20C.30.57 Green Building and Green Infrastructure Incentive Program.

20C.30.57-010 Purpose.

(1) The purposes of these provisions are to:

(a) Reduce the negative impact of residential development on the natural environment;

(b) Reduce development costs related to construction and the provision of utilities; and

These objectives are met by providing incentives to implement green building and green infrastructure development techniques in residential development. Thus, instead of mitigating the impacts of residential development, this division encourages applicants to reduce impacts in the first place, mitigating the remainder in accordance with existing regulations.

(2) City staff shall complete a report to the Planning Commission one and one-half to two years, three and one-half to four years, and five and one-half to six years after the effective date of these regulations. The report shall, at a minimum:

(a) List what projects have been permitted and/or built under this division;

(b) List projects pursuing permits under this division;

(c) Analyze the effectiveness of this incentive program based on the frequency of its use compared to use of standard zoning regulations; and

(d) Make recommendations to improve the effectiveness of the incentive program. (Ord. 2447)

20C.30.57-020 Applicability.

(1) The provisions of this division may be applied to developments that are primarily residential in nature in all residential (R) zones. They may apply to a range of projects, from new single-family homes to multi-building multi-family residential developments, applied in conjunction with the requisite land use entitlement, such as a subdivision, binding site plan, or site plan entitlement.

(2) An application submitted under this division authorizes those fee simple and common lot housing types that are specified in this division, specified as permitted, conditional, or special use types in RCDG 20C.30.25, or specified in any neighborhood plan (see Chapter 20C.70 RCDG). This division does not eliminate the requirement to obtain a conditional or special use permit if such a permit would otherwise be required, unless specifically noted in this division.

(3) Not all incentives established in this division apply to all types of land development. (Ord. 2447)

20C.30.57-030 Required Elements.

(1) Site Review.

(a) As part of the preapplication conference or other initial land use entitlement application meeting with the City, the applicant shall prepare a site plan generally identifying the following:

(i) Areas of predominantly native, noninvasive vegetation;

(ii) Other general vegetation characteristics, such as health, density, suitability to existing location, whether or not it appears to be naturally occurring, whether it connects to off-site native vegetation, and whether and how it appears to be reclaiming previously disturbed land;

(iii) Natural hydrologic features such as streams, wetlands, seeps, and springs;

(iv) Slope characteristics;

(v) Wellhead Protection Zone number(s).

(b) The review described in subsection (1)(a) of this section shall be general in nature and is expected to require minimal, if any, consultation with technical experts.

(c) The applicant shall attach to the general site review a brief report describing how the site’s features lend themselves to the application of green infrastructure (i.e., low impact development) techniques. The report shall include, at a minimum, a list of potentially appropriate techniques and a brief description of how the site analysis supports the applicant’s conclusion that those techniques may be appropriate. A list of potential techniques can be found in the Low Impact Development Technical Guidance Manual for Puget Sound, or its successor.

(2) All proposals incorporating native soil preservation or restoration, permeable materials, green (vegetated) roofs, minimal excavation foundations, or bioretention (described below in RCDG 20C.30.57-050, Techniques Explained), shall require a “Site Assessment for LID” consistent with the requirements of the Redmond Stormwater Technical Notebook. The “Site Assessment for LID” is optional for proposals submitted under this division that do not incorporate the techniques listed above.

(3) Operations and Maintenance. A maintenance agreement shall be prepared and distributed to property owner(s) for projects employing on-site stormwater management facilities that will be privately maintained. The maintenance agreement shall conform to the requirements of the Redmond Stormwater Technical Notebook, Chapter 2, Section 2.5.10, or its successor. The agreement shall legally bind current and future property owners to maintain the stormwater facilities in perpetuity. Notice of the agreement shall be provided on the face of the plat, if applicable.

(4) Notice. The following notice shall be recorded against properties, excluding commonly owned tracts, on which privately maintained stormwater management facilities will be located: “This property contains a stormwater management facility, such as a green roof or rain garden, that the owner of this property is required to maintain. Stormwater management facilities help collect, treat, and discharge or infiltrate rainwater. These facilities protect public health and safety, and protect the health of the natural environment. For more information about the facilities located on your property, refer to the stormwater facility maintenance agreement provided by the developer of this property, a copy of which is on file with the City of Redmond.” (Ord. 2447)

20C.30.57-040 Techniques and Incentives.

Techniques and Incentives Table. The table below summarizes the sustainable development techniques for which points are awarded, and the incentives toward which points may be used. Following the table, RCDG 20C.30.57-050 and 20C.30.57-060 explain the techniques and incentives in detail. Definitions and descriptions of on-site natural stormwater management techniques can be found in the Redmond Stormwater Technical Notebook. All references to the Redmond Stormwater Technical Notebook in this division are references to the most recent edition of the Notebook or its successor document, as well as documents that the Notebook references.


Technique	Points Awarded	Incentive	Points Required
1. Site assessment	2 (when optional)	1. Sustainable development award	0
Assessments plus identification of amenities	1 additional	2. Priority building permit processing	0
2. Green Building Certification		3. Online and print recognition	2
3-star/LEED certified	1	4. Unit type flexibility
4-star/LEED silver	2	Duplex	3
5-star/LEED gold	3	Triplex	4
3. Drought-tolerant landscaping	1	Fourplex	5
4. Native vegetation retention2		5. Lot size reduction
20%	1	15%	2
30%	2	25%	3
50%	3	30%	4
5. Native soil preservation1	1	6. Density bonus
6. Native soil restoration1,2	2	5%	3
7. Impervious surface area reduction		10%	5
10%	1	7. Clustered node	4
20%	2	8. Alternative road standard	2
8. Permeable materials		Note: Stormwater infrastructure requirements are based in part on impervious area. Use of the techniques at left is likely to reduce infrastructure costs – an additional incentive.
50%	1
100%	2
9. Green (vegetated) roofs
25% of roof area	1
50% of roof area	2
10. Roof rainwater collection	1
11. Minimal excavation foundation	3
12. Bioretention or infiltration
50% detained or infiltrated	1
75% detained or infiltrated	2
100% detained or infiltrated	3

1 Applicants may pursue the native soil preservation technique or native soil restoration technique, but not both.

2 The use of this technique is required in the North Redmond neighborhood in order to use the density bonus incentive. In the North Redmond neighborhood, native soil restoration is required to use the five percent density bonus; native soil restoration and native vegetation retention at the 50 percent level are both required to use the 10 percent density bonus.

(Ord. 2447)

20C.30.57-050 Techniques Explained.

Many of the techniques below are described in more detail in the most recent edition of the Redmond Stormwater Technical Notebook.

(1) Site Assessment. (Three points possible)

(a) In addition to the required site review described in RCDG 20C.30.57-030(1), no later than the time of land-use entitlement formal application submittal, the applicant shall prepare a “Site Assessment for LID” consistent with the requirements of the Redmond Stormwater Technical Notebook. The “Site Assessment for LID” is required when certain natural stormwater management techniques are used (see RCDG 20C.30.57-030(2)). When this technique is optional, it shall be worth two points.

(b) No later than the time of land use entitlement formal application submittal, the applicant may describe in written and graphic form how some or all of the elements identified in subsection (1)(a) of this section will be used as amenities for future residents. This shall at a minimum include identification of open space tracts, nonmotorized trail corridors, or both, that would not ordinarily be required. (One point)

(2) Green Building Certification. Use the table below to determine the appropriate type of green building certification for the proposed development. Applicants may certify using BuiltGreen, LEED, or another program determined by the Technical Committee to be of similar rigor.


Development Type	Certification Level	Points Awarded
Single-family development	BuiltGreen 3-star/LEED for Homes certified	1 if all units are certified
	BuiltGreen 4-star/LEED for Homes silver	2 if all units are certified
	BuiltGreen 5-star/LEED for Homes gold1	3 if all units are certified
Multi-family development	BuiltGreen 3-star/LEED for New Construction certified	1 if all buildings are certified
	BuiltGreen 4-star/LEED for New Construction silver2	2 if all buildings are certified
	BuiltGreen 5-star/LEED for New Construction gold2, 3	3 if all buildings are certified

1 One unit or 20 percent of all units, whichever is greater, shall be certified at the 5-star/LEED gold level; all others shall meet or exceed the 4-star/LEED silver level.

2 Applicants may certify using BuiltGreen only if 4-star or 5-star levels are available for the particular development type. Otherwise, proponents must certify using LEED or a similarly rigorous protocol.

3 One residential building, or buildings comprising at least 20 percent of the residential units, whichever is greater, shall be certified at the 5-star/LEED gold level; all others shall meet or exceed the 4-star/LEED silver level.

(3) Drought-Tolerant Landscaping. (One point)

(a) All required street and open space tract landscaping areas shall be landscaped with drought-tolerant, noninvasive vegetation appropriate for site conditions, including but not limited to levels of moisture, shade, slope, wind, types of local wildlife, and proximity to existing or future dwellings. Recreation areas, such as for pick-up games and picnicking, and private yard areas, except as noted in subsection (3)(b) of this section, are specifically exempt from this requirement. In those areas, the use of noninvasive drought-tolerant landscaping is encouraged. Applicants shall choose from the Drought-Tolerant Plants section of The Plant List or its successor, published by the Saving Water Partnership, or shall choose other species that meet the requirements of this subsection, as determined by the Code Administrator.

(b) A minimum of 51 percent of the planted area in the front yard shall be native and appropriate for site conditions, including but not limited to levels of moisture, shade, slope, wind, types of local wildlife, and proximity to existing or future dwellings. Plantings shall include a mix of trees or shrubs and living ground cover. Applicants shall choose from the Favorite Pacific Northwest Native Plants section of The Plant List or its successor, published by the Saving Water Partnership, or shall choose other species that meet the requirements of this subsection, as determined by the Code Administrator. Native plantings shall be identified on landscaping plans.

(4) Native Vegetation Retention. Twenty percent (one point), 30 percent (two points), or 50 percent (three points) of the native vegetation area (native vegetation is defined in RCDG 20A.20.140) shall be retained in native vegetation and set aside in native growth protection areas.

(a) For calculation purposes, total native vegetation area shall include the following, in order from highest priority to lowest priority:

(i) Critical areas and associated buffers;

(ii) Forested stands of native trees, including a five-foot buffer from the exterior dripline;

(iii) Contiguous areas of native vegetation;

(iv) Other native trees, including a five-foot buffer from the dripline; and

(v) Noncontiguous areas of native vegetation.

(b) Once calculated, native vegetation shall be preserved in the following ways, in order from highest priority to lowest priority:

(i) In critical areas tracts;

(ii) In native growth protection easements;

(iii) As common open space;

(iv) On individual lots in areas no less than 100 square feet, where no dimension is less than 10 feet, and where the native vegetation is delineated with a split rail fence.

(i) Provide a written explanation of why the higher priority area is not proposed to be retained; and

(ii) Enhance the lower priority vegetation according to a native revegetation plan.

(d) When native vegetation is proposed to be preserved in a lower priority manner before a higher priority manner, the applicant shall provide a written explanation of why the higher priority method of preservation is not proposed; the applicant shall demonstrate that the proposed preservation scheme meets the objectives of this division at least as well as the scheme described in subsection (4)(c) of this section.

(e) When required, a native revegetation plan shall conform to the following:

(i) Plants shall be selected by a qualified professional based upon site suitability and shall include a multilayer canopy at maturity of large trees (50 percent), small trees, and shrubs unless the professional determines in written form that the revegetation area is not suitable for such a mix;

(ii) In native growth protection areas larger than 0.5 acres, the ratio of evergreens to deciduous trees shall be 2:1;

(iii) Plantings shall be native to western Washington and suitable for the site and for suburban residential areas. Applicants shall choose species from the Favorite Pacific Northwest Native Plants section of The Plant List or its successor, published by the Saving Water Partnership, or shall choose species that meet the requirements of this subsection, as determined by the Code Administrator. Trees shall measure at least two-and-one-half inches in caliper (deciduous) or six feet in height (evergreen) at time of planting.

(5) Native Soil Preservation. (One point)

(a) The applicant shall preserve native soils in accordance with the guidelines contained in the Redmond Stormwater Technical Notebook.

(b) Restoring previously disturbed soils as described in the Notebook is required to earn two points.

(6) Native Soil Restoration. (Two points)

(a) In addition to preserving native soils in accordance with the guidelines contained in the Stormwater Technical Notebook, the applicant shall amend all soils that have been previously disturbed or that will be disturbed during construction of the proposed development in accordance with the guidelines contained in the Redmond Stormwater Technical Notebook.

(b) Points may be awarded for subsection (5) of this section, or this subsection, but not both.

(7) Impervious Surface Area Reduction. Maximum impervious surface area created through a residential development proposal pursuant to RCDG 20C.30.25-140, Site Requirements Chart and Flexibility, shall be reduced by either at least 10 percentage points (one point) or at least 20 percentage points (two points) of the total site area (e.g., maximum impervious surface in the R-4 zone would be reduced from 60 percent to 50 percent for one point or 40 percent for two points). Impervious surface area may be calculated on a development-wide basis to provide lot-by-lot flexibility, per RCDG 20C.30.25-110(3).

(8) Permeable Materials Use to Reduce Effective Impervious Surface Area.

(a) Permeable materials shall be used for 50 percent (one point) or 100 percent (two points) of proposed impervious surfaces, including but not limited to patios, walkways, sport courts, and sidewalk areas, subject to the provisions in subsections (8)(b) through (d) of this section.

(b) Permeable materials may be used on all soil types where information has been generated by a certified professional (e.g., a geotechnical engineer) and approved by the Public Works Director, demonstrating that the pervious material will function as designed.

(c) Permeable materials are allowed to replace pollution-generating impervious surfaces only in Wellhead Protection Zones 3 and 4, in accordance with the Stormwater Technical Notebook. Permeable materials may only replace non-pollution-generating impervious surfaces in Wellhead Protection Zones 1 and 2, in accordance with the Stormwater Technical Notebook.

(d) Permeable materials shall be considered a stormwater facility and so must be included in the required maintenance agreement.

(e) In instances where the City prohibits permeable materials in the right-of-way, impervious surfaces within the right-of-way shall not count against the applicant when calculating the number of points earned through this subsection.

(9) Green Roofs.

(a) Vegetated roofs shall be designed according to the guidelines of the Redmond Stormwater Technical Notebook.

(b) Compliance with this stormwater management technique shall require review and approval by the Building Official.

(c) The first 10,000 square feet of green roof area proposed under this division shall earn one point per 1,000 square feet; the next 20,000 square feet of green roof area shall earn one point per 2,000 square feet; thereafter, applicants shall earn one point when designed for 25 percent of total project roof area and two points when designed for at least 50 percent of total project roof area.

(10) Roof Rainwater Collection. (One point)

(a) Rainwater from all roofs shall be collected for nonpotable water purposes (i.e., rainwater harvesting). Construction, design, and maintenance specifications for rainwater collection shall meet standards adopted in the most recent version of the Redmond Stormwater Technical Notebook.

(b) This technique is only allowed when consistent with state law.

(11) Minimal Excavation Foundation.

(a) Construction, design, and maintenance specifications of minimal excavation foundations shall meet standards adopted in the most recent version of the Redmond Stormwater Technical Notebook.

(b) The first 10 structures constructed using minimal excavation foundations shall earn one point per structure; the next 20 structures constructed using minimal excavation foundations shall earn one point per two structures; thereafter, developments incorporating minimal excavation foundations for all residential structures shall earn three points.

(12) Bioretention or Infiltration.

(a) Where soils permit infiltration, infiltration elements shall infiltrate at least 50 percent (one point), 75 percent (two points) or 100 percent (three points) of the 50-year storm.

(b) Where soils do not permit infiltration, bioretention elements, such as rain gardens and bioretention swales, shall detain at least 50 percent (one point), 75 percent (two points) or 100 percent (three points) of the six-month storm. (Ord. 2447)

20C.30.57-060 Incentives Explained.

(1) Sustainable Development Award. The City shall develop and maintain a Sustainable Development award, to be awarded annually to no more than one project that best implements the provisions of this division. The City reserves the right not to grant an award in a given year. (Zero points)

(2) Priority Building Permit Processing. Building permit applications for single-family residential structures that seek BuiltGreen 4-star or LEED silver certification or higher shall be eligible for the City’s Green Residential Pilot Permitting Program or its successor. (Zero points)

(3) Online and Print Recognition. The applicant may request that the City publish a “Featured Sustainable Development” article in a City newsletter and on the City website, and that the City publish a press release publicizing the sustainable development techniques used in the project. (Two points)

(4) Unit Type Flexibility. (Three points for incorporating duplexes; four points for duplexes and/or triplexes; five points for duplexes, triplexes, and/or fourplexes)

(a) Duplexes, triplexes, and fourplexes may be included in proposed subdivisions as permitted uses.

(b) Such structures shall comply with RCDG 20C.30.70, Multiplex Housing, except that such structures shall not be required to access directly to an arterial.

(c) In no case shall the allowed density be exceeded unless allowed by neighborhood regulations, nor shall neighborhood or subarea requirements for multiplex permitting or separation be superseded.

(d) When average minimum lot size is reduced through this division, the reduced average minimum lot size shall serve as the baseline for calculating the required minimum lot size for lots with multiplex dwellings.

(5) Lot Size Reduction. In residential (R) zones where minimum average lot sizes apply, the minimum average lot size may be reduced up to 30 percent, depending on the number of points used, according to the table in RCDG 20C.30.57-040. The proposed average lot size of all lots included in a development shall define all other site requirements (as shown in RCDG 20C.30.25-140) with the exception of provisions relating to allowed density, which shall remain with the underlying zone, and of provisions otherwise modified by this division. For example, a subdivision in an R-4 zone with an average lot size of 4,900 square feet would be subject to the site requirements, with the noted exceptions, of an R-5 zone since that is the nearest zone to which the average lot size would apply. (Two points for 15 percent lot size reduction; three points for 25 percent; four points for 30 percent)

(6) Density Bonus. Eligible developments shall be permitted a five percent or 10 percent density bonus, provided that the overall impervious surface of the development is not increased over what is allowed by this division. Use of cottages, size-limited dwellings, attached structures, and carriage units is encouraged to achieve the bonus. (Three points for up to five percent density bonus; five points for up to 10 percent)

(7) Clustered Node. Applicants may propose clusters of up to three residential structures containing no more than five dwelling units. Clusters may include duplexes or triplexes, but not fourplexes.

(a) Structures within nodes shall be subject to six-foot building separation requirements rather than citywide or neighborhood-wide building separation or setback requirements. Citywide and neighborhood-specific building separation and setback requirements apply to the perimeter of the clustered node.

(b) Minimum lot size, minimum lot width circle, and minimum lot frontage requirements do not apply within the node. Minimum lot sizes for lots within the node do count toward the minimum average lot size calculation. Points for reducing lot sizes are not required to propose a clustered node.

(c) A clustered node must be separated from another clustered node on all sides by a single-family detached home, or lot or tract meeting size requirements for such, a street, or the height of the tallest structure within the clustered node, whichever is greatest.

(d) Dwelling units within clustered nodes shall share vehicular access.

(e) Applicants are encouraged to use techniques such as zero lot line, yard use easements, and other creative structure arrangement techniques to provide functional private open space.

(f) Density bonus points are required when clustered nodes result in project densities that are in excess of the underlying maximum zone density. (Four points)

(8) Alternative Road Standard. Applicants may design and construct local access streets according to the Green Infrastructure road standard located in Appendix 20D-3 of the Redmond Community Development Guide. When this road standard is used, at least one on-street parking space shall be provided per dwelling unit proposed. The applicant may propose a lower standard if he/she submits a parking study demonstrating that a lower standard would adequately serve the development and not adversely impact the safety of residents in or near the development. (Two points) (Ord. 2447)

20C.30.57-070 Neighborhood and Supplemental Requirements.

(1) Nothing in this division shall supersede neighborhood-specific regulations or neighborhood plan policies and objectives except where specifically noted.

(2) Where not already required through neighborhood regulations, single-family developments proposed through this division must meet residential architectural and site design standards for the Grass Lawn neighborhood, specified in RCDG 20C.70.25-040 and 20C.70.25-050. (Ord. 2447)