technical committee report to the planning commission
TRANSCRIPT
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
Alternative 2 MEETS/
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
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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
Alternative 1 MEETS/
DOES NOT MEET
Alternative 2 MEETS/
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
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Technical Committee Report to the Planning Commission 2021 ANNUAL DOCKET OF COMPREHENSIVE PLAN AMENDMENTS June 2, 2021
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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
DocuSign Envelope ID: 9A4D39B4-4470-4116-B417-B70E78B6AAEF
Technical Committee Report to the Planning Commission 2021 ANNUAL DOCKET OF COMPREHENSIVE PLAN AMENDMENTS June 2, 2021
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DocuSign Envelope ID: 9A4D39B4-4470-4116-B417-B70E78B6AAEF
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
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
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;
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
• 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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
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The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 3 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 4 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
D. Mixed Use Zones.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 5 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 6 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 7 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 8 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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.
Manufacturing and Wholesale Trade
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 9 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
permitted. Area devoted to retail sales shall not
exceed the lesser of 10 percent of combined gross
floor area or 1,000 square feet.
Transportation, Communication, Information, and Utilities
…
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
Shall not be located on a parcel that abuts a
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
21.76.070.K, Conditional Use Permit.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 10 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 11 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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
A. Conditional use permit required. See RZC
21.76.070.K, Conditional Use Permit.
B. See RZC 21.18, Adult Entertainment Facilities.
Education, Public Administration, Health Care, and other Institutions
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 12 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 13 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 14 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
4142 Drive-up stand 1,000 sq ft gfa
(2.0, 3.0)
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.
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 15 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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.
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 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,
Overview of the Development Process, for more information. Uses not listed are not permitted.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
General sales or services
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 16 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
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.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 17 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 18 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
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.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 19 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
10 Personal
services
Allowed only within the Manufacturing Park Overlay
as shown on Map 14.1, Manufacturing Park Overlay.
11
Services to
buildings and
dwellings
12 Full-service
restaurant
4;
5
0.5;
1.0
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 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
Allowed only within the Manufacturing Park Overlay
as shown on Map 14.1, Manufacturing Park Overlay.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 20 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
(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.
Manufacturing and Wholesale Trade
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.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 21 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
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
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.
E. One caretaker residence per parcel is permitted as
an accessory use, and shall not exceed 1,500 square
feet.
Transportation, Communication, Information, and Utilities
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 22 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
transportation
services
2324
Towing
operators and
auto
impoundment
yards
2425 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.
2526
Battery
exchange
station
Shall not be located on a parcel that abuts a
residential zone.
2627 Postal services
1,000 sq ft gfa
(2.0, 3.0)
2728 Heliport facility Conditional use permit required. See RZC
21.76.070.K, Conditional Use Permit.
2829
Communicatio
ns and
information
31
Wireless
Communicatio
n Facilities
4;
5
0.5;
1.0
See RZC 21.56,Wireless Communication Facilities, for
specific development requirements.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 23 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
…
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.
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 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
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,
Overview of the Development Process, for more information. Uses not listed are not permitted.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 24 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.050C
Allowed Uses and Basic Development Standards
§ 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.
B. Shall not abut residential zone.
C. Vehicle display area shall be outside of required
parking and landscape areas.
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
prohibited on street or access frontage.
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,
Conditional Use Permit.
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)
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 25 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.050C
Allowed Uses and Basic Development Standards
§ Use
Parking ratio:
unit of measure (min. required,
max. allowed)
Special Regulations
6 Food service
contractor
7 Retail Marijuana
Sales 1,000 sq ft gfa (2.0, 3.0)
A. See RZC 21.41 Marijuana-related uses for additional
requirements.
Manufacturing and Wholesale Trade
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.
B. Rock crushing equipment, asphalt, and concrete
batch plants, silos and other related equipment may
extend to a maximum height of 90 feet.
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.
Transportation, Communication, Information, and Utilities
89 Rail
transportation
910
Road, ground
passenger, and
transit
transportation
1011
Truck and
freight
transportation
services
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 26 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.050C
Allowed Uses and Basic Development Standards
§ Use
Parking ratio:
unit of measure (min. required,
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,
RZC 21.04.030 Comprehensive Allowed Uses Chart.
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,
Conditional Use Permit.
1516 Communications
and information
1617
Wireless
Communication
Facilities
See RZC 21.56, Wireless Communication Facilities, for
specific development requirements.
1718 Regional utilities Adequate to accommodate peak
us
1819 Local utilities
1920
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,
2021
Primary
hazardous waste
treatment and
storage
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 27 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.050C
Allowed Uses and Basic Development Standards
§ Use
Parking ratio:
unit of measure (min. required,
max. allowed)
Special Regulations
scrubbers, or other methods of removing odors or
harm.
Arts, Entertainment, and Recreation
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)
A. Conditional use permit required. See RZC 21.76.070.K,
Conditional Use Permit.
B. See RZC 21.18, Adult Entertainment Facilities.
Education, Public Administration, Health Care, and other Institutions
2324
Secure
community
transition facility
Adequate to accommodate peak
use
A. Conditional use permit required. See RZC 21.76.070.K,
Conditional Use Permit.
B. See RZC 21.76.070.M, Essential Public Facilities.
Construction-related Businesses
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)
A. Conditional use permit required. See RZC
21.76.070.K,Conditional Use Permit.
B. Rock crushing equipment, asphalt, and concrete
batch plants, silos and other related equipment may
extend to a maximum height of 90 feet.
C. Extraction shall occur during daylight hours;
nighttime trucking is permitted.
D. Uses shall have direct access to arterials.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 28 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.050C
Allowed Uses and Basic Development Standards
§ Use
Parking ratio:
unit of measure (min. required,
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
…
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 1
Page 29 of 29
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 1 of 22
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
Adult family home
Long-term care facility P
Residential care facility P
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 2 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 3 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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
Chapter 21.14 COMMERCIAL REGULATIONS
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 4 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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.
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
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.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 5 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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.
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)
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 6 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 7 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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.
Manufacturing and Wholesale Trade
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
permitted. Area devoted to retail sales shall not
exceed the lesser of 10 percent of combined gross
floor area or 1,000 square feet.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 8 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
Transportation, Communication, Information, and Utilities
…
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
Shall not be located on a parcel that abuts a
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
21.76.070.K, Conditional Use Permit.
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)
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 9 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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.
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,
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 10 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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
A. Conditional use permit required. See RZC
21.76.070.K, Conditional Use Permit.
B. See RZC 21.18, Adult Entertainment Facilities.
Education, Public Administration, Health Care, and other Institutions
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 11 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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
3738
Construction-
related
businesses
4;
5
0.45;
1.0 1,000 sq ft gfa
(2.0, 3.0) Office uses only.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 12 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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
4142 Drive-up stand 1,000 sq ft gfa
(2.0, 3.0)
A. Limited to uses associated with water enjoyment
within the shoreline jurisdictions of Bear Creek and
the Sammamish River.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 13 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
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.
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 14 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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.
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 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,
Overview of the Development Process, for more information. Uses not listed are not permitted.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
General sales or services
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.
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 15 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
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
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.
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.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 16 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 17 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
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.
10 Personal
services
Allowed only within the Manufacturing Park Overlay
as shown on Map 14.1, Manufacturing Park Overlay.
11
Services to
buildings and
dwellings
12 Full-service
restaurant
4;
5
0.5;
1.0
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 18 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
13
Cafeteria or
limited 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 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)
Allowed only within the Manufacturing Park Overlay
as shown on Map 14.1, Manufacturing Park Overlay.
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 19 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
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.
Manufacturing and Wholesale Trade
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.
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.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 20 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
D. 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.
E. One caretaker residence per parcel is permitted as
an accessory use, and shall not exceed 1,500 square
feet.
Transportation, Communication, Information, and Utilities
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
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 21 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
Table 21.14.040C
Allowed Uses and Basic Development Standards
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
impoundment
yards
2425 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.
2526
Battery
exchange
station
Shall not be located on a parcel that abuts a
residential zone.
2627 Postal services
1,000 sq ft gfa
(2.0, 3.0)
2728 Heliport facility Conditional use permit required. See RZC
21.76.070.K, Conditional Use Permit.
2829
Communicatio
ns and
information
31
Wireless
Communicatio
n Facilities
4;
5
0.5;
1.0
See RZC 21.56,Wireless Communication Facilities, for
specific development requirements.
…
E. Manufacturing Park Overlay. The Manufacturing Park Overlay is shown in Map 14.1,
Manufacturing Park Overlay, below.
21.04.030 Comprehensive Allowed Uses Chart | Redmond Zoning Code
20-21 Annual Docket of Comprehensive Plan Amendments – Retail Marijuana | Alternative 2
Page 22 of 22
The Redmond Zoning Code is current through Ordinance 3013, passed December 1, 2020.
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
15670 NE 85th Street Redmond, WA 98052Address:
Dave JuarezPublic Works Director
Attachment D
Page 1of 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
_ _ _ _ _ _ _ _
Page 2 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
Page 3 of 8
To Be Completed By Applicant
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
Page 4 of 8
To Be Completed By Applicant
Evaluation for
Agency Use Only
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.
NMO
Page 5 of 8
To Be Completed By Applicant
Evaluation for
Agency Use Only
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 .
NMO
Page 6 of 8
To Be Completed By Applicant
Evaluation for
Agency Use Only
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.
NMO
Page 7 of 8
To Be Completed By Applicant
Evaluation for
Agency Use Only
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.
NMO
Page 8 of 8
To Be Completed By Applicant
Evaluation for
Agency Use Only
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.
NMO
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: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _