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A. Purpose. The purpose of the MDD5 zone is to provide opportunities for community gathering, multifamily living and locally-oriented goods and services, enhanced by proximity to Marymoor Park, while supporting existing buildings and uses. Over time, as buildings reach the end of their useful economic lives or property owners decide to redevelop, a transition will occur, consistent with the vision for the Marymoor Subarea.

B. Maximum Development Yield.

Table 21.13.110A

Maximum Development Yield

Minimum

Bonuses

available

Maximum

Illustrations

FAR

0.5

2.3

2.0

Example of a 3-story building with FAR = 0.5

Example of a 5-story building with FAR = 2.0

Height

3 stories

3 stories

stories

C. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in MDD5. 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 21.13.110B

Allowed Uses and Basic Development Standards

§

Use

Parking Ratio: Unit of Measure (Min. required, Max. allowed)

Special regulations

Residential1

1

Attached dwelling unit

Unit (2, 2)

A. Ground-oriented units only. Permitted only in Ground-Oriented Unit Overlay Area. See Map 13.2, Ground-Oriented Unit Overlay.

B. Minimum density: 12 dwelling units per gross acre.

2

Multifamily structure

Ground-oriented units: unit (2, 2)

All other structure types: unit (1, 1.5) plus 1 guest space per 4 units for projects of 6 units or more

Ground floor: only ground-oriented units allowed in Ground-Oriented Unit Overlay Area.

3

Dormitory

Bed (0.5, 0.1)

Ground floor: ground-oriented units only in Ground-Oriented Unit Overlay Area.

4

Mixed-use residential structure

Unit (1, 1.5) plus 1 guest space per 4 units for projects of 6 units or more

Prohibited in Ground-Oriented Unit Overlay Area.

5

Housing services for the elderly

See special regulations

A. Ground floor: ground-oriented units only in Ground-Oriented Unit Overlay Area.

B. 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).

C. 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

General sales or Service

1,000 sq ft gfa (2,3)

A. The following uses are prohibited:

1. Gasoline service;

2. Outdoor automobile sales, rental or service, except indoor and outdoor sales, rental and service of non-motorized vehicles such as bicycles are permitted.

B. Limited to less than 75,000 square feet gross floor area in a single use.

C. Parking standards for restaurant uses: 1,000 sq ft gfa (9, 10).

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.

Manufacturing and Wholesale Trade

7

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.

Transportation, Communications, Information and Utilities

8

Road, ground passenger, and transit transportation

1,000 sq ft gfa (2, 3)

9

Towing operators and auto impoundment yards

A. Auto impoundment yards and other outdoor storage prohibited.

B. 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.

10

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.

11

Battery exchange station

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

12

Communications and information

1,000 sq ft gfa (2, 3)

13

Wireless Communication Facilities

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

14

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.

15

Regional utilities

Arts, Entertainment and Recreation

16

Arts, entertainment and recreation

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).

B. Excludes golf courses.

Education, Public Administration, Health Care and other Institutions

17

Education, public administration, health care and other institutions, except those listed below

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 10 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.

18

Religious Institutions

Assembly uses: 1,000 sq ft gfa (10, 10), or number of fixed seats (0.2, 0.2)

A. A seat is one fixed seat or 18 inches on a pew or bench or seven square feet in the general assembly area (including aisle space, but excluding stage, podium, lobby, and space for musical instruments).

B. Storage locations of buses/vans over 10,000 gvw shall be shown on a plan and screened from neighboring properties or right-of-way.

C. 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.

D. Maximum height for separate structures on site such as bell towers, crosses, statuary or other symbolic religious icons, is 50 feet.

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.

Construction-Related Businesses

19

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

20

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.

21

Vending Cart

22

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.

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.

Map 13.2

Ground-Oriented Unit Overlay


Note: Online users may click the map for a full-size version in pdf format.

(Ord. 2883; Ord. 2919; Ord. 2978; Ord. 3074)

Effective on: 2/12/2022