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Planning Commission continues study of 2025 code package and design standards tied to Redmond 2050
Summary
Staff walked commissioners through the 2025 zoning and uses code package and proposed design guidelines, including a no-net-loss commercial provision, accessory-commercial support for displaced businesses, and measurable purpose statements to implement HB 1293 permit/design-streamlining requirements.
At its Oct. 23 meeting, the Redmond Planning Commission conducted an extended study session on the 2025 zoning-and-uses code package and a parallel rewrite of design standards intended to implement statewide permit-streamlining legislation and support Redmond 2050.
Becky Fry and Kim Dietz described the restructuring of zoning categories, code consolidation and a multi-year approach to moving design standards into a topic-based Article 3. Fry noted the downtown edge boundaries were consolidated from existing grouped zones and clarified that staff did not change those external boundaries.
"House Bill 1293... permit and design review streamlining" was cited by staff as a driver of process changes, and Kim Dietz said one notable procedural shift is eliminating the separate design review board: staff reports will become the notice of decision for design review, shortening repetitive review steps.
Why it matters: The package includes substantive land-use, design and process changes that affect development expectations across the city: a no-net-loss commercial provision for urban mixed-use zones, accessory-commercial provisions to help rehome displaced businesses via staff matchmaking, and updated design standards that emphasize measurable, ascertainable purpose statements while preserving administrative flexibility.
Key takeaways from the discussion:
- No-net-loss of commercial space: Staff said the draft code includes a provision to monitor demolition of commercial space and the creation of new retail, with more frequent monitoring proposed as zoning changes are implemented.
- Accessory commercial and displaced businesses: Staff described a matchmaking approach, examples of restricted lease terms, and contacts through economic development and OneRedmond to assist businesses that need to relocate.
- Design standards and HB 1293 compliance: Dietz described using purpose statements that allow applicants to demonstrate how alternative designs meet intent. She emphasized the objective and measurable nature of new standards and noted incentives will remain available for projects that provide public benefits (open space, setbacks, podium access).
Commissioners asked for clearer, measurable screening criteria and checklists to help parcel owners understand rezoning pathways and to reduce friction for neighborhood mixed-use conversions; staff agreed to add links and guidance in the issues matrix and to continue outreach.
What’s next: Staff will return with redline drafts and public-hearing materials starting Nov. 6 and will continue refining the design standards in phases, noting some pieces will require multi-year work and additional budget and consultant support. The public hearing sequence is expected to continue into December.
