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A. Purpose. The purpose of the Regional Retail Design District (RR) is to provide an area for the location of high-technology research and development facilities; associated light assembly and warehousing; other manufacturing uses with similar character, intensity and impact; support services; regional retail/wholesale uses with or without compatible uses; office uses, including corporate headquarters and regional offices; and hotels and motels. A mix of research and development, office, hotel/motel and regional retail/wholesale uses are encouraged to diversify and increase the employment and revenue base of the community. Development in the zone should provide a high-quality, aesthetically pleasing gateway into the City’s corporate limits.

B. Maximum Development Yield.

Table 21.13.030A
Maximum Development Yield

Base

Residential Bonuses Available, and Quantity

Maximum

Illustrations

Floor area ratio (FAR)

0.25 to 0.5 (use dependent)

TDRs: 0.10

GBP: 0.10

0.60

Example of a 3-story building with FAR = 0.25

Example of a 3-story building with FAR = 0.25

Example of a 5-story building with FAR = 0.60

Example of a 5-story building with FAR = 0.60

Height

stories

Exactly 1 administrative services building may be 5 stories in height

stories

C. Regulations Common to All Uses.

Table 21.13.030B
Regulations Common to All Uses

Regulation

Standard

Exceptions

Minimum

Setbacks

Perimeter

35

A. For the purpose of determining setbacks in this zone:

1. Perimeter streets are Avondale Road, Union Hill Road, 178th Place NE, Redmond Way, and 180th Avenue NE.

2. Internal streets are all other streets in the zone.

B. Setbacks may be reduced by 50 percent if located adjacent to a nonresidential zone and reduced by 25 percent if located adjacent to a residential zone through the GBP.

Internal, side, rear

20

Landscaping

25 percent

Maximum

Lot coverage

35 percent

A. Maximum height of structures or portions of structures located above parking shall not include the distance between the finished grade of the parking surface and the structure, or the stories of the structure devoted to parking.

B. Maximum height in shoreline areas is 35 feet.

Height (stories)

3

Drive-through

n/a

Drive-through facilities are prohibited except where expressly permitted in the Allowed Uses and Basic Development Standards table below

D. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in the Regional Retail Design District (RR) zone. To use the chart, read down the left-hand column titled “Use.” When you have located the use that interests you, read across to find regulations that apply to that use. Uses are permitted unless otherwise specified in the Special Regulations column. Permitted uses may require land use permit approval. See RZC 21.76.020, Overview of the Development Process, for more information. Uses not listed are not permitted.

Table 21.13.030C
Allowed Uses and Basic Development Standards

§

Use

Maximum FAR w/o TDRs or GBP; w/TDRs or GBP

Parking ratio:
unit of measure (min. required, max. allowed)

Special Regulations

General Sales or Services

1

Auto sales, service, or rental establishment

0.25;
0.35

1,000 sq ft gfa (4.0, 5.0)

A. Auto sales, service, or rental establishment: only sales of auto and marine parts and accessories permitted.

B. Marijuana retail sales: see RZC 21.41 Marijuana-related uses for additional requirements.

C. These uses shall be located on the same development site as a regional retail/wholesale use and shall be bound by a legal instrument recorded on the property, such as a binding site plan, that provides for shared, common parking and shared access with the regional retail/wholesale use. Only one of these uses, composed of a single commercial establishment, shall be allowed per regional retail/wholesale establishment. An existing development site containing a regional retail/wholesale use may not be enlarged in order to develop one of these uses. No driveways may be added to an existing development site containing a regional retail/wholesale use with the development of one of these uses.

2

Marijuana retail sales

3

Heavy consumer goods, sales, or service

A. Minimum 75,000 square feet gfa per use.

B. Uses with less than 75,000 square feet gfa per use shall be located on the same development site as a regional retail/wholesale use and shall be bound by a legal instrument recorded on the property, such as a binding site plan, that provides for shared, common parking and shared access with the regional retail/wholesale use. Only one of these uses, composed of a single commercial establishment, shall be allowed per regional retail/wholesale establishment. An existing development site containing a regional retail/wholesale use may not be enlarged in order to develop one of these uses. No driveways may be added to an existing development site containing a regional retail/wholesale use with the development of one of these uses.

4

Durable consumer goods, sales, or service

5

Consumer goods sales or service, other than heavy or durable

6

Grocery, food, and beverage

7

Finance and insurance

0.50;
0.60

1,000 sq ft gfa (2.0, 3.0)

A. Permitted only as a service internal to another permitted use.

B. Walk-in service to general public prohibited.

8

Real estate services

9

Professional services

10

Administrative services

1,000 sq ft gfa (3.0, 4.0)

11 

Travel arrangement and reservation offices

1,000 sq ft gfa (2.0, 3.0)

12

Investigation and security services

0.50;
0.60

1,000 sq ft gfa (2.0, 3.0)

13

Services to buildings and dwellings

14

Full-service restaurant

1,000 sq ft gfa (9.0, 9.0)

15

Cafeteria or limited service restaurant

1,000 sq ft gfa (10.0, 10.0)

16

Hotel or motel1, 2

Assembly uses: 1,000 sq ft gfa (10.0, 10.0), or number of fixed seats (0.2, 0.2)
Other uses: Rental room (1.0, 1.0)

Manufacturing and Wholesale Trade

17

Manufacturing and wholesale trade

0.50;
0.60

1,000 sq ft gfa (2.0, 3.0)

Transportation, Communication, Information and Utilities

18

Communications and information

0.50;
0.60

1,000 sq ft gfa (2.0, 3.0)

19

Rapid charging station

Adequate to accommodate peak use.

Shall not be located on a parcel that abuts a residential zone, RZC 21.04.030
Comprehensive Allowed Uses Chart.

20

Battery exchange station

Shall not be located on a parcel that abuts a residential zone.

21

Large Satellite Dishes / Amateur Radio Tower

RZC 21.56, Wireless Communication Facilities.

22

Antenna Support Structures

A. RZC 21.56, Wireless Communication Facilities.

B. Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit.

23

Antenna Array and Base Station

A Conditional Use Permit may be required; see RZC 21.56, Wireless Communication Facilities, for specific development requirements.

Arts, Entertainment, and Recreation

24

Adult Entertainment Facilities

0.50;
0.60

1,000 sq ft gfa (2.0, 3.0)

A. Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit.

B. See RZC 21.18, Adult Entertainment Facilities.

Education, Public Administration, Health Care, and other Institutions

25

Technical, trade, and other specialty schools

0.50;
0.60

1,000 sq ft gfa (2.0, 3.0)

26

Public administration

27

Day care center

Employee on maximum shift (1.0, 1.0)

A. Play equipment shall be located no less than 10 feet from any property line.

B. Shall not be located closer than 300 feet from existing day care operation in residential zone.

Notes:

1Permanent supportive housing, as defined under RCW 36.70A.030, and transitional housing, as defined under RCW Chapter 84.36, are allowed in all land use districts where residential dwellings and/or hotel uses are allowed, subject to RZC 21.57.010, Permanent Supportive Housing, Transitional Housing, and Emergency Housing.

2Emergency housing, as defined under RCW 36.70A.030, and emergency shelter, as defined under RCW 36.70A.030, are allowed in all land use districts where hotel uses are allowed. Emergency housing is subject to RZC 21.57.010, Permanent Supportive Housing, Transitional Housing, and Emergency Housing. Emergency shelter is subject to RZC 21.57.020, Emergency Shelter.

E. Cross-references. For information on how to measure various site requirements like height and setbacks, see RZC 21.16.020, How to Measure Site Requirements. See RZC 21.16.030, Other Applicable Regulations, for information on other standards that may apply to you. (Ord. 2642; Ord. 2652; Ord. 2753; Ord. 2836; Ord. 2978; Ord. 3074)

Effective on: 2/12/2022