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City Center
Organization of this Chapter
The City Center Chapter is divided into the following sections:
The Introduction describes the intent of the City Center Chapter and its relationship to Redmond’s vision of the future and other Comprehensive Plan chapters.
The Planning Context summarizes how this chapter responds to the requirements of the Growth Management Act and the Countywide Planning Policies.
The City Center Policies section is divided into the following areas:
A. City Center Planning Concepts and Policy Overview provides a background discussion for the subsequent policies.
B. City Center Framework Goals and Policies address how downtown should develop.
C. Comparison Shopping Areas – Old Town and Mixed-Use Center Design Areas Policies focus on two districts planned for extensive retail activity that allows for comparison shopping: The Old Town Design Area and the Mixed-use Center Design Area.
D. Convenience Commercial – Valley View, Trestle and Bear Creek Design Areas Policies focus upon these areas of downtown.
E. Office Districts Policies focus upon the City’s four distinct office districts, all intended to provide for significant employment growth.
F. Residential Districts Policies are intended to promote the development of high-quality residential areas within the City Center neighborhood.
G. City Center Transportation Policies focus on downtown’s arterial street system and on ways to maintain and promote Redmond’s reputation as the “bicycle capital of the Northwest.”
H. City Center Parks and Recreation Policy describes the parks planned for the City Center.
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Introduction
ity character consists of both style and integrity, helping it to develop a distinctive look and feel along with a strong sense of identity and purpose. For Redmond, that means a downtown which is clearly recognized as the City’s primary center, and includes employment, entertainment, cultural, shopping and recreational opportunities. A vibrant and attractive area, it will meet many of the residents’ employment and day-to-day needs while maintaining its cherished “small town” feel. At the same time, the City Center will take advantage of its rich natural setting by emphasizing open space, landscaping and providing a focus on the Sammamish River and trail. The City Center will be oriented to pedestrians and bicycles with through-traffic routed around the downtown, yet still permitting easy vehicular access.
The policies in this chapter are intended to identify ways to help Redmond achieve its vision of a strong and lively downtown, and thus contribute positively to the richness of Redmond’s quality of life.
Note: The City Center policies include two types of policies. Framework policies, identified by “FCC,” define the overall end or goals a particular set of policies are intended to achieve. There are Framework Policies for the entire City Center Neighborhood and Framework policies guiding development within separate districts. Policies identified by “CC” contain the means to achieve the ends identified in framework policies.
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Planning Context
ne of the City of Redmond’s long-term planning objectives has been to maintain and enhance its City Center. The objective is based on large part upon the preferences of the people who live and work in Redmond. Over many years, these citizens have said they want a City Center which provides a community focus and is economically strong, compact, pedestrian-oriented and a “people place,” featuring arts and entertainment activities. They want the City Center to maintain a sense of Redmond’s history and its historic buildings. The community also wants a mix of uses that will lend a vitality to the City Center which will make people want to be there. In other words, an 18-hour downtown.
These preferences are consistent with the Growth Management Act (GMA). The GMA encourages compact development, appropriate levels of economic development, walking and other modes of transportation, and planning to take into account citizen views.
Community preferences for Redmond’s City Center also are consistent with Countywide Planning Policies. The Countywide Planning Policies encourage the development of compact, pedestrian-oriented, lively, attractive urban centers. In fact, Redmond’s City Center is designated as one of the region’s Urban Centers under the Countywide Planning Policies. This is consistent with Redmond’s vision for its City Center.
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City Center (Downtown) Policies
A. City Center Planning Concepts and Policy Overview
he City Center neighborhood contains Redmond’s downtown — the center for employment, entertainment, shopping and recreational opportunities for the City and the surrounding communities. Redmond’s policies and programs for the City Center neighborhood promote economic activities and community development to create an economically vital, attractive and pedestrian-oriented downtown area. The downtown, designated as the City Center neighborhood, is bounded by the Sammamish River on the west, Bear Creek on the south and east, and Education Hill and N.E. 90th Street to the north.
Figure CC-1
Functions and Activities
The policies within this chapter are intended to support Redmond’s downtown as the primary, central place within the City, providing community identity through activities and aesthetics. The City’s vision for downtown relies upon long-term economic vitality and growth to provide a variety of retail, office and residential uses. The City’s vision for downtown is based upon community workshops and forums which indicate strong agreement that downtown Redmond should be:
▀ A city center which meets residents’ needs for employment, shopping, recreation, cultural and night-life opportunities and community activities;
▀ A place oriented to pedestrians and bicycles, with through-traffic routed around the downtown;
▀ An urban area enhanced by a rich natural setting, emphasized through open space, landscaping and a focus on the Sammamish River and trail.
Land Use And Urban Design
The City Center plan provides for land uses clustered in complementary groupings, including:
▀ A concentrated retail core centered around Leary Way and Cleveland Street will accommodate significantly increased comparison shopping opportunities in a pedestrian-friendly environment;
▀ A mid-rise office district in the center of downtown, stretching from the Sammamish River to Anderson Park, will accommodate employment growth in professional and business services as well as complementary retail and residential uses;
▀ Residential districts at the periphery of downtown will provide for high quality living environments within walking distance of jobs, shopping and the regional transit system;
▀ Low-rise retail districts at three entrances to the downtown will provide for everyday shopping needs, such as groceries, pharmacies and other convenience retail goods and services.
While each activity grouping has a primary emphasis on either retail, office or residential, mixed uses also are allowed and encouraged, with design guidelines to ensure compatibility with the primary intended use.
The Comprehensive Plan recognizes the downtown as a single neighborhood, less than one square mile in size, which contains a series of sub-neighborhoods or districts. These individual districts will continue to develop as distinctly different places within the downtown, characterized by different heights, building design and land uses, with an emphasis on distinctive entrance corridors, street patterns, roadway designs, landscaping and amenities. This variety, at a relatively small and human scale, maintains diverse, easily recognizable districts which draw people to them.
Transportation
A variety of transportation choices will significantly increase mobility to, from and within downtown Redmond. While there will be continued reliance on automobile travel, there also will be increased reliance and opportunities for pedestrian travel or travel by transit and bicycles. The transportation improvements envisioned for downtown also provide mobility between all activity nodes within downtown. For example, office workers will find an easy path to shopping or the river; residents can walk less than 1/2 mile to stores, work, parks and trails.
Figure CC-2 – Downtown Streetscape
The balance of retail, office and residential land uses downtown contribute to travel by foot and bike, as well as increased transit service. Specific improvements envisioned by the plan include:
▀ Addition of bicycle lanes for commuters and addition of linkages between downtown with the Sammamish River Trail as the city develops;
▀ Completion of the sidewalk systems and mid-block pedestrian routes;
▀ An urban design that invites pedestrian and bicycle travel. Future development that creates visual interest and convenience by siting buildings close to the sidewalk; trees, parking lanes and bollards (objects that prevent cars from driving down wide sidewalks) separating pedestrians from traffic; slower traffic, frequent pedestrian crossings and amenities such as benches, awnings and pedestrian-scale lighting to create a pedestrian-friendly environment.
▀ Increased transit service with a regional transit station in or near Old Town. Transit service will include high-speed links to other urban centers and local service linking neighborhoods to downtown and the transit center. Park-and-ride lots on the outskirts of the City to replace the downtown lot so that people taking buses to Bellevue and Seattle park outside downtown and thus reduce traffic in the City Center. High-occupancy vehicle lanes to increase mobility for transit and carpools.
▀ Measures to calm traffic on the local street system, as well as completion of the long-planned bypass roads restoring safe speeds for downtown users while allowing through traffic to by-pass downtown. A possible return to the two-way system through downtown after bypass roads are funded.
Parks And Amenities
The Downtown Plan relies upon large open spaces, such as the Sammamish River and Bear Creek, as well as abundant landscaping and small parks to create a sense of downtown as an urban park setting within a rich, natural environment. Street trees and parks in the center of town complement and soften the “hardscape” (i.e. buildings, streets, parking lots and other structures), while informal landscaped areas on the edges of downtown serve as transitions to the adjacent neighborhoods and Marymoor Park. Walkways, trails and vista points throughout the downtown enable people to enjoy the natural beauty of the river, the valley floor and views of surrounding hillsides and mountains.
Parks and plazas will become increasingly important as the downtown develops, providing openings to contrast with the enclosure provided by three- to eight-story buildings set on the street front. The two rivers which surround and define edges of downtown will be a major emphasis of park and trail improvements. Major parks already planned for Bear Creek and the Old Golf Course will be enhanced with new park and trail improvements essential to the vision for downtown. The vision for downtown parks includes:
▀ A cohesive system of parks, activity nodes, such as public plazas and gathering places, and linking paths between the Sammamish River, other parks and points of interest;
▀ Enhancements to the Sammamish River, such as bays and pools to return the river to a more natural shape; access to the river in controlled locations to limit bank degradation while also providing human enjoyment of the water, and increased vegetation to enhance its fisheries, wildlife and beauty;
▀ Additions to the Sammamish River Park to provide more amenities and resting places for users and more links with the City, including bridges across the river, new parks on both sides near the trestle, separation of equestrian uses and high speed bicyclists from slow speed walkers and plazas or activity nodes that allow users to stop, rest and enjoy;
▀ A large, urban, central park to provide a focus for downtown and a gathering place;
▀ A sculpture garden at the Dudley Carter house;
▀ A botanical garden and trails on the west side of the Sammamish River and other viewpoints, plazas and trails throughout the downtown to invite outdoor activity and enjoyment of the City’s natural features.
Implementation
To fulfill the future vision, the Comprehensive Plan requires public and private actions, including private developments that provide for desired activities and quality design and public investments to beautify city facilities, attract walkers and bikers and encourage activity downtown.
Cultural events and public art, which can draw people to the heart of the City, will be emphasized through public programs and location of civic facilities. Civic places and facilities, such as a community center, cultural arts facilities, Redmond Saturday Market, the transit station and similar attractions, are important to meet the recreation and entertainment goals of City residents, as well as to attract people to the downtown.
City actions designed to encourage private investments include improving the transportation system and adding amenities. The Plan includes options for flexibility in most regulations to invite and allow creative proposals. Policies also support the operation and expansion of existing businesses, regardless of changes in permitted land use. An administrative policy of responsiveness and flexibility will be fostered to form partnerships that help achieve the City’s vision for downtown.
B. City Center Framework Goals and Policies
he following policies provide a framework to guide future development of Redmond’s City Center. (Note: The following references to “comparison” centers mean a shopping area that contains a sufficient number of stores selling the same or similar goods to allow shoppers to compare price and quality. Comparison goods include clothing, related soft goods, furniture, appliances and specialty goods, such as jewelry.)
FCC-1 Promote the development of Downtown Redmond as the primary commercial activity center and destination location for the City and greater Redmond area.
FCC-2 Encourage development of a unique, attractive and economically healthy downtown that reflects Redmond’s history and natural setting and offers a variety of service, office, retail, residential, cultural and recreational opportunities.
FCC-3 Provide incentives to encourage private investment and business vitality in downtown Redmond.
FCC-4 Increase mobility within the downtown and provide for convenient transit, pedestrian and bicycle routes to and from downtown.
FCC-5 Foster Redmond’s image as Bicycle Capital of the Northwest.
FCC-6 Encourage public and private development to retain and enhance the natural features in Downtown Redmond to create a unique and attractive urban park setting which will establish the image and character for development throughout the City.
FCC-7 Encourage the development of the City Center as the cultural focus of the greater Redmond area.
CC-1 Provide a location for a variety of office, service, retail, residential and cultural opportunities.
CC-2 Encourage and promote the City Center as a location for both large and small businesses which are compatible with the long term economic health of the community.
CC-3 Encourage the development of a major comparison center area in downtown Redmond which would expand business opportunities, provide additional revenue and be a positive influence in the development of the City.
CC-4 Require comparison shopping center proposals to integrate the shopping facilities visually, functionally and through use of pedestrian connections into the City Center.
CC-5 Encourage the development of housing in and adjacent to the City Center to support business activities and to increase the vitality of the area.
CC-6 Encourage a mix of housing choices to create variety in residential opportunity and to maintain a jobs/housing balance within the downtown neighborhood, to make the downtown a “people place” in the early morning, daytime and evening hours.
CC-7 Encourage clustering of associated business uses to reduce conflict among uses and to increase convenience for businesses and users as follows:
▀ Encourage comparison retail and associated uses at the center of the downtown area to promote development of a concentrated shopping area which provides a wide variety of goods and services and serves as an active, people-oriented focus to the downtown and City.
▀ Provide for convenience retail centers at entrances to downtown to provide for grocery stores and other convenience stores while reducing the need for through traffic.
▀ Encourage residential districts on the periphery of downtown to provide housing near jobs, services and transit.
▀ Encourage development of concentrations of office uses and support services located adjacent to the retail core.
▀ Allow mixed use throughout downtown commercial areas with guidelines to ensure compatibility with the primary business use.
CC-8 Except for a limited part of the Mixed Use Center Design Area, building heights shall not exceed five to six stories.
CC-9 Encourage development of downtown Redmond as the focus of retail, office and service uses for the Redmond Planning Area.
CC-10 Because the City Center Neighborhood is designated an Urban Center under the Countywide Planning Policies and Vision 2020, the downtown shall be a priority area for the concentration of employment and commercial growth and the allocation of transportation funding.
CC-11 Retain existing City Center boundaries and encourage redevelopment and infill within those boundaries.
CC-12 Encourage office and retail developments that increase public enjoyment of the rivers and other natural features.
CC-13 Encourage retention of the historic character and businesses of community significance through incentives, flexible regulations and administrative procedures.
CC-14 Apply flexible regulations that encourage creative proposals consistent with City Center design goals.
CC-15 Consider favorably land use changes or plan amendments which allow projects consistent with the vision for City Center.
CC-16 Develop and implement downtown facility plans that provide adequate infrastructure for desired growth.
CC-17 Encourage public and private sector cooperation in providing capital investment, such as parking and street improvements that contribute to retaining existing businesses and encouraging new business to locate within the City Center.
CC-18 Initiate a capital improvement strategy to implement pedestrian improvements, beautification projects, parks and civic facilities in the downtown.
CC-19 Encourage commuter traffic to use bypass opportunities which will reduce traffic on City Center streets and allow easy access to businesses.
CC-20 Encourage City Center employees to use transit, car pools, bicycles and other forms of transportation which reduce congestion and free up space for customer parking.
CC-21 Encourage shared, clustered parking to reduce the total number of parking stalls needed and to increase the economic and aesthetic potential of the area.
CC-22 Provide bicycle facilities, such as connections to the Sammamish River Trail, bicycle racks in conjunction with new developments, bike lanes on key streets and signage at key points.
CC-23 Encourage bicycle races and other cycling-related activities in the City Center.
CC-24 Encourage landscaping plans which can thrive in urban settings, conserve water, retain desirable trees and use native plant materials.
CC-25 Encourage informally designed landscaping and open space on the edges of the City Center to act as a transition to adjacent neighborhoods and Marymoor Park.
CC-26 Develop special architectural and landscaping features at all major entrances to the City Center.
CC-27 Development adjacent to the Sammamish River, Bear Creek and other park areas should be designed to complement and enhance these areas by such techniques as:
▀ Fronting buildings and associated entrances on the park;
▀ Providing convenient public access to the park;
▀ Complementing the park with additional landscaping, plazas and other pedestrian features;
▀ Avoid locating parking lots, auto-oriented signing and service areas toward the park space;
▀ Use creative design concepts and construction methods to protect natural features and systems while integrating uses which benefit from special natural features.
CC-28 Use landscaping and other forms of screening to soften the appearance of parking lots, backs of buildings and service areas from public streets, walkways and adjacent hillsides.
CC-29 Existing parks in the City Center neighborhood should be retained and enhanced. New parks should be added along the river, in the center of the office district and at viewpoints east of Downtown, consistent with the City Center Parks Plan in this chapter.
CC-30 Work with King County to develop park, trail and bike plans for the Sammamish River that serve both City residents and users from the broader region.
CC-31 Encourage the development of a performing arts center and a community center in the City Center.
CC-32 Encourage the development of public art features with all development.
CC-33 Create a program which locates public art features in key locations in the City Center.
CC-34 Provide programs which foster the arts and attract people to the Old Town and Mixed-Use Design Center Downtown.
C. Comparison Shopping Areas – Old Town and Mixed-Use Center Design Areas
owntown Redmond contains two districts planned for extensive retail activity and comparison shopping: the Old Town Design Area and the Mixed-use center Design Area. The two districts are adjacent and will be linked through pedestrian and bicycle connections and visual features.
Figure CC-4 – Old Town Design Area
Old Town
FCC-8 Promote the continued use and development of Old Town as a comparison retail shopping area which retains its historic village character.
FCC-9 Maintain and enhance pedestrian activities in Old Town to emphasize the human scale of the area.
FCC-10 Encourage the development of a parking program for this area that:
▀ Minimizes on-site parking to allow development of a compact shopping district;
▀ Provides for on-street parking;
▀ Encourages structured parking within or adjacent to this design district.
FCC-11 Encourage and promote the pedestrian use of outdoor spaces.
FCC-12 Maintain and enhance the traditional downtown character which includes pedestrian-oriented store fronts and pedestrian-scaled streetscapes through specific attention to architectural detail, components of the streetscape and the relationships between them.
FCC-13 Encourage new infill development that is compatible in design and complements the historic character of the area.
FCC-14 Encourage the development and redevelopment of the area in a manner which complements the character and scale of the existing historic buildings.
FCC-15 Encourage public and private sector partnerships for the historic redevelopment of buildings.
FCC-16 Treat Old Town as a destination which emphasizes pedestrian safety while also accommodating through-traffic at safe speeds to make the design area viable for retail and entertainment uses.
CC-35 Actively support economic development measures that serve to retain and promote the growth of existing retail businesses and attract new businesses compatible with the scale of the design area.
CC-36 Encourage a variety of economic activities such as stores, restaurants and offices that will provide for active uses during the evenings as well as the daytime.
CC-37 Encourage retention of existing businesses and buildings of special community or historic significance through programs and administrative practices which encourage preservation and reinvestment.
CC-38 Encourage pedestrian-oriented retail businesses to locate in Old Town.
CC-39 Provide zoning for mixed-use developments which incorporate retail or office uses on the ground floor with services or housing on upper stories.
CC-40 Repealed by 2080.
CC-41 Ensure that public improvements in the area (streets, walkways, lighting and landscaping) complement pedestrian activity.
CC-42 Encourage the installation of benches, kiosks and other street furniture which provide a unifying element and aid in developing the historical character and pedestrian scale of the area.
CC-43 Provide pedestrian-related sidewalk improvements and parking lots/structures.
CC-44 Work with Burlington Northern Railroad to develop a landscaping and pedestrian treatment for the railroad right-of-way that allows easy access along and across it and reduces its visual impact on the area.
CC-45 Encourage the use of parks, plazas and other “people places” in or along the streetscape.
CC-46 Create visual pedestrian features, e.g., fountains, squares, sculptures or other focal points that will draw people to parks or “people places” along the streetscape.
CC-47 Encourage strong pedestrian linkages with other existing and potential commercial development in the City Center.
CC-48 Maintain height limitations appropriate to the pedestrian environment.
CC-49 Emphasize the natural and manmade features of Old Town and the surrounding area which achieve a balanced, pleasant urban space.
CC-50 Encourage retention of Old Town’s historic character which reflects vernacular architectural styles predominant during the late 19th and early 20th century.
CC-51 Encourage an intensified planting program in Old Town through the use of special median plantings, flower baskets and/or other seasonal plant displays.
CC-52 Repealed by 2080.
CC-53 Repealed by 2080.
CC-54 Avoid four-lane arterials through Old Town.
CC-55 Provide on-street parking.
CC-56 Integrate public transit, bus stops and information kiosks with streetscape.
CC-57 Develop automobile by-pass routes around the downtown core.
CC-58 Develop and implement traffic calming circulation designs which protect and encourage pedestrian activities and bicycles.
Mixed-use center
The Mixed-Use Design Center is planned for an open air mixed-use complex designed under a Master Plan. It is intended to allow such uses as residential, retail, offices, and hotels that will increase the focus on development of the existing dowtown. It will have linkages with other design districts and will include significant open space.
Figure CC-5 – Mixed-Use Center Design Area
FCC-17 Encourage the development of a mixed-use retail, office and residential complex that will provide a focus for the existing downtown and contribute to the social and economic base of the City.
FCC-18 Provide transportation facilities that will maintain acceptable levels of mobility, minimize impacts on the existing system from new development, integrate the area with the City Center, and improve traffic circulation.
FCC-19 Assure that a site plan retains the site's significant natural and aesthetic features and protects the natural environment.
FCC-20 Create opportunities for recreation and leisure activities that complement other uses in the City Center and generate pedestrian activity.
CC-59 Development in this area should include a mix of uses such as residential, office, hotel, cinema, open space and recreational activities along with a mixed-use center.
CC-60 This Design Area shall have a maximum commercial building area of not more than 1,375,000 square feet of Gross Leasable Area (GLA) including a mixture of retail and office uses. This design area is shown on Map CC-1. The GLA may be increased by up to 115,000 square feet to a maximum of 1,490,000 square feet, without TDRs, upon fulfillment of the following conditions:
1. The property owner shall provide and diligently pursue granting a Perpetual Conservation Easement (P.C.E.) to the City for additional buffer areas on the property owner’s Leary Way site (RTC West) as follows:
a. Include the existing 100-foot Leary Way setback in the P.C.E.
b. Provide a 30-foot buffer on the westerly property line including existing required setbacks.
c. Provide a 17-foot buffer on the north side of the existing 100-foot Leary Way buffer (total Leary Way buffer of 117 feet).
d. Provide a 17-foot buffer, allowing for access drives and trails, along the westerly side of the 162nd Right-of-Way (R.O.W.) dedication.
e. Provide a triangle in the northeasterly corner of the property created by the 162nd R.O.W. of approximately 5,000 square feet.
f. Provide a triangle in the southwesterly corner of the property of approximately 2,700 square feet.
g. Provide a triangle in the northwesterly corner of the property of approximately 17,300 square feet.
The approximate location and configuration of the P.C.E is shown on Figure CC-5a, which was approved by the ordinance codified in this section. The P.C.E. shall be granted prior to the issuance of a certificate of occupancy for any building utilizing any portion of the additional 115,000 square feet of GLA authorized by this section.
2. The property owner shall dedicate the required R.O.W. for the 162nd alignment as part of future development of the Leary Way site (RTC West), allowing driveway access to Leary Way in this R.O.W. if construction of 162nd is delayed beyond development of the site or is not constructed. In the event that 162nd is not constructed, the balance of the 162nd R.O.W. not used for site access will be added to the P.C.E.
Figure CC-5a – Perpetual Conservation Easement
3. The maximum commercial floor area of 1,490,000 square feet, without TDRs, may be increased to a limit of 1,800,000 square feet, through the acquisition and use of TDRs, for a full-service hotel/conference center with banquet and meeting facilities to accommodate groups of at least 300 people. Beyond the addition of such hotel use, 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. Such additional uses shall not include general/corporate office, but may include professional/services uses.
Map CC-1
CC-61 This Design Area shall have a minimum of 600,000 square feet of gross leasable area dedicated to retail uses at build-out.
CC-62 Repealed by 2114.
CC-63 Encourage development of a compact center which minimizes use of land area and generates a high level of pedestrian activity between the center and existing downtown.
CC-64 Structured parking shall be incorporated into the development to minimize visual impacts,
CC-65 Provide for circulation, land use and parking linkages with the existing downtown which will attract or encourage shoppers into the downtown.
CC-66 The Justice White House, the Saturday Market and other features of community and historic significance should be preserved.
CC-67 Assure that the size and scale of the center are compatible with the scale of the rest of the City Center and that economic activities are interrelated.
CC-68 Traffic related improvements which are consistent with the Downtown Redmond Transportation Facility Plan shall be made to provide access to the project site and meet City level of service standards. Improvements are required as specific intersections in accordance with City standards. The project will contribute, on a pro-rata basis, toward short and long term street improvement projects planned by the City.
CC-69 Provide a continuous pedestrian/bicycle transportation system constructed through the design area which is linked with the regional trail system, downtown, and Marymoor Park.
CC-70 Incorporate a transportation program for the design area which addresses bicycle, pedestrian, truck, and automobile circulation, including construction traffic.
CC-71 Provide a Transportation Demand Management Program that is consistent and complies with State mandated standards.
CC-72 Provide an on-site street design that is similar to adopted pedestrian linkage system requirements and is pedestrian oriented, contains visual and functional sidewalk amenities, street trees, and has distinctive pedestrian crossings while maintaining functional on-site traffic circulation.
CC-73 Retain indigenous vegetation, particularly adjacent to Bear Creek and the Sammamish River.
CC-74 Preserve existing natural features, particularly health mature trees and stream courses.
CC-75 Assure that significant areas of natural open space (approximately 44 acres of the site) are provided to protect and maintain the sensitive natural systems along Bear Creek and the Sammamish River through use of an easement or other method that will ensure it remains in open space.
CC-76 Assure that a monitored and maintained storm water disposal system adequately controls runoff and removes pollutants prior to discharge, consistent with City of Redmond storm water management practices.
CC-77 At least 44 acres shall be preserved for use as downtown Public Open Space, to serve a number of functions; as a visual amenity, as plaza open space, for passive recreational activities and to remain as natural areas. The location of these spaces is indicated on Map CC-2, Mixed-Use Design District Public Open Space Plan.
Map CC-2
CC-78 Encourage development of plazas, pedestrian malls and other amenity open spaces that promote outdoor activity and encourage pedestrian and bicycle circulation between the mixed-use center and the balance of the City Center.
CC-79 Encourage residential development on the Mixed-Use Center site by providing for housing square footage in addition to the maximum commercial building area allowed.
D. Convenience Commercial – Valley View, Trestle and Bear Creek Design Areas
FCC-21 Encourage development and retention of grocery stores, pharmacies, dry cleaners and other convenience retail businesses in downtown Redmond in locations convenient to nearby residential and employment areas.
Figure CC-6 – Convenience Commercial Design Areas
FCC-22 Provide for convenient vehicular access to and within shopping areas while avoiding congestion on arterial streets.
FCC-23 Provide for low-scale commercial areas which are attractively designed and reflect the importance of their position as entrances to the City Center.
CC-80 Provide for development of convenience commercial centers located at entrances to downtown, to provide ready bicycle, pedestrian and vehicular access from both residential and employment areas and to reduce the need to travel through the downtown.
CC-81 Provide for sufficient parking for retail businesses to meet normal parking demand while avoiding excessive paving and underused land.
CC-82 Provide for location of complementary and compatible service and residential uses in mixed-use buildings within convenience commercial centers.
CC-83 Encourage business driveway access on local streets rather than the arterials wherever feasible.
CC-84 Encourage joint use of driveways and parking to minimize vehicle turning conflicts and reduce overall parking needs.
CC-85 Separate and/or buffer walkways from vehicular circulation areas.
CC-86 Avoid the creation of lots which increase the number of driveways on Redmond Way, Cleveland Street, Avondale Road and the Redmond-Woodinville Road.
CC-87 Avoid the orientation of service areas, the backs of buildings and unscreened parking areas toward parks, walkways, arterials and freeway areas.
CC-88 Recognize the importance and potential for creating a strong visual image for the neighborhood by improving the appearance of Redmond Way and the Redmond-Woodinville Road at the entrances to the City Center.
CC-89 Work with Burlington Northern to enhance the appearance of the railroad trestle over Redmond Way to serve as an entrance feature.
CF-90 Provide for ongoing retail business while also anticipating a transition to more-intensive uses.
CC-91 Provide for the transition of that portion of the Trestle district which is east of 160th to uses and design standards similar to the Town Square office district.
CC-92 Retain the low scale of buildings adjacent to the Sammamish River, while encouraging conversion to river-oriented uses.
E. Office Districts
he City Center neighborhood contains four distinct office districts, all intended to provide for significant employment growth in professional, business, health and personal services. The distinction between the districts provide for variations in design and development standards and minor variations in land use, where appropriate.
Figure CC-7 – Office Design Areas
Town Square, Sammamish Trail, Leary and River Bend Design Areas
FCC-24 Provide for concentrated economic activity and employment in downtown Redmond in an attractive, mid-rise urban park environment with excellent transportation options.
CC-93 Encourage retention, location and expansion of professional, financial and commercial office land uses for personal and business services.
CC-94 Provide opportunities for complementary retail uses at ground level and residential development on the upper floors in mixed-use structures.
CC-95 Regulate building height, design and open space to provide transitions between design areas and to minimize impacts on adjacent residential or lower-scale districts.
CC-96 Provide a system of public and private open spaces, parks, bicycle routes and trails to provide outdoor areas within a densely populated employment center.
Sammamish Trail Design Area
FCC-25 Encourage development of a lower scale, primarily office area within walking distance from transit and amenities such as the Sammamish River, parks and the retail Design Areas.
CC-97 Encourage innovative developments that focus on and enhance the environment of the Sammamish River by providing open spaces, pedestrian walkways, bicycle and equestrian trails and by designing buildings to front on both City streets and the Sammamish River Park.
CC-98 Establish a design/use overlay area along the Sammamish River that guides and encourages development of pedestrian and bicycle oriented uses along the river.
Figure CC-8 – Sammamish Trail Design Area
Leary Design Area
FCC-26 Create a mixed-use office, residential and retail area with a village character and pedestrian links to the City Center core and which retains significant natural features.
FCC-27 Encourage continuation of retail stores and services while providing for a transition to mid-rise office uses in the long-term future.
CC-99 Encourage development in a master plan which utilizes and preserves a significant stand of large trees in the design area.
CC-100 Enhance pedestrian access from this design area to Old Town, the Mixed-use center Design Areas and the Sammamish River.
CC-101 Allow a broad range of uses to provide optimum flexibility and potential for new development and expansion of existing conforming and compatible businesses.
CC-102 Encourage development which provides low-cost space for start-up businesses, expansion of existing auto service businesses and attractively sited and developed auto retail businesses.
Figure CC-9 – Leary Design Area
River Bend Design Area
FCC-28 Recognize the emerging role of this district as an entrance to the City Center by enhancing its appearance.
CC-103 Ensure that landscape and design standards include adequate provisions to guide development of attractive buildings and yard areas.
Figure CC-10 – River Bend Design Area
Figure CC-11 – North Point, Carter and East Hill Residential Design Areas
CC-104 Ensure that land use and development standards address land use compatibility issues between adjoining and adjacent uses.
CC-105 Allow auto sales businesses and other businesses with large outdoor display and storage elements through exemplary siting, building design and landscaping.
F. Residential Districts
North Point, Carter and East Hill Residential Design Areas
FCC-29 Promote the development of high quality residential districts which provide desirable long-term living environments for a variety of age and economic groups.
FCC-30 Create residential districts with buildings whose design, density, height and bulk are appropriate in relationship to the site and specific surroundings.
CC-106 Encourage a variety of well-designed housing styles and densities.
CC-107 Provide incentives to develop affordable housing and senior housing.
Figure CC-12 – East Hill Mixed-Use/Residential Design
Areas
CC-108 Provide for commercial developments within or adjacent to residential buildings when design and operations are managed to prevent conflicts between uses.
CC-109 Apply development standards and guidelines to promote aesthetically pleasing, private, safe, comfortable housing through design and open space.
CC-110 Ensure appropriate landscape design and installation in multi-family and commercial yards to enhance and maintain comfortable and appealing residential neighborhood environments.
CC-111 Ensure that designs are aesthetically pleasing through the Site Plan Review process.
CC-112 Provide for active recreation in individual projects and city parks.
East Hill Mixed-Use/Residential Design Area
FCC-31 Repealed by 2051.
CC-113 Ensure that building and site designs for non-residential uses are compatible with and complementary to a residential character.
CC-114 Provide development standards and guidelines for non-residential uses that are compatible with and complementary to residential development standards.
CC-115 Repealed by 2051.
CC-116 Provide for a mix of office and residential uses in the East Hill Design Area, with uses and buildings designed to maintain and complement the design area’s residential character.
G. City Center Transportation
he arterial street system planned for downtown is shown on the Redmond City Center Arterial Street Plan, Map CC-3. The arterial design, including the number of lanes, sidewalk and bicycle improvements, is identified on the Transportation Chapter table entitled “Functional Arterial Classification Summary.” The Functional Classification and Street Plan in the Transportation Chapter illustrates how the City Center Arterial Street Plan fits into Redmond’s overall plans.
CC-117 Benefited properties shall construct or contribute to the transportation improvements identified on the Redmond City Center Arterial Street Plan when the properties served by the facilities develop.
CC-118 Redmond Way, Cleveland Street and connecting streets in downtown Redmond should emphasize pedestrian circulation and the through movement of transit.
Bicycles are another important element of the City Center transportation strategy. Redmond is the “bicycle capital of the Northwest.” Many City residents and visitors enjoy bicycling on the City’s bike ways. The Redmond City Center Bicycle Plan, Map CC-4, shows how this system will be improved over the next 20 years. The Bicycle Plan in the Transportati
