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1. The building must be modulated along the street at least every 30 feet. It must articulate into intervals that ar
adjacent structures with building elements such as entries, chimneys, roof lines, window patterns, horizontal
offsets, different colors or ornamentation. (See Figure 21.58.7030).
Alternative Design Compliance may be allowed if the alternative meets or exceeds the purpose of the standards.
BUILDING DESIGN, PROPORTIONALITY AND MASSING |
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1. Dwelling units with the same combination of features and treatments must not be located side by side with |
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1. Entrance Orientation.
a. The primary façade must be oriented toward the street or access corridor from which the lot is addr
b. Each building must incorporate a primary building entry or one or more private unit entries, such as
or recessed entry. Each entry must feature minimum weather protection of three feet by three feet.
c.
Entrances of the units must be oriented toward the following:
i. The street or access corridor from which the lot is addressed; or
ii. A common open space feature such as a courtyard, plaza, or other landscape feature; or
iii. A landscaped corridor |
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10’x30’.
Driveway and walkways with dimensions and area.
Footprints of all structures (existing and proposed) label accordingly
Roof outline of all structures.
Measurement of garage placement, minimum 5’ depth/distance from living space to face of garage. See example o
orientations.
Legend of symbols.
Tree symbols by species for all trees 6” greater diameter-at-breast-height (DBH).
Tree identification numbers.
Tree trunk diameter.
Tree driplines.
Tree 5’ setback from dripline.
Removed trees shall be shown with an outline symbol and an X through them.
Show proposed location of the sanitary sewer line including cleanout(s) along with the proposed connection point
City’s systems.
Show proposed location and size of the water service line along with the proposed connection points to the City’s s
Show the size and location of the existing/proposed water meter. If sprinklers are required by Fire the water mete
minimum of 1-inch.
Silt fence [per Standard Detail 502].
Rock Construction Entrance [per Standard Detail 503].
Stockpiles and Slope protection.
Storm drain inlet protection [per Standard Plan I-40.20-00]. |
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Indicate proposed location of foundation and roof drains along with appropriate clean outs and down spouts on sit
Indicate direction and location of surface water runoff on the site and entering the site from adjacent properties o
plan.
A temporary erosion/sedimentation plan may be required in addition to the site plan.
SITE PLAN REQUIREMENTS
GENERAL
TREE INFORMATION
WATER/SEWER
TEMPORARY EROSION AND SEDIMENT CONTROL REQUIREMENTS - TESC TIP SHEET
STORMWATER |
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2. Garage Placement. Except for properties located on arterials, new dwelling units with attached garages facing
must be designed so that the garage is not the dominant feature as viewed from the street. Design technique
purpose of this section may include, but are not limited to:
a. Setting the garage back a minimum of three feet from the front street elevation of the dwelling;
i. The front elevation of the first floor living space is equal or lesser distance to the front prop
comparison to the front elevation of the garage door and has a covered front exterior entry
outward a minimum of three feet in comparison to the front elevation of the garage door;
ii. The front elevation of the first floor living space is three feet or greater distance forward (cl
property line) from the front elevation of the garage door; or
iii. The front elevation of the second story of a proposed home is projected over the front elev
garage door by no less than three feet and is at minimum the width of the garage door and
elevation of the first floor living space is equal or lesser distance to the front property line fr
door. For the purposes of this section, the front street elevation may be measured from the
column of a covered porch when the surface wall of the ground floor living space is recesse
four feet from the garage, and a second story projection of at least three feet is provided ab
b. Recessing a garage under a second story, projecting roofline, deck, or balcony a minimum of th |
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2. Architecture of new residential developments will be evaluated by the Administrator as a combination of at l
features per dwelling unit. The features may include:
a. Variation in color.
b. Variation of roof pitch, shape, and orientation between adjacent structures or dwelling units.
c.
Variation in structure width of greater than five feet.
d. Variation in façade articulation and modulation.
e. Variation in façade materials.
f.
Variation in visible window trim and mullions.
Alternative Design Compliance may be allowed for other building elements, treatments, features, or site designs
exceed the purpose of this section.
Design Standards. |
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| 2 (cont. 2) |
ree fe
street elevation of a side-loaded garage must have a minimum of one opening (i.e., window or door) |
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Alternative design compliance may be approved for other methods of building orientation that meet the purpose
that support the development of middle housing types. Alternative design compliance will not be allowed for gar
standards.
SINGLE-FAMILY AND MIDDLE HOUSING DESIGN STANDARDS
VARIETY AND VISUAL INTEREST IN BUILDING DESIGN (RZC 21.58.7010)
BUILDING ORIENTATION (RZC 21.58.7020) |
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Published: 06/2025
These types of revisions are for any exterior changes that were not previously approved. Any exterior changes will resul
Planning revision. To apply for a revision, the applicant shall compile all required documents and notify the assigned Pl
staff member who stamped the plans, stamp is located on site plan or on elevation pages). Revisions may be submitte
counter or via the REPS portal: land.redmond.gov.
The following revisions may be approved over-the-counter (same day) or via the portal (within three business days) wi
resubmittal fee.
•
Updates to façade and roof materials
•
Updates to colors
All other changes shall be submitted electronically to the assigned planner. |
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Published: 06/2025
EXAMPLE LANDSCAPING PLAN |
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Published: 06/2025
Show the location and size of all wetlands and streams or drainage channels with buffers located within 150 feet
that may involve or affect drainage of the site to be developed. Indicate swales, and other drainage features. If cul
are proposed, indicate size, type and inlet/outlet elevations.
Show dispersion or infiltration systems with supporting details on the site plan (detail does not need to be on the
Infiltration requires a percolation test conducted by a licensed professional. Splash blocks require a minimum 50-f
structed flow path.
Projects with 2,000 square feet or more of new plus replaced hard surface area need to comply with the 2019 De
Ecology Stormwater Management Manual minimum requirements 1-5, and the City of Redmond 2022 Stormwate
Notebook, or as updated.
Show the location and dimensions of any existing utility easements (sewer, water, etc.) either public or private, exi
posed.
A public sidewalk and utility easement will be required if there is not an easement already existing along the front
more information contact 425-556-2876 |
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Published: 06/2025
WASTE REPORTING
Waste must be reported throughout construction. Report waste and provide documentation using our online platform
See our guide for instructions and tips: https://www.redmond.gov/DocumentCenter/View/37133/user- guide-waste-
reporting-Redmond
Construction debris must be taken to designated locations.
INSPECTIONS
Schedule an inspection by telephone:
• Have your IVR pin code available; this is found in the header of the permit card.
• Call 425-556-2435
• Follow the prompts
• The message must complete in its entirety to schedule an inspection.
Schedule an inspection online through your REPS account:
• Log into your REPS account: Civic Access (redmond.gov)
• Select “View/My Permits”
• Select the permit number
• Select the inspection you wish either from the “Available Actions” menu or under the
“Inspections” tab
All sub-permits, including trade and fire permits, must be completed and PASSED before scheduling the
Building Final. |
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Published: 06/2025
Site plan requirements and examples …………………………… 2
Single-Family and Middle Housing Design Standards ………. 5
Permit revisions ............................................................................... 1
Inspection process ......................................................................... 1
Development Services
SFR and Middle Housing
Building Permit User Guide
redmond.gov/Buildin
DEVELOPMENT SERVICES CONTACT INFORMATION
Building Dept: general building permit questions: permittech@redmond.gov or 425-556-24
Planning Dept: planneroncall@redmond.gov or 425-556-2494
Development Engineering: utility info: developmentengineering@redmond.gov or 425-556
Building Dept: code questions: plansexaminer@redmond.gov or 425-556-2493
Fire Dept: sprinkler requirements: firedevelopmentservices@redmond.gov or 425-556-2246
Development Services Center, 15670 NE 85th St, Redmond, WA 98052 4 2 5 . 5 5 6 . 2 4 7 3 |
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Revision Checklist:
Narrative listing changes
Original approved documents with the BLDG# on all of them
Modified plans with all specific modifications clouded
For example: if the patio coverage/dimensions are changing the patio line on applicable tables
shall be clouded and total, not the entire table. Additionally, site plan map and relevant architectural
plan pages shall be revised and clouded.
Any changes to Design Variation items will require the applicant to show that all adjacent homes being compared t
comply with the variation standards.
If an adjacent home being compared no longer meets variation compliance and has had a building permit
issued, revision approvals WILL NOT be issued until revisions for adjacent
permits have also been submitted and reviewed for compliance.
The field inspector will make the determination as to whether a revision can be approved in the field, or must go back
review. Revisions that change square footage, structural integrity, or increase the
scope of work require plan review. If it is found that a revision is required, a revision form must be signed by an inspect
submitting the revised permit documents. Send signed revision form to:
PlansExaminer@redmond.gov
Revisions will not be accepted if the form is not signed.
PLANNING ONLY REVISIONS
PERMIT REVISIONS AND CHANGES
BUILDING REVISIONS |
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Average finish grade box (smallest rectangle that can fit entire structure) and the point from where each elevation
labeled A - D. See RZC definitions for Height of Structure and Structure.
Open space with dimensions; identify with shading.
Architectural Design Standards Compliance Table that makes it evident how the requirements have been m
described in RZC 21.58.7000. See example site plan. |
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| full-text (cont. 3) |
Model code information, construction type, design team, design requirements.
Foundation: type, crawl access, ventilation, footing schedule, reinforcement.
Floor plan sheets shall include the use, square footage, and dimensions of each room/area.
Show egress windows, smoke alarm and carbon monoxide locations, furnace/water heater location.
Show wall/ceiling assemblies and attic access.
Framing plans shall include the size, spacing, height and anchorage of members.
Stair details showing rise, run, headroom, landings, handrail height, spacing and attachment.
Elevation sheets shall include building heights (floor and roof elevations, grade elevations, view of all sides with ex
requirements), exterior stairways, decks and railings. For decks, provide the height above finish grade for deck flo
corner and details of all the connections from the foundation walls, pier to post, post to beams and rafters or trus
Roof plan shall include truss/rafter layout and ventilation.
Structural drawings to include design load values, minimum design concrete strength, reinforcing bar grade, shear
ule noting nail spacing, blocking, bolts, top and bottom plate nailing and washers and location of hold-down strap
NOTE: All trade permits are separate and not included in the building permit.. |
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| full-text (cont. 4) |
Complete Landscape Plan per the Landscape Sample Plan (next sheet).
Landscaping for the front yard shall be provided for all new residential development.
Perimeter landscaping consistent with RZC 21.32.080.C.2.b is require for new residential developments (not appli
Family residences on a single lot).
Landscaping consisting of native or climate resilient vegetation, as defined by the City of Redmond Climate Resilie
Sustainability in Vegetation Management Plan, shall be required in all common areas within any new residential d
Signature or stamp by a licensed landscape architect.
Plans species by unique symbol.
Planting schedule with species, common name, size, spacing and quantity.
Irrigation if required per plan approval.
Trees preserved and replaced shall be shown on the plan. Plan must include labels distinguishing “retained” and “r
SITE PLAN REQUIREMENTS - CONTINUED
STORMWATER - CONTINUED
EASEMENTS
PLANNING
BUILDING PERMIT PLAN SET REQUIREMENTS
LANDSCAPE PLAN MINIMUM PLAN REQUIREMENTS |
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