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Published: 06/2025 Page 1 of 8 Site plan requirements and examples 2 – 4 Single-Family and Middle Housing Design Standards 5 – 6 Permit revisions 18 Inspection process 19 Development Services SFR and Middle Housing Building Permit User Guide redmond.gov/BuildingPermits DEVELOPMENT SERVICES CONTACT INFORMATION Building Dept: general building permit questions: [EMAIL REDACTED] or [PHONE REDACTED] Planning Dept: [EMAIL REDACTED] or [PHONE REDACTED] Development Engineering: utility info: [EMAIL REDACTED] or [PHONE REDACTED] Building Dept: code questions: [EMAIL REDACTED] or [PHONE REDACTED] Fire Dept: sprinkler requirements: [EMAIL REDACTED] or [PHONE REDACTED] Development Services Center, 15670 NE 85th St, Redmond, WA 98052 4 2 5 . 5 5 6 . 2 4 7 3 ---PAGE BREAK--- Published: 06/2025 Page 2 of 8 PDF example of Residential New Site Plan PDF example of Residential Addition Site Plan Scale, north arrow, street name fronting proposed structure. Dimension required setbacks from all property lines, labeled front, side, rear, garage, etc. Distance from the property line shown and labeled and show all easements. Show location of proposed structure and any existing structure(s) on the site in relation to lot lines, corners and provide the finished floor elevations of all proposed and existing structures. Show all existing/proposed frontage improvements (i.e. paving, curb, gutter, sidewalk, street lights, planter strip, street trees and storm drainage). Indicate whether the driveway apron will be modified, relocated or repaired. Provide location of silt fence that is required for temporary erosion control. Indicate proposed rockery and/or retaining wall construction including associated drainage, and note any existing walls or rockeries along with finished floor elevations or grades on adjacent lots. Show the proposed elevation contours intervals along with existing contours or spot elevations. Indicate and slope greater than two feet horizontal to one foot vertical. All decks, porches (covered and uncovered) and patios shall include dimensions, area and label. For example: deck - 300 sq ft 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 of garage 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 points to the City’s systems. Show proposed location and size of the water service line along with the proposed connection points to the City’s systems. Show the size and location of the existing/proposed water meter. If sprinklers are required by Fire the water meter shall be a 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]. Indicate proposed location of foundation and roof drains along with appropriate clean outs and down spouts on site plan. Indicate direction and location of surface water runoff on the site and entering the site from adjacent properties on the site 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 ---PAGE BREAK--- Published: 06/2025 Page 3 of 8 Show the location and size of all wetlands and streams or drainage channels with buffers located within 150 feet of the site that may involve or affect drainage of the site to be developed. Indicate swales, and other drainage features. If culvert pipes 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 site plan). Infiltration requires a percolation test conducted by a licensed professional. Splash blocks require a minimum 50-foot unob- structed flow path. Projects with 2,000 square feet or more of new plus replaced hard surface area need to comply with the 2019 Department of Ecology Stormwater Management Manual minimum requirements 1-5, and the City of Redmond 2022 Stormwater Technical Notebook, or as updated. Show the location and dimensions of any existing utility easements (sewer, water, etc.) either public or private, existing or pro- posed. A public sidewalk and utility easement will be required if there is not an easement already existing along the frontage. For more information contact [PHONE REDACTED] Average finish grade box (smallest rectangle that can fit entire structure) and the point from where each elevation was taken, 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 met as described in RZC 21.58.7000. See example site plan. 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 exterior design requirements), exterior stairways, decks and railings. For decks, provide the height above finish grade for deck floor at each corner and details of all the connections from the foundation walls, pier to post, post to beams and rafters or trusses to walls. Roof plan shall include truss/rafter layout and ventilation. Structural drawings to include design load values, minimum design concrete strength, reinforcing bar grade, shear wall sched- ule noting nail spacing, blocking, bolts, top and bottom plate nailing and washers and location of hold-down straps. NOTE: All trade permits are separate and not included in the building permit.. 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 applicable for Single- Family residences on a single lot). Landscaping consisting of native or climate resilient vegetation, as defined by the City of Redmond Climate Resiliency and Sustainability in Vegetation Management Plan, shall be required in all common areas within any new residential development. 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 “replaced” trees. SITE PLAN REQUIREMENTS - CONTINUED STORMWATER - CONTINUED EASEMENTS PLANNING BUILDING PERMIT PLAN SET REQUIREMENTS LANDSCAPE PLAN MINIMUM PLAN REQUIREMENTS ---PAGE BREAK--- Published: 06/2025 Page 4 of 8 EXAMPLE LANDSCAPING PLAN ---PAGE BREAK--- Published: 06/2025 Page 5 of 8 Design standards for Single-Family Residential and Middle Housing are provided in RZC 21.58.7000. These standards apply to all residential developments in the RA-5 and N-R zones. Design Standards. 1. Dwelling units with the same combination of features and treatments must not be located side by side with each other. 2. Architecture of new residential developments will be evaluated by the Administrator as a combination of at least four primary 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 which meet or exceed the purpose of this section. Design Standards. 1. Entrance Orientation. a. The primary façade must be oriented toward the street or access corridor from which the lot is addressed. b. Each building must incorporate a primary building entry or one or more private unit entries, such as a covered porch 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 2. Garage Placement. Except for properties located on arterials, new dwelling units with attached garages facing the front street must be designed so that the garage is not the dominant feature as viewed from the street. Design techniques that meet the 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 property line in comparison to the front elevation of the garage door and has a covered front exterior entry way that projects outward a minimum of three feet in comparison to the front elevation of the garage door; or ii. The front elevation of the first floor living space is three feet or greater distance forward (closer to the front 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 elevation of the garage door by no less than three feet and is at minimum the width of the garage door and the front elevation of the first floor living space is equal or lesser distance to the front property line from the garage door. For the purposes of this section, the front street elevation may be measured from the forward most column of a covered porch when the surface wall of the ground floor living space is recessed no more than four feet from the garage, and a second story projection of at least three feet is provided above the garage. b. Recessing a garage under a second story, projecting roofline, deck, or balcony a minimum of three feet. The front street elevation of a side-loaded garage must have a minimum of one opening window or door). Alternative design compliance may be approved for other methods of building orientation that meet the purposes of this section or that support the development of middle housing types. Alternative design compliance will not be allowed for garage placement 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) ---PAGE BREAK--- Published: 06/2025 Page 6 of 8 Design Standards. 1. The building must be modulated along the street at least every 30 feet. It must articulate into intervals that are compatible with adjacent structures with building elements such as entries, chimneys, roof lines, window patterns, horizontal modulation, 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 ---PAGE BREAK--- Published: 06/2025 Page 7 of 8 These types of revisions are for any exterior changes that were not previously approved. Any exterior changes will result in a Planning revision. To apply for a revision, the applicant shall compile all required documents and notify the assigned Planner (the staff member who stamped the plans, stamp is located on site plan or on elevation pages). Revisions may be submitted over-the- 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) without a resubmittal fee. • Updates to façade and roof materials • Updates to colors All other changes shall be submitted electronically to the assigned planner. 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 to still continue to comply with the variation standards. If an adjacent home being compared no longer meets variation compliance and has had a building permit approved or 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 into plan 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 inspector prior to submitting the revised permit documents. Send signed revision form to: [EMAIL REDACTED] Revisions will not be accepted if the form is not signed. PLANNING ONLY REVISIONS PERMIT REVISIONS AND CHANGES BUILDING REVISIONS ---PAGE BREAK--- Published: 06/2025 Page 8 of 8 WASTE REPORTING Waste must be reported throughout construction. Report waste and provide documentation using our online platform. See our guide for instructions and tips: 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 [PHONE REDACTED] • 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.