Technical Committee Report to the Planning Commission

Technical Committee Report to the Planning Commission

2021 ANNUAL DOCKET OF COMPREHENSIVE PLAN AMENDMENTS June 2, 2021

Page | 1

Project File Number: LAND-2021-00275

Proposal Name: Retail Marijuana Expansion

Applicant: Jenny Carbon | Always Greener

Staff Contacts: Beverly Mesa-Zendt AICP

TECHNICAL COMMITTEE COMPLIANCE REVIEW AND RECOMMENDATION

Technical Committee shall make a recommendation to the Planning Commission for all Type VI reviews (RZC 21.76.060.E). The Technical Committee’s recommendation shall be based on the decision criteria set forth in the Redmond Zoning Code. Review Criteria:

A. RZC 21.76.070 Criteria for Evaluation and Action. B. RZC 21.76.AE Zoning Code Amendment -Text

REDMOND COMPREHENSIVE PLAN AMENDMENT SUMMARY

Alternative 1- The applicant is proposing expanding retail marijuana sales to the following land-use

designated areas.

Business Park

Manufacturing Park

Industry

Alternative 2: A second alternative, provided by staff, limits expansion to the following land-use designated

areas.

Business Park

Manufacturing Park Overlay

RZC 21.76.070 COMPREHENSIVE PLAN AMENDMENT CRITERIA (Full staff analysis attached as Attachment A)

Alternative 1 MEETS/

DOES NOT MEET


DOES NOT MEET

1 Consistency with the Growth Management Act (GMA), the State of Washington Department of Commerce Procedural Criteria, and the King County Countywide Planning Policies (CPPs);

Meets Meets

2 Consistency with the Comprehensive Plan policies and the designation criteria; Does Not Meet

Meets

DocuSign Envelope ID: 9A4D39B4-4470-4116-B417-B70E78B6AAEF

http://online.encodeplus.com/regs/redmond-wa/doc-view.aspx?pn=0&ajax=0&secid=606

Technical Committee Report to the Planning Commission 2021 ANNUAL DOCKET OF COMPREHENSIVE PLAN AMENDMENTS June 2, 2021

Page | 2

REDMOND ZONING CODE TEXT AMENDMENT SUMMARY

Alternative 1- The applicant is proposing expanding retail marijuana sales to the following zoning districts.

Business Park zones

Manufacturing Park zone

Industry zone

Alternative 2: A second alternative, provided by staff, limits expansion to the following zoning districts.

Business Park zones

Manufacturing Park Overlay zone

RZC 21.76.070 AE – TEXT AMENDMENT CRITERIA


DOES NOT MEET


DOES NOT MEET

All amendments to the RZC processed under this section shall be in conformance with the Comprehensive Plan.

Amendments to the Comprehensive Plan would be required to allow Marijuana Retail Sales in BP, MP and I Zoning Districts

Amendments would be required to the Comprehensive Plan to allow Marijuana Retail Sales in BP and MP Overlay Zoning Districts

3 If the purpose of the amendment is to change the allowed use in an area, the need for the land uses that would be allowed by the Comprehensive Plan amendment and whether the amendment would result in the loss of the capacity to meet other needed land uses, especially whether the proposed amendment complies with the policy on no net loss of housing capacity;

Partially Meets

Meets

4 Consistency with the preferred growth and development pattern of the Land Use Element of the Comprehensive Plan;

Does Not Meet

Meets

5 The capability of the land, including the prevalence of critical areas; Meets Meets

6 The capacity of public facilities and whether public facilities and services can be provided cost-effectively at the intensity allowed by the designation;

Meets Meets

7 The proposed amendment addresses significantly changed conditions. In making this determination the following shall be considered:

i. Unanticipated consequences of an adopted policy, or ii. Changed conditions on the subject property or its surrounding area, or, iii. Changes related to the pertinent plan map or text; and iv. Where such change of conditions creates conflicts in the Comprehensive

Plan of a magnitude that would need to be addressed for the Comprehensive Plan to function as an integrated whole.

Meets

Meets


https://redmond.municipal.codes/RZC/21.78__a720d136f06602b9c993e84f47b8a313

https://redmond.municipal.codes/RZC/21.78__2e4be5605e94d5916abeb04536bd372f








Page | 3

STATE ENVIRONMENTAL POLICY ACT (SEPA) The lead agency for this proposal has determined that the requirements of environmental analysis, protection, and mitigation

measures have been adequately addressed through the City’s regulations and Comprehensive Plan together with applicable

State and Federal laws. Additionally, the lead agency has determined that the proposal does not have a probable significant

adverse impact on the environment as described under SEPA. An Environmental Impact Statement (EIS) is not required under

RCW 43.21C.030(2). This decision was made after review of a completed environmental checklist and other information on file

with the lead agency. A Determination of Non-significance was issued on May 10, 2021.

In accordance with WAC 197-11-340(2) an opportunity for comment and appeal period was provided from

May 10, 2021 until June 8, 2021.

STAFF RECOMMENDATION Based on the compliance review of the following decision criteria set forth in the Redmond Zoning Code.

RZC 21.76.070 Criteria for Evaluation and Action.

A. Staff recommends denial of Alternative 1. B. Staff recommends approval of Alternative 2 with no further conditions.

TECHNICAL COMMITTEE RECOMMENDATION

The Technical Committee has reviewed Alternative 1 and finds the amendments to be inconsistent with applicable review

criteria and therefore recommends denial.

The Technical Committee has reviewed Alternative 2 and finds the amendments to be consistent with applicable review

criteria and therefore recommends approval with no additional conditions.

Applicable review criteria

A. RZC 21.76.070 Criteria for Evaluation and Action. B. RZC 21.76.AE Zoning Code Amendment -Text

REVIEWED AND APPROVED BY

Carol Helland, Planning and Community Development Director

Steve Flude for Dave Juarez, Public Works Director

Attachments

A. Staff Compliance Review and Analysis B. Proposed Comp Plan Amendments C. Proposed Zoning Code Amendments D. SEPA Threshold Determination



Page | 4


Exhibit A to Attachment B: Staff Compliance Review and Analysis | Retail Marijuana Expansion

RZC 21.76.070 COMPREHENSIVE PLAN AMENDMENT CRITERIA

Meets/ Does Not Meet Staff Review and Analysis Alternative 1

Meets/ Does Not Meet Staff Review and Analysis Alternative

2

1 Consistency with the Growth Management Act (GMA), the State of Washington Department of Commerce Procedural Criteria, and the King County Countywide Planning Policies (CPPs);

Meets • Proposal is in compliance with RCW 36.70A.130-Comprehensive plans—Review procedures and schedules—Amendments and other applicable provisions.

• Proposal is in compliance with RCW 36.70A.106 which requires notification of Department of Commerce of “intent to adopt” an updated plan or regulations.

• Proposal is in compliance with applicable provisions of the King Countywide Planning Policies

2

Consistency with the Comprehensive Plan policies and the designation criteria;

Meets LU-61 Business Park Designation – would require an amendment to allow retail sales but is not inconsistent with purpose and allowed uses in the Business Park Desiignation.

Alternative 1 Does Not Meet

LU-62 Manufacturing Park Designation and Industry Designation sections would require an amendment. Retail sales are inconsistent with the purpose and allowed uses as provided below: LU-62 Purpose …Provide locations for existing and future manufacturing and industrial uses, particularly those that require significant areas for storage of materials and equipment (both indoors and outdoors). Provide for manufacturing and other uses that are better suited for locations outside of the Downtown or Overlake due to site requirements, noise impacts, transportation needs or other considerations…. Examples of allowed uses in the Industry zone include those allowed in the Manufacturing Park zone and those existing industrial uses, including outside manufacturing and mineral resource processing, whose continuing operations are unlikely to harm groundwater resources and Evans Creek. LU-62 Allowed Uses Manufacturing Park and Industry. Provide areas primarily for uses, such as manufacturing; research and development; light industry; wholesale, assembly and distribution businesses; and essential public facilities. Limit office and other secondary uses to those that support these primary uses. Consider allowing other limited supportive uses, including but not limited to day care centers, retail vehicle fuel sales and technical colleges.

Alternative 2 Meets

LU-62 Alternative 2 does not propose the addition of retail marijuana sales to Manufacturing Park or Industry land use designated areas. The addition of retail marijuana sales to Manufacturing Overlay is consistent with the following language from LU-62 Allowed Uses

… . Allow a broader

range of commercial uses within the Manufacturing Park Overlay in Southeast Redmond as shown on the Redmond Zoning Map

3 If the purpose of the amendment is to change the allowed use in an area, the need for the land uses that would be allowed by the Comprehensive Plan amendment and whether the amendment would result in the loss of the capacity to meet other needed land uses, especially whether the proposed amendment complies with the policy on no net loss of housing capacity;

Meets Business Park Designation Retail marijuana sales meets a retail need of the community, the addition of this use will not impair the city’s capacity to meet other uses in the Business Park Land Use Designated allowed uses and results in no net loss of housing capacity.

Alternative 1 Partially Meets

Although retail marijuana sales address a need in the community, the addition of this use introduces a retail component not currently allowed in MP and I and inconsistent with how this designation has been implemented through the zoning purpose statements. Expanding retail uses to this zone could introduce conflicts between exiting allowed uses which have greater off-site impacts and larger site requirements. Retail sales have the potential to redirect retail activity to

Alternative 2 Meets

Alternative 2 does not propose introducing retail sales into areas reserved for manufacturing or industrial uses.

Attachment A







2

areas reserved for more intensive uses that require larger affordable sites. If retail marijuana sales are introduced to Manufacturing Park designated areas, language should be specific to permit only retail marijuana sales to avoid proliferation and encroachment or more retail uses in this area reserved for industrial and manufacturing related uses. Introducing uses to this zone that are not typically found in LI and MP zones will potentially reduce the limited amount of land available for true

industrial and manufacturing uses. This approach necessitates a distinction between marijuana sales and other retail sales – a distinction that could be supported by mandatory state buffering requirements that are unique to retail marijuana uses. Additionally, the following language should be added to ensure that Industrial land use designated areas, where off site impacts are significant and where uses are most incompatible with retail sales, should be added. …. Examples of allowed uses in the Industry zone include those allowed in the Manufacturing Park zone that are subordinate to and support existing industrial uses, including outside manufacturing and mineral resource processing, whose continuing operations are unlikely to harm groundwater resources and Evans Creek.

4 Consistency with the preferred growth and development pattern of the Land Use Element of the Comprehensive Plan;

Meets FW-13 Ensure that the land use pattern in Redmond meets preferred land use objectives. Allowing retail sales in the MP, MP Overlay, and I land use designation mapped areas would be consistent with the following preferred growth pattern policies.

• Provides for the transition of the Marymoor Local Center to be a location that

includes housing, services and a diversity of employment opportunities.

• Provides opportunities to meet daily shopping or service needs close to residences and workplaces.

Does Not Meet

Allowing retail sales in the MP and I land use designation areas would be inconsistent with the following preferred growth pattern policies. • Focuses and promotes office,

housing and retail development in the Downtown and Overlake Urban Centers;

• Retains and encourages research and development, high technology and manufacturing uses in portions of Overlake, Downtown, Willows and Southeast Redmond;

Meets Allowing retail sales in the MP Overlay is consistent with the following applicable preferred growth pattern policies.

• Retains and encourages research and development, high technology and manufacturing uses in portions of Overlake,

• Provides for industrial uses in suitable areas such as Southeast Redmond;






2

• Provides for industrial uses in suitable areas such as Southeast Redmond;

5 The capability of the land, including the prevalence of critical areas;

Meets The introduction of this use does not introduce a greater level of intensity already contemplated for these designated areas. Individual projects will be reviewed for consistency with development regulations and critical areas regulations.

6 The capacity of public facilities and whether public facilities and services can be provided cost-effectively at the intensity allowed by the designation;

Meets The introduction of this use does not introduce a greater level of intensity already contemplated for these designated areas. Any impacts to infrastructure (transportation, water, wastewater) that could arise, would be addressed through the development review process.

7 The proposed amendment addresses significantly changed conditions. In making this determination the following shall be considered:

i. Unanticipated consequences of an adopted policy, or

ii. Changed conditions on the subject property or its surrounding area, or,

iii. Changes related to the pertinent plan map or text; and

iv. Where such change of conditions creates conflicts in the Comprehensive Plan of a magnitude that would need to be addressed for the Comprehensive Plan to function as an integrated whole.

Not

Applicable The current land use designations provide a range of appropriate uses and development consistent with the preferred growth pattern and the designation criteria. Development has been consistent with the existing designation criteria and preferred growth pattern.




City of Redmond Comprehensive Plan| Land Use 20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana| Alternative 1

Land Use Introduction A. General Land Use Policies Growth Management Land Use Compatibility Community Facilities and Services Green Infrastructure Open Space and Resource Protection B. Land Use Plan Map and Designations Residential

... Other Employment

… General Policies

… Designation Policies

LU-61 Business Park Designation Purpose. Provide for attractively designed and efficiently used areas for business and manufacturing employment opportunities that complement commercial activities typically found in the Downtown, involve limited outdoor storage and include a high level of amenities. Allowed Uses. Implement this designation through the Business Park zone. Permit uses, such as research and development, software development, advanced technology industries, wholesale businesses, certain manufacturing businesses, associated offices and similar uses, that do not compete with the Downtown, do not serve the general public, and will not create adverse impacts on the environment or surrounding uses. Also permit residences in upper floors of buildings and allow additional building height and increased floor area ratios for these buildings. Consider allowing uses, such as a medical diagnostic and short-term treatment facility, that require large floor plates.

Encourage a mix of compatible uses to internalize vehicle trips and provide needed support services within close proximity to business park uses. Examples of compatible uses include business services that directly support surrounding businesses and limited retail and service activities, such as retail marijuana sales, restaurants and fitness centers, that serve employees and residents in the immediate areas.

LU-62 Manufacturing Park Designation Purpose. Provide locations for existing and future manufacturing and industrial uses, particularly those that require significant areas for storage of materials and equipment (both indoors and outdoors). Provide for manufacturing and other uses that are better suited for locations outside of the Downtown or Overlake due to site requirements, noise impacts, transportation needs or other considerations.

Attachment B

City of Redmond Comprehensive Plan| Land Use 20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana| Alternative 1

Allowed Uses. Implement this designation through two zones: Manufacturing Park and Industry. Provide areas primarily for uses, such as manufacturing; research and development; light industry; wholesale, assembly and distribution businesses; and essential public facilities. Limit office and other secondary uses to those that support these primary uses. Consider allowing other limited supportive uses, including but not limited to day care centers, retail vehicle fuel sales, retail marijuana sales, and technical colleges. Allow a broader range of commercial uses within the Manufacturing Park Overlay in Southeast Redmond as shown on the Redmond Zoning Map. Examples of allowed uses in the Industry zone include those allowed in the Manufacturing Park zone and those existing industrial uses, including outside manufacturing and mineral resource processing, whose continuing operations are unlikely to harm groundwater resources and Evans Creek. Ensure that allowed uses in both zones do not create significant hazards or other adverse impacts on the community, other manufacturing uses or the natural environment. Use performance standards, permit conditions and critical areas regulations to protect the community and other uses within the Manufacturing Park designation.

Design District

…

City of Redmond Comprehensive Plan| Land Use 20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana| Alternative 2 Land Use Introduction A. General Land Use Policies Growth Management Land Use Compatibility Community Facilities and Services Green Infrastructure Open Space and Resource Protection B. Land Use Plan Map and Designations Residential

... Other Employment

… General Policies

… Designation Policies

LU-61 Business Park Designation Purpose. Provide for attractively designed and efficiently used areas for business and manufacturing employment opportunities that complement commercial activities typically found in the Downtown, involve limited outdoor storage and include a high level of amenities. Allowed Uses. Implement this designation through the Business Park zone. Permit uses, such as research and development, software development, advanced technology industries, wholesale businesses, certain manufacturing businesses, associated offices and similar uses, that do not compete with the Downtown, do not serve the general public, and will not create adverse impacts on the environment or surrounding uses. Also permit residences in upper floors of buildings and allow additional building height and increased floor area ratios for these buildings. Consider allowing uses, such as a medical diagnostic and short-term treatment facility, that require large floor plates.

Encourage a mix of compatible uses to internalize vehicle trips and provide needed support services within close proximity to business park uses. Examples of compatible uses include business services that directly support surrounding businesses and limited retail and service activities, such as retail marijuana sales, restaurants and fitness centers, that serve employees and residents in the immediate areas.

LU-62 Manufacturing Park Designation

…

21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code

20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1

Page 1 of 29

The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.

21.04.030 Comprehensive Allowed Uses Chart.

A. Generally. This chart is meant to serve as a compilation of permitted uses within each of the

individual zone summaries. It does not include all the specific use limitations or requirements that

may apply. Please refer to the individual zone summaries for special use requirements or limitations.

B. Residential Zones.

…

C. Nonresidential Zones.

Table 21.04.030B

Comprehensive Allowed Uses Chart: Nonresidential Zones

Online Users: Click on

District Abbreviation to

View Map -->

NC-1 NC-2 GC BP MP I RR BCDD1 BCDD2 NDD2,

NDD3 MDD4

Residential

Detached dwelling unit P P P

Size-limited dwelling P P

Cottage P P

Accessory dwelling unit P P

Attached dwelling unit P P

Manufactured home P P

Multifamily structure P P P P

Dormitory

Residential suite

Mixed-use residential

structure

P P P P

Housing services for the

elderly

P

Attachment C

http://gis.redmond.gov/pv?zoning=NC1


http://gis.redmond.gov/pv?zoning=GC

http://gis.redmond.gov/pv?zoning=BP

http://gis.redmond.gov/pv?zoning=MP

http://gis.redmond.gov/pv?zoning=I

http://gis.redmond.gov/pv?zoning=RR

http://gis.redmond.gov/pv?zoning=BCDD1


http://gis.redmond.gov/pv?zoning=NDD2


http://gis.redmond.gov/pv?zoning=MDD4



Page 2 of 29


Table 21.04.030B




View Map -->


NDD3 MDD4

Adult family home

Long-term care facility P

Residential care facility P

Retirement residence P

General Sales or Service

General Sales or Service P

Automobile sales, rental, or

service establishment

P P C P P P

Heavy consumer goods

sales, rental, or service

P P P P P P

Durable consumer goods

sales, rental, and service

P P P P P P

Consumer goods, other P P P P P P P

Membership wholesale /

retail warehouse

P

Grocery, food, beverage, or

dairy sales

P P P P P

Marijuana retail sales P P P P P

Health and personal care P P P P

Convenience store P P P

Finance and insurance P P P P P P P

Real estate services P P P P P P

Professional services P P P P P P P P P

Administrative services P P P P P P

Services to buildings or

dwellings

P P P P P















Page 3 of 29


Table 21.04.030B




View Map -->


NDD3 MDD4

Travel arrangement and

reservation services

P P

Investigation and security

services

P P

Full-service restaurant P P P P P C P P P

Cafeteria or limited-service

restaurant

P P P P P C P P P

Bar or drinking place P P P P P

Caterer P P P P

Food service contractor P P P P

Animal kennel/shelter P P P P

Personal services P P P P P P P

Pet and animal sales or

service (except veterinary)

P P P P

Hotels, motels and other

accommodation services

Bed and breakfast inn

Hotel or motel P P

Manufacturing and Wholesale Trade

Manufacturing and

Wholesale trade

P P P P P P

Marijuana processing P P P P

Transportation, Communication, Information, and Utilities

Rail transportation P P P P P

Road, ground passenger,

and transit transportation

P P P P P P















Page 4 of 29


Table 21.04.030B




View Map -->


NDD3 MDD4

D. Mixed Use Zones.















Page 5 of 29


Chapter 21.14 COMMERCIAL REGULATIONS

21.14.010 Neighborhood Commercial 1 (NC-1)

… 21.14.015 Neighborhood Commercial 2 (NC-2)

…

21.14.020 General Commercial.

…

21.14.030 Business Park.

A. Purpose. The purpose of the Business Park (BP) zone is to provide business and manufacturing

employment opportunities that complement commercial activities that are typically found in the

Downtown, involve limited outdoor storage, and include a high level of amenities. The Business Park

zone provides areas to locate research and development, software development, advanced

technology industries, wholesale businesses, manufacturing businesses with largely indoor

operations, offices associated with these uses, and uses that require large floor plates such as major

medical facilities. Compatible uses that directly support surrounding business park uses, such as

restaurants, and fitness centers, and retail marijuana sales, are allowed. Mixed-use development is

also allowed. This zone is not intended for uses that primarily serve the general public.

B. Maximum Development Yield.

...

C. Regulations Common to All Uses.

…

D. Allowed Uses and Basic Development Standards. The following table contains the basic

zoning regulations that apply to uses in the Business Park (BP) zone. To use the chart, read down the

left-hand column titled “Use.” When you have located the use that interests you, read across to find

regulations that apply to that use. Uses are permitted unless otherwise specified in the Special

https://redmond.municipal.codes/RZC/21.14.015


https://redmond.municipal.codes/RZC/21.78__ca185260698faa60f98b65fdaac337db

https://redmond.municipal.codes/RZC/21.78__82be779191266b6ef0597be0c7f60d6d

https://redmond.municipal.codes/RZC/21.78__330f49df8243756a8a4dc7f7f7ee6dfe

https://redmond.municipal.codes/RZC/21.78__2d85787e7ae80863f06f58702da8d237


https://redmond.municipal.codes/RZC/21.78__881f05e515103fda40659828cd5f4561

https://redmond.municipal.codes/RZC/21.78__b7beed125a75ff65d74424407f05e8b1

https://redmond.municipal.codes/RZC/21.78__b8e1e41b28ce0869554a9b41c2c3e234




Page 6 of 29


Regulations column. Permitted uses may require land use permit approval. See RZC 21.76.020,

Overview of the Development Process, for more information. Uses not listed are not permitted.

Table 21.14.030C

Allowed Uses and Basic Development Standards

Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

Residential

1

Mixed-use

residential

structure

5;

6

0.68;

1.0

Studio (1.2,

1.2)

1 bedroom

(1.5, 1.5)

2 bedroom

(1.8, 1.8)

3+ bedroom

(2.0, 2.0)

General sales or services

2

Automobile

sales, service, or

rental

establishment 4;

5

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)

A. Conditional use permit required. See RZC

21.76.070.K, Conditional Use Permit.

B. Only gasoline service permitted.

C. Not permitted north of NE 90th Street and west of

Willows Road.

3

Heavy consumer

goods sales or

service

Only rental and repair of goods permitted.


https://redmond.municipal.codes/RZC/21.76.070.K



Page 7 of 29


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

4

Durable

consumer goods

sales or service

5 Finance and

insurance

4;

5

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)

A. Permitted in Willows/Rose Hill Neighborhood

north of NE 95th Street only.

B. Supermarkets prohibited.

C. Must be closed a minimum of four hours in any

24-hour period.

D. Minimum size per tenant space is 1,000 sq ft gfa.

E. Maximum size per tenant space is 20,000 sq ft gfa.

F. Shall be secondary use in multi-tenant building;

shall not be located in separate building containing

only convenience uses.

G. Bicycle parking shall be provided on-site.

H. The Technical Committee may increase the

maximum parking ratio to 4.0 per 1,000 sq ft gfa if

the applicant demonstrates that an increase is

warranted based on factors, such as the availability of

nearby shared parking, opportunities for pedestrian

access, parking demands for specific uses, and

expected peak-hour parking demands.

6 Convenience use

7 Personal services

8 Professional

services Limited to uses that primarily serve business clients.



Page 8 of 29


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

9 Administrative

services

10

Services to

buildings or

dwellings

11 Full-service

restaurant Employee on

maximum shift

(1.0, 1.0)

A. Shall be located in multi-tenant building or a

single building in a multibuilding, multi-tenant

complex.

B. 50-person capacity, except when associated with

manufacture of food or kindred products. In that

case, maximum is 100 persons or 25 percent of

combined gross floor area, whichever is less.

C. Hours of operation limited to 6 a.m.-10 p.m.

12

Cafeteria or

limited service

restaurant

13 Bar or drinking

place

1,000 sq ft gfa

(10.0, 10.0)

14 Marijuana Retail

Sales

4;

5

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)

A. See RZC 21.41 Marijuana-related uses for additional

requirements.


14 15

Manufacturing

and wholesale

trade

4;

5

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)

A. At least 75 percent of business activity by area

must be conducted indoors, including storage of

materials used in business activity.

B. Retail sales of goods manufactured on the

premises, or accessory or secondary to the primary

manufacturing and wholesale trade use, are

https://redmond.municipal.codes/RZC/21.41

https://redmond.municipal.codes/RZC/21.78__bf5c56af1dd542af7bd73753ecb92e0d



Page 9 of 29


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

permitted. Area devoted to retail sales shall not

exceed the lesser of 10 percent of combined gross

floor area or 1,000 square feet.


…

1516 Rail

transportation

4;

5

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)

1617

Road, ground

passenger, and

transit

transportation

1718 Rapid charging

station Adequate to

accommodate

peak use

Shall not be located on a parcel that abuts a

residential zone,

RZC 21.04.030 Comprehensive Allowed Uses Chart.

1819 Battery

exchange station


residential zone.

1920

Courier and

messenger

services 4;

5

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)

2021 Heliport facility Conditional use permit required. See RZC






Page 10 of 29


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

2122 Automobile

parking facility

Storage of impounded, abandoned, or damaged

vehicles is prohibited.

2223 Communications

and information

1,000 sq ft gfa

(2.0, 3.0)

2324

Wireless

Communication

Facilities

See RZC 21.56,Wireless Communication Facilities, for

specific development requirements.

2425 Regional utilities

Adequate to

accommodate

peak use

2526 Local utilities

2627

Incidental

hazardous waste

treatment and

storage

1,000 sq ft gfa

(2.0, 3.0)

A. Measures shall be taken in the construction of

structures, design of storage areas, and design of

delivery areas to prevent release of materials,

including those resulting from a “worst case”

accident and including consideration of large storms

where areas are not covered.

B. Hazardous materials shall not cause fumes,

unpleasant odors, or harm to others in the course of

normal handling. This shall not preclude the handling

of materials with the use of approved filters, hoods,

scrubbers, or other methods of removing odors or

harm.




Page 11 of 29


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

C. Storage limited to amount necessary for proper

function of business, not to exceed quantities

permitted by the Redmond Fire Department; excess

stockpiling prohibited.

D. Outdoor storage requires Technical Committee

approval, and shall be confined to outbuildings,

sheds, and other structures where leakage

confinement or spill treatment can be reasonably

handled and where exposure to the elements does

not increase the possibility of a spill incident.

Arts, Entertainment, and Recreation

2728

Natural and

other

recreational

parks

4;

5

0.45;

1.0

1,000 sq ft gfa

(0, adequate to

accommodate

peak use)

2829

Amusement,

sports, or

recreation

establishment 1,000 sq ft gfa

(2.0, 3.0)

A. Limited to athletic club or fitness center only.

B. Maximum size is 30,000 sq ft gfa in Willows/Rose

Hill Neighborhood north of NE 95th Street.

2930

Adult

entertainment

facilities



B. See RZC 21.18, Adult Entertainment Facilities.

Education, Public Administration, Health Care, and other Institutions





Page 12 of 29


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

3031 Grade schools

4;

5

0.45;

1.0

Adequate to

accommodate

peak use

Conditional use permit required if capacity is greater

than 150 full-time students. See RZC 21.76.070.K,

Conditional Use Permit.

3132 Colleges and

universities

3233

Technical, trade,

and other

specialty schools

3334

Secure

community

transition facility

See RZC 21.76.070.M, Essential Public Facilities.

3435

Ambulatory and

outpatient care

services

A. Only medical diagnostic and short-term treatment

facilities where treatment lasts less than 24 hours are

permitted.

B. Only permitted in the Southeast Redmond

neighborhood north of Union Hill Road.

3536 Day care center

Employee on

maximum shift

(1.0, 1.0)

A. Play equipment shall be located no less than 10

feet from any property line.

B. Shall not be located closer than 300 feet from

existing day care operation in a residential zone.

3637

Associations and

nonprofit

organizations

1,000 sq ft gfa

(2.0, 3.0)

Construction-related Businesses


https://redmond.municipal.codes/RZC/21.76.070.M



Page 13 of 29


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

3738

Construction-

related

businesses

4;

5

0.45;

1.0 1,000 sq ft gfa

(2.0, 3.0) Office uses only.

Other

3839 Water

enjoyment use

45 ft.;

45 ft.

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)

Allowed only in the shoreline jurisdiction of Bear

Creek, downstream of Avondale Road on Union Hill

Road, Redmond Way or SR 520, and the shoreline

jurisdiction of the Sammamish River at NE 85th

Street and NE 90th Street. (SMP)

3940 Kiosk

1;

1

A. Limited to uses associated with water enjoyment

within the shoreline jurisdictions of Bear Creek and

the Sammamish River.

B. Shall not locate in required parking, landscaping,

or drive aisle area, or any area that would impede

emergency access.

C. Shall not reduce or interfere with functional use of

walkway or plaza to below standards of Americans

with Disabilities Act.

D. Structures shall be secured to prevent tipping and

endangering public safety.

E. Maximum size is six feet wide by ten feet long.

F. Administrative design review required for

structures.

4041 Vending cart



Page 14 of 29


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

4142 Drive-up stand 1,000 sq ft gfa

(2.0, 3.0)






emergency access.








structures.

G. Must submit circulation plan addressing queuing.

21.14.040 Manufacturing Park.

A. Purpose. The purpose of the Manufacturing Park (MP) zone is to provide locations for existing

and future manufacturing and industrial uses, particularly those that require significant areas for

storage of materials and equipment (both indoors and outdoors), and that are better suited for

locations outside of Downtown and Overlake due to site requirements, noise impacts, transportation



Page 15 of 29


needs, or other considerations. The intent of the Manufacturing Park zone is to allow manufacturing,

research and development, light industry, wholesale, assembly and distribution businesses, and

essential public facilities. Office and other secondary uses are limited to those that support these

primary uses. Other uses such as day care centers, retail vehicle fuel sales, retail marijuana sales, and

technical colleges may be considered. Residential uses, except for secure community transition

facilities, are not allowed. A broader range of commercial uses are allowed within the Manufacturing

Park Overlay in SE Redmond as shown on Map 4.1, City of Redmond Zoning Map.


…


… D. Allowed Uses and Basic Development Standards. The following table contains the basic zoning

regulations that apply to uses in the Manufacturing Park (MP) zone. To use the chart, read down the





Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.

allowed) Special Regulations

Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP





Page 16 of 29


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

1

Automobile

sales, service,

or rental

establishment

4;

5

0.5;

1.0

600 sq ft

enclosed sales

gfa (1.0, 1.0);

and 2,500 sq ft

open

sales/rental

display area

(1.0, 1.0); and

service bay (3.0,

3.0); and

employee on

maximum shift

(1.0, 1.0)

A. Gasoline service requires conditional use permit.

See RZC 21.76.070.K, Conditional Use Permit.

B. Shall not abut residential zone.

C. Rental uses operating in mixed-use developments

are limited to eight rental vehicles at any given time

in existing parking spaces; additional vehicles may

be stored on-site in a building or elsewhere given

submittal and approval by the Technical Committee

of a vehicle storage plan.

D. Vehicle display area shall be outside of required

parking and landscape areas.

E. Vehicles shall be stored on paved surfaces.

F. Advertising signs are not permitted on the outside

of vehicles. Signs providing information about the

vehicle, such as year, make, model, etc., may be

displayed on the outside of or in the windows of

vehicles.

G. Outdoor loudspeaker systems are prohibited.

H. Razor wire, chain link, and barbed wire fences are

prohibited on street or access frontage.

I. Vehicle repair shall be conducted indoors.

J. Auto and motorcycle repair uses may also allow

sales, not to exceed 25 percent of the combined

gross floor area of all uses.




Page 17 of 29


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

K. Auto sales only permitted in conjunction with

repair (see note J above), or as stand-alone

businesses on properties with frontage on NE 90th

Street between Willows Road and 152nd Avenue NE,

NE 95th Street between Willows Road and 151st

Avenue NE, and 151st Avenue NE between NE 90th

Street and NE 95th Street.

2 Real estate

services

4;

5

0.5;

1.0 1,000 sq ft gfa

(2.0, 3.0)

Limited to mini-warehouses/self-storage only, except

within the Manufacturing Park Overlay as shown on

Map 14.1, Manufacturing Park Overlay.

3

Heavy

consumer

goods sales or

service

4;

4

0.25;

0.25

1,000 sq ft gfa

(2.0, 5.0)

A. Limited to repair and rental of goods, and

membership wholesale/retail warehouses only,

except within the Manufacturing Park Overlay as

shown on Map 14.1, Manufacturing Park Overlay.

B. For membership wholesale/retail warehouses:

1. Permitted in SE Redmond only.

2. A Development Agreement is required and must

address the following policy areas of the

Comprehensive Plan: land use and design,

sustainable building practices, utilities,

environmental issues, transportation, parks and open

space, and community character.

3. A neighborhood meeting is required prior to

development agreement public hearing.

4

Durable

consumer

goods sales or

service

5

Consumer

goods sales or

service, other

than heavy or

durable



Page 18 of 29


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

4. Notice for neighborhood meeting shall be mailed

at least 21 days in advance to all owners and tenants

of properties within 1,000 feet of the site for which a

complete application has been received by the City.

Notice shall also be mailed to all homeowners’

associations and residential properties adjacent to

the specific MP zone in question.

C. Parking in the Manufacturing Park Overlay shall be

provided at 2.0 to 3.0 stalls per 1,000 sq ft gfa.

6 Health and

personal care

4;

5

0.5;

1.0

1,000 sq ft gfa

(2.0, 3.0)

Allowed only within the Manufacturing Park Overlay

as shown on Map 14.1, Manufacturing Park Overlay.

7 Finance and

insurance

8 Professional

services

Limited to research and development services

and other uses that support another permitted use

in the MP zone, except within the Manufacturing

Park Overlay as shown on Map 14.1, Manufacturing

Park Overlay.

9 Administrative

services

Limited to corporate headquarters and regional

offices associated with manufacturing or wholesale

trade uses in an MP zone in Redmond, except within

the Manufacturing Park Overlay as shown on Map

14.1, Manufacturing Park Overlay.



Page 19 of 29


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

10 Personal

services



11

Services to

buildings and

dwellings

12 Full-service

restaurant

4;

5

0.5;

1.0

Employee on

maximum shift

(1.0, 1.0)



complex.

B. 50-person seating capacity, except when

associated with manufacture of food or kindred

products. In that case, maximum is 100-person

seating capacity, so long as the seating area does

not occupy more than 25 percent of combined gross

floor area. The seating limit does not apply when the

use is secondary to a winery or brewery, but the 25

percent limit continues to apply.

C. Hours of operation limited to 6 a.m.-12 a.m. daily.

13

Cafeteria or

limited service

restaurant

14 Bar or drinking

place

1,000 sq ft gfa

(10.0, 10.0)

15 Caterer

1,000 sq ft gfa

(2.0, 3.0)

16

Food service

contractor

17

Pet and animal

sales or

services





Page 20 of 29


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

(except

veterinary)

18 Animal kennel

/ shelter

A. Boarding facilities must be located inside of a

structure.

B. Outdoor runs or yards are allowed for the purpose

of exercising animals. Runs/yards must be enclosed

by eight-foot-high walls of sound-attenuating

fencing or material such as masonry or concrete.

C. The planned maximum number of animals to be

sheltered shall be indicated on the application. The

maximum may be reduced if the applicant cannot

demonstrate that the development has adequate lot

size and facility design to accommodate the planned

number of animals in a way that ensures

neighboring residential properties will not be

impacted with noise or odor problems.

19 Marijuana

Retail Sales

4;

5

0.5;

1.0

A. See RZC 21.41 Marijuana-related uses for

additional requirements.


1920

Manufacturing

and wholesale

trade

4;

5

0.5;

1.0 1,000 sq ft gfa

(2.0, 3.0)

A. Asphalt and concrete batch plants shall have

direct access to arterials.





Page 21 of 29


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

B. Rock crushing equipment, asphalt, and concrete

batch plants, silos and other related equipment may

extend to a maximum height of 90 feet.

C. Outdoor processing operations follow a Type II

review process.

D. Retail sales of goods manufactured on the






E. One caretaker residence per parcel is permitted as

an accessory use, and shall not exceed 1,500 square

feet.


2021 Rail

transportation

4;

5

0.5;

1.0

1,000 sq ft gfa

(2.0, 3.0) 2122

Road, ground

passenger, and

transit

transportation

2223 Truck and

freight



Page 22 of 29


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

transportation

services

2324

Towing

operators and

auto

impoundment

yards

2425 Rapid charging

station Adequate to

accommodate

peak use


residential zone,


2526

Battery

exchange

station


residential zone.

2627 Postal services

1,000 sq ft gfa

(2.0, 3.0)



2829

Communicatio

ns and

information

31

Wireless

Communicatio

n Facilities

4;

5

0.5;

1.0








Page 23 of 29


…

E. Manufacturing Park Overlay. The Manufacturing Park Overlay is shown in Map 14.1,

Manufacturing Park Overlay, below.

…

21.14.050 Industry.

A. Purpose Statement. The purpose of the Industry (I) zone is to provide locations for

manufacturing, industrial uses, mineral and resource extraction and processing, wholesale trade and

distribution, and associated warehouse and storage activities. Limited general sales and service uses

are allowed such as automobile service and sales, marijuana retail sales and professional services.

Residential uses are generally prohibited.


…


…


zoning regulations that apply to uses in the Industry (I) zone. To use the chart, read down the left-

hand column titled “Use.” When you have located the use that interests you, read across to find







Page 24 of 29


Table 21.14.050C


§ Use

Parking ratio:

unit of measure (min. required,

max. allowed)

Special Regulations

General Sales or Services

1

Automobile

sales, service, or

rental

establishment

600 sq ft enclosed sales gfa (1.0,

1.0); and 2,500 sq ft open

sales/rental display area (1.0, 1.0);

and service bay (3.0, 3.0); and

employee on maximum shift (1.0,

1.0)

A. Repair only, except that auto and motorcycle sales

may occupy up to 25 percent of the combined gross

floor area.


C. Vehicle display area shall be outside of required


D. Vehicles shall be stored on paved surfaces.

E. Advertising signs are not permitted on the outside of

vehicles. Signs providing information about the vehicle,

such as year, make, model, etc., may be displayed on

the outside of or in the windows of vehicles.

F. Outdoor loudspeaker systems are prohibited.

G. Razor wire, chain link, and barbed wire fences


H. Vehicle repair shall be conducted indoors.

2 Professional

services 1,000 sq ft gfa (2.0, 3.0) Research and development services only.

3 Full-service

restaurant

Employee on maximum shift (1.0,

1.0)

A. Conditional use permit required. See RZC 21.76.070.K,


B. Shall be located in multi-tenant building or a single

building in a multi-building, multi-tenant complex.

C. 50-person capacity, except when associated with

manufacture of food or kindred products. In that case,

maximum is 100 persons or 25 percent of combined

gross floor area, whichever is less.

D. Hours of operation limited to 6 a.m.-10 p.m.

4

Cafeteria or

limited service

restaurant

5 Caterer 1,000 sq ft gfa (2.0, 3.0)




Page 25 of 29


Table 21.14.050C


§ Use

Parking ratio:


max. allowed)

Special Regulations

6 Food service

contractor

7 Retail Marijuana

Sales 1,000 sq ft gfa (2.0, 3.0)


requirements.


78

Manufacturing

and wholesale

trade

1,000 sq ft gfa (2.0, 3.0)

A. Asphalt and concrete batch plants shall have direct

access to arterials.




C. Retail sales of goods manufactured on the premises,

or accessory or secondary to the primary manufacturing

and wholesale trade use, are permitted. Area devoted to

retail sales shall not exceed the lesser of 10 percent of

combined gross floor area or 1,000 square feet.

D. One caretaker residence per parcel is permitted as an

accessory use, and shall not exceed 1,500 square feet.


89 Rail

transportation

910

Road, ground

passenger, and

transit

transportation

1011

Truck and

freight

transportation

services





Page 26 of 29


Table 21.14.050C


§ Use

Parking ratio:


max. allowed)

Special Regulations

1112

Towing

operators and

auto

impoundment

yards

1213 Rapid charging

station

Adequate to accommodate peak

use

Shall not be located on a parcel that abuts a residential

zone,


1314

Battery

exchange

station

Shall not be located on a parcel that abuts a residential

zone.

1415 Heliport facility

1,000 sq ft gfa (2.0, 3.0)

Conditional use permit required. See RZC 21.76.070.K,


1516 Communications

and information

1617

Wireless

Communication

Facilities

See RZC 21.56, Wireless Communication Facilities, for


1718 Regional utilities Adequate to accommodate peak

us


1920

Incidental

hazardous waste

treatment and

storage

1,000 sq ft gfa (2.0, 3.0)



delivery areas to prevent release of materials, including

those resulting from a “worst case” accident and

including consideration of large storms where areas are

not covered.



normal handling. This shall not preclude the handling of

materials with the use of approved filters, hoods,

2021

Primary

hazardous waste

treatment and

storage






Page 27 of 29


Table 21.14.050C


§ Use

Parking ratio:


max. allowed)

Special Regulations


harm.


2122

Natural and

other

recreational

parks

1,000 sq ft gfa (0, adequate to

accommodate peak use)

2223

Adult

entertainment

facilities

1,000 sq ft gfa (2.0, 3.0)





2324

Secure

community

transition facility

Adequate to accommodate peak

use



B. See RZC 21.76.070.M, Essential Public Facilities.


2425

Construction-

related

businesses

1,000 sq ft gfa (2.0, 3.0)

Mining and Extraction Establishments

2526

Mining and

extraction

establishments

1,000 sq ft gfa (2.0, 3.0)


21.76.070.K,Conditional Use Permit.




C. Extraction shall occur during daylight hours;

nighttime trucking is permitted.

D. Uses shall have direct access to arterials.








Page 28 of 29


Table 21.14.050C


§ Use

Parking ratio:


max. allowed)

Special Regulations

E. Uses shall minimize noise and lighting impacts by

using noise suppression devices and light shielding, and

by using landscape buffers to screen lighting from

adjacent shoreline areas.

Other

2627

Solid waste

transfer and

recycling

1,000 sq ft gfa (2.0, 3.0)

E. Cross-references. For information on how to measure various site requirements like height and

setbacks, see RZC 21.16.020, How to Measure Site Requirements. See RZC 21.16.030, Other Applicable

Regulations, for information on other standards that may apply to you. (Ord. 2642; Ord. 2652; Ord. 2709;

Ord. 2803; Ord. 2919; Ord. 2978)

21.14.070 Bear Creek Design District

…





Page 29 of 29




Page 1 of 22


21.04.030 Comprehensive Allowed Uses Chart.

A. Generally. This chart is meant to serve as a compilation of permitted uses within each of the

individual zone summaries. It does not include all the specific use limitations or requirements that

may apply. Please refer to the individual zone summaries for special use requirements or limitations.

B. Residential Zones.

C. Nonresidential Zones.

Table 21.04.030B



District Abbreviation

to View Map -->


NDD3 MDD4

Residential

Detached dwelling unit P P P

Size-limited dwelling P P

Cottage P P

Accessory dwelling unit P P

Attached dwelling unit P P

Manufactured home P P

Multifamily structure P P P P

Dormitory

Residential suite

Mixed-use residential

structure

P P P P

Housing services for

the elderly

P

Adult family home

Long-term care facility P

Residential care facility P















Page 2 of 22


Table 21.04.030B




to View Map -->


NDD3 MDD4

Retirement residence P

General Sales or Service

General Sales or Service P

Automobile sales,

rental, or service

establishment

P P C P P P

Heavy consumer goods

sales, rental, or service

P P P P P P

Durable consumer

goods sales, rental, and

service

P P P P P P

Consumer goods, other P P P P P P P

Membership wholesale

/ retail warehouse

P

Grocery, food,

beverage, or dairy sales

P P P P P

Marijuana retail sales P P P P

Health and personal

care

P P P P

Convenience store P P P

Finance and insurance P P P P P P P

Real estate services P P P P P P

Professional services P P P P P P P P P

Administrative services P P P P P P

Services to buildings or

dwellings

P P P P P















Page 3 of 22


Table 21.04.030B




to View Map -->


NDD3 MDD4

Travel arrangement and

reservation services

P P

Investigation and

security services

P P

Full-service restaurant P P P P P C P P P

Cafeteria or limited-

service restaurant

P P P P P C P P P

Bar or drinking place P P P P P

Caterer P P P P

Food service contractor P P P P

Animal kennel/shelter P P P P

Personal services P P P P P P P

Pet and animal sales or

service (except

veterinary)

P P P P

Hotels, motels and

other accommodation

services

Bed and breakfast inn

Hotel or motel P P


Manufacturing and

Wholesale trade

P P P P P P

Marijuana processing P P P P

Chapter 21.14 COMMERCIAL REGULATIONS















Page 4 of 22


21.14.010 Neighborhood Commercial 1 (NC-1)

… 21.14.015 Neighborhood Commercial 2 (NC-2)

… 21.14.020 General Commercial.

…

21.14.030 Business Park.

A. Purpose. The purpose of the Business Park (BP) zone is to provide business and manufacturing

employment opportunities that complement commercial activities that are typically found in the

Downtown, involve limited outdoor storage, and include a high level of amenities. The Business Park

zone provides areas to locate research and development, software development, advanced

technology industries, wholesale businesses, manufacturing businesses with largely indoor

operations, offices associated with these uses, and uses that require large floor plates such as major

medical facilities. Compatible uses that directly support surrounding business park uses, such as

restaurants, fitness centers, and retail marijuana sales, are allowed. Mixed-use development is also

allowed. This zone is not intended for uses that primarily serve the general public.


...


…


zoning regulations that apply to uses in the Business Park (BP) zone. To use the chart, read down the







https://redmond.municipal.codes/RZC/21.78__ca185260698faa60f98b65fdaac337db

https://redmond.municipal.codes/RZC/21.78__82be779191266b6ef0597be0c7f60d6d




https://redmond.municipal.codes/RZC/21.78__881f05e515103fda40659828cd5f4561

https://redmond.municipal.codes/RZC/21.78__b7beed125a75ff65d74424407f05e8b1

https://redmond.municipal.codes/RZC/21.78__b8e1e41b28ce0869554a9b41c2c3e234





Page 5 of 22


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

Residential

1

Mixed-use

residential

structure

5;

6

0.68;

1.0

Studio (1.2,

1.2)

1 bedroom

(1.5, 1.5)

2 bedroom

(1.8, 1.8)

3+ bedroom

(2.0, 2.0)


2

Automobile

sales, service, or

rental

establishment

4;

5

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)



B. Only gasoline service permitted.

C. Not permitted north of NE 90th Street and west of

Willows Road.

3

Heavy consumer

goods sales or

service Only rental and repair of goods permitted.

4

Durable

consumer goods

sales or service

5 Finance and

insurance

4;

5

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)




Page 6 of 22


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

6 Convenience use A. Permitted in Willows/Rose Hill Neighborhood

north of NE 95th Street only.

B. Supermarkets prohibited.

C. Must be closed a minimum of four hours in any

24-hour period.

D. Minimum size per tenant space is 1,000 sq ft gfa.

E. Maximum size per tenant space is 20,000 sq ft gfa.

F. Shall be secondary use in multi-tenant building;

shall not be located in separate building containing

only convenience uses.

G. Bicycle parking shall be provided on-site.

H. The Technical Committee may increase the

maximum parking ratio to 4.0 per 1,000 sq ft gfa if

the applicant demonstrates that an increase is

warranted based on factors, such as the availability of

nearby shared parking, opportunities for pedestrian

access, parking demands for specific uses, and

expected peak-hour parking demands.

7 Personal services

8 Professional

services

Limited to uses that primarily serve business clients.

9 Administrative

services



Page 7 of 22


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

10

Services to

buildings or

dwellings

11 Full-service

restaurant Employee on

maximum shift

(1.0, 1.0)



complex.

B. 50-person capacity, except when associated with

manufacture of food or kindred products. In that

case, maximum is 100 persons or 25 percent of

combined gross floor area, whichever is less.

C. Hours of operation limited to 6 a.m.-10 p.m.

12

Cafeteria or

limited service

restaurant

13 Bar or drinking

place

1,000 sq ft gfa

(10.0, 10.0)

14 Marijuana Retail

Sales

4;

5

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)


requirements.


14 15

Manufacturing

and wholesale

trade

4;

5

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)

A. At least 75 percent of business activity by area

must be conducted indoors, including storage of

materials used in business activity.

B. Retail sales of goods manufactured on the










Page 8 of 22


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP


…

1516 Rail

transportation

4;

5

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)

1617

Road, ground

passenger, and

transit

transportation

1718 Rapid charging

station Adequate to

accommodate

peak use


residential zone,


1819 Battery

exchange station


residential zone.

1920

Courier and

messenger

services

4;

5

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)



2122 Automobile

parking facility

Storage of impounded, abandoned, or damaged

vehicles is prohibited.

2223 Communications

and information

1,000 sq ft gfa

(2.0, 3.0)





Page 9 of 22


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

2324

Wireless

Communication

Facilities



2425 Regional utilities

Adequate to

accommodate

peak use


2627

Incidental

hazardous waste

treatment and

storage

1,000 sq ft gfa

(2.0, 3.0)



delivery areas to prevent release of materials,

including those resulting from a “worst case”

accident and including consideration of large storms

where areas are not covered.



normal handling. This shall not preclude the handling

of materials with the use of approved filters, hoods,


harm.

C. Storage limited to amount necessary for proper

function of business, not to exceed quantities

permitted by the Redmond Fire Department; excess

stockpiling prohibited.

D. Outdoor storage requires Technical Committee

approval, and shall be confined to outbuildings,




Page 10 of 22


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

sheds, and other structures where leakage

confinement or spill treatment can be reasonably

handled and where exposure to the elements does

not increase the possibility of a spill incident.


2728

Natural and

other

recreational

parks

4;

5

0.45;

1.0

1,000 sq ft gfa

(0, adequate to

accommodate

peak use)

2829

Amusement,

sports, or

recreation

establishment 1,000 sq ft gfa

(2.0, 3.0)

A. Limited to athletic club or fitness center only.

B. Maximum size is 30,000 sq ft gfa in Willows/Rose

Hill Neighborhood north of NE 95th Street.

2930

Adult

entertainment

facilities





3031 Grade schools

4;

5

0.45;

1.0

Adequate to

accommodate

peak use

Conditional use permit required if capacity is greater

than 150 full-time students. See RZC 21.76.070.K,

Conditional Use Permit. 3132

Colleges and

universities






Page 11 of 22


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

3233

Technical, trade,

and other

specialty schools

3334

Secure

community

transition facility

See RZC 21.76.070.M, Essential Public Facilities.

3435

Ambulatory and

outpatient care

services

A. Only medical diagnostic and short-term treatment

facilities where treatment lasts less than 24 hours are

permitted.

B. Only permitted in the Southeast Redmond

neighborhood north of Union Hill Road.

3536 Day care center

Employee on

maximum shift

(1.0, 1.0)

A. Play equipment shall be located no less than 10

feet from any property line.

B. Shall not be located closer than 300 feet from

existing day care operation in a residential zone.

3637

Associations and

nonprofit

organizations

1,000 sq ft gfa

(2.0, 3.0)


3738

Construction-

related

businesses

4;

5

0.45;

1.0 1,000 sq ft gfa

(2.0, 3.0) Office uses only.




Page 12 of 22


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP

Other

3839 Water

enjoyment use

45 ft.;

45 ft.

0.45;

1.0

1,000 sq ft gfa

(2.0, 3.0)

Allowed only in the shoreline jurisdiction of Bear

Creek, downstream of Avondale Road on Union Hill

Road, Redmond Way or SR 520, and the shoreline

jurisdiction of the Sammamish River at NE 85th

Street and NE 90th Street. (SMP)

3940 Kiosk

1;

1






emergency access.








structures.

4041 Vending cart

4142 Drive-up stand 1,000 sq ft gfa

(2.0, 3.0)






Page 13 of 22


Table 21.14.030C


Section Use

Maximums

Parking ratio:

unit of

measure

(min.

required,

max. allowed)

Special Regulations

Height

(stories) FAR

w/o

TDR or

GBP;

w/TDR

or GBP

w/o

TDR

or

GBP;

w/TDR

or

GBP



emergency access.








structures.

G. Must submit circulation plan addressing queuing.

21.14.040 Manufacturing Park.

A. Purpose. The purpose of the Manufacturing Park (MP) zone is to provide locations for existing

and future manufacturing and industrial uses, particularly those that require significant areas for

storage of materials and equipment (both indoors and outdoors), and that are better suited for

locations outside of Downtown and Overlake due to site requirements, noise impacts, transportation

needs, or other considerations. The intent of the Manufacturing Park zone is to allow manufacturing,

research and development, light industry, wholesale, assembly and distribution businesses, and

essential public facilities. Office and other secondary uses are limited to those that support these

primary uses. Other uses such as day care centers, retail vehicle fuel sales, and technical colleges may

be considered. Residential uses, except for secure community transition facilities, are not allowed. A



Page 14 of 22


broader range of commercial uses are allowed within the Manufacturing Park Overlay in SE Redmond

as shown on Map 4.1, City of Redmond Zoning Map.


…


… D. Allowed Uses and Basic Development Standards. The following table contains the basic

zoning regulations that apply to uses in the Manufacturing Park (MP) zone. To use the chart, read

down the left-hand column titled “Use.” When you have located the use that interests you, read

across to find regulations that apply to that use. Uses are permitted unless otherwise specified in the

Special Regulations column. Permitted uses may require land use permit approval. See RZC 21.76.020,


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP


1

Automobile

sales, service,

or rental

establishment

4;

5

0.5;

1.0

600 sq ft

enclosed sales

gfa (1.0, 1.0);

and 2,500 sq ft

open

sales/rental

display area

(1.0, 1.0); and

service bay (3.0,

A. Gasoline service requires conditional use permit.

See RZC 21.76.070.K, Conditional Use Permit.


C. Rental uses operating in mixed-use developments

are limited to eight rental vehicles at any given time

in existing parking spaces; additional vehicles may

be stored on-site in a building or elsewhere given





Page 15 of 22


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

3.0); and

employee on

maximum shift

(1.0, 1.0)

submittal and approval by the Technical Committee

of a vehicle storage plan.

D. Vehicle display area shall be outside of required


E. Vehicles shall be stored on paved surfaces.

F. Advertising signs are not permitted on the outside

of vehicles. Signs providing information about the

vehicle, such as year, make, model, etc., may be

displayed on the outside of or in the windows of

vehicles.

G. Outdoor loudspeaker systems are prohibited.

H. Razor wire, chain link, and barbed wire fences are


I. Vehicle repair shall be conducted indoors.

J. Auto and motorcycle repair uses may also allow

sales, not to exceed 25 percent of the combined

gross floor area of all uses.

K. Auto sales only permitted in conjunction with

repair (see note J above), or as stand-alone

businesses on properties with frontage on NE 90th

Street between Willows Road and 152nd Avenue NE,

NE 95th Street between Willows Road and 151st

Avenue NE, and 151st Avenue NE between NE 90th

Street and NE 95th Street.



Page 16 of 22


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

2 Real estate

services

4;

5

0.5;

1.0 1,000 sq ft gfa

(2.0, 3.0)

Limited to mini-warehouses/self-storage only, except

within the Manufacturing Park Overlay as shown on

Map 14.1, Manufacturing Park Overlay.

3

Heavy

consumer

goods sales or

service

4;

4

0.25;

0.25

1,000 sq ft gfa

(2.0, 5.0)

A. Limited to repair and rental of goods, and

membership wholesale/retail warehouses only,

except within the Manufacturing Park Overlay as

shown on Map 14.1, Manufacturing Park Overlay.

B. For membership wholesale/retail warehouses:

1. Permitted in SE Redmond only.

2. A Development Agreement is required and must

address the following policy areas of the

Comprehensive Plan: land use and design,

sustainable building practices, utilities,

environmental issues, transportation, parks and open

space, and community character.

3. A neighborhood meeting is required prior to

development agreement public hearing.

4. Notice for neighborhood meeting shall be mailed

at least 21 days in advance to all owners and tenants

of properties within 1,000 feet of the site for which a

complete application has been received by the City.

Notice shall also be mailed to all homeowners’

associations and residential properties adjacent to

the specific MP zone in question.

4

Durable

consumer

goods sales or

service

5

Consumer

goods sales or

service, other

than heavy or

durable



Page 17 of 22


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

C. Parking in the Manufacturing Park Overlay shall be

provided at 2.0 to 3.0 stalls per 1,000 sq ft gfa.

6 Health and

personal care

4;

5

0.5;

1.0

1,000 sq ft gfa

(2.0, 3.0)



7 Finance and

insurance

8 Professional

services

Limited to research and development services

and other uses that support another permitted use

in the MP zone, except within the Manufacturing

Park Overlay as shown on Map 14.1, Manufacturing

Park Overlay.

9 Administrative

services

Limited to corporate headquarters and regional

offices associated with manufacturing or wholesale

trade uses in an MP zone in Redmond, except within

the Manufacturing Park Overlay as shown on Map

14.1, Manufacturing Park Overlay.

10 Personal

services



11

Services to

buildings and

dwellings

12 Full-service

restaurant

4;

5

0.5;

1.0



Page 18 of 22


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

13

Cafeteria or

limited service

restaurant

Employee on

maximum shift

(1.0, 1.0)



complex.

B. 50-person seating capacity, except when

associated with manufacture of food or kindred

products. In that case, maximum is 100-person

seating capacity, so long as the seating area does

not occupy more than 25 percent of combined gross

floor area. The seating limit does not apply when the

use is secondary to a winery or brewery, but the 25

percent limit continues to apply.

C. Hours of operation limited to 6 a.m.-12 a.m. daily.

14 Bar or drinking

place

1,000 sq ft gfa

(10.0, 10.0)

15 Caterer

1,000 sq ft gfa

(2.0, 3.0)

16

Food service

contractor

17

Pet and animal

sales or

services

(except

veterinary)



18 Animal kennel

/ shelter

A. Boarding facilities must be located inside of a

structure.

B. Outdoor runs or yards are allowed for the purpose

of exercising animals. Runs/yards must be enclosed



Page 19 of 22


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

by eight-foot-high walls of sound-attenuating

fencing or material such as masonry or concrete.

C. The planned maximum number of animals to be

sheltered shall be indicated on the application. The

maximum may be reduced if the applicant cannot

demonstrate that the development has adequate lot

size and facility design to accommodate the planned

number of animals in a way that ensures

neighboring residential properties will not be

impacted with noise or odor problems.

19 Marijuana

Retail Sales

4;

5

0.5;

1.0

A. Allowed only within the Manufacturing Park

Overlay as shown on Map 14.1, Manufacturing Park

Overlay.

B. See RZC 21.41 Marijuana-related uses for

additional requirements.


1920

Manufacturing

and wholesale

trade

4;

5

0.5;

1.0

1,000 sq ft gfa

(2.0, 3.0)

A. Asphalt and concrete batch plants shall have

direct access to arterials.




C. Outdoor processing operations follow a Type II

review process.





Page 20 of 22


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

D. Retail sales of goods manufactured on the






E. One caretaker residence per parcel is permitted as

an accessory use, and shall not exceed 1,500 square

feet.


2021 Rail

transportation

4;

5

0.5;

1.0

1,000 sq ft gfa

(2.0, 3.0)

2122

Road, ground

passenger, and

transit

transportation

2223

Truck and

freight

transportation

services

2324

Towing

operators and

auto



Page 21 of 22


Table 21.14.040C


Section Use

Maximums

Parking ratio:

unit of

measure (min.

required, max.


Height

(stories)

w/o TDR

or GBP;

w/TDR or

GBP

FAR

w/o

TDR

or

GBP;

w/TD

R or

GBP

impoundment

yards

2425 Rapid charging

station Adequate to

accommodate

peak use


residential zone,


2526

Battery

exchange

station


residential zone.

2627 Postal services

1,000 sq ft gfa

(2.0, 3.0)



2829

Communicatio

ns and

information

31

Wireless

Communicatio

n Facilities

4;

5

0.5;

1.0



…

E. Manufacturing Park Overlay. The Manufacturing Park Overlay is shown in Map 14.1,

Manufacturing Park Overlay, below.






Page 22 of 22


STATE ENVIRONMENTAL POLICY ACT (SEPA)DETERMINATION OF NON-SIGNIFICANCE

For more information about this project visit www.redmond.gov/landuseapps

PROJECT INFORMATION IMPORTANT DATES

PROJECT NAME: Marijuana Retail Zone COMMENT PERIOD

Depending upon the proposal, a comment period may not be required. An “X” is placed next to the applicable comment period provision.

There is no comment period for this DNS. Please see below for appeal provisions.

'X' This DNS is issued under WAC 197-11-340(2), and the lead agency will not make a decision on this proposal for 14 days from the date below. Comments can be submitted to the Project Planner, via phone, fax (425)556-2400, email or in person at the Development Services Center located at 15670 NE 85th Street, Redmond, WA 98052. Comments must be submitted by 05/24/2021.

APPEAL PERIOD

You may appeal this determination to the City of Redmond Office of the City Clerk, Redmond City Hall, 15670 NE 85th Street, P.O. Box 97010, Redmond, WA 98073-9710, no later than 5:00 p.m. on 06/08/2021, by submitting a completed City of Redmond Appeal Application Form available on the City’s website at www.redmond.gov or at City Hall. You should be prepared to make specific factual objections.

DATE OF DNS ISSUANCE: May 10, 2021

For more information about the project or SEPA procedures, please contact the project planner.

SEPA FILE NUMBER: SEPA-2021-00391

PROJECT DESCRIPTION:Comprehensive Plan Amendment - Modify Marijuana Retail Zoning: Option A (Applicant Proposal)

PROJECT LOCATION: CItywide

SITE ADDRESS:

APPLICANT: Jenny Carbon

LEAD AGENCY:City of Redmond

The lead agency for this proposal has determined that the requirements of environmental analysis, protection, and mitigation measures have been adequately addressed through the City’s regulations and Comprehensive Plan together with applicable State and Federal laws.

Additionally, the lead agency has determined that the proposal does not have a probable significant adverse impact on the environment as described under SEPA.

An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request.

SIGNATURE:

Planning DirectorCarol V. HellandRESPONSIBLE OFFICIAL:

CITY CONTACT INFORMATIONPROJECT PLANNER NAME:

PHONE NUMBER:

EMAIL:

Niomi Montes De Oca

RESPONSIBLE OFFICIAL:

SIGNATURE:425-556-2499

[email protected]

15670 NE 85th Street Redmond, WA 98052Address:

Dave JuarezPublic Works Director

Attachment D

of 8

CITY OF REDMOND

ENVIRONMENTAL CHECKLIST

NON-PROJECT ACTION

( Revised May 2018)

Purpose of the Checklist:

The State Environmental Policy Act (SEPA), chapter 43.21C RC W, requires all governmental

agencies to consider th e environmental impacts of a proposal before making decisions. An

environmental imp act statement (EIS) must be prepared for all proposals with probable significant adverse

impacts on the quality of the environment. The purpose of this checklist is to provide information to

help you and the City of Redmond identify impacts from your proposal (and to reduce or avoid impact s

from the proposal, if it can be done) and to help the agency decide whether an EIS is required.

Instructions for Applicants:

This environmental checklist asks you to describe some basic information about your proposal. Governmental

agencies use this check list to determine whether the environmental impacts of your proposal are

significant, requiring preparation of an EIS . Answer the questions briefly, with the most precise

information known, or give the best description you can.

You must answer each question accurately and carefully, to the best of your know ledge. ln most cases, you

should be able to answer the quest io ns from your ow n observations or project plans without the need to

hire experts. If you really do not know the answer , or if a question does not appl y to your proposal,

write "do not know" or "does not apply" and indicate the reason why th e question "doe s not apply". It is

not adequate to submit responses such as "NIA" or "does not apply"; without providing a reason why the

specific sec t io n does not re late or cause an i1:1p act. Complete answers to the questions now may avoid

unnecessary delays later. If you need more pace to write answers attach them and reference the question

number.

Some questions ask about governmental regulations, such as zoning, shoreline, and landmark

designations. Answer these quest io ns if you can. If you have problems, the City ca n assist you.

The check list questions apply to all parts of your proposal, even if you plan to do them over a period of t i

me or on different parcels of land. Attach any additional info rm at io n that will help describe your proposal or its

environmental effects. When you submit this checklist the City may ask you to exp lain your answers or

provide additional information reasonably related to determining if there may be significant adverse

impact.

Review Planner Name:

Niomi Montes de Oca

Date of Review : _ 4

_/19

_ /2

, 021

_ _ _ _ _ _ _ _

of 8

To Be Completed By Applicant

Evaluation for

Agency Use Only

A. BACKGROUND

I. Name of proposed project, if applicable:

Retail Marijuana Zoning Code Amendment

2. Name of applicant:

Jenny Carbon and The Grass is Always Greener, LLC, by and

through her attorney, Matthew S. Marcoe

3. Address and phone number of applicant and contact person:

7900 SE 28th Street, Ste 500, Mercer Island, WA 98040;

206.714.0874 -

4. Date checklist prepared:

11/14/19

5. Agency requesting checklist

City of Redmond

6. Give an accurate, brief description of the proposal ' s scope and

nature: n/a

i. Acreage of the site:

ii. Number of dwelling units/ buildings to be constructed: n/a

iii. Square footage of dwell in g unit s/ buildings being added: 111.

n/a

n/a iv. Square footage of pavement being added:

Retail Marijuana Store V. Use or principal activity :

NMO

VI. Other information: Comp. Plan & RZC Amendment

of 8


Evaluation for

Agency Use Only

7. Proposed timing or schedule (including phasing, if applicable):

The proposed Comp. Plan and Zoning Amendment schedule is

as follows:

Technical Committee: Dec. 2019 - Jan. 2020

Planning Commission: Jan. 2020 - March 2020

City Counsel: March 2020 - April 2020

8. Do you have any plan s for future additions, expansion, or further

activity related to or connected with this proposal?

X-Yes No If yes, explain.

If the Comprehensive Plan and Zoning Code Amendment are

approved, the applicant would seek permits and licenses to open

a retail marijuana store in one of the newly zoned areas in

Redmond. -

9. List any environmental information you know about that has been

prepared or will be prepared directly related to this proposal.

This checklist.

10. Do you know whether applications are pending for governmental

approvals of other proposals directly affecting the property covered by your proposal? Yes X-No If yes, explain.

This is a Comprehensive Plan and Zoning Code Amendment not

directly related to any property in the City. The applicant is

currently in possession of a state license for the retail sale of

marijuana, but seeks to have the zoning for marijuana retail

expanded in the City of Redmond so that she can find a suitable

location to open a retail marijuana store and place her state-

issued license.

NMO

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11. List any government approvals or permits that will be needed for

your proposal, if known.

City Counsel approval of this Comprehensive Plan and Zoning

Code Amendment. Potentially, land use and building permits for

a retail marijuana store may be necessary as well as state

approval for the placement of the retail marijuana license.

12. Give brief, complete description of your proposal, including the

proposed uses and the size of the project and site. There are

several questions later in this checklist that ask you to describe certain

aspects of you r proposal. You do not need to repeat those answers

on this page.

The proposal would amend the Comp Plan and Zoning Code to

expand allowances for retail marijuana stores in the City of

Redmond. In addition to the zones which already permit retail

marijuana sales, the proposal would allow retail marijuana stores

in mixed-use and/or retail locations in the GC zone, RR zones,

NC-1 and NC-2 zones, street-facing locations in the BP zones.

MP zone, and I zones. It would reduce discretionary buffers from

sensitive uses to 100 feet and set associated development

standards such as height, floor area, and/or parking standards.

13. Location of the proposal. Give sufficient information for a person to

understand the precise location of your proposed project, including

a street address, if any, and section, township, and range, if known.

If a proposal would occur over a range of area, provide the range or

boundaries of the site(s). Provide a legal description, site plan,

vicinity map, and topographic map, if reasonably

available. While you should submit any plans required by the

agency, you are not required to duplicate maps or detailed plans

submitted with any permit applications related to th s checklist

The proposal does not have a specific location, but instead

focuses on expanding zoning for retail marijuana stores to include

mixed-use and retail zones in the GC zone, RR zones, NC-1 and

NC-2 zones, street-facing locations in the BP zones. MP zone,

and I zones.

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B. SUPPLEMENTAL

Because these questions are very general, it may be helpful to read them in conjunction with the

list of the elements of the environment.

When answering these questions, be aware of the extent the proposal or the types of

activities likely to result from the proposal, would affect the item at a greater intensity or at a faster

rate than if the proposal were not implemented. Respond briefly and in general terms.

I. How would the proposal be likely to increase discharge to water,

emissions to air, production, storage, or release of toxic or hazard us

substances ; or production of noise ?

The proposal is highly unlikely to increase discharge to water,

emissions to air, or production of noise. A retail marijuana store

would have marijuana products including both marijuana and

marijuana-infused products. These are not toxic or hazardous

substances.

Proposed measures to avoid or reduce such increases are:

Marijuana retail stores would be required to comply with all

building, fire and other codes as well as comply with state

requirements including no marijuana visable to outside general

public.

2. How would the proposal be likely to affect plants, animals, fish, or marine

life ?

The proposal is highly unlikely to affect plants, animals, fish, or

marine life because it would only seek to allow a retail use, similar

in general to other retail uses already allowed in the proposed

expanded zones within the City of Redmond.

Proposed measures to protect or conserve plants, anima ls, fish or marine

life are:

None .

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3. How would the proposal be likely to deplete energy or natural resources?

The proposed amendment would expand allowances for retail

marijuana stores in the City of Redmond. A retail marijuana store

would likely have similar energy use to other retail stores- no

growing or processing of marijuana will take place in the retail

store.

Proposed measures to protect or conserve energy and natural resources

are:

None.

4. How would the proposal be likely to use or affect environmentally

sensitive areas or areas designated (or eligible or under study) for

governmental protection; such as parks, wilderness, w ild and

scenic ri vers, threatened or endangered species habi tat, histor ic or

cu l tural si tes, wetlands, fl oodplain s, or prime farmlands?

The proposed amendment would not affect regulations regarding

sensitive areas and is not likely to use or affect sensitive areas or

other areas designated for protection.

Proposed measures to protect such resources or to avoid or reduce

impacts are:

The proposal would comply with state regulations requiring a

100-foot buffer from parks, or a 1,000-foot buffer from parks,

which contain a playground.

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5. How would the proposal be l ikely to affect land and shorel ine use,

including whether it would al low or encourage land or shoreline uses

incompatible wi th existing plans?

The proposed amendment would expand allowances for retail

marijuana stores. As proposed, this would involve a

Comprehensive Plan Amendment and is not incompatible with the

overall existing plan.

Proposed measures to avoid or reduce shoreline and land use impact s

are:

None are anticipated.

State-required buffers would separate a retail marijuana store

from parks, daycares, schools, transit centers, and other sensitive

uses. The proposed amendments would be crafted to minimize

compatibility issues and impacts to the extent feasible.

6. How would the proposal be likely to increase demands on

transportation or public serv ices and utilities?

The proposed amendments are not likely to have an impact on

transportation or public services and utilities beyond those of any

other retail establishment that have a high generation of trips and

parking needs, such as a convenience store.

.

Propo sed measures to reduce or respond to such demand( s) are:

None.

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7. Identify, if possible, whether the proposal may conflict with local, state, or

federal laws or requirements for the protection of the environment.

Marijuana remains a Schedule 1 prohibited substance under

federal law; while not strictly an environmental impact, this is a

potential concern.

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c. SIGNATURE

Th e above answers are true and complete to the best of my know ledge.

understand that the lead agency is relying on them to make its decision.

Applicant Signature:

Matthew S. Marcoe Name of Signee: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

Attorney, Law Office of Matthew S. Marcoe

Position and Agency/Organization:

Relationship of Signer to Project:

11/14/19

Date Submitted: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

Technical Committee Report to the Planning Commission

Documents

Transcript of Technical Committee Report to the Planning Commission