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Page 1 / 14 03/2026 SPECIAL NOTES The submittal requirements below may change periodically. These submittal requirements are dated January 2025. Part 1: Application Instructions INSTRUCTIONS Staff will review the submittal package at a Pre- Submittal Intake Meeting to ensure that each item below is included in the application, and that the application is a code compliant application. Applications that are not code compliant and/or incomplete will not be accepted. APPLICABILITY The purpose of a Master Planned Development (MPD) is to allow for development to occur in phases and provide long-term guidance for a large area so that the continuity of the overall development is maintained. This can occur where coordination of public facilities is needed, to determine how best to develop an area, to integrate various uses, and/or to coordinate multiple ownerships into a unified development. The resulting approval will be in consideration of a high level, conceptual development plan for a large site. Subsequent entitlement reviews (Site Plan Entitlement Conditional Use, Preliminary Plat, etc.) will include further analysis for code compliance and determine the location of all structures, utilities, roads and other site features in preparation of civil construction drawing review. Electronic plans that do not meet the requirements below will fail and will result in the application being deemed incomplete and will not be reviewed until complete. A. File Naming Standards: Bolded items noted in Sections III, IV and associated Cover Sheets indicate the naming convention in which the particular submittal must be named. For example, the General Application (Section III) must be named General Application. B. Plan Sheet Standards: All plans must be drawn to scale, as specifically identified in the checklist, and each sheet shall state the scale. C. Acceptable File Types Plans: Plans must be submitted in a PDF format. Documents: Calculations, reports and other supporting documents (non-drawing files) must be uploaded as a PDF. D. Plan Orientation: All plans must be uploaded in “Landscape” format in the horizontal position. Application Requirements for Master Planned Development I. ELECTRONIC PLAN REVIEW SUBMITTAL STANDARDS ---PAGE BREAK--- Page 2 / 14 03/2026 All components of the application shall be prepared by the appropriate professional(s) licensed in the State of Washington. A license stamp or registration number, whichever is applicable, as well as the signature, shall be provided on the face of the application materials. The applicant shall check each of the following items below to confirm that they are included in the application submittal package. An * denotes a form that may be found on the internet at www.redmond.gov/landuseforms: Application Fees Greenhouse Gas Emissions Worksheet* SEPA Application form*. Complete responses must be provided to all questions. City of Redmond SEPA Checklist* with complete responses must be provided to all questions. SEPA/CAO Worksheet* must be completed. Critical Areas Report Stormwater Report prepared by a registered Civil engineer (see Part Traffic Study (see Part Master Planned Development Over lake Requirements Worksheet must be completed (see Part 5 below). Title Report providing the full title report that is dated within 90 days of the submittal date for all parcels involved. ☐ K. Tree Health Assessment prepared by a certified arborist. ☐ L. Land Survey prepared by a licensed surveyor. Master Planned Development Application Review Process Determination Form (Part 6) Concurrency Certificate Public Notice Site Plan −Street names labeled −North arrow −Critical area boundaries −Project name Public Notice – Tree Preservation Plan −Street names labeled −North arrow −Project name −Green shading over tree groupings to remain −Clouding around tree groupings to be removed II. PROFESSIONAL III. GENERAL ---PAGE BREAK--- Page 3 / 14 03/2026 Part 2: Plan Requirements INSTRUCTIONS All plans must be submitted in a searchable PDF format (non-scanned). The plans shall be drawn to an engineering scale of 1" = 20' or larger are required and shall be uploaded in landscape format in the horizontal position. All components of the application shall be prepared by the appropriate professional(s) licensed in the State of Washington. A license stamp or registration number, whichever is applicable, as well as the signature, shall be provided on the face of application materials. For the subject property and surrounding properties within fifty (50) feet of the subject property unless otherwise noted, including adjacent rights-of-way, the following information shall be shown. These items shall be prepared by a registered Civil engineer in accordance with City of Redmond Design Standards, using NAVD 88 vertical Datum and NAD 83-91 horizontal datum. I. DESIGN CONCEPT SECTION COMPLETE? ☐ PROPERTY DESCRIPTION Area, location, general topography, site vegetation, existing structures, existing infrastructure, and existing access. Basic information about neighboring sites such as size, use, and intensity of development. DESIGN INTENT NARRATIVE Describe the site design concept explaining how the concept responds to community goals and policies, and how the site functions for the user. Describe sustainability element included in the proposal (such as LID techniques, Built Green elements, and/or LEED Certification. SITE PLANNING CONCEPT ☐Provide conceptual site drawings showing context and integration with the surrounding area. These drawings should complement the design intent narrative. HEIGHT AND BULK STUDY ☐Demonstrate how building mass, height and scale relate to open spaces, pedestrian pathways, streets, and other buildings (For sites in Overlake Village Subarea only) SHADING ANALYSIS ☐Demonstrate effects of taller buildings on site and surroundings sites. (For sites in Overlake Village Subarea only; for site in this area smaller than 3 acres, only required if the Technical Committee or Design Review Board determine based on the height and bulk study that analysis of shading effects is needed). II. COVER SHEET & SITE PLAN SECTION COMPLETE? ☐ PROVIDE A CONCEPTUAL SITE PLAN WITH THE FOLLOWING ELEMENTS Scale 20’ North arrow Project name Contact information for applicant, architect, engineer etc. ---PAGE BREAK--- Page 4 / 14 03/2026 Property Lines: Show existing and proposed. Structures: Show location of existing and proposed. Easements: Show location, dimensions, and purpose of existing and proposed Land Use(s): Show existing and proposed. Zoning: Identify the zoning district in which the site is located and the zoning for surrounding properties. Overlay Boundaries: Show the boundaries of any zoning overlay, including transition areas. Pedestrian System Type: Identify the pedestrian system type for street frontage adjacent to the site and on adjacent sites (Downtown projects only). Compliance with Transportation Planning Documents: Show compliance with appropriate Transportation Planning documents including, but not limited to, neighborhood regulations, Transportation Master Plan (TMP) and Transportation Improvement Program (TIP). Topography: Show existing elevation on the site using 2-foot contours. III. TRANSPORTATION PLAN SECTION COMPLETE? ☐ PROVIDE A CONCEPTUAL TRANSPORTATION AND CIRCULATION PLAN. INCLUDE A CONCEPTUAL LAYOUT AND DESIGN OF ALL EXISTING AND PROPOSED ELEMENTS BELOW ON THE SITE AND ON ADJACENT PROPERTIES THAT PROVIDE VEHICULAR AND NON-VEHICULAR CONNECTIONS ON THE SITE. USE THE SAME SCALE AND BASE MAP AS THE CONCEPTUAL SITE PLAN. Public rights-of-way Private Streets Access tracts/easements Sidewalks/pedestrian circulation Bike paths Parking areas (surface and garage) Transit facilities Street cross sections Site access points IV. OPEN SPACE PLAN SECTION COMPLETE? ☐ PROVIDE A CONCEPTUAL OPEN SPACE PLAN IDENTIFYING THE LOCATION OF THE FOLLOWING ELEMENTS. USE THE SAME SCALE AND BASE MAP AS THE CONCEPTUAL SITE PLAN. Parks Open Space tracts/easements Cultural facilities Public amenities/outdoor plazas ---PAGE BREAK--- Page 5 / 14 03/2026 V. PHASING PLAN SECTION COMPLETE? ☐ PROVIDE A PHASING PLAN WITH ASSOCIATED NARRATIVE SHOWING THE CONSTRUCTION SEQUENCING OF THE KEY ELEMENT BELOW AS PART OF THE OVERALL SITE DEVELOPMENT (FOR SITES SMALLER THAN 3 ACRES IN OVERLAKE VILLAGE SUBAREA, ONLY REQUIRED IF THE TECHNICAL COMMITTEE DETERMINES IT IS NEEDED. USE THE SAME SCALE AND BASE MAP AS THE CONCEPTUAL SITE PLAN Location and timing of phases Phasing of affordable housing Phasing of bonus features (Overlake Village Subarea only) Timing of infrastructure installation. VI. INFRASTRUCTURE IMPROVEMENT PLAN SECTION COMPLETE? ☐ PROVIDE A CONCEPTUAL INFRASTRUCTURE IMPROVEMENT PLAN SHOWING EXISTING AND PROPOSED IMPROVEMENT FOR MAJOR UTILITIES, SITE GRADING, AND FIRE PROTECTION. Water mains and connections Sewer mains and connections Storm Drainage mains, connections, and facilities Connections to existing water, sewer, and storm facilities Conceptual Grading Plan Fire Protection Plan (contents to be determined in consultation with Fire Prevention Division. Contact Fire Prevention at [PHONE REDACTED] or via email at [EMAIL REDACTED]) VII. LANDSCAPE PLAN SECTION COMPLETE? ☐ PROVIDE A CONCEPTUAL LANDSCAPE PLAN WITH THE FOLLOWING INFORMATION. AN ASSOCIATED TREE HEALTH ASSESSMENT IS REQUIRED – SEE FORM AND STUDIES SECTION ABOVE. Existing vegetation Conceptual landscaping VIII. TREE PRESERVATION PLAN SECTION COMPLETE? ☐ PROVIDE A CONCEPTUAL TREE PRESERVATION PLAN WITH THE FOLLOWING INFORMATION. AN ASSOCIATED TREE HEALTH ASSESSMENT IS REQUIRED – SEE FORM AND STUDIES SECTION ABOVE Healthy tree groupings Tree groupings to be removed Existing vegetation ---PAGE BREAK--- Page 6 / 14 03/2026 X. CRITICAL AREAS PLAN SECTION COMPLETE? ☐ INCLUDE THE FOLLOWING INFORMATION ON A CRITICAL AREAS PLAN. CORRESPONDING STUDIES MAY BE REQUIRED – SEE FORMS AND STUDIES SECTION ABOVE. Critical Areas Boundaries (steep slope, wetland, stream top of bank, floodplain) Required buffers Wellhead protection zone Shoreline setback ---PAGE BREAK--- Page 7 / 14 03/2026 Part 3: Requirements for Preliminary Stormwater Report The Preliminary Stormwater Report must follow the format provided in the 2012 Department of Ecology Stormwater Manual for Western Washington. I. REPORT COMPONENTS SECTION COMPLETE? ☐ a. Describe the proposed development. b. State how the site currently drains. c. Provide a brief description of the conveyance system. d. Include a Drainage Basin Map with the following: i. North arrow. ii. Scale (larger engineering scale may be used where appropriate). iii. Title block. iv. Property lines. v. Proposed and existing contours. vi. Proposed storm drainage inlets. vii. Existing storm drainage. viii. Drainage area to SWM Facility. ix. Off-site areas draining on-site. x. Flow path for time of concentration computations. xi. Legend of symbols. xii. Road and stream names. e. Drainage calculations: i. Rainfall intensity Manual Fig. 3.5.1C-3.5.1I). - 6-month, 25-hour. ii. Pre-developed conditions: - Pervious area. - Pervious area land use. - Impervious area. - Impervious area land use. - Drainage calculation results. iii. Post-developed conditions: - Pervious area. - Pervious area land use. - Impervious area. - Impervious area land use. - Drainage calculation results. f. Quantity control: i. Release rate(s) half of previous 2 yr. for post 2 yr., pre 10 yr. for post 10 yr., and pre 50 yr. for post 50 yr. ii. Storage volume required. iii. Storage volume provided. iv. Quantity control facilities. g. Quality control: i. Water quality volume required (6-month, 24-hour). ii. Treatment volume provided. iii. Quality control facilities. ---PAGE BREAK--- Page 8 / 14 03/2026 Part 4: Requirements for Traffic Study PHASE ONE: TRIP GENERATION STUDY/TRAFFIC MODELING In Phase One of the traffic analysis process, the traffic consultant is required to submit a technical memorandum summarizing the forecasted trip generation for the proposed project, along with justification for the methodology used in the forecast. This memorandum is then reviewed by the City and possibly by other affected public agencies. Upon approval of the trip generation estimate a determination will be made if the project is subject to transportation concurrency review in accordance with chapter 21.52 of the Redmond Zoning Code. If applicable, the applicant shall submit a request for a certificate of concurrency. The project applicant will be required to pay for the traffic modeling that is part of the concurrency evaluation. PHASE TWO: FORMAL SCOPING/PREPARATION OF TRAFFIC IMPACT ANALYSIS Phase Two of the transportation impact analysis process entails scoping of the analysis and preparation of the report by the transportation consultant. Once the traffic modeling is complete, the applicant’s consultant should contact the City to set up a meeting to formally scope the transportation impact analysis. The analysis will be based primarily on the outline presented on the following pages. The specific list of intersections that will need to be reviewed in the transportation impact analysis will be developed from the trip assignment for the project. Depending upon the size and character of the proposed project, certain elements of this outline may be reduced in scope or eliminated. However, other items may also be added if special issues relating to transportation exist on the project. INFORMATION PROVIDED BY THE CITY Information which is part of the City of Redmond's traffic data base can be found on the City’s web site at: http://www.redmond.gov/Transportation/Resources/Engineering/TrafficCounts/ or can be made available to the applicant within one week of a written request to Public Works (contact Public Works at [PHONE REDACTED]). Additional information required for the study will need to be acquired at the applicant’s expense. The City will provide the following information if it is available: -Current AWDT information (current shall mean within one year of the study date). -Current PM peak hour counts (current shall mean within one year of the study date). I. INTRODUCTION SECTION COMPLETE? ☐ LOCATION OF PROJECT SITE a. On local vicinity map. b. In relation to other major uses or landmarks. c. In relation to the adjacent street system. DESCRIPTION OF PROPOSED PROJECT OR ACTION a. Proposed land use and/or character of project. b. Size of project (square feet, number of units, number of employees, etc.) c. Number of parking spaces provided. d. Number and location of accesses to street system. e. Anticipated project phasing, if applicable. SCOPE OF ANALYSIS/ORGANIZATION OF REPORT a. Specific issues analyzed. ---PAGE BREAK--- Page 9 / 14 03/2026 b. General layout of transportation report. ADDITIONAL INFORMATION REQUIRED II. EXISTING CONDITIONS SECTION COMPLETE? ☐ DEFINITION OF STUDY AREA FOR ANALYSIS a. All signalized intersections impacted by 20 or more project-generated trips in the PM peak hour (total one-way trips through the intersection). b. Intersection of site accesses with street system. c. Non-signalized intersections as directed by the City. PHYSICAL CHARACTERISTICS OF STUDY AREA STREET SYSTEM a. Streets within study area. i. Number of lanes (typical and at intersection). ii. Street and shoulder widths. iii. Posted speed limit. iv. Approximate street grades. v. Other geometric features. b. Non-motorized & transit facilities. i. Location of sidewalks and trails within the area. ii. Residential projects should identify walk routes to schools within 1 mile radius. iii. Location of bike lanes within the area. iv. Location of transit facilities within the area. c. Key intersections in study area. i. Traffic Control (signals, signs, etc.). ii. Turn restrictions. iii. Lane alignment. iv. Sight distance restrictions. OPERATIONAL CHARACTERISTICS OF STUDY AREA STREET SYSTEM a. Traffic Volumes. i. Average weekday traffic volumes (AWDT) on streets. ii. PM peak hour turning movement volumes at key intersections. iii. Schematic of street system showing AWDT and PM turning movements. b. Traffic Operations. i. Level of service at all signalized intersections using Circular 212 Critical Volume Sum methodology. Summary table should include level of service ranking from A to F, and critical volume sum for intersection. ii. Level of service at all non-signalized intersections using Highway Capacity Manual (Special Report 209). Summary table should include level of service ranking from A to F, and reserve capacity for each critical movement. iii. Warrant analysis of non-signalized intersections as determined by the City. iv. 85th percentile speed on streets. ---PAGE BREAK--- Page 10 / 14 03/2026 TRAFFIC ACCIDENT HISTORY WITHIN STUDY AREA a. Three-year accident summary at all key intersections. Include accident diagrams. i. Intersection accident rates shall be stated in million entering vehicles (MEV) = (annual # of accidents X 106)/ (annual traffic entering) ii. Accident rates for street sections shall be stated in million vehicle miles travels (MVM) = (annual # of accidents X 106)/ (annual vehicle-miles of traveled) iii. Vehicle-miles = AADT x 365 days/year x section length b. Identification of problem areas and accident trends. PARKING DEMAND/SUPPLY a. Existing location and supply. b. Existing use characteristics (demand, turnover, etc.). ADDITIONAL INFORMATION REQUIRED III. FORECASTED CONDITIONS SECTION COMPLETE? ☐ FORECAST OF NON-PROJECT TRAFFIC VOLUMES a. Forecast year. i. Year of project build out. b. General traffic volume growth. i. Annual percentage growth in traffic volumes (typically c. Specific traffic volume growth. i. Trip generation from other planned developments. ii. Diversion of traffic due to planned street improvements. B. FORECAST OF PROJECT GENERATED TRAFFIC VOLUMES a. Trip Generation i. ITE Trip Generation (7th Edition) or City approved methodology. ii. Breakdown of new, pass-by and diverted trips. b. Mode Split i. Proportion of trips via SOV, HOV, walking, bicycle, or other modes. c. Trip Assignment i. Assignment of project trips to specific travel routes as per the short-term trip assignment provided by the City of Redmond traffic model (if used for concurrency testing). ii. Show all streets and intersections impacted by 20 or more trips in the PM Peak Hour. Show other intersections as directed by the City. C. ANALYSIS OF FORECAST YEAR TRAFFIC OPERATIONS WITH AND WITHOUT PROJECT a. Level of Service i. All signalized intersections using Circular 212 Critical Volume Sum methodology. Summary table should include level of service ranking from A to F, and critical volume sum for intersection. ---PAGE BREAK--- Page 11 / 14 03/2026 ii. All non-signalized intersections using Highway Capacity Manual (Special Report 209). Summary table should include level of service ranking from A to F, and reserve capacity for each critical movement. iii. All project accesses to street system using applicable methodology outlined above. iv. Schematic of street system showing AWDT and PM turning movements. b. Project Specific Mitigation: Use the following guidelines in determining whether mitigation is required at specific intersections: i. If the intersection will operate at LOS-D or better in the forecasted year with the proposed project, no mitigation is required. ii. If the intersection will operate at LOS-E/F in the forecasted year with the proposed project, and the addition of the project traffic decreases the LOS, mitigation may be required to alleviate project impacts. For signalized intersections, the consultant should then use the HCM 209 methodology to assess potential physical improvements to improve the operation of the impacted intersection. The City will review these potential improvements and may require their construction to mitigate project impacts. SAFETY CONDITION WITHIN STUDY AREA a. Analysis of safety problems identified in Existing Conditions section. b. Residential projects should coordinate with the City and Lake Washington School District to identify gaps or hazards for school walk routes. c. Options available to reduce or eliminate safety problems. d. Analysis of entering and stopping sight distance at project accesses and along street frontage(s). Note: The design speed is used in any analysis shall be 10 mph over the posted speed limit unless otherwise approved by the City. PARKING DEMAND/SUPPLY a. Proposed parking supply. b. Analysis of expected parking demand. i. ITE Parking Generation (2nd Edition) or City approved methodology. c. Comparison of supply/demand to City Code Requirements. ADDITIONAL INFORMATION REQUIRED IV. SUMMARY OF ANALYSIS AND MITIGATION SECTION COMPLETE? ☐ EXECUTIVE SUMMARY OF TRANSPORTATION IMPACT ANALYSIS SUMMARY OF IMPACTS AND PROJECT SPECIFIC MITIGATION ---PAGE BREAK--- Page 12 / 14 03/2026 Part 5: Master Planned Development Overlake Requirement Worksheet Answer the following questions to show compliance of the proposed Master Planned Development with Overlake Neighborhood Plan requirements and to disclose use of the Overlake Village Subarea Incentive Program (RZC 21.12.600). Contact the Planner On Call [PHONE REDACTED] or [EMAIL REDACTED] for assistance. I. LOCATION SECTION COMPLETE? ☐ WITHIN WHICH ZONE IS THE PROPOSED DEVELOPMENT LOCATED? II. COMMERCIAL AND RESIDENTIAL DENSITY AND TYPES SECTION COMPLETE? ☐ COMPLETE THE COMMERCIAL AND RESIDENTIAL DENSITY AND TYPES TABLE BELOW. Use Density or Type Data/Calculation Site size (in square feet) Gross Floor Area and Type Minimum GFA required (minimum FAR x site size in square feet Hotel commercial GFA proposed Retail commercial GFA proposed Office commercial GFA proposed Other non-hotel commercial GFA proposed Residential GFA proposed Total GFA proposed Residential Units and Type Number of residential units proposed Number of affordable units required Number of affordable units proposed ---PAGE BREAK--- Page 13 / 14 03/2026 III. PROGRAM APPLICATIONS SECTION COMPLETE? ☐ WILL THE PROPOSED DEVELOPMENT USE INCENTIVES? IF SO, COMPLETE THE INCENTIVE PROGRAM CALCULATOR AND ATTACH SEPARATELY. ---PAGE BREAK--- Page 14 / 14 03/2026 Part 6: Master Planned Development Application Requirements Review Process Determination Form Answer the following questions to determine the review process type for the proposed Master Planned Development, and whether a Development Agreement is required. Contact the Planner On Call [PHONE REDACTED] or [EMAIL REDACTED] for assistance. QUESTIONS SECTION COMPLETE? ☐ 1. IS THE GROSS LAND AREA ENCOMPASSED IN THIS PROPOSAL GREATER THAN 10 ACRES AND LOCATED IN THE DOWNTOWN NEIGHBORHOOD? (GO TO PROPERTY VIEWER AND SEARCH YOUR PROPERTY). 2. IS THE PROPOSAL LOCATED IN THE OVERLAKE METRO CENTER OR MARYMOOR VILLAGE CENTER ? (GO TO PROPERTY VIEWER AND SEARCH YOUR PROPERTY). − If you answered Yes to question 1 or 2, the proposed MPD will follow a Type V permit process. − If you answered No to question 1 and 2, select the associated land-use entitlement that you are applying for now, or will apply for in the future. Consult the Planner On Call if you are not sure.