20C.60.20 Permitted Uses.

20C.60.20-010 Purpose.

RCDG 20C.60.20-030, Permitted Land Uses in Business, Manufacturing and Industry Zones, lists the land uses permitted within each of the business, manufacturing park and industry zones. Uses requiring general and special development approvals are indicated. Footnotes at the end of the chart provide further clarification. (Ord. 2484(AM); Ord. 2404; Ord. 2027)

20C.60.20-020 Allowed Uses.

(1)    The symbols used in the chart represent the following:

P	Permitted Use.
C	Allowed conditional use requiring Conditional Permit approval.
S	Allowed conditional use requiring special development (SDP) approval.

(2)    Procedural requirements related to the general and special development permit processes are described in RCDG Title 20F.

(3)    Uses similar to those listed may be established as permitted or conditionally allowed through the interpretation procedure in RCDG Title 20F, Administration and Procedures. In determining whether a use should be permitted, the Administrator shall refer to the purpose statements found in RCDG 20C.60.10, Purpose, RCDG 20C.60.15, Business, Manufacturing and Industrial Zones, and the latest issued version of the Standard Industrial Classification Manual. (Ord. 2484(AM); Ord. 2404; Ord. 2027)

20C.60.20-030 Permitted Land Uses in Business, Manufacturing and Industry Zones.

Business, Manufacturing and Industry Zones Permitted Land Use Chart 

Land Use	Zoning Districts
	BP	MP	I
Housing
Residential Mixed-Use	P1
Secure Community Transition Facility	C17	C17	C17
Recreation and Entertainment
Adult Entertainment Facilities2	S	S	S
Corporate Conference Centers accessory to primary business activity	P
Athletic Clubs and Fitness Centers	P	P
Public and Private Parks and Open Space	P	P	P
Wholesale and Retail Trade
Wholesale Trade, Warehousing and Distribution5	P	P	P11
Eating and Drinking Establishments (Sit-down/Carry-out) in multi-tenant buildings3, 3a	P	P	C
Convenience retail commercial uses16	P
Membership Wholesale/Retail Warehouse21		P
Retail Vehicle Fuel Sales (with or without mini-marts)4	C	C
Retail Vehicle Sales23		S
Vending Carts/Kiosks	S5a	S5a
Water-Enjoyment Uses	S5b	S5b
Manufacturing and Assembly Uses4
Food and Kindred Products		P	P
Apparel and other Textile Products		P	P
Building Materials, including wood products, stone, glass and concrete products		P	P
Asphalt and Concrete Batch Plants and other outdoor processing operations6, 7		S	S
Mining, Quarrying and other Extractive operations7			C
Furniture and Fixtures	C	P	P
Paperboard Containers and Boxes	C	P	P
Printing, Publishing, and Allied Products	P	P	P
Pharmaceuticals, Biotechnology Products and Medical Equipment and Software, provided large quantities of toxic materials are not used in the manufacturing process	P	P	P
Perfumes, Cosmetics and Similar Preparations		P	P
Fabricated Metal Products		C	P
Industrial and Commercial Machinery		C	P
Computer and Office Equipment	P	P	P
Advanced Technology: Computer Hardware and Software	P	P
Electrical and Electronic Equipment and Components	P	P	P
Aircraft Parts, Aerospace and Space Vehicles and Parts	P	P	P
Measuring, Analyzing and Controlling Instruments, Photographic, Medical, Optical, Watches and Clocks	P	P	P
Miscellaneous Manufacturing Industries		P	P
Incidental Hazardous Waste Treatment and Storage8	S	S
Primary Hazardous Waste Treatment and Storage8		C
Services
Research and Development Facilities	P	P	P
Corporate Headquarters and Regional Offices associated with other Permitted Uses20	P	P
Construction/Contractors: Offices and Storage of Materials and Equipment		P	P
Construction/Contractors: Offices only	P
Commercial/Industrial Photography, Cinematography, Video Production	P	P
Convenience Service, Personal Service, and Professional Service uses16	P
Business Services: Technology Service and Support, Copy and Connectivity Centers, Consultants who directly support surrounding businesses, Telework Centers	P	P
Day Care Centers9	S	S
Kennels22		S
Rental Storage and Mini Warehouses10		P
Rental Services: Furniture, Tools, and Equipment with Exterior Storage	P	P
Vehicle Rentals: Autos, Trucks, Trailers, Recreational Vehicles, Construction and Heavy Hauling Equipment12		S	S
Auto and Boat Repair12a		P	P
Medical Diagnostic and Short-Term Treatment Facilities24	P
Education: Colleges, Universities, Public and Private Schools, Vocational and Trade Schools with the capacity for up to 150 total students18	S	S19
Education: Colleges, Universities, Public and Private Schools, Vocational and Trade Schools with the capacity for more than 150 students18	C	C19
Churches, Synagogues, Temples, (1 – 750 seats), and Related Activities13		S
Churches, Synagogues, Temples, (>750 seats), and Related Activities13		C
Charitable, Social, Professional & Labor Organizations	P
Transportation, Communication and Utilities
Railroad Facilities (Excluding Yards, Shops and Maintenance Facilities)	P	P	P
Transit Facilities, including Transit Centers, Rail and Park-and-Ride Lots	P	P	P
Motor Vehicle Maintenance Garage, Motor Freight Services and Terminals		P	P
Heliports and Helicopter Landing and Storage (excluding Medivac)	C	C	C
Commercial Parking Lots & Parking Garages	P14
Film, Video, TV, and Radio Broadcasting or Production Studios	P	P
Towing Operators and Auto Impoundment Yards		P	P
Large Satellite Dishes/Amateur Radio Antenna15	S	S	S
Broadcast and Relay Towers15	C	S	S
Wireless Communication Facilities15	S	S	S
Local Utilities	P	P	P
Regional Utilities	P	P	P
Solid Waste Transfer and Recycling		P	P
P = Permitted Use; S = Special Use; C = Conditional Use

Notes:

1 Limited to upper stories in mixed-use structures. See RCDG 20C.60.25-020(4) regarding maximum number of dwelling units and maximum building height provisions.

2 See adult entertainment regulations in Chapter 20D.20 RCDG, Adult Entertainment.

3 When located in a multi-tenant building. Limited to a maximum seating capacity of 50-person capacity. Hours of operation only allowed between 6:00 a.m. to 10:00 p.m.; on-site parking to be provided for each employee.

3a Eating and drinking establishment which is a secondary operation to the manufacturing or assembly of food and kindred products shall occupy no more than 25 percent of the combined gross floor area of both uses. It may exceed the 50-person capacity limit with up to 100-person capacity, or that accommodated in 25 percent of gross floor area of both uses, whichever is less. Allowed in a stand-alone building when part of a multi-tenant complex of multiple buildings on one property. On-site parking shall be provided for each employee.

4 Subject to aquifer protection and sensitive areas regulations in Chapter 20D.140 RCDG. Not allowed in Willows Corridor Business Park zone. See RCDG 20C.70.50-070.

5 Provided any retail sales are manufactured goods produced on the premises, or associated with and accessory or secondary to the primary manufacturing, assembly, wholesaling or distribution activity. The display and sales areas shall not exceed 10 percent of the gross floor area of the combined manufacturing, display and sales areas or 1,000 square feet, whichever is less.

5a Within the shoreline jurisdictions of Bear Creek and the Sammamish River, vending carts and kiosks associated with a water-enjoyment use are permitted, subject to the special use standards in RCDG 20D.170.35. (SMP)

5b Within the shoreline jurisdiction only, water-enjoyment uses are allowed in limited areas, as follows: (SMP)

(a) Bear Creek: Downstream of Avondale Road on Union Hill Road, Redmond Way or SR 520;

(b) Sammamish River: At NE 85th Street or NE 90th Street.

6 Rock crushing equipment, asphalt, and concrete batch plants, silos and other related equipment may extend to a maximum height of 90 feet.

7 Subject to Special Use Criteria, RCDG 20D.170.30, Batch Plants and Extractive Industry.

8 Subject to Special Use Criteria, RCDG 20D.170.60, Hazardous Waste Treatment and Storage Facilities.

9 Subject to Special Use Criteria, RCDG 20D.170.50, Day Care.

10 No business activities are allowed to operate from storage spaces.

11 When associated with a permitted manufacturing use.

12 Subject to Special Use Criteria, RCDG 20D.170.20, Automobile, Recreational Vehicle and Boat: Sales, Service and Rental.

12a May also allow auto and motorcycle sales only, not to exceed 25 percent of the combined gross floor area of all uses. The employee, customer, service and display parking areas must meet the City’s design requirements for parking areas and parking ratios identified in RCDG 20D.170.20-020(3). All repair shall be conducted inside and no bay door shall orient directly towards residential, public open space, or right-of-way unless there is an intervening building located between the use and the residential/public space. No razor wire, chain link, or barbed wire fences shall be allowed on the business frontage. Fences required for side or back lots shall be sight obscuring when adjoining residential areas.

13 Subject to Special Use Criteria, RCDG 20D.170.40, Churches, Temples, Synagogues, and Other Places of Worship.

14 Commercial parking lots, commercial parking garages and commercial parking structures are prohibited from storing impounded, abandoned, or damaged vehicles.

15 Subject to Special Use Criteria, RCDG 20D.170.45, Telecommunication Facilities.

16 When located in the Willows/Rose Hill Neighborhood. See RCDG 20C.70.50-070, Convenience Retail and Services.

17 Subject to secure community transition facility criteria, RCDG 20D.170.55, essential public facility criteria, RCDG 20F.40.80, and RCDG 20F.30.40 for a Type III permit.

18 Full-time equivalencies, where one full-time equivalent shall equal 15 credits in a given quarter, shall establish the capacity of the number of students for vocational, trade, and technical schools in the MP zoning district.

19 Vocational, trade, and technical schools only. Other educational uses are prohibited.

20 The term “associated with other permitted uses” shall mean that corporate headquarters and regional offices located in MP and associated with a permitted MP use must be located in an MP area within Redmond, not necessarily on the same property.

21 In Southeast Redmond only with a development agreement. The development agreement shall further the goals and policies of the Redmond Comprehensive Plan and meet or exceed all requirements of the Redmond Community Development Guide. In addition, the development agreement shall contain, at a minimum, consideration of specific implementation of these goals, policies and regulations within the following categories: Land Use and Design, including sustainable building practices, Utilities, Environmental Issues, Transportation, Parks and Open Space, and Community Character.

A neighborhood meeting shall be held for the purpose of obtaining public input early in the creation of the development agreement and prior to the City Council establishment of a public hearing date. The purpose of the neighborhood meeting shall be to specifically identify those issues/impacts which may be specifically associated with development of a membership wholesale/retail warehouse as well as possible mitigation strategies. A minimum 14-day notice prior to the neighborhood meeting shall be sent to all owners and tenants of properties within 1,000 feet of a parcel for which a complete application has been received by the City. In addition, notice shall be sent to all homeowners’ associations and residential properties that are adjacent to the specific Manufacturing Park zoned area in question.

22 Subject to Special Use Criteria, RCDG 20D.170.15, Animal Boarding: Kennels, Shelters and Equestrian Facilities.

23 Retail auto sales are permitted on both sides of NE 90th Street between Willows Road and 152nd Avenue NE, both sides of NE 95th Street between Willows Road and 151st Avenue NE and along 151st Avenue NE from NE 90th Street to NE 95th Street. The use shall be allowed only on properties with frontage on both sides of the above named streets. Subject to Special Use Criteria in RCDG 20D.170.20, Automobile, Recreational Vehicle and Boat: Sales, Service and Rental.

24 In the Bear Creek Neighborhood only.

(Ord. 2486; Ord. 2484(AM); Ord. 2404; Ord. 2385; Ord. 2352; Ord. 2159; Ord. 2152; Ord. 2129; Ord. 2102)