20C.40.40 Site Requirements

Except as otherwise provided in this section, all applicable provisions of the Community Development Guide and other applicable codes and ordinances apply to development in the City Center Design Areas. (Ord. 1901)

20C.40.40-020 Site Requirements.

The City Center Site Requirements Chart, RCDG 20C.40.40-045, sets forth other dimensional and site requirements for design areas within City Center as shown in the Design Overlay Area Map, RCDG 20C.40.30. Each structure, development or activity in the design area must comply with these requirements. (Ord. 1901)

20C.40.40-030 Administrative Design Flexibility (ADF).

The purpose of this section is to promote creativity in site layout and design, and to allow flexibility in the application of standards for commercial, office, retail, mixed use and residential development within the City Center Neighborhood, and to achieve the creation of sites and uses that may benefit the public by the application of special design policies and standards not otherwise possible under conventional development regulations and standards. General development permit procedures defined in RCDG Title 20F, Administration and Procedures, shall apply in the establishment of an ADF in City Center.

(1) Qualifying Standards. In order to qualify for the Administrative Design Adjustment within the City Center Neighborhood, a property must meet the following criteria:

(i) Superiority in achieving the goals and policies for the design area in which the site is located;

(ii) Superiority in design in terms of architecture, building materials, site design, landscaping and open space;

(iii) The project provides benefit to the City Center Neighborhood in terms of desired use, activity, and design.

(2) ADF – Flexibility of Design Standards in City Center. Requirements of RCDG Title 20C, Land Use Regulations, that may be modified by application of this subsection are defined specifically as follows:

(a) Parking Lot Location. Requirements for the location of on-site parking lots may be modified within the development (except for parking within residential yard areas) to provide for greater joint-use and quasi-public parking opportunities and uses which are highly desirable in the subject design area.

(b) Mid-Block Pedestrian Walkways and Vehicular Lanes. Requirements for mid-block pedestrian and vehicular lanes per RCDG 20C.40.105, City Center Pedestrian System, may be modified to allow variations in locations and minimum widths for these items to provide superiority in site design and function which benefits both the property owner and public.

(c) Other Site Requirements and Standards. All other site requirements and standards for City Center except density, parking, height and FAR may be modified within the development to provide superiority in site design: i.e., greater amounts of privacy, maintenance of views, preservation of vegetation, provision of usable open space, adequate light, air, and security. (Ord. 1901)

20C.40.40-040 Maximum FAR without TDRs.

(1) This section sets a maximum floor area ratio (FAR) for all developments unless the development transfers the floor space above that maximum FAR to the site through the Transfer of Development Rights (TDR) program authorized by RCDG 20D.200.10 and RCDG 20C.60.50. The maximum FAR applies to the gross floor area of all buildings on the site, excluding parking areas for motor vehicles which are not maintained as a stock in trade.

(2) Regardless of the maximum FAR without TDRs in this section, all buildings shall be allowed at least 10,000 square feet of gross floor area or, if the space shall be occupied by dwelling units, sufficient gross floor area to contain the residential dwelling units allowed by Table 20C.40.45-020 exclusive of footnotes. It shall not be necessary to transfer development rights to the site under the Transfer of Development Rights program to be entitled to the minimum amount of space allowed by this subsection. (Ord. 1901)

20C.40.40-045 Site Requirements.

City Center Zones Site Requirements Chart
DESIGN AREA	Old Town	Mixed Use Center	Valley View Bear Creek Trestle	Town Square	Sam- mamish Trail	Leary	River Bend	North Point East Hill Carter
DESIGN CRITERIA	See Ch. 20D.40	See Ch. 20D.40	See Ch. 20D.40	See Ch. 20D.40	See Ch. 20D.40	See Ch. 20D.40	See Ch. 20D.40	See Ch. 20D.40
Residential Densities Maximum Number of Dwelling Units Per Gross Acre	See Table 20C.40.45-020	See Table 20C.40.45-020	See Table 20C.40.45-020	See Table 20C.40.45-020	See Table 20C.40.45-020	See Table 20C.40.45-020	See Table 20C.40.45-020	See Table 20C.40.45-020
Permitted Location	2nd floor or above	2nd floor or above	2nd floor or above	2nd floor or above	2nd floor or above	2nd floor or above	2nd floor or above	No Special Restrictions
Minimum Yard Setbacks
Front Street (in feet) 1	14'2, 2a	3	20' 1a, 2a	14' 2, 2a	14' 2 , 2a	2b	20' 2a	25' 2a
Side Street (in feet) 1	14' 2	3	20' 1a	14' 2	14' 2	2c	20'	25'
Side Yard (in feet) 1b	0'	3	0'	0'	0'	2c	0'	See RCDG 20C.40.45
Side Yard (in feet) – Residential uses above ground floor commercial	See 20C.40.55-050	See 20C.40.55-050	See 20C.40.55-050	See 20C.40.55-050	See 20C.40.55-050	See 20C.40.55-050	See 20C.40.55-050	See 20C.40.55-050
Rear Yard (in feet) 1b	0'	3	0'	0'	0'	2c	0'	10'
Rear Yard (in feet) – Residential uses above ground floor commercial	10'	10' 3	10'	10'	10'	10' 2c	10'	10'
Rear Yard (in feet)1b	0'	3	0'	0'	0'	2c	0'	10'
Rear Yard (in feet) – Residential uses above ground floor commercial	10'	10' 3	10'	10'	10'	10' 2c	10'	10'
Yard Adjoining Residential District (in feet)	5'	5' 3	5'	'	5'	5' 2c	5' 4	5'
Between Buildings On-Site (in feet)	N/A	3	N/A	N/A	N/A	N/A	N/A	15'
Parking	5	3	5	5	5	Same as Setbacks	5	See RCDG 20C.40.85
Maximum Building Height (Stories/Feet)9	5/75' 14	8, 8a	2/30'	5/75' 7	5/75'	5/75'	5/75'	4/48'
3/45'10	6/92' 6,7
Lot Coverage 11c	100% 11a	11,11b	80% 11a	100% 11a	100% 11a	100% 11a	100% 11a	See Table 20C.40.45-020
Parking Spaces Required	12 See 20D.130	See 20D.130	13 See 20D.130	See 20D.130	12,13 See 20D.130	See 20D.130	See 20D.130	See 20D.130
Maximum FAR without TDRs See RCDG 20C.40.40	1.25	15	1	1.25	1.25	1.25	1.25	1.25

1 Measured from face of curb. See also RCDG 20C.40.105, City Center Pedestrian System. See also RCDG 20D.210.25, Sight Clearance at Intersections.

1a Thirty feet, if designated per RCDG 20C.40.105, City Center Pedestrian System.

1b Measured from property line. In case of alley, measured after dedication, if necessary.

2 On streets fronting Type V pedestrian walkways per RCDG 20C.40.105, 14 feet is the average required. Building fronts shall be developed to the sidewalk and/or plaza edges.

2a Front setback for residential use above ground floor commercial shall be regulated by RCDG 20C.40.105, City Center Pedestrian System.

2b Where a grove of trees (six or more significant trees within a quarter-acre area) lie along a street front, the setback shall be 100 feet. Otherwise the setback shall be per RCDG 20C.40.105, City Center Pedestrian System requirements.

2c Where a grove of trees (six or more significant trees within a quarter-acre area) lie along the westerly design area boundary, the setback shall be 30 feet. Otherwise the setback shall be zero feet.

4 Within 100 feet of adjoining Residential districts, bay doors other than for loading may not open directly toward (without a building in between) the residential district.

5a Same as Footnote 5 above, except standards apply regardless of Pedestrian System Type, and RCDG 20D.130.10-030(15)(d) does not apply.

6 Five floors is maximum height without bonus. Bonus to eight floors granted for provision of 20 percent on-site usable open space in the form of plazas/arcades which are accessible to public during extended business hours, water features, public meeting rooms, day care services, or the preservation of historic buildings or sites. The amenities shall be on the project site or within the design district in which the building is located. Such approval shall be granted through the site plan review process.

7 Height limit overlay districts may apply; see RCDG 20C.40.35, Height Limit Overlay Zones.

8 Mixed Use area: three stories/60 feet; hotel – six stories/75 feet or eight stories/100 feet with meeting, conference and banquet facilities. Office Park area: five stories/75 feet. Bear Creek Retail Area: three stories/60 feet. Residential in any area – 60 feet. The hotel shall be located within the northwestern portion of the Mixed Use Center Design Area.

8a Mixed retail/residential use in Mixed Use Center Height Overlay area – 65 feet outright. The Technical Committee shall administratively allow the height in the overlay area to be increased to 75 feet if the building facade is recessed above the second floor and building modulation is provided to mitigate the bulk and mass from the additional height allowance. Footnote 9 does not apply in the height overlay area. The Mixed Use Center Height Overlay area is defined as Parcel 2C of the Redmond Town Center Binding Site Plan recorded as No. 9604090269.

9 Both stories and height standard must not be exceeded, and height shall be measured to the top of mechanical equipment enclosures.

10 The maximum height may be increased to three stories and 45 feet when a grocery store is a major tenant on the project site.

11 Governed by RCDG Title 20B, Mixed Use Shopping Center Design Area Goal and Policy.

11a For developments with residences above ground floor commercial/office, lot coverage shall be governed by this table.

11b For residential development without ground floor commercial/office, lot coverage shall be governed by RCDG 20C.40.40-045.

11c Lot coverage percentage equals: The total site area measured to the property line, less pedestrian systems measured to the curb line, on-site sidewalks, landscaping, and plazas; divided by the site area measured to the curb line.

12 A density bonus for contribution to In-Lieu Parking Fund is available per RCDG 20D.130.10-040.

14 When properties front on Leary Way and are within the 3 Stories/45 feet Height Limit Overlay shown on the City Center Height Limit Overlays, RCDG 20C.40.35-020; the maximum building height shall be three stories and 45 feet.

15 The maximum gross leasable area of allowed commercial space without TDRs is 1.49 million square feet. The 1.49 million square feet limit may be increased to a maximum of 1.80 million square feet through the acquisition and use of TDRs; provided that TDRs may not be used to increase the height of the full service hotel/conference center above 8 stories/100 feet, and that a minimum of 140,000 square feet be reserved for a full service hotel/conference center with banquet and meeting facilities to accommodate groups of at least 300 people. The additional square footage allowed may be used for infill retail and general service uses that are part of mixed use residential developments or infill developments. Floor area for residential uses is exempt from TDR requirements and maximum commercial floor area limitations.

20C.40.40-050 Minimum Setback in a Transition Overlay.

(1) See RCDG 20D.230.20-020, When Compliance with Transitional Regulations is Required, for the location of Transition Overlays and the identification of protected and complying zones.

(2) For properties within a Transition Overlay that border a protected zone or are across a street from a protected zone, the following setbacks shall apply:


Building Height	Setback from All Property Lines that Border a Protected Zone or a Street that Borders or includes a Protected Zone
Up to 30 feet	20 feet
31 to 40 feet	25 feet
41 to 50 feet	30 feet
More than 51 feet	35 feet

(3) This setback shall not apply to property lines bordering a Green Street or an arterial street on which King County provides all-day local or peak transit service or the Redmond Comprehensive Plan plans for the arterial street to have all-day local or peak transit service.

(4) This setback shall not apply to property lines bordering the SR 520 right-of-way. (Ord. 2027)

20C.40.40-060 Landscaping and Buffers.

(1) See RCDG 20D.230.20-020, When Compliance with Transitional Regulations is Required, for the location of Transition Overlays and the identification of protected and complying zones.

(2) The setback required by RCDG 20C.40.40-050, Minimum Setback in a Transition Overlay, and the buffers required by this section shall be landscaped as required by Chapter 20D.80 RCDG, Landscaping and Tree Protection Standards, all other applicable standards, or be maintained in existing vegetation.

(a) The following landscaped buffers shall be provided. Each buffer shall be at least 20 feet wide unless otherwise provided in the Redmond Community Development Guide.

(ii) Along street frontages where any portion of the street bordering the development site borders an R-1 through R-6 zone.

(b) Unless removal is necessary for streets, sidewalks, or utilities, the tree will likely not survive, the tree will likely be blown over in a likely wind storm, or a hazard will likely result, to the extent possible, all significant trees within 15 feet of the property line where a required buffer must be provided shall be retained. Significant trees are defined in Chapter 20D.80 RCDG, Landscaping and Tree Protection Standards.

(i) Except as otherwise provided in this division, the buffers shall be planted with the following materials:

(A) Evergreen and deciduous trees, of which no more than 40 percent of the trees may be deciduous. There shall be a minimum of five trees per 1,000 square feet of buffer area. The trees and other plant materials required by this section shall be located so that they effectively buffer the development from bordering residential properties. The buffer need not completely obscure the development, rather it should screen it.

(B) Evergreen shrubs, a minimum of five-gallon size when planted. The number of shrubs placed shall equal one-third of the buffer frontage in feet.

(D) Option for Certain Zones. Where the street frontage landscaping will be planted to buffer a building rather than a parking area, driveway, or portion of a site used for any purpose other than a building, lawn, or open space; a lawn no less than five feet in width may be substituted for the shrubs and groundcover required by subsections (3)(c)(i)(B) and (C) of this section, Landscaping and Buffers. If this option is used, the buffer width may be reduced to five feet. The trees required by subsection (3)(c)(i)(A) of this section, Landscaping and Buffers, shall be included in the buffer.

(ii) Except for lawns, all plant materials shall be native to the area, soils, and micro-climate in which they will be planted or shall not require more water for growing than such plants.

(d) Except as otherwise provided in this section, no structures shall be placed in required buffers and buffers shall only be used as buffers, landscaping, open space, and recreation.

(i) Streets, driveways, and underground utilities may cross required buffers to provide access from the street to the interior of the property.

(iii) Patios and similar ground level features may be included in the buffer area. Patios shall not be located within 10 feet of the property line.

(iv) No more than 20 percent of the buffer area may be used for the streets, driveways, underground utility crossings, trails and ground level features.

(v) Any structure or use that meets subsections (3)(d)(v)(A), (B), and (C) of this section shall be removed from the buffer within five years of the effective date of this regulation and the buffer planted and constructed to meet the requirements of this title.

(B) The structure or use was constructed or established after the buffer requirement went into effect.

(e) All required buffers shall be maintained in compliance with this division for the life of the use. Dead and dying plants shall be replaced during the next growing season.

(f) Buffers may be placed in a required setback. Buffers shall counted towards required open space, required pervious surfaces and other requirements that they meet. Except for trails, any impervious surfaces within the buffer shall not be counted towards fulfilling either open space or pervious surface requirements. (Ord. 2027)