20F.40.20 Administrative Design Flexibility.

20F.40.20-010 Purpose.

The purpose of this section is to promote creativity in site layout and design and to allow flexibility in the application of standards for residential, commercial, business and manufacturing parks and to achieve the creation of sites and uses that may benefit the public by the application of special design policies and standards not otherwise possible under conventional development regulations and standards. (Ord. 2385; Ord. 2383; Ord. 2118)

20F.40.20-020 Scope.

This section establishes the criteria that the City will use in making a decision upon an application for administrative design flexibility in all zones, except those zones within the City Center (see RCDG 20C.40.40-030 for administrative design flexibility in the City Center) and nonresidential and mixed-use districts within Overlake (see RCDG 20C.45.40-120 for administrative design flexibility in Overlake). Administrative design flexibility shall only be considered for adjusting standards in the categories listed below for each type of land use. Requests for adjustment to standards not listed shall be processed as a variance as set forth in RCDG 20F.40.180, Variances. (Ord. 2385; Ord. 2383; Ord. 2118)

20F.40.20-030 Procedure.

Applications that seek administrative design flexibility shall follow the procedures established in RCDG 20F.30.35 for a Type II permit process. (Ord. 2385; Ord. 2383; Ord. 2118)

20F.40.20-040 Decision Criteria.

(1)    Criteria for Projects Other Than Existing Single-Family Structures. The City may approve or approve with modifications the request for administrative design flexibility only if the project meets all of the following criteria:

(a)    Superiority in achieving the City of Redmond Comprehensive Plan neighborhood goals and policies as well as superiority in design in terms of architecture, building materials, site design, landscaping and open space. Projects shall seek to create greater amounts of privacy, maintenance of views, preservation of trees, preservation of historic resources, vegetation and habitat, and provide for adequate security.

(b)    The applicant must prove that the project meets the criteria outlined above, based on:

(i)    Measurable improvements such as an increase in the number of trees saved, increased amount of open space, or increased landscaping area;

(ii)    Objective improvements such as increased solar access or increased privacy; and

(iii)    Conceptual architectural sketches, showing two sketches (with and without administrative design flexibility), indicating the improvement gained by application of the administrative design flexibility.

(2)    Criteria for Existing Single-Family Residential Structures. Additions or modifications to existing single-family residential structures may be eligible for administrative design flexibility if the project meets all of the following criteria:

(a)    No adverse impact on adjoining property owners;

(b)    Not unduly injurious to property owners in the vicinity or their enjoyment of their property;

(c)    Special physical circumstances relating to the size, shape, topography, location or surroundings of the subject property;

(d)    The project otherwise complies with the requirements of the Community Development Guide. (Ord. 2385; Ord. 2383; Ord. 2164; Ord. 2118)

20F.40.20-050 Residential Flexible Standards.

(1)    Limitations. Application of administrative design flexibility shall be limited to the following zoning districts and development standards:

(a)    Design flexibility shall apply to all residential zones unless otherwise specified.

(i)    Setbacks. Front, side and rear setbacks may be reduced up to 20 percent. Setbacks from Lake Sammamish shall not be eligible for design flexibility. A minimum of 18 feet of driveway shall be provided between the garage, carport, or other fenced parking area and the street property line except when alleys are used for vehicular access.

(ii)    Impervious Surface. In the R-8 through R‑20 zones, the impervious surface area can be increased an additional five percent. (Ord. 2385; Ord. 2383; Ord. 2118)

20F.40.20-060 Commercial Flexible Standards.

(1)    Limitations. Application of administrative design flexibility shall be limited to the following zoning districts and development standards:

(a)    Commercial. Shall apply only to the Neighborhood Commercial (NC) and General Commercial (GC) zoning districts.

(i)    Lot Coverage/Impervious Surface. May be increased an additional five percent.

(ii)    Minimum Building Setbacks. May be reduced up to 20 percent. (Ord. 2385; Ord. 2383; Ord. 2118)

20F.40.20-070 Business and Manufacturing Park Flexible Standards.

(1)    Limitations. Application of administrative design flexibility shall be limited to the following zoning districts and development standards:

(a)    Business Park (BP), Overlake Business and Advanced Technology (OBAT), Manufacturing (MP), and Industrial (I) zones.

(i)    Lot Coverage/Impervious Surface. May be increased an additional five percent.

(ii)    Minimum Building Setbacks. May be reduced up to 20 percent. (Ord. 2385; Ord. 2383; Ord. 2118)