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Neighborhoods
Organization of this Chapter
The Neighborhoods Chapter is divided into the following sections:
The Introduction describes the intent of the Neighborhoods Chapter and its relationship to Redmond’s vision of the future and the other chapters.
The Planning Context summarizes how this chapter responds to the requirements of the Growth Management Act and the Countywide Planning Policies.
The Neighborhood Policies are divided into the following areas:
A. Planning for Neighborhoods Policies guide the preparation and updating of neighborhood plans.
B. Carrying Out Neighborhood Plans includes policies on implementing the neighborhood plans.
C.-K. Neighborhood Policies for each neighborhood include the results of the neighborhood planning process. After the neighborhood plan is prepared, it is incorporated into this section. Each neighborhood has a vision and policies specific to that neighborhood. The neighborhoods are listed alphabetically and include Bear Creek, Education Hill, Grass Lawn, North Redmond, Overlake, Sammamish Valley, Southeast Redmond, Viewpoint and Willows.
(Ord. 1847)
Introduction
he Neighborhoods Chapter contains neighborhood specific policies. The overall goal of neighborhood plans, like all plans, is to make each neighborhood a better place to live or work; in short, to enhance the quality of life. Neighborhood planning uses the City’s overall policies, neighborhood issues and neighborhood opportunities to develop solutions that take advantage of opportunities and address problems. Neighborhood planning has the following advantages:
▀ A comprehensive look is given to each neighborhood to inventory neighborhood issues and concerns.
▀ Better neighborhoods result from addressing their problems and capitalizing on neighborhood opportunities.
▀ Neighborhood specific policies can help that area develop a sense of place; that is, a combination of character, setting, uses and environment that makes the neighborhood unique.
▀ Neighborhood planning efforts can bring together those who live or work in the neighborhood to address neighborhood concerns and to help achieve neighborhood goals.
▀ Neighborhood planning brings together community residents and the City, helping to forge a Citywide identity.
▀ Barriers to implementing Citywide policies are identified and addressed, enhancing the effectiveness of Citywide planning.
▀ Policies developed on a neighborhood level may be applicable to the entire City, improving planning and implementation Citywide.
By solving neighborhood problems and capitalizing on the desirable attributes of neighborhoods, the Neighborhoods Chapter works to enhance Redmond’s quality of life. For example, neighborhood traffic management and land use policies help provide for efficient development while minimizing land use conflicts and adverse impacts on neighboring uses. Policies on the protection of certain forested areas help retain the trees that give Redmond its sense of place.
While helping to maintain and improve Redmond’s quality of life, the Neighborhoods Chapter seeks to carry out Redmond’s vision for the future. The Citywide vision establishes an overall preferred future for the City, the Neighborhoods Chapter establishes a specific vision for each neighborhood. These visions are consistent. Helping to bring about each neighborhood vision will help achieve the Citywide vision. For example, the goals in the Citywide vision encourage attractive, high quality neighborhoods; the neighborhood visions identify the desired qualities of each residential neighborhood and the policies that protect and enhance these qualities.
The other chapters address topic areas Citywide; the Neighborhoods Chapter addresses these subject areas in a neighborhood specific manner. The Neighborhoods Chapter is coordinated with other chapters to ensure that policies are not duplicated. For example, the Transportation Chapter addresses traffic issues for all of Redmond. The transportation policies for several neighborhoods in the Neighborhoods Chapter address neighborhood specific transportation issues and the location of new neighborhood streets.
The City Center (Downtown) Chapter includes policies applicable to the Downtown neighborhood.
(Ord. 1847)
Planning Context
n the past, Redmond has prepared neighborhood plans to address neighborhood issues and opportunities. This chapter carries forward and builds upon the policies and programs developed by these efforts.
The Growth Management Act authorizes neighborhood plans or neighborhood chapters as optional parts of a comprehensive plan. The Growth Management Act requires that these chapters be consistent with the Citywide comprehensive plan. The Countywide Planning Policies do not specifically address neighborhood plans. However, since the neighborhood plans are part of Redmond’s Comprehensive Plan, the Countywide Planning Policies apply to neighborhood plans as well.
(Ord. 1847)
Neighborhood Policies
A. Planning for Neighborhoods
edmond’s substantial residential and employment growth has increased the complexity of issues and opportunities the City faces. While many of these issues and opportunities can be effectively addressed at a Citywide level, others need more specific solutions. In addition, neighborhoods also may face issues and opportunities different from other parts of the City. Neighborhood plans can help address these issues and opportunities to help maintain and enhance Redmond’s high quality of life. This section includes policies that will guide the preparation, review and updating of neighborhood plans.
Redmond’s neighborhoods are shown on Map N-1.
Map N-1
These areas form the boundaries for the neighborhood plans. Redmond has designated most of these neighborhoods for many years. The neighborhoods are based on geography, the transportation network and land use.
As the policies in this chapter show, Redmond developed several neighborhood plans as needs arose and resources were available. Unfortunately, the City has not had an ongoing program to prepare and update neighborhood plans. While some neighborhood plans, such as the City Center (Downtown) Plan, have been updated recently, others are years old; some neighborhoods have never participated in the preparation of a neighborhood plan. Plans should be prepared for each neighborhood over the next 10 years. Since it can take several years to prepare and adopt a neighborhood plan, plan preparation should be staggered to minimize costs while meeting the 10-year goal. The timing of the preparation of a plan for each neighborhood should be based on the urgency of the issues, opportunities that need to be addressed and the level of growth facing each neighborhood.
NP-1 Redmond should prepare plans for each neighborhood over the next 10 years to address specific neighborhood quality of life issues. The City Council shall approve a schedule for the preparation and updating of neighborhood plans.
Figure N-1 illustrates the neighborhood planning process and the relationship of neighborhood plans to the Comprehensive Plan. Each neighborhood plan will be based upon an inventory and analysis of the current and future conditions, issues and opportunities facing the neighborhood. The Growth Management Act requires neighborhood plans to be consistent with the Comprehensive Plan. To help maintain this consistency, plan policies applicable to identified issues and opportunities will be identified and analyzed. The neighborhood planning process gives the neighborhood the opportunity to refine these policies to fit their circumstances while meeting Citywide objectives. Neighborhood plans also give the City the opportunity to help update the Citywide Comprehensive Plan. Neighborhood plans are likely to identify issues and solutions applicable to the entire City. When these solutions are identified, the Citywide Comprehensive Plan will be amended as appropriate. After being developed, each neighborhood plan will be reviewed by the Planning Commission. The Planning Commission will hold hearings on the plan and make a recommendation to the City Council. The City Council will then approve the plan, after modification if needed, and incorporate it into this chapter.
Effective solutions to neighborhood problems require the involvement of neighborhood residents, property owners and businesses. As part of the preparation of each neighborhood plan, the City should involve these parties. A variety of neighborhood involvement techniques may be used, including convening citizen advisory committees, using existing neighborhood organizations as advisory groups, briefing organizations, conducting neighborhood surveys, holding workshops and conducting public hearings. The techniques selected should be appropriate to the planning effort and the community.
NP-2 Neighborhood residents, businesses and property owners shall be continuously involved in the preparation and adoption of the neighborhood plan. The techniques selected shall be appropriate to the neighborhood and the issues to be considered.
In addition to citizen involvement, affected City departments, boards and advisory committees should participate in the development of neighborhood plans. For example, the Public Works Department should be consulted on street and utility issues. The Parks and Recreation Department and Parks Board should be consulted on park and recreation issues. The neighborhood planning process should include opportunities for these reviews.
NP-3 Affected City departments, boards, and advisory committees should be involved in the development and review of neighborhood plans.
Each neighborhood in Redmond is different and each neighborhood plan will address different issues and opportunities. However, to ensure that plans are consistent with the Citywide Comprehensive Plan and that appropriate problems and opportunities are addressed, each plan should consider a common set of issues and opportunities. These considerations are set out in the following policy.
One of the considerations is neighborhood character. Neighborhood character refers to the overall sense of a neighborhood. Neighborhood character evolves over time and results from the interaction of a variety of factors. Factors that contribute to neighborhood character include the appearance of the neighborhood, including the buildings, landscaping and streets; the types of uses; natural features and open space; neighborhood businesses and other focal points such as schools, churches and parks.
NP-4 In preparing neighborhood plans, the following issues and opportunities should be addressed:
▀ Issues and opportunities raised by neighborhood residents, businesses, property owners and other interested groups and individuals.
▀ Implementation of the citywide Comprehensive Plan.
▀ The vision for the neighborhood.
▀ Land use.
▀ Whether duplexes, triplexes, fourplexes and townhouses may be allowed in new subdivisions within the neighborhood. If allowed, these uses shall be in new subdivisions which are visually separated from existing single-family residences and which access a collector or arterial. The neighborhood policies may include special conditions that apply to these uses.
▀ Neighborhood transportation, including transit service, pedestrian, bicycling and equestrian paths and traffic management.
▀ Natural features and sensitive areas.
▀ Parks, open space and community facilities.
▀ Neighborhood character.
▀ Utilities and energy conservation.
▀ The conservation and enhancement of historic, archaeological, or cultural sites.
The weight given to each of these areas shall vary with its significance to the neighborhood.
While each neighborhood will require individual solutions and have individual opportunities, a “tool kit” of solutions that can be applied to all neighborhoods can reduce planning costs and ease implementation. The tool kit would include planning techniques, zoning techniques, traffic quieting methods, design standards and other implementation measures. While these tools should be customized to fit the neighborhood, they should also be consistent with the Citywide Comprehensive Plan and be economical to administer. As experience is gained with neighborhood planning, new tools will be added to the tool kit.
NP-5 The Redmond Planning and Community Development Department shall identify techniques and methods that can be used to prepare and implement neighborhood plans. Where appropriate, solutions chosen should be compatible with the City’s Comprehensive Plan and development regulations.
To be effective, plans must be current. Given the rapid growth facing Redmond, neighborhood plans should be reviewed every five years. Based on that review, which should include appropriate neighborhood involvement, the City may decide that the plan does not require any changes, that limited updating is needed or that the neighborhood plan should be redone.
NP-6 Neighborhood plans should be reviewed every five years to determine if they are current or require updating. The Planning Commission should prepare a recommendation in consultation with neighborhood representatives for consideration by the City Council. The City Council shall decide which plans should be updated and at what level of effort when deciding City Work Programs for the year.
B. Carrying Out Neighborhood Plans
Overall Policies
nce a neighborhood plan is prepared and adopted, it must be implemented. Neighborhood plans will be implemented through development regulations, through programs carried out by City departments and by applying neighborhood plan policies to specific developments through land use reviews. Examples of discretionary land use reviews that will be used to apply the neighborhood policies include Plan amendments, rezones, subdivisions, site plan reviews, SEPA reviews, special development permits, general development permits and similar permits and approvals.
NP-7 Any development regulation amendments necessary to implement a neighborhood plan shall be prepared concurrently with the plan so the Planning Commission and City Council can review both the plan and development regulations at the same time.
NP-8 After adoption, neighborhood plans shall be integrated into this chapter.
NP-9 The neighborhood vision, policies and improvements in this chapter shall be implemented by City Departments as resources are available. Departments shall carry out the neighborhood vision, policies and improvements through discretionary land use reviews.
NP-10 Neighborhood plans also may be carried out through amendments to the Citywide Comprehensive Plan, identifying capital facility improvements needed in a neighborhood, ways of funding these improvements and other implementing measures.
NP-11 If conflicts occur, the policies in the other Comprehensive Plan chapters control over the policies in a neighborhood plan adopted before 1991. In other cases of conflicts, the neighborhood policies control.
Some neighborhood plans include neighborhood street plans. The neighborhood street plans divide certain neighborhoods into subareas for the purpose of planning streets to access under-developed areas. Several categories of streets have been identified. Approved streets are streets for which the Technical Committee has approved the street location, but the street has not yet been constructed. Proposed streets are conceptual routes identified for the purpose of demonstrating a safe, efficient and economical means to access anticipated developments. The proposed streets are not meant as fixed routes but rather as a conceptual basis for evaluating future development proposals in relation to the entire street plan for the City and subarea. These conceptual street maps will be carried out through policy NP-9 and other means.
Neighborhood Commercial Policies
Neighborhood commercial areas may be designated as part of neighborhood plans. The following policies supplement the Neighborhood Commercial designation in the Land Use Chapter for siting and developing of neighborhood commercial areas. Neighborhoods may also develop policies specific to their area.
Neighborhood commercial areas contain businesses that provide nondurable household goods and services that are purchased frequently. They often include grocery stores, cleaners and other convenience goods and services. Allowing small-scale commercial areas in neighborhoods has many advantages. They can give neighborhoods a sense of identity. They can reduce distances people have to travel to pick up convenience goods, reducing traffic congestion, energy consumption and air pollution. If well-designed and located, they also can encourage people to use alternative travel modes, such as walking and biking. The Neighborhood Commercial designation describes the uses allowed in these areas and criteria to site them.
NP-12 Neighborhood commercial areas may locate so that most residences in Redmond are within a half-mile of a neighborhood commercial area. To meet this criteria, Neighborhood Commercial designations should be spaced so they are no less than a mile apart whether within a Neighborhood Commercial designation or another Comprehensive Plan designation that allows neighborhood commercial zoning.
NP-13 Retail uses within neighborhood commercial areas should locate on one corner of a street intersection to prevent cross traffic that would interrupt arterial flows, to allow convenient pedestrian travel between stores and to minimize conflicts between adjacent uses. Stores should be closely grouped to encourage walking between them. Sidewalks and paths should connect the stores.
NP-14 Neighborhood commercial areas are encouraged to include residential units on the second or higher stories of commercial buildings. Where neighborhood commercial areas are adjacent to primarily single-family neighborhoods, the density within the area shall not exceed 12 units per gross acre. Where adjacent to other neighborhoods, the density should follow the density of any adjoining residential neighborhoods or 30 units per gross acre, whichever is less. Neighborhood planning policies may provide for higher residential densities.
NP-15 The design of neighborhood commercial areas should promote compatibility with adjacent uses by placing parking away from residential areas, discouraging traffic from directly accessing primarily residential streets and keeping the buildings at a scale and design that enhances the adjacent uses. Signs and lighting should be regulated to prevent glare from spilling over into adjacent neighborhoods. Parking lots should be limited to encourage the use of alternative travel modes and discourage large areas of paved surfaces. Landscaping should be used to enhance compatibility by screening unattractive areas and providing transitions between uses.
C. Bear Creek Neighborhood Policies
he Bear Creek neighborhood is bounded generally on the west by 196th Avenue NE, Avondale Road NE and 180th Avenue NE; on the north by NE 145th Street, if extended; on the east by the west crest of the Snoqualmie River Valley (Patterson Creek and approximately 250th Avenue NE, if extended), and on the south by Redmond-Fall City Road (SR 202).
Neighborhood Vision
This vision statement focuses on the area within and immediately adjacent to Redmond. The neighborhood policies address both the area within Redmond and the balance of the neighborhood.
▀ Low-Moderate Density residential uses are located along Avondale and Novelty Hill Roads within Redmond.
▀ The Bear Creek and Evans Creek valleys are reserved for recreational, open space, equestrian and other rural uses. The fish and wildlife habitat in the streams and along the banks has been enhanced. The wetlands in the valleys remain intact and productive.
▀ Rural areas are located east of the valleys and the slopes with erosion and landslide hazards remain undeveloped and covered with trees.
Map N-BC-1
Neighborhood Policies
Neighborhood-Wide Land Use Policies
The following policies apply both within the City of Redmond’s Bear Creek Neighborhood and King County’s Bear Creek Community Planning Area.
Community Character and Growth Policies
N-BC-1 The character of the Bear Creek planning area, including its natural resources, should be protected while accommodating the anticipated growth.
N-BC-2 The existing rural and semi-rural character of the Bear Creek neighborhood should be preserved.
N-BC-3 Employment and population growth should be encouraged to locate within the urban growth area, where a full range of urban utilities and services is available.
N-BC-4 Opportunities for a diversity of people and lifestyles should be provided in the Bear Creek area.
N-BC-5 A variety of lot sizes and housing types should be encouraged in the Bear Creek area.
Equestrian Uses
N-BC-6 Equestrian-related businesses and uses are important economic activities in the Bear Creek area, are consistent with the rural character and should be encouraged and supported in the rural area.
Natural Features
N-BC-7 The existing significant natural features in the Bear Creek neighborhood should be retained and enhanced.
N-BC-8 The natural drainage systems of Bear, Evans and Patterson Creeks should be restored, maintained and enhanced to protect water quality, preserve existing aquatic habitat, reduce public costs and prevent environmental degradation. Public improvements and private developments should not alter natural drainage systems without mitigating measures which eliminate increased risk of flooding and erosion, negative impacts on water quality and loss of aquatic or riparian habitat.
N-BC-9 An undisturbed corridor wide enough to maintain the natural biological and hydrological functions of streams should be preserved in all new developments in the Bear Creek planning area.
N-BC-10 Lot clustering should be required when necessary to protect the hydraulic and wildlife functions of the Bear, Evans and Patterson Creek systems and associated wetlands. Clustered development should locate on the non-sensitive portions of a site, be compatible with surrounding land uses and be designed to minimize surface water impacts. These environmental considerations may result in a lower density than otherwise allowed by zoning.
N-BC-11 Bear, Evans and Patterson Creeks and their tributaries should be protected from grazing animal access in order to: 1) reduce water quality degradation from animal wastes, 2) reduce bank collapse due to trampling and 3) allow shading vegetation to reestablish along stream banks.
N-BC-12 New development should rehabilitate degraded stream channels and banks in the Bear, Evans and Patterson Creek drainages to prevent further erosion and water quality problems. Where conditions permit, the banks and channels should be restored to a natural state.
N-BC-13 Stream channels in the Bear, Evans and Patterson Creek drainages should not be placed in culverts unless absolutely necessary for property access. To reduce disruption to streams and their banks, bridges should be used for stream crossings, and crossings should serve several properties. When culverts are required, oversized culverts with gravel bottoms that maintain the channels’ width and grade should be used.
Utility Policies
N-BC-14 Provide community sewerage utility services in the Bear Creek neighborhood area commensurate with planned densities established in the Comprehensive Plan.
N-BC-15 Within the Bear/Evans, West Snoqualmie and Vincent/Patterson subareas, a rural level of services is appropriate. Development within these rural areas should rely on levels of service consistent with a rural lifestyle.
N-BC-16 If there are sewage disposal system failures for existing development, sewer should be extended, provided the area is in the City and designated one unit per acre or denser or, if unannexed, is designated Urban or denser. Unincorporated areas with a density of one unit per 2.5-5 acres or greater should not be served by sewers, except as consistent with policy N-BC-21 below.
N-BC-17 Where soil conditions in unincorporated areas and all rural areas do not support long-term reliance on septic tanks, lower densities should be considered, except as consistent with N-BC-21 below.
N-BC-18 On-site sewage disposal systems shall be used to manage waste water in the Bear/Evans, West Snoqualmie and Vincent/Patterson subareas. These systems shall serve as the long-term method for sewage disposal in these rural areas.
N-BC-19 Sewage disposal using community drainfield systems shall be managed by municipalities or sewer districts. Generally, for areas in the City, community drainfield systems would not be approved nor would the City accept for management such a system outside the corporate limits.
N-BC-20 Proper siting and maintenance of septic systems should receive special attention on new and existing land development to preserve the valuable ecological functions and amenity values of water resources in the Bear, Evans and Patterson Creek drainages.
N-BC-21 Pre-existing lots which are non-conforming due to size in the area immediately east of Avondale and north and south of NE 106th Street may connect to sewer as an alternative to on-site sewage disposal if they are experiencing septic tank failure. They may also connect if they are unable to provide on-site disposal because of parcel size or on-site physical limitations.
1. In all cases, lots must be adjacent to an existing sewer line. Extension would be made only and if necessary to facilitate maintenance or upgrading (though not changing) of an existing use or protection of the sensitive areas; extension would not be made to facilitate changing the use, unless to one more conforming with the regulations.
2. Measures should be adopted to ensure that sewer service in this area facilitates existing uses only and does not add to pressure to increase the densities in this area. Measures that should be considered include covenants running with the land which commit it to rural densities, conditions tied to sewer connection and regulatory conditions as part of annexation, zoning or building permits. Connection to such existing sewer lines should be single-house connections only.
All of the Bear Creek planning area is designated a water service area and is within the East King County Critical Water Supply Service Area. Any new development within the planning area should be required to be served by public water systems as defined by WAC 248-54 and provided for in the Coordinated Water System Plan for the area.
N-BC-22 King County and Redmond should approve new development outside the current service area boundaries of existing public water systems only when consistent with the East King County Coordinated Water System Plan.
N-BC-23 The existence of public water service in designated rural areas shall not result in or be justification for higher residential density than anticipated by the City’s Bear Creek neighborhood policies. Therefore, water purveyor comprehensive plans must:
1. Plan for facilities within rural areas whose size is consistent with rural densities to finance planned facilities.
2. State that such expansion shall not require increased densities to finance planned facilities.
Parks & Recreation Policies
N-BC-24 When feasible, both active and passive activities should be provided in new park sites in the Bear Creek neighborhood area.
N-BC-25 Additional athletic facilities should be provided by developing a community athletic field complex and upgrading existing playfields.
N-BC-26 A system of trail facilities for pedestrians, hikers, equestrians and bicyclists should be established throughout the planning area.
N-BC-27 The Northwest Gas Pipeline and Puget Sound Power Line should be established as regional trails in the Bear Creek neighborhood area to tie in with the East Sammamish Plan and to connect with the King County Tolt Pipeline Trail and the Snoqualmie Valley Trail.
N-BC-28 When the development of property occurs in the Bear Creek neighborhood, adequate rights-of-way should be provided for trail use. Trails should connect to existing and proposed schools, parks, riding stables and recreation areas.
Neighborhood Commercial Areas
N-BC-29 The following locations outside the City and within the planning area are designated for Neighborhood Commercial:
▀ Avondale Corner (NE 116th Street and Avondale).
▀ The northwest corner of the intersection of Redmond-Fall City Road and 236th Avenue NE.
Redmond Land Use Policies
The following policies apply within the City of Redmond’s Bear Creek Neighborhood. See the Education Hill policies for policies on the west side of the Avondale Corridor.
Avondale Corridor
N-BC-30 The residential area immediately east of Avondale between Novelty Hill Road and NE 95th Street may be considered for increased densities of eight to 12 units/acre if affordable housing is considered.
N-BC-31 For the Avondale corridor, use densities at the higher end of the adopted land use designation, while also utilizing outstanding design techniques. These techniques include:
1. Preserving and enhancing natural features of a site;
2. Using innovative site planning techniques;
3. Coordinating on-site open space with surrounding open spaces so that the quality and extent of open space is enhanced.
King County Bear Creek Community Plan Land Use Policies
The following policies apply only within unincorporated King County’s Bear Creek Community Planning Area. These policies are included because development in unincorporated King County may affect Redmond and development in Redmond may affect unincorporated King County.
N-BC-32 Development of neighborhood commercial areas should be scaled to serve population growth forecast to occur in Bear Creek in the next six to 10 years. An adequate level of public services should be provided before such expansion development can occur.
N-BC-33 Convalescent/nursing homes may be appropriate at the northwest corner of Avondale and 116th if density of units, in addition to hospital beds, is four to six units per acre and design, bulk, scale and parking is compatible with the residential character of the area.
Novelty Hill Study Area
N-BC-34 The Novelty Hill subarea should be designated as “Study Area,” one unit per five acres. A land use plan change to urban densities may be appropriate when:
1. Facilities and services including parks, recreation, police and fire protection to serve urban development will be available at a level greater than or equal to Redmond’s standards, and
2. Mitigation for impacts of urban development on the affected transportation system are examined, identified and become a condition of development, and
3. Utility plans for service, coordinated with the zoning, are adopted, timed to coincide with appropriate levels of other urban services, and become a condition of development, and
4. Impacts to sensitive areas, wetlands, streams, fish and animal habitats are examined, prevented or mitigated and mitigation becomes a condition of development.
N-BC-35 If an application is made for a land use plan change to urban densities, prior to any development approvals in Novelty Hill subarea, King County and the City shall assure, through an interlocal agreement, that:
1. King County Comprehensive Plan Urban densities will be provided;
2. King County and Redmond have both approved a Master Transportation Agreement that identifies: (a) the offsite road improvements that the Master Planned Development (UPD) developers will be required to provide to mitigate the impact of the UPDs and (b) the off-site road improvements for which the UPD developers will be required to pay their fair share, including, but not limited to, the SR-520 Sammamish River Bridge and the SR-520/SR-202 interchange. The approval of UPD development permits, including preliminary plat approvals, shall be conditioned on: (a) satisfying the fair share contributions for transportation improvements and (b) at the rezone/Urban Planned Development (UPD) stage, there shall be a transportation mitigation plan approved by the Metropolitan King County Council that will identify mitigation and concurrency requirements for the UPDs. The Master Transportation Agreement between King County and Redmond shall identify mitigation and concurrency requirements for impacts in King County and Redmond and identify the funding responsibilities and commitments of all parties, and;
3. A Master Drainage Plan has been completed and is consistent with the findings and standards of the Bear Creek Basin Plan.
N-BC-36 To maintain the existing character of Union Hill, and to prevent adverse effects of extensive, low-density urban development, such as ground water pollution, potentially severe surface water runoff problems and traffic impacts in and around Redmond, Union Hill should be designated rural. If the Novelty Hill subarea is given urban zoning, West Union Hill should be analyzed to determine its appropriate plan designation.
Other Subareas
N-BC-37 The Bear/Evans, West Snoqualmie and Vincent/Patterson subareas should be designated for lower density rural uses to protect environmentally sensitive features, to provide a buffer for agricultural resources in the Snoqualmie Valley and to maintain the existing character of these areas.
N-BC-38 New residential development within the Cottage Lake, Ring Hill and Ames Lake subareas should occur at a density of one home per acre unless outside the urban growth area.
N-BC-39 Within the Bear/Evans, West Snoqualmie and Vincent/Patterson subareas, an urban or suburban level of services is inappropriate. Development within these rural areas should rely on levels of service consistent with a rural lifestyle.
N-BC-40 To maintain a rural character and to ensure that an urban level of services and facilities does not become necessary, densities within designated rural areas, and the Bear/Evans, West Snoqualmie and Vincent/Patterson subareas should be one dwelling unit per five acres. A proposed subdivision may qualify for clustered development at one dwelling unit per 2.5 to 5 acres, if all of the following criteria are met:
1. The scale of the development (lot sizes, size of a cluster, density within a cluster, total number of lots, etc.) is limited to preserve and enhance the rural character and uses in the area;
2. Permanent open space for rural uses, such as pastures, woodlots, wildlife preserves or public open spaces, is included;
3. Permanent open space to buffer rural uses and protect resource lands is included;
4. Public review of the site plan is a part of the process;
5. Any proposed on-site sewage disposal systems can be provided without cumulative adverse impacts to ground and surface water;
6. A public water supply is provided;
7. Resulting impacts on facilities and services due to the increased density would not require new off-site facilities and services beyond those required by development at densities otherwise allowed in rural areas, and
8. Development rights for land not utilized in building site lots shall be conveyed to King County or the City of Redmond.
N-BC-41 A density of one dwelling unit per 10 acres should be required along the east slope of the planning area to protect the adjacent Snoqualmie Valley agricultural district, lands containing slopes over 40% and surrounding unique, outstanding and significant wetlands.
Neighborhood-Wide Transportation Policies
The following policies apply both within the City of Redmond’s Bear Creek Neighborhood and unincorporated King County’s Bear Creek Community Planning Area.
N-BC-42 Operational and maintenance improvements to improve safety and increase efficiency of roads servicing existing development should be emphasized and assigned the highest priority for public spending.
N-BC-43 New development should provide all on-site transportation facilities needed to meet adopted service standards.
N-BC-44 When off-site road capacity cannot meet adopted concurrency and level of service standards, individual developments should be denied until roads are brought up to standards, either by the public agencies involved, the developer or some combination of funding sources.
N-BC-45 King County, the City of Redmond, the Washington State Department of Transportation, citizens and private developers should work together in defining, planning and implementing transportation improvements which accommodate planned land use and densities.
N-BC-46 Mitigation of traffic impacts to the City of Redmond arterial system will be accomplished through the interlocal agreement process with King County. The Avondale arterial corridor study recommendations shall be used as a basis for traffic mitigation requirements for both City and County development affecting the corridor.
N-BC-47 Mitigation shall preserve the operational integrity of the Avondale corridor and maintain existing local access. The primary arterial corridor between areas designated urban and SR 520 should be located and designed to encourage transit and ride-sharing alternatives to single-occupant vehicle travel.
N-BC-48 Transportation planning of new facilities and management of the transportation system should be coordinated with current and forecast needs of the East Sammamish and Northshore Planning areas in King County, adjacent areas of Snohomish County and with the Cities of Bellevue, Bothell, Kirkland and Woodinville, and should be a cooperative effort of the affected jurisdictions. Phasing of Bear Creek neighborhood area development should be strongly linked to the provision of adequate transportation facilities and travel demand management programs.
N-BC-49 Widening of arterials to four or more lanes should be limited to urban areas and corridors serving the study areas. The remainder of Bear Creek should be served by a rural road network.
N-BC-50 Establishment of new rights-of-way and acquisition of additional right-of-way in existing corridors should emphasize protection of natural systems and adequate buffering of existing and potential residential development.
N-BC-51 East-west arterial routes should be improved to facilitate travel to and from urban areas west of the Bear Creek planning area.
N-BC-52 Road improvements in Cottage Lake, Ring Hill, Ames Lake, Union Hill and the rural areas should incorporate design features such as grass-lined swales to minimize surface water disruption and to protect and enhance water quality. In Redmond, stormwater detention facilities should be used where necessary to control discharge into surface waters.
N-BC-53 196th Avenue Northeast (“Red Brick Road”) between Union Hill Road and Redmond-Fall City Road (SR 202) is a historic road and should be preserved by maintaining its brick surface, limiting vehicular loads and speeds and prohibiting access to commercially-zoned properties to the west. Access to these properties should be provided by other existing roads and by a new north-south road connecting between Union Hill Road and the Redmond-Fall City Road at 185th/187th Avenues Northeast.
N-BC-54 Arterial road construction or reconstruction in low-density urban and rural areas should include paved and unpaved road shoulders to accommodate bicycles and equestrian uses. In conformance with adopted King County plans for the unincorporated area and City of Redmond bicycle plans for the incorporated area, road shoulders should be designated as bicycle routes with appropriate signing and pavement marking.
N-BC-55 Park-and-ride and park-and-pool lots should be developed to provide focal points for transit and ride-sharing. Park-and-pool lots should be located in rural areas along major commuting corridors such as SR 202, Redmond-Fall City Road and Novelty Hill Road.
D. Education Hill Neighborhood Policies
ducation Hill, a large residential neighborhood, is bound on the north by NE 116th Street, on the south by downtown Redmond, on the east by Avondale Road NE and on the west by the Redmond-Woodinville Road. As the name implies, the neighborhood has several educational facilities. These include Redmond High, Redmond Junior High, Horace Mann Elementary and Norman Rockwell Elementary.
Neighborhood Vision
▀ Residential development is primarily Low-Moderate Density Residential.
▀ A multiple-family community is located west of 166th Avenue North East and south of North East 95th Street. Several multiple-family areas also have developed along the west side of Avondale Road.
▀ The slopes along the east side of Education Hill remain forested, protecting steep, unstable slopes and slopes with critical erosion hazards. Development has generally occurred at the top and bottom of the slopes. The slopes to the west along the Sammamish Valley also are forested, with most development taking place at the top of the slope. The steep slopes leading down to several streams have been preserved, protecting the streams from erosion and providing attractive forested areas within the neighborhood.
Neighborhood Policies
N-ED-1 The entrances to the City of Redmond within the Education Hill Neighborhood should be enhanced.
N-ED-2 Improvements to Redmond-Woodinville and Avondale Roads should include appropriate design criteria and landscaping which accents the roadway as an entryway.
N-ED-3 Pedestrian and bikeways should be provided to connect Education Hill with Downtown. Priority should be given to connect the Education Hill neighborhood with the nearby convenience commercial areas in the City Center (Downtown) Neighborhood.
N-ED-4 As growth occurs, the development should provide the circulation improvements identified in the Education Hill Street Plan (Map N-ED-1) that are needed to serve the project. An updated street plan should be prepared in the next update of the Education Hill Neighborhood Policies.
N-ED-5 While clustering is encouraged on the developable areas immediately west of Avondale Road, common wall construction shall not be allowed in those areas north of the Avondale-Novelty Hill intersection.
N-ED-6 New development along the west side of Avondale, between Novelty Hill Road and NE 116th Street, should be subject to Design Review. The goal of the design review will be to maximize clustering of units, minimize disruption of the natural slope and require exterior materials and site design to reflect the character of the area.
N-ED-7 Retain the sense of forest and open spaces along the Avondale corridor, west side, by:
1. Preserving the treed slopes and significant clusters of trees, onsite open space should be coordinated with surrounding open spaces;
2. Minimizing the topographical changes on the site, design to enhance rather than change topography;
3. Preserving the natural features, including seasonal streams and wetlands, trails and animal habitat;
4. Clustering development outside the slopes and away from significant natural features, and
5. Designing the site and using building materials that recognize the corridor as a transition area to lower, rural densities.
N-ED-8 The west side of the Avondale corridor, between NE 107th Street extended and NE 100th Street extended, should be designated Low Density Residential, three units per acre.
Map N-ED-1
E. Grass Lawn Neighborhood Policies
ocated on the west side of Redmond, the Grass Lawn neighborhood is bound on the north by Redmond Way, on the south by NE 60th Street and on the east by SR 520 and West Lake Sammamish Parkway. The western boundary is 132nd Avenue NE. A neighborhood plan has never been done for the Grass Lawn Neighborhood. One will be prepared in the future.
Neighborhood Vision
▀ Like its namesake park, Grass Lawn remains an attractive, green area. The neighborhood includes a mix of Low-Moderate Density Residential, Moderate-Density Residential and High-Density Residential areas.
▀ The forested slopes along several streams have been protected. Most of the unstable slopes overlooking the Sammamish Valley remain forested to maintain the views valued by neighborhood residents.
F. North Redmond Neighborhood Policies
orth Redmond is bound on the north by NE 124th/128th Street, on the south by NE 116th Street, on the east by Avondale Road and on the west by State Route 202, Redmond-Woodinville Road. Prominent landmarks include Theno’s Dairy, Washington Cathedral and Northstar Stables.
The area is characterized by both gentle and steep slopes. The highest elevation lies just to the west of 172nd Avenue NE. Slopes descend toward Bear Creek on the east and to a steep ravine on the west. Between the ravine and 154th Place NE, slopes descend from NE 116th Street toward NE 124th Street. In the area’s eastern most portion, several small streams flow into Bear Creek.
All property from State Route 202 to 180th Avenue NE extended and including all of the Morning Meadows subdivision is within the Urban Growth Area (UGA). The eastern and western most portions of North Redmond lie outside of the UGA. These areas adjoin the Sammamish Valley to the west and Bear Creek to the east. Existing subdivisions are sited both to the south (Education Hill) and to the north (English Hill) of the area.
King County Countywide Planning Policies require that property within the Urban Growth Area be developed at urban densities in order to accommodate the region’s growth expected for the next 20 years. The Land Use Chapter states that overall City-wide densities of primarily residential districts shall average to at least seven units per acre.
The following vision and policies address property within the City’s potential annexation area and adjacent land immediately outside of the Urban Growth Area.
Map N-NR-1
Neighborhood Vision
North Redmond in 2012 has emerged as a distinctive and desirable neighborhood. Its eastern and western most portions have remained rural and agricultural, respectively. Open space corridors, characterized by streams leading to Bear Creek and by forested ravines, create a seamless continuity between rural areas and centrally located residential neighborhoods. Like hallways within a house, these corridors lead to rooms which provide living spaces. The residential developments are carved from the area’s most environmentally unconstrained land. Environmentally sensitive wetlands and steep slopes are protected. Residential areas are setback from the major roads on the perimeter of the neighborhood. The protected slopes and wetlands have led to generous portions of land remaining forested.
Subdivisions built in the past 20 years offer a variety of housing options. Within North Redmond, there are houses built on acre lots and other more generally affordable homes built at four to eight units per acre. These new subdivisions join the residential areas on Education Hill with those on English Hill. The neighborhood is conveniently located for residents who work and shop in Redmond’s urban center. Trails through open space corridors lead residents to equestrian facilities and recreational facilities.
▀ Large lot residential uses are located along NE 124th/128th Street, along the ravine bisecting the western half of the neighborhood and on the southern portion of land between Redmond-Woodinville Road and 154th Place NE.
▀ Low-moderate density residential uses are located along NE 116th Street, NE 122nd Street and 172nd Avenue NE.
▀ Rural areas are located between 180th Avenue NE extended and Avondale Road. An agricultural area lies on the northern half of the land between Redmond-Woodinville Road and 154th Place NE.
▀ Sensitive areas including steep slopes, wetlands and streams have been preserved. Forested areas on the steep slopes and along the streams protect these sensitive lands from erosion.
▀ Trails used by equestrians, pedestrians and bicyclists take advantage of the area’s open space corridors and improved streets.
Neighborhood Policies
General Land Use Policies
General land use policies ensure that the North Redmond neighborhood will be primarily residential. Policies seek to balance the strong demand for additional residential development and the desire to preserve the area’s natural qualities. By recognizing the value of environmentally sensitive areas such as Bear Creek, wetlands and steep slopes, the City’s policies focus residential development in areas that have the least environmental constraints. Policies also place lower density residential land uses nearest agricultural production lands in order to create a buffer separating potential conflicts between residential subdivisions and farm operations. Property with the most redevelopment potential provides continuity between residential subdivisions to the south (Education Hill) with those neighborhoods to the north (English Hill).
N-NR-1 The North Redmond area shall remain a residential neighborhood.
N-NR-2 The City should encourage a variety of lot sizes and housing types within this neighborhood.
N-NR-3 The City shall support the goals and policies of the Bear Creek neighborhood plan where applicable.
N-NR-4 In order to create a cohesive and well designed neighborhood, owners of underdeveloped contiguous parcels should be encouraged to coordinate master planning.
N-NR-5 Housing adjacent to areas designated agricultural shall be very low-density (one dwelling unit per acre), clustered and screened to increase distance between housing and agricultural uses.
N-NR-6 Rural densities (one dwelling unit per five acres or other appropriate rural densities) shall remain in areas east of 180th Avenue NE extended with the exception of designated parcels at the northwest quadrant of Avondale Road and NE 116th Street. Because most of the area to the east of 180th Avenue NE extended lies outside of the Urban Growth Area (UGA), only rural development should be allowed by King County.
N-NR-7 Designated Large Lot Residential land uses (one dwelling unit per one acre) include the following areas: the southern portion of an area between Redmond-Woodinville Road and 154th Place NE; the ravine that extends between NE 116th Street and NE 124th Street including parcels at the southeast corner of Redmond-Woodinville Road and NE 124th Street; and the existing subdivisions north of NE 124th Street, including Sunrise Ridge, Wyndham Knoll, Morning Meadows and English Hills Estates.
N-NR-8 Designated Low-Moderate Density residential areas (four dwelling units per acre) shall extend from the Urban Growth Area boundary on the east (180th Avenue NE extended) to approximately the eastern slope of the ravine that lies between 172nd Avenue NE and Redmond-Woodinville Road. The same land use designation extends from the western slope of the ravine to Redmond-Woodinville Road. Another low-moderate density residential area includes three parcels at the northwest corner of Avondale Road and NE 116th Street.
Community Character and Design Policies
Much of North Redmond’s character is derived from its open spaces and natural assets, such as its forested ravines, wetlands and open spaces. In order to preserve the area’s natural features, the appropriate use of planning and design tools are needed to protect and enhance these assets. Several techniques can be used to retain these natural features while accommodating new residential development. The use of residential clustering, setbacks and landscape buffers will foster a neighborhood that coexists with the landscape rather than dominates it. By staggering subdivision setbacks along arterials, residential development will add visual variety and retain the area’s rural qualities.
N-NR-9 Future development shall preserve the area’s important natural features.
N-NR-10 Horsekeeping shall continue to be allowed in low-density residential areas. Trails in open space corridors and along setbacks should form a link to regional trails just beyond the neighborhood.
N-NR-11 Site design shall respect the natural features of the subarea, such as terraces, ravines, woodlands, streams and wetlands. Open space corridors should create a nearly seamless transition between rural areas and sensitive areas adjacent to developed portions of the neighborhood.
N-NR-12 Trees shall be retained along principal and collector arterials unless their location endangers public safety.
N-NR-13 Setbacks shall be established along principal and designated collector arterials in order to preserve the continuity between the Sammamish Valley and the north Redmond area’s semi-rural character. A 75-foot setback shall be designated for the eastside of Redmond-Woodinville Road (SR 202).
N-NR-14 In order to retain the area’s natural qualities and to encourage visual variety along the arterials, structures shall be set back a distance which is no less than 15% of the depth of the parcel before subdivision. An alternative design may be considered if applicants demonstrate that the policy’s intent can be met equally well. Design shall be considered through the subdivision review process. In no case shall the setback be less than 50 feet for NE 116th Street, NE 124th/128th Streets, the west side of Redmond-Woodinville Road and the east side of 154th Place NE. Setbacks should be adjusted for redevelopment of existing properties two acres or less in size.
N-NR-15 New development shall not front along the principal arterials (Redmond-Woodinville Road, NE 124th/128th Street) and the collector arterial, NE 116th Street.
N-NR-16 Installation of landscaped buffers shall be required along Redmond-Woodinville Road, NE 124th/128th Street and NE 116th Street to reduce both the visual and noise impacts of traffic on residential development and to enhance the parkway qualities of Redmond-Woodinville Road. Buffers shall blend with the natural surroundings by use of berms, trees and plant material. Buffers should be designed with minimal maintenance requirements.
N-NR-17 Development of areas adjacent to the Sammamish Valley should preserve views of open space from the valley.
N-NR-18 Scenic view corridors toward the Cascades and the Sammamish Valley should be preserved. Proposed developments shall have view corridors delineated on preliminary plat maps.
Clustering Policies
The purpose of clustered development is to preserve the open space areas of the North Redmond neighborhood as well as to enco
