21.13.080 MDD2 | Redmond Zoning Code

A. Purpose. The purpose of the MDD2 zone is to be the mixed-use core of the Marymoor Subarea, allowing both employment and mixed-use multifamily development with some ground-floor pedestrian-oriented uses. NE 68th St. is the primary activity corridor in this zone, connecting commercial and manufacturing uses to the east with the light rail station and Marymoor Park to the west.

The following table is specific to this zone and provides references for each of the major topics that are regulated throughout the code. The individual topics provide function as connection or linkage to the chapters and sections of the Redmond Zoning Code that apply to development within this zone.

MDD2 Zone – Regulations Table
Land and Structure	Transportation	Environment	Community	Process	Money	Incentives	Other
Building Height	Fences	Parking Standards	Landscaping	Historical and Archeological Resources	Review Procedures	Development Fees	Transfer Development Rights Program (TDR)	Special Regulations
Density	Signs	Transportation Standards	Trees	Design Standards	Permits	Doing Business	Green Building Incentive Program (GBP)	Public View Corridors and Gateways
Impervious Surface	Outdoor Storage, Display and Enclosures		Environmental Regulations	Affordable Housing	Development Services		General Incentive Information	Transition Overlay Areas
Setbacks	Lighting		Open Space	Neighborhood			MDD Incentives	Wireless Communication Facilities
	Hazardous Liquid Pipelines

B. Maximum Development Yield

Table 21.13.080A Maximum Development Yield
	Minimum	Bonuses Available	Maximum
FAR	Refer to RZC 21.13.150, MDD Floor Area, for floor area ratios.
Height	3 stories	3 stories	5 stories
Refer to RZC 21.13.140, MDD Building Placement and Form, for building placement and form.

C. General Allowed Uses and Cross-References. The following tables provide references for each of the allowed use classes for the zone. References are provided for assistance in associating the current use classes with the use classes and associated definitions that were in effect prior to December 31, 2021. Additional references assist in generally aligning use classes with the Redmond Building Code, Institute of Transportation Engineers (ITE) Trip Generation Manual, and the City’s business licensing system. Additional information specific to the intended use may be necessary.

Uses that are not listed below nor within the associated definition of the individual use category or class shall be classified by the Code Administrator for applicability based on the purpose and intent of the zone within which the use is proposed.

Table 21.13.080.1. General Allowed Uses and Cross-References in MDD2 Zone (Residential)
Use Permissions: P – Permitted; L – Limited; C – Conditional; N – Not Permitted
Residential Use Category	Residential Use Class	Former Use Classification (Prior to Dec. 31, 2021)	Use Permissions	Building Code Occupancy Class	ITE Trip Generation Manual Land Use Code
High density residential	Multifamily structures	Multifamily structures	P	R	200 – 299
	Dormitory	Dormitory	P	R	200 – 299
	Residential suite	Residential suite	P	R	200 – 299
	Mixed-use residential	Mixed-use residential	P	R	200 – 299
	Housing services for the elderly	Housing services for the elderly	P	I	600 – 699

Table 21.13.080.2. General Allowed Uses and Cross-References in MDD2 Zone (Nonresidential)
Use Permissions: P – Permitted; L – Limited; C – Conditional; N – Not Permitted
Nonresidential Use Class	Former Use Classification (Prior to Dec. 31, 2021)	Use Permissions	Building Code Occupancy Class	ITE Trip Generation Manual Land Use Code
Retail sales	General sales or services	L	M
1. Gasoline service; 2. Outdoor automobile sales, rental, or service are prohibited. Indoor and outdoor sales, rental, and service of non-motorized vehicles such as bicycles are permitted.		N
Business and service	General sales or services	L	B	700 – 799, 900 – 999
Food and beverage	General sales or services	L	A, B, F	100 – 199, 700 – 799, 900 – 999
Pet and animal sales and service	General sales or services	L	B	800 – 899
Hotels, motels, and other accommodation services	Hotels, motels, and other accommodation services	P	R	300 – 399
Manufacturing and wholesale trade	Manufacturing and wholesale trade	P	M, F, H	100 – 199, 800 – 899, 900 – 999
Artisanal manufacturing, retail sales, and service		P	M, F, H	100 – 199, 800 – 899, 900 – 999
Automobile parking facilities	Automobile parking facilities	L	S
1. Surface parking lots.		N
Road, ground passenger, and transit transportation	Road, ground passenger, and transit transportation	P
Towing operators and auto impoundment yards	Towing operators and auto impoundment yards	L
1. Auto impoundment yards and other outdoor storage.		N
Rapid charging station	Rapid charging station	L
Battery exchange station	Battery exchange station	L
Communications and information	Communications and information	P
Wireless communication facilities	Wireless communication facilities	P
Local utilities	Local utilities	L, C
Regional utilities	Regional utilities	L, C
Arts, entertainment, recreation, and assembly	Arts, entertainment, and recreation	P	A	400 – 499, 500 – 599
Natural and other recreational parks	Arts, entertainment, and recreation	P		400 – 499
Day care center	Day care center	P	E	500 – 599
Educational	Education, public administration, health care, and other institutions, except those listed below	P	E	500 – 599
Institutional health and human services	Education, public administration, health care, and other institutions, except those listed below	P	I	600 – 699, 700 – 799
Government and administration	Education, public administration, health care, and other institutions, except those listed below	P	B	700 – 799
Faith-based and funerary	Religious institutions
Construction-related businesses	Construction-related businesses	P	B

D. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in MDD2. To use the chart, first 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. The following headings are used in the table:

1. § = Section number

2. Use = Land use

3. Parking Ratio = Parking ratio for the use

4. Special Regulations = Special regulations that apply to the use

Table 21.13.080B Allowed Uses and Basic Development Standards
§	Use	Parking Ratio: Unit of Measure (Minimum Required; Maximum Allowed)	Special Regulations
Residential¹
1	Multifamily structure	Unit (1, 1.5) plus 1 guest space per 4 units for projects of 6 units or more
2	Dormitory	Bed (0.5, 0.1)
3	Residential suite	Bedroom (0.5, 1)
4	Mixed-use residential structure	Unit (1, 1) plus 1 guest space per 4 units for projects of 6 units or more
5	Housing services for the elderly	See Special Regulations	A. Parking requirements are as follows: 1. Multifamily housing for senior citizens: Unit (0.5, 1); 2. Nursing home or long-term care facility: 4 patient beds (1, 1); 3. Retirement residence with no skilled nursing facility: Unit (1, 1); 4. Retirement residence with skilled nursing facility: Worker on largest shift (1.25, 1.25). B. A traffic mitigation plan is required. The plan shall address traffic control, parking management (including mitigation of overflow parking into adjoining residential areas), and traffic movement to the arterial street system.
General Sales or Service
6	Retail sales	1,000 sq. ft. gfa (2, 3)	A. Limited to less than 75,000 square feet gross floor area in a single use. B. Parking standards for restaurant uses: 1,000 sq. ft. gfa (9, 10). C. The maximum number of parking stalls allowed may be increased to 5.0 per 1,000 square feet of gross floor area for the retail components of mixed-use developments. D. Mini-warehouses/self-storage shall only have retail or customer service functions facing the building front on the ground floor; all storage units and other functions shall be located on other block faces or on the second level or higher of the building front block face.
	Business and service
	Food and beverage
	Pet and animal sales and service
7	Hotel, motel or other accommodation services¹^, ²	Rental room (1, 1)
Manufacturing and Wholesale Trade
8	Manufacturing and wholesale trade	1,000 sq. ft. gfa (2, 3)	Uses in new structures permitted after June 17, 2017, shall not be materially detrimental in terms of noise, truck traffic and other potential operational impacts with nearby multistory mixed-use/residential developments.
9	Artisanal manufacturing, retail sales, and service	1,000 sq. ft. gfa (2, 3)
Transportation, Communications, Information and Utilities
10	Automobile parking facilities
11	Road, ground passenger, and transit transportation	1,000 sq. ft. gfa (2, 3)
12	Towing operators and auto impoundment yards	1,000 sq. ft. gfa (2, 3)	Uses in new structures permitted after June 17, 2017, shall not be materially detrimental in terms of noise, truck traffic and other potential operational impacts with nearby multistory mixed-use/residential developments.
13	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.
14	Battery exchange station	Adequate to accommodate peak use	Shall not be located on a parcel that abuts a residential zone.
15	Communications and information	1,000 sq. ft. gfa (2, 3)	Uses in new structures permitted after June 17, 2017, shall not be materially detrimental in terms of noise, truck traffic and other potential operational impacts with nearby multistory mixed-use/residential developments.
16	Wireless communication facilities		See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements.
17	Local utilities	Adequate to accommodate peak use	Requires a conditional use permit if 40 feet in height or greater. See RZC 21.76.070.K, Conditional Use Permit.
18	Regional utilities	Adequate to accommodate peak use
Arts, Entertainment and Recreation
19	Arts, entertainment, recreation, and assembly	Adequate to accommodate peak use	A. Parking requirement for natural or other recreational parks: 1,000 sq. ft. gfa (0, Adequate to accommodate peak use).
19	Natural and other recreational parks	Adequate to accommodate peak use
Education, Public Administration, Health Care and Other Institutions
20	Educational	Adequate to accommodate peak use	A. Provisions for day care centers: 1. Parking requirement: Employee on maximum shift (1, 1); 2. Play equipment shall be located no less than ten feet from any property line; 3. Shall not be located closer than 300 feet from existing day care operation in residential zone. B. Excludes crematoriums.
	Institutional health and human services
	Government and administration
21	Faith-based and funerary	Assembly uses: 1,000 sq. ft. gfa (10, 10), or number of fixed seats (0.2, 0.2)	A. Decorative fencing or decorative walls and landscaping on side or back lots are required when necessary to prevent visual impacts on neighboring properties and public shoreline areas. B. Refer to RZC 21.08.280, Faith-Based and Funerary, for requirements concerning faith-based and funerary uses.
Construction-Related Businesses
22	Construction-related businesses	1,000 sq. ft. gfa (2, 3)	Uses in new structures permitted after June 17, 2017, shall not be materially detrimental in terms of noise, truck traffic and other potential operational impacts with nearby multistory mixed-use/residential developments.
Other
23	Kiosk		A. Shall not locate in required parking, landscaping, or drive aisle area, or any area that would impede emergency access. B. Shall not reduce or interfere with functional use of walkway or plaza to below standards of Americans with Disabilities Act. C. Structures shall be secured to prevent tipping and endangering public safety. D. Maximum size is six feet wide by ten feet long. E. Administrative design review required for structures.
24	Vending cart
25	Drive-up stand		A. Shall not locate in required parking, landscaping, or drive aisle area, or any area that would impede emergency access. B. Shall not reduce or interfere with functional use of walkway or plaza to below standards of Americans with Disabilities Act. C. Structures shall be secured to prevent tipping and endangering public safety. D. Maximum size is six feet wide by ten feet long. E. Administrative design review required for structures. F. Must submit circulation plan addressing queuing.

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.