20C.50.25 Site Requirements for Commercial Zones

This division establishes the basic site requirements for the commercial zones. These standards implement the Washington State Growth Management Act (Chapter 36.70A RCW), the County-Wide Planning Policies, and Redmond’s Comprehensive Plan, while also protecting Redmond’s commercial areas from public nuisances, incompatible uses, and hazards. (Ord. 2027)

20C.50.25-020 Chart of Site Requirements.

(1) Purpose. Subsection 3 of this section, Site Requirements in Commercial Zones, establishes the dimensional requirements for commercial and conditional residential development. The standards and rules shall be determined to be the minimum requirements, unless stated as maximum by this division. The standards and rules are established to provide flexibility in project design, prevent fire danger, provide adequate access and circulation, reduce incompatibilities and prevent overloading of infrastructure due to the impacts of development.

(2) Explanation of Chart. Subsection 3 of this section, Site Requirements in Commercial Zones, is arranged in table format. Development standards are listed down the left column and the commercial zones are identified across the top row. The matrix cells contain the minimum or maximum dimensional requirements of each zone. The footnotes identify particular requirements applicable to either a specific use or zone.

Commercial Zones Site Requirements Chart
Site Requirement	Zoning Districts
Site Requirement	NC	RC	GC
Minimum Lot Frontage (in feet)	80'	30'	30'
Minimum Building Front-, and all Street Setbacks (in feet)	20'	15' except for 152nd Ave NE¹	10'
Minimum Building Rear Setbacks (in feet)	10'²	0'²	0'²
Minimum Building Side Setbacks (in feet)	10'²	0'²	0'²
Maximum Lot Coverage of Structures and Other Impervious Surfaces	75%	85%	75%
Minimum Landscaped Area/Landscaping Requirements	See RCDG 20C.50.25-080.	15% of site area. See RCDG 20C.50.25-080.	See RCDG 20C.50.25-080.
Maximum Height (in feet)³ for Non-Residential Uses	2 stories or 35' whichever is less	4 stories or 52' whichever is less	2 stories or 35' whichever is less
Maximum Height (in feet)³for Residential Uses in Single Use or Mixed-Use Buildings, where allowed	2 stories or 35' whichever is less	5 stories or 60'⁴ whichever is less	3 stories or 40'⁴ whichever is less
Maximum Height in Shoreline Areas (in feet)	30'	30'	30'
Maximum Floor Area Ratio (FAR) without TDRs⁵ for Non-Residential Uses	NS	0.36	0.35
Maximum Floor Area Ratio with TDRs⁶ for Non-Residential Uses	NS	0.41⁷	0.70
Maximum Floor Area Ratio (FAR) without TDRs⁵ for Residential Uses in Single Use or Mixed-Use Buildings where allowed	0.29	(See FAR bonus for residential uses below)	0.80
Maximum Floor Area Ratio with TDRs⁶ for Residential Uses in Single Use or Mixed-Use Buildings where allowed	0.29	(See FAR bonus for residential uses below)	0.90
Floor Area Ratio (FAR) bonus for residential uses.⁸	NA	2.5⁷	NA
Ground Floor Window Standards Apply⁹	Yes	Yes	Yes
Pedestrian Requirements	Yes¹⁰	Yes¹⁰

²Setback shall be 10 feet if abutting a property in a residential zone. This setback shall be landscaped as required by Chapter 20D.80 RCDG, Landscaping and Natural Screening, or its successor. Also see Chapter 20D.40 RCDG, Design Standards, for buffer requirements when adjacent to residential areas.

⁴In the RC zone, if a building includes housing in the second and higher floors and the Design Review Board concludes the roof is well designed and approves its design, the maximum height limit shall be five stories or 65 feet, whichever is less. In the GC zone, if a building includes housing in the second and higher floors and the Design Review Board concludes the roof is well designed and approves its design, the maximum height limit shall be three stories or 45 feet, whichever is less.

⁵All legal lots are allowed the greater of either the maximum allowed FAR or 10,000 square feet of building(s) provided all other applicable site requirements are met. The purchase of TDRs shall not be required for the 10,000 square feet minimum building(s).

⁶Please refer to RCDG 20D.200.10, Transfer of Development Rights (TDR) Program, and RCDG 20C.50.30-050, Receipt of Development Rights in Commercial Zones.

⁷Building space to be used exclusively for day-care centers may be constructed with a gross floor area that exceeds the maximum floor area ratio (FAR) without TDRs without the requirement to purchase TDRs if the following requirements are met. First, the building space shall be permanently used exclusively for a day-care center and deed restrictions shall limit the building space to this purpose. Second, in no case shall the gross floor area of the building space used for any purpose exceed the maximum floor area ratio with TDRs unless otherwise authorized by the Development Guide.

⁸The bonus may only be used for residential uses as defined in RCDG 20C.50.25-090, Floor Area Ratio (FAR) Bonus for Residential Uses.

20C.50.25-030 Minimum Lot Frontage.

(1) Purpose. The minimum lot frontage is designed to prevent congestion by allowing for on-site parking and to reduce public nuisances that result from an inability of emergency vehicles to access a building either because vehicles block the access or the lot is not wide enough to allow the effective use of fire trucks from the street.

(2) Requirements. Minimum lot frontage is the width of the lot which adjoins a public or private street, or access corridor. (Ord. 2027)

20C.50.25-040 Building Setbacks.

(1) Purpose. The purpose of front, street, side, and rear building setbacks is to help maintain the desirable character of the community, provide adequate light and air to all properties, and reduce incompatibilities such as excessive light and noise, prevent overloading of public infrastructure, and prevent public nuisances such as the danger of fire from buildings constructed too close to each other.

(a) Measurement. All setbacks shall be measured at right angles, or as near to right angles as possible, to the nearest property line in a plane horizontal to the ground. Front, side, and rear directions shall be determined as provided in subsection (2)(d) of this section.

(b) Setback Exceptions. Upon the presentation of a binding site plan, an approved site plan or a planned commercial development processed in accordance with RCDG Title 20F, setbacks may be modified as follows:

(i) Side setback distances may be modified to permit a zero side setback to accommodate clustering.

(ii) Front setbacks may be modified from private streets and access corridors, provided front setbacks are maintained from all public streets.

(iii) Setback exceptions may trigger additional requirements under provisions of the Uniform Building Code (UBC).

(i) Improvements less than 30 inches above grade including decks, patios, walks and driveways are permitted in setbacks. Fences, landscaping, flagpoles, street furniture, transit shelters and slope stability structures are permitted in setback areas; provided, that all other applicable requirements are met. No other structures including accessory structures are permitted in setback areas.

(ii) Projections or Equipment. Attached or detached mechanical structures or equipment such as, but not limited to, electrical equipment boxes, heat pumps, air conditioners, emergency generators, and water pumps are allowed in a street setback. However, mechanical structures or equipment shall not be allowed in a required setback or buffer abutting a residential zone. Landscaping shall screen such structures. Where there is no alternative location and the equipment will generate no noise, electrical or utility equipment boxes may be located in a setback abutting a residential zone, but not a buffer.

(d) Lot Orientation. For the purpose of applying setback regulations, the following shall be applied: the front shall be toward the public or private street, or access corridor, from which the lot is addressed or which provides the primary access; the rear is opposite to the front or as nearly so as the lot shape permits; and the sides are 90 degrees to the front or as nearly so as the lot shape permits.

(e) Private Streets and Access Corridors. Setbacks from private streets and access corridors shall be met when the private street, or access corridor, serves more than two separate lots, except as provided by RCDG 20C.80.900, Subdivision Regulations – Lots for Building Pads.

(a) These setback standards apply to “Green Streets” outside the City Center zones. The standards may be modified by the zones in which the “Green Streets” are located.

(b) The setbacks along 152nd Avenue NE in RC zone and all Green Streets outside the City Center zones, including the Housing Redevelopment Overlay shall be:

(c) Standards for Applying Setbacks. At least 50 percent of the length of the ground level street-facing facade of the structure shall be within the maximum setback. Except as provided in this section, no structures are allowed within the minimum setback.

(i) One Green Street. Where the site is adjacent to one Green Street, the requirements in subsection (3) of this section, Building Setbacks, shall be met on the Green Street.

(ii) Frontage on More than One Green Street. Where the site is adjacent to more than one Green Street, the following shall apply:

(A) If two or more of the Green Streets intersect, the requirements in subsection (3) of this section, Building Setbacks, shall be met along two of the intersecting Green Streets. The requirements do not have to be met along the other Green Streets. The applicant may choose which intersection to use.

(B) If none of the streets intersect, the requirements in subsection (3) of this section, Building Setbacks, shall be met along one of the Green Streets. The applicant may choose which Green Street.

(4) Alternative maximum setback option for large retail developments on Green Streets.

(a) Purpose. The intent of these regulations is to allow deeper street setbacks for very large retail stores locating along Green Streets in exchange for a pedestrian and transit-friendly main street type of development. These large retail sites can still be transit-supportive and pedestrian-friendly by placing smaller commercial buildings close to the street and by creating an internal circulation system that is similar to a street to separate the parking area into blocks. The intent is to encourage development that will, over time, form a pedestrian-friendly main street along the perimeter of the parking blocks.

(b) Regulation. A building with at least 75,000 square feet of floor area in retail sales uses shall be exempt from the maximum setback requirement of this section if all of the following requirements are met:

(i) Other buildings on the site have ground level walls within the maximum setback for at least 25 percent of the frontage on a Green Street. For sites with frontage on more than one Green Street, the regulations of subsection (3)(c)(ii) of this section, Building Setbacks, apply. These buildings shall be constructed before or at the same time as the large retail store.

(ii) Internal circulation system. An internal circulation system that meets the following standards shall be provided.

(A) Internal accessways that are similar to streets shall divide the site into parking areas no greater than 55,000 square feet each.

(B) One of the internal accessways shall connect to the Green Street at least once every 250 feet of frontage on the Green Street, unless the access cannot be allowed for traffic safety or capacity reasons.

(C) Each internal accessway shall have at least one auto travel lane, curbs, planting strips, and sidewalks on both sides of the accessway. Each sidewalk shall be at least six feet wide. Each planting strip shall be a minimum of four feet wide.

(D) Along each internal accessway that intersects a Green Street, the parking shall be provided between both sidewalks and the auto travel lanes. Parking shall not be allowed within 75 feet of the Green Street intersection, measured from the street lot line.

(E) Curb extensions that are at least the full depth of the parking bays shall be provided, as shown in Figure 1, at the intersections of internal accessways that have parking.

(a) 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.

(b) 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:

(c) 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.

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

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

20C.50.25-050 Maximum Lot Coverage – Structures and Total Impervious Surface.

(1) Purpose. Maximum lot coverage of structures and impervious surface helps to maintain community character by providing for green spaces, reduce adverse impacts from storm water runoff, and reduce public nuisances such as increased flooding due to decreased storm water infiltration and increased runoff.

(2) Requirement. Maximum lot coverage indicates the maximum percentage of the land that can be developed and covered with structures (including outdoor storage) and other impervious surfaces, such as parking lots, sidewalks, and plazas.

(3) Modifications. As part of an approved binding site plan, subdivision or planned commercial development the Technical Committee may allow increased maximum impervious surface limits on individual lots within a multi-lot development; provided, that the total amount of impervious surface for the entire development does not exceed that set forth by the Site Requirements Chart. If a modification is approved, the development shall be conditioned and recorded with the property’s title to ensure compliance with the total impervious surface limits set by the Chart. (Ord. 2027)

20C.50.25-060 Maximum Height of Structures.

(1) Purpose. The maximum height of structures maintains Redmond’s visual character and limits potential overburdening of related infrastructure. Shoreline height limits are established to protect habitats and the aesthetic resources of the shoreline while preserving views in shoreline areas.

(2) Requirements. Maximum height requirements set the limit measured from the finished grade above which structures shall not extend. Antennas, heating, cooling and ventilation equipment, and flagpoles, may exceed the height limit by not more than 15 feet. Please refer to Chapter 20A.20 RCDG, Definitions, for measuring building height. For additional shoreline regulations, please refer to Chapter 20D.150 RCDG, Shoreline Regulations. (Ord. 2027)

20C.50.25-065 Maximum Height of Structures in a Transition Overlay.

(3) Compliance with the maximum height of structures set by this section is not required when the protected zone or all building sites within a protected zone have an elevation five feet higher than the maximum height of structures with bonuses.

	Complying Zones
NC	GC	RC
Protected Zones	RA-5, R-1 — R-8, & ORS			40
R-12, R-18, NC, & ORM			50

	Complying Zones
NC	GC	RC
Protected Zones	RA-5, R-1 — R-8, & ORS		45

(4) Allowable Height Increase. Except for those zones which have the height limit set at the standard in the underlying zone, the maximum height of structures without bonuses in RCDG 20C.50.25-065(1), Maximum Height of Structures in a Transition Overlay, may be increased if one or more of the following features are constructed as part of the development and the intent of this chapter is met. In no case shall the maximum height of structures with bonuses set by RCDG 20C.50.25-065(2), Maximum Height of Structures in a Transition Overlay, be exceeded through this subsection.


Feature	Height Increase Allowed
Parking is located under the building.	10-foot increase
At least one quarter of the on-site parking is provided in underground parking structures.	10-foot increase
At least one quarter of the on-site parking is located in parking structure(s) outside the transition zone.	10-foot increase
The building has a pitched roof.	10-foot increase
No mechanical equipment is located on the roof.	10-foot increase
The existing grade under the proposed building pad is at least 10 feet below the grade at the property lines of all properties in the protected zone that border the development site or are across the street from the development site.	10-foot increase
A greenbelt at least 100 feet wide is provided along at least one public street.	10-foot increase
TDRs are used to increase building height.	10-foot increase over 8,712 square feet of gross floor area. See RCDG 20D.200.10-120, Use of Development Rights: Floor Area and Regulatory Flexibility

(5) Modification to Height. The maximum height of structures without bonuses in RCDG 20C.50.25-065(1), Maximum Height of Structures in a Transition Overlay, and the maximum height with bonuses in RCDG 20C.50.25-065(2), Maximum Height of Structures in a Transition Overlay, may be increased by the Design Review Board if all of the following conditions are met:

(a) The existing grade under the proposed building pad is at least 20 feet below the grade at the property lines of all properties in the protected zone that border the development site or are across the street from the development site.

(b) The modified building height does not exceed the maximum height permitted by the underlying zone for properties outside the transition overlay.

(c) The proposal, with the height modification, will provide an equivalent or better transition to the protected properties as the maximum height of structures without bonuses in RCDG 20C.50.25-065(1), Maximum Height of Structures in a Transition Overlay. (Ord. 2027)

20C.50.25-070 Allowed Residential Density.

(1) Purpose. The allowed residential densities and minimum lot sizes maintain the desirable character of Redmond’s commercial areas and prevent public nuisances that would result from overcrowding residential housing units within commercial areas and overloaded and overused public facilities.

(a) For residential units located within the commercial zones, dwelling unit densities shall be determined as noted below. Other regulations in the Development Guide may reduce the number of dwelling units otherwise allowed in this chapter.

(b) To determine the allowed density for residential development in commercial zones, please refer to the requirements of RCDG 20C.30.25-030(3), Allowed Density Calculations, found in the Site Requirements for Residential Zones chapter. (Ord. 2027)

20C.50.25-080 Landscaped Areas.

(1) Purpose. Landscaping is required in some zones because it is attractive and it helps to soften the effects of built and paved areas. It also helps reduce storm water runoff by providing a surface into which storm water can percolate. Landscaping is required for all commercial and employment-zoned lands abutting R-zoned lands to provide buffering and promote the livability of the residential lands.

(i) The required landscaped areas shall be at ground level. For residential uses, up to one-half of the required landscaping may be at other levels if it is in a common area the residents are allowed to use.

(ii) The required landscaped areas shall comply with at least the L1 General Landscaping Standard, in subsection (2)(d) of this section, Landscaped Areas.

(iii) The required landscaping areas shall also comply with the applicable provisions of Chapter 20D.80 RCDG, Landscaping and Tree Protection.

(iv) Up to one-third of the required landscaped area may be improved for active or passive recreational use, or for use by pedestrians. Examples include walkways, play areas, plazas, picnic areas, and unenclosed recreational facilities.

(v) Any required landscaping, such as for required setbacks or parking lot landscaping, applies towards the landscaped area standard if it meets the requirements of this section.

(b) Any parking lot adjoining 152nd Avenue NE, the sidewalk on which the Housing Emphasis Area is located, shall have a 10-foot wide landscaped area between the street and the parking lot. This area shall be landscaped in compliance with the L1, General Landscaping Standard in subsection (2)(d) of this section, Landscaped Areas. The landscaping shall allow people to see into the parking lot from two and one-half feet to eight feet above the finished grade.

(c) NC, RC and GC Zones. In the NC, RC and GC zones, the land between a building and a street shall be landscaped to at least the L1, General Landscaping Standard in subsection (2)(d) of this section, Landscaped Areas, or paved for use by pedestrians. Unless developed as a pedestrian plaza, paved areas for pedestrian use shall not exceed 14 feet in width. The landscaped area may be counted towards any minimum landscaped area requirements. Vehicle areas, including parking and driveways, and exterior display, storage, and work activities, if allowed, are exempt from this requirement but must comply with any other applicable landscaping requirements.

(d) L1 General Landscaping Standard. To be moved to Chapter 20D.80 RCDG, Landscaping and Tree Protection, when that chapter is updated.

(i) Intent. The L1 standard is a landscape treatment for open areas. It is intended to be applied in situations where distance is used as the principal means of separating uses or development or landscaping is required to enhance the area in-between or where landscaped areas are provided for aesthetic purposes. While primarily consisting of groundcover plants, including lawns, it also includes a mixture of trees, high shrubs, and low shrubs.

(ii) Required Materials. The L1 standard has two different requirements for trees and shrubs. Where the area to be landscaped is less than 30 feet deep, the requirement is one tree per 30 linear feet. Where the area is 30 feet deep or greater, the requirement is one tree per 800 square feet and either four high shrubs or six low shrubs per 400 square feet of landscaped area. The shrubs and trees may be grouped. Groundcover plants shall fully cover the remainder of the landscaped area within three years. Lawns may be used as a groundcover.

(iii) Notwithstanding the provisions of RCDG 20F.10.50, Nonconformances, tenant improvements which do not increase the area of a building shall not be required to comply with the requirements of this section (RCDG 20C.50.25-080, Landscaped Areas) provided there is no reduction in landscaped areas. (Ord. 2027)

20C.50.25-085 Landscaping, Open Space 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) All setbacks, open spaces, and buffers 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.

(iii) Where the development site is zoned RC or GC, along street frontages where any portion of the street bordering the development site borders an R-1 through R-30 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) Standard Requirements. 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 is 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. Except for the GC zone, 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), Landscaping, Open Space 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), Landscaping, Open Space and Buffers, shall be included in the buffer.

(ii) Supplemental Hedge for Certain Zones. Where an RC or GC zone borders a residential zone on an interior property line, an evergreen hedge a minimum of three feet in height at the time it is planted and capable of achieving a continuous visual screen with a height of four feet within three years shall be planted or a combination of shrubs and a fence shall be added within the required planting area to achieve the effect of a hedge.

(iii) 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 subsection (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 when 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)

*Code reviser’s note: This section was originally added as 20C.50.25-080 by Ord. 2027. It has been renumbered in order to avoid conflict with existing provisions.

20C.50.25-090 Floor Area Ratio (FAR) Bonus for Residential Uses.

(1) Purpose. The Floor Area Ratio Bonus is provided to encourage housing development within the Retail Commercial zone in Overlake. Overlake has a large number of jobs. Providing housing close to those jobs will help reduce automobile trips to and from Overlake by encouraging people to live close to work and walk, bike, and ride transit to and from work. This reduction in automobile trips will reduce traffic and its associated impacts. These impacts include noise, cut through traffic in residential neighborhoods, air pollution, water pollution, and energy consumption.

(2) Bonus for Residential Uses. Within the RC zone, the gross floor area of a building or part of a building used for residential purposes may be increased up the amount of gross floor area that would be allowed by the bonus in RCDG 20C.50.25-020(3), Site Requirements in Commercial Zones, without the requirement to purchase TDRs. The building area resulting from the bonus shall only be used for residential purposes. Residential purposes include living areas, common areas used to access living areas, offices for the renting, leasing, or selling the housing units in the development, and recreational areas used exclusively by residents and their guests. The bonus may be used whether any of the floor area set by the “Maximum Floor Area Ratio without TDRs” is used for residential purposes. In addition to the bonus, the floor area of a building may be increased by purchasing TDRs up to an additional 0.05 FAR and this area can be used for either residential or non-residential uses. (Ord. 2027)

20C.50.25-100 Ground Floor Windows.

(1) Purpose. In the commercial (NC, RC and GC) zones, blank walls on the ground level of buildings are limited in order to:

(a) Provide a pleasant, rich, and diverse pedestrian experience by connecting activities occurring within a structure to adjacent sidewalk areas;

(a) In NC, RC and CG zones, exterior walls on the ground level that are within 30 feet of the street lot line shall meet the general window standard in subsection (2)(b) of this section. However, on corner lots, the general standard shall be met on one street frontage only. The general standard shall be met on the street that has the highest street classification in the Comprehensive Plan’s Arterial Function Classification and Street Plan, Map TR-7 or its successor and Table TR-7, Arterial Function Classification Summary or its successor. On the other street(s) the requirement is one-half of the general standard. If two or more streets have the same classification, then the applicant may choose on which street to meet the general standard.

(b) General standard. The windows shall be at least 50 percent of the length and 25 percent of the ground level wall area. Ground level wall areas include all exterior wall areas up to nine feet above the finished grade. The requirement does not apply to the walls of residential units or to parking structures when set back at least five feet and landscaped to at least the L1 standard.

(3) Qualifying Window Features. Required window areas shall be either windows that allow views into working areas or lobbies, pedestrian entrances, or display windows set into the wall. Display cases attached to the outside wall do not qualify. The bottom of the windows shall be no more than four feet above the adjacent exterior grade.

(4) Adjustments. Public art may be considered for adjustments to the ground floor window provision. The Design Review Board, after consulting with the Redmond Arts Commission, will review the application to determine whether public art is appropriate at the location, taking into account the scale and character of the building and area. The budget, selection process, final artwork, and installation shall be approved by the Design Review Board, after consulting with the Redmond Arts Commission, and follow any guidelines the commission may adopt. Legally binding provisions that run with the land shall be required to ensure the installation, preservation, maintenance, and replacement of the public art. The provisions, if acceptable, shall be approved by the Administrator and City Attorney and be recorded in King County’s real property records. (Ord. 2027)

20C.50.25-110 Pedestrian Standards.

(1) Purpose. The pedestrian standards encourage a safe, attractive, and usable pedestrian circulation system in all developments. They ensure a direct pedestrian connection between the street and buildings on the site, and between buildings and other activities within the site. In addition, they provide for connections between adjacent sites, where feasible.

(2) Standards. The standards of RCDG 20C.50.25-110, Pedestrian Standards, apply to all development in commercial zones. An on-site pedestrian circulation system shall be provided. The system shall meet all standards of this section.

(i) Connection to the Street. The system shall connect all adjacent streets to the main entrance. One of the connections should be no longer than the straight-line distance from the entrance to the closest sidewalk. It may not be more than 20 feet longer or 120 percent of that straight-line distance, whichever is less. Buildings or sites where all of the floor area is used for residential uses are only required to provide this connection to one main entrance.

(ii) Connection to Neighboring Uses. The system shall connect to all adjacent properties. The connections shall run to the property line and connect to paths or sidewalks on neighboring properties or to the likely location of connections on those properties. Where no connections exist on a neighboring property and extending a connection would create a safety hazard or it is not possible to determine the likely location of future connections on that property, the Administrator may enter into a legally binding agreement with the owner of the property being developed to construct the connection to the neighboring use when the property on which the use is located develops or redevelops. This agreement shall run with the land and be recorded in King County’s real property records. Buildings or sites where all of the floor area is used for residential uses are only required to provide this connection to one main entrance.

(iii) Internal connections. The system shall connect all buildings on the site, and provide connections to other areas of the site, such as parking areas, bicycle parking, recreational areas, common outdoor areas, and any pedestrian amenities.

(ii) Where the system crosses driveways, parking areas, and loading areas, the system shall be clearly identifiable, through the use of elevation changes, speed bumps, a different paving material, or other equally effective methods. Striping does not meet this requirement.

(iii) Where the system is parallel and adjacent to an auto travel lane, the system shall be a raised path or be separated from the auto travel lane by a raised curb, bollards, landscaping or another physical barrier. If a raised path is used, the ends of the raised portions shall be equipped with curb ramps.

(iv) Lighting. The on-site pedestrian circulation system shall be lighted to intensity where the system can be used at night by the employees, residents, and customers. Lighting should be a height appropriate to a pedestrian pathway system. (Ord. 2027)