CHAPTER 8 DEVELOPMENT REGULATIONS

d. Garage doors for attached and detached individual garages must not exceed 20 feet in width

G. Accessory Structures. Accessory structures must not exceed 400 square feet in floor area.

H. Existing Structures. On a lot or parcel to be used for a cottage cluster project, an existing single-family detached dwelling on the same lot at the time of proposed development of the cottage cluster may remain within the cottage cluster project area under the following conditions:

1. The existing dwelling may be non-conforming with respect to the requirements of this code.

2. The existing dwelling may be expanded up to a maximum height of 25 feet or the maximum building footprint of 900 square feet; however, existing dwellings that exceed the maximum height and/or footprint of this code may not be expanded.

3. The floor area of the existing dwelling shall not count towards the maximum average floor area of a cottage cluster.

4. The existing dwelling shall be excluded from the calculation of orientation toward the common courtyard, per subsection (6)(A).

[Section

[Section

Commercial Use And Industrial Use Zones

8.0150 Strip-Service Commercial C-1 Zone.

8.0155 Central Business District Commercial (CBD) C-2 Zone.

8.0160 Special-Service Commercial C-3 Zone.

8.0165 Limited Service Commercial C-4 Zone.

8.0166 Limited Service Commercial C-4A Zone: Except as provided in 8.0190 and 8.0195, the standards and criteria for development in the C-4A Zone shall apply to development in the C-4A Zone.

8.0170 Tourist Commercial C-5 Zone.

8.0175 Downtown Overlay District. In the Downtown Overlay District, the following regulations shall apply:

1. Purpose. The purpose of the Downtown Overlay District is to promote and sustain:

A. Economic Growth - Assure opportunities for a stable, vital, diverse, and competitive economy in the heart of the city.

B. Vibrant Downtown - Strengthen downtown as a vibrant, mixed-use district that draws a wide spectrum of residents and visitors.

C. Downtown Appearance - Improve and enhance the appearance of the built environment and natural features throughout downtown, especially along primary commercial corridors, and other major arterials.

D. Historic Character - Preserve and retain historic structures and cultural resources throughout downtown.

E. Pedestrian Environment - Improve and enhance the pedestrian environment throughout downtown, as well as the pedestrian connections to surrounding neighborhoods and civic resources.

2. Intent. The intent of the Downtown Overlay District is to:

A. Encourage a vibrant mix of pedestrian-oriented uses, including residential, shopping and entertainment uses;

B. Increase the density and intensity of development;

C. Establish height, bulk, and lot coverage regulations that balance existing urban fabric with a desired character for downtown;

D. Promote active ground floors by regulating the quantity and location of doors and windows;

E. Establish standards for setbacks and landscaping that encourage and promote a strong pedestrian environment.

F. Establish parking and access standards that support pedestrian activity.

3. Uses Permitted (Please see 8.0190 Table C)

4. Development Standards. In the Downtown Overlay District, the following dimensional standards shall apply:

A. Minimum Building Setback: Two (2) feet. Surface treatment needs to be of similar nature as adjoining sidewalk.

B. Maximum Building Setback: Ten (10) feet. Surface treatment beyond two feet from the sidewalk needs to be landscaped or treated with decorative pavers. Asphalt is prohibited. For full-block developments, a minimum of 50% of the primary street-facing building façade must be located at the minimum two (2) feet setback as described in 4.A.

C. Minimum Landscaped Area: No minimum landscaping requirement.

D. Ground Floor Windows: Ground floor windows must be at least 50% of the building length and 50% of the street-facing façade to a minimum height of 10’-0” above finished right-of-way. If the site has two or more frontages, the Ground Floor Window standards is only required on the primary façade. The other façade has a minimum requirement of 50% of the building length and 25% of the ground floor wall area. Windows are required to be transparent.

Please note: Ground floor wall area is defined as all wall areas up to ten (10) feet above the finished grade.

Ground Floor Windows – Residential Use: 25% of the ground floor wall area must be transparent.

E. Main Entrance: The front door to all buildings must be oriented to the primary street. In the event that a building is located on the corner, the front door should be oriented directly to the corner or located within fifty (50) feet of the corner of the primary street.

F. Pedestrian Connection from Front Door to the Street: Create a straight-line connection from the front door to the primary street sidewalks.

G. Exterior Display and Storage: Permanent storage between the building and the street is prohibited.

H. Screening HVAC Equipment: Screen rooftop mechanical equipment through extended parapets or other roof forms that are integrated into the overall composition of the building. Screen ground floor mechanical equipment. Renewable energy generation devices may be exempt from screening, subject to site and design review by a hearings body.

I. Parking and Access: Parking between the building and the primary street is prohibited.

5. Building Height. The intent of the building height standards is to set guidelines to assist the development in the downtown core that increase economic activity, capital value and encourage investment in the downtown core. The following guidelines provide performance standards that encourage innovative design and development techniques within specific parameters. They are generally prioritized to include the following: Compatibility with existing downtown buildings and surrounding residential neighborhoods; Human scale related to building design, including height and massing, and its impact on solar access and views; Multi-story and mixed-use buildings for increased density and diversified use on premium land in the urban core; Development incentives for increased height, based on Performance Bonuses.

A. Maximum Height: The maximum height allowed for the downtown overlay district for all structures that are not within one full city block of a residential zone and west of SW 5th Street is sixty (60) feet, and east of SW 5th Street is 75 feet. The maximum height of structures east of 5th Street may be increased if a Conditional Use Permit for the structure is approved by a Hearings Body. The following standards shall apply to structures in the Downtown Overlay District.

1. Street Wall Height: Maximum street wall façade height for the downtown overlay district for all structures that are not within one full city block of a residential zone is forty-five (45) feet.

2. Upper-floor Setback: Buildings taller than forty-five (45) feet must step back upper stories by at least 10 feet measured from the façade of the street wall facing the street, public park, or open space.

3. Residential Buffer Zone: All buildings in the Downtown Overlay District within one full city block adjacent to a residential zone shall be considered to be part of the Residential Buffer Zone, wherein the following height standards apply: a Maximum Height: The maximum height allowed for all structures within the Residential Zone Buffer is fifty (50) feet. b. Street Wall Height: Maximum street wall façade height for structures within the Residential Zone Buffer is thirty-five (35) feet. c. Upper Floor Setback Requirements: Buildings taller than thirtyfive (35) feet must step back upper stories by at least 10 feet measured from the façade of the street wall facing the street, alleyway, public park, or open space.

B. Architectural Standards for Buildings Taller Than 45 Feet: In addition to the existing Site and Design Review criteria and Downtown Overlay District Design Standards, the following architectural standards will apply to all buildings taller than forty-five (45) feet.

1. On upper floors use windows and/or architectural features that provide interest on all four sides of the building when permitted within the building code.

2. Abrupt changes in building heights and/or roof orientation should be diminished by offsets of building form and mass.

3. Use recesses and projections to visually divide building surfaces into smaller scale elements.

4. Use color to visually reduce the size, bulk, and scale of the building.

5. Buildings sixty feet or over shall provide rooflines with articulated features.

6. Location of back flow prevention devices and the fire sprinkler riser must be identified on project plans submitted for site and design review and shall be located inside the building.

C. Buildings within the Downtown Overlay District shall only be permitted to exceed 75 feet if they comply with the standards set forth below

1. Performance Bonus: Additional building height above 75 feet may be approved if the project achieves a minimum of twelve (12) points from the following:

Affordable Housing: The project provides affordable housing, per City standards, for low- and moderate-income households, as a percentage of the total number of residential units built. 3 points for 10%, 4 points for 15%, and 5 points for 20% of total number of residential units built for affordable housing

Workforce Housing: The project provides workforce housing, per City standards. 1 point for 10%, and 2 points for 20% of total number of residential uses built for workforce housing.

Public Plaza: The project incorporates a public plaza which is at least 5% of the gross site area. The plaza shall be on the street side of the building, and open and free to the public at all times and shall remain for a period of at least ten years. 1 point per 5% public plaza space, with a maximum of 4 points.

Public Art: 0.5% of the overall project budget is set aside for an on-site public art project that shall remain for the life of the building, or 1.0% of the overall project budget is provided to the City for off-site public art shall be awarded 2 points. Increasing these percentages to 0.75 % and 1.5% respectively increases the number of points awarded to 3. Increasing these percentages to

3 - 5 pts.

1 – 2 pts.

2

1 - 4 pts.

1

2 - 4 pts.

2

1.0% and 2.0 % respectively increases the points awarded to 4.

View Access and Preservation: The project provides a public viewing deck or decks, or similar features, which are at least 5% of the gross site area. The viewing deck(s) should be located at least sixty (60) feet above ground level and provide significant free public access to views of surrounding Central Oregon features, such as the Cascade Mountains and Smith Rocks, and shall remain for a period of at least ten years.

Economic Vitality: The project provides additional economic benefit to the City by providing retail sales and/or hospitality uses on multiple levels. Total floor area dedicated to entertainment, eating and drinking, retail services, and service commercial uses as presented in Section 8.0190, Table C of the Redmond Development Code, must equal or exceed 75% of the building footprint and shall remain for a period of 5 years will be awarded 4 points. One additional point will be awarded for each additional 25% of floor area (as defined by the building footprint) for retail, entertainment or hospitality uses up to a maximum of 8 points.

Historic Preservation: The project provides for preservation or adaptive reuse of all buildings on the City’s Inventory of Historic Resources located on the project site in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Resources shall be awarded 2 points. The Hearings Body may increase the points up to 4 points for projects on the National Register of Historic Places. As an alternative, 1.0% of the overall project budget is provided for a specific historic preservation project that will be completed within a specific timeframe in the City of Redmond or is provided to the Redmond Historic Commission for historic Redmond projects (not operations) shall be awarded 2 points. The provision of 2% of the overall project budget will receive 4 points.

Sustainable Building: Project is built to LEED standards, or equivalent green building practices. It will be up to the applicant to provide material supporting equivalent building practices. (Certified is awarded 2 points, Silver certification is awarded 3 points, Gold certification is awarded 4 Points, and Platinum is awarded 5 points.)

Parking: In addition to the required parking for the development, the project provides at least 7 on-site parking spaces for public use between 8:00 – 6:00 PM that shall remain for the life of the building. 1 point per 7 public parking spaces, with a maximum of 5 points.

Total:

2. Building Bulk for Buildings over 60 feet in Height:

1 pt.

4 - 8 pts.

2 - 5 pts.

1 - 5 pts.

1 a. Floor Area Ratio (FAR): Buildings between sixty (60) feet and eighty-five (85) feet shall have a maximum floor area ratio of 4.0. Buildings eighty-five (85) feet and taller shall have a maximum floor area ratio of 5.0. Floor Area Ratio (FAR) is a method of calculating allowable floor area in a development as a means of controlling “bulk” and “massing” of larger developments, often encouraging setbacks and step backs, and progressively slender upper floors. a. Three-Dimensional Digital Model: A complete threedimensional digital model of the proposed building. b. Solid Waste Management Plan: A solid waste management plan to show how the project meets or exceeds the City’s Solid Waste Guidelines, to the approval of the Utilities Director. c. Utilities Infrastructure Analysis: An engineer’s evaluation of existing utilities infrastructure and recommendations to ensure that the project will have adequate water pressure for domestic use and fire flows and that the collection system in the area surrounding the project is sufficient to meet the project’s impact. d. Emergency Services Access Plan: A written and graphic plan, created in consultation with the City’s Fire Marshal to show how access to site and upper floors for emergency response personnel will be provided. e. Public Safety Plan: A security plan, created in consultation with the Police Department for all proposed buildings that include publicly accessible areas such as parking garages, courtyards, public stairways, elevators, and decks.

3 36 pts.

3. Application Requirements for Buildings Over 75 Feet: Planning applications submitted for new buildings over 75 feet tall shall include the following additional items to assist the City in the analysis and decisionmaking process.

4 Height Design Departure: In addition to the availability of variances as noted in 8.0700 – 8.0720, a design departure procedure will be established to allow a project to achieve flexibility in the application of prescriptive development standards and height performance bonuses (limited to two height performance bonuses). A 20% departure may be granted administratively. In order to allow a departure from a code standard, an applicant must demonstrate that it would result in a development that better meets the intent of the purpose of the regulation and applicable design guidelines.

6. Design Standards. Any change to the exterior of a building or a property shall be reviewed by the Community Development Department pursuant to Article IV Section 8.3040 of the Redmond Development Code.

7. Off-Street Parking. In addition to the standards of 8.0505 – 8.0515, the following standards shall apply for off-street parking in the Downtown Overlay District:

A. Off-Street Parking Requirements (Number of Spaces):

1. Residential: Per State Condominium Code

2. Non-Residential: 1 parking space per 500 net square feet

3. For buildings over 75 feet in height: 1 parking space per 1000 net square feet.

B. Fee-In-Lieu of Parking: The purpose of these provisions is to allow development in the Downtown Overlay District to reduce the number of off-street parking spaces through payment of a fee in order to meet the parking requirements set forth in this Code. These provisions may be utilized for parking required for new construction or for an increase in required parking resulting from the change of use of an existing building.

Payment made to the City in-lieu of supplying the required off-street parking spaces for a project in the Downtown Overlay District may be provided as follows:

1. By the one-time payment of a non-refundable parking and mobility improvement fee to the City in the amount established in the City’s Fee Schedule, paid prior to the issuance of Certificate of Occupancy. Fees collected shall be used to fund parking, street improvements or facilities to improve mobility or enhance pedestrian connectivity and safety in the Downtown Overlay District.

2. From time to time the City shall establish the value of off-street parking facilities on a per parking space basis, used to establish the above parking and mobility improvement fee.

3. The City Engineering shall evaluate development proposals requesting to pay an in-lieu fee through conducting a Transportation System Analysis or parking study.

4. Any such request for parking in-lieu may be denied or reduced by the Community Development Director, or designee. The Director, or designee, shall determine: a. Whether there is sufficient alternative parking within a two to fourblock radius of the project location. b. Whether approval of the request would have an adverse effect on surrounding neighborhoods. c. Whether the request meets the Purpose and Intent of the Downtown Overlay District Zone. d. Compliance with the Redmond Comprehensive Plan 2040 and support plans, as amended.

[Section 8.0175 amended by Ord. #2016-17 passed January 31, 2017]

[Section 8.0175 amended by Ord. #2022-04 passed June 28, 2022]

[Section 8.0175 amended by Ord. #2022-09 passed December 13, 2022]

8.0180 Light Industrial (M-1) Zone.

8.0182 General Industrial (M-1.5) Zone.

8.0185 Heavy Industrial (M-2) Zone.

8.0186 Large Lot Industrial (LLI) Zone.

1. LLI Zone Regulations. The following standards and regulations apply in the LLI Zone:

A. The lot shall adhere to the designation as acknowledged by the Central Oregon Intergovernmental Council

B. No property that is zoned LLI can be rezoned to another zone within ten years of the LLI designation.

C. The minimum lot size is 50 acres. Division or separation of lots or parcels within the site to new lots or parcels less than the minimum lot size is not allowed until the site is developed with a primary traded sector use requiring a large lot.

D. Allowed uses are traded sector uses as provided in Section 2.

E. Uses allowed to support a primary user included:

1. Subordinate industrial uses that rely upon and support the primary traded sector use;

2. Service commercial uses that support the traded sector uses if they are limited to 7500 square feet per use; and

3. Retail uses accessory to a traded sector use and limited to 7500 square feet

F. Conceptual Phased Site Development Plan. A Conceptual Phased Site Development Plan is required for each primary traded-sector use as part of the Site and Design Review process in addition to the criteria and requirements outlined in Article IV of this code. In addition to the requirements outlined in Section 8.3025, the following elements shall be considered as part of the Conceptual Phased Site Development Plan:

1. Open Space. Generally identify land provided for open space on the site.

2. Connectivity and Trail Networks. A conceptual transportation plan for streets, pedestrians connectivity and trail networks. E.g., Connection of bicycle routes and pedestrian network for utility and recreational purposes.

3. Site Design. Describe how the design elements (i.e., streets, open spaces, signage, and architecture) are integrated and coordinated throughout the site.

4. Analysis of Anticipated Utility Consumption by Phase. Analysis of the anticipated utility consumption by phase for wastewater, water, power, natural gas, and other utility infrastructure necessary to support the development.

2. LLI Zone Uses Permitted. The following uses are allowed outright or conditionally in the Large Lot Industrial Zone:

Land Use: Zone: RESTRICTIONS AND REQUIREMENTS:

Traded-Sector Usage

O Per ORS 285B.280, traded sector means industries in which member firms sell their goods or services into markets for which national or international competition exists, as well as uses and services that directly benefit traded sector uses. Allowed uses include manufacturing, processing plants, distribution center, warehousing, research and development, and higher education institutions

Subordinate Industrial Uses

Service Commercial Uses

Retail Uses

O After a primary traded-sector use has been sited, subordinate industrial uses are allowed. Subordinate means industries that rely upon and support a primary traded sector use

C After a primary traded-sector use has been sited, service commercial uses are allowed that support the traded sector uses and shall be limited to 7500 square feet per structure

C After a primary traded-sector use has been sited, retail uses, and eating and drinking establishments are allowed as a conditional use and shall be limited to 7500 square feet per use in the structure.

O = Outright uses, C = Conditional Uses

3. Minimum Standards. See Table D, 8.0195.

[Section 8.0186 added by Ord. #2015-11 passed September 22, 2015]

[Section 8.0186 amended by Ord. #2022-09 passed December 13, 2022]

8.0190 Table C, Uses Permitted. The following uses identified below are allowed outright or conditionally in each of the Commercial and Industrial zones. Outright or conditional uses in the M-1.5 zone may be permitted Conditionally in the M-1 or M-2 zones; this allowance does not apply for uses Not Allowed (“N”).