20C.60.25 Site Requirements for Business Park, Manufacturing Park and Industry Zones.
20C.60.25-010 Purpose.
This section establishes site design requirements within the Business Park (BP), Manufacturing Park (MP), and Industry (I) zones. These standards implement the Washington State Growth Management Act (Chapter 36.70A RCW), the County-Wide Planning Policies, Redmond’s adopted Comprehensive Plan, while protecting the City’s business park, manufacturing park and industrial areas from public nuisances, incompatible uses, and hazards. (Ord. 2385; Ord. 2027)
20C.60.25-020 Chart of Site Requirements.
(1) Purpose. RCDG 20C.60.25-020(4), Site Requirements, establishes the dimensional requirements for business park, manufacturing park and industrial development. The standards and rules are established to provide flexibility in project design, maintain privacy between adjacent uses, and prevent public nuisances.
(2) Explanation of Chart. The Chart of Site Requirements is arranged in matrix format. Development standards are listed down the left column and the zones are identified across the top row. The matrix cells contain the minimum or maximum dimensional requirements of each zone. The footnotes identify particular requirements applicable to either a specific use or zone. An “NS” indicates that there is “No Standard” (i.e., special requirements).
(3) Site Requirements in Business, Manufacturing and Industrial Zones.
|
Site Requirement |
Zoning Districts |
||
|
BP |
MP |
I |
|
|
Minimum Tract Area For Development |
1.5 acres |
1 acre |
1 acre |
|
Minimum Lot Frontage (in feet) |
30' |
30' |
30' |
|
Minimum Building Front, and All Street Setbacks (in feet)7 |
30'1 |
30' |
30' |
|
Minimum Building Rear Setbacks (in feet)7 |
20'1 |
10'2 |
10'2 |
|
Minimum Building Side Setbacks (in feet)7 |
40'1 |
10'2 |
10'2 |
|
Minimum Building Separation (Except for Accessory Structures)3 |
NS |
NS |
NS |
|
Maximum Lot Coverage of Structures and Other Impervious Surfaces4 |
75% |
80% |
80%5 |
|
Minimum Landscaped Area/Landscaping Requirements6, 7 |
See RCDG 20D.80.10-070(2) |
NS |
NS |
|
Maximum Height (in feet)7, 8 for Nonresidential Buildings |
45' |
45' |
60'9 |
|
Maximum Height (in feet)7, 8 for Mixed-Use Buildings that include Residential Uses in at least Two Floors where allowed |
55'10 |
NS |
NS |
|
Maximum Heights Within Shorelines (SMP) |
35'11a, 11b, 11c |
35'11a, 11b |
35'11a, 11b |
|
Maximum Floor Area Ratio (FAR) without TDRs4, 8, 11, 12 for Nonresidential Uses |
0.45 |
0.5015 |
0.50 |
|
Maximum Floor Area Ratio with TDRs4, 8, 12, 13 for Nonresidential Uses |
1.0 |
1.015 |
1.0 |
|
Maximum Floor Area Ratio (FAR) without TDRs4, 8, 11, 12, 13 for Residential Uses in Mixed-Use Buildings where allowed |
0.6810 |
|
|
|
Maximum Floor Area Ratio (FAR) with TDRs4, 8, 12, 13 for Residential Uses in Mixed-Use Buildings where allowed |
1.010 |
|
|
|
Pedestrian Requirements |
Yes14 |
NS |
NS |
Notes:
NS = No standard.
1 Subject to buffering and landscaping requirements of Chapter 20D.80 RCDG, Landscaping and Tree Protection.
2 No setback is required for joint or common wall construction located on property line.
3 As required by RMC Title 15, Buildings and Construction, or its successor.
4 For properties under a common ownership that are contiguous or separated only by rights-of-way, FARs may be calculated based on the average FAR across those properties, and density and impervious surface coverage may be transferred among contiguous properties, provided the averages or transfers are consistent with all other applicable regulations.
5 Industrial uses on sites less than 10 acres are allowed to exclude lined ponds that are part of a water treatment facility as part of this percentage.
6 See Chapter 20D.80 RCDG, Landscaping and Tree Protection, for tree protection and landscaping requirements. Outside of parking lots, the L1 General Landscaping Standard in RCDG 20C.50.25-080, Landscaped Areas, shall be used in the OBAT zone in place of the Type IV – Open Area Planting in RCDG 20D.80.10-080(d), Types of Planting.
7 See RCDG 20D.230, Transition Overlay Areas, for regulations specific to properties in a Transition Overlay.
8 See Chapter 20D.200 RCDG for regulations specific to properties using Transfer of Development Rights (“Receiving Properties’).
9 Rock-crushing equipment, asphalt and concrete batch plants, silos, and other related equipment may extend to a maximum height of 90 feet.
10 Except for buildings used for water-enjoyment uses within the shoreline, buildings not used exclusively for research and development, manufacturing, warehousing, or allowed light industrial uses shall not exceed two stories and 25 feet. No building over two stories may be converted to office uses.
11 All legal conforming lots are allowed the greater of either the maximum allowed FAR, or 10,000 square feet buildable area, given they can meet all other applicable site requirements.
11a Water-enjoyment uses within the shoreline jurisdiction may have a maximum height of 45 feet. See RCDG 20C.60.25-060(4), Maximum Height of Structures. (SMP)
11b This height limit is restricted to that portion of the building physically located within the shoreline jurisdiction. This height restriction does not apply to rock crushing equipment, asphalt and concrete batch plants, silos and other related equipment necessitated to meet environmental controls and structures housing manufacturing facilities which require more clear space than by a 35-foot height limit. The maximum height limit for these features shall be 90 feet. (SMP)
11c The maximum height of structures, including bridges, that support a regional light rail transit system may be higher than 35 feet but shall be no higher than is reasonably necessary to address the engineering, operational, environmental, and regulatory issues at the location of the structure. (SMP)
12 Building space to be used exclusively for day care centers may be constructed with a gross floor area that exceeds the Maximum Floor Area Ratio (FAR) without TDRs without the requirement to purchase TDRs if the following requirements are met. First, the building space shall be permanently used exclusively for a day care center and deed restrictions shall limit the building space to this purpose. Second, in no case shall the gross floor area of the building space used for any or all purposes exceed the Maximum Floor Area Ratio with TDRs unless otherwise authorized by the Development Guide.
13 Please refer to RCDG 20D.200, Transfer of Development Rights (TDR) Program, and RCDG 20C.60.30-050, Receipt of Development Rights in Business Park, Manufacturing Park and Industry Zones.
14 When located in the Willows/Rose Hill Neighborhood. See RCDG 20C.50.25-110, Pedestrian Standards.
15 0.25 FAR maximum for membership wholesale/retail warehouse in SE Redmond only.
(Ord. 2486; Ord. 2484(AM); Ord. 2390; Ord. 2385; Ord. 2352; Ord. 2159; Ord. 2129; Ord. 2052; Ord. 2027)
20C.60.25-030 Minimum Tract Area.
(1) Purpose. The minimum tract area is necessary to ensure that developments have enough land to accommodate necessary site requirements, and to provide facilities necessary to make the use compatible with other uses in the zone.
(2) Requirements. Where indicated on the chart, the minimum tract area for development establishes the minimum land area required before a development project application may be submitted. Unoccupied, accessory utility facilities are exempt from this requirement. No lot shall be created which is smaller than the minimum tract area except for pad sites where the pad site and the property leased for parking, landscaping, or other purposes exceeds the minimum tract area. (Ord. 2027)
20C.60.25-040 Minimum Lot Frontage.
(1) Purpose. The minimum lot frontage is designed to prevent congestion by allowing for on-site parking and to reduce public nuisances that result from an inability of emergency vehicles to access a building either because vehicles block the access or the lot is not wide enough to allow the effective use of fire trucks from the street.
(2) Requirement. Minimum lot frontage is the width of the lot that adjoins a public or private street or approved access corridor. (Ord. 2027)
20C.60.25-050 Building Setbacks.
(1) Purpose. The purpose of front, street, rear, and side setbacks area is to help maintain the desirable character of the community, provide adequate light and air to all properties, reduce incompatibilities such as excessive light and noise, prevent overloading of public infrastructure, and prevent public nuisances such as the danger of fire from buildings constructed too close to each other.
(2) Requirements.
(a) Measurement. Except as provided in subsection (3) of this section, all setbacks shall be measured at right angles, or as near to right angles as possible, to the nearest property line in a plane horizontal to the ground. In the case of access corridors and private streets, setbacks are measured from the inside edge of the access corridor or street to the foundation line of the structure. Front, side street, side, and rear directions shall be determined as provided in subsection (2)(d) of this section.
(b) Setback Exceptions. Upon the presentation of a binding site plan, an approved site plan, or a master planned development application processed in accordance with RCDG Title 20F, setbacks may be modified as follows: side setback distances may be modified to permit a zero side setback to accommodate joint wall construction and clustering of buildings; front setbacks may be modified from private streets and access corridors, provided front setbacks are maintained from all public streets.
(c) Improvements. Improvements less than 30 inches above grade including decks, patios, walks and driveways are permitted in setbacks. Fences, landscaping, flagpoles, street furniture, transit shelters and slope stability structures are permitted in setback areas, provided that all other applicable requirements are met. No other structures including accessory structures are permitted in setback areas.
(d) Lot Orientation. For the purpose of applying setback regulations, the following shall be applied: the front shall be toward the public street, private street or access corridor from which the lot is addressed or which provides the primary access; the rear is opposite to the front or as nearly so as the lot shape permits; and the sides are 90 degrees to the front or as nearly so as the lot shape permits.
(3) Repealed by Ord. 2385.
(4) Repealed by Ord. 2385.
(5) Repealed by Ord. 2385.
(6) Repealed by Ord. 2390. (Ord. 2447; Ord. 2390; Ord. 2385; Ord. 2027)
20C.60.25-060 Maximum Height of Structures.
(1) Purpose. The maximum height of structures maintains Redmond’s visual character, reduces the danger of fire and other natural emergencies, and limits the potential overburdening of surrounding infrastructure.
(2) Requirements. Maximum height requirements set the limit measured from the finished grade above which structures shall not extend. Please refer to Chapter 20A.20 RCDG, Definitions, for measuring building height. Chimneys, antennas, cooling and ventilation equipment, mechanical equipment screens and enclosures, elevator penthouses, roof access stair enclosures, and flagpoles, may exceed the height limit of the underlying zone by not more than 15 feet.
(3) Residential/Mixed-Use Developments. Within the BP zone, buildings that include a minimum of four residences may exceed the standard height limit and shall not exceed the maximum height listed under Residential Uses in Business Park Areas in RCDG 20C.60.25-020, Site Requirements in Business, Manufacturing and Industrial Zones.
(4) Water-Enjoyment Uses. Where water-enjoyment uses are allowed (refer to RCDG 20C.60.20-020, Allowed Uses), building heights for water-enjoyment uses may be increased per RCDG 20C.60.25-020, Chart of Site Requirements, when approved through a Shoreline Conditional Use Permit. Refer to Chapter 20A.20 RCDG, Definitions, for the definition of a water-enjoyment use. (SMP) (Ord. 2486; Ord. 2385; Ord. 2027)
20C.60.25-065 Maximum Height of Structures in a Transition Overlay.
Repealed by Ord. 2390. (Ord. 2385; Ord. 2027)
20C.60.25-070 Maximum Lot Coverage of Structures and Other Impervious Surfaces.
(1) Purpose. The maximum lot coverage maintains community goals by reducing storm drainage and flooding impacts, retaining visual separation between buildings and reducing large expanses of on-site parking.
(2) Requirements. The maximum lot coverage of structures and other impervious surfaces limits the maximum percentage of a lot that can be covered with primary and accessory structures and impervious surface.
(3) Modifications. Maximum coverage for portions of a site within a master planned development may be increased to encourage clustering with smaller lots where comparable open space is provided elsewhere within the development. For projects permitted with binding site plans, maximum land coverage on individual lots within a multi-lot development may be increased to allow clustering or joint wall construction, provided that the total amount of impervious surface does not exceed that set forth by RCDG 20C.60.25-020(3), Site Requirements in Business, Manufacturing and Industrial Zones, for the development as a whole. (Ord. 2447; Ord. 2027)
20C.60.25-080 Landscaping, Open Space and Buffers.
Repealed by Ord. 2390. (Ord. 2027)