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Land Use
Organization of this Chapter
The Land Use Chapter is divided into the following sections:
The Introduction describes the intent of the Land Use Chapter and its relationship to Redmond’s vision of the future and other chapters.
The Planning Context summarizes the interrelationships of the chapter with the other local governments in the region and how the policies in this chapter respond to the requirements of the Growth Management Act and the Countywide Planning Policies.
The Land Use Policies are divided into the following areas:
A. Land Use Framework Policies set out the overall goals that the Land Use Chapter hopes to achieve through the other policies in the chapter.
B. The Preferred Growth and Development Pattern summarizes the way Redmond would prefer to see future development take place within the City.
C. Agricultural and Rural Areas Policies provide for appropriate uses of agricultural areas and methods that will be used to protect agricultural and rural areas from incompatible uses.
D. Residential Policies include density targets, identify where housing types should be sited, manage the clustering of housing units, describe the uses that should be allowed in residential areas and provide criteria for locating various residential zoning districts.
E. Urban Center Policies guide the development of an Urban Center in Downtown Redmond. These policies give the Urban Center priority for funding public and transit improvements.
F. Advanced Technology Center Policies guide the development of an Advanced Technology Manufacturing Center at Overlake. These policies give the Advanced Technology Center priority for funding public and transit improvements. The policies also guide the preparation of a neighborhood plan for Overlake.
G. Commercial Area Policies guide the future development of commercial areas.
H. Business Park Policies provide for the development and efficient use of business parks. The policies also discourage expansion of these areas.
I. Manufacturing Area Policies reserve suitable areas for manufacturing uses and provide for their efficient operation while minimizing the impacts of manufacturing uses on other uses.
J. Extractive Industries Policies provide for the operation and reclamation of gravel mines and similar areas while minimizing adverse impacts.
K. Character and Design Policies direct the design of buildings, guide the design of new developments and protect historic and archeological resources.
L. Essential Public Facilities Policies describe the process that Redmond will use to site facilities that are needed to provide important public services.
M. General Land Use Policies include policies that apply to all areas of the community. They include policies on density, regulatory flexibility and the adequacy of public facilities.
N. The Comprehensive Land Use Map shows the areas to which the various land use designations are applied. These designations are based on the criteria in the comprehensive land use plan designations described in O below.
O. The Comprehensive Land Use Plan Map Designation-Zone Consistency Table lists the zones that are consistent with the various Comprehensive Plan designations. These are the zones that can be applied to areas within a particular plan designation.
P. Comprehensive Land Use Plan Designations describe the land use designations on the land use plan map. Each designation has a purpose, a summary of allowed uses and designation criteria. The designation criteria describe the areas that are suitable for that land use map designation.
Q. Carrying Out the Land Use Plan Policies guide the administration of the Land Use Chapter and land use development regulations. It includes policies on efficient administration and keeping land use regulations up to date.
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Introduction
he Land Use Chapter is intended to guide land use designations and zoning and to provide opportunities for future development in suitable locations. The Land Use Chapter also includes policies to protect important natural resources and to locate development on sites that lessen hazards to the those who use those developments and the community as a whole.
The Land Use Chapter helps to achieve Redmond’s vision by providing for planned growth, encouraging affordable housing, protecting existing neighborhoods and uses, safeguarding the environment, helping to maintain Redmond’s sense of community and providing for citizen participation during plan development and implementing processes.
These actions will help preserve and enhance Redmond’s quality of life. One of the features of Redmond’s high quality of life which many people value is maintaining the rural character of parts of the City. Protecting the Sammamish Valley, the Evans and Bear Creek Valleys and the forested appearance of steep slopes will help maintain this rural character. Encouraging the provision of attractive and affordable housing will help maintain Redmond’s quality of life for the children of community residents and others in our community. Allowing for more retail development will provide for a broader choice of goods and services in the community. Encouraging entertainment and cultural uses will enrich the community and provide activities for all age groups within the City. Opportunities for office, research and development, high technology and manufacturing uses will help to provide high-wage jobs for Redmond and the region.
The Land Use Chapter is closely coordinated with other chapters. For example, this chapter identifies where various types of housing should locate; the Housing Chapter provides for policies on their design and encourages the development of affordable housing. The Land Use Chapter directs development away from many important sensitive areas; the Conservation and Natural Environment Chapter contains policies designed to protect these important areas.
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Planning Context
o help prepare the Comprehensive Plan, Redmond engaged in a series of citizen participation efforts. Redmond citizens said they want to protect neighborhood quality, provide for housing needs, protect the undeveloped areas of the Sammamish Valley and provide adequate areas for commercial and manufacturing uses.
The Growth Management Act requires that comprehensive plans include a Land Use Chapter. The chapter is to provide distribution of a wide range of land uses and protect surface and ground waters.
The Countywide Planning Policies also include requirements for the Land Use Chapter. The chapter is to provide for urban uses, encourage a land use pattern that fits the regional growth strategy and protects resource lands.
There is significant overlap between the preferences of Redmond citizens and the requirements of the Growth Management Act and the Countywide Planning Policies. The Land Use Chapter responds to this convergence and seeks to meet these preferences and requirements.
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Land Use Policies
A. Land Use Framework Policies
he Vision Chapter sets an overall concept for Redmond’s future development. The framework policies in this section translate the overall vision into one for land use in Redmond. The framework policies are preceded by “FLU.” The framework policies are implemented by the land use policies in the following sections. These policies are preceded by the notation “LU.”
The pattern of uses that make up a community can address a variety of needs and achieve a variety of goals. The following framework policies set out the key goals this chapter seeks to achieve. The preferred land use pattern in the following section shows how these goals translate into actual uses in the community.
FLU-1 The land use pattern should accommodate carefully planned levels of development, protect existing uses, safeguard the environment, reduce sprawl, promote efficient use of land, encourage alternative modes of transportation and help to maintain Redmond’s sense of community.
FLU-2 The quality of the environment should be protected by taking into account the land’s suitability for development and directing intense development away from natural hazards and important natural resources.
FLU-3 Agricultural areas should be conserved for long-term family farming by designating the north Sammamish Valley for agricultural uses.
FLU-4 Affordable, attractive, stable and high quality residential neighborhoods should be encouraged while providing for an appropriate variety of housing opportunities. Shopping opportunities for daily needs should be provided close to residences.
FLU-5 Vital commercial and manufacturing areas and a strong and diverse economy should be promoted by encouraging office and retail development Downtown and in Overlake, providing opportunities for research and development and high technology development in Overlake, Willows and Southeast Redmond and reserving land for manufacturing uses in suitable areas. Policies also should contain clear standards and predictable decision making to promote commercial and manufacturing activities.
B. The Preferred Growth and Development Pattern
he preferred growth and development pattern, like the other parts of the Land Use Chapter, is based on the Land Use Framework Policies. The preferred growth and development pattern describes the location of land uses that Redmond intends to achieve through adoption and implementation of the Comprehensive Plan. The purpose of this section is to give an overview of the future development of Redmond.
The preferred growth and development pattern is based on the following considerations:
▀ Community preferences expressed through Community Forums, workshops, the Citizen Advisory Committee, the Planning Commission and other means.
▀ Land capability, including the lands suitability for development, natural hazards, natural resources and existing and planned public facilities.
▀ Redmond’s vision expressed in the Vision Chapter and the framework policies of this chapter.
▀ Growth Management Act (GMA) goals and requirements, the GMA implementing regulations, and the Countywide Planning Policies.
▀ Community needs.
The preferred land use and development pattern is summarized on Map LU-1, the Generalized Land Use Plan Map. Redmond’s two centers, the Downtown Urban Center and the Overlake Advanced Technology Center, are a significant focus for future development within the City. This is consistent with Redmond’s preceding Comprehensive Plan which also designated these areas as development centers. The Redmond Comprehensive Plan encourages retail commercial, corporate offices, research and development and moderate- to high-density residential growth Downtown and in the Overlake area. Downtown is intended to develop into a focus for the Redmond community. It will become the cultural, artistic, recreational and governmental center for the community. It also will contain a large concentration of professional and office uses.
Map LU-1
In addition to the commercial uses found in Downtown and Overlake, a concentration of retail and wholesale commercial uses also can be found in southeast Redmond. Small neighborhood commercial areas that include businesses to serve everyday shopping needs are provided for within or near neighborhoods. (Note: Neighborhood Commercial Areas are not included on Map LU-1, the Generalized Land Use Map.)
Manufacturing, research and development, light industrial, wholesaling and similar uses also are encouraged in three areas in addition to Overlake. These areas are: both sides of Willows Road south of the Puget Power right-of-way, west of Willows Road and east of the steep slopes in the northwestern part of the City, and in southeast Redmond.
The general locations of residential neighborhoods are illustrated on Map LU-1, the Generalized Land Use Map. Multiple-family housing growth is directed to Downtown and to areas that can be efficiently served with public facilities and where nearby uses are compatible. New single-family residential development is encouraged on vacant properties within Redmond’s existing single-family neighborhoods at densities compatible with those areas. These neighborhoods include Education Hill, Grass Lawn, Overlake, View Point and Willows. Additional single-family growth is also encouraged in vacant areas within the City and in unincorporated areas within the Urban Growth Area, such as the area between 116th and 124th and 128th Streets. The City has adopted guidelines for minimum residential densities to ensure that properties are developed to their potential.
The areas along Lake Sammamish are designated for the lowest, allowable residential density in the low-moderate residential designation on the west shore and low density residential uses on the east shore to prevent excessive development intensity on steep slopes, highly erodible slopes and wetlands and to protect the water quality of the lake. Existing multifamily areas will be retained, but not allowed to increase their geographic extent.
Growth is directed away from the north Sammamish Valley, extensive wetlands, forested hillsides and steep, unstable slopes. Growth also is directed away from rural areas in the Bear Creek Valley, the Evans Creek Valley and rural areas north and east of Redmond.
LU-1 The Comprehensive Plan and Development Regulations should implement the preferred land use pattern.
C. Agricultural and Rural Areas Policies
Allowed Uses
he Sammamish Valley historically has been farmed. The valley contains highly productive agricultural soils. The area also is subject to development limitations due to flooding, wetlands, seismic hazards, and ground water recharge. The valley north of NE 116th Street is primarily devoted to agricultural uses and is designated Agriculture in Redmond and in King County. South of NE 116th Street, the area is used primarily for recreational uses and is designated for open space, recreation and compatible uses that maintain open space to allow for aquifer recharge and reduce the potential damage from natural hazards.
LU-2 Redmond, Woodinville, King County, special districts and other affected government agencies should continue to work cooperatively to maintain and enhance the agricultural use of the Sammamish Valley.
LU-2a The land designated Agriculture shall be the lands in Redmond that are designated as agricultural land not already characterized by urban growth and of long-term commercial significance for commercial agriculture as required by RCW 36.70A.170. Redmond does not have any other natural resource lands of long-term commercial significance.
Agriculture and equestrian uses require support services, support facilities, specialized goods and markets for them to remain viable. These services, goods and markets need to be convenient to agricultural areas, although not necessarily in them. The following policies provide for support services and markets.
LU-3 Businesses that provide goods and services that support agricultural and equestrian uses should be allowed in suitable land use designations.
LU-4 Farmers markets and similar uses that provide markets for local agricultural products should be allowed in suitable land use designations. The development and continued operation of farmers markets should be encouraged.
Transfer of Development Rights Program
A transfer of development rights program or purchase of development rights programs can help protect agricultural areas and lands with large amounts of sensitive areas and wildlife habitats, such as in the Northern Sammamish Valley. A transfer of development rights program allows a property owner to use or sell the development rights to increase the development intensity on properties included within designated receiving areas.
In the 1980s, King County passed a bond issue to purchase the development rights of property within the county. The Sammamish Valley was included in this program and King County purchased the development rights of many parcels north of Redmond. The Countywide Planning Policies provide that cities may request that King County reactivate the purchase of development rights program.
LU-5 Redmond shall maintain and improve its transferable development rights program (TDR) for properties designated Agriculture and Urban Recreation and Open Space, work with King County on its purchase of development rights program, and consider the purchase of transferable rights as funds become available. The transfer of development rights program should allow transfers to designated receiving areas. Receiving areas shall not be located within existing, developed single-family neighborhoods. No more than 35 percent of the square footage from the TDR program shall go to any one receiving area, including East Marymoor Business Park, Southeast Redmond, Willows, City Center, and Overlake. A density bonus shall also be provided to encourage the transfer of residential densities to uplands within the same ownership outside the Urban Recreation designation.
Current Use Taxation Policies
Washington state provides for current use zoning for agricultural land and open space land. This means that rather than taxing the property at its highest and best use, the property is taxed at its current use. For land currently being commercially farmed, the current use taxation program is easy to enter and is automatically given when an application meeting the program requirements is filed. For open space properties, local government approval is required. Current use taxation is an incentive to maintain agricultural and open space lands.
LU-6 Redmond should inform persons who own land designated Agriculture, dedicated for open space or with significant sensitive areas of King County’s current use taxation programs.
LU-7 The King County Assessor’s Office should include in the appropriate current use taxation program land designated Agriculture, dedicated for open space or with significant sensitive areas.
Policy on the Extension of Urban Services into Agricultural Designations and Rural Areas
Another way of protecting agricultural and rural lands is to remove incentives to their conversion to other uses. Public facilities can encourage conversion of agricultural lands. The City can discourage inappropriate conversion of agricultural and rural land by not extending urban services into rural areas.
LU-8 Urban levels of services should not be extended into designated agricultural lands and rural lands in unincorporated King County except to serve uses compatible with agricultural or rural uses or to serve other urban areas and where the extension will not encourage excessive agricultural or rural conversion. Where urban services are extended into rural areas, rural uses shall be prohibited from connecting to those facilities or services except to resolve health emergencies.
Policies to Improve Compatibility with Neighboring Uses
Farm uses also can be discouraged because of incompatible uses. Farm uses sometimes can adversely affect certain neighboring uses. This can result in disputes with neighbors and lawsuits claiming that the impacts from the farming operation have created a nuisance, hindering the farmer’s ability to continue farming. Nearby uses also can indirectly affect farming by causing farmers to forgo normal farming techniques. Neighboring uses also can hinder farming by trampling crops, damaging fences and other adverse impacts. These effects should be lessened by minimizing conflicts between uses. The term designated agricultural lands means land in Redmond designated as Agriculture by the Comprehensive Plan and land in King County given an agricultural comprehensive plan designation or included within an Agricultural Production District.
LU-9 Uses adjacent to designated agricultural lands shall not interfere with farm uses that follow best management practices. Interference should be prevented by limiting uses or density, by using slope or other means to separate uses and through buffers, setbacks, fencing or other effective measures.
Another method of lessening conflicts between uses is to give notice to nearby properties that agricultural operations will take place nearby. The Growth Management Act requires that local governments include a notice on subdivisions, development permits and building permits within 500 feet of an agricultural area that incompatible uses may occur nearby. Redmond will implement such a notice system. A third way of reducing conflicts between uses is a right to farm law. This type of law gives farmers some protection against nuisance lawsuits when conducting traditional agricultural activities. While these laws are common in counties, they are uncommon in cities. Redmond should study whether such a law could work successfully within the City.
LU-10 Notice shall be given on all plats, short plats, binding site plans, development permits and building permits issued on properties within 500 feet of designated agricultural lands that a variety of agricultural activities may occur on those lands that are not compatible with some development.
Policies on Land Use Designations when Annexing Rural and Resource Lands and Urban Separators
Rural and resource lands adjacent to urban areas historically have experienced pressure to develop at higher densities. Proximity to the City or annexation can raise property owner expectations that more intense development may be allowed and may discourage investments in resource or rural land uses. In light of these pressures for change and the City’s strong interest in long-term rural preservation, the City needs to seek and use stronger tools to assure preservation of rural areas and agricultural areas within and adjacent to the City. The City should be a leader in encouraging the co-existence of urban and long-term rural lands.
LU-11 Redmond should pursue methods to emphasize the City’s and County’s commitment to preserving rural and agricultural areas including:
1. Entering into contractual agreements, such as interlocal agreements with King County and special purpose districts to jointly commit to preserving rural areas.
2. Work jointly with other jurisdictions to develop and use effective tools to preserve rural and agricultural areas both within and outside City boundaries. These tools should include dedication of development rights, conservation easements and transfer of density credits programs.
3. Excluding rural and resource lands from the Urban Growth Area.
4. When annexing any lands in the Potential Annexation Area that are designated for rural densities or development types, the City should zone these properties for rural uses and intensities before or at the same time as the annexation.
An identifiable City boundary can help create a sense of community. To the south and west, Redmond adjoins existing cities. Other boundaries are adjacent to rural areas. Where possible and sensible, the Urban Growth Area and land use plan should provide urban
separators to help the community develop an identity and sense of place. Urban separators are rural areas, resource lands or low-density urban areas that separate cities. Urban separators shall only be considered as part of a citywide or neighborhood planning process.
LU-12 In designating Urban Growth Areas and Comprehensive Plan land use designations, consideration should be given to designating urban separators to allow the development of distinct communities.
Appropriate Rural Uses
Uses allowed in rural areas should fit the community, maintain rural character, fit the suitability of the land and be consistent with the level of public services that will be provided in rural areas. Allowing appropriate uses in rural areas can help provide for the continuing viability of rural lifestyles. The Rural/Semi-Rural Designation outlines the uses generally allowed in rural areas. The following policies provide additional guidance for certain uses in rural areas.
LU-13 In rural areas, businesses may be allowed to operate out of a residence when incidental to the residential use and compatible with the surrounding rural residential character of the area. In particular, bed-and-breakfast inns which have limited guest rooms (4-6), which limit periods of stay and are designed to be consistent with the surrounding rural residential character, are compatible with other rural uses and should be allowed.
LU-14 To provide for continued rural land use activities, subdivisions in rural areas should be designed to accommodate farming and equestrian uses. Subdivisions in equestrian-oriented neighborhoods, especially near a public equestrian facility, should also be designed to accommodate the keeping of horses.
D. Residential Policies
his section includes policies that are directed to residences as land uses. The Housing Chapter includes a comprehensive set of housing policies that address a range of housing concerns, including affordability, design and neighborhood quality.
Density Policies
Housing density regulations are a method of managing the intensity of residential uses. Housing density should be appropriate to the neighborhood and site. The community should designate a variety of densities to provide for housing types and housing values to meet the housing needs of the community. Appropriate densities are important in meeting the need for affordable and attractive home ownership opportunities for current and future residents. Land cost is a critical factor in producing affordable homes. Adequate densities can reduce land costs. They also can reduce street and utility costs because of the shorter distances these facilities must run between homes. Housing density also should consider the need to accommodate growth within urban areas so that agricultural lands, rural areas and open spaces can be maintained for the future. Appropriate densities also can help make transit service cost effective. The following policies set out the factors that should be considered in setting appropriate residential densities.
LU-15 Densities should be set to provide for an affordable housing stock that includes a range of housing types that meets the housing needs of all segments of the Redmond community.
LU-16 Comprehensive Plan and zoning densities for a neighborhood should consider the suitability of the land (including natural features and natural hazards), existing development patterns, the capacity of existing and planned public facilities and projected housing demand.
LU-17 The combined density of all primarily residential Comprehensive Plan designations and zoning districts in Redmond shall average to at least six and one-half units per gross acre.
Duplexes, townhouses and other multi-family structures should include more land than a single-family home to accommodate the greater number of units. However, townhouses and multifamily structures require less land than single-family homes because common wall construction techniques eliminate the need for separations between the housing units. The incremental amount of land needed for each addition unit is also less than for separate units in individual buildings because driveways, utility lines and other areas are shared. All of these efficiencies can help reduce housing costs and conserve land. For these reasons, the requirements for townhouses and multi-family housing types should reflect these efficiencies.
LU-18 In all residential zones that allow them, multi-family structures should require more land than a single-family home to accommodate the greater number of units. However, the area requirements for townhouses and multifamily housing types should reflect the smaller amount of land needed to accommodate each additional housing unit.
Policies on Siting Multiple-Family Housing
Appropriately sited multiple-family dwellings can help meet a variety of community goals. Multiple-family housing helps provide affordable housing and housing for those who prefer low-maintenance housing types. When multiple-family housing is located near job centers, it can help encourage people to walk or bike to work. When sited near retail uses, people can walk to shopping areas. Multiple-family housing can also be more cost-effectively served by City services, such as water lines, sewer lines and streets. The following policies address multiple family locations and densities.
LU-19 Multiple-family housing should be focused on Downtown and in Overlake in support of the City’s Urban Center and Advanced Technology Center designations.
LU-20 Appropriately scaled multiple-family housing also may be sited along arterials. Multiple-family housing may be sited near concentrations of jobs where appropriate levels of public facilities are available and the land is capable of supporting such uses.
LU-21 Multiple-family housing densities should be consistent with the Comprehensive Plan designation that the Plan gives the property, taking into account the suitability of the land, natural hazards, natural features and the capacity of existing and planned public facilities.
Clustering Policies
One technique that can be used to protect sensitive areas or natural resource lands is clustering. Whereas an existing single-family residential subdivision must develop most of a site, clustering places the housing on part of the site while leaving other parts of the site undeveloped or in open space. Clustering also allows lot sizes and setbacks to be modified while maintaining the overall density. Where allowed by policies in the Neighborhood Chapter, clustering also can permit common wall development with appropriate conditions. Clustering can protect sensitive areas and natural resources by leaving these areas undeveloped. Clustering also can increase housing affordability by reducing development costs through reductions in street, water and sewer lengths and building costs. Additional policies on clustering can be found in the Housing and Neighborhoods Chapters.
LU-22 Clustering shall be allowed in all residential plan designations and zoning districts in addition to any other allowed multifamily housing types. Where permitted by the neighborhood policies, clustering should allow common wall construction.
LU-23 Where clustering is used, the clustered buildings and impervious surfaces should not be located within the following areas:
1. Class 1, 2, or 3 wetlands.
2. Class 1, 2, or 3 streams.
3. Lands classified as having a high recharge potential by the Redmond-Bear Creek Ground Water Management Plan and not previously planned for high-intensity urban uses.
4. Zero-rise or one-foot rise floodways.
5. High hazard and very high hazard landslide hazard areas.
6. Critical erosion hazard areas.
7. Within a required sensitive area setback or buffer.
8. Locations likely to block or interrupt scenic vistas seen from public streets where the other lands on the site can still accommodate the density allowed on that property.
Floodplains should be avoided and any intrusion into floodplains minimized and mitigated.
The Bear Creek valley in Redmond has major development constraints including floodplains, floodways, seismic hazards, aquifer recharge areas, streams, and others. Because of its isolation from other agricultural areas and proximity to urban development without topography or other buffers to separate this area from urban uses, these properties are not suited to long-term agricultural production. Density bonuses and development siting criteria can provide the property owners with an equitable return on their property, protect much of this sensitive area, and meet community needs for affordable ownership housing. Policy LU-23 contains criteria to guide clustering citywide, including this area. The following policy will also guide the development and preservation of the lower Bear Creek valley within Redmond.
LU-24 Clustering density bonuses shall be established for the Semi-Rural land north of Bear and Evans Creeks and east of Avondale Road to provide for opportunities for the permanent preservation of large continuous tracts of open space in the aquifer recharge areas and the flood plains adjacent to Evans and Bear Creek. These density bonuses combined with those provided for in policy LU-114, the Semi-Rural Designation, shall allow no more than 29% of the site to be developed at a maximum average density of 6 units per acre. These density bonuses may be allowed if all of the following conditions are met:
▀ The density bonus provisions may be used only if all of the Semi-Rural land in the same or related ownership is included in a master plan.
▀ The entire development (including roads and associated infrastructure) shall be contained within the area nearest existing development. Generally this is the northwest portion of the property. Wetlands, habitat, flood and stormwater mitigation, including relocation, replacement, enhancement and compensating storage, may be allowed on the portion of the site not devoted to residential clustering.
▀ The total allowable area for development, excluding flood storage, shall be determined by demonstrating that the entire area is located outside the floodway and that it minimizes and mitigates any intrusions into the high significance aquifer recharge areas and the floodplain.
▀ These density bonuses shall be granted through two provisions: One bonus shall be granted for the permanent dedication of the remaining undeveloped portion of the site for open space and limited recreational uses. The second bonus shall be granted for the dedication of land for the Bear Creek trail.
▀ All housing units shall be small-lot, detached, single-family units.
▀ View corridors shall be maintained from Avondale Rd. and Union Hill Rd. through the property.
▀ For the 120 acres of property north of Bear Creek and Evans Creek and running from Avondale east, the entire development (including roads and associated infrastructure, but excluding wetlands, habitat, flood and stormwater mitigation) shall not exceed 35 acres and shall be contained within the northwest portion of the property.
▀ Impacts to area wildlife, specifically Great Blue Herons, shall be avoided.
Policies on Other Uses in Residential Neighborhoods
Residential neighborhoods traditionally include uses that support residential uses, such as parks and schools. Redmond should continue to provide for these uses in a manner that respects the character and scale of the neighborhood.
LU-25 Residential neighborhoods should provide for appropriately scaled schools, churches, home occupations, parks, open spaces, day care facilities and other appropriate uses. The Community Development Guide regulations should contain clear and appropriate standards for siting and designing these uses.
Policies on Implementing the Low-Moderate Density Residential Designation
The zones implementing the Low-Moderate Density Residential designation are intended to provide opportunities for housing at different densities which are compatible with existing neighborhoods while meeting housing needs.
The following policies are intended to guide the application of these zones. These policies will be used in applying zones through the city-wide rezone adopted in 1996 to implement the adopted comprehensive plan and applications to rezone property in the future.
LU-26 In developed single-family residential neighborhoods, residential zones shall be applied in a manner that is consistent with the neighborhood’s building densities and development pattern. Areas designated Low-Moderate Density Residential shall not be given a zone with a density lower than four units per acre.
LU-27 For newly developing neighborhoods, a four-unit-per-acre residential zone should be applied to areas which comply with the Low-Moderate Density Residential designation criteria, but due to land capability, public facility limitations, neighborhood policies, or other factors, are not designated for or suitable for development at a greater density.
LU-28 For newly developing neighborhoods, a five-unit-per-acre residential zone should be applied to single-family residential neighborhoods that comply with the Low-Moderate Density Residential designation criteria and have public facilities and land capability that is suitable for development at an overall density of five units per gross acre where this density is consistent with neighborhood policies.
LU-29 For newly developing neighborhoods, a six-unit-per-acre residential zone should be applied to areas that meet the Low-Moderate Density Residential designation criteria, have land with the capability of being developed at six units per gross acre without significant adverse environmental impacts, can be adequately served with public facilities and services, and where such a density is consistent with neighborhood policies.
LU-30 All properties designated Low-Moderate Density Residential shall be zoned at densities of four to six units per acre. In no case shall policies LU-26 through LU-29 be applied so as to result in a zoned density less than four units per acre in areas designated as Low-Moderate Density Residential. Neighborhood policies shall not result in a zoned density of less than four units per acre in areas designated as Low-Moderate Density Residential.
LU-31 In existing neighborhoods developed at Low-Moderate densities, the density of the zoning district shall not exceed the density of the existing platting and development pattern by more than 50%. For vacant sites larger than two acres, a rezone to a residential zoning district permitting a greater density may be allowed provided it meets the criteria in LU-28 or LU-29.
LU-31a The Low-Moderate Density Residential Designation may be implemented through the Residential Innovative (RIN) zoning district. The Residential Innovative zone shall allow base residential densities of four to six units per gross acre and is intended to:
▀ Promote a type of single-family housing (smaller dwelling units) that responds to changing household sizes and ages.
▀ Blend infill development with existing residential development to help maintain neighborhood character, particularly in neighborhoods with a predominance of small- to moderately-sized dwelling units.
▀ Provide opportunities for households of various sizes, ages, and incomes to live in a neighborhood by promoting diversity in the size, type and price of new single-family development.
▀ Help to provide appealing and active streetscapes that promote a more walkable and enjoyable neighborhood experience for residents by promoting diversity in the size and type of new single-family development.
E. City Center (Downtown) Urban Center Policies
edmond’s Downtown has become a major activity and employment center. Downtown contains shopping, businesses, cultural facilities and entertainment uses. Redmond’s comprehensive planning continues to direct the majority of Redmond’s growth in this area.
In recognition of this anticipated growth, the Downtown is designated an Urban Center by the Countywide Planning Policies. Urban Centers throughout the County are to receive a significant amount of regional growth to maximize public infrastructure investments in transit and utilities and to minimize the effects of urban sprawl. According to the Countywide Planning Policies, areas are designated as Urban Centers to achieve several objectives:
1. Strengthen existing communities,
2. Promote housing opportunities close to employment,
3. Support development of an extensive transportation system that reduces dependency on automobiles,
4. Consume less land with urban development,
5. Maximize the benefit of public investment in infrastructure and services,
6. Reduce costs and time required for permitting and
7. Evaluate and mitigate environmental impacts.
The Countywide Planning Policies characterize the Centers by:
1. Clearly defined geographic boundaries,
2. Intensity/density of land uses sufficient to support effective rapid transit,
3. Pedestrian emphasis within the Center,
4. Emphasis on superior urban design which reflects the local community,
5. Limitations on single-occupancy vehicle usage during peak hours for commute purposes,
6. A broad array of land uses and choices within those uses for employees and residents,
7. Sufficient public open spaces and recreational opportunities and
8. Uses which provide both daytime and nighttime activities in the Center.
Redmond’s Downtown Urban Center includes most of the City Center neighborhood. Map LU-2shows the boundaries of the Downtown Urban Center. The policies of the City Center Chapter implement the Urban Center concept. Redmond’s City Center Chapter and the City Center development regulations and design standards meet the housing, employment, transit and urban design criteria for Urban Centers.
Map LU-2
LU-32 Redmond’s Downtown shall be designated as an Urban Center under the Countywide Planning Policies and should be recognized as such in all relevant local, regional policy, planning and programming forums.
The Countywide Planning Policies recommend that local governments should consider eliminating project-specific requirements for parking and open space by providing those facilities within the Urban Center as a whole. Redmond’s City Center Chapter provides that Redmond will explore the development of public parking and pathways. If these are developed, then site specific requirements may be reduced. In addition, the City Center development regulations allow property owners the option of making payments to a fund to provide public parking rather than providing parking on-site in part of Downtown. The City Center development regulations also give a floor area bonus for contributions to the parking fund.
The following policies apply to the Downtown Urban Center. These policies are intended to accommodate employment growth within the Urban Center and implement the Countywide Planning Policies related to Urban Centers. The Countywide Planning Policies provide that local governments should establish public facility and service funding strategies for Urban Centers. The following policies implement this provision.
LU-33 Redmond and other local, regional, state and federal funding agencies should give priority to funding needed for public facilities and services within the Downtown Urban Center. Funding for projects outside the Center that will increase mobility to and from the Center should also be given priority.
LU-34 Priority for transit service and improvements should be given to Downtown.
Development standards also can affect the attractiveness of an area for development. For example, level of service standards that are well matched to the variety of transportation modes available in an area can help encourage development within an urban center. Well-designed development standards also can minimize impacts on adjacent uses, improve the function of the area and make the area physically attractive. All of these results encourage development.
LU-35 Development standards, including level of service standards, shall be set so that development will be encouraged within Downtown.
Incentives to encourage appropriate developments within the Downtown Urban Center are important to the implementation of this area. Lengthy and uncertain development and environmental review can inadvertently delay or discourage growth from an area where it is meant to be focused. Redmond’s development regulations contain deadlines for processing permits and administrative appeal processes with fixed timelines. In addition, development within the Urban Center that is consistent with the Comprehensive Plan will not need to duplicate the SEPA analysis within the Comprehensive Plan’s EIS.
LU-36 Redmond should periodically review development within the Downtown Urban Center and identify barriers to efficient permitting. If issues requiring case-by-case environmental review are a barrier, the City should prepare SEPA reviews to supplement the programmatic EIS prepared for the comprehensive plan if the issues can be addressed on an area-wide basis.
Another way of encouraging development is to provide information on available and underutilized parcels within the Urban Center. Redmond’s geographic information system (GIS) is one source of information on vacant parcels.
LU-37 The Redmond Department of Planning and Community Development should maintain an inventory of vacant parcels and redevelopment opportunities within the Downtown Urban Center.
F. Overlake Advanced Technology Center Policies
verlake has become Redmond’s major employment center. While Overlake benefits from a diversity of businesses, it is also a major center of the high technology and software industries. Many of these firms provide high-paying employment that supports families. Maintaining Overlake’s attractiveness to firms, especially high technology firms, is one of Redmond’s major roles in supporting regional economic diversification.
This Comprehensive Plan strengthens this role and accommodates future growth consistent with community objectives, infrastructure adequacy and the development capacity of the area. One way the plan supports Overlake is to designate part of the neighborhood as an Advanced Technology Center. The cities in King County and King County jointly created Advanced Technology Manufacturing Centers to achieve the following goals:
1. To recognize areas that are important to the economic vitality of the region.
2. To provide opportunities for advanced technology uses.
3. To provide employment opportunities.
4. To attract the type of businesses that will ensure growth and stability.
5. To efficiently provide public facilities and services.
6. To efficiency provide transportation improvements and light rail transit to the centers.
Comprehensive plans should protect these areas from incompatible uses within the centers and provide incentives for development within Advanced Technology Centers. Policies to encourage transit use also are recommended. The boundaries of the Overlake Advanced Technology Center are shown on Map LU-3.
Map LU-3
LU-38 The area of Overlake shown on Map LU-3 as within the Advanced Technology Center shall be designated as an Advanced Technology Manufacturing Center under the Countywide Planning Policies and should be recognized as such in all relevant local, regional policy, planning and programming forums.
LU-39 Transit planning should provide for adequate service levels to the Overlake Advanced Technology Center. Site design for the center shall be supportive of transit service and its patrons.
LU-40 Plan designations, neighborhood planning policies and development regulations should provide for an appropriate range of uses within the center. Advanced technology uses shall be protected from incompatible uses within the Advanced Technology Center.
LU-41 Development within the Overlake commercial, advanced technology, and business areas shall mitigate impacts on nearly residential neighborhoods.
The Countywide Planning Policies provide that local governments should establish public facility improvement strategies for Advanced Technology Centers. Redmond should identify capital facility needs and funding strategies in the neighborhood plan called for in policies LU-50 and LU-51. The following policies implement this provision.
LU-42 Development standards, including capital facility level of service standards, should be set so that development will be accommodated within the Advanced Technology Center consistent with existing and planned infrastructure capacity.
LU-43 Overlake should develop in a manner that maintains the transportation service standards and concurrency requirements of both Redmond and Bellevue, consistent with policy TR-13.
Incentives to encourage appropriate development within Advanced Technology Centers are important to the implementation of these areas. Lengthy and uncertain development and environmental review can inadvertently delay or discourage growth from an area where it is meant to be encouraged. Redmond’s development regulations contain deadlines for processing permits. In addition, development within the Advanced Technology Centers that is consistent with the Comprehensive Plan will not need to duplicate the SEPA analysis within the Comprehensive Plan’s EIS and the EIS prepared for the Overlake Neighborhood Plan.
LU-44 Redmond should periodically review permitting and approval procedures within the Advanced Technology Center and identify and either remove or change barriers to efficient permitting.
LU-45 Permitting and review processes should provide for expeditious decisions on development proposals within the Advanced Technology Center.
Another way of encouraging development is to provide information on available and underutilized parcels within the Advanced Technology Center. Redmond’s geographic information system (GIS) is one source of information on vacant parcels.
LU-46 The Redmond Department of Planning and Community Development should maintain an inventory of vacant parcels and redevelopment opportunities within the City’s Advanced Technology Center.
Realizing Overlake’s potential to continue to help diversify the regional economy and generate high-wage employment for current residents and their children will require an appropriate level of public investment. The Countywide Planning Policies recognize that light rail should be provided to Advanced Technology Centers. Transit investments can help ensure the area continues to grow appropriately while minimizing potential adverse impacts from this growth.
LU-47 Redmond and other local, regional, state and federal funding agencies should give priority to funding needed public facilities and services within the Advanced Technology Center.
LU-48 Recognizing that the Overlake Advanced Technology Center is an important regional employment center, Redmond, Bellevue, King County, the Regional Transit Authority (RTA) and the Washington State Department of Transportation should give the Overlake Advanced Technology Center high priority for regional transportation investments. Funding for projects outside the center that will increase mobility to and from the center should also be given priority.
Retail activity also is an element in the Overlake area. The vitality of this retail area is important to residents and businesses in the immediate vicinity and the community. Redevelopment potential exists in this area and should be planned in a manner that is pedestrian and transit supportive. Additional housing in this area also could add vitality to this area and meet other community needs as the area redevelops. The Activity Area boundaries are shown on Map LU-3. Policies found in the Neighborhood Chapter for Overlake also implement this designation.
LU-49 The Commercial Designation and the Design District in the Overlake area shall be designated an Activity Area under the Countywide Planning Policies.
LU-50 Repealed by 2026.
LU-51 Repealed by 2026.
LU-52 Repealed by 2026.
LU-53 Repealed by 2026.
LU-54 Repealed by 2026.
LU-55 Repealed by 2026.
LU-56 Repealed by 2026.
G. Commercial Area Policies
Overall Commercial Policies
ommercial areas help generate jobs and meet community needs for goods and services. The following policies are intended to provide a vision for service and retail development patterns.
LU-57 Commercial land use plan map designations shall provide a well-distributed system of commercial uses which serve community residents.
LU-58 Redmond’s Downtown shall be a major retail, services, entertainment and arts center for the City and community.
LU-59 Other commercial areas shall complement downtown and help to meet other community commercial needs.
Strip commercial development occurs where land is designated for commercial uses in thin bands along streets. Strip commercial areas are long and thin, so it is difficult to park in one place and walk to a variety of businesses. The need to drive from place to place increases congestion and pollution. This development pattern also prevents shared parking and driveways and increases land consumption and costs for businesses. Because of their low density and large areas between buildings, commercial strips are difficult to serve with transit. This increases traffic, pollution and energy consumption. Thin strips of commercial uses are difficult to separate from residential and other uses, leading to land use conflicts and blight. Redmond residents have said that strip commercial development patterns are aesthetically inappropriate for Redmond.
LU-60 Strips of commercial uses shall be avoided. Commercial areas of all types should be compact, allow for walking between businesses and be located at an intersection of arterials or be bounded by arterials or other boundaries, such as topography, that would discourage commercial development in long, narrow strips. Commercial uses should be designed so that impacts on adjacent uses will not pressure adjacent uses to convert to commercial uses.
Mixed-Use Developments
Mixed-use developments may contain retail, office and residential uses within a building or complex of buildings. In certain circumstances, other uses may be included. Mixed-use developments can reduce trips, more efficiently use land, provide concentrations of customers that live or work in the area and benefit other businesses, and provide opportunities for uses that otherwise would be difficult to accommodate in that area.
LU-61 Redmond should encourage mixed uses in all commercial designations, except those devoted to heavy commercial uses,
such as lumberyards, outdoor sales and automobile sales and repair. Mixed-use developments shall be designed to encourage compatibility among the uses. The uses within the development shall be compatible with each other and surrounding uses.
H. Business Park Policies
usiness parks give firms the opportunity to integrate their research and development, office, small warehouse and light manufacturing uses in one location. As manufacturing in the region shifts to more complex products, the ability to combine management, design, engineering and manufacturing employees into teams is becoming very important. Locating these functions on one site can contribute to this integration.
For businesses where these combinations are not important, business parks provide opportunities for research and development, corporate offices, laboratories and similar uses. Business parks differ from manufacturing parks in the intensity of manufacturing uses allowed. Also, because of the fewer adverse impacts likely created from the allowed uses in business parks, these areas also allow a greater mix of uses than manufacturing parks. This mix of uses is intended to allow business parks to internalize trips and allow for a more efficient use of business park areas. Many professional office uses that serve the general public are directed to Downtown. To also encourage development Downtown, the expansion of Business Park designations outside of existing business park areas is generally prohibited. The Business Park designation also is used as a transition area between manufacturing areas and less-intense uses. To conserve manufacturing land consistent with Redmond’s high-wage employment strategy, these transition areas are limited.
LU-62 Business Park Designations should not be expanded. Where significant amounts of sensitive areas exist, clustering is encouraged.
LU-63 Business Parks and similarly designated areas should be allowed and encouraged to use land as efficiently and fully as possible.
LU-64 Business
