may also require the habitat management plan to include:
A. An evaluation by an independent qualified professional regarding the applicant’s analysis and the effectiveness of any proposed mitigating measures or programs to include any recommendations as appropriate.
B. A request for consultation with the Washington Department of Fish and Wildlife or the local Native American Indian tribe.
C. Detailed surface and subsurface hydrologic features both on and adjacent to the site.
2. Stream Reconnaissance Report Requirements (in addition to the General Information listed in Appendix 1.A above). A stream reconnaissance report shall be prepared by a qualified stream biologist or stream ecologist.
a. A stream reconnaissance report must be submitted to the City for review. The purpose of the report is to determine the physical and biological characteristics and functions and values of streams on any site where regulated activities are proposed. The report will also be used by the City to establish appropriate buffer requirements. The information required for this report should be coordinated with the study and reporting requirements established for any other critical areas located on the site.
b. The ordinary high water mark shall be flagged in the field by a qualified consultant. Field flagging must be distinguishable from other survey flagging on the site. The field flagging must be accompanied by a stream reconnaissance report.
c. The report shall include the following information:
i. Streams Map. Stream ordinary high water marks (OHWM) shall be located on a site map with an engineering scale of one inch equals 20 feet. The map must show:
A. Surveyed locations of all stream OHWMs on the property;
B. Hydrologic mapping showing patterns of water movement into, through, and out of the site area.
ii. Stream Reconnaissance Report. A written stream reconnaissance report which includes the following information:
A. A written stream assessment. This assessment shall describe specific descriptions of streams, including stream classification, gradient and flow characteristics, stream bed condition, stream bank and slope stability, presence of fish or habitat for fish, presence of obstruction to fish movement, general water quality, stream bank vegetation, and stream buffer requirements.
B. A written characterization of the riparian corridor. This characterization shall include analysis of the stream buffer to provide the following key functions: shade and temperature regulation, flood conveyance, water quality protection and pollutant removal, nutrient cycling, sediment transport, bank stabilization, woody debris recruitment, wildlife habitat, and microclimate control.
C. A written summary of existing stream value for fisheries habitat, including special consideration for anadromous fisheries. This shall include a discussion on the stream’s potential for salmonid and non-salmonid fish use. Parameters to be analyzed include, but are not limited to, distance of bank full width, channel gradient, size of contributing upstream areas, and fish passage obstructions, if any.
D. A written discussion of measures including avoidance, minimization, and mitigation to preserve the existing riparian corridor and restore areas that were degraded prior to the current proposed land use activity. This shall include a summary of proposed stream and buffer alterations, impacts, and the need for the alterations as proposed. Potential impacts may include but are not limited to vegetation removal, stream bed and stream bank alterations, alteration of fisheries habitat, changes in water quality, and increases in human intrusion. If alteration of a stream is proposed, a stream mitigation plan is required according to the standards of RZC 21.64.020.D, Alteration of Riparian Stream Corridors and 21.64.020.F, Riparian Stream Corridor Performance Standards.
iii. Stream summary sheet.
C. Wetland Reporting Requirements. (In addition to the General Information listed in Appendix 1.A above). A wetland report shall be prepared by a qualified professional who is a certified wetland scientist or a wetland biologist.
1. A wetland report must be submitted to the City for review. The purpose of the report is to determine the extent, characteristics, functions, and values of any wetlands located on a site where regulated activities are proposed. The report will also be used by the City to determine the appropriate wetland rating and to establish appropriate buffer requirements. The information required by this report should be coordinated with the study and reporting requirements for any other critical areas located on the site.
2. Wetland boundaries must be staked and flagged in the field by a qualified consultant employing the currently approved federal manual and supplements. Field flagging must be distinguishable from other survey flagging on the site. The field flagging must be accompanied by a wetland delineation report. Transects shall be required for all wetland identifications, regardless of size. Note that wetland determinations made during the late summer months (July – September) and early fall (September – October) may lack a wetland water regime due to low precipitation. A “wet weather” evaluation may be required.
3. The report shall include the following information:
a. Wetland Map. Wetlands shall be located on a site map with an engineering scale of one inch equals 20 feet. The map must show:
ii. Hydrologic mapping showing patterns of water movement into, through, and out of the site area.
iii. Location of all test holes and vegetation sample sites, numbered to correspond with flagging in the field and field data sheets.
b. Site designated on a National Wetland Inventory Map (U.S. Fish and Wildlife Service) and a City of Redmond Wetland Inventory Map.
c. Wetland Delineation Report. A written wetland delineation report which includes the following information:
i. Delineation methodology, with special emphasis on whether the approach used was routine, intermediate, or comprehensive, as described in the currently approved federal manual and supplements. This shall include an explanation of how the wetland boundary was determined. The explanation shall identify assumptions made and provide clarification of “close calls.”
ii. A written wetland assessment. This assessment shall describe specific descriptions of wetlands, including wetland category, classification using the USFWS (Cowardin) Method, vegetative, faunal and hydrologic characterization, soil and substrate conditions, wetland acreage, and required buffers.
iii. A written wetland characterization and wetland functions assessment. Wetland characterizations shall use the Wetland Rating System for Western Washington. This characterization identifies the wetland category. The wetland category and “score” shall be part of the description for each wetland. This characterization shall include an analysis of the wetland’s ability to provide the following key functions: provide wildlife, plant, and fisheries habitat; moderate runoff volume and flow rates; reduce sediment, chemical nutrient, and toxic pollutants; provide shading to maintain desirable water temperatures; reduce erosion; and reduce groundwater and surface water pollution. A wetland functions assessment shall be completed for each wetland to establish a baseline that provides a semi-qualitative description for each wetland. A functions assessment must evaluate existing conditions and conditions after development without mitigation. Those functions assessments found acceptable by the Department of Ecology and best available science include the Washington Function Assessment Method and the Linear Method.
iv. A summary of proposed wetland and buffer alterations, impacts, and the need for the alterations as proposed. This shall include a mitigation sequencing analysis. Potential impacts may include but are not limited to loss of flood storage potential, loss of wildlife habitat, expected decreases in species diversity or quantity, changes in water quality, increases in human intrusion, and impacts on associated wetland or water resources. If wetland impacts are proposed, a wetland mitigation plan is required according to the standards of RZC 21.64.010.M, Performance Standards for Mitigation Planning.
d. Field data sheets from the currently approved federal manual and supplements, numbered to correspond with sample site locations as staked and flagged in the field. This includes Data Form 1: Routine Wetland Determination.
e. Wetland rating forms for each wetland as identified in the Washington State Wetland Rating System for Western Washington.
f. Wetland summary sheet.
D. Frequently Flooded Areas Reporting Requirements. (In addition to the General Information listed in Appendix 1.A above). A frequently flooded area report shall be prepared by a qualified professional who is a hydrologist, or engineer, who is licensed in the State of Washington with experience in preparing flood hazard assessments.
1. A frequently flooded area report must be submitted to the City for review for Shorelines of the State (and other watercourses if specifically requested in the review process). The purpose of this report is to ensure the development complies with City of Redmond and Federal Emergency Management Agency (FEMA) requirements and guidelines. The report must include the following site and proposed related information at a minimum:
a. Floodplain Map. Floodplains shall be located on a site map with an engineering scale of one inch equals 20 feet. The map must show the following:
i. The location of the FEMA 100-year floodplain, the “Built Out” 100-year floodplain, the FEMA floodway, and the zero-rise floodway.
ii. All proposed development within the Built Out 100-year floodplain.
iii. Elevation of the lowest floor (including basements and excavated crawl spaces) of all structures.
iv. Location of and proposed grading for compensatory floodplain storage, if required per RZC 21.64.040.C.2.a.
b. Flood Hazard Summary. A written flood hazard summary shall be provided that includes the following:
i. Descriptions and engineering calculations that support the locations of the 100-year FEMA floodplain within the site (see guidelines below).
ii. Descriptions and engineering calculations that support the locations of the 100-year FEMA floodway and the 100-year zero-rise floodway within the site (see guidelines below).
iii. A statement to verify that fill and structures will not be located within floodways.
iv. Verification that any proposed changes (including utilities, plantings, walkways, etc.) within the floodways will not affect the hydraulic capacities of the floodways. Supporting calculations will be required if changes are proposed in the floodways.
v. Verification that hydraulically equivalent compensating storage is provided if such storage is required for the site per RZC 21.64.040.C.2.a.
2. Locating the Edge of the Floodplain for a Site. This section provides a method to locate the edge of the floodplain for a site so as to conform to detailed topographic mapping at a site plan scale. The basic approach is to use elevations of the water surface at flood stage and project the elevations along cross sections until they intersect with the site scale topographic map. The resulting floodplain defined for the site must be checked by engineering calculations to verify adequate conveyance with no increase in the flood stage water surface elevations for the floodplain. Include the following for both the FEMA and zero-rise floodplains:
a. Appropriate data from current floodplain studies and maps, including flood profiles, selected cross section locations, flood elevations for each cross section, and base flood discharge(s).
b. Actual field topography with appropriate contours for the entire floodplain within the site plus the floodplain on the opposite side of the stream plus the floodplain upstream and downstream of the site for at least 100 feet.
c. Cross section locations on the site topography map showing intersections of the flood elevations with the topographic elevations. These intersection points are then connected, using topographic information, to outline the floodplain.
d. Verification, by hydraulic calculations, that the base flood discharge can be accommodated within the defined floodplain and within the flood elevations. (Contact Development Services for level of calculations required.)
e. Proposed topographic adjustments, based on site-specific situations, to provide adequate hydraulic capacity if hydraulic calculations do not verify such capacity which are acceptable to the Technical Committee.
3. Locating the Current Floodway Limits for a Site. This section provides a way to apply and adjust the floodway maps for a site. The adopted floodway maps are official documents. Changes to the FEMA map generally require FEMA approval. Both FEMA and the City recognize, however, that more detailed site-scale topography and the difficulties in scaling the floodway map dictate that map refinements must frequently be done when working at the site plan scale. Include the following for both the FEMA and zero-rise floodways:
a. An appropriate section of the current floodplain maps enlarged to site plan scale. The section of the map needs to include the entire site, the entire floodplain on the opposite side of the stream, and the floodplain 100 feet upstream and downstream of the site.
b. Appropriate data from current floodway studies, including flood profiles, selected cross section locations, flood elevations for each cross section, and base flood discharges.
c. Actual field topography with appropriate contours for the entire floodplain within the site plus the floodplain on the opposite side of the stream plus the floodplain upstream and downstream of the site for at least 100 feet. Show cross section locations on this topographic map.
d. Location of the floodway limits from the enlarged floodway map on the topographic map.
e. Adjustments to the floodway location as required to reconcile the site topography and the flood profiles. Clearly identify all proposed adjustments.
f. Verification that the floodway study discharge can be accommodated within the floodway (including adjustments approved by the Technical Committee) and within regulatory water surface elevations and velocities.
E. Geologically Hazardous Areas Reporting Requirements. (In addition to the General Information listed in Appendix 1.A above). A geologically hazardous areas report shall be prepared by a geotechnical engineer or geologist, licensed in the State of Washington, with experience analyzing geologic, hydrologic, and groundwater flow systems; or by a geologist who earns his or her livelihood from the field of geology and/or geotechnical analysis, with experience analyzing geologic, hydrologic, and groundwater flow systems, who has experience preparing reports for the relevant type of hazard.
1. A geologically hazardous area report must be submitted to the City. The purpose of this report is to evaluate the actual presence of geologic conditions giving rise to geologic hazards; determine the appropriate class of hazard, according to the classification of potential hazards contained in these regulations; evaluate the safety and appropriateness of proposed activities; and recommend appropriate construction practices, monitoring programs and other mitigation measures required to ensure achievement of the purpose and intent of these regulations. The information required by this report should be coordinated with the study and reporting requirements for any other critical areas located on the site.
2. The approach of the City of Redmond critical area regulations is to require a level of study and analysis commensurate with potential risks associated with geologic hazards on particular sites and for particular proposals. Depending on the particular geologic hazard, geologic, hydrologic, and/or topographic studies may be required. At a minimum, all applicants shall review the history of the site and conduct a surface reconnaissance.
3. Geologically Hazardous Area Report. The geologically hazardous area report shall include the following information:
a. Geologically Hazardous Areas Map. Geologic hazards shall be located on a site map with an engineering scale of one inch equals 20 feet. The map must show the surveyed locations of all geologic hazards and their required buffers/setbacks. In addition, the map must show topography at two-foot intervals.
b. A written geologically hazardous area report which includes the following information:
i. A written geologic hazards characterization. This characterization shall describe specific descriptions of geologic hazards present on-site, including topography; a characterization of soils, geology, and drainage; a characterization of groundwater conditions, including the presence of any public or private wells within one quarter mile of the site; and groundwater elevation, gradient and direction data, including depth and duration of seasonally high water table if any proposed grading, borings, pilings, or excavation work may extend to groundwater depth; identification of any areas that have previously been disturbed or degraded by human activity or natural processes; and a site history.
ii. A written analysis of proposed clearing, grading and construction activities, including construction scheduling; potential direct and indirect, on-site and off-site impacts from development, including dewatering activities. The analysis shall include identification of proposed mitigation measures, including any special construction techniques, monitoring or inspection program, erosion or sedimentation programs (during and after construction), and surface water management and protection controls.
c. Critical Landslide Hazard Areas (Steep Slopes). In addition to the geologically hazardous area report required above, the following tasks and information are required for critical landslide hazard areas.
i. Review site history and available information.
ii. Conduct a surface reconnaissance of the site and adjacent areas.
iii. Conduct subsurface exploration suitable to site and proposal to assess geohydrologic conditions.
iv. Conduct detailed slope stability analysis.
v. Recommend detailed surface water management controls during construction and operation.
vi. Establish recommendations for site monitoring and inspection during construction.
vii. Recommended minimum steep slope buffer distance(s). In no case, shall the setback be less than that required by RZC 21.64.060.B, Landslide Hazard Area Buffers.
d. Critical Erosion Hazard Areas. In addition to the geologically hazardous area report required above, the following tasks and information are required for critical erosion hazard areas:
i. Review site history and available information.
ii. Conduct a surface reconnaissance of the site and adjacent areas.
iii. Identify surface water management, erosion, and sediment controls appropriate to the site and proposal.
e. Seismic Hazard Areas. In addition to the geologically hazardous area report required above, the following tasks and information are required for seismic hazard areas:
i. For one- and two-story single-family structures, conduct an evaluation of site response and liquefaction potential based on the performance of similar structures under similar foundation conditions.
ii. For all other proposals, conduct an evaluation of site response and liquefaction potential, including sufficient subsurface exploration to provide a site coefficient (S) for use in the static lateral force procedure described in the International Building Code.
F. Critical Aquifer Recharge Areas (Wellhead Protection) Reporting Requirements. (In addition to the General Information listed in Appendix 1.A above and the general information listed in Appendix 1.E above). A critical aquifer recharge areas report shall be prepared by a qualified professional who is a hydrogeologist, geologist, or engineer, who is licensed in the State of Washington and has experience in preparing hydrogeologic assessments.
1. A critical aquifer recharge area report must be submitted to the City. The purpose of the report is to evaluate the actual presence of geologic conditions giving rise to the critical aquifer recharge area; determine the appropriate wellhead protection zone; evaluate the safety and appropriateness of proposed activities; and recommend appropriate construction practices, monitoring programs, and other mitigation measures required to ensure achievement of the purpose and intent of these regulations. The information required by this report should be coordinated with the study and reporting requirements for any other critical areas located on the site.
2. The approach of the City of Redmond critical area regulations is to require a level of study and analysis commensurate with potential risks to wellhead protection areas associated with particular sites and particular proposals. Geologic, hydrologic, and/or topographic studies may be required. At a minimum, all applicants shall review the history of the site and conduct a surface reconnaissance.
3. Hydrologic Assessment Required. For all proposed activities to be located in a critical aquifer recharge area, a critical aquifer recharge area report shall contain a level one hydrological assessment. A level two hydrogeologic assessment shall be required for any of the following proposed activities:
a. Activities that result in 5,000 square feet or more impervious site area.
b. Activities that divert, alter, or reduce the flow of surface or groundwaters, including dewatering or otherwise reduce the recharging of the aquifer.
c. The storage, handling, treatment, use, production, recycling, or disposal of deleterious substances or hazardous materials, other than household chemicals used according to the directions specified on the packaging for domestic applications.
d. The use of injection wells, including on-site septic systems, except those domestic septic systems releasing less than 14,500 gallons of effluent per day and that are limited to a maximum density of one system per one acre.
e. Any other activity determined by the Technical Committee likely to have an adverse impact on groundwater quality or quantity, or on the recharge of the aquifer.
4. Written Level One Hydrogeologic Assessment. A level one hydrogeologic assessment shall include the following site and proposal related information at a minimum:
a. information regarding geologic and hydrogeologic characteristics of the site, including the surface location of all critical aquifer recharge areas located on-site or immediately adjacent to the site, and permeability of the unsaturated zone.
b. Groundwater depth, flow direction, and gradient based on available information.
c. Currently available data on wells and springs within 1,300 feet of the project area.
d. Location of other critical areas, including surface waters, within 1,300 feet of the project site.
e. Available historic water quality data for the area to be affected by the proposed activity.
f. Best management practices proposed to be utilized.
5. Written Level Two Hydrogeologic Assessment. A level two hydrogeologic assessment shall include the following site and proposal-related information at a minimum, in addition to the requirements for a level one hydrogeological assessment:
a. Historic water quality and elevation data for the area to be affected by the proposed activity compiled for at least the previous five-year period.
b. Groundwater monitoring plan provisions.
c. Discussion of the effects of the proposed project on the groundwater quality and quantity, including:
i. Predictive evaluation of groundwater withdrawal effects on nearby wells and surface water features.
ii. Predictive evaluation of contaminant transport based on potential releases to groundwater.
iii. Predictive evaluation of groundwater (recharge, elevation, dewatering feasibility, constructability, discharge permitting, etc.) on the proposed project.
d. Identification of the type and quantities of any deleterious substances or hazardous materials that will be stored, handled, treated, used, produced, recycled, or disposed of on the site, including but not limited to materials, such as elevator lift/hydraulic fluid, hazardous materials used during construction, materials used by the building occupants, proposed storage and manufacturing uses, etc.
e. Proposed methods of storing any of the above substances, including containment methods to be used during construction and/or use of the proposed facility.
f. Proposed plan for implementing RZC 21.64.050.D.3.f, Protection Standards During Construction.
g. A spill plan that identifies equipment and/or structures that could fail, resulting in an impact. Spill plans shall include provisions for regular inspection, repair, and replacement of structures and equipment that could fail.
h. A complete discussion of past environmental investigations, sampling, spills, or incidents that may have resulted in or contributed to contaminated soil or groundwater at the site. Attach copies of all historical and current reports, and sampling results.
G. Stream and Wetland Mitigation Plans. Conceptual Mitigation Plan. The applicant shall submit a conceptual mitigation plan, prepared by a qualified consultant, when filing for entitlement or plat approval. The plan must have adequate detail to demonstrate that impacts can be mitigated such that they achieve no net loss of functions and values. The conceptual mitigation plan/report shall include:
1. Executive Summary of CAO Report. Prepare executive summary for the plan. Summarize the project, its impacts, and the proposed mitigation, if required. This may be a one-half to two-page summary of the plan contents, depending on the complexity of the project and the length of the plan. Please include the following items in the Executive Summary:
a. Applicant name, address, and telephone number.
b. Consultant and consultant contact information.
c. Brief description of the proposed development project (include City file number and key drawing references).
d. Location of work (street address, tax parcel number, STR [section, township, and range]).
e. A vicinity map.
f. Description of critical areas.
g. Wetland information, including:
i. (square feet);
ii. Cowardin classification;
iii. Hydrogeomorphic (HGM) classification;
iv. Required buffers; and
v. A brief summary of functions, if applicable.
h. Stream Information, including:
i. Classification;
ii. Downstream connections; and
iii. A brief justification of stream classification if different from the current City of Redmond Stream Classification Map or if unmapped.
i. Description of the measures taken to avoid and minimize impacts to critical areas (i.e., demonstrate that mitigation sequencing was followed).
j. Description of unavoidable wetland impacts and the proposed compensatory mitigation (e.g., restoration, creation, enhancement, and /or preservation), including:
i. Size;
ii. Cowardin classification;
iii. Hydrogeomorphic (HGM) classification;
iv. Wetland rating, if applicable;
v. Required buffers;
vi. A brief summary of functions, if applicable; and
vii. Mitigation ratios used.
k. Description of unavoidable impacts to other aquatic resources and the proposed compensatory mitigation (e.g., stream, lakes, and wildlife).
l. Details about the proposed mitigation project, including:
i. Goals and objectives;
ii. Proposed improvements to the functions and environmental processes of the larger watershed;
iii. Proposed buffers for the compensatory mitigation site (width and total area);
iv. Maintenance frequency;
v. Monitoring period and frequency; and
vi. Potential adaptive management measures resulting from monitoring conclusions.
2. Assessment of Impacts. The purpose of this section of the document is to describe how the development project will affect wetlands and other aquatic resources. A development project can have long-term temporary, short-term temporary, and indirect and/or direct impacts to wetlands and other aquatic resources. Describe all types of impacts. Provide detailed documentation on how wetland and other aquatic resources will be adversely affected at the proposed development site, including the following:
b. Description of water regime (stream, lakes, rivers, wetlands, subsurface flow, etc.), including:
i. of the source of water to the wetland being affected by the development project. If several sources are present, estimate the percentage contribution from each;
ii. Description of hydrologic regime of the wetland being affected (i.e., rough, qualitative estimation of duration and frequency of inundation and/or saturation. Use generally accepted terms, such as permanent open water, seasonally flooded, seasonally saturated, wet pasture, etc.); and
iii. Map of the surface and groundwater flowing into the impacted area with the direction of water flow indicated.
c. Description of the soils, including:
i. Description of the soil characteristics of the wetland being affected, including soil type and classification; and a description of texture, color, structure, permeability, and organic content;
ii. Soil survey map; and
iii. Map showing soil sampling locations (typically the location of the soil pits used for delineation).
d. Description of the vegetation in and around critical areas, including qualitative descriptions of the different Cowardin (1979) classes of the wetland being affected (include subclass and water regime modifiers). If a forested class is present, also estimate the average age of the canopy species.
e. An estimate of the relative abundance of dominant and subdominant plants within each Cowardin class, using information collected during routine delineation unless more detailed data are available.
f. List of the wetland indicator status of dominant and subdominant species, including:
i. Description of the prevalence and distribution of nonnative and/or invasive species, if any are present at the wetland being affected; and
ii. General description of upland plant communities within 330 feet of the wetland, stream or lake being affected, if any; and
iii. List of rare plants and plant communities that are known to occur on the development project site or adjacent properties. If any of these species are observed on the site, include descriptions of the occurrence and any potential impacts to them. Please include Department of Natural Resources database search results.
g. Description of fauna using the site, including:
i. Description of the animals (including amphibians) using the wetland and buffer being affected. In most cases, a list of species likely to use the habitats on the site is sufficient, with brief descriptions of the existing habitats. Note species seen and amount of time spent looking for on-site wildlife; and
ii. Include a description of federal- and state-listed endangered, threatened, sensitive, and candidate animal species that are known to occur in the general area of the development site, as well as observations of such species. Also, include those listed as “Priority Species” or “Species of Concern” by the Washington State Department of Fish and Wildlife (see http://wdfw.wa.gov/hab/phspage.htm and http://wdfw.wa.gov/wlm/diversity/soc/concern.htm).
h. Position and functions of the wetland(s)/stream(s) in the landscape, including:
i. Class of the wetland and/or stream classification being affected by the development. Use the hydrogeomorphic classification (class and subclass) to describe its position in the watershed. Note downstream receiving waters, if any;
ii. Qualitative description of the functions performed by the wetland and/or stream being affected relative to the position in the watershed. This may include its role in attenuating flooding, as a corridor for wildlife between different regions of the watershed, as part of a regional flyway, or in improving water quality regionally; and
iii. Description of the sampling and assessment methods used.
i. Description of the functions provided by the wetland(s)/stream(s), including:
i. Description of the functions provided by the wetland and/or stream being affected and to what level they are performed (e.g., the site provides the function “Removing Sediment” at a high level, the score for “Removing Sediment” that results from applying (name the method) is X, with X being the highest score that can be achieved); and
ii. Qualitative or quantities, description of the characteristics that enable the wetland and/or stream being affected to perform specific functions, depending on the method used.
j. Wetland rating and/or stream classifications, including:
i. The category of the wetland being affected and/or the classification of stream being affected using the City’s Critical Areas Ordinance (CAO); and
ii. If applicable, copies of the original data sheets used to rate the wetland.
k. Information concerning buffers, including:
i. Size (width) of the undeveloped Critical Areas Ordinance (CAO) required upland buffer being affected by the development project;
ii. Qualitative description of the dominant vegetation in the buffer and the physical structure of plants in it; and
iii. Maps of the buffer areas and the vegetation types.
l. Water quality information, including:
i. Description of any known water quality problems at the development site and whether they will continue after the development project is completed; and
ii. Assessment of whether the development project is expected to worsen or improve existing water quality conditions.
3. Proposed Mitigation Sites. The following information must be provided concerning proposed mitigation sites:
a. Location, including map showing the location of site in relation to the project impact site;
b. Site ownership (current and future);
c. Site selection rationale, including a discussion of how the site fits with the environmental needs in the watershed. If watershed or regional planning efforts exist for the area, explain how the selection of the compensation site is consistent with those plans.
d. Site constraints, including a description of the constraints at the mitigation site that could affect the success of the mitigation project and strategies used to address each constraint. (Constraints may include factors outside of the control of the applicant, such as a primary water source for the mitigation wetland originating offsite, the potential for other landowners to alter the source, etc.).
4. Existing (Baseline) Conditions of the Mitigation Site. The following information must be provided regarding existing conditions of the mitigation site:
a. Historic and current land uses and zoning;
b. Known historic or cultural resources on the mitigation site;
c. Existing wetlands on or adjacent to the development site;
d. Maps showing current contours as surveyed. This is needed particularly when mitigation activities will alter ground elevations.
e. Description of the water regime;
f. Description of the soils;
g. Description of the vegetation;
h. Description of fauna using the site;
i. Position and function of the wetland(s)/stream(s) in the landscape;
j. Description of the functions provided by the wetland(s)/stream(s);
l. Buffers; and
m. Water quality.
5. Mitigation Approach. The following information must be provided regarding the mitigation approach:
a. Mitigation sequencing, according to RZC 21.64.010.I, Mitigation Standards, Criteria, and Plan Requirements;
b. Project-specific goals. Identify the goal or goals of the compensatory mitigation project (e.g., provide adequate compensation for losses and degradation to wetland area and function);
c. Mitigation strategy, including a description in general terms of the strategies that will be used to achieve the goals;
d. specific goals, objectives, and performance standards for the site:
i. The goals and objectives for a mitigation site are intended to describe the ecological functions planned for the site and how those will be achieved. Performance standards are used to evaluate whether the goals and objectives are being met. Each objective shall be matched with one or more appropriate standards along with methods for monitoring them. In addition, maintenance must be designed for each objective.
ii. A description of the long-term goals of the mitigation project must be included and must address:
A. The size of the mitigation site;
B. Cowardin class, hydrogeomorphic class or subclass, and categorization (rating) for the wetlands to be restored, created, enhanced, and/or preserved.
C. Target functions and/or environmental process to be restored, created, enhanced, and/or preserved.
iii. A description of the objectives for each goal, with a minimum of at least one measurable objective for each goal must be included.
iv. Performance measures of each objective must be included.
6. Description of Mitigation Design. The following information must be provided regarding mitigation design:
a. Description of the water regime and how adequate amounts of water will be provided to support a wetland and/or description of enhanced stream design, including any in-water features;
b. Type of development (existing and proposed land uses);
c. Discussion of how the mitigation plan will compensate for lost and degraded functions. Provide rationale for each proposed function and describe the design features that would contribute to providing the function; and
d. Section drawings showing relationship of topography to water regime and vegetation.
7. Mitigation Plan Requirements. The following information is required for mitigation plans:
a. Orientation and scale (1 inch = 20 feet);
b. Existing and proposed elevation contours (2-foot contours);
c. Spot elevation for low points, high points, and structures;
d. Property boundaries;
f. On-site ordinary high water mark (OHWM) boundaries for streams, and both OHWM and floodplain boundaries for Class 1 waters (delineated and surveyed);
g. Survey of benchmarks;
i. Location and elevation of water elevation sampling devices, if applicable;
j. Location of soil to be stockpiled, if any;
k. Description of methods of erosion control and bank stabilization;
l. Buffer areas for the mitigation site and their boundaries;
m. List native plant materials. Provide a table that contains the following information:
Symbol | Scientific Name | Common Name | Size | Spacing | Quantity |
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| Thuja plicata | Western Red Cedar | 6 feet | See table below | 10 |
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i. Spacing: Triangular spacing shall be used to calculate plant density within mitigation areas (see table below);
Spacing | Multiplier | Planting Area Square Feet | Number of Plants |
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4 feet (Example) | .0725 (Example) | 2,000 square feet (Example) | 145 (Example) |
4 feet | .0725 |
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5 feet | .0465 |
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6 feet | .032 |
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8 feet | .018 |
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10 feet | .0116 |
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12 feet | .008 |
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15 feet | .00515 |
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ii. Size: All plants shall have following minimum size at installation:
A. Deciduous and Evergreen trees: minimum 5-gallon containers;
B. Medium and tall shrubs: minimum 2-gallon containers;
C. Groundcover: 1-gallon container (spaced at 18 inches on center);
D. Emergent plants: 10-cubic inch pots (spaced at 18 inches on center);
n. Other planting details (Balled and Burlapped (B&B), bare root, live stakes, etc.);
o. Other habitat feature details (rootwads, stone piles, snags, etc.);
p. Expected natural revegetation. From existing seed bank and natural recruitment from nearby sites;
q. Description of methods to control invasive species; and
r. Description of permanent protective features (fencing and signage).
8. Irrigation Plan. If temporary irrigation is used, a plan and details shall be submitted to and approved by the City’s Planning Department.
9. Monitoring Plan.
a. Monitoring and contingency plans shall be consistent with RZC 21.64.010.P, Monitoring Program and Contingency Plan. The monitoring program shall be used to determine the success of the mitigation project and any necessary corrective actions. Monitoring programs must comply with the City’s guidelines set forth in RZC 21.64.010.P.3. Monitoring methods and components shall be consistent with RZC 21.64.010.P.3.e, as outlined below:
i. Vegetation Monitoring: Methods shall include counts, photo points, random sampling, sampling plots, transects, visual inspections, and/or other means deemed appropriate by the Department and a qualified consultant. Vegetation monitoring components shall include general appearance, health, mortality, colonization rates, percent cover, percent survival, volunteer plant species, invasive weeds, and/or other components deemed appropriate by the Department and a qualified consultant.
ii. Water Quantity Monitoring: Methods shall include piezometers, sampling points, stream gauges, visual observation, and/or other means deemed appropriate by the Department and a qualified consultant. Water quantity monitoring components shall include water level, peak flows, soil saturation depth, soil moisture within root zone, inundation, overall water coverage, and/or other components deemed appropriate by the Department and a qualified consultant.
iii. Water Quality Monitoring: Methods shall include testing, plant indicators, and/or other means deemed appropriate by the Department and a qualified consultant. Water quality monitoring components shall include temperature, pH, dissolved oxygen, total suspended solids, total metals, herbicides, pesticides, and/or other components deemed appropriate by the Department and a qualified consultant.
iv. Wildlife Monitoring: Methods shall include visual sightings, aural observations, nests, scat, tracks, and/or other means deemed appropriate by the Department and a qualified consultant. Wildlife monitoring components shall include species counts, species diversity, breeding activity, habitat type, nesting activity, location, usage, and/or other components deemed appropriate by the Department and a qualified consultant.
v. Geomorphic Monitoring: Methods shall include cross sectional surveys, profile surveys, point surveys, photo-monitoring, and/or other means deemed appropriate by the Department and a qualified consultant. Monitoring components shall include location and effect of large woody debris, depth and frequency of pools, bank erosion, channel migration, sediment transport/deposition, structural integrity of weirs, and/or other components deemed appropriate by the Department and a qualified consultant.
b. A map of sampling locations and description of how the locations will be determined for each monitoring event.
10. Maintenance and Contingency Plans (Text on Plan Sheet). The following information is required for Maintenance and Contingency Plans:
a. Maintenance Plan (text);
b. Description of and reason for each maintenance activity planned; and
c. Contingency plan, including:
i. Initiating procedures; and
ii. Description of contingency funds.
11. Financial Assurances. The amount of the guarantees shall be based upon a detailed budget for implementation of the mitigation plan, including installation, monitoring, maintenance, and contingency phases for a minimum of five years.
12. Final Mitigation Plan Set. The applicant shall submit a final mitigation plan set prepared by a qualified consultant when filing for civil construction drawings review or building permit, whichever is applicable. The final civil drawings or building permit (as applicable) shall not be approved until the final mitigation plan and bonds have been approved and accepted by the City.
13. Record Drawings. Wetland/Stream mitigation record drawings shall be submitted to the City along with engineering record drawings. A copy of the mitigation record drawings shall be submitted to the Planning Department. The record drawings shall include a table identifying the following information for each wetland or stream on-site:
Wetland(s) and/or Stream(s) | Area (square feet) of undisturbed wetland/stream | Area (square feet) of mitigated wetland/stream | Area (square feet) and width (feet) of buffers | Linear feet (l.f.) along the centerline of undisturbed streams | Linear feet (l.f.) along the centerline of relocated stream, if any |
|---|---|---|---|---|---|
Wetland A (Example) | 560 square feet | 560 square feet | 625 square feet, 25-foot buffer | N/A | N/A |
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Related Forms:
Effective on: 6/18/2018
Amended, effective on 6/28/2025
2 Construction Specification and Design Standards for Streets and Access
These specifications and design standards implement the City’s Transportation Master Plan (TMP) by providing details for the construction of improvements described in the TMP. The TMP should be consulted along with these specifications and standards in order to determine the complete nature and extent of the improvements required. This appendix has been approved by the Director of Public Works, who may approve design deviations in specific situations where conditions warrant and are properly documented. Such site-specific design deviations shall not constitute general changes to these standards.
A. Streets.
1. Purpose. The purpose of this section is to establish street standards for arterial and local access streets in Redmond. This section is a supplement to RZC Chapter 21.52, Transportation Standards.
2. Street Types and Widths.
a. City of Redmond streets are defined in RZC 21.52.030.C, Street Classification, and as shown on Tables 1, 2 and 3 and Standard Details in the City of Redmond’s construction “Standard Specification and Details.” Shared Street guidelines are provided in RZC 21.10.300, Appendix 7 and Appendix 8A.
b. Private Streets.
i. Criteria for Authorization. Private residential streets and roadways are allowed under the following conditions:
A. Where due to topographic or other constraints the Public Works Department determines that it would be creating an inequitable hardship on the City or because of practical difficulties the City could not assure maintenance.
B. In residential developments, private streets, including the apron or driveway approach entering the City right-of-way shall be maintained and repaired when needed by the homeowners within the development.
C. Provision is made for the streets to be open at all times for emergency and public service vehicles.
D. The private streets will not obstruct public street circulation.
E. If a residential housing development is located within a private street neighborhood, the existing private street serving the neighborhood may remain private, unless public street connectivity or conversion is identified in any City-adopted plans, provided the HOA or property owner(s) associated with the private street tract or easement provide written proof of their agreement. Furthermore, the existing private street must meet the current private street standards outlined in this appendix, or improvements will be required.
ii. Construction Requirements. Private streets shall conform to public works construction standards, except where specifically exempted in RZC Appendix 2. Concrete crosswalks, per the City of Redmond Standard Details, are required across all private streets intersecting minor or principal arterials.
iii. Acceptance as Public Streets. The acceptance of private streets as public streets shall be per adopted procedures. The public street standards contained herein shall apply in consideration of such acceptance.
Table 1. Arterials. | |||
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Arterial Street (1) | |||
Classification | Principal | Minor | Collector |
Corridor Width (Right-of-Way) | 100 feet | 84 feet | 60 feet |
Easement (2) | 10 feet/Adjacent to ROW | 10 feet/Adjacent to ROW | 10 feet/Adjacent to ROW |
Pavement Width (Curb to Curb) | 48 feet – 60 feet 4 through lanes with 12 feet center turn lane where required | 44 feet – 56 feet 4 through lanes with 12 feet center turn lane where required | 36 feet – 40 feet 2 through lanes with center turn lane and parking where required |
Maximum Number of General Purpose Travel Lanes in Each Direction | 2 | 2 | 1 |
Mid-block lane width | 11 – 12 feet | 10.5 – 11 feet | 10.5 – 11 feet |
Maximum Grade (percent) (3,4) | |||
Flat | 4 | 6 | 7 |
Rolling | 6 | 7 | 10 |
Mountainous | 8 | 9 | 12 |
Type of Concrete Curb | Vertical Type A-1 | Vertical Type A-1 | Vertical Type A-1 |
Sidewalk, Concrete (5) | |||
8-foot minimum both sides with widths as great as 12 – 16 feet in retail areas. See RZC 21.10.300 and RZC Appendix 7. | 8-foot minimum, both sides with widths as great as 12 – 16 feet in retail areas. See RZC 21.10.300 and RZC Appendix 7. | 8-foot minimum, both sides with widths as great as 12 – 16 feet in retail areas. See RZC 21.10.300 and RZC Appendix 7. | |
Pedestrian Priority Zones Outside Urban Centers (6) | 8-foot minimum both sides | 8-foot minimum both sides | 8-foot minimum both sides |
Rest of City | 6-foot minimum both sides of street | 6-foot minimum both sides of street | 6-foot minimum both sides of street |
Maximum Pedestrian Crossing Length | 75 feet | ||
On-Street Parking (7) | Allowed in urban centers. Not allowed elsewhere. | Allowed in urban centers. Not allowed elsewhere. | Allowed |
Bicycle Facilities | See Redmond Transportation Master Plan for bike lane plan. | ||
Furnishing Zone/Landscape Strip | |||
Pedestrian Priority Zones Outside Urban Centers (5) | 5-foot minimum both sides | 5-foot minimum both sides | 5-foot minimum both sides |
Rest of City | 5-foot minimum both sides | 5-foot minimum both sides | 5-foot minimum both sides |
Notes: 1. Variations may be required to accommodate unusual and/or topographic conditions. Specific corridor designs may supersede these standards. 2. Easements accommodate the sidewalk and can be used to accommodate utilities, to the extent that pedestrian mobility including the needs of the physically disabled is maintained and that vehicular overhangs from driveways into the right-of-way or sidewalk and/or easements granted to the City for public pedestrian mobility are avoided. 3. Flat – Typical cross slopes from zero percent to eight percent. Rolling – Typical cross slopes from nine percent to 15 percent. Mountainous – Typical cross slopes over 15 percent. 4. Maximum grade may be exceeded for short distances provided no practical alternative exists and subject to approval by the Director of Public Works. 5. RZC 21.10.300, Public Realm Standards, shall govern in the downtown. 6. See Transportation Master Plan Chapter 4-3, Pedestrian System Plan. 7. Where allowed, on-street parking may be required at the City’s discretion. | |||
Table 2. Local Streets. | |||||||
Classification | Connector Streets | Local Access Streets | |||||
Single-Family and/or Middle12 Housing Residential | Multifamily Residential | Nonresidential | |||||
Private13 | Public14 | Private | Public | Public | |||
| 515 or 9 – 16 | 515 or 9 – 16 | 17 or more |
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Corridor Width | 60 feet right-of-way | 35 feet ingress/egress tract | 44 feet right-of-way | 50 feet right-of-way | 35 feet ingress/egress tract | 50 feet 1 right-of-way | 60 feet right-of-way |
Easement 7 | 10 feet/adjacent to ROW | None | 10 feet – Adjacent to ROW | 10 feet – Adjacent to ROW | None | 10 feet – Adjacent to ROW | 10 feet – Adjacent to ROW |
Pavement Width | 36 – 40 feet 2 through lanes with center turn lane and parking where required | 28 feet 9 | 28 feet | 28 feet | 28 feet 9 | 28 feet | 44 feet through route 36 – 40 feet side streets |
Maximum Number of General Purpose Travel Lanes in Each Direction | 1 | 1 | |||||
Mid-Block Lane Width | 10 – 10.5 feet | 10 feet | |||||
Maximum Grade (percent) 4, 5 | |||||||
Flat | 7 | 8 | 8 | 8 | 8 | 8 | 8 |
Rolling | 10 | 10 | 12 6 | 12 6 | 10 | 12 6 | 12 6 |
Mountainous | 12 | 10 | 15 3, 6 | 15 3, 6 | 10 | 15 3, 6 | 15 3, 6 |
Type of Curb 8 | Vertical Type A-1 | Asphalt Thickened Edge or Concrete Shiner or Vertical Type A-1 | Vertical Type A-1 | Vertical Type A-1 | Asphalt Thickened Edge or Concrete Shiner or Vertical Type A-1 | Vertical Type A-1 | Vertical Type A-1 |
Sidewalk, Concrete | In Urban Centers, 8-foot minimum both sides with widths as great as 12 – 16 feet in retail areas. See RZC 21.10.300 and RZC Appendix 7. In Pedestrian Priority Zones 11 outside of Urban Centers, 8-foot minimum both sides Rest of City, 6-foot minimum or 5-foot minimum with furnishing zone; both sides of street | One Side 10, 5-foot minimum for detached sidewalks, 6-foot minimum back of curb | One Side 10, 5-foot minimum for detached sidewalks, 6-foot minimum back of curb | Both Sides, 5-foot minimum for detached sidewalks, 6-foot minimum back of curb | One Side 10, 5-foot minimum for detached sidewalks, 6-foot minimum back of curb | Both Sides, 5-foot minimum for detached sidewalks, 6-foot minimum back of curb | Both Sides, 5-foot minimum for detached sidewalks, 6-foot minimum back of curb |
Parking Permitted | One Side | One Side | One Side | One Side Only 2 | One Side | None | |
Bicycle Facilities |
| See Redmond Transportation Master Plan, Bicycle System Plan | |||||
Landscape Strip/Furnishing Zone | In Urban Centers, Varies. See RZC 21.10.300 and RZC Appendix 7 In Pedestrian Priority Zones 11 outside of Urban Centers, 5-foot minimum both sides Rest of City, Option 1: 5-foot minimum with 5-foot sidewalk or Option 2: no furnishing zone with 6-foot or wider sidewalk | None | 5-foot minimum landscape strip both sides, located between roadway and sidewalk | 5-foot minimum landscape strip both sides, located between roadway and sidewalk | None | 5-foot minimum landscape strip both sides, located between roadway and sidewalk | None |
Notes: 1. For less than 10 dwelling units, one may follow the single-family or middle housing residential public guidelines with 44 feet of right-of-way. 2. RZC 21.40.010.E, Design Requirements for Parking Facilities, would be used in conjunction with this guideline. 3. Maximum grade may be exceeded subject to approval by the Director of Public Works. Such approval shall be conditional upon the following: a. No practical alternative exists. b. Any grade over 15 percent up to a maximum of 20 percent shall extend no further than 600 feet without being interrupted by an intersection or landing with eight feet difference in elevation over a distance of 100 feet. 4. On private streets the grade shall not exceed 10 percent unless authorized by the Redmond Fire Department. 5. See Table 1 for definitions of terrain. 6. Where grade exceeds 10 percent on an emergency vehicle access road, mitigation shall be required per RMC 15.06.013(A)(29). 7. Easements accommodate the sidewalk and can be used to accommodate utilities, to the extent that pedestrian mobility including the needs of the physically disabled is maintained and that vehicular overhangs from driveways into the right-of-way or sidewalk and/or easements granted to the City for public pedestrian mobility are avoided. 8. Rolled curb alternative may be approved in some existing areas or in use with vertical curb transition. 9. Minimum 20-foot unobstructed driving surface in private local access streets is acceptable as long as the number of on-street parking stalls can be provided in alternate locations on site based on the standard 8-foot parking lane on one side. These parking stalls should be in addition to the minimum parking requirements per the project. Please note that additional pavement width may be subject to require due to the utilities spacing requirements. 10. Sidewalks shall be installed on the same side of the development with the first half-street improvements. 11. See Transportation Master Plan Chapter 4-3, Pedestrian System Plan. 12. For middle housing development up to eight dwelling units within one property, please refer to Section B of this appendix for driveway access requirements. 13. The numbers of dwelling units or lots in this column for private street standards refers to a new single-family subdivision development, including middle housing. For residential housing developments within an existing private street neighborhood that the total dwelling units or lots exceeding these numbers, please refer to RZC Appendix 2, Section A.2.b.i.E, private streets, for further details. However, if the residential housing development is within an existing shared driveway access neighborhood, please refer to Section B.2, Minimum Standards of Driveway Access Requirements, below for further details. 14. The number of dwelling units or lots in this column for public street standards applies to a new Single-Family Subdivision development, including Middle Housing. For residential housing developments within an existing private street neighborhood, converting the private street to meet public street standards exceeding these numbers may not be required if the criteria outlined in RZC Appendix 2, Section A.2.b.i.E, private streets, are met. However, if the residential housing development is within an existing shared driveway access neighborhood, please refer to subsection B.2, Minimum Standards of Driveway Access Requirements, of this appendix for further details. 15. A minimum five dwelling units or lots for single-family and/or middle housing residential development will trigger private or public local street standards if there is direct access to an arterial 16 street. Otherwise, a minimum nine dwelling units or lots for single-family and/or middle housing residential development will trigger private or public local street standards, as outlined in Table 2 of this appendix. 16. Please note that some street corridors along the City of Redmond’s boundaries may connect to public streets under the jurisdiction of other municipal cities or county. These streets, either partially or entirely, are also classified as arterial streets, including but not limited to: 132nd Ave. NE, NE 124th St., NE 116th St., 154th Pl. NE, NE 124th Way, 156th Ave. NE, and NE Bel-Red Rd. | |||||||
3. Street Layout. Street layout shall provide for the following:
a. Local access streets shall be designed to discourage through traffic and high speeds.
b. Provide access to adjoining undeveloped property, where necessary.
c. Right-of-way placement shall be planned to minimize grading and destruction of natural features.
d. Rights-of-way shall not be located in areas where geologic or soil conditions may cause a threat to public safety or pose a continuing excessive liability to the City.
e. Walkways and trails shall be provided to maximize the potential for pedestrian circulation within a development and to adjacent areas.
f. Where it is applicable, temporary turnaround shall be provided on half streets and future street extensions.
g. All power and telecommunication facilities utilities shall be placed underground in accordance with RZC 21.17.020, Electrical Equipment and Wiring.
h. Required Access to Developments. Where more than 100 units are designed in a residential development, either single-family, middle housing, multifamily, retirement or similar, there shall be a minimum of two access points to the street system. Such access points shall be located so as to provide for circulation, alternate emergency vehicle access routes, through access, and general area transportation design considerations.
i. Divided Streets or Streets With Median Strips. Where due to topographic, engineering, or design considerations a divided local access street is used, the following criteria shall apply:
i. The length of the divided local access street shall not exceed 150 feet.
ii. Each side of the divided street shall not be narrower than 14 feet. If one or both sides of the divided access are within 50 feet of an adjacent building or otherwise deemed necessary for firefighting purposes, then the minimum unobstructed width per applicable side is 20 feet.
iii. Where a lane is within 100 feet of any structure and where the Fire Chief determines there is a possibility of fire lane obstruction, fire lanes shall be marked per Redmond Fire Department standards.
iv. Such divided local access streets shall not compromise turning radii of emergency vehicles especially at intersections.
4. Pedestrian Crossings. The distance between marked crossings or stop-controlled intersections on new or reconstructed streets (as defined by the Washington State Department of Transportation Local Agencies Guidelines Manual) shall not exceed 1/10 mile (528 feet) in the urban centers, or 1/4 mile (1,320 feet) outside the urban centers and pedestrian priority zones as defined in the Transportation Master Plan unless safety, traffic conditions, or site constraints preclude a crossing as determined by the Traffic Operations Safety and Engineering Division.
5. Street Grades.
a. Arterials shall generally not exceed 12 percent in grade.
b. All streets, alleys and service drives shall generally not exceed 15 percent in average grade. Refer to Table 2 where grades greater than 15 percent are permitted. Portland cement concrete may be required in lieu of asphalt pavement for grades over 15 percent.
c. All local access streets both public or private which are designated by the Redmond Fire Department as emergency vehicle access roads shall not exceed 10 percent in grade unless approved mitigation measures are implemented and such grades are approved by the Redmond Fire Department. Refer to RMC 15.06.013.
d. All changes in grade shall be connected by vertical curves meeting standards established by the City.
6. Minimum Horizontal and Vertical Curve Standards.
a. Minimum Horizontal Curve Radii.
i. Arterials and Connector Streets. The minimum radius shall be as defined in the table below with superelevation of -2.0 percent. The design speed shall be set at five miles per hour over the posted speed (source: AASHTO 2011 6th Edition, Table 3-13b. Minimum Radii and Superelevation for Low-Speed Urban Streets).
Table 4 | |
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Design Speed (miles per hour) | Horizontal Curve Radius (feet) |
25 | 200 |
30 | 335 |
35 | 510 |
40 | 760 |
Over 40 | 1040 |
ii. Local Access Streets. The minimum radius shall be as defined in the table below based on the typical cross slope that the street will traverse. A 100-foot radius may be permitted at the permanent end of a street.
Table 5 | |
|---|---|
Typical Cross Slope (percent) | Horizontal Curve Radius (feet) |
< 8 | 335 |
8 – 15 | 200 |
> 15 | 115 |
b. Minimum tangent distances between horizontal curves shall be:
i. Two hundred feet for streets with a posted speed limit above 25 mph.
ii. One hundred feet for streets with a posted speed limit of 25 mph.
c. Distance. Stopping sight distance and decision sight distance shall be determined using a driver height of eye of 3.5 feet and an object height of 0.5 feet. An object height of two feet shall only be considered on a case-by-case basis for existing streets and must be accompanied by a design deviation request.
d. Stopping Sight Distance (SSD). The minimum stopping sight distance, as measured along the centerline of a level street, shall be determined as follows (source: AASHTO 2011 6th Edition, Table 3-1. Stop Sight Distance on Level Roadways):
Table 6 | |
|---|---|
Design Speed (mph) | Stopping Sight Distance (feet)* |
25 | 155 |
30 | 200 |
35 | 250 |
40 | 305 |
45 | 360 |
50 | 425 |
55 | 495 |
* Must be adjusted when street downgrade is 3 percent or greater. | |
i. Arterial and Connector Streets. The minimum SSD shall be determined using a design speed of 10 mph above the posted speed limit. When restricted by topographic or other constraints, the Public Works Director may allow use of a design speed of five mph above the 85th percentile speed when properly documented in an engineering study.
ii. Local Public Streets. The minimum SSD shall be determined using a design speed of five miles per hour above the posted speed limit. When restricted by topographic or other constraints, the Public Works Director may allow use of a design speed equivalent to the 85th percentile speed when properly documented in an engineering study. Where the 85th percentile speed cannot be measured, guidelines established in AASHTO – Guidelines for Geometric Design of Very Low-Volume Local Roads (ADT<400) may be used.
iii. Private Streets. The minimum SSD shall be 155 feet. When restricted by topographic or other constraints, the Public Works Director may allow use of the guidelines established in AASHTO – Guidelines for Geometric Design of Very Low-Volume Local Roads (ADT<400) as part of a design deviation request.
iv. Sag Vertical Curves. The application of street lighting may be used for mitigation when the SSD on sag vertical curves is less than stated above. However, in no case shall the sag curve SSD be less than provided in Table 7 for the posted speed (source: AASHTO – Guidelines for Geometric Design of Very Low-Volume Local Roads (ADT<400)).
Table 7 | |
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Posted Speed (miles per hour) | Sag Curve SSD (feet) |
25 | 125 |
30 | 165 |
35 | 205 |
40 | 250 |
45 | 300 |
e. Adequate decision sight distance shall be provided on all arterial and connector streets as set in the following table. The design speed shall be set at the posted speed. Decision sight distance is measured with a driver eye-height of 3.5 feet and an object-height of two feet.
7. Intersection Design.
a. Sight Clearance. The requirements of RZC 21.52.040, Sight Clearance at Intersections, and City of Redmond Standard Details shall apply.
b. Horizontal Alignment. Street rights-of-way shall intersect at 80 degrees to 90 degrees, where possible. For residential streets, three-way (“T”) intersections are preferred over four-way intersections.
i. Offsets of adjacent streets should be at least 150 feet measured from the near-side face of curb of any existing street or driveway.
ii. On sloping approaches, landings are not to exceed two feet difference in elevation for a distance of 30 feet approaching an arterial or 20 feet approaching a connector or local access street, measured from the back of sidewalk or the back of curb if no sidewalk exists.
iii. At street intersections, property line corners shall be rounded by an arc, the minimum radius of which shall be 25 feet. In business districts a curb may be substituted for such an arc.
iv. The curb radius shall be 25 feet for local access streets and 30 feet for arterial and neighborhood collector streets.
v. At private streets, driveways, etc., the minimum curb radius shall be 20 feet. Where driveway widths are less than 28 feet, a 25-foot radius may be required. Refer to the Standard Details.
c. Adequate intersection (entering) sight distance shall be provided at street intersections and driveways as defined in the table below. Unless otherwise approved, the design speed shall be set at 10 miles per hour over the posted speed. Entering sight distance is measured with a driver eye-height of 3.5 feet and an object-height of two feet (source: AASHTO 2011 6th Edition Figure 9-17 and Table 9-6).
d. Curb Cut or Curb Return.
i. Standard driveway curb cut or curb return is based on site conditions, traffic characteristics, and fire requirements, considering the presence of turning bus traffic, vehicular volumes, the percentage of heavy vehicles (i.e., potential design vehicle), pedestrian safety, land use, and convenience (relative to the heavy vehicle driver).
A. Standard driveway curb cut is required when one or more of the following criterion are met:
1. Private driveways and access drives intersecting with public streets.
2. High pedestrian volumes are present or reasonably anticipated in Downtown area; refer to Map 10.3, Downtown Pedestrian System.
3. Low turning volumes and majority of turning vehicles are passenger cars.
4. Low speed (35 mph or lower) on the arterials.
5. Low traffic volumes (less than 5,000 AADT) on the arterials.
6. Four or more lanes on arterial so the turning vehicles do not encroach into opposing lanes.
B. Curb return is required when one or more of the following criterion are met:
1. High speed (40 mph or higher) and two-lane roadway arterials.
2. A school bus, moving van, fire truck, or oversized delivery truck will have to encroach into the opposing lane while making turns.
3. High traffic volumes (5,000 AADT or greater) on arterials.
4. Intersecting with signalized or major stop-controlled intersections.
e. Curb Bulb.
i. Minimum 15-foot return curb radius for inside and outside for street maintenance.
f. Temporary Pedestrian Access During Construction.
i. A temporary pedestrian access plan is required as part of the civil construction plan set. This plan needs to show how pedestrian traffic passing by the proposed development will be accommodated during the entire length of the construction phase. The plan is required to work in conjunction with pedestrian and vehicle detours already in place for other public and private projects, and may need to be adjusted to respond to changing conditions as the development is constructed.
ii. For construction of new structures adjacent to existing sidewalks with pedestrian traffic, a covered walkway will be required to protect pedestrians from falling debris. Covered walkways should be designed to provide sturdiness, adequate light for nighttime use and safety, and proper sight distance at intersections and crosswalks.
iii. Short term closures of sidewalks or pathways for utility construction work may be allowed upon review and approval of the pedestrian access plan by the Public Works Department as per RZC 21.52.030.F.3. The pedestrian access plan should show the duration of the short term closure and provide temporary routes with barricades and cones that parallel existing facilities. These routes must be accessible for persons with disabilities, including the provision of ramps, minimum widths, and smooth surfaces for wheelchair access. When a parallel route is not available, pedestrians must be detoured with advance signing in accordance with the Manual on Uniform Traffic Control Devices. See MUTCD 2009 (or latest revision) sections 6D.01, 6D.02, 6D.05 for guidance.
g. Slip turn lanes are not permitted.
8. Paving Requirements. All pavement shall be designed by a registered engineer in accordance with City of Redmond Standard Detail 301 for Typical Roadway Sections and Washington State Department of Transportation Design Manual Chapter 620; if design is needed beyond the standard detail then use the following criteria:
a. Trip generation based on ITE “Trip Generation” Manual, Current Edition.
b. Maximum anticipated traffic loadings with the following minimums:
Zoning | Minimum Truck Traffic |
|---|---|
Residential (Single- or Multifamily) | 5 percent |
All Other | 15 percent |
c. Design Life.
d. Minimum Pavement Designs.
4-inch HMA Class 1/2-inch PG 64-22 5-inch HMA Class 1-inch PG 64-22 *Compaction | |
Public Street (Connector and Local) | 7-inch HMA Class 1/2-inch PG 64-22 *Compaction |
Private Street and Parking Lot | 3-inch HMA Class 1/2-inch PG 64-22 4-inch Crushed Surfacing Base Course *Compaction |
* Compaction: Subgrade shall be compacted to 95 percent maximum density as determined by Modified Proctor (ASTM D 1557) HMA – Hot Mix Asphalt PG – Performance Grade Asphalt Binder | |
e. Public Street Overlay. Asphalt public streets impacted by construction activity and post-construction traffic from new developments must be planed, overlaid, and/or patched, as determined by the Public Works Department and in accordance with City of Redmond Standard Specifications and Details. At a minimum, all new developments (except for construction of one single-family home) are required to do a two-inch grind and overlay of the entire half street along their project frontage if the Pavement Condition Index (PCI) of the existing pavement is below 70 (as determined by the City’s bi-annual pavement survey). Refer to the table in subsection A.8.f of this appendix.
f. Public Street Reconstruction. For all new developments (except for construction of one single-family home) that will generate 20 or more PM peak hour vehicle trips, the following street reconstruction measures shall apply to mitigate the impacts of construction activity and post-construction traffic from the development on pavement conditions, based on the Pavement Condition Index (PCI) of the existing pavement (as determined by the City’s bi-annual pavement survey):
PCI between 54 – 40 | A 3-inch grind and overlay from the right-of-way centerline to the new curb line along the entire project frontage. |
PCI below 40 or pavement depths along project frontage do not meet City Standard for Street Classification | Full-depth reconstruction from the right-of-way centerline to the new curb line along the entire project frontage. |
g. In lieu of using the above criteria for paving requirements of private streets and/or parking lots, the geotechnical engineer employed by the developer shall verify and subsequently advise the City that the installation of the paving section(s) conforms to his/her design. The project will not be accepted until the geotechnical engineer provides the City with written documentation of this information.
9. Transit Provisions.
a. Transit stops shall be installed as part of new or reconstructed frontage where needed to ensure that the distance between transit stops on High and Medium Demand Transit Corridors does not exceed 1,000 feet (see Transportation Master Plan, Chapter 4.2 Transit System Plan) except where their installation would be unsafe, impractical due to site constraints, or unnecessary due to low demand or route planning, as determined by the City of Redmond.
b. Bus bulbs shall be installed as part of new or reconstructed frontage where necessary to ensure that buses may stop in the travel lane when loading and unloading passengers at transit stops on High Demand Corridors (see Transportation Master Plan Chapter 4.2, Transit System Plan).
10. Traffic Control.
a. Signing. All traffic control devices shall conform to the most recent edition of the “Manual on Uniform Traffic Control Devices” (MUTCD). In new developments, the developer shall install all traffic control signs which shall include but not be limited to street name, stop, dead end, and pedestrian signing. The developer shall be responsible for paying the cost of the signs, including the installation. See Standard Detail, Street Name Sign.
b. Pavement Marking. In new developments, pavement markings, including buttons, striping, and delineators, may be required to provide roadway safety. Such markings shall be provided by the developer. All materials shall conform to the City of Redmond “Standard Specifications and Details,” latest edition. All work shall be approved by the City Traffic Operations Safety and Engineering Division prior to installation.
c. Fire Lane Marking. In new plats or commercial/industrial developments, areas designated by the Fire Department as fire lanes and where in the opinion of the Fire Chief marking is needed to prevent obstruction, fire lane marking shall be in accordance with Redmond Fire Department standards. Such markings shall be provided by the developer.
d. Construction Requirements.
i. All construction activities within the public right-of-way shall have a detailed traffic control plan submitted at least 48 hours in advance of the work if required by the City. The plan shall conform to the current edition of the Manual on Uniform Traffic Control Devices and shall be approved by the City Engineer or his designated representative.
ii. Both public contracts and private developments shall have a traffic control plan attached to the approved drawings if required by the City. The plan shall show specific placement of cones, barricades, signs, and other devices. All changes including field revisions must be approved by the City Engineer or his designated representative.
11. Street Illumination. Refer also to the City of Redmond Illumination Design Manual.
a. Requirements for Public Streets, Sidewalks, Trails, and Multiuse Paths.
i. Illumination Required. Street light illumination shall be provided in new developments. Sidewalk, trail, and multiuse path illumination shall be provided in new developments in Pedestrian Priority Zones (for Pedestrian Priority Zone maps see Transportation Master Plan Chapter 4.3, Pedestrian System Plan).
ii. Location of Poles. The City shall approve the location of street light poles on plans prepared by Puget Sound Energy or an independent lighting consultant.
iii. Maintenance. The street illumination system is maintained by the utility company or the City.
iv. Undergrounding. All street light wiring, conduit, and service connections shall be located underground.
v. Luminaire type, height, and lighting levels shall be consistent with the Redmond Illumination Design Manual.
vi. Electricity Costs. For single-family home developments, the owner shall be responsible to pay the monthly electricity costs for the street light illumination until the City Inspector has accepted the development for maintenance warranty period. For all other types of development, the owner shall be responsible to pay the monthly electricity costs for the street light illumination until the City has granted certificate of occupancy.
vii. Private Easement Removal or Subordination. 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 any encroachments on such easements or rights-of-way. See requirements for right-of-way and/or easement dedication in RZC 21.52.030.G.
b. Existing Residential Areas. The City will initiate the installation of a street light in existing residential areas provided the following conditions are met:
i. A letter is received, signed by all occupants within 100 feet of the location of the street light, approving of the light on a public street.
ii. If the street light will not be located on an existing power pole, the cost of installation of a luminaire pole and associated underground wiring, etc., shall be borne by the petitioners.
c. Requirements for Private Streets.
i. Street light illumination is not required for private streets serving less than nine lots/units.
ii. Responsibility for Installation. Should street lights be desired, the installation, maintenance, and power costs shall be the responsibility of the developer or homeowners’ association, etc., not the City of Redmond.
12. Cul-de-Sac and Dead End Streets.
a. Streets with a cul-de-sac or permanent dead-end should not be longer than 600 feet. In the event that a longer cul-de-sac or permanent dead-end street is unavoidable due to topography or as otherwise specified in this section, turnarounds are required every 600 feet.
b. Refer to Appendix 2.C, Emergency Vehicle Turnarounds, to determine if it applies to the street. If Appendix 2.C does not apply, safety provisions must be made to accommodate the turnaround for a single unit (SU-30) truck, and, for public local access streets, a cul-de-sac is required for compliance with safety requirements defined in RZC 21.40.010.E and RMC Chapter 10.52 for permanent dead end public local streets only.
c. Temporary dead end streets planned for future continuation shall include the necessary dedication or easements for utilities and vehicle turnarounds. If the dead end is over 300 feet for residential and 150 feet for commercial, then the turnaround must meet the requirements of Appendix 2.C, Emergency Vehicle Turnarounds. A barricade designed to City of Redmond standards shall be installed at the end of the dead end street, along with a sign stating “This Street To Be Extended In The Future.”
d. Refer to the City of Redmond Standard Specification and Details for cul-de-sac and barricade details.
13. Mailbox Stand(s) in Residential Areas.
a. Mailboxes shall be clustered together in stands when practical and when reasonably convenient to the houses served.
b. Where appropriate, mailbox stand(s) shall be installed in the sidewalk in accordance with the City of Redmond Standard Details.
c. The location of the mailbox stand(s) is determined jointly by the City of Redmond together with the United States Postal Service.
d. Mailbox stand locations should not be placed so vehicles using it would obstruct the required width of an emergency vehicle access road.
e. Replacement and/or repair of mailbox stands is the responsibility of property owners served by the mailbox stand.
14. Franchise Utilities. Non-City-owned franchise utilities are required by City code to relocate existing facilities at their own expense when a conflict results between their facilities and public street improvements. The improvement work must be required by the City as part of an adopted plan or study in order for the relocation work to be the financial responsibility of the utility; otherwise all costs shall be the responsibility of the developer.
15. Retaining Walls and Rockeries.
a. All retaining walls and rockeries constructed to support land used for new development shall be placed outside of the public right-of-way and public easements.
b. Retaining wall reinforcements such as tiebacks, soil nails, and geogrid mesh shall not extend into the public right-of-way and public easements.
c. Retaining walls that will be visible to the general public and above four feet in height shall be constructed of concrete (cast in place, shotcrete, or modular blocks) with an aesthetic pattern on the wall face. Wall type and aesthetic pattern shall be approved by the Public Works Director or their designee.
d. Install rockeries per Standard Detail 909 “Rock Wall under 4 feet.”
e. All retaining walls and rockeries must also meet the design standards in Section 5.6.7, “Rockeries/Retaining Walls” in the 2022 Stormwater Technical Notebook, Issue 9.
16. Safety Railings.
a. Installation. Where a sidewalk or other nonmotorized transportation facility is to be constructed above a slope steeper than 3H:1V or adjacent to a rock wall or retaining wall where the lowest finished elevation of the slope, rock wall, or retaining wall is to be 30 inches or more below the finished elevation of the sidewalk or other facility, a safety railing shall be required. Railings shall be erected and adjusted, if necessary, after initially set to assure a continuous line and grade.
b. Design. Safety railings shall be constructed per Standard Detail “Typical Pedestrian Railing.”
17. Guard Rails. For purposes of warrants, design, and location, all guard rails along roadways shall conform to the criteria of Chapter 1610 “Traffic Barriers” of the Washington State Department of Transportation Design Manual.
18. Survey Control. Street designs shall reference the City of Redmond’s current Vertical and Horizontal Control Systems.
19. New Monumentation. New survey monuments shall be installed at new street intersections, street tangent points, and center of cul-de-sacs in accordance with the City of Redmond Standard Details.
20. Street Naming and Numbering. Per RMC 15.06.013(A)(32), the Fire Chief shall name and number City streets based on the King County Street Grid System. The Fire Chief may modify the King County System to fit special circumstances, or as requested by the Technical Committee.
21. Other Minimum Design Standards.
a. Ramps for the Handicapped. Ramps shall be included in all construction per RCW 35.68.075 and the most recent adopted PROWAG (Proposed Guidelines for Accessible Rights-of-Way) standards from the U.S. Access Board. The RCW requires that when curb ramps are constructed at one end of a crosswalk it must be matched by another ramp, i.e, a companion ramp, at the other end of the crosswalk. If an existing companion ramp is not wide enough to accommodate a wheelchair (36-inch minimum) or if the ramp has characteristics that may be deemed unsafe or impassable for a wheelchair user or other mobility assistive device, the curb ramp shall be removed and replaced to comply with current ADA standards.
It shall be the City’s policy that an existing ramp will be considered unsafe or impassable under the following conditions:
•There is no four-foot-by-four-foot landing for turning space in or above the existing curb ramp.
•The existing curb ramp slope is greater than 10 percent.
•The existing curb wing slope is greater than 12 percent.
If these conditions exist, the existing ramp must be fully or partially replaced to correct these deficiencies.
b. Vertical clearance above the paved roadway surface shall be a minimum of 16.5 feet. Vertical clearance of structures above the walkway surface shall be a minimum of 8.0 feet.
c. Clear Zone and Lateral Clearance.
i. If the street has curbs (rolled or vertical) and speed limit is 35 mph or less, no clear zone analysis is required. However, the lateral clearance between curb face and the closest part of any fixed object (excluding traffic control signs and break away supports) shall be at least two feet.
ii. If the street has no curbs (rolled or vertical) and speed limit is 35 mph or less, the City requires a clear zone of 10 feet from the edge of traveled way to the face of any fixed object. Fire hydrants and other fixed objects with break away capabilities are allowed.
iii. If the street has a speed limit greater than 35 mph, the City requires a clear zone to any fixed object as outlined in Exhibit 1600-2 of the WSDOT Design Manual.
d. Roadway Geometrics. Design(s) shall be based upon accepted engineering practices and the requirements listed herein. Horizontal lane transition taper lengths shall be computed by the formula L = WS, where L equals the taper length, W equals the horizontal offset, and S equals the posted speed.
22. Interim Pedestrian Walkway/Safe Walk Route.
a. For an interim walkway immediately adjacent to the street edge of travel way, it shall be constructed with vertical concrete curb, gutter and a five-foot concrete sidewalk. The curb face shall be located at least 12 feet from the street center line.
b. Otherwise, an interim walkway shall be four feet wide, constructed of asphalt or concrete, and located a minimum of 10 feet from the street edge of travel way where no curb and gutter exists.
c. A safety railing or fencing will be required when: (1) the interim walkway is located at the top of a slope or wall that is steeper than 2:1 and (2) the walkway elevation is 30 inches or higher than the toe of the slope or wall.
d. Must be compliant with ADA.
23. Overhead Power and Utilities Undergrounding and/or Relocation.
a. When undergrounding is required per RZC 21.17.020, existing power poles along the project frontage shall be removed or relocated to the furthest property corner or adjacent property, within the right-of-way or utility easement.
b. If any overhead utility lines from across the street are connecting to the power pole that is required to be removed, those overhead lines will be subject to be undergrounded across the street or reconnected from the other side of the street as part of the undergrounding requirements per RZC 21.17.020.
24. Standard Specifications. Except where the City of Redmond Standard Specifications and Details provide otherwise, design detail, workmanship, and materials shall be in accordance with the current edition of the Washington State Department of Transportation (WSDOT)/American Public Works Association (APWA) Standard Specifications for Road, Bridge and Municipal Construction. (Ord. 3028)
Effective on: 2/27/2021
B. Driveway Access Requirements for Up to Eight* Dwelling Units and/or Lots. The application of these standards shall apply to a shared driveway access serving single-family and/or middle housing up to eight* dwelling units and/or lots. Access requirements for the purposes of this section shall refer to access corridors and access from a driveway to the dwelling unit(s) on individual lots.
1. Construction Specifications and Guidelines.
a. Construction shall be in accordance with APWA Standard Specifications, Washington State Chapter.
b. The access surface and cross section shall be constructed per Standard Details.
c. Turnarounds may be required to be installed in accordance with Appendix 2.C, Emergency Vehicle Turnarounds.
2. Minimum Standards.
a. Extent. In order to provide adequate emergency vehicle access, the driving surface on an individual lot must terminate within 50 feet of all dwelling unit(s). Additionally, for any residential housing development located within a shared driveway access neighborhood, the existing shared driveway access may remain functional unless public street connectivity is identified in a City-adopted plan. This is contingent upon the HOA or property owner(s) associated with the shared driveway access tract or easement providing written confirmation of their agreement and meeting the following width requirements, as outlined below, for different dwelling units or lots.
b. Width.
i. One to Two Dwelling Units or Lots. The minimum unobstructed driving surface providing required emergency vehicle access shall be 14 feet in width. An unobstructed emergency vehicle operations area (EVOA) shall be provided as a continuation of the driving surface with an overall dimension of 20 feet in width and 50 feet in length, in the direction of travel and within 150 feet of all portions of the exterior wall of the dwelling as measured along an approved path. The transition between the 14-foot access road and the EVOA shall be tapered and all inside turning radii shall be a minimum of 55 feet. Final design shall be approved by the Fire Marshal and Engineering Division.
ii. Three to Four Dwelling Units or Lots. The minimum unobstructed driving surface shall be 20 feet.
For shared driveway access to a public or private local access street, please refer to the following subsection for additional details.
iii. Three to Eight Dwelling Units or Lots. The minimum unobstructed driving surface shall be 20 feet if the shared driveway has current access to a public or private local access street.
c. A 10-foot utility corridor may be required alongside the access corridor unless other utility access is available.
C. Emergency Vehicle Turnarounds. Turnarounds for the purpose of this section are to be defined as the minimum dimensions and standards for emergency vehicle return on non-through access.
1. Design. Design shall be in accordance with Standard Details in the City of Redmond’s construction “Standard Specification and Details.”
2. Construction Specifications and Guidelines.
a. Construction shall be in accordance with APWA Standard Specifications, Washington State Chapter.
b. Access shall be constructed per standard details.
3. When Required.
a. Residential. When dwelling units are served by an access longer than 300 feet measured from the closest intersection.
b. Commercial. Any emergency access roadway longer than 150 feet measured from the closest intersection.
c. The selection of design drawing is subject to approval of the Technical Committee.
d. A minimum unobstructed driving surface of 20 feet shall be required.
e. Signage, striping, or appropriate means approved by the Redmond Fire Department may be required.
f. Where requirements cannot be met, alternate fire protection as designated by the Fire Chief will be required per RMC 15.06.017, Restricted access buildings.
D. Driveways. Driveways, as used in this appendix, shall refer to: (a) a vehicular access which serves a lot, project limit, structure, or parking area and/or (b) the intersection of access corridors with public or private streets.
1. Construction Specifications.
a. Construction shall be in accordance with APWA Standard Specifications, Washington State Chapter.
b. Driveways shall be constructed per Redmond Standard Details or as determined by the City Engineer.
2. Selection Guidelines.
a. Driveway approach details within the Standard Details are most appropriate for residential zones, business park zones, and commercial areas.
b. The driveway approach details within the Standard Details shall also apply to private street entrances serving five or more dwelling units/lots.
c. Where curbing exists or is required and a flat approach would be appropriate, a curb return driveway may be used if approved by Public Works. The decision to install a curb return driveway shall be based upon a review of, but not limited to, the following factors:
i. Functional classification of street.
ii. Projected driveway usage.
iii. Turn lane facilities on the public street.
iv. Vehicle storage area between the street and any turning or parking maneuvers within the development.
v. Distance from intersections.
vi. Distance from other driveways.
vii. Traffic signalization.
viii. Pedestrian circulation.
3. Width and Height of Driveway Entrance.
a. The minimum and maximum width shall be measured from the outside of the travel lane excluding curb or thickened edge.
b. Each traffic lane of both residential, business park, industrial, and commercial driveways shall be at least 10 feet wide.
c. The minimum unobstructed business park, industrial, and commercial driveway width shall be 20 feet and the maximum 30 feet. A wider driveway width may be subject to approval where a substantial percentage of oversized vehicle traffic will exist. In this case the driveway should be sized to accommodate the largest vehicles.
d. The minimum vertical clearance for service vehicles with SU-30 size at the garage entry and within the garage structure area that require sufficient turning movements shall be at least 11 feet based on AASHTO 2011 6th Edition. Some common service vehicles are but not limited to emergency aid-car, delivery truck, and moving vehicle.
e. Residential driveway entrance width dimensions shall adhere to the following chart.
Table 11 | ||
|---|---|---|
No. of Dwelling Units/Lots | Minimum Unobstructed Width in Feet | Maximum Width in Feet* |
1 | 10** | 20 |
2 | 10** | 20 |
3 – 8 | 20 | 24 |
*In the case where medians are used in driveway entrances, greater width may be required. | ||
4. Location and Number of Driveways.
a. Driveway shall be limited to one per parcel, regardless of multiple street frontages, except that the following is permitted subject to the approval: (i) For nonresidential development, one driveway for each 150 feet of local street frontage, or three driveways for two lots having a common parking lot if meeting 150 feet separation, as provided in RZC 21.40.010.F.1; (ii) For residential development, a second vehicle access may be allowed as described under subsection A.3.h, Required Access to Developments, in this appendix.
b. The City shall not permit any driveway within 150 feet of the nearside face of the curb of the intersecting street or from any other such driveway. In the event it is either impossible or undesirable to separate by 150 feet, then driveways shall be located as far away as possible from the nearside of curb of the intersecting street or any other such driveway. Separations less than 150 feet are subject to approval. This separation requirement shall not typically be applied to the distance between single-family or middle housing driveways (including individual or shared) on local access streets within the Neighborhood Residential zone, Neighborhood Multifamily zone, or Neighborhood Mixed-Use zone.
c. Whenever practical, abutting property owners shall make joint use of driveways.
d. Distances between driveways and/or intersections shall be measured from the nearest edge between the driveways and/or intersections.
e. Driveways directly giving access onto arterials or public local access streets are not permitted if alternate access is available. Please refer to subsection D.4.i of this appendix for alternate access.
f. Driveways shall not be permitted where, in the judgment of the Technical Committee, dangerous or confusing traffic patterns would result.
g. Driveways shall be aligned wherever possible with existing driveways on the opposite side of the street. This requirement shall typically not be applied between single-family driveways.
h. Offset driveways where left turns may conflict shall be separated by at least 150 feet unless approved otherwise by the Technical Committee.
i. If an existing property has access rights to or is accessing a private shared driveway or street considered an alternate access, its development or redevelopment must continue to use the private access for ingress and egress. No new direct access to public street shall be permitted.
5. Conditions of Approval.
a. All abandoned driveway areas on the street frontage to be improved shall be removed, and the curbing and sidewalk shall be restored to City standards.
b. Maintenance and repairs of driveways, including the apron or driveway approach entering the City right-of-way, shall be the responsibility of the owner whose property they serve.
c. Left turns to and from a driveway may be restricted if such maneuvers are found to be hazardous.
d. Driveways shall have space adequate to substantially eliminate traffic backup on public streets.
e. Driveways, drive aisles or private streets, whether outside or within the garage structure or parking lot, shall be designed to accommodate service vehicles with a minimum SU-30 size, allowing on-site maneuvering without backing and encroaching into the street. This requirement does not apply to single-family homes or middle housing developments with eight or fewer dwelling units per lot on residential local access streets. If a service vehicle larger than SU-30 is required for the development, the same requirements outlined in this provision shall apply. Refer to the standard SU-30 or other service vehicles turning movement templates by AASHTO 2011 6th Edition. See reference codes in RZC 21.40.010.E.6 and E.8 for parking standards.
f. Concrete crosswalks, per the City of Redmond Standard Details, are required across all driveways intersecting minor or principal arterials. (Ord. 3028; Ord. 3083)
2A Downtown Street Requirements
A. Street Requirements. Street Requirements is a guide to the horizontal layout of the various roadway features contained within the public right-of-way for each of the various street classifications in the Downtown zoning area. This appendix supplements RZC 21.10.300, Public Realm Standards, and has been approved by the Technical Committee.
1. Right-of-Way. Right-of-way is the publicly owned area between private property lines. It includes transportation infrastructure for pedestrian, bicycle, and transit vehicle circulation. Some pedestrian infrastructure may also be accommodated in easements instead of right-of-way depending on site-specific characteristics.
2. Roadway. The roadway is measured from face-of-curb to face-of-curb within the right-of-way. It includes travel and turn lanes and may include curbside parking and striped bike lanes or cycle tracks.
3. Landscape/Bioretention. The landscape/bioretention area is located between the curb and sidewalk and may include traditional landscaping, bioretention cells or a combination of the two. The landscaping area includes a setback zone (furnishing and planter area) and tree well area.
4. Sidewalks. Sidewalks are measured from development property line to edge of landscape strip and bioretention zones within the right-of-way. Sidewalks and landscape strips and bioretention areas may also be located partially or entirely within easements depending on site-specific characteristics.
5. Shared Streets. A curb may not separate the roadway from the sidewalk. In this case, the transition between the two areas will generally be marked by other features such as bollards, different hardscape surface materials, or in other ways. Shared streets may include right-of-way and easements.
6. Plaza Street. Sidewalk standards should be increased at plaza areas to reflect increased pedestrian activity, subject to site plan revisions.
B. Guidelines for Application.
1. The Technical Committee shall review and approve each component of the street cross section on a project-by-project basis and has the authority to alter street cross section widths and uses.
2. Street cross section widths, as detailed in RZC Appendix 2A. Downtown street requirements apply at the middle of the block.
a. The widths and existence of each component may vary at intersections, as determined by the Technical Committee.
b. Intersection design shall be based upon the Pedestrian System Plan, Bicycle System Plan, and Design Guidance chapters of the Transportation Master Plan; Bicycle Facilities Design Manual; the City’s Construction Specifications in RZC Appendix 2, Construction Specification and Design Standards for Streets and Access; and any corridor study adopted by the City Council for the street(s) in question.
3. Dedicated right-of-way shall be 60 feet, except in cases where there is more than one general purpose lane going the same direction, wherein the dedicated right-of-way shall be determined by the Technical Committee. Any sidewalk width required by Map 21.10.300, Downtown Street Typology, in RZC 21.10.300, exceeding the required right-of-way shall be provided through an easement.
4. Provisions of medians and left turn lane access shall be determined on a project-by-project basis, based on traffic speeds, volumes, and collision history, and using recognized engineering standards, such as those published by AASHTO, ITE, or other recognized authority.
5. Utilities, such as power, telephone, and cable, shall be placed under the sidewalk.
6. When designing multimodal corridors refer to the modal corridors section of the Transportation Master Plan. Corridors shall support all modes.
7. See RZC 21.52.030.F, Traffic Control, Safety Devices, and Street Lights, to review additional options and requirements.
Figure 1 |
|---|
 |
Table 1. Downtown Streets Cross Sections
1. Measurements are in feet. 2. Number is for both sides of the street unless otherwise noted. | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
From | To | On-Street Parking Width | Bike Lane Width | General Purpose Lanes Width | Median/Two-Way Left Turn Lane Width | Sidewalk | Setback Zone – Five-Foot Planting Strip/Parkway, Four-Foot Furniture Zone with Tree Wells, or Other As Indicated | Mid-Block Right-of-Way Width | Curb-to-Curb Width | ||
158th Ave. NE | NE 85th St. | NE 83rd St. | 8 | 0 | 14 | 0 | 2 | 8 | 4 | 60 | 44 |
158th Ave. NE | NE 83rd St. | Redmond Way | 18 (SB)/8 (NB) | 0 | 11 | 0 | 2 | 8 | 4 | 60 | 48 |
159th Pl. NE | Bear Creek Parkway | Leary Way | 8 | 0 | 11 | 0 | 2 | 8 | 4 | 60 | 38 |
160th Ave. NE | NE 90th St. | Mid-block Passage | 8 (SB)/0 (NB) | 0 | 12 | 12 | 5 | 8 | 5 feet parkway for street trees, and 7 feet of planting/plaza areas | 60 | 44 |
160th Ave. NE | Mid-block passage | NE 85th St. | 8 (SB)/0 (NB) | 0 | 12 | 12 | 2 | 8 | 4 | 60 | 44 |
160th Ave. NE | NE 85th St. | NE 83rd St. | 8 | 0 | 14 | 0 | 2 | 8 | 4 | 60 | 44 |
160th Ave. NE | NE 83rd St. | Redmond Way | 0 (SB)/8 (NB) | 0 | 11 | 11 | 2 | 8 | 4 | 60 | 33 |
161st Ave. NE | NE 90th St. | NE 87th St. | 0 (SB)/8 (NB) | 5.5 | 11 | 11 | 2 | 8 | 4 | 60 | 44 |
161st Ave. NE | NE 87th St. | Redmond Way | 0 (SB)/8 (NB) | 6 | 12 | 12 | 2 | 8 | 4 | 60 | 56 |
161st Ave. NE | Redmond Way | Bear Creek Parkway | 8 | 5.5 | 12 | 0 | 2 | 8 | 4 | 60 | 51 |
164th Ave. NE/Red-Wood Rd. | NE 90th St. | NE 85th St. | 0 (SB)/8 (NB) | 5.5 | 11 | 11 | 5 | 8 | 4 | 60 | 44 |
164th Ave. NE/Red-Wood Rd. | NE 85th St. | NE 80th St. | 0 (SB)/8 (NB) | 5.5 | 11 | 11 | 2 | 8 | 4 | 60 | 44 |
164th Ave. NE | NE 80th St. | Redmond Way | 0 | 0 | 12 | 12 | 2 | 8 | 4 | 60 | 36 |
164th Ave. NE | Redmond Way | Ne 76th St. | 8 | 0 | 12 | 0 | 2 | 8 | 4 | 60 | 40 |
165th Ave. NE | NE 85th St. | NE 80th St. | 8 | 0 | 11 | 0 | 2 | 8 | 5 | 60 | 38 |
166th Ave. NE | NE 85th St. | NE 80th St. | 0 | 5.5 | 11 | 11 | 5 | 8 | 4 | 60 | 44 |
166th Ave. NE | NE 80th St. | NE 76th St. | 0 | 5.5 | 11 | 11 | 2 | 8 | 4 | 60 | 44 |
167th Ave. NE | NE 85th St. | NE 83rd St. | 0 (SB)/8 (NB) | 0 | 11 | 0 | 2 | 8 | 4 | 60 | 30 |
168th Ave. NE | NE 80th St. | Redmond Way | 8 | 0 | 14 | 0 | 2 | 8 | 4 | 60 | 44 |
169th Ave. NE | NE 82nd St. | NE 79th St. | 8 | 0 | 12 | 0 | 2 | 8 | 4 | 60 | 40 |
170th Ave. NE | NE 80th St. | NE 79th St. | 8 | 0 | 11 | 0 | 2 | 8 | 4 | 60 | 38 |
170th Pl. NE | NE 80th St. | Avondale Way | 8 | 0 | 11 | 0 | 2 | 8 | 4 | 60 | 38 |
170th Pl. NE | Avondale Way | Redmond Way | 0 | 0 | 11 | 12 | 2 | 8 | 4 | 60 | 34 |
Leary Way | NE 80th St. | Cleveland St. | 8 | 0 | 12 | 0 | 2 | 8 | 4 | 60 | 33 |
Leary Way | Cleveland St. | Urban Trail | 0 | 0 | 11 | 11 | 2 | 8 | 4 | 60 | 33 |
Leary Way | Urban Trail | Bear Creek Parkway | 0 | 0 | 12 (SB)/24 (1)(NB) | 12 | 2 | 8 | 4 | 78 | 48 |
Leary Way | Bear Creek Parkway | Sammamish River | 0 | 0 | 24 | 0 | 2 | 8 | 4 | 72 | 48 |
Avondale Way | NE 80th St. | Redmond Way | 0 | 5.5 | 11 (SB)/22 (NB) | 11 | 2 | 8 | 4 | 70 | 55 |
Avondale Way | Redmond Way | NE 76th St. | 0 | 0 | 11 | 12 | 2 | 8 | 4 | 60 | 34 |
NE 79th St. | Redmond way | 168th Ave. NE | 8 | 0 | 12 | 0 | 2 | 8 | 4 | 60 | 40 |
NE 79th St. | 168th Ave. NE | Avondale Way | 8 | 0 | 13 | 0 | 2 | 8 | 5 | 60 | 42 |
NE 80th St. | Redmond Way | Leary Way | 8 | 0 | 14 | 0 | 2 | 8 | 4 | 60 | 44 |
NE 80th St. | Leary Way | 164th Ave. NE | 0 | 0 | 20 (WB)/12 (EB) | 12 | 2 | 8 | 4 | 60 | 44 |
NE 80th St. | 164th Ave. NE | 166th Pl. NE | 8 | 0 | 14 | 0 | 2 | 8 | 4 | 60 | 44 |
NE 80th St. | 166th Ave. NE | 170th Pl. NE | 8 | 0 | 14 | 0 | 5 | 8 | 4 | 60 | 44 |
NE 83rd St. | 158th Ave. NE | 160th Ave. NE | 8 (WB)/20 (FB) | 0 | 11 | 0 | 2 | 8 | 4 | 60 | 50 |
NE 83rd St. | 160th Ave. NE | 161st Ave. NE | 20 (WB)/8 (EB) | 0 | 11 | 0 | 2 | 8 | 4 | 60 | 50 |
NE 83rd St. | 161st Ave. NE | 490 feet east of center of 161st Ave. NE and NE 83rd Street intersection | 12 | 0 | 14 | 0 | 2 | 8 | 4 | 60 | 52 |
NE 83rd St./Transit Center | 490 feet east of center of 161st Ave. NE and NE 83rd Street intersection | 164th Ave. NE | 0 | 0 | 15 | 12 | 2 | 8 | 4 | 60 | 42 |
NE 83rd St. | 164th Ave. NE | 166th Ave. NE | 8 | 0 | 14 | 0 | 2 | 8 | 5 | 60 | 44 |
NE 83rd St. | 166th Ave. NE | 167th Ave. NE | 8 (WB)/0 (EB) | 0 | 11 | 0 | 5 | 8 | 5 | 60 | 30 |
NE 85th St. | Sammamish River | 158th Ave. NE | 7 | 5 | 10.5 | 11 | 2 | 8 | 4 | 60 | 56 |
NE 85th St. | 158th Ave. | 164th Ave. NE | 7 | 5 | 10.5 | 11 | 2 | 8 | 4 | 60 | 56 |
NE 85th St. | 164th Ave. NE | 166th Ave. NE | 0 | 5 | 11 | 12 | 5 | 8 | 5 | 60 | 44 |
NE 85th St. | 166th Ave. NE | 167th Ave. NE | 8 (WB)/0 (EB) | 0 | 11 | 0 | 5 | 8 | 5 | 60 | 30 |
NE 87th St. | 161st Ave. NE | 164th Ave. NE | 8 | 0 | 16 | 0 | 2 | 8 | 4 | 60 | 48 |
NE 90th St. | Sammamish River | 161st Ave. NE | 0 | 5.5 | 22 | 0 | 5 | 8 | 5 | 82 | 55 |
NE 90th St. | 161st Ave. NE | 164th Ave. NE/Red-Wood Rd. | 0 | 6 | 12 | 12 | 5 | 8 | 5 | 60 | 48 |
Redmond Way | Sammamish River | 76th St. NE | 0 | 0 | 24 | 12 | 5 | 8 | 4 | 102 | 60 |
Redmond Way | 76th St. NE | 160th Ave. NE | 0 | 0 | 24 | 12 | 2 | 8 | 4 | 102 | 60 |
Redmond Way | 160th Ave. NE | 168th Ave. NE | 10 | 0 | 11 | 11 | 2 | 8 | 4 | 60 | 53 |
Redmond Way | 168th Ave. NE | NE 76th St. | 0 | 0 | 26 | 24(2) | 5 | 8 | 4 | 100 | 76 |
Cleveland St. | Redmond Way | Redmond Way | 8 | 0 | 11 | 0 | 2 | 8 | 4 | 60 | 38 |
Bear Creek Parkway | Redmond Way | Leary Way | 8 | 0 | 11 | 12 | 2 | 8 | 4 | 60 | 42 |
Bear Creek Parkway | Leary Way | Bear Creek Parkway/170th Ave. NE | 0 | 0 | 11 | 12 | 2 | 8 | 4 | 60 | 34 |
Bear Creek Parkway | Bear Creek Parkway/170th Ave. NE | Redmond Way | 0 | 0 | 24 | 12 | 5 | 8 | 5 feet parkway for street trees, and 7 feet of planting/plaza areas | 85 | 60 |
C. Shared Streets. The typical shared street section represents the preferred design for the intended character and function of the shared street. The shared streets are subject to design review by technical staff.
Figure 2 |
|---|
 |
Movement Zone for Motor/Bicycle Traffic | Comfort Zone for Pedestrians (Both Sides) | Parking/Planted Buffer (Both Sides) |
|---|---|---|
20 ft. | 8 ft. | 7 ft. |
Figure 3 |
|---|
 |
Figure 4 |
|---|
 |
3 Design Requirements for Water and Wastewater Extensions
A. General.
1. Purpose. The purpose of these design standards is to provide engineers, designers, draftsmen, inspectors, and others with a reference to City of Redmond’s requirements for the design and installation of improvements to the water and sewer systems. No extension or modifications to the City’s utility system shall be made without the approval of construction drawings prepared in accordance with these standards.
The design standards included herein are intended to result in utility systems which will:
a. Provide the needed source, storage, and distribution facilities system to maintain desirable levels of service during periods of maximum use.
b. Provide the needed sewer facilities to carry all anticipated sewage flows within a basin.
c. Conform to the City’s Water System Plan and General Sewer Plan.
d. Be of material strong enough to resist all expected loads, both internal and external, in order to preserve the purity and potability of the water supply, and protect ground and surface waters from the escape of wastewater.
e. Be safe and economical to maintain. Alternate materials and methods will be considered for approval on the basis of these objectives and conformance to all requirements indicated elsewhere in these standards.
2. Revisions to These Requirements. It is anticipated that revisions to these requirements will be made from time to time. The date appearing on the title page is the date of latest revision. Users should be sure that they are using the most recent revision to these requirements. This edition was approved in January 2000. Contact the Public Works Department Water/Wastewater Division to ensure this copy is the most current edition.
3. Referenced Standards. Reference herein is made to the latest edition of standards, tests, methods, and specifications of research as follows:
a. American Standards, prepared by the American Water Works Association (AWWA).
b. American National Standards, prepared by the American National Standards Institute (ANSI).
c. Standard Specifications, prepared by the American Society for Testing and Materials (ASTM).
d. Federal Specification, prepared by the Federal Government (FS).
e. Guide Book for Determination of Required Fire Flow and Grading Schedule for Municipal Fire Protection, prepared by the Insurance Services Office (ISO).
f. Standard Specifications for Road, Bridge and Municipal Construction, prepared by the Washington State Chapter, American Public Works Association (APWA) as modified by the Water/Wastewater Division.
g. Rules and Regulations of the State Board of Health Regarding Public Water Systems, prepared by the Water Supply and Waste Section, Health Services Division, State of Washington Department of Health (DOH), latest edition.
h. City of Redmond Standards, Specifications and Details, prepared by the City of Redmond.
i. Criteria for Sewage Works Design prepared by the State of Washington Department of Ecology.
j. City of Redmond Design Requirements – Water and Wastewater System Extensions.
4 Historic Landmarks Care and Restoration
A. Scope. In accordance with RZC 21.30, Historic and Archaeological Resources, this appendix establishes the required maintenance and restoration standards to prevent deliberate or inadvertent neglect of the significant features of historic landmarks and to guide the restoration of historic features.
B. Required Maintenance. The owner, lessee, or other person legally responsible for a historic landmark or its maintenance shall maintain the structure and site to prevent deterioration and decay of structural integrity through prompt corrections of any of the following defects:
1. Facades or portions of a facade that may fall and injure members of the public or property.
2. Deteriorated or inadequate foundations, defective or deteriorated flooring or floor supports, deteriorated walls or other vertical supports.
3. Members of ceilings, roofs, ceiling and roof supports, or other horizontal members that sag, split, or buckle due to deterioration or defective materials.
4. Deteriorated or ineffective waterproofing of exterior walls, roofs, foundation or floors, including broken windows or doors.
5. Defective or insufficient weather protection for exterior wall covering, including lack of paint or other protective covering.
6. Fireplaces, chimneys, ventilation stacks, or ornamentation, such as flagpoles that list, bulge, settle, or otherwise are deteriorating, such that the structural load-bearing capacity is negatively affected or that the attachment to the structure is in jeopardy.
7. Any fault or defect in a structure which renders it not properly watertight, prone to damage by the elements, or structurally unsafe.
8. Erosion other than natural erosion that would risk destabilizing a foundation, losing significant site features, or exposing archeological or historic material or artifacts.
C. Restoration and Care. The following shall be used as guidelines for the care and restoration of historic resources:
1. Use the gentlest possible procedure, such as low-pressure water, natural bristle brushes, or hand scraping, when cleaning, refinishing, or repairing historic materials.
2. Use bonding materials compatible with the materials used in original construction.
3. Do not cover historic surfaces with vinyl, aluminum, or other siding that can cause deterioration of the original material and loss of historic integrity.
4. When disassembly of an historic element is necessary for restoration or repair, use methods to catalog the item and protect it.
5. Restoration or repair of existing historic buildings should meet the guidelines established by the Secretary of the Interior for treatment of historic properties.
6. Additions should be similar in style yet discernible from the original structure and may use new materials to the extent that those materials allow building design to have similarity in window patterns, articulation, and use of detail to that of the existing historic building.
7. Minimize the visual impacts of new building systems on exterior features of identified historic buildings.
8. Where, by necessity of use, any of the primary entrances should no longer be functional to that use, the character-defining entrances should remain. If installation of additional entrances or secondary service entrances is allowed to be added, they should be compatible in size and scale and not redefine the primary entrances or destroy the character-defining features of the existing structure.
9. Avoid placing mechanical and electrical equipment on primary, character-defining facades.
10. Minimize damaging historic materials, such as cutting holes in walls, in order to insert new mechanical and electrical systems.
11. Color of historic landmark buildings should reflect the period of architecture or the original color if documented. Painting over of unpainted brick shall be prohibited. Preservation of wood structures with paint, stains, or preservative shall be allowed.
12. Signage for businesses shall not obscure significant features.
5 Redmond Heritage Resource Register
The following is a list of current designated Historic Landmarks:
Historic Site Name | Common Name | Address | Parcel Number |
|---|---|---|---|
Redmond City Park | Anderson Park | 7802-168th Avenue NE | 122505-9016 |
Bill Brown Saloon | The Matador | 7824 Leary Way | 719880-0025 |
Brown’s Garage | Redmond Liquor Store | 16389 Redmond Way | 719880-0100 |
Conrad and Anna Olsen Farmstead | Conrad Olsen Park | 18834 NE 95th Street | 062506-9002 |
Dudley Carter site/ | same | 7747-159th Place NE | 927070-0130 |
Earl and Elise McWhirter Farm (Hutcheson Homestead) | Farrel-McWhirter Park |
| 312606-9004 |
Hotel Redmond | Justice White House | 7528 Leary Way | 720241-0210 |
Redmond Hardware | Alpine Hut | 7875 Leary Way | 779220-0040 |
O. A. Wiley Home | The Stone House | 16244 Cleveland Street | 802970-0040 |
Odd Fellows Hall | Redmond’s Bar and Grill | 7979 Leary Way | 779220-0070 |
Perrigo Farm House | Eagle Rim Office & Clubhouse | 17325 NE 85th Place | 012505-9022 |
Redmond Pioneer Cemetery | Redmond Community Cemetery | West Side of 180th Avenue NE | 122505-9012 |
Redmond Methodist Episcopal Church | Redmond Methodist Church | 16540 NE 80th Street | 102505-9018 |
Redmond School | Old Redmond Schoolhouse Community Center | 16600 NE 80th Street | 012505-9013 |
Redmond State Bank | Brad Best Realty | 7841 Leary Way | 719880-0058 |
Redmond Trading Company | Half Price Books | 7805 Leary Way | 719880-0045 |
6 Extraordinary Notice Requirements
When required per RZC 21.76.080, Notices, extraordinary notice shall be provided in accordance with the following:
A. Sign Size and Placement. Each sign shall be four feet by eight feet in size, placed no closer than five feet from the right-of-way, visible from each public street on which the subject property has frontage, and placed outside the sight distance triangle.
B. Content of Notice. Signs shall be prepared using templates or attachable letters. Hand-lettered signs are not acceptable. The required sign shall include (see illustration):
1. The title “Notice of Land Use Application”;
2. A graphic or written description of the site boundaries;
3. Type of action/application (i.e., conditional use, master planned development, etc.);
4. The date of public hearing;
5. The name and telephone number of the Department of Planning and Community Development;
6. City of Redmond logo;
7. Other information as the Administrator may determine to be necessary to adequately notify the public of the pending land use application.
C. Responsibility for Installation and Removal.
1. The applicant shall be solely responsible for the construction, installation, and removal of the sign(s) and the associated costs.
2. The sign(s) shall be erected at least 21 days prior to the public hearing. The applicant shall sign an affidavit, stating that the sign(s) were installed and the date and posting of property.
3. The sign(s) shall be removed immediately following final action by the decision maker.
4. If the sign is removed prior to the decision maker’s final action, the applicant is responsible for immediate replacement of the sign.
Proposed Land Use Action |
|---|
 |
7 Overlake Village Street Requirements
8A Marymoor Subarea Street Requirements
Marymoor Subarea Street Requirements (Ord. 2883; Ord. 2978; Ord. 3028)
8B 192nd Ave NE Corridor Design Requirements
9 Cultural Resources Management Procedures
(Ord. 2982)
A. Cultural Resources Management Map Tool Specifications. Cultural Resources Management Map Tool Specification
The City shall employ a three-class model depicting areas that are known to have archaeological resources, areas having high probability, and areas having low probability. These areas shall be coordinated with tools and procedures regarding public and private development review.
Weights (generally)
1 = Known sites and their buffers, parcels shall be “locked/held” via the COR’s permit processing tool(s), permits shall be automatically conditioned:
•Per annual data sharing agreement with the DAHP.
•A weight of 1 requires a permit condition with notice to the DAHP and affected Indian tribes.
o The condition requires the applicant to complete an archaeological survey using professional archaeological services, per RZC 21.30.070, Archaeological Sites and Resources and per WAC 25-48-020(4).
o Permit applicants shall be advised to contact the DAHP directly to obtain a required cultural resources management plan and letter of concurrence to be submitted to the COR application project manager.
2 = High probability, the COR shall obtain the recommended cultural resources management approach from the DAHP and affected Indian tribes, permits shall be conditioned per recommendations:
•Per King County Probability Model.
•A weight of 2 requires the COR’s consultation with the DAHP and affected Indian tribes to obtain recommended cultural resources management activities.
•The recommended cultural resources management activities shall be provided as conditions to the respective permit.
3 = Low probability, Inadvertent Discovery Plan to be provided with permit approvals:
•Per King County Probability Model.
•A weight of 3 requires distribution of the COR Standard Inadvertent Discovery Plan. (Ord. 2982)
Effective on: 1/2/2020
B. Laws and Regulations. Laws and Regulations
List of Federal, State, and County Laws and Regulations (as adopted and hereafter amended)
Federal
National Environmental Policy Act
National Historic Preservation Act
36 CFR Part 60 (National Register of Historic Places)
36 CFR Part 61 (Procedures for State, Tribal, and Local Government Historic Preservation Programs)
36 CFR Part 63 (Determinations of Eligibility for Inclusion in the National Register of Historic Places)
36 CFR Part 65 (National Historic Landmarks Program)
36 CFR Part 68 (The Secretary of the Interior’s Standards for the Treatment of Historic Properties)
Section 106
Professional Qualification Standards
Executive Order 11593 (Protection and Enhancement of the Cultural Environment)
Executive Order 13006 (Locating federal Facilities in Historic Properties)
Archaeological Resource Protection Act of 1979
Archaeological and Historic Preservation Act of 1974
Native American Graves Protection and Repatriation Act
Washington State
State Environmental Policy Act
Shoreline Management Act
Executive Order 05-05
Advisory Council on Historic Preservation (WAC 25-12)
Abandoned and Historic Cemeteries and Historic Graves (RCW 68.60)
Washington State Historic Building Code (RCW 19.27.120)
Heritage Barn Program (RCW 27.34.400)
State Historical Societies - Historic Preservation (RCW 27.34)
Indian Graves and Records (RCW 27.44)
Archaeological Sites and Resources (RCW 27.53)
Archaeological Excavation and Removal Permit (WAC 25-48)
Abandoned and Historic Cemeteries and Historic Graves (RCW 68.60)
Registration of Historic Archaeological Resources on State-Owned Aquatic Lands (WAC 25-46)
Aquatic Lands - In General (RCW 79.90.565)
Archaeological Site Public Disclosure Exemption (RCW 42.56.300)
Discovery of Human Remains (RCW 27.44)
King County
King County Landmark Ordinance (Chapter 20.62)
Detailed Description of Laws and Regulations (as adopted and hereafter amended).
Federal.
National Historic Preservation Act
Enacted in 1966, The National Historic Preservation Act (NHPA) established protections for archaeological and historic resources and created the National Register of Historic Places (NRHP). The NRHP is the federal list of archaeological, historic, and other cultural resources worthy of preservation. Resources listed in the NHRP include districts, sites, buildings, structures, and objects that are significant in American prehistory, architecture, history, archaeology, engineering, and culture. The NRHP is maintained and expanded by the NPS on behalf of the Secretary of the Interior.
In order for a particular property—a district, site, building, structure, or object—to qualify for the NRHP, it must be significant in American prehistory, history, architecture, archaeology, engineering, or culture. To guide the determination of eligibility of properties for inclusion in the National Register, the NPS has developed the NRHP Criteria for Evaluation (36 CFR Part 60.4). The criteria are standards by which every property, including archaeological sites and historical sites and structures, is evaluated for listing in the NRHP. A quality of significance in American history, architecture, archaeology, or culture is possible in districts, sites, buildings, structures, and objects that possess integrity and meet one of the following criteria:
•Criterion A: Are associated with events that have made a significant contribution to the broad patterns of our history; or
•Criterion B: Are associated with the lives of persons significant in our past; or
•Criterion C: Embody the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or
•Criterion D: Has yielded, or may be likely to yield, information important in prehistory or history.
Cultural resources less than 50 years old do not meet the NRHP criteria unless they are of exceptional importance under Criterion Consideration G, as described in the NPS Bulletin No. 22, “How to Evaluate and Nominate Potential National Register Properties That Have Achieved Significance Within the Last 50 Years” (NPS 1998).
Retaining integrity, including for the prehistorical and historic time periods, means that the property has the ability to “convey its significance” (NPS 1990:44) through its location, design, setting, materials, workmanship, feeling, and association. The NPS provides this guidance on the meaning of the elements of integrity:
•Location is the place where the historic property was constructed or the place where the historic event took place.
•Design is the composition of elements that constitute the form, plan, space, structure, and style of a property.
•Setting is the physical environment of a historic property that illustrates the character of the place.
•Materials are the physical elements combined in a particular pattern or configuration to form the property during a period in the past.
•Workmanship is the physical evidence of the crafts of a particular culture or people during any given period of history. Workmanship is important because it can furnish evidence of the technology of the craft, illustrate the aesthetic principles of a historic period, and reveal individual, local, regional, or national applications of both technological practices and aesthetic principles.
•Feeling is the quality that a historic property has in evoking the aesthetic or historic sense of a past period of time. Although it is itself intangible, feeling is dependent upon the property’s significant physical characteristics that convey its historic qualities.
•Association is the direct link between a property and the event or person for which the property is significant. A period appearance or setting is desirable; integrity of setting, location, design, workmanship, materials, and feeling combine to convey integrity o fassociation.
Bulletin 15 states that in order “to retain historic integrity a property will always possess several and usually most of the aspects” (NPS 1990:44). Properties important under Criteria A or B ideally should retain some features of all seven aspects of integrity. However, integrity of design and workmanship might not be as important as other aspects to demonstrate significance under these criteria and eligibility for the NRHP (NPS 1990:46). Retention of the physical features that demonstrate design, workmanship and materials and characterize its type, period, or method of construction is important to be eligible under Criterion C.
Section 106 of the NHPA requires that federal agencies take into account the effects of their undertakings on cultural resources (resources listed in or eligible for listing in the NRHP). The procedures for complying with Section 106 (36 CFR 800) are issued by the Federal Advisory Council on Historic Preservation. 36 CFR 800 requires the inventory of cultural resources, determination of NRHP eligibility, assessment of project effects, and consultation with interested parties including the State Historic Preservation Officer and affected Indian tribes. Projects within the COR that receive funding or require a permit from a federal agency will require compliance with Section 106. The COR may also be a consulting party to a project initiated by another party, such as Sound Transit, that occurs within the City limits. Whereby, the COR would review and provide comment to the agency’s approach for cultural resources management.
National Environmental Policy Act
The NEPA of 1969 requires federal agencies to evaluate impacts to all cultural resources and those prehistoric and historical resources that are eligible for or listed in the NRHP before a project is approved. NEPA states that the policy of the Federal government is to preserve important historic, cultural, and natural aspects of our heritage. NEPA is implemented through regulations issued by the Council on Environmental Quality (40 CFR 1500-08). Projects in the COR that may require compliance with NEPA including applications to the United States Army Corps of Engineers (USACE) for permits under the Clean Water Act or funding from the FHWA to improve roadways.
Washington State. Chapter 27 of the Revised Code of Washington (RCW) includes measures for protecting Native American graves and penalties for disturbing these sites (Chapter 27.44). This chapter also describes measures to study and protect archaeological resources (Chapter 27.53). The Washington Administrative Code (WAC) (Title 25) established the State Office of Archaeology and Historic Preservation, its functions, and procedures to comply with federal historic preservation program, and authorizes the office to issue archaeological excavation and removal permits.
DAHP also administers the Washington Heritage Register (WHR), an honorary designation for resources of local, state and national significance. Although there are no restrictions on resources with this designation, projects requiring review under the State Environmental Policy Act (SEPA), must give properties with this designation, and other cultural resources including NRHP listed properties, consideration for state undertakings. Many projects in the COR will require SEPA review including projects receiving assistance from a state agency and development projects requiring a City land use development permit.
Shoreline Management Act
The Shoreline Management Act and Shoreline rules (WAC 173-26-221) require all Shoreline Master Programs to incorporate provisions to protect historic, archaeological, and cultural features and qualities of shorelines. The Shoreline Master Program (SMP) Guidelines have provisions that apply to “archaeological and historic resources that are either recorded at the state historic preservation office and/or by local jurisdictions or have been inadvertently uncovered.” SMPs shall:
•Include policies and regulations to protect archaeological, cultural, and historic resources.
•Require developers and property owners to immediately stop work if resources are uncovered during excavation.
•Specify that permits issued in areas documented to contain archaeological resources require a site inspection or evaluation by a professional archaeologist.
State Environmental Policy Act
In 1971, the Washington Legislature enacted SEPA (Chapter 43.21C RCW). The act declared a “state policy which will encourage productive and enjoyable harmony between humankind and the environment; (2) to promote efforts which will prevent or eliminate damage to the environment and biosphere; (3) and [to] stimulate the health and welfare of human beings; and (4) to enrich the understanding of the ecological systems and natural resources important to the state and nation.
Among other things, the law requires all state and local governments within the state to:
“Utilize a systematic, interdisciplinary approach which will insure the integrated use of the natural and social sciences and the environmental design arts in planning and in decision making which may have an impact on man’s environment;”
and ensure that
“...environmental amenities and values will be given appropriate consideration in decision making along with economic and technical considerations....” [RCW 43.21C.030(2)(a) and (2)(b)]
Under RCW 36.70B.050 all counties and cities are required to develop an integrated project review process that combines both procedural and substantive environmental review to help state and local agencies in Washington identify possible environmental impacts that could result from governmental decisions such as:
•Issuing permits for private projects such as an office building, grocery store, or apartment complex.
•Constructing public facilities like a new school, highway, or water pipeline.
•Adopting regulations, policies, or plans such as a county or city comprehensive plan, critical area ordinance, or state water quality regulation.
SEPA applies to all decisions, unless exempt, made by state and local agencies including:
•Washington state agencies;
•Cities;
•Counties;
•Ports; and
•Special districts such as school and water districts.
Under SEPA, one government agency is usually identified as the lead agency for every proposal determined not to be exempt from review. The lead agency identifies and evaluates potential adverse environmental impacts of a proposal. In practice:
•For most private projects, the lead agency is typically either the city or county where the project is located.
•For public projects, the lead agency is normally the agency proposing the project.
The SEPA checklist guides agencies through the process of determining potential impacts from a project and evaluating if an Environmental Impact Statement or other review is required. Known archaeological and historic resources, methods to identify these resources, and plans to minimize or mitigate impacts to these resources are identified in question 13 of the SEPA checklist (WAC 197-11-960).
SEPA Categorical Exemptions
Some project types and agency actions have been exempted from the requirements of SEPA by the Legislature. These statutory exemptions are contained in SEPA, Chapter 43.21C of the Revised Code of Washing (RCW). Statutory exemptions contained in the SEPA statute dated November 1, 2003 are listed in Appendix 9.C Exemptions.
Governor’s Executive Order 0505 (GEO 05-05)
Executive Order 0505 was signed into action in November of 2005. This order requires all state agencies with capital improvement projects to integrate DAHP, Governor’s Office of Indian Affairs, and affected Indian tribes into their capital project planning process.
In 1990, the Washington Legislature passed the Growth Management Act (GMA) which established planning goals and a system of planning for cities and counties which had experienced rapid growth. RCW36.70A.070 directs counties to adopt Comprehensive Plans. As a part of the GMA, King County adopted and the cities endorsed Countywide Planning Policies (CPPs) which are a series of policies that provide a standard framework to guide each city’s own comprehensive plan, which must be consistent with the overall vision for the future of King County.
The CPPs address issues that transcend city boundaries, such as setting Urban Growth Areas, accommodating housing and job demand, and addressing capital facilities that are regional in nature, as well as providing a framework to promote consistency between the plans adopted in each city. Also as part of the GMA, the Puget Sound Regional Council adopted Multicounty Planning Policies (MPPs) which are adopted as part of VISION 2040. The MPPs serve as the regional guidelines and principles used for the Regional Council’s certification of policies and plans. Cities and counties are required to periodically update their plans to comply with updates in regional and state requirements, as well as changes in local conditions. The CPPs identify development patterns as a framework to focus improvements to transportation, public services, the environment, and affordable housing. Development Pattern 41 identifies King County’s policy to “preserve significant historic, archaeological, cultural, artistic, and environmental features, especially where growth could place these resources at risk. Where appropriate, designate individual features or areas for protection or restoration. Encourage land use patterns and adopt regulations that protect historic resources and sustain historic community character” (King County 2012).
King County. King County cooperates with DAHP and is a participant in the Certified Local Government Program. Under the King County Historic Preservation Ordinance (20.62.150), King County will not approve any development proposal that would alter, demolish, or relocate any property listed in the King County HPI. Coordination with the King County Historic Preservation Officer would occur to establish effects to the resource. A historic property may be designated a King County Landmark if it is more than forty years old or, in the case of a landmark district, contains resources that are more than forty years old, and possess integrity of location, design, setting, materials, workmanship, feeling and association, and:
A. Is associated with events that have made a significant contribution to the broad patterns of national, state, or local history; or
B. Is associated with the lives of persons significant in national, state or local history; or
C. Embodies the distinctive characteristics of a type, period, style or method of design or construction, or that represents a significant distinguishable entity whose components may lack individual distinction; or
D. Has yielded or may be likely to yield information important in prehistory or history; or
E. Is an outstanding work of a designer or builder who has made a substantial contribution to the art.
King County will also designate resources as a community landmark. A community landmark is a resource which has been designated but which may be altered or changed without application for or approval of a Certificate of Appropriateness (COA).
COR established an Interlocal Agreement (4672) whereby the County provides landmark designation and protection services for the City. The agreement between the COR and King County required the city to establish regulations and procedures for the designation of historic buildings, structures, objects, sites, and archaeological sites as landmarks. The agreement gives the King County Landmarks Commission (KCLC) the authority to designate and protect landmarks within the COR limits in accordance with the City ordinance. One of the requirements in the City ordinance is that the owner must approve and sign the nomination of a property or structure for proposed landmark designation. The KCLC also acts as the review board for special tax valuations and eligibility for low interest loans, grants, and other incentives administered by King County. Under the agreement the County serves an advisory role and provides consulting services in the review of COAs for City of Redmond Landmarks (CORLs). The King County Historic Preservation Officer reviews and comments on applications for permits which affect CORLs.
City of Redmond.
COR established regulations and procedures for the protection and designation of archaeological sites and historic buildings, structures, objects, districts, and sites as part of the Redmond Zoning Code (RZC). The objectives of the regulations include meeting the goals of the GMA by preserving lands, site, and structures with archaeological or historical significance, providing guidance for land use decisions affecting properties with archaeological significance and designated landmarks, considering the effects on historic properties, and protecting Redmond’s unique community and character.1
The RZC Title 21 of the Redmond Municipal Code (RMC) provides standards and regulations for development including allowed uses, setback requirements and lot coverage, design standards, parking, landscaping, and other like standards. Historic Preservation is addressed in Section 21.30 Historic and Archaeological Resources which provides direction on what sections of RMC – Title 21 are applicable to archeological sites, designated historic landmarks, and properties that are eligible for historic landmark designation.
The RZC (21.30.070) provides for the investigation of archaeological sites to identify recommended excavation and preservation techniques, appropriate mitigation or other treatment, and further needs for evaluation. In areas with known or high probability of containing archaeological artifacts, the COR can require investigations by a qualified archaeologist to prepare a study, identify the boundaries of sites, and recommend mitigation or construction monitoring.
21.30.070.D directs the COR to stop work in the event of an inadvertent discovery and use a qualified archaeologist to investigate and recommend further measures including preservation, excavation, or other appropriate treatment. Such discoveries may occur in Redmond because some portions of the City are relatively lightly developed and development was limited to the surface. For example, many historic-period houses did not have full basements so materials were preserved below the structure of the residence. Paving for surface parking lots or properties where only limited grading occurred may also protect subsurface layers of cultural materials.
21.30.030 established the Redmond Heritage Resource Register. There are currently 16 properties designated as CORLs under the Redmond Heritage Resource Register. One of these resources, the Redmond Trading Company is designated as a Community Landmark. Nominations to the register require property owner’s consent. The owner may be eligible for incentives through local and regional grants, tax benefits, transfer of development rights, other grants, and loans
RZC 21.20.050 Certificate of Appropriateness provides protection and procedures against the loss of archaeological sites and designated historic landmarks of historic significance. Prior to consideration of a demolition, alternatives will be explored and mitigation, if appropriate, may be required. Property owners wishing to make significant changes to City Landmarks must apply for a COA. There are three levels of COAs for historic landmarks. Level I COAs apply to restorations and repairs using identical materials. Level II COAs apply to additions, replacement of historic materials with alternate materials, or painting that does not match the original color. Level III COAs apply to moving or building an addition to a structure. Level III COAs are also required for filling, grading, excavation, paving or building over or in an archaeological site. The City’s Landmark Commission reviews applications for these changes to ensure that the property maintains its archaeological and historical integrity. Level II and III reviews will also require review by the COR Technical Committee.
City of Redmond Comprehensive Plan. The COR’s Comprehensive Plan (Plan) provides a broad statement of the community’s vision for the future and contains policies that are intended to guide the built environment as well as aspects of Redmond’s social and economic character. Specifically, the Plan reflects the long-term values and aspirations of the community and addresses how aspects such as land use, housing, transportation, capital facilities and services, and historic preservation work together to achieve the desired vision. Ultimately, the Plan anticipates how development should be guided over the next 20 years. The Plan is implemented through zoning regulations, functional plans, capital facility improvements, and other implementation measures such as this CRMP. Principles and policies relating to the protection of archaeological resources and other cultural resources are included in several elements of the Plan.
The policies relating to Community Character and Historic Preservation are found in Element 5, Community Character and Historic Preservation, supporting historic preservation of archaeological, historic, and other cultural resources. This element provides a series of goals that specifically address: Preservation, Survey and Evaluation, Landmark Nomination, Implementation Measures, and Regional and Community Involvement.
Several policies directly support protection of archaeological and other cultural resources including:
•Plan policies CC-42-43 encourages protection of significant archaeological resources from adverse impacts of development, protection of historic landmarks from demolitions, or modification, and provides for mitigation of adverse effects to archaeological or landmark sites.
•Plan policies CC-32 and CC-33 addresses the identification of archaeological sites and historic resources as essential steps toward preservation and encourages the COR to conduct ongoing surveys and maintain an inventory to guide planning and decision making.
•Plan policies CC-46-CC-49 encourage cooperation, information sharing, and collaboration on the development of education programs and materials with affected Indian tribes, King County, DAHP, and other entities.
•Plan policies CC-40 and CC-41 encourage the maintenance and preservation of cultural resources through financial incentives, fee reductions, and flexibility within the Zoning Code.
In addition to protecting the existing character of the shoreline, where many cultural resources are located, the SMP adopted by the COR as part of the Plan provides specific requirements to identify and protect archaeological and historic sites (SF-12, SL-83, and SL-87). The protections include requirements for developers and property owners working in shorelines to:
•Identify potential development impacts to and to protect and respect, valuable archaeological and historic sites and cultural resources.
•Try to incorporate interpretation of on-site archaeological and historic resources into the design of shoreline development.
•Stop work if archaeological resources are uncovered during excavation.
•Engage a professional archaeologist to perform a site inspection or evaluation for permits issued in areas documented to contain archaeological resources.
The Natural Environment element of the Plan also addresses issues related to sustainability, low-impact development, and conservation of natural resources that are beneficial in maintaining the setting and character of cultural resources in the area.
The policies of the Plan are supported through programs such as the Heritage Grant Program implemented by the Planning Department and also enforced through the Zoning Code.
1 The complete list of objectives is available in Section 21.30.010. (Ord. 2982)
Effective on: 1/2/2020
C. Exemptions. Exemptions
Exemptions shall not apply to ground disturbing activities in known archaeological sites or to modification of sites or structures designated as historic landmarks, listed in the Redmond Heritage Resources Register (RZC Appendix 5), or listed on other local, state, or federal registers. The Administrator shall have the authority to clarify ambiguities and conflicts within this section.
•Work exempt per the following within the Redmond Municipal Code (RMC):
o RMC 15.08 IBC/IRC
o RMC 15.16 UPC
o RMC 15.14 IMC
o RMC 15.18 Energy
o RMC 15.12 NEC
o RMC 15.20 Ventilation and Indoor Air Quality Code
•Local undertakings presumed to have no or minimal potential to disturb native soil.
•Interior residential remodel and commercial tenant improvement permits within the foundation of the existing structure, pier, or footing.
o New interior foundation post and footing when original construction occurred between 1950 and the present.
o Residential and commercial exterior modifications without ground disturbing activities.
o Commercial modular permits such as portable and job trailers.
o Manufactured home in existing manufactured home park or mobile home park.
o New or replacement residential decks that are within 25 feet of existing structure.
o Tree removal limited to trees planted as landscaping in development since 1936 –visual confirmation of planting via King County Assessor’s IMap.
•Operation, maintenance, repair, modification, minor addition to, or replacement of existing structures, infrastructure improvements, utilities, public or private roads, dikes, levees, or draining systems — provided the activity does not further alter or increase impacts to native soil.
o Operation and maintenance include vegetation management performed in accordance with best management practices; provided, that such management actions are part of regular and ongoing maintenance and do not further alter or increase impacts to native soil.
o The following activities generally create or increase impacts to native soil:
•Encroachments within a known archaeological site; and
•Additional encroachments into an area having high probability of cultural resources including significant addition or expansion of a structure or utility.
•Emergencies as defined within the Redmond Municipal Code.
•Statutory exemptions per Chapter 43.21C RCW – State Environmental Policy. (Ord. 2982)
Effective on: 1/2/2020
D. Cultural Resources Management Recommendations and Standards. Cultural Resources Management Recommendations and Standards
Standards for Cultural Resources Management
The COR is committed to managing cultural resources in a manner that complies with the requirements of Federal and state laws while supporting economic growth and a changing population. These goals are reflected in the Comprehensive Plan, Zoning Code, and other documents. These plans and policies reflect the three main roles the COR plays in managing cultural resources.
•The COR directly manages resources on city-owned property such as the structures at Redmond City Park (Anderson Park) that are listed on the NRHP.
•The COR uses its financial resources to enhance the quality of life by developing infrastructure and investing in parks and other community resources. Many of these projects result in construction and development that have potential to impact cultural resources located on city land or in/or adjacent to roads and utility rights-of-way.
•The COR also reviews and decides on permit applications for projects and other activities by developers or property owners that have the potential to impact cultural resources such as tree removals and utility trenching.
In these roles, the COR is currently using many of the best management practices for protecting cultural resources including commissioning its own surveys, proactively designating important resources as CORLs, and requiring developers to survey properties with a high potential of containing archaeological materials.
The following standards relate to management of the cultural resources within the COR. These recommendations are based upon the COR’s existing goals, code, and policies. They are regulated/authorized by the Secretary of the Interior’s Standards and Guidelines for Archaeology and Historic Preservation. The standards are widely used by agencies throughout the United States and are currently used by the COR in maintaining structures it owns and in approving COAs for changes to CORLs.
The standards for management vary by resource type and the most important preservation considerations for those resource types.
•The greatest potential for damaging archaeological resources comes from ground disturbance.
•The majority of the COR’s historic landmarks are considered historic structures. Historic structures benefit from the retention of their original architectural features but minimizing changes to the setting from new development is also important.
•Retaining the natural setting and the spatial relationships between the landscape and structures are important for protecting cultural landscapes.
•Minimizing disturbance of the natural environment helps protect traditional cultural places by creating an atmosphere suitable for performance and observation of spiritual practices and where traditional resources (bark and wood, berries, roots, and salmon) are available.
The management standards also reflect the multiple roles the COR plays in protecting cultural resources. Although the COR can include conditions relating to identifying archaeological and historic structures in its permit applications, some of the standards will be most applicable to projects on City property or constructed using City funds.
Cultural Resources Management Standards
The COR recognizes the management standards developed at the Federal and state level. The CRMP is developed to complete the following:
•Ensure COR’s compliance with state and federal laws.
•Recognize the importance of cultural resources to members of the public and Indian tribes.
•Recognize the responsibilities of Indian tribes and agencies to manage and protect cultural resources.
•Identify, preserve, and protect NRHP, WHR, and CORL resources.
•Coordinate with partner agencies.
•If preservation and protection of NRHP, WHR, and CORL resources is impossible, mitigate the adverse effects upon such resources.
•Provide for public interpretation and education regarding the cultural resources in the COR.
•Partner with other entities and members of the public in acting as a cultural resources steward.
•Provide tools and resources to assist owners and developers in protecting and managing resources located on their properties and work sites.
•Provide tools and resources for COR staff to ensure their knowledge of cultural resources protection and management techniques.
Archaeological Resources1
These are resources that document and symbolize the social and cultural patterns of prehistoric and historic societies. Archaeological resources are generally, but not necessarily, buried below the surface. Examples include isolated artifacts, remnants of building foundations, and campsites. COR has many recorded archaeological resources. Consistent with state and federal laws and regulations, management standards for implementation regarding the protection and management of archaeological resources include:
•Protect resources consistent with state and federal regulations.
•Avoid disturbance to archaeological sites.
•Maintain records of archaeological sites and cultural resources surveys within the COR boundaries.
•Safeguard the confidentiality of archaeological sites.
•Protect known archaeological sites from vandalism.
•If avoidance of impacts to archaeological sites is not possible, conduct data recovery.
•Develop and require the use of an inadvertent discovery plan (IDP) for COR and private development projects.
•Provide training to COR staff and community members to identify and protect archaeological resources.
•Require surveys and/or monitoring in areas with high probability of containing archaeological resources and at known archaeological sites.
•Arrange for and/or require the curation of archaeological resources that cannot be left in-situ.
Historic Structures Including Landmarked Structures and Structures Over 50 Years of Age
Redmond’s historic preservation program recognizes historic structures that have been designated as landmarked properties in agreement with the respective property owner. The Comprehensive Plan and Zoning Code provide the policies and regulations that direct the long-term maintenance and reuse of these properties, structures, and contributing elements consistent with the U.S. Secretary of the Interior’s Standards for the Treatment of Historic Properties.
Historic Structures over 50 Years of Age and Not Landmarked
At the time of application for proposed modification or redevelopment of historic structures, the COR assesses the respective property.
•The COR consults with the DAHP to consider the effects of the proposed activities on historic structures and in some cases, also the property.
•The COR provides the modification or redevelopment proposal to the DAHP and affected Indian Tribes for review regarding site-specific requests such as the property owner’s or developer’s use of DAHP’s non-professional EZ-forms for providing additional documentation or the need for a qualified professional in the completion of a HPI form.
For properties that have a significant amount of remaining intact integrity of workmanship or other elements that support a property possibly being eligible for listing on a national or local register, the COR works with property owners at the owner’s discretion:
•To interpret the possible eligibility; and
•To inform them of opportunities such as landmark designation, property tax benefits, and other preservation support programs.
The COR also maintains an HPI in consideration of these standards and in support of the NHPA. Proactive survey of historic resources can enhance community awareness of resources and can provide predictability in addition to cost and time savings for property owners and developers in advance of proposed structural modifications and redevelopment.
Traditional Cultural Property/ Places
Traditional Cultural Properties are NRHP-eligible or listed districts, sites, buildings, structures or objects whose significance is derived from the role the property plays in a community’s historically rooted beliefs, customs, and practices. For example, a location associated with the traditional beliefs of a Native American group about its origins, its cultural history, or the nature of the world.
•Coordinate and consult with the Snoqualmie Tribe, the Muckleshoot Indian Tribe, the Stillaguamish Tribe of Indians, and the Tulalip Tribes about the identification and treatment of TCPs and areas of cultural significance.
•Coordinate and consult with other Indian tribes including the Yakama, Duwamish, and Suquamish who have a traditional interest in the Redmond area about impacts from projects on places of tribal significance.
•Maintain regular communication with other affected Indian Tribes in the area to identify areas of cultural significance.
•Treatment may include identification of time periods when audible or visible impact should be restricted.
•Recognize that the natural setting, including the existing flora and fauna, contribute to the significance and integrity of many TCPs. When TCPs are identified, avoid altering natural features located within their boundaries or that are visible or audible from within the boundaries.
Cultural Landscapes
Cultural landscapes are settings humans have created in the natural world. They reflect the ties between people and the land. Examples include farmsteads, ranches, formal gardens, funerary, military sites, commerce sites, and pilgrimage routes to village squares.
•Conduct studies to identify potential cultural landscapes in the COR.
•Treatment may include retaining the spatial arrangements between natural features and designed/built features such as structures and grazing areas.
Cultural Resources Management Structure and Responsibility
The responsibility implementing the CRMP is primarily with the Executive, Parks, Planning, and Public Works departments. Staff in these departments have the responsibility of working City of Redmond CRMP collaboratively to ensure the CRMP is used to comply with federal, state, and local regulations. The CRMP is maintained by the Planning department, including policies in the Comprehensive Plan and regulations and standards within the RZC, with significant guidance and participation from the other key departments.
Specific management standards:
RZC 21.30.070 Archaeological Sites, RZC Appendix 9. Cultural Resources Management Procedures, and corresponding operations procedures address specific project management standards.
•Consider potential for impacts to cultural resources early in project approval and budget process for Capital Improvement Program (CIP) projects.
•Proactively review projects for potential impacts to cultural resources.
•Implement early review of projects by the COR.
•Require cultural resources surveys, based on recommended requirements from DAHP and affected Indian tribes in areas with a moderate or high probability of containing cultural resources.
•Facilitate early review and comment on potential impacts from projects and the results of cultural resources surveys by the affected Indian tribes and DAHP.
•Implement inspections for private development and COR projects to verify monitoring and other provisions to protect resources approved by DAHP or recommended in the cultural resources report are in place and maintained as necessary for the duration of construction.
oDaily work and monitoring progress reports could be required based on the scope and scale of the respective project. For example, significant changes to a designated City landmark would require a brief daily work progress report to be provided to the City of Redmond Project Manager and RHPO. Changes such as painting and minor maintenance procedures would not typically require daily reporting.
•Communicate planned maintenance work and other long-range planning actions with consulting parties.
•Notify affected Indian tribes of annual comprehensive plan docket.
•Inform consulting parties immediately of inadvertent discoveries and impacts to cultural resources.
Protocol for Private Development Cultural Resources Review Including Project Implementation of Monitoring and Inadvertent Discovery Plan
Cultural Resources Report Review. If a cultural resources report is required, the Project Manager will store the document in the approved, confidential folder and flag EnerGov that the document has been received. The Project Manager and RHPO will review the report and update the issues matrix, when necessary, with the results of their review. Factors considered in the review include:
•Project description explains project and potential impacts.
•Quality of research sources.
•Survey adequately covers locations of potential impacts.
•Recommendations for National Register of Historic Places eligibility and effects to resources identified meet National Park Service and DAHP standards.
•Adequate supporting documentation (maps and photographs, historic property inventory forms, isolate forms, archaeological site forms).
After working with the CR consultant to confirm the accuracy and completeness of the report, the Project Manager and RHPO will distribute the report to DAHP and the affected Indian tribes for their standard 30-day review. Based on their review, the Project Manager will include requirements for monitoring, avoidance, or protective measures to be implemented by the project applicant during construction in the Issues Matrix. This could also include additional or changed requirements from DAHP and the affected Indian tribes for the CR consultant. The requirements will be noted in the Issues Matrix.
Project Implementation of Monitoring and Inadvertent Discovery Plan Standards:
In addition to any requirement for on-site monitoring, the applicant will be responsible for providing a copy of the safety log, digital on-site monitoring log, or other means acceptable to the City for demonstrating on-site monitoring activities undertaken by a professional archaeologist (RCW 27.53.030(11)). The log, indicating the date and time of monitoring activities, will be provided to the City on a daily basis during the required span of monitoring activities.
Failure to submit the copy of the safety log, monitoring log, or other means acceptable to the City shall be subject to the enforcement and abatement provisions in RMC Chapter 1.14, Enforcement and Penalties.
Proposed changes to the monitoring plan shall be submitted to the City of Redmond Planning Project Manager and the RHPO. The proposal will be directed to the WA DAHP and affected Indian tribes for review and formal concurrence. Project permit conditions concerning monitoring requirements may be amended exclusively through a WA DAHP Letter of Concurrence.
Once the cultural resources survey and monitoring report is final, staff will update the Cultural Resources Management Map with the interim results of the survey and monitoring activities.
COR Employee Training
As described in the Bear Creek Memorandum of Agreement (MOA), a five-year training schedule will be implemented to provide training on cultural resources and the CRMP to members of the planning, construction, capital planning, and maintenance and operations groups including as part of respective new hire orientation. In addition to using the training materials developed for the CRMP, the COR will arrange for staff to receive specialized training relevant to their job duties.
Specific management standards:
•Construction Division Capital Project Managers, CIP Functional Leads, and Parks and Natural Resource Division Maintenance leads will attend the state’s training on cultural resources or a program with similar content.
•Key staff managing public and private projects that affect Redmond’s land will attend the Cultural Resources Protection Summit or similar training opportunity to better understand tribal concerns and best management practices relating to cultural resources.
•COR will develop and maintain a staff attendance schedule for additional training and seminars.
Cultural Resources Surveys for Private Development
The COR currently issues land use development permits for projects proposed by private property owners and developers.
•The COR Project Manager receives applications for proposed private development.
•The Project Manager, with review and recommendations for requirements from DAHP and affected Indian tribes, shall require surveys for projects based on site conditions including the probability for locating cultural resources in the project’s area of potential effects.
•The extent of the survey will depend on the anticipated level of ground disturbing activities or other work that has the potential to impact cultural resources.
Specific management standards:
•Establish on-call relationships with qualified archaeological consultants who can facilitate the process of determining if a survey is required when DAHP is overloaded, when the Project Manager is uncertain, or if the developer is questioning the need for a cultural resources survey.
•Consult with DAHP and the affected Indian tribes to establish specific survey requirements for individual projects in high probability areas.
•Develop list of activities, such as deck construction or limited paving, requiring permits where cultural resources review is not required.
Affected Indian Tribes, Agency and Community Consultation
Projects in the COR impact many individuals and groups who have a wide variety of perspectives on the best approach to cultural resources management. These groups and individuals provide input to the COR through a variety of programs and processes.
The signatories to the MOA including DAHP, USACE, KCHPP, and the Washington Department of Transportation (WSDOT) will continue to be important partners for reviewing potential impacts to cultural resources.
•The COR will continue to maintain communication with these groups as well as the Indian tribes who were signatories to the MOA including Snoqualmie Tribe, Muckleshoot Indian Tribe, Stillaguamish Tribe of Indians, and Tulalip Tribes.
•The COR will also continue to seek input from other Indian tribes who may have used the area as well as private developers, residents, and business owners on the effectiveness of the CRMP and for some, but not all, projects requiring permits or approval by the City.
The COR may also participate as a consulting party on projects where another agency is the lead. For these projects the COR will follow that agency’s designated consultation process.
•For example, if Sound Transit is developing a rail station in the COR boundaries, the COR will likely be invited to participate as a consulting party under Section 106 of the NHPA. The FTA will be lead federal agency and may delegate some of its consulting responsibilities to Sound Transit. The COR will provide input and participate in processes as invited by Sound Transit/FTA.
During the private development application process, the COR shall reach out to the following for input on the cultural resources management approach including whether a survey should be required for private or COR developed project.
•DAHP
•Snoqualmie Tribe
•Muckleshoot Indian Tribe
•Stillaguamish Tribe of Indians
•Tulalip Tribes
•Through the SEPA process additional parties including other affected Indian tribes will be contacted for their feedback on projects.
The Natural Resources Division, Transportation Planning and Engineering Division, and the Parks and Recreation Planning and Administration Division also conduct outreach to affected Indian tribes and agencies for their work.
•This outreach will be coordinated to ensure consistency of procedures and requirements.
Specific management standards:
•Continue to hold regular meetings with MOA signatories.
•Coordinate consultation and outreach.
•Develop a list of projects that are exempt from consultation.
•Provide the list of exempt work to consulting parties.
Information Management
The COR maintains a variety of information on cultural resources within its boundary including information on the designations for CORLs, historic maps and archival materials, and reports on cultural resources for COR funded and private development projects.
Cultural resources reports are considered confidential and the information in the reports will be held in secure locations with limited access. Permissions and maintenance for confidential documents are discussed in more detail in the Secure Document Management protocol.
•Distribution of information relating to archaeological sites contained in the cultural resources reports will be limited to cultural resources professionals meeting the appropriate qualifications, the owner of the parcel, and consulting agencies and tribes.
•Periodically the COR receives requests for information from members of the public on resources within the boundary. Under RCW 42.56.300, information on archaeological sites is exempt from public disclosure. The COR may distribute redacted copies of reports to members of the public or direct property owners to DAHP to obtain details of archaeological and cultural resources on their property.
Certain COR staff have access to the WISAARD system and are able to locate information in this system on previously recorded cultural resources.
•The COR uses GIS-based tools including software for permit review. These tools have limited information on previously recorded historic structures in the city and do not directly provide the age of existing structures on the corresponding parcel.
•Staff who are more familiar with cultural resource requirements use the King County IMAP system to determine the building’s date of original construction.
•The COR also uses maps and information on streams, utilities, etc. as well as IMAP and WISAARD to locate information on areas with a high probability of containing archaeological sites.
The COR and DAHP entered into an agreement to share data relating to archaeological and other cultural resources.
•This information is used in the GIS-based Cultural Resources Management Map tool developed as part of this project.
•The COR staff will use the GIS-based Cultural Resources Management Map tool with layers for identifying areas with a high potential for archaeological and cultural resources.
•The Cultural Resources Management Map tool will be available to staff who complete the appropriate CRMP training for data security.
Specific management standards:
•Maintain and update as needed the data-sharing agreement with DAHP to obtain and provide information on cultural resources within the COR boundary.
•Maintain information related to archaeological sites and areas sensitive to the affected Indian tribes on secure servers within the COR with limited access.
•Mark correspondence relating to archaeological sites and investigations confidential.
•Redact information from cultural resources reports prior to public distribution.
•Implement training on the Cultural Resources Management Map tool.
•Make regular updates to the Cultural Resources Management Map tool
•Continue to reach out to the affected Indian tribes to share information and where appropriate, incorporate into the Cultural Resources Management Map tool.
Curation
The context and setting of a resource is important to its preservation.
•Whenever possible, cultural resources identified in the COR boundaries shall be left in-situ.
•If artifacts are identified as part of a project, curation is discussed with the appropriate affected Indian tribe and local historical societies.
•For private development projects, the developer will continue to be responsible for any required curation. Curation of historic artifacts is a decision made during discovery and site analysis when the archaeologist, DAHP, and others can evaluate the significance of the site, the quality of the artifacts in relationship to the site, and the value of the artifacts for further study.
•Curation will be determined on a case by case basis with DAHP and the affected tribes based upon the significance of the site and the resources.
•If the site is not determined eligible for the NRHP or WHR, curation is typically not required.
Specific management standards:
•The City will enter into a curation agreement (s) with a repository or repositories, such as a Tribally-owned repository and/or the Burke Museum, which meets the standard of 36 CFR 79, for curation of materials other than human remains. The COR will discuss this issue with the signatories to the MOA and select an appropriate repository based upon their input and the availability of repositories to receive materials.
•The curation agreement should be available for all COR projects. In the event that a project will require curation of a large collection, the COR may wish to establish an agreement for that individual project.
•The City will work with local historical groups and other applicable groups to identify locations to display or store historic period artifacts that may not warrant curation at the Burke or other repositories.
•The City will include conditions on permits and special provisions in contractor specifications that, when appropriate, require the developer to follow the IDP and provide materials to a repository meeting the standard of 36 Code of Federal Regulations 79.
•The City’s curation agreement and any contractor provisions should allow developers or individual property owners to curate artifacts under the COR agreement. In such cases, the costs of curation and artifact preparations will be the responsibility of the developer.
Public Education and Interpretation
The COR has an active program of education related to cultural resources.
•The website provides information on the history of the area and known cultural resources. The COR sponsors programs on Redmond’s history throughout the year including events for Archaeology Month and Historic Preservation Month.
•Area parks have interpretive signs and information on historic structures and other cultural resources located in the park.
The Bear Creek discovery and resulting agreement led to a collaboration with the affected Indian tribes to incorporate artwork at the Bear Creek site and develop educational material on local cultural resources for use in the schools.
•The COR plans to continue to create and sponsor periodic public education and interpretation programs for the benefit of the community.
Specific management standards:
•Coordinate with the affected Indian tribes to plan and sponsor community and educational programs.
•Highlight the artistic traditions of the affected Indian tribes by commissioning works for display at COR properties.
•Work with Eastside Historical Society and the Redmond Historical Society to sponsor programs.
•Use COR properties with historic structures as venues for city activities to highlight Redmond’s heritage.
•Collaborate with the Arts & Culture Commission, Landmark Commission, developers and COR project managers to commission works or otherwise encourage use of the 1% for Arts Program, Arts Program Activity Fund and other funds for artistic projects that incorporate themes relating to the history and heritage of the Redmond area including the art and traditions of Native culture.
1 Historic period sites are afforded the same protections under NHPA and Washington State law as prehistoric sites. Decisions about the eligibility and treatment of historic archeological sites must be made by a professional archaeologist, DAHP, and the affected tribes. (Ord. 2982; Ord. 3028)
Effective on: 2/27/2021
E. Cultural Resources Management Plan Review and Revisions. Cultural Resources Management Plan Review and Revisions
Review and Revision
Periodic review and amendment of the implementing protocols outlined in the CRMP and tools used to comply with them are essential to ensure all cultural resources regulations, restrictions, and policies are updated and revised as appropriate. Updates to procedural aspects (such as exempt maintenance activities) are discussed under their respective headings.
•Internal review of criteria requiring cultural resources survey, training protocols consulting parties, Tribal contacts and other data will be conducted annually for the first three years following the adoption of the CRMP.
•After three years COR will coordinate with DAHP and the affected Indian tribes to establish the frequency of reviews for the CRMP.
CRMP Qualitative Review
The CRMP provides COR with the tools to effectively plan for and consider cultural resources in its project planning and permitting processes and is designed to be regularly updated and refined.
•Review of the CRMP and associated tools and policies is intended to assess the effectiveness and implementation of the plan, including evaluation of the utility of existing management, and the identification of management/protocol gaps.
•Qualitative review of the core cultural resources policies and procedures will be undertaken in consultation with affected Indian tribes and DAHP every three years.
This review will rely partly on changes to statutes, regulations and policies and partly on the results, comments, and reporting of protocol implementation.
•Project completion debriefing documents produced by the COR will be a primary source of data for the CRMP review.
•These documents are compiled from documentation of cultural resources consultations, planning documents, and agreements compiled over the course of each project.
Zoning Code
COR planning staff conduct periodic reviews of the Zoning Code in response to changing conditions in the City or questions resulting from code administration.
•Updates to sections of the Zoning Code pertaining to cultural resources including archaeological sites and CORLs will be reviewed internally and discussed with community members including developers, architects, property owners, and affected Indian tribes.
•As part of the CRMP review process, the COR will discuss the Zoning Code requirements related to cultural resources including common issues and questions that arose during the permitting or inspection process to identify areas where the code language should be modified to clarify procedures.
•Proposed amendments will be presented to the Planning Commission for review and recommendation and to the City Council for review and decision.
Table Appendix E-1: CRMP Update Schedule | ||
|---|---|---|
CRMP Element | Participants | Timeframe |
Review and update cultural resources sites, surveys, and published reports in the Cultural Resources Management Map Tool | COR Internal | Ongoing |
Update Cultural Resources Management Tool with new data from DAHP | COR Internal, DAHP | Annually |
Review and conduct/commission surveys to update Historic Building Inventory | COR Internal | Every 10 years |
Review and update list of standard consulting partners and contact information, including state and tribal authorities | COR Internal | Annually, or As Needed |
Review and update COR and Tribal and stakeholder coordination tables | COR Internal | Annually, or As Needed |
Review and update list of activities that require or are excluded from cultural resources review | COR, affected Indian tribes, DAHP | Annually for three years* |
Review criteria by which cultural resources actions are recommended for projects | COR Internal | Annually for three years* |
Review and update training plan | COR Internal | Annually for three years* |
Review changes to federal and state regulatory requirements, private development requirements for potential code updates | COR, affected Indian tribes, DAHP, and stakeholders | Annually |
Review of Standards and Procedures | COR, affected Indian tribes, DAHP, and stakeholders | Every three years |
*Timeframe for future review schedule will be updated after 3 years based upon internal feedback and discussion about the process with the DAHP and affected Indian tribes. | ||
Protocol Review
The CRMP’s protocols are intended to serve as living documents and will be updated through two mechanisms. A list of housekeeping type tasks will be logged and addressed annually.
•Fatal flaws can be addressed with immediacy (as needed).
•The Technical Committee (as described in Redmond Municipal Code Chapter 4.50 Technical Committee) will retain authority for both of these mechanisms following the City Council’s original action to adopt the CRMP’s policies and regulations.
Cultural Resources Management Map Tool Update Procedures
The cultural resources management map tool will be updated through two mechanisms:
•The COR receives cultural resources reports with the results of surveys that are not currently included in WISAARD. These will be added to a layer within the cultural resources management map tool when the final cultural resources report is received from the consultant. The update will be reflected in the cultural resource probability maps accordingly. Other layers will be updated by the COR GIS team.
•Annually, updates to the cultural resources management map tool shall be provided by the DAHP in coordination with the COR/DAHP data sharing agreement.
•The COR may also receive annual or periodic updates to the King County predictive model, an underlying mapping layer informing countywide areas of archaeological probability.
Table Appendix E-2: Data Layers and Frequency of Updates | ||
|---|---|---|
Data Layer | Frequency | Other Verifications or Processing |
Interim Cultural Resources Survey Data | When received by the COR | COR verification cultural resources survey report is final |
DAHP Data | Annually | Review/coding of archaeological survey data by qualified archaeologist |
King County Assessor Data (building construction date) | Annually |
|
City of Redmond Boundary Layers | When updated by COR |
|
Historic Roads | When updated by COR |
|
COR Historic Structures Surveys | Every 10 years or more frequently when updated by COR |
|
King County Sensitivity Maps | When updated by King County |
|
(Ord. 2982)
Effective on: 1/2/2020
F. Cultural Resources Reporting Requirements. Cultural Resources Reporting Requirements
Washington State Standards for Cultural Resources Reporting
The standards for reporting regarding cultural resources are established and updated annually by the Washington State Department of Archaeology and Historic Preservation (DAHP). The outline presented in the Washington State Standards indicates the organizational format of a professional archaeological resources survey report. It contains the information needed by governmental agencies, DAHP staff, property owners, planners, Tribes, and interested parties to make informed decisions.
The report must be completed, reviewed, and approved by an individual meeting the Secretary of the Interior’s Professional Qualification Standards for Archaeology. For additional information and detailed formatting and content requirements, refer to DAHP at (360) 586-3065 or https://dahp.wa.gov/.
The following information is required to be submitted for sites identified as having high probability for containing cultural resources or when required as an outcome of a preliminary cultural resources assessment:
A. General Information (required for all cultural resources).
1. Name of proposal as shown on City applications.
3. Name of organization and individual providing this information.
4. Name and contact information for the professional archaeologist, per Revised Code of Washington (RCW) 27.53.030(11), providing this information.
5. Date the information was prepared.
6. Clearly identify the development proposal being addressed, including City file number and key project drawing references, as necessary (originator of drawings, originator’s reference number if shown on the drawings, sheet numbers, revision numbers and dates for each sheet, and include reduced copies of key drawings in the report).
7. A copy of an aerial photo with overlays displaying site boundaries and area of potential effects (APE).
8. information may be required. The Technical Committee, Washington DAHP, or affected Indian tribes may require additional information to be included when deemed necessary to the review of the proposed activity.
B. Cultural Resources - Archaeology Reporting Requirements. A cultural resources report shall be prepared by a professional archaeologist who meets the requirements identified by RCW27.53.030(11) and shall meet the requirements of a cultural resources report as defined and amended by the Washington DAHP.
1. Cultural Resources Report Requirements (in addition to the A. General Information listed above) to be provided to the administrator as pdf of final drafts:
a. A Cultural Resources Cover Sheet consistent with formatting established by the Washington DAHP.
b. A site map showing all proposed ground disturbances including the following:
i. Filling, grading, compacting, blasting, boring, tunneling, or any form of earthwork or disturbance; or
ii. Excavating or mining; or
iii. Excavation of artifacts; or
iv. Paving or otherwise covering of the earth surface with such materials as concrete; or
v. Planting or farming; or
vi. Demolishing or erecting a structure; or
c. A cultural resources survey report consistent with the Washington State Standards for Cultural Resource Reporting.
d. Appropriate Archaeological Site Forms.
e. National Register forms used for Determination of Eligibility of Archaeological sites (as needed)
f. Letters submitted to the following affected Indian tribes as consultation and responses thereof.
i. Snoqualmie Tribe.
ii. Muckleshoot Indian Tribe.
iii. Tulalip Tribes.
iv. Stillaguamish Tribe of Indians.
g. Letters submitted to the following interested Indian tribes as communication and responses thereof.
i. Suquamish Tribe.
ii. Duwamish Tribe.
iii. Confederated Tribes and Bands of the Yakama Nation.
h. Additional records demonstrating area and depth of previous ground disturbances, if available.
C. Reconnaissance Historic Structures Reporting Requirements. An reconnaissance historic structures report may be prepared by the applicant or a professional who meets the requirements of the Secretary of the Interior’s Professional Qualification Standards and shall meet the minimum requirements of WA State Standards for Cultural Resources Reporting – Reconnaissance Level Survey as defined and amended by the Washington DAHP.
1. Reconnaissance Historic Structures Survey Requirements (in addition to the A. General Information listed above) to be provided to the administrator as pdf of final drafts:
a. The historic and current use of the structure(s).
b. A detailed description of the structure(s) including all observable architectural features.
c. An evaluation of the structure’s integrity such as cladding, foundation, roof shape, architectural form/type and style based on its original construction including the following:
i. Identifying features and characteristics that appear to have been maintained from the original construction.
ii. Identifying features and characteristics that appear to have been modified from the original construction.
iii. Identifying features and characteristics that appear to have been replaced from the original construction.
d. A concise Statement of Significance based on the knowledge of the professional, if available.
e. An approximate date of the original construction as obtained from the best available resources.
f. A photographic inventory of the structure(s) meeting the requirements of the E. Photographic Inventory listed below.
D. Intensive Historic Structures Reporting Requirements. An intensive historic structures report shall be prepared by a professional who meets the requirements of the Secretary of the Interior’s Qualification Standards for Architectural Historian and shall meet the requirements of WA State Standards for Cultural Resources Reporting – Intensive Level Survey as defined and amended by the Washington DAHP.
1. Intensive Historic Structures Survey Requirements (in addition to the A. General Information and Reconnaissance Historic Structures Reporting Requirements listed above) to be provided to the administrator as pdf of final drafts:
a. An accurate date of construction based on research.
b. Historic images, if available.
c. The name of the original architect or building, if available.
d. A bibliography.
e. A determination of National Register eligibility by a cultural resources professional.
f. Ownership information including original owner or claimant of property and of structure.
g. Historic or common name of the property.
h. Area of Significant/Historic Context.
i. A thorough, in-depth statement of significance based on integrity and National Register Criteria for Evaluation.
E. Photographic Inventory of Historic Structures Reporting Requirements. A photographic inventory of historic structures shall be prepared.
1. Photographic Inventory of Historic Structures Requirements (in addition to the A. General Information above) to be provided to the administrator:
a. Photographs must be taken and provided at the highest resolution possible to ensure clarity of details.
b. A scale device should be included in specific views to show the size of the object recorded, particularly in documentation of the main facade of a building.
c. The direction, such as the cardinal point from which the view was taken or the direction a building is facing, should be noted in an accompanying Index to Photographs.
d. The photographic inventory shall include the following:
i. General or environmental view(s) to illustrate setting, including landscaping, adjacent building(s), and roadways.
ii. All facades, with and without a scale device.
iii. Perspective view, front and one side.
iv. Perspective view, rear and opposing side.
v. Detail, front entrance and/or typical doorway.
vi. Typical window.
vii. Exterior details, such as chimney, clerestory, oriel, date stone, gingerbread ornamentation, or boot scrape, indicative of era of construction or of historic and architectural interest.
viii. Interior views to capture spatial relationships, structural evidence, a typical room, and any decorative elements; these include hallways, stairways, attic and basement framing, fireplaces and mantels, moldings, interior shutters, kitchen (especially if original), and mechanicals.
ix. If they exist, at least one view of any dependency structures, such as privies, milk or ice houses, carriage houses, sheds, detached garages, or barns. These structures need to be identified in the Index to Photographs.
Related Forms:
•Forms shall be obtained from the Washington DAHP (Ord. 2982)
Effective on: 1/2/2020
G. Acronyms and Abbreviations. List of Acronyms and Abbreviations
AD | ................... | Anno Domini |
AP | ................... | Analytic Period |
BP | ................... | Before Present |
CIP | ................... | Capital Investment Program |
COA | ................... | Certificate of Appropriateness |
COR | ................... | City of Redmond |
CORL | ................... | City of Redmond Landmark |
CPP | ................... | Countywide Planning Policies |
CRMP | ................... | Cultural Resources Management Plan |
DAHP | ................... | Department of Archaeology and Historic Preservation |
FHWA | ................... | Federal Highway Administration |
FTA | ................... | Federal Transit Authority |
................... | ||
HPI | ................... | Historic Property Inventory |
IDP | ................... | Inadvertent Discovery Plan |
KCHPP | ................... | King County Historic Preservation Program |
KCLC | ................... | King County Landmarks Commission |
MPP | ................... | Multicounty Planning Policies |
MOA | ................... | Memorandum of Agreement |
NEPA | ................... | National Environmental Policy Act |
NHPA | ................... | National Historic Preservation Act |
NPS | ................... | National Park Service |
NRHP | ................... | National Register of Historic Places |
PREP | ................... | Pre Review Entitlement Process |
RCW | ................... | Revised Code of Washington |
RMC | ................... | Redmond Municipal Code |
RZC | ................... | Redmond Zoning Code |
................... | ||
SMP | ................... | |
TCP | ................... | |
USACE | ................... | United States Army Corps of Engineers |
WAC | ................... | Washington Administrative Code |
WCC | ................... | Washington Conservation Corps |
WHR | ................... | Washington Heritage Register |
WISAARD | ................... | Washington Information System for Architectural and Archaeological Records Data |
WSDOT | ................... | Washington Department of Transportation |
(Ord. 2982)
Effective on: 1/2/2020
10 Green Building Program Requirements
A. Purpose.
1. This appendix describes the requirements and procedures necessary to meet the City of Redmond Green Building Program (GBP), which works to encourage efficient, low-carbon developments and building operations in the City of Redmond.
2. Green building incentives are outlined in RZC Chapter 21.55.
B. Compliance with State Law. The Administrator shall update this appendix in the event of major legislative changes in electrification, emissions, water, sustainability or green building.
C. Mandatory Requirements. Projects shall meet all minimum requirements in RZC Chapter 21.67 and as outlined below, including:
1. Washington Clean Buildings Performance Standard. Comply with the Washington Clean Buildings Performance Standard (WAC Chapter 194-50). Establish and achieve either a Level 1 or Level 2 energy use intensity target (EUIt), measured in kBtu/ft2/yr., as detailed in Sections E and F of this appendix. The EUIts described in Section F of this appendix are specific to the GBP and exceed CBPS targets.
2. Washington State Energy Code. Projects shall achieve all requirements of the 2021 WSEC, including additional requirements identified in Table 1, Section 2 of this Appendix.
3. Water Conservation. Multifamily projects shall use Appendix M of the Uniform Plumbing Code to size the building’s potable water systems.
4. Embodied Carbon. Calculate the embodied carbon baseline of the project and show at least a 10 percent reduction in embodied carbon for concrete, steel, and insulation, at a minimum, following the guidelines in Section H of this appendix.
5. Project Credits. In addition to all minimum requirements, projects shall accumulate points for incentive options per RZC Chapter 21.55.
Table 1. Green Building Program Techniques Summary
Technique |
|---|
1. Building Performance Standard. Achieve any Green Building Rating or Certification System* that requires a modeled site Energy Use Intensity (EUI) adhering to either a Level 1 or Level 2 EUI target (EUIt) from Section F, Table 1, of this appendix. Demonstrate compliance with the Washington State Clean Buildings Performance Standard within 24 months of at least 75 percent occupancy adhering to a Level 1 or 2 EUIt. Share energy benchmarking data with the City of Redmond via Energy Star Portfolio Manager. |
a. Level 1 EUIt |
b. Level 2 EUIt |
2. Washington State Energy Code. Projects must meet the 2021 Washington State Energy Code, with the following additional requirements: • Projects using the prescriptive compliance pathway (Sections C402 – C405) must also demonstrate the achievement of eight additional credits in Section C406 beyond the basic requirements listed in Table C406.1 (or four additional credits for existing buildings). • Projects using the total building performance path in Section C407 must document their compliance strategy as required by this section, except that the total site energy use target referenced in Section C407.3.2 shall be replaced by the EUIt target identified in Section F of the GBP requirements. • All new construction projects, regardless of compliance pathway, must meet the requirements of the enhanced envelope performance requirements listed in Section C406.2.12. (This can count as part of the C406 compliance strategy for projects documenting prescriptive compliance.) |
3. Building Electrification. Develop an all-electric project, including electric space and water heating. Exceptions from this requirement are permitted for emergency and standby power generators and gas commercial cooking appliances, provided corresponding electrical infrastructure for future electrical commercial cooking appliances is provided. |
4. Energy Management. Earn Green Lease Leaders Certification (choose only one) |
a. Earn Green Lease Leaders Silver certification |
b. Earn Green Lease Leaders Gold or Platinum certification |
5. Energy Storage. Install an energy storage system that meets 100 percent of critical load power requirements (kW) and emergency energy supply needs (kWh) for at least three hours and can be deployed for utility demand management and grid services. |
6. Renewable Energy. Demonstrate the purchase and installation of additional on-site renewable energy capacity beyond energy code requirements. |
a. 100 percent + additional kW beyond energy code requirements |
b. 75 percent to 99.9 percent additional kW beyond energy code requirements |
c. 50 percent to 75 percent additional kW beyond energy code requirements |
7. Electric Vehicles. Provide: 1 EV-ready stall per dwelling for dwellings with private garages. Provide 100 percent EV-ready stalls for multifamily development. Provide 10 percent EV-ready stalls for commercial development. Meet any more stringent requirements found in WAC 51-50-0429 or its successor. |
8. Stormwater Management. Achieve Salmon-Safe Urban Standard v3.0 certification |
9. Water Conservation. Use Appendix M of the Uniform Plumbing Code to size the building’s potable water systems. Applicable to multifamily projects only. |
10. Water Conservation. Provide water sub-metering for each unit. |
11. Water Conservation. Install water sensors connected to a local network building management system or metering solution on water use subsystems. |
12. Tree Preservation. Retain 40 percent of the significant trees on the site, in accordance with RZC Chapter 21.72. |
13. Embodied Carbon. Calculate the embodied carbon baseline of the following materials (at a minimum): concrete, steel, and insulation. Show at least a 10 percent reduction from the calculated baseline. |
14. Embodied Carbon. Calculate the embodied carbon baseline of the following project materials (at a minimum): concrete, steel, and insulation. Show at least a 30 percent reduction from the calculated baseline. |
15. Materials Management. Deconstruct all buildings over 10,000 ft2 with at least 50 percent conditioned floor area. |
16. Materials Management. Demonstrated recovery, reuse, or recycling of >60 percent of construction and demolition materials. |
* Green building rating or certification system must (1) require an integrated design process intended to create projects that are environmentally responsible and resource-efficient throughout a building’s life-cycle and (2) must be known and approved by the Administrator as a commonly accepted and peer reviewed system that demonstrates at least four projects that successfully meet a modeled project EUI (within 10 percent), completed in the State of Washington. |
D. Incentives. Land use requirements vary by zoning district. Refer to RZC Chapter 21.55 in conjunction with RZC Chapter 21.67, Green Building Program, for applicable incentives.
E. Compliance Procedures. Projects utilizing the GBP shall follow the procedures as outlined below:
1. Preapplication Meeting.
a. Applicants shall schedule a preapplication meeting with city staff to review the project and the green building program requirements.
2. Site Plan Entitlement.
a. Applicants shall complete a green building program commitment form, which will indicate the contractual commitment to demonstrate an operating EUI that matches the calculated EUIt within 10 percent, and indicate the penalties for not reaching the target, as identified by RZC 21.67.050. The commitment form shall also include the following information:
i. The name and contact information of the project manager responsible for submitting the information needed to demonstrate compliance with this green building program.
ii. Identification of the green building rating or certification system the project commits to pursue.
iii. The contact information and credentials of the third-party design professional selected to rate or certify the project.
iv. The contact information of the firm and individual selected to develop the energy model.
3. Building Permit and Civil Review Application.
a. The project shall be registered with the entity administering the green building rating or certification system at the time of the building permit application. The applicant shall record the green building rating or certification system, version, certification level anticipated (where applicable), verifier, and proof of project enrollment and acceptance by the green building rating or certification system.
b. The project shall include the calculated EUIt as determined by following the guidance provided in WAC Chapter 194-50 as modified in Section F, Table 1 of this Appendix and the predicted EUI as determined by the energy model.
c. The following note shall be included on the approved construction plans that include the energy code analysis:
i. This development is subject to the Green Building Program per RZC Chapter 21.67.
• This project must meet the 2021 Washington State Energy Code, with the following additional requirements:
• Projects using the prescriptive compliance pathway (Sections C402–C405) must also demonstrate the achievement of 8 additional credits in Section C406 beyond the basic requirements listed in Table C406.1 (or 4 additional credits for existing buildings).
• Projects using the Total Building Performance Path in C407 must document their compliance strategy as required by this section, except that the total site energy use target referenced in Section C407.3.2 shall be replaced by the EUIt target identified in Section F of the GBP requirements.
• All new construction projects, regardless of compliance pathway, must meet the requirements of the Enhanced Envelope Performance Requirements listed in Section C406.2.12. (This can count as part of the C406 compliance strategy for projects documenting prescriptive compliance.)
A. Projects utilizing WSEC-R must select options from Table R406.3 ENERGY CREDITS to achieve at least:
1. 2.0 credits from category 1. EFFICIENT BUILDING ENVELOPE OPTIONS
B. Projects utilizing WSEC-C must pursue the enhanced envelope performance in accordance with Section C406.10c of the Washington Energy Code.
d. A short memorandum accompanying the WSEC calculator, describing how the requirements of Section E of this appendix will be achieved.
e. Provide a summary table on the building plans showing building performance characteristics compared to code requirements for envelope components, air sealing strategies, HVAC, and lighting systems to summarize the relationship of building systems to basic code requirements. Include C406 strategies if prescriptive compliance pathway used.
4. Verification.
a. Adjustments to Energy Targets. The Administrator may approve adjustments to building EUI targets based on unanticipated changes to building operations and conditions. Adjustments to targets must be approved by the Administrator based on specific documentation of the need for adjustment. The following conditions can be considered as the basis for adjustments to EUI targets:
i. Adjustment for Change in Occupancy. When the occupancy of the building or a portion of the building changes from that assumed in the permit submittal, the assigned energy performance target shall be adjusted to reflect the new occupancy. If the new occupancy is not listed in Section F, Table 1, of this appendix, either the Administrator shall assign it an energy use target based on the best-performing local examples of that occupancy type or a metering system shall be provided by the building owner that excludes the energy loads for the additional occupancy.
ii. Adjustment for Other Factors. Adjustments for conditions other than those identified above that represent reasonable and unanticipated changes to building use characteristics may be considered as a basis for target adjustment on a case-by-case basis by the Administrator. Revisions to energy modeling predictions may be required by the jurisdiction to demonstrate the need for a revised EUI target.
b. Demonstration of Operating Energy Use. Metered energy data shall be reported to the Administrator using the Energy Star portfolio manager share properties feature, sharing the property and energy data with the City of Redmond by enabling the read-only access and exchange data feature. While at least 75 percent occupied, the building shall operate at or below its assigned EUIt for any recording period of 12 consecutive months that is completed within two years of the date of the certificate of occupancy or after the final inspection if a certificate of occupancy is not required (a later date of compliance may be allowed by the code official or designee for good cause). The owner shall notify the Administrator when this 12-month period has been completed by sharing documented compliance with WAC Chapter 194-50, including Compliance with Standard 100 (Form A) and Energy Use Intensity Calculations (Form C) that demonstrates the project operated at or below +10 percent of the EUIt calculated using Section F, Table 1, of this appendix.
c. Certificate of Occupancy. No later than two years after issuance of a final certificate of occupancy for the project, or such later date as requested in writing by the applicant and approved by the Administrator or designee for compelling circumstances, the applicant shall submit to the Administrator or designee the project’s certification demonstrating project compliance, including:
i. A report or certification document by the Green Building Rating or Certification System; and
ii. Documented compliance with WAC Chapter 194-50, including:
A. Compliance with Standard 100 (Form A).
B. Energy Use Intensity Calculations (Form C) that demonstrates the project operated at or below +10 percent of the EUIt determined according to WAC 194-50-070, as modified in Section F, Table 1, of this appendix.
A request for an extension to this requirement shall be in writing and shall contain detailed information about the need for the extension.
d. Compliance Determination. If the Administrator or designee determines that the report submitted provides satisfactory evidence that the project has complied with the standards contained in this subsection, then the Administrator or designee shall send the applicant a written statement that the project has complied with the standards of the Green Building Program.
i. If the Administrator or designee determines that the project does not comply with the standards in this subsection, the Administrator or designee shall notify the applicant of the aspects in which the project does not comply. Components of the project that are included to comply with the Green Building Program shall remain for the life of the project. Within 90 days after the Administrator or designee will notify the applicant of the ways in which the project does not comply, or such longer period as the Administrator or designee may allow for justifiable cause, the applicant may submit a supplemental report demonstrating that alterations or improvements have been made such that the project now meets the standards in this subsection.
ii. If the applicant fails to submit a supplemental report within the time allowed pursuant to this subsection, the Administrator or designee shall determine that the project has failed to demonstrate full compliance with the standards contained in this subsection.
F. GBP Energy Performance Targets.
1. The GBP requires the project to comply with WAC Chapter 194-50 (the Washington Clean Buildings Performance Standard) with two EUIt levels developed to qualify for the GBP incentive.
Section F, Table 1, of this appendix modifies Table 7-2a, Commercial Building Types/Activities, of WAC Chapter 194-50, Normative Annex Z, with more stringent EUI targets. Table 1 below provides the EUI targets (EUIt) for the building use types required to qualify for the Redmond GBP and shall be used to establish the EUIt for the project to qualify for the GBP Level 1 and 2 incentives. Achieving this target with +10 percent must be confirmed through compliance with WAC Chapter 194-50. All references and citations in Table 1 refer to WAC Chapter 194-50.
Shift factors are provided in Section F, Table 2, of this appendix for convenient reference to determine a project’s EUIt following the instructions provided by WAC 194-50-070.
Table 1. Redmond GBP EUI Targets by Building Activity Type1, 2
Reference No. | Portfolio Manager Types | Portfolio Manager Sub-Types | Sub-Types: Detailed | Notes | Level 2 EUI Target | Level 1 EUI Target |
|---|---|---|---|---|---|---|
1 | Banking/Financial Services | Bank Branch | 35 | 31 | ||
2 | Banking/Financial Services | Financial Office | 35 | 31 | ||
3 | Education | Adult Education | 25 | 22 | ||
4 | Education | 82 | 72 | |||
5 | Education | K-12 School | Elementary/Middle School | 27 | 23 | |
6 | Education | K-12 School | High School | 25 | 22 | |
7 | Education | Preschool/Daycare | 35 | 31 | ||
8 | Education | Vocational School | 25 | 22 | ||
9 | Education | Other – Education | 25 | 22 | ||
10 | Entertainment/Public Assembly | Aquarium | 35 | 31 | ||
11 | Entertainment/Public Assembly | Bar/Nightclub | 22 | 19 | ||
12 | Entertainment/Public Assembly | Bowling Alley | 35 | 31 | ||
13 | Entertainment/Public Assembly | Casino | 22 | 19 | ||
14 | Entertainment/Public Assembly | Convention Center | 22 | 19 | ||
15 | Entertainment/Public Assembly | Fitness Center/Health Club/Gym | 35 | 31 | ||
16 | Entertainment/Public Assembly | Ice/Curling Rink | 35 | 31 | ||
17 | Entertainment/Public Assembly | Indoor Arena | 35 | 31 | ||
18 | Entertainment/Public Assembly | Movie Theater | 35 | 31 | ||
19 | Entertainment/Public Assembly | Museum | 35 | 31 | ||
20 | Entertainment/Public Assembly | Performing Arts | 22 | 19 | ||
21 | Entertainment/Public Assembly | Race Track | 35 | 31 | ||
22 | Entertainment/Public Assembly | Roller Rink | 35 | 31 | ||
23 | Entertainment/Public Assembly | Social/Meeting Hall | 22 | 19 | ||
24 | Entertainment/Public Assembly | Stadium (Closed) | 35 | 31 | ||
25 | Entertainment/Public Assembly | Stadium (Open) | 35 | 31 | ||
26 | Entertainment/Public Assembly | Swimming Pool | 35 | 31 | ||
27 | Entertainment/Public Assembly | 22 | 19 | |||
28 | Entertainment/Public Assembly | Other – Entertainment/Public Assembly | Entertainment/ Culture | 35 | 31 | |
29 | Entertainment/Public Assembly | Other – Entertainment/Public Assembly | Library | 35 | 31 | |
30 | Entertainment/Public Assembly | Other – Entertainment/Public Assembly | Other Public Assembly | 22 | 19 | |
31 | Entertainment/Public Assembly | Other – Entertainment/Public Assembly | Recreation | 35 | 31 | |
32 | Entertainment/Public Assembly | Other – Entertainment/Public Assembly | Social/Meeting | 22 | 19 | |
33 | Entertainment/Public Assembly | Other – Recreation | 35 | 31 | ||
34 | Entertainment/Public Assembly | Other – Stadium | 35 | 31 | ||
35 | Food Sales and Service | Bar/Nightclub | 253 | 220 | ||
36 | Food Sales and Service | 111 | 96 | |||
37 | Food Sales and Service | Convenience Store Without Gas Station | 111 | 96 | ||
38 | Food Sales and Service | Fast Food Restaurant | 111 | 96 | ||
39 | Food Sales and Service | Food Sales | Grocery/Food Market | 111 | 96 | |
40 | Food Sales and Service | Food Sales | Convenience Store With Gas | 111 | 96 | |
41 | Food Sales and Service | Food Sales | 111 | 96 | ||
42 | Food Sales and Service | Food Sales | Other Food Sales | 111 | 96 | |
43 | Food Sales and Service | Food Service | Fast Food | 111 | 96 | |
44 | Food Sales and Service | Food Service | Restaurant/Cafeteria | 253 | 220 | |
45 | Food Sales and Service | Food Service | Other Food Service | 111 | 96 | |
46 | Food Sales and Service | Restaurant | 253 | 220 | ||
47 | Food Sales and Service | Supermarket/Grocery Store | 111 | 96 | ||
48 | Food Sales and Service | Wholesale Club/Supercenter | 35 | 31 | ||
49 | Food Sales and Service | Other – Restaurant/Bar | 253 | 220 | ||
50 | Healthcare | Ambulatory Surgical Center | 82 | 72 | ||
51 | Healthcare | Hospital (General Medical and Surgical) | 82 | 72 | ||
52 | Healthcare | Medical Office | ||||
53 | Healthcare | Outpatient Rehabilitation/Physical Therapy | 80 | 69 | ||
54 | Healthcare | 73 | 69 | |||
55 | Healthcare | Senior Care Community | 73 | 69 | ||
56 | Healthcare | Urgent Care/Clinic/Other Outpatient | 80 | 69 | ||
57 | Healthcare | Other – Specialty Hospital | 82 | 72 | ||
58 | Lodging/Residential | Barracks | 46 | 40 | ||
59 | Lodging/Residential | Hotel | Hotel | 46 | 40 | |
60 | Lodging/Residential | Hotel | Motel or Inn | 40 | 35 | |
61 | Lodging/Residential | Multifamily Housing | 23 | 20 | ||
62 | Lodging/Residential | Prison/Incarceration | 82 | 72 | ||
63 | Lodging/Residential | Residence Hall/Dormitory | 46 | 40 | ||
64 | Lodging/Residential | 73 | 69 | |||
65 | Lodging/Residential | Senior Care Community | 73 | 69 | ||
66 | Lodging/Residential | Other – Lodging/Residential | 46 | 40 | ||
67 | Mixed-Use Property | |||||
68 | Medical Office | 20 | 18 | |||
69 | Admin/Professional Office | 20 | 18 | |||
70 | Bank/Other Financial | 35 | 31 | |||
71 | Government office | 35 | 31 | |||
72 | Medical Office (Diagnostic) | 20 | 18 | |||
73 | Other Office | 35 | 31 | |||
74 | Veterinary Office | 80 | 69 | |||
75 | Other – Office | 35 | 31 | |||
76 | Public Services | Courthouse | 82 | 72 | ||
77 | Public Services | Fire Station | 35 | 31 | ||
78 | Public Services | Library | 35 | 31 | ||
79 | Public Services | Mailing Center/Post Office | 22 | 19 | ||
80 | Public Services | Police Station | 35 | 31 | ||
81 | Public Services | Prison/Incarceration | 82 | 72 | ||
82 | Public Services | Social/Meeting Hall | 22 | 19 | ||
83 | Public Services | Transportation Terminal/Station | 22 | 19 | ||
84 | Public Services | Other – Public Service | 35 | 31 | ||
85 | Religious Worship | Worship Facility | 22 | 19 | ||
86 | Retail | Automobile Dealership | 22 | 19 | ||
87 | Retail | 111 | 96 | |||
88 | Retail | Convenience Store without Gas Station | 111 | 96 | ||
89 | Retail | Enclosed Mall | 22 | 19 | ||
90 | Retail | Lifestyle Center | Enclosed Mall | 22 | 19 | |
91 | Retail | Lifestyle Center | Other Retail | 22 | 19 | |
92 | Retail | Lifestyle Center | Retail Store | 22 | 19 | |
93 | Retail | Lifestyle Center | ||||
94 | Retail | Retail Store | 22 | 19 | ||
95 | Retail | Strip Mall | ||||
96 | Retail | Supermarket/Grocery Store | 111 | 96 | ||
97 | Retail | Wholesale Club/ Supercenter | 22 | 19 | ||
98 | Retail | Other – Retail/Mall | Enclosed Mall | 22 | 19 | |
99 | Retail | Other – Retail/Mall | ||||
100 | Technology/Science | Data Center | ||||
101 | Technology/Science | Laboratory | 111 | 96 | ||
102 | Technology/Science | Other – Technology/Science | Other Service | 35 | 31 | |
103 | Services | Personal Services (Health/ Beauty, Dry Cleaning, etc.) | 35 | 31 | ||
104 | Services | Repair Shop | 22 | 19 | ||
105 | Services | 35 | 31 | |||
106 | Services | Vehicle Storage/ Maintenance | 22 | 19 | ||
107 | Services | Other – Services | 35 | 31 | ||
108 | Energy/Power Station | |||||
109 | Other - Utility | |||||
110 | Warehouse/Storage | Self-Storage Facility | 9 | 8 | ||
111 | Warehouse/Storage | Distribution Center | 9 | 8 | ||
112 | Warehouse/Storage | Nonrefrigerated Warehouse | 9 | 8 | ||
113 | Warehouse/Storage | Refrigerated Warehouse | 111 | 96 | ||
Table adapted from ANSI/ASHRAE/IES Standard 100-2018 Energy Efficiency in Existing Buildings as adopted by reference with the exceptions noted in WAC Chapter 194-50, Table 7-2a, Normative Annex Z. | ||||||
Notes:
1Select the most specific building activity type that applies.
2For building type definitions see Energy Star Portfolio Manager definitions except as follows:
• “Data center” is an activity space designed and equipped to meet the needs of high density computing equipment, such as server racks, used for data storage and processing, including dedicated uninterruptible power supplies and cooling systems and require a constant power load of 75 kW or more. Gross floor area shall only include space within the building including raised floor computing space, server rack aisles, storage silos, control console areas, battery rooms and mechanical rooms for dedicated cooling equipment. Gross floor area shall not include a server closet, telecommunications equipment closet, computer training area, office, elevator, corridors or other auxiliary space.
• “Urgent care center/clinic/other outpatient office” means the buildings used to diagnose and treat patients, usually on an unscheduled, walk-in basis, who have an injury or illness that requires immediate care but is not serious enough to warrant a visit to an emergency department. Includes facilities that provide same-day surgical, diagnostic, and preventive care.
3All medical offices considered to be diagnostic type.
6This is a building or activity without an energy target. Included to provide definition only.
No. | Portfolio Manager Types | Portfolio Manager Sub-Types | Sub-Types: Detailed | Notes | 50 or less | 51 to 167 | 168 |
|---|---|---|---|---|---|---|---|
1 | Banking/Financial Services | Bank Branch | 0.8 | 1 | 1.5 | ||
2 | Banking/Financial Services | Financial Office | 0.8 | 1 | 1.5 | ||
3 | Education | Adult Education | 0.9 | 1.1 | 1.9 | ||
4 | Education | 0.9 | 1.1 | 1.9 | |||
5 | Education | K-12 School | Elementary/Middle School | 0.9 | 1.1 | 1.9 | |
6 | Education | K-12 School | High School | 0.9 | 1.1 | 1.9 | |
7 | Education | Preschool/Daycare | 0.9 | 1.1 | 1.9 | ||
8 | Education | Vocational School | 0.9 | 1.1 | 1.9 | ||
9 | Education | Other – Education | 0.9 | 1.1 | 1.9 | ||
10 | Entertainment/Public Assembly | Aquarium | 0.6 | 1.1 | 1.6 | ||
11 | Entertainment/Public Assembly | Bar/Nightclub | 0.6 | 1.1 | 1.6 | ||
12 | Entertainment/Public Assembly | Bowling Alley | 0.6 | 1.1 | 1.6 | ||
13 | Entertainment/Public Assembly | Casino | 0.6 | 1.1 | 1.6 | ||
14 | Entertainment/Public Assembly | Convention Center | 0.6 | 1.1 | 1.6 | ||
15 | Entertainment/Public Assembly | Fitness Center/Health Club/Gym | 0.6 | 1.1 | 1.6 | ||
16 | Entertainment/Public Assembly | Ice/Curling Rink | 0.6 | 1.1 | 1.6 | ||
17 | Entertainment/Public Assembly | Indoor Arena | 0.6 | 1.1 | 1.6 | ||
18 | Entertainment/Public Assembly | Movie Theater | 0.6 | 1.1 | 1.6 | ||
19 | Entertainment/Public Assembly | Museum | 0.6 | 1.1 | 1.6 | ||
20 | Entertainment/Public Assembly | Performing Arts | 0.6 | 1.1 | 1.6 | ||
21 | Entertainment/Public Assembly | Race Track | 0.6 | 1.1 | 1.6 | ||
22 | Entertainment/Public Assembly | Roller Rink | 0.6 | 1.1 | 1.6 | ||
23 | Entertainment/Public Assembly | Social/Meeting Hall | 0.6 | 1.1 | 1.6 | ||
24 | Entertainment/Public Assembly | Stadium (Closed) | 0.6 | 1.1 | 1.6 | ||
25 | Entertainment/Public Assembly | Stadium (Open) | 0.6 | 1.1 | 1.6 | ||
26 | Entertainment/Public Assembly | Swimming Pool | 0.6 | 1.1 | 1.6 | ||
27 | Entertainment/Public Assembly | 0.6 | 1.1 | 1.6 | |||
28 | Entertainment/Public Assembly | Other – Entertainment/Public Assembly | Entertainment/Culture | 0.6 | 1.1 | 1.6 | |
29 | Entertainment/Public Assembly | Other – Entertainment/Public Assembly | Library | 0.6 | 1.1 | 1.6 | |
30 | Entertainment/Public Assembly | Other – Entertainment/Public Assembly | Other Public Assembly | 0.6 | 1.1 | 1.6 | |
31 | Entertainment/Public Assembly | Other – Entertainment/Public Assembly | Recreation | 0.6 | 1.1 | 1.6 | |
32 | Entertainment/Public Assembly | Other – Entertainment/Public Assembly | Social/Meeting | 0.6 | 1.1 | 1.6 | |
33 | Entertainment/Public Assembly | Other – Recreation | 0.6 | 1.1 | 1.6 | ||
34 | Entertainment/Public Assembly | Other – Stadium | 0.6 | 1.1 | 1.6 | ||
35 | Food Sales and Service | Bar/Nightclub | 0.6 | 1.1 | 1.5 | ||
36 | Food Sales and Service | 0.5 | 0.9 | 1.3 | |||
37 | Food Sales and Service | Convenience Store Without Gas Station | 0.5 | 0.9 | 1.3 | ||
38 | Food Sales and Service | Fast Food Restaurant | 0.6 | 1.1 | 1.5 | ||
39 | Food Sales and Service | Food Sales | Grocery/Food Market | 0.5 | 0.9 | 1.3 | |
40 | Food Sales and Service | Food Sales | Convenience Store With Gas | 0.5 | 0.9 | 1.3 | |
41 | Food Sales and Service | Food Sales | 0.5 | 0.9 | 1.3 | ||
42 | Food Sales and Service | Food Sales | Other Food Sales | 0.5 | 0.9 | 1.3 | |
43 | Food Sales and Service | Food Service | Fast Food | 0.6 | 1.1 | 1.5 | |
44 | Food Sales and Service | Food Service | Restaurant/Cafeteria | 0.6 | 1.1 | 1.5 | |
45 | Food Sales and Service | Food Service | Other Food Service | 0.6 | 1.1 | 1.5 | |
46 | Food Sales and Service | Restaurant | 0.6 | 1.1 | 1.5 | ||
47 | Food Sales and Service | Supermarket/Grocery Store | 0.5 | 0.9 | 1.3 | ||
48 | Food Sales and Service | Wholesale Club/Supercenter | 0.6 | 1 | 1.5 | ||
49 | Food Sales and Service | Other – Restaurant/Bar | 0.6 | 1.1 | 1.5 | ||
50 | Healthcare | Ambulatory Surgical Center | 0.8 | 1.1 | 1.3 | ||
51 | Healthcare | Hospital (General Medical and Surgical) | 1 | 1 | 1 | ||
52 | Healthcare | Medical Office | 0.8 | 1 | 1.5 | ||
53 | Healthcare | Outpatient Rehabilitation/Physical Therapy | 0.8 | 1.1 | 1.3 | ||
54 | Healthcare | 1 | 1 | 1 | |||
55 | Healthcare | Senior Care Community | 1 | 1 | 1 | ||
56 | Healthcare | Urgent Care/Clinic/Other Outpatient | 0.8 | 1.1 | 1.3 | ||
57 | Healthcare | Other – Specialty Hospital | 1 | 1 | 1 | ||
58 | Lodging/Residential | Barracks | 1 | 1 | 1 | ||
59 | Lodging/Residential | Hotel | Hotel | 1 | 1 | 1 | |
60 | Lodging/Residential | Hotel | Motel or Inn | 1 | 1 | 1 | |
61 | Lodging/Residential | Multifamily Housing | 1 | 1 | 1 | ||
62 | Lodging/Residential | Prison/Incarceration | 1 | 1 | 1 | ||
63 | Lodging/Residential | Residence Hall/Dormitory | 1 | 1 | 1 | ||
64 | Lodging/Residential | 1 | 1 | 1 | |||
65 | Lodging/Residential | Senior Care Community | 1 | 1 | 1 | ||
66 | Lodging/Residential | Other – Lodging/Residential | 1 | 1 | 1 | ||
67 | Mixed-Use Property | ||||||
68 | Medical Office | 0.8 | 1.1 | 1.3 | |||
69 | Admin/Professional Office | 0.8 | 1 | 1.5 | |||
70 | Bank/Other Financial | 0.8 | 1 | 1.5 | |||
71 | Government Office | 0.8 | 1 | 1.5 | |||
72 | Medical Office (Diagnostic) | 0.8 | 1.1 | 1.3 | |||
73 | Other Office | 0.8 | 1 | 1.5 | |||
74 | Veterinary Office | 0.8 | 1.1 | 1.3 | |||
75 | Other – Office | 0.8 | 1 | 1.5 | |||
76 | Public Services | Courthouse | 0.8 | 0.8 | 1.1 | ||
77 | Public Services | Fire Station | 0.8 | 0.8 | 1.1 | ||
78 | Public Services | Library | 0.6 | 1.1 | 1.6 | ||
79 | Public Services | Mailing Center/Post Office | 0.8 | 1.2 | 1.3 | ||
80 | Public Services | Police Station | 0.8 | 0.8 | 1.1 | ||
81 | Public Services | Prison/Incarceration | 1 | 1 | 1 | ||
82 | Public Services | Social/Meeting Hall | 0.6 | 1.1 | 1.6 | ||
83 | Public Services | Transportation Terminal/Station | 0.6 | 1.1 | 1.6 | ||
84 | Public Services | Other – Public Service | 0.8 | 1.2 | 1.3 | ||
85 | Religious Worship | Worship Facility | 0.9 | 1.7 | 1.7 | ||
86 | Retail | Automobile Dealership | 0.6 | 1 | 1.5 | ||
87 | Retail | 0.5 | 0.9 | 1.3 | |||
88 | Retail | Convenience Store Without Gas Station | 0.5 | 0.9 | 1.3 | ||
89 | Retail | Enclosed Mall | 0.6 | 1 | 1.5 | ||
90 | Retail | Lifestyle Center | Enclosed Mall | 0.6 | 1 | 1.5 | |
91 | Retail | Lifestyle Center | Other Retail | 0.6 | 1 | 1.5 | |
92 | Retail | Lifestyle Center | Retail Store | 0.6 | 1 | 1.5 | |
93 | Retail | Lifestyle Center | |||||
94 | Retail | Retail Store | 0.6 | 1 | 1.5 | ||
95 | Retail | Strip Mall | |||||
96 | Retail | Supermarket/Grocery Store | 0.5 | 0.9 | 1.3 | ||
97 | Retail | Wholesale Club/Supercenter | 0.6 | 1 | 1.5 | ||
98 | Retail | Other – Retail/Mall | Enclosed Mall | 0.6 | 1 | 1.5 | |
99 | Retail | Other – Retail/Mall | |||||
100 | Technology/Science | Data Center | |||||
101 | Technology/Science | Laboratory | 1 | 1 | 1 | ||
102 | Technology/Science | Other – Technology/Science | Other Service | 0.8 | 1.2 | 1.3 | |
103 | Services | Personal Services (Health/Beauty, Dry Cleaning, etc.) | 0.8 | 1.2 | 1.3 | ||
104 | Services | Repair Shop | 0.8 | 1.2 | 1.3 | ||
105 | Services | 0.8 | 1.2 | 1.3 | |||
106 | Services | Vehicle Storage/Maintenance | 0.8 | 1.2 | 1.3 | ||
107 | Services | Other – Services | 0.8 | 1.2 | 1.3 | ||
108 | Energy/Power Station | ||||||
109 | Other – Utility | ||||||
110 | Warehouse/Storage | Self-Storage Facility | 0.8 | 1 | 1.4 | ||
111 | Warehouse/Storage | Distribution Center | 0.8 | 1 | 1.4 | ||
112 | Warehouse/Storage | Nonrefrigerated Warehouse | 0.8 | 1 | 1.4 | ||
113 | Warehouse/Storage | Refrigerated Warehouse | 1 | 1 | 1.4 |
Notes:
1Do not count the hours when the property is occupied only by maintenance, security, the cleaning crew, or other support personnel. Do not count the hours when the property is occupied only by maintenance staff.
2Working hours are based on the average use over the 12-month period selected to document energy use in form C.
3The weekly hours are the total number of hours per week where the majority of workers are present. If there are two or more shifts of workers, add the hours. When developing targets using WAC Chapter 194-50, Section 7.2.3, for mixed-use buildings, use the hours each separate activity, the hours per week the majority of workers are present.
4The weekly hours are the hours that the majority of the building is open to serve the public. When developing targets using WAC Chapter 194-50, Section 7.2.3, for mixed-use buildings, the hours each separate activity is open to the public.
5The weekly hours the facility is open for operation, which may include worship services, choir practice, administrative use, committee meetings, classes, or other activities.
G. Electric Vehicle Charging Infrastructure. The GBP requires the project to provide electric vehicle charging infrastructure as shown below to qualify for the GBP incentive, in addition to meeting any more stringent requirements found in WAC Chapter 51-50-0429 or its successor.
1One EV-ready stall per dwelling for dwellings with private garages.
2One hundred percent EV-ready stalls for multifamily development.
3Ten percent EV-ready stalls for commercial development.
H. GBP Embodied Carbon Calculation and Target.
1. Compliance with an embodied carbon requirement shall be determined by following the steps in this section. To determine compliance use an approved embodied carbon calculator to:
a. Calculate the embodied carbon of the proposed design for concrete, steel, and insulation, at a minimum;
b. Calculate the embodied carbon benchmark for concrete, steel, and insulation, at a minimum;
c. Calculate the embodied carbon limit by multiplying the benchmark by a reduction factor (10 percent or 30 percent); and
d. Compare the embodied carbon limit with the embodied carbon of the proposed design.
2. The approved embodied carbon calculators are:
a. Builders for Climate Action Building Emissions Accounting for Materials (BEAM) estimator tool. BEAM was developed by the team at Builders for Climate Action to suit the needs of the low-rise building sector.
b. Carbon Leadership Forum offers a free and easy-to-use Embodied Carbon in Construction Calculator (EC3) tool that allows benchmarking, assessment, and reductions in embodied carbon, focused on the upfront supply chain emissions of construction materials.
c. A commonly accepted, industry-standard calculator with sufficient evidence to support industry acceptance, as determined by the reviewer.
Attachment A
Green Building Program Commitment Form
Project ID_________________________________________________________________________
Project Address____________________________________________________________________
Property Owner or Financially Responsible Party Name_____________________________________
Property Owner or Financially Responsible Party Business Name_____________________________
Address__________________________________________________________________________
City/State/Zip______________________________________________________________________
Email____________________________________________________________________________
Anticipated Incentive Level_____________________________________________________________
I agree to meet the Green Building Program requirements pursuant to RZC Chapter 21.67, Green Building Program (GBP). Project applicants must meet the following minimum requirements:
1. All electric, including electric space and water heating. Exceptions from this requirement are permitted for emergency and standby power generators and gas commercial cooking appliances, provided a corresponding and appropriately sized electrical outlet, and all related infrastructure for electrical commercial cooking appliances are provided.
2. Achieve any Green Building Rating or Certification System that requires a modeled site Energy Use Intensity (EUI).
3. Calculate and demonstrate operational energy consumption in alignment with an EUIt to achieve Level 1 or 2 as outlined in Appendix 10.
4. Demonstrate compliance with Chapter 194-50 WAC.
5. Demonstrate in the project Commissioning Report that building envelope WSEC-C/R Efficiency Credits described under E.3.c.i of Appendix 10 were achieved.
6. Share energy benchmarking data with City through Energy Star Portfolio Manager.
7. Use Appendix M of the Uniform Plumbing Code to size the building’s potable water systems. Applicable to multifamily projects only.
8. Calculate the embodied carbon baseline and show at least a 10% reduction.
9. Identify the Techniques and Credits chosen from the GBP Appendix 10, Table 1 that the project will utilize to reach a minimum of twenty-two (22) points. Please use the space below to identify the Techniques.
I acknowledge the process requirements described in RZC Chapter 21.67 to provide certification within no more than two years from the issuance of the final certificate of occupancy (COO) or final inspection if no COO is required.
I acknowledge that failure to submit the certification report within two years or by such later date as may be allowed by the Administrator shall result in penalties as outlined in RZC Chapter 21.67.
Property Owner or Financially Responsible Party Signature and Date
_________________________________________________________________________
(Ord. 3186; Ord. 3220)
11 Overlake Planned Action Applicability and Mitigation Measures
A. Applicability.
1. Planned Action Geographic Area. As part of Redmond 2050 the planned action area has been updated to be the new Overlake Metro Center Boundary (see RZC 21.70.110). The area covered by the prior planned action but not inside the Metro Center can continue as a qualified planned action project through the expiration of that planned action (June 1, 2030). The allowed growth under that 2030 planned action will be reserved for that area (the portions of the OBAT zoning district that are outside the Center).
2. Covered Projects. To be covered by the Overlake SEPA planned action, the project shall comply with all the following criteria:
a. The project complies with all requirements for coverage under the Overlake SEPA planned action in RZC 21.70.110.C, Requirements for Coverage Under the Overlake SEPA Planned Action.
b. The environmental documents listed below adequately addressed the project’s significant adverse impacts:
i. Redmond 2050 Final Environmental Impact Statement, December 15, 2023.
ii. OBAT zoning district outside the Metro Center: see Section A.2.b.i of this appendix and the following:
A. Integrated SEPA/GMA documents for the Overlake Neighborhood Plan and Bellevue-Redmond Overlake Transportation Study, published May 1999;
B. Final Supplemental Environmental Impact Statement (FSEIS) for the Overlake Neighborhood Plan Update and Implementation Project, published August 30, 2007;
C. Addendum to the FSEIS listed above for the Overlake Stormwater and Parks Facilities Implementation Plan, published July 6, 2010;
D. Addendum to the FSEIS listed above for the Group Health Overlake Master Planned Development and Development Agreement, published November 21, 2011; and
E. Addendum to the FSEIS listed above for the Overlake SEPA Planned Action Update, published December 21, 2012.
c. The project is a subsequent or implementing project for the proposals analyzed in the environmental documents listed in Section A.2.b of this appendix.
d. The project is consistent with the City of Redmond Comprehensive Plan and the Overlake Neighborhood Plan, both of which have been adopted under the Growth Management Act.
e. The project shall implement the required mitigating measures in Section D of this appendix, Mitigation Measures and Performance Standards.
B. Mitigation and Performance Measures Overview. This appendix includes mitigation measures referenced in the Redmond 2050 Environmental Impact Statement (EIS) in Planned Action Ordinance. Performance standards are included to ensure conformity with mitigation measures that were incorporated into the zoning code or other development regulations applicable to the Overlake Planned Action Ordinance Area. The definitions of mitigation measure and performance measure are:
+ Mitigation Measure: An action taken to prevent, reduce, or control adverse environmental effects of a planned action consistent with WAC 197-11-768, as described in the final EIS and incorporated herein.
✔ Performance Measure: A criterion that any development must adhere to in order to meet current city codes and other standards and demonstrate that it is consistent with the final EIS. Note: In some cases, applicable development regulations may allow multiple pathways to achieve outcomes whereas the planned action mitigation might be more specific.
Applicable regulations and policies are noted to help interpret and apply mitigation measures and performance standards. Policy references are to the Redmond 2050 Comprehensive Plan; other city authorized or adopted plans or policies are also referenced.
This document is structured as follows:
•Section C: Planned Action Ordinance Checklist.
•Section D: Mitigation Measures and Performance Standards.
•Section E: Regulations Serving as Mitigation Measures.
Please note: Additional environmental regulations may apply. This appendix only lists regulations and measures required to mitigate growth as it directly relates to the Overlake planned action. The project must comply with all city regulations.
C. Planned Action Application Requirements. For projects applying under the Overlake planned action, a planned action consistency checklist will be required and supplements the standard SEPA checklist at WAC 197-11-960. The applicant shall fill in fields referenced for applicants; city staff shall complete the consistency fields referenced.
NOTE: Table provided below for example only. See Development Services Center for the most current consistency checklist to submit with application.
D. Mitigation Measures and Performance Standards.
1. Earth.
a. + Mitigation Measure – Geologic Hazard Areas Report and Third-Party Review. Where applicable, the planned action applicant shall prepare a geologic hazard areas report prepared by qualified consultant in accordance with Redmond’s critical areas regulations (RZC Chapter 21.64). (Policy NE-27) The report shall be prepared to the satisfaction of the Redmond responsible official, and may be subject to peer review by a third party selected by the City and at the applicant’s expense.
b. ✔ Performance Measure – Geologic Hazard Areas Mitigation. The planned action project shall demonstrate avoidance, minimization, and mitigation of geologically hazardous areas consistent with Redmond’s critical areas regulations (RZC Chapter 21.64). Based on the nature of the proposal and trends of extreme precipitation, and recommendations of third-party review in Mitigation Measure 1, the City may condition development to integrate adaptation strategies into mitigation measures to address changing environmental conditions or to establish a post-construction monitoring program for geologically hazardous areas. (Policy NE-31)
2. Water Resources.
a. + Mitigation Measure – Street Retrofits. Transportation improvement projects associated with planned actions shall provide incidental flow control and water quality treatment of stormwater to existing road sections that are currently untreated or lacking basic treatment designs when such project disturbs or expands the existing road surface. (Policy TR-35)
b. + Mitigation Measure – Low-Impact Development. Planned action projects shall meet requirements of the Stormwater Technical Notebook and requirements for low-impact development (LID) techniques such as permeable surfaces and other on-site infiltration methods to increase on-site storage capabilities, reduce the size and cost of regional facilities, reduce impact from high flows, maximize groundwater recharge and provide water quality benefits. Engineering deviations to avoid low-impact development measures shall not be allowed. (Policy NE-58, Policy CR-18, Redmond Environmental Sustainability Action Plan Actions N3.7 and N3.8, Phase II Municipal Stormwater Permit (NPDES) per RMC 15.24.084)
c. ✔ Performance Measure – Species of Special Concern. Streams tributary to Lake Sammamish or the Sammamish River, perennial or intermittent, provide important fish habitat functions in addition to spawning. These streams provide juvenile refugia, macroinvertebrate food resources, nutrient export, and other functions important to kokanee and other species of concern. Planned action projects shall implement conservation flow control and enhanced water quality treatment to protect the streams from stormwater impacts consistent with city standards and regulations. (Policy NE 67, Ideas 75 and 81 in Redmond Climate Vulnerability Risk Assessment)
d. ✔ Performance Measure – Long-Term Stormwater Impacts and Maintenance. Mitigation of long-term stormwater impacts includes inspection and maintenance of stormwater facilities for flow control, conveyance, and water quality treatment. Stormwater ponds, grassed waterways, and similar facilities require regular inspection and maintenance of vegetation, removal of debris, and cleaning sediment to maintain flow control and water quality as designed. Planned action projects shall provide for maintenance access and long-term maintenance consistent with city standards and regulations. (Policy NE-58, Policy CR-18, Redmond Environmental Sustainability Action Plan Actions N3.7 and N3.8, Phase II Municipal Stormwater Permit (NPDES), per RMC 13.06.068)
3. Plants and Animals.
a. + Mitigation Measure – Natural Systems and Adaptive Design. The Redmond climate vulnerability report identifies likely impacts to plants and animals due to modeled changes in wet season precipitation and high temperature extremes and duration. Planned action projects shall demonstrate which ideas identified in the Redmond climate vulnerability risk assessment and strategy report or equivalent are included in the proposal, and which ideas are infeasible and not included. The planned action project shall demonstrate how the proposal fulfills city policies and regulations to maintain or improve surface and groundwater management to mimic and support natural systems to support resiliency of fish and wildlife habitat conservation areas, open space, and forest canopy. Example measures may include but are not limited to: planting native vegetation, stabilizing banks, creating buffer zones to enhance habitat quality and water quality. (Policy NE-58, Redmond Climate Vulnerability Risk Assessment and Strategy Ideas 56, 61, and 74)
b. + Mitigation Measure – Heat and Drought Adaptation Measures. Planned action projects shall provide dry season irrigation and use of heat tolerant and water efficient plant communities when providing or retaining landscaping. In areas identified as having heat island effects, planned action projects shall identify project features that reduce heat island effects appropriate to the site. Examples include but are not limited to: removal of fish passage barriers, green infrastructure, habitat corridors, vegetation plans, building materials, and site design features that create places of shade to mitigate urban heat island effects. The applicant shall use a demonstrated method to calculate urban heat island reduction measures in proportion to the extent of impervious areas (pavement, roofs) which may include: LEED heat island reduction measures, California Green Building Code measures for reduction of heat island effects, or an equivalent approved by the responsible official to identify the extent of heat island mitigation.1 (Policy UC-11, Policy CR- X2, Ideas 73 and 86 in Redmond Climate Vulnerability Risk Assessment and Strategy)
4. Air Quality/Greenhouse Gas. See Section E of this appendix.
5. Land Use Patterns and Socioeconomics.
a. ✔ Performance Standard – Sustainability. Planned action projects shall demonstrate measures incorporated to enhance building sustainability, which could include but are not limited to: cool, blue, and green principles (e.g., mixed-use, innovation/collaboration, healthy living, large scale low-impact development (LID), etc.). (Policy CR-X2, Policy CR-20, RZC 21.58.3700, Materials and Ornamentation, RZC Chapter 21.58, Community Design Standards, RZC Chapter 21.62, Urban Center Standards, RZC Chapter 21.67 and Appendix 10, Green Building Incentive Program (GBP))
6. Plans and Policies. See Section E of this appendix.
7. Aesthetics.
a. ✔ Performance Measure – Residential Design for Sociability. Planned action projects shall demonstrate conformity with development and design standards regarding residential open space. (RZC Chapter 21.62, residential usable open space and pedestrian plazas and open spaces)
b. ✔ Performance Measure – Design for Affordable Commercial Space. Planned action projects shall demonstrate measures to mitigate initial move-in/tenant improvement such as a flexible shell for a range of business types and sizes to easily adapt the space for their needs, ground floor commercial requirements for tall ceiling heights, or other aspects of flexible shells. (Policy EV-25, Table 21.55.500, Overlake Incentives – Building Site, Form, Uses Incentives, Anti-Displacement/Small Business Relocation Provisions)
c. ✔ Performance Measure – Tower Development Regulations for Outdoor Amenities. Planned action projects shall provide outdoor amenity and sustainability functions, such as setbacks and rooftop design that create accessible green space or caps over arterials (e.g., Columbus, Ohio’s Cap at Union Station) to create green and activated (by extending active street edges or through programming) connections between buildings consistent with development regulations. (RZC Chapter 21.58, Citywide Design Standards and Guidelines, Tower Standards; Idea 39 in Redmond Climate Vulnerability Risk Assessment and Strategy)
d. ✔ Performance Measure – Shadows. For properties fronting 152nd Ave NE planned action projects shall demonstrate conformity with design standards to reduce shadow impacts such as by setting back towers further from the street, providing shorter podiums, orienting towers to maximize solar access to the street, or other similar measures. (RZC Chapter 21.58, Citywide Design Standards and Guidelines, Tower Standards)
8. Transportation. If the Technical Committee determines that the mobility units generated by the project will require the construction or modification of the transportation facilities of another local government, the state of Washington, or the United States, the project shall provide the mitigation to that government required by the Technical Committee.
a. + Mitigation Measure – Intersection. For development contributing motor vehicle travel demand to the following intersections one percent or more above 2024 levels, document consistency with transportation master plan (TMP), transportation facility plan (TFP), and Redmond Zoning Code (RZC) requirements for frontage, access, safety, multimodal amenities, contribution to impact fees, and other requirements:
i. NE 90th Street/Willows Road.
ii. Leary Way/W Lake Sammamish Parkway.
iii. Union Hill Road/Avondale Way.
iv. NE 70th Street/Redmond Way (SR 202).
v. NE 20th Street/148th Avenue NE.
vi. NE 24th Street/152nd Avenue NE.
vii. NE 40th Street/156th Avenue NE.
viii. Turing Street/156th Avenue NE.
ix. Bel-Red Road/156th Avenue NE.
Planned action applicants shall identify the TFP improvements in the Overlake neighborhood plan that mitigate the proposal’s contribution of mobility units to the intersections.
b. ✔ Performance Measure – Mobility Units. Together with prior approved development the planned action project shall not exceed 14,397 mobility units of demand evaluated under the preferred alternative in the supplemental draft EIS (period 2019 – 2050). If development applications exceed the expected number of mobility units of demand over the planning horizon, additional environmental review may be required.
c. ✔ Performance Measure – Demand Management. Planned action projects shall identify the transportation demand management (TDM) measures implemented towards the City’s goal to achieve a 50 percent reduction in per-capita vehicle miles travelled (VMT) by 2050. These may include but are not limited to:
i. Expanding commute trip reduction programs and marketing.
ii. Implementing ridesharing programs.
iii. Implementing subsidized or discounted transit pass programs.
iv. Providing employer-sponsored vanpools.
v. Encouraging workplace parking pricing and/or parking cash-out.
vi. Reducing parking.
vii. Unbundling parking costs from property cost.
viii. Implementing shared micro mobility programs.
ix. Other elements identified in RMC 5.65.070(B)(5). (Policy TR-28)
d. ✔ Performance Standard – Notices. The City shall provide notices of a planned action project to agencies with jurisdiction or tribes per RCW 43.21C.440 when such applications meet the following parameters: (i) proposals that require notices of application, or (ii) proposals that add 25 or more a.m. or p.m. peak-hour vehicle trips to state highway facilities. (Policy TR-36, Policy TR-38, TMP)
9. Public Services. The proposed project shall provide all off-site and on-site public facilities that the Technical Committee determines are necessary to serve the project, including but not limited to water facilities, wastewater facilities, stormwater facilities, transportation facilities, fire protection facilities, police facilities, and park and recreation facilities.
Police/Fire Services
a. ✔ Performance Measure – Public Safety Facilities and Services Demand. Each planned action project shall demonstrate consistency with city plans and codes and mitigate their demand on police and fire/EMS public facilities that are included in the capital facilities plan. (Policy CF-1, RZC Chapter 21.12, Table 21.55.500)
Schools
b. ✔ Performance Standard – School Capacity. Planned action projects shall demonstrate adequate school capacity to accommodate development. Planned action projects shall pay required impact fees. Planned action projects may use zoning code provisions that provide for flexible site development (height, setback, use, lot coverage, etc.) for needed school facilities or development bonuses for developments to provide space on site in land-constrained locations. (Policy CF-17, RZC Table 21.55.500, Overlake Incentives – Building Site, Form, Uses Incentives)
Parks
c. ✔ Performance Standard – Open Space Adaptation. Planned action projects that incorporate public or private open space shall implement strategies to reduce ambient air temperatures and filter pollutants from stormwater runoff and the air through trees and landscaping, critical area restoration, stream daylighting, or other green infrastructure elements. See Mitigation Measures 7 and 8.
d. ✔ Performance Standard – Park Demand. Planned action projects shall demonstrate consistency with city plans and codes and mitigate their demand on public facilities that are included in the capital facilities plan or PARCC plan. Mitigation shall consist of the payment of park impact fees to address demand on the citywide park and trail system. The City may allow through a voluntary agreement per RCW 82.02.020 a fee in lieu of on-site recreation to fund the acquisition and development of park and recreation facilities in the Overlake vicinity to meet the proposal’s specific demand where the investment is within a half-mile walk and consistent with the PARCC plan objectives. (Policy LU-12, PARCC Plan Policy 1.2, Level of Service)
10. Utilities.
a. + Mitigation Measure – Stormwater Improvements. Planned action projects within the Overlake surcharge areas shall be consistent with the parameters of the regional facilities program. Areas outside the surcharge areas will be subject to stormwater requirements in the City of Redmond Stormwater Technical Notebook.
i. If the planned action project cannot be fully served by regional facilities, the City may condition development to mitigate those impacts or construct runoff treatment, infiltration, and/or flow control facilities on site.
ii. In Overlake surcharge areas, planned action projects proposed on sites with the potential for infiltration are also required to construct on-site facilities to preserve the capacity of the regional facilities and meet other state and local stormwater requirements.
iii. In locations outside the Overlake regional surcharge areas, such as Tosh Creek Watershed, planned action projects shall consider public/private stormwater management actions that will provide watershed scale improvements.
b. + Mitigation Measure – Utilities. Each planned action project shall implement their fair share of utility improvements necessary to support the additional density or growth of the proposed development through on-site improvements, frontage requirements and/or a proportional share of off-site improvements, as well as any applicable general facility charges and/or utility extensions or other system improvements. (Policy UT-10 and Policy CF-1)
c. ✔ Performance Standard – Wastewater System. All future development is required to extend wastewater system improvements based on their demand consistent with the City’s wastewater system plan or based on a subarea analysis if not addressed in the wastewater system plan (see Supplemental Draft Exhibit 163). Planned action projects shall provide utility availability applications,2 and be required to meet city codes and pay general facility charges. (Policy UT-10 and Policy CF-1)
d. ✔ Performance Standard – Water System. All planned action projects shall meet fire-flow standards (e.g., 3,500 gpm), and are required to extend utilities consistent with adopted capital plans or demands caused by the development based on a submitted utility availability application,2 city codes, and general facility charges. This includes utility improvements along all property lines and off-site improvements to address fair share of demand for facilities. (Policy UT-10 and Policy CF-1)
E. Regulations Serving as Mitigation Measures. The planned action EIS identifies specific regulations that act as mitigation measures. These are summarized below by EIS topic. All applicable federal, state, and local regulations shall apply to planned action projects. Planned action project applicants shall comply with all adopted regulations in place at time of development application where applicable including those listed in the planned action EIS and those not included in the planned action EIS.
1. Earth. Existing regulations for the avoidance, minimization, and mitigation of geologically hazardous areas are included in the City’s critical areas ordinance (RZC Chapter 21.64).
2. Water Resources. Specific measures to mitigate impacts to water resources are included in the following regulations:
a. Surface Water Runoff Regulations. RMC Chapter 13.18 establishes requirements for drainage plans, critical drainage areas and construction timing.
b. Stormwater Management Code. RMC Chapter 13.06 prohibits the discharge of contaminants into surface water, stormwater and groundwater and outlines preventive source control measures to restrict contaminants from entering such waters.
c. Surface Water Design Standards. The City has adopted the City of Redmond Stormwater Technical Notebook. This document establishes requirements and provides technical guidance for design of stormwater systems.
d. Critical Areas Regulations. RZC Chapter 21.64 establishes development standards for critical areas, including erosion hazard areas, frequently flooded areas, landslide hazard areas, critical aquifer recharge areas, wetlands, fish and wildlife habitat conservation areas and corridors, and streams.
e. City of Redmond Shoreline Master Program (RZC Chapter 21.68).
f. Stormwater Management Program. The City’s stormwater management program addresses storm and surface water quality and quantity in the City in accordance with the National Pollutant Discharge Elimination System (NPDES) Phase II Western Washington Municipal Stormwater Permit (Phase II permit) issued by the State Department of Ecology. The program reviews proposed development and monitors construction and water quality, implements stormwater control projects, and conducts a variety of stormwater related programs and plans including stormwater system inspection and maintenance and illicit discharge detection and elimination.
g. U.S. Fish and Wildlife Service and/or the National Marine Fisheries Service, for federally permitted actions that could affect endangered species (i.e., salmon or bull trout).
h. City of Redmond works in partnership with Lake Washington/Cedar/Sammamish Watershed (WRIA-8) on salmon conservation and restoration, including the Chinook Salmon Conservation Plan.
i. U.S. Environmental Protection Agency, Clean Water Act.
3. Plants and Animals. The following existing regulations limit impacts to plants and animals:
a. Endangered Species Act. Regulates and protects species listed at the state or federal level. This includes a requirement to provide a FEMA Habitat Assessment for any work within a floodplain that has the potential to impact listed species. This is required by FEMA to demonstrate conformance with the 2008 Federal Biological Opinion on the National Flood Insurance Program concerning impacts to Endangered Species Act listed species.
b. Migratory Bird Treaty Act. Prohibits the take of protected migratory bird species without prior authorization by the U.S. Fish and Wildlife Service.
c. Bald and Golden Eagle Protection Act. Prohibits the take of any bald eagle or golden eagle without prior authorization by the U.S. Fish and Wildlife Service.
d. Redmond Fish and Wildlife Habitat Development Standards. RZC 21.64.020 identifies development standards for construction in fish and wildlife habitat conservation areas and corridors, and associated buffers.
e. Redmond Development Standards for Wetlands. RZC 21.64.030 identifies development standards for construction in wetlands and associated buffers.
f. Redmond Development Standards for Trees. RZC Chapter 21.72 identifies development standards for construction near significant trees. An exemption to these standards likely applies for removal of significant trees in public easements and public rights-of-way.
g. Redmond Public Works Standards and Specifications. The City of Redmond 2019 Standards Specifications and Details addresses permitting and engineering requirements for work in the City’s right-of-way along with residential construction. Topics include submittals of geotechnical reports, cut and fill slopes, landscaping, tree planting and removal, roadway surface treatment, and construction standards. These standards include tree protection and tree installation standards. Although right-of-way and utility improvements are exempt, the tree replacement code intent must still be met on site or off site (RZC 21.72.030.A.3), but do not require tree replacement for removals.
h. 2022 Redmond Stormwater Technical Notebook (STN) Update. The 2022 Redmond STN is intended to ensure compliance with the 2019 Stormwater Management Manual for Western Washington.
i. The state requires a hydraulic permit approval (HPA) for construction or other work activities in or near state waters that will impact the natural flow or bed of waters of the state. HPAs are intended to ensure that construction is done in a manner that protects fish and their aquatic habitats.
4. Air Quality/Greenhouse Gas.
a. Energy Conservation and Reduction of Associated GHG. Washington State Energy Code (RMC 15.18.020).
b. Construction Management – Limit Dust and Erosion. RMC Chapter 15.24, Clearing, Grading, and Stormwater Management.
c. RZC Chapter 21.67, Green Building Incentive Program (GBP). Redmond 2050 code amendments modify the green building incentive program to current standards and create consistency with the environmental sustainability action plan.
5. Land Use Patterns and Socioeconomics, Relationship to Plans and Policies.
a. Affordable housing regulations as adopted in RZC Chapter 21.20.
b. Inclusive design policies, regulations, incentives, and design standards (Redmond 2050 Comprehensive Plan, RZC Chapter 21.55).
c. Cultural districts (RZC 21.05.200).
d. Equitable transit-oriented development policies and incentives (Redmond 2050 Comprehensive Plan, Community Development and Design Element, RZC Chapters 21.05 and 21.12).
6. Aesthetics.
a. Redmond Zoning Code (RZC Title 21) includes citywide and area specific design standards.
b. RMC Chapter 15.08, Building Code, adopts the International Building Code, which includes accessibility requirements.
7. Transportation.
a. Planning and Code Standards. Development throughout the City must comply with the TMP and Redmond Zoning Code, which include design standards such as frontage requirements that benefit multimodal access and mobility. In Overlake Village and Downtown, there are supplemental design standards that reinforce the pedestrian scale on street frontages and provide pedestrian amenities such as wide sidewalks, mid-block connections and urban pathways, street furniture, weather protection, plazas, and landscaping. Code requirements also address bicycle travel with respect to trail connections, crossings, and bicycle parking and locking facilities. In locations where a development would front those improvements, developers would be required to build out their portion of the planned network; larger sites may require a master planning process as well.
b. Transportation Demand Management. The City may require developers to implement TDM programs at its site to limit the number of vehicle trips being generated. Existing TDM regulations include the commute trip reduction (CTR) program (required by the state for large employers) and transportation management programs required by the City as a condition for some development (RZC 21.52.020). Move Redmond, a private nonprofit organization, offers services to employers within Redmond to tailor their CTR and transportation management program efforts to their specific circumstances. In addition to addressing the arterial, state facility, and intersection delay impacts of the action alternatives, TDM programs are also beneficial to the City’s VMT, mode share, and transit ridership impacts under Alternative 1, No Action.
c. Transportation Facilities Plan. The City works to complete its multimodal transportation network by building out the projects listed in the transportation facilities plan (TFP). As part of Redmond’s concurrency program, the City commits to delivering TFP projects at a rate sufficient to keep pace with growth.
8. Public Services.
Police
a. See RMC Title 9, Public Peace, Morals and Safety. It establishes local laws including some that are relevant to uses or activities (e.g., explosives, fireworks) or crimes and emergencies.
Fire/EMS
b. The City of Redmond has adopted the International Fire Code (IFC) applicable to new construction. (See RMC Chapter 15.06, Fire Code)
c. The City has adopted impact fees for capital improvements to meet Comprehensive Plan fire levels of service. The rate schedule applies to residential and nonresidential uses. Fire impact fees may be updated based on identified facility needs based on the strategic plan. Mitigation shall consist of the payment of fire impact fees to address demand on the system. (See RMC Chapter 3.10, Impact Fees.)
Schools
d. A six-year capital facilities plan (2023 – 2028) was approved by the LWSD board of directors in 2023 and is updated annually. This plan is LWSD’s primary guiding document as part of the state of Washington’s Growth Management Act and King County Code Chapter 21A.43. It is updated annually. It is referenced in RMC 3.10.080.D.
e. New development is subject to collection of impact fees under RMC Chapter 3.10. Impact fees are collected by the City on behalf of LWSD, in accordance with an interlocal agreement between the City and district, to partially offset the system improvement costs of educating additional students generated by new development. The LWSD capital facilities plan assumes additional funding for capacity comes from state funds and tax revenue.
Parks
f. RMC Chapter 3.10, Impact Fees, sets park impact fees for residential and employment uses.
9. Utilities.
a. New development and redevelopment will be subject to federal regulations including:
i. 1972 Clean Water Act (CWA).
ii. Phase II of the National Pollutant Discharge Elimination System (NPDES) permit program, administered by the Department of Ecology. Under this set of regulations, the City maintains measures to protect and improve runoff conditions in relation to the receiving waters.
b. Utility planning and operations are also governed by various state laws and regulations. Among these are:
i. WAC 365-196-420, which requires that the utilities element of a comprehensive plan contain the general location, proposed location, and capacity of all existing and proposed utilities.
ii. RCW 90.48.035 provides the Washington State Department of Ecology rule-making authority to regulate water quality standards; implemented by WAC 173-240-010.
iii. Under WAC Chapter 173-220, the Washington State Department of Ecology establishes the NPDES permit program. The Stormwater Management Manual for Western Washington is developed to support NPDES permit program implementation.
c. The local regulatory framework that guides the management of these resources includes the following:
i. RMC Chapter 15.24 contains stormwater management regulations for development and redevelopment; it codifies the Redmond Stormwater Technical Notebook as a supplement to the code. The most current version of the City’s stormwater technical handbook at the time of development will guide infrastructure improvements.
ii. RMC Title 13 contains provisions for the management and financing of stormwater infrastructure. RMC Chapter 13.06 provides authority to implement the illicit discharge detection and elimination (IDDE), source control, and facility inspection programs designed to prevent contamination of groundwater and surface water by monitoring, tracking, and removing non-stormwater discharges into the stormwater drainage system. RMC Chapter 13.18 establishes the City’s stormwater management utility. RMC Chapter 13.20 requires stormwater drainage capital facility charges for development and requires development within the Downtown and Overlake surcharge areas to connect into the regional stormwater facilities.
iii. RZC 21.17.010 sets standards for low-impact development, a stormwater management technique that helps preserve the quality and recharge of Redmond’s groundwater.
d. The 2022 Stormwater Technical Notebook identifies the stormwater requirements for development and the fee-in-lieu program for the regional facilities program.
e. New development and redevelopment will be subject to state and local regulation including:
i. City of Redmond and Washington State standards for the construction, operation, and maintenance of water and sewer systems.
ii. RMC Title 13 regulates the City of Redmond stormwater, water and sewer utilities.
iii. City design standards for water and sewer infrastructure and the City of Redmond standard specifications and details.
iv. City design standards for stormwater systems and the Redmond Stormwater Technical Notebook.
v. Criteria, regulations, and standards to govern the development within the City, and to provide for water, sewer and storm drainage service and other public requirements (RZC Chapter 21.74).
vi. Adequate public facilities and services as required by the Growth Management Act (RZC Chapter 21.17).
f. Utility planning and operations are also governed by various laws and regulations including:
i. Current discharge regulations contained in RMC Chapter 13.04 provide the basis and support for elements of a wastewater source control program such as inspections and education. The primary purpose of Redmond’s source control program is to limit what materials enter the water supply through wastewater and solid waste pathways.
ii. RMC Chapter 13.29 requires that the mayor shall approve a water shortage response plan that establishes actions and procedures for managing water supply and demand during anticipated or actual water shortages.
iii. Washington State Department of Ecology (Ecology) as defined in WAC 173-240-050 and RCW Chapter 90.48.
iv. Under state law (RCW 43.20.260), the water utility is required to provide service within its retail service area, provided it can meet the conditions prescribed in state law, including the ability to deliver such service in a timely and reasonable manner. (Ord. 3186)
13 Materials List
For use with RZC Chapter 21.58, Community Design Standards.
Materials List
Material | Maximum Usage (% of facade area) |
|---|---|
Brick (full dimensional) | 100% |
Stone/masonry | 100% |
Mass timber | 100% |
Fiber reinforced cement siding and panels | 100% |
Glass | 100% |
Finished wood, wood veneer, engineered wood | 100% |
Metal (Factory or naturally finished flat, ribbed, or profiled panels) | 100% |
Concrete block | 50% 100% in I, MP zones |
Concrete (poured in place or precast) | 50% 100% in I, MP zones |
Exterior insulation finishing system (EIFS) | 25% |
Stucco | 25% |
Vegetated wall or trellis | 100% |
Photovoltaic features | 100% |
Ceramic tile | 35% |
Vinyl siding | Not permitted |
T-11, plywood | Not permitted |
12.1 Introduction.
A. Relationship to the Comprehensive Plan. The Redmond Comprehensive Plan calls for the City to improve equity and inclusion, resiliency, and sustainability. It includes policies directing the City to adopt inclusive design principles that include universal design and visitability criteria (see Community Development and Design chapter, Inclusive Design section). This appendix advances those policies.
B. Design Process. The implementation of the universal design features in this appendix are a part of the project design review process and will be reviewed with other elements of RZC Chapter 21.58. Design teams should consider universal design and visitability features from the very beginning of a project, as they can impact site grading, building placement, and other major design decisions. Incorporating the guiding principles and keeping the incentive requirements in mind from the start helps minimize the costs of implementation and makes incentive requirements easier to achieve. Planning staff are available for consultation. A preapplication meeting is encouraged if incorporating these features.
C. Relationship to Incentives. The Redmond Zoning Code has adopted standards and incentives to achieve specific community goals for universal design, developed through an extensive, multi-year community engagement process. Numerous incentives are provided in RZC Chapter 21.55; the checklists and supplemental standards in this appendix provide the minimum requirements to qualify for those incentives.
D. Relationship to State and Federal Codes, Building Codes. There are some visitability and universal design elements required in state and federal codes. For instance, the Fair Housing Act (FHA) and the International Building Code (IBC) require all ground-floor units in nonelevator buildings to meet or exceed the visitability standards. The standards in this section build upon those codes to provide additional benefit to the community. (See RZC Chapter 21.55).
There are also some specific minimum dimensions required by code where the checklist in this appendix increases the minimum dimensions to better meet community needs (for instance a minimum code requirement might be a clearance of 32 inches and this checklist might use a dimension of 34 or 36 inches). In this case, the greater clearance is requested to achieve the incentive.
The incentive checklists also build in flexibility in acknowledgment that there are often conflicts between FHA, IBC, and other applicable codes. In order to allow the design team to resolve potential conflicts in the best way possible while considering site and zoning constraints, the following conflict resolution process and flexibility options apply:
1. Where conflicts with state and federal codes occur, the most restrictive applies.
2. To qualify for incentives in RZC Chapter 21.55, required elements in the checklist must be provided for a minimum of 25 percent of housing units or 50 percent of units in the inclusive neighborhood pilot project area.
3. Alternative design compliance may be allowed if the alternative provides the same or increased accessibility, if site conditions limit implementation, or if state and federal code conflicts occur. See RZC 21.58.0300, Alternative Design Compliance.
These universal design features and checklists are also part of the incentive program and are not mandatory for any project unless specified as an inclusive neighborhood requirement. The checklists also contain flexibility for line items that are difficult to achieve with all design and code requirements applied, or if site conditions limit implementation. (Ord. 3220)
12.2 Visitability Standards.
A. Purpose. Visitability standards promote sustainable, adaptable, and inclusive housing and are supportive of aging in place.
1. Increase the inclusiveness of housing and neighborhoods through design, resulting in housing that is more resilient, flexible, and adaptable to meet needs that change over time.
2. Encourage and support accessible design and housing strategies that provide seniors the opportunity to age in place, either in their homes or in their neighborhoods as their housing needs change.
3. Improve sustainability and resiliency of housing stock by improving adaptability.
B. Applicability.
1. Visitability standards are encouraged for all housing units citywide.
2. The standards in this section must be met for all housing units submitted for visitability incentives (RZC Chapter 21.55).
C. Design Criteria.
1. Accessibility Construction Standards. Units must meet ICC A117.1, Type C units construction standards. Where conflicts exist the more restrictive standard applies.
2. Zero-Step Entrance.
a. A zero-step entrance is provided, without a step or threshold greater than 0.25 inches, that is on an accessible path of travel from the street, sidewalk, or driveway.
b. An accessible path of travel has no steps, is at least 36 inches wide and is not steeper than 1:20 (five percent grade) for walkways or 1:12 for ramps.
c. Unit front door has a width of 36 inches (minimum).
3. Minimum Widths for Ground Floor Doorways and Hallways. Throughout the ground floor, doorways designed to provide 34 inches of clear space and hallways that have at least 36 inches of clear width.
4. Ground Floor Restroom. Basic access to a half bath or full bath on the ground floor. As defined here, basic access denotes sufficient depth within the restroom for a person in a wheelchair to enter and close the door. Basic access to a full bath is preferable to a half bath.
5. Reinforcement in walls in showers and next to toilets for future installation of grab bars without future structural modifications.
6. Light Switches and Electrical Outlets Within Comfortable Reach for All. Outlets located 18 inches from floor unless windows prevent using this location. Electric light rocker or touch switches and thermostat controls located 44 inches to 48 inches from floor.
D. Alternative design compliance is not allowed for RZC 21.58.2100, Inclusive Neighborhood Standards. (Ord. 3220)
12.3 Universal Design Checklists.
A. Purpose.
1. Implement the Redmond Comprehensive Plan.
2. Implement design elements to improve accessibility and maximize opportunities for independence for community members of all ages, abilities, and languages.
B. Applicability.
1. Universal design standards are applicable to all building types and are encouraged citywide.
2. In RZC Chapter 21.55, there are three checklist-based universal design incentives. The tables in this section describe the minimum requirements for developments to achieve the incentive.
a. For incentives for universal/inclusive design features in residential units, complete checklist in Section 12.3.E of this appendix.
b. For incentives for universal/inclusive design features in building, complete checklist in Section 12.3.F of this appendix.
i. Mixed-use residential units must complete checklist in Section 12.3.E of this appendix and Section 12.3.F of this appendix for this incentive.
ii. Assembly and public buildings with a capacity less than or equal to 50 people must complete checklist in Section 12.3.F and 12.3.G of this appendix for this incentive.
c. For incentives for universal/inclusive design features in site, complete checklist in Section 12.3.H of this appendix.
i. Assembly and public buildings with a capacity less than or equal to 50 people must complete checklist in Section 12.3.G and 12.3.H of this appendix for this incentive.
C. Standards.
1. Checklists in this section indicate how incentives for inclusive and universal design adopted in RZC Chapter 21.55 can be achieved.
a. The checklists in this appendix provide the minimum standards for UD checklist incentives (see RZC Chapter21.55 for incentive bonuses earned).
i. Required items denoted with an “R” will count towards incentive requirements. Ten percent of required elements may be waived if site conditions limit implementation or if compliance with any state or federal law imposed a design condition that would conflict with the requirement.
ii. Items denoted with an “E” are encouraged, but not required.
b. Supplemental standards in this appendix are the minimum standards for the related incentive (see RZC Chapter 21.55).
2. Inclusive neighborhood areas as defined in RZC Chapter 21.05 have mandatory elements as shown in the checklists. The
symbol indicates the column with requirements for the inclusive neighborhood pilot project area.
D. Alternative design compliance for universal design checklist items is allowed if the alternative provides the same or increased access and convenience.
E. Residential Checklist. To qualify for incentives in RZC Chapter 21.55, required elements in the checklist below must be provided for a minimum of 25 percent of housing units or 50 percent of units in the inclusive neighborhood pilot project area.
Table 12.3.E. Universal Design Residential Checklist
Universal Design Residential Checklist (R = Required for Incentive, E = Encouraged) | Inclusive Nbhd | Single-Family | Middle Housing | Multifamily |
|---|---|---|---|---|
1. Entry and Approach | ||||
Landing outside entry door. • Landing shall measure a minimum of 60 inches in all directions and be clear of obstructions and door swing. • Square footage requirement is for landing, not including square footage of access walk or ramp. • Landing must be graded to provide drainage away from entry. • Entry door shall have lever door hardware or provide electronic keyless entry. | R | R | R | Per RMC Chapter 15.08, Building Code. |
Weather protection, such as roof or porch, covers entire required landing and door swing area, if outswing door. | R | R | R | |
Minimum 36 square feet of space (e.g., foyer) inside entry door. Foyer shall measure a minimum of 48 inches on one side and be clear of obstructions and door swing. | E | R | R | |
A zero-step entrance. Accessible entrance shall have a 36-inch-wide door (minimum) and no step. Threshold may be up to 0.25 inches high. Entry shall be on a barrier-free route with a hard surface that meets accessibility requirements. | R | R | R | |
Accessible routes to entry (width a minimum of 42 in) with no gradient exceeding 1:60 and minimal crossfall and no trip hazards or obstructions. Route shall have good lighting and adequate color contrast and be convenient and practical (same or substantially same route for ADA user). | R | E | R | |
2. First Floor Restroom (Features May Vary for Other Restrooms) | ||||
Accessible restroom on main floor, with a preformed roll-in (curbless) shower pan or, at minimum, a one-piece tub and shower combination to ease future conversion. | E | R | R | R |
If the main floor restroom is located down a hallway and not off a main room with adequate space to enter, that hallway must be a minimum of 42 inches wide. Open plan design without hallways to restroom is preferred. | E | R | R | R |
Install grab bars for the toilet and tub or shower (if provided) that meet ADA standards or (at minimum) frame the walls to be capable of supporting firm fixing for grab bars without structural modifications – requires full floor to ceiling 3/4 inches plywood blocking installed on walls around the toilet and shower area for future anchoring. | E | R | R | R |
Flexible shower extension. Handheld unit with min. 69 inches long flexible hose attached to adjustable glide bar that is a min. of 36 inches long | E | R | R | R |
Offset valves on the showers and tubs. | E | R | R | R |
3. First Floor Bedroom | ||||
Accessible bedroom on main floor. Upper story bedroom is acceptable if accessible via elevator or similar assistive device. | E | R | R | R |
If the bedroom is located down a hallway and not off a main room with adequate space to enter, that hallway must be a minimum of 42 inches wide. | E | R | R | R |
4. Kitchen | ||||
Ample, clear floor space (five-foot-diameter circle). | E | R | R | R |
Variable height work surfaces, including 34-inch-high surfaces. | E | R | R | R |
Pull out shelves and cutting board, where applicable, in base cabinets. | E | R | R | R |
Appliances shall be located so they can be accessed within ADA acceptable reach ranges and clear floor space. | E | R | R | R |
Range hood controls on wall just above counter or at face of the cabinet. | E | R | R | R |
5. Outlets & Controls, Hardware, Windows | ||||
Outlets, levers, windows, and controls are compliant with Type A or B Units in ICC A117.1. | E | R | R | R |
Bottom of circuit panel is not to exceed 36 inches in height. | E | R | R | R |
Walls capable of supporting firm fixing for handrails, grab rails etc. | E | R | R | R |
F. Nonresidential, Mixed-Use Residential, and Multifamily Checklist. Table 12.3.F is applicable to all for nonresidential and mixed-use developments and all multifamily developments with nine or more housing units. All mixed-use residential structures must also meet the standards in Tables 12.3.G and 12.3.H to qualify for universal design building features incentives.
Table 12.3.F. Universal Design Building Features Checklist
Universal Design Building Features Checklist (R = required, E = encouraged) | Inclusive Nbhd | Assembly, Education, and Public Buildings | Office and Commercial | Mixed-Use Residential | Transportation Facility |
|---|---|---|---|---|---|
1. Entrances | |||||
All primary entrances are at grade, with no raised threshold. | R | R | R | R | R |
All primary entry doors (office, retail shop, or apartment lobby entrances) encountered along primary outdoor access routes from parking and from loading/unloading areas must open and close automatically based on presence of sensor or button and have an emergency power supply. | R | R | R | R | R |
All primary entrance doorways are wide enough to allow an ambulatory person to pass a person using a wheeled mobility device. | R | R | R | E | R |
Walk off mats need to be securely fastened. Consider recessed or integrated mats. | R | R | R | R | R |
2. Internal Circulation and Wayfinding | |||||
All interior doorways a minimum of 36 inches wide (or greater width where required by code). | E | R | R | R | R |
Wayfinding system provides access to areas of primary function that differentiates primary routes, zones, or nodes using variations in flooring, lighting, ceiling height, tactile surfaces, and/or other architectural features. | E | R | E | E | R |
Visual, tactile, or audible directional signage, maps, or models at all primary entrances, the primary access point to each floor, and all corridor intersections. | E | R | R | E | R |
All directional and informational signs at entryway and major interior circulation intersections use pictograms between 43 inches to 51 inches above finished floor. More than one language is encouraged for areas with public access. | E | R | E | E | R |
Smart signs are utilized (e.g., radio frequency identifiers, near field communication or other technology that allows communication with personal devices; or links to online resources for navigation assistance; QR Code; etc.) for areas with public access. | E | R | E | E | R |
All circulation spaces (including stairways and ramps) avoid patterns that distort perception. | E | R | R | R | R |
Dual-height handrails are provided at all ramps and stairways, with contrasting surfaces on stair risers and treads. | E | R | E | E | R |
Elevator controls to be large and of contrasting colors with audible as well as visual signs/signals. | E | R | R | R | R |
Throughout the floors that include entry features, mail, amenities, and trash services, and provide at least 6 feet of clear width in hallways. | E | R | R | R | R |
3. Restrooms | |||||
All public restroom facilities are configured in one of the following arrangements: 1) Clusters of single-user gender-neutral rooms; 2) A gender-neutral room with shared lavatories and private toilet and bathing compartments; or 3) Clusters of three or more consisting of at least one gender-neutral room, a men’s room, and a women’s room. | E | R | E | E | R |
All public restrooms shall have at least one adult changing table with an adjacent lavatory, with a sign provided outside the room indicating the presence of such features. | E | R | E | E | R |
All toilet and bathing facilities have a clear floor space on at least one side of one toilet for each cluster of gender-neutral rooms, men’s rooms, and women’s rooms to ensure that a disabled person who requires attendant assistance can utilize the facilities. Restrooms shall be signed to indicate that attendant of the opposite sex may accompany disabled person.  | E | R | R | R in nonresidential areas | R |
Public toilets are available on the premises with two differing seat heights, or at least one toilet has an adjustable seat height (without the use of after-market removable risers). | E | R | R | R | R |
4. Retail Spaces | |||||
All aisles near restrooms shall have extra space outside the circulation space for users to temporarily store mobility carts outside of restroom. | E | R | R if applicable | R if applicable | N/A |
At least one sales and service counter has an inductive loop system or alternative assistive communications system (e.g., text communications system) with signage indicating system availability. | E | R | R if applicable | R if applicable | E |
Where practical, provide a self-service kiosk near sales and service counters (for product availability and location, frequently asked questions, etc.). | E | R | R if applicable | R if applicable | R |
Where self-service kiosks and transaction machines are provided, provide clear floor space for forward or parallel approach with knee and toe clearances. Operable elements shall be within standard reach range of 34 inches to 48 inches above finished floor. Screens and viewing elements shall be between 42 inches and 51 inches above finished floor. Incorporate at least 5 of the following features: • Information in more than one format (print, symbol, languages, tactile, audible) • Audio component with volume control and headphone jack • Adjustable text size and contrast • “Cancel” option to undo incorrect input and go back to previous step • Visual and audio feedback on all actions • Functions arranged and/or color coded to correspond with order of use • More than one form of payment accepted • Eject tray or other dispensers designed for retrieval of product with one hand; or • Security features | E | R | E | E | R |
5. Reception, Customer Service, and Waiting Areas | |||||
Assistive technology is provided (e.g., assistive listening or real-time captioning). | E | R | R if applicable | R if applicable | R if applicable |
Provide schedule (and route if transportation facility) in visual and audible formats (e.g., postings, handouts, smartphone apps, QR codes). | E | R | R if applicable | R if applicable | R |
G. Assembly and Public Buildings. Applicable to all transportation facilities and buildings that allow for assembly of greater than 50 people (IBC types A-1, A-3, A-4, and A-5), including but not limited to community centers, hotel and conference centers, cultural or sport facilities, and building for religious services. Both Appendices 12.3.F and 12.3.G apply to these uses.
Table 12.3.G. Supplementary Checklist Items for Assembly Buildings
Supplementary Checklist Items for Assembly Buildings (R = Required, E = Encouraged) | Inclusive Nbhd | Assembly Buildings Incentive |
|---|---|---|
1. Access Points, Entrances, Elevators, and Escalators | ||
Building address shall be clearly signed at all primary entrances. | R | R |
A covered drop-off zone is provided adjacent to a minimum of one primary entrance. If offset from the entrance, a covered walkway is provided to protect from inclement weather. | R | R |
Passenger loading and waiting areas are provided at primary entrances, with protection from the wind and inclement weather. All passenger loading and waiting areas are positioned to not obstruct any pedestrian or bicycle route, crosswalk, vehicular lane, or transit stop. | R | R |
Pedestrian routes adjacent to vehicular travel lanes and passenger loading zones are marked by distinct paving materials and curb or protected edges or planting areas. | R | R |
Where possible, elevators have doorways on both ends to allow people in mobility devices or with strollers to use the elevator without needing to turn around to exit. | R | R |
All elevators have an adjacent waiting area at all discharge levels that does not conflict with the circulation space. | R | R |
All elevators have sufficient space to accommodate two or more wheelchairs. | R | R |
All escalators shall have audible warnings prior to beginning and at end of trip, with tactile walking surface indicator upon approach. | R | R |
2. Restrooms | ||
At least one adult changing station is provided. See Appendix 12.4.A. | E | R |
At least one sink in each restroom cluster shall have two heights for sinks or provide a step (may be fold-out) to ensure convenient access for children and adults. | E | R |
3. Acoustics and Other Sensory Considerations | ||
Pay particular attention to sound in the selection of materials, art installations, etc., to ensure that there are no areas that create loud repetitive noises or where multiple sounds create a cacophony of noise. | E | R |
Assistive listening devices are provided. | E | R |
Sensory rooms are encouraged. See RZC 21.58.2300 for minimum design considerations. | R | |
4. Configuration of Public Assembly Spaces | ||
All public assembly spaces have a presentation area that is not raised or that can be accessed by a permanent ramp, with presentation equipment that is adjustable or movable, and controls that are within reach. | E | R |
All public assembly spaces have selected spectator areas for people who use wheeled mobility devices that are designed so that: 1) Spaces can be accessed by two or more sides (e.g., back and side, etc); 2) Can be adjustable to accommodate various seating configurations (such as having a combination of fixed and movable seating or all movable seating); 3) Has easy access to charging ports for mobility devices and medical equipment (see Appendix 12.4.D); 4) Has adjacent storage outside the path of travel for mobility and medical devices for those that will use provided seats during events (no steps, railing, or other protrusions into the area); and 5) Has adjacent companion seating. | E | R |
Accessible seating areas shall be dispersed throughout the space horizontally, vertically, across all price points, and throughout all types of seating categories (including amenities spaces such as club or box seating). | E | R |
Aisle-serviced accessible seating areas are not separated from general seating areas. | E | R |
Gathering, waiting, and event spaces that utilize primarily bar height or standing tables shall provide a minimum of 5% of tables at lower, wheelchair accessible heights. | E | R |
Provide dual height drinking fountains. Water bottle refill stations shall be easily in reach for wheelchair users. | E | R |
Where drinking fountains or other protrusions extend into paths of travel, provide interruptions to pathway that can be easily detected by cane. Example: A low and high drinking fountain with cane-detection handrails on the sides that also provide stability for those who are bending over to drink.  | E | R |
5. Parking | ||
Van accessible parking shall be provided for 1 of every 4 accessible spaces. Van spaces must have an 11-foot width with 5-foot access aisle. Note: An 8-foot van space with 8-foot access aisle is not allowed to ensure access aisle is not utilized as parking space and block use of van space.  | R | R |
H. Universal Design Site Features Checklist.
Table 12.3.H. Universal Design Site Features Incentives Checklist
Universal Design Site Features Incentives Checklist (R = Required, E = Encouraged) | Inclusive Nbhd | Assembly, Education, and Public Buildings | Office and Commercial | Mixed-Use and Multifamily | Transportation Facility |
|---|---|---|---|---|---|
1. Public Spaces | |||||
Provide areas of sensory respite: Along sidewalks and other pathways that extend over 100 feet, a minimum of one withdrawal space: quiet areas such as quiet natural areas, small gardens, seating areas, etc. • Sensory rest area shall be a minimum of 500 sq. ft. and provide seating for a minimum of 2 users and space for a wheelchair next to seating. • Use a limited palette of materials, finishings, textures, or colors and minimal details in these retreat areas. • Minimize sensory distractions: environments should not present elements that can become visual, auditive, tactile, etc., distractions – e.g., blinking lights, bright colors, excessive stripes. • Pay particular attention to sound in the selection of materials, art installations, etc., to ensure that there are no areas that create loud repetitive noises or where multiple sounds create a cacophony of noise. | R | R | R | R | R |
Facilitate sensory integration in specified sensory activity areas and artwork: include multisensory stimuli, providing space for physical activity as well as vibrations, music, visual experiences, etc. Facilitate sensory integration in specified sensory activity areas and artwork: include multisensory stimuli, providing space for physical activity as well as vibrations, music, or visual experiences, etc. | R | R | E | E | E |
Maximize comprehension: clear arrangement of spaces, direct routes between them, use of simple forms, and uncluttered interiors. | R | R | R | R | R |
Physical structure: organize environment with clear visual and physical boundaries. These will help to create a definite context for each activity in association with a given space. | R | R | R | R | R |
2. Play Areas | |||||
All play areas have continuous surfaces. | R | R | R if applicable | R | N/A |
All play areas have seating. Where play area is enclosed, seating is inside of enclosed play area. | R | R | R if applicable | R | N/A |
All play areas have equipment designed for different age, development, and ability levels. A minimum of 10% of equipment selected for accessibility. | R | R | R if applicable | E | N/A |
3. Wayfinding | |||||
Provide signage to nearby light rail station entrance, public buildings, and transit stops that includes a symbol to indicate if route is wheelchair accessible and distance to destination. | R | E | E | E | E |
(Ord. 3220)
12.4 Supplemental Standards for Inclusive Design Features.
Purpose. Supplemental standards provided in this section describe the minimum requirements to achieve specific development incentives found in RZC Chapter 21.55. To earn the incentive, the applicant must show how the project meets the standards herein.
A. Adult Changing Room.
1. Where possible, restrooms with adult changing stations should be located in close proximity to, and within line of sight of, a staffed reception area, help desk, ticket counter, or other area of customer assistance.
2. Features. Adult changing station requirements and recommendations.
Table 12.4.A.2 . Adult Change Room Features
Minimum Requirements | Recommended Features |
|---|---|
• Height adjustable, adult sized changing bench with lowest setting at 17 – 19 inches in height with signage indicating the weight capacity and instructions for operation; • Ceiling track hoist system; • Adequate space for the disabled person and up to two assistants; • Centrally located toilet with space on both sides for assistants; • Large garbage can; • Height adjustable sink/counter; • A coat hook located in close proximity to the changing surface; and • Signage indicating presence of adult changing table provided at the entrance to the room. | • Wide paper roll for changing table; • Privacy screen; • Shower facilities are recommended for all fitness or active exercise amenity areas. |
Table 12.4.A.2. Changing Room Signage Examples
 |  |  |
3. Adult Changing Station Examples.
Table 12.4.A.3. Changing Station Examples
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City Hospital, Nottingham University Hospitals, NHS Trust, and Hartfield-Jackson International Airport Atlanta.
B. Automatic Doors.
1. Extra-large revolving doors with a button to slow the revolving speed are an alternative to push button or motion sensor doors, and are particularly appropriate for large assembly uses.
2. For doors with a push button to open, ensure door opening motor is sufficient for high wind locations.
Table 12.4.B.2. Examples of Automatic Doors
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 |  |
3. Consider location of push buttons for door entry to be highly visible and within a navigable timed distance from the door. Push buttons or automatic doors are encouraged at all key locations even if not required by building codes, including cafes, retail storefronts, restrooms, parking garages, sensory rooms, and rest areas.
4. Where badge scan is required for entry, programming the badge scan to indicate ADA access and automatically open door on scan is encouraged.
C. Mobility Device Charging Area.
1. When planning social seating areas and meeting rooms, such as in a lobby, restaurant, park, or event space, provide a minimum of one publicly accessible plug-in for recharging of electric wheelchairs, mobility scooters, and other mobility or medical devices for every 50 seats.
2. For wheelchair spaces in assembly spaces such as theaters, auditoriums, sanctuaries, or community centers, provide one plug per zone.
3. Provide power sources within an accessible reach range (typically between 34 and 44 inches), on a wall or integrated into tables or other furniture.
4. Ensure both the area in front of the plug-in and the accessway to the plug maintains a clearance that can accommodate a standard mobility scooter.
5. Provide clear signage to indicate location of charging.
6. Provide comfortable seating for user and a minimum of one companion next to the charging port for use while device is charging.
Table 12.4.C.6. Examples of Recharging Areas
 |  |  |
D. Sensory Rooms.
1. Indoor and outdoor sensory regulation spaces are encouraged for all new developments.
2. Sensory spaces must include at minimum:
a. Dimmable lighting system;
b. Acoustical treatment for walls and ceiling;
c. Sounds masking; and
d. Floor treatment.
3. Two or more furnishings and interactive elements must provide sensory inputs that are calming, apply pressure, or include repetitive motion actions.
Table 12.4.D.3. Sensory Room Examples
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Photos show examples of sensory rooms at SeaTac Airport, Lumen Field, Scott Community Center (Fairfax, VA).
(Ord. 3220)
12.5 Intellectually or Developmentally Disabled (IDD) Housing.
A. Purpose. To earn the incentive for IDD housing, all units must comply with the standards in this section.
B. Minimum Requirements.
1. In properties with more than 12 IDD housing units, create sub-clusters with eight to 12 units sharing semi-private common space or entry sequence.
2. The Washington State Department of Social and Health Services (DSHS) Developmental Disabilities Administration (DDA) manages the IDD housing program in Washington State. IDD units must comply with Washington State IDD housing program requirements as they exist or are amended, with a minimum of:
a. Must be built to ICC A117.1 Type A, B, or C unit standards or checklists in this appendix, whichever is more accessible. Example: if ICC standard states a required width of 32 inches but the checklist requires 36 inches, the more accessible 36-inch standard applies.
b. At least one accessible/roll-in shower shall be provided in the unit.
c. On-site service providers must be DDA-approved.
3. IDD units must obtain a DDA’s letter of support to be granted incentives. Contact Dr. Sheng Fang, Housing and Community Living Unit Manager: sheng.fang@dshs.wa.gov for more information. (Ord. 3220)