Residential zones

New state laws will allow more homes per lot and different types of housing allowed, such as a four-plex or townhomes. This will include rezoning in most of Redmond’s residential neighborhoods to one of two new zoning districts: Neighborhood Residential or Neighborhood Multi-Family. The Neighborhood land use category also includes a new Neighborhood Mixed-Use zone that will allow some small-scale neighborhood services (coffee shop, etc.). 

Land Use DesignationZones
NeighborhoodNeighborhood Residential 
Neighborhood Multifamily 
Neighborhood Mixed-Use

Proposed maps and zoning district comments below. Send comments or questions to

Neighborhood Residential Map of Neighborhood Residential zone locations - thumbnail

  • Purpose: The Neighborhood Residential zone provides for primarily residential neighborhoods with a variety of housing types that serve households at a variety of income levels. Some nonresidential uses (home-based businesses) are allowed to provide amenities to nearby residential uses and to support complete neighborhoods.
  • Building types:  The zone allows for different types of homes such as, but not limited to, detached single-family homes, duplexes, triplexes, fourplexes, fiveplexes, sixplexes, townhouses, stacked flats, courtyard apartments, cottage housing. 
  • Height:    40 ft. maximum
  • Uses: Residential with some nonresidential uses (home-based businesses, daycare, etc.) are allowed to provide amenities to nearby residential uses and to support complete neighborhoods.
  • Key changes: 
    • Simplifying the code by combining R-1 through R-8 zones
    • Increasing housing options by accommodating missing middle housing types and ADUs (implementing recent changes in state law).


Neighborhood Multi-FamilyMap of Neighborhood Multifamily zone locations - thumbnail

  • Purpose: The Neighborhood Multifamily zone provides for multifamily residential neighborhoods. Some nonresidential uses are allowed to complement the primarily residential nature of these zones and encourage complete neighborhoods.
  • Building types:  The zone allows for low and medium density residential structures like walk-up apartments and garden apartments.
  • Height:    60 ft. maximum
  • FAR:        0.68 maximum 
  • Uses:  Some small amount of minimally impactful non-residential. (home businesses, day care, café, etc.). But more non-residential than NR. NMF will have more square footage of non-residential and more types of non-residential uses, than NR. Examples include small bodega-grocers.
  • Key changes: 
    • Simplifying the code by combining R-12 through R-30 zones
    • Allowing more housing and new types of multi-family housing 
    • Support complete neighborhoods by allowing some non-residential uses

Neighborhood Mixed-Use

  • Purpose: Implement the concept of Complete Neighborhoods concept. Create neighborhoods where most human needs are located within a comfortable walking distance.
  • Building types:  Home businesses, re-purposed homes, small commercial clusters, small businesses, micro retail (including food trucks)
  • Height:       35 ft
  • FAR:           TBD
  • Uses:  Small commercial space such as convenience stores, corner stores, food and beverage (coffee shops, ice cream, etc.).
  • Key changes: 
    • New zone
    • Location of new zone TBD, based on community discussion and property owner requests



Floor Area Ratio

The resources for each zone include a basic description of intent and some of the development standards that will determine the size of the buildings. One such standard is the Floor Area Ratio. Floor area ratio is the ratio of a building’s total floor area to the size of the piece of land upon which it is built. If the parcel size is 10,000 square ft an FAR of 1.0 would be a building with 10,000 sq ft, an FAR of 2.0 would be a building of 20,000 sq ft, etc. 

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  1. Ian Lefcourte

    Senior Planner, Long Range Planning

  2. Odra Cardenas


  3. Jeff Churchill

    Planning Manager