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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.

B. Maximum Development Yield.

Table 21.13.090A

Maximum Development Yield

Minimum

Bonuses

available

Maximum

Illustrations

FAR

0.90

Required affordable housing: 0.09

Additional affordable housing: 0.45

0.99 with 10% affordable housing

1.35 with 20% affordable housing

Example of a 4-story building with FAR = 0.99

Example of a 5-story building with FAR = 1.35

Height

stories

Incentive program: 1 story

stories

C. 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. Uses not listed are not permitted. 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 (Min. required, Max. allowed)

Special regulations

Residential1

1

Detached Dwelling Unit

Dwelling unit (2.0)

2

Size-limited dwelling

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

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.

6

Manufactured home

See RZC 21.08.320,Designated Manufactured Homes, Manufactured Homes, and Mobile Homes, for specific regulations that may apply.

7

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)

8

Dormitory

Bed (0.5, 1)

9

Residential Suite

10

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: 4 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. 

11

Adult family home

Dwelling unit (2.0)

Arts, Entertainment and Recreation

12

Parks, open space, trails, and gardens

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

13

Local utilities

Adequate to accommodate peak use.

14

Regional utilities

A Conditional Use Permit is required.

15

Wireless Communication Facilities

N/A

See RZC 21.56,Wireless Communication Facilities, for specific development requirements.

Education, Public Administration, Health Care and other Institutions

16

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

17

Home business

Vehicle used by the business (1.0)

See RZC 21.08.340,Home Business, for specific regulations that may apply.

18

Roadside produce stand

N/A

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.

(Ord. 2883; Ord. 2919; Ord. 3074)

Effective on: 2/12/2022