TO: Members of the City Council
FROM: Mayor Angela Birney
DEPARTMENT DIRECTOR CONTACT(S):
|
Planning and Community Development |
Carol Helland |
425-556-2107 |
DEPARTMENT STAFF:
|
Planning and Community Development |
Seraphie Allen |
Deputy Director |
|
Planning and Community Development |
Jeff Churchill |
Long Range Planning Manager |
|
Executive |
Jenny Lybeck |
Sustainability Program Manager |
|
Planning and Community Development |
Kimberly Dietz |
Principal Planner |
|
Planning and Community Development |
Beckye Frey |
Principal Planner |
|
Planning and Community Development |
Lauren Alpert |
Senior Planner |
|
Planning and Community Development |
Odra Cárdenas |
Senior Planner |
|
Planning and Community Development |
Ian Lefcourte |
Senior Planner |
TITLE:
title
Redmond 2050: 2025 Code Package Planning Commission Recommendation
OVERVIEW STATEMENT:
recommendation
Staff recommends that the City Council discuss and provide direction on the Planning Commission’s recommendation for the 2025 Code Package Part 1 and Part 2. The Commission’s recommendation was provided to Council by email and is attached together with resources to guide discussion at the Council’s February 25 study session.
The Planning Commission completed its review of the Redmond 2050: 2025 Code Package, Part 1 and Part 2 on February 12.
• Part 1 is called “Zones and Uses.” It focuses on Article I of the Redmond Zoning Code (RZC). It adopts new zones and zoning regulations to be consistent with the Redmond Comprehensive Plan and moves all use-related regulations into RZC Chapter 21.04. This completes the Redmond 2050 consolidation from 50 to 20 zoning districts.
• Part 2 is called “Requirements and Incentives.” It focuses on Article II of the RZC, and especially on affordable housing regulations for new zones (RZC Chapter 21.20), a new incentive program chapter (RZC Chapter 21.55), and an expansion of the green building program (RZC Chapter 21.67). It also includes a Downtown Redmond Center Plan required for re-certification of the Downtown Redmond Center and Zoning Map amendments to implement new zone names and boundaries consistent with the Comprehensive Plan.
The Planning Commission’s discussion has centered on the following topics (see Attachment B for details).
• Neighborhood Mixed-Use Zone. Commissioners discussed the staff recommendation for implementing the Neighborhood Mixed-Use zone, including the process by which proposed zone boundaries were established, the process by which the City or others could amend those boundaries in the future, and zoning regulations that considered the purpose and goals of the smallest of Redmond’s mixed-use zones.
• Affordable Housing Regulations. Commissioners engaged in a spirited discussion of proposed mandatory inclusionary zoning regulations especially for the Marymoor and Mixed-Use zones. Commissioners were interested in meeting the need for affordable housing while maintaining or improving conditions for the development of market-rate housing. Companion amendments to the Redmond Municipal Code for Multifamily Housing Property Tax Exemption (MFTE) program parameters are provided in Attachment E.
• Incentive Program. Commissioners provided feedback on the priority level for several incentives that helped shape the recommendation that is coming to the City Council. Overall, the Commission was satisfied that the program would be used and was interested in monitoring its success and making changes as necessary as the City and developers gain experience with it.
The Planning Commission is beginning review of Part 3 of the 2025 Code Package in February, which focuses on updates to design standards (RZC Article III) for compliance with HB 1293 and policy objectives described in the Redmond Comprehensive Plan. Staff anticipates that the Council will review a recommendation on updates to design standards in Q2 2025 and take action on the entire 2025 Code Package toward the end of Q2 2025 to comply with timing requirements mandated by the state.
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☒ Additional Background Information/Description of Proposal Attached
REQUESTED ACTION:
☐ Receive Information ☒ Provide Direction ☐ Approve
REQUEST RATIONALE:
• Relevant Plans/Policies:
Redmond Comprehensive Plan policy LU-24 establishes land use designations and associated zoning districts. The Community Development and Design Element and Land Use Elements establish land use and design policies for centers and mixed-use zones.
• Required:
RCW 36.70A.040 requires development regulations to be consistent with comprehensive plans.
• Council Request:
N/A.
• Other Key Facts:
The 2025 Code Package is the last set of development regulations to be reviewed by the Planning Commission as part of the Redmond 2050 project.
OUTCOMES:
The 2025 Code Package completes implementation of zoning consolidation and updated zoning regulations needed to accommodate growth as described in the Redmond Comprehensive Plan. Adopting the 2025 Code Package will update the Redmond Zoning Code and Redmond Zoning Map to be consistent with the Redmond Comprehensive Plan.
COMMUNITY/STAKEHOLDER OUTREACH AND INVOLVEMENT:
• Timeline (previous or planned):
Q3 2024 through Q1 2025, with some outreach earlier.
• Outreach Methods and Results:
2025 Code Package outreach methods included: e-newsletters, social media posts, community workshops, individual community partner meetings, Technical Advisory Committee meetings, and Planning Commission public hearings.
• Feedback Summary:
The 2025 Code Package implements Council-adopted policy in the Redmond Comprehensive Plan concerning accommodating most growth in centers, meeting the affordable housing need, and creating new mixed-use zones. City staff received feedback on the following topics:
• Critical Aquifer Recharge Area (CARA) protections. Community members asked staff and the Planning Commission to make CARA protections more explicit in RZC Chapter 21.04.
• Greenhouse gas emissions. Community members asked staff and the Planning Commission to develop regulations that went as far as possible given limitations imposed by I-2066 concerning natural gas.
• Affordable housing regulations. Some community members asked staff and the Planning Commission to recommend less stringent affordable housing regulations to improve project financial feasibility and enable more development to pencil. Some community members expressed appreciation of the draft affordable housing regulations.
• Electric vehicle charging infrastructure. Community members asked staff, the Planning Commission, and the City Council to consider less stringent electric vehicle charging infrastructure requirements.
Written and verbal testimony to the Planning Commission is provided in Attachment B.
BUDGET IMPACT:
Total Cost:
$5,350,743 is the total value of the Community and Economic Development offer, which includes the staff time devoted to this work.
Approved in current biennial budget: ☒ Yes ☐ No ☐ N/A
Budget Offer Number:
0000304-Community and Economic Development
Budget Priority:
Vibrant and Connected
Other budget impacts or additional costs: ☐ Yes ☐ No ☒ N/A
If yes, explain:
N/A.
Funding source(s):
General Fund
Budget/Funding Constraints:
None.
☐ Additional budget details attached
COUNCIL REVIEW:
Previous Contact(s)
|
Date |
Meeting |
Requested Action |
|
11/19/2024 |
Business Meeting |
Approve |
|
2/4/2025 |
Committee of the Whole - Planning and Public Works |
Provide Direction |
Proposed Upcoming Contact(s)
|
Date |
Meeting |
Requested Action |
|
3/25/2025 |
Study Session |
Provide Direction |
Time Constraints:
The 2025 Code Package must be completed by June 30, 2025, in order to comply with statutory deadlines imposed in RCW 36.70A.630 related to design standards.
ANTICIPATED RESULT IF NOT APPROVED:
If updates to the Redmond Zoning Code are not made to be consistent with the Redmond Comprehensive Plan, Redmond’s development regulations will not meet Growth Management Act requirements for consistency, ultimately risking a finding of noncompliance.
ATTACHMENTS:
Attachment A: Planning Commission Report with Attachments
Attachment B: Planning Commission Report Appendices
Attachment C: Council Discussion Topics
Attachment D: Presentation Slides
Attachment E: Proposed Amendments to RMC 3.38 Multifamily Housing Property Tax Exemption