21.13.090 MDD3 | Redmond Zoning Code

A. Purpose. The purpose of the Marymoor Design District 3 (MDD3) is to implement policy calling for a walkable subarea that develops in a way that supports Bear Creek, Lake Sammamish, Redmond’s drinking water aquifer, and other natural features. Shallow groundwater and lack of a stormwater outfall will require creative designs on the part of developers. To facilitate that, regulations are intended to allow developers to work within the natural constraints of the land. MDD3 will feature opportunities for living and community gathering, enhanced by proximity to Marymoor Park.

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.

MDD3 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

Table 21.13.090A Maximum Development Yield
	Minimum	Bonuses Available	Maximum
FAR	Refer to RZC 21.13.150, MDD Floor Area, for floor area ratios.
Height	4 stories	Incentive program: 1 story	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 21.13.090.1. General Allowed Uses and Cross-References in MDD3 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
Low density residential Medium density residential High density residential	Detached dwelling unit	Detached dwelling unit	P	R	200 – 299
	Size-limited dwelling	Size-limited dwelling	P	R	200 – 299
	Cottage	Cottage	P	R	200 – 299
	Accessory dwelling unit (ADU)	Accessory dwelling unit (ADU)	P	R	200 – 299
	Tiny home		P	R	200 – 299
	Attached dwelling unit, 2 – 4 units	Attached dwelling unit, 2 – 4 units	P	R	200 – 299
	Stacked flats		P	R	200 – 299
	Courtyard apartments		P	R	200 – 299
	Manufactured home	Manufactured home	P	R	200 – 299
	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
	Adult family home	Adult family home	P	R	600 – 699

Table 21.13.090.2. General Allowed Uses and Cross-References in MDD3 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
Local utilities	Local utilities	P
Regional utilities	Regional utilities	C
Wireless communication facilities	Wireless communication facilities	P
Natural and other recreational parks	Parks, open space, trails, and gardens	L, C		400 – 499
Family day care provider	Family day care provider	P	E	500 – 599
Roadside produce stand	Roadside produce stand	P

D. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in MDD3. 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 21.13.090B Allowed Uses and Basic Development Standards: MDD3
§	Use	Parking Ratio: Unit of Measure (Minimum Required; Maximum Allowed)	Special Regulations
Residential¹
1	Detached dwelling unit	Dwelling unit (2.0)
2	Size-limited dwelling	Dwelling unit (2.0)
3	Cottage	Cottage (1.5, 2.0)	See RZC 21.08.290, Cottage Housing Developments, for specific site development requirements and supplemental neighborhood regulations that may apply. No density bonus applies because total development is governed by FAR.
4	Accessory dwelling unit (ADU)	ADU (1.0)	See RZC 21.08.220, Accessory Dwelling Units, for specific regulations that may apply.
5	Tiny home	Tiny home (1.0)
6	Attached dwelling unit, 2 – 4 units	Dwelling unit (2.0)	See RZC 21.08.260, Attached Dwelling Units, for specific regulations related to design, review and decision procedures, and affordable housing exceptions.
7	Stacked flats
8	Courtyard apartments
9	Manufactured home		See RZC 21.08.320, Designated Manufactured Homes, Manufactured Homes, and Mobile Homes, for specific regulations that may apply.
10	Multifamily structure	Studio dwelling unit (1.0) 1-bedroom dwelling unit (1.25) 2-bedroom dwelling unit (1.25) 3+-bedroom dwelling unit (1.5)
11	Dormitory	Bed (0.5, 1)
12	Residential suite	Bed (0.5, 1)
13	Housing services for the elderly	See Special Regulations	Parking requirements are as follows: A. Multifamily housing for senior citizens: Unit (0.5, 2.0); B. Nursing home or long-term care facility: Four patient beds (1.0, 1.0); C. Retirement residence with no skilled nursing facility: Unit (1.0, 1.0); D. Retirement residence with skilled nursing facility: Worker on largest shift (1.25, 1.25). E. 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.
14	Adult family home	Dwelling unit (2.0)
Arts, Entertainment and Recreation
15	Natural and other recreational parks	1,000 sq. ft. gfa (0, adequate to accommodate peak use)	Permitted if public or noncommercial. A conditional use permit is required for commercial facilities.
Transportation, Communications, Information and Utilities
16	Local utilities	Adequate to accommodate peak use
17	Regional utilities	Adequate to accommodate peak use	A conditional use permit is required.
18	Wireless communication facilities	N/A	See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements.
Education, Public Administration, Health Care and Other Institutions
19	Family day care provider	Vehicle used by the business (1.0)	Family day care providers are permitted as home businesses. See RZC 21.08.340, Home Business, for specific regulations that may apply.
Other
20	Roadside produce stand	N/A

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.