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A. Purpose. The purpose of this section is to enhance the character and overall livability of the Marymoor Design District. The incentive program encourages features that implement subarea goals and respond to needs for public amenities and environmental sustainability. The incentive program reduces the cost of these features by allowing increased building height and floor area. This section also indicates priorities for provision of these desired features.

B. Features and Incentives.

1. Table 21.13.220A, Features and Incentives, indicates features and maximum incentives available in each zone. Following the table, subsection D explains the features in detail.

2. Applicants must provide all applicable Priority Items in order for incentives for Other Items.

3. The same land area may not be used to qualify for two bonus features. For example, an applicant whose site is shown for a park on Map 13.1, Marymoor Design District Map, and who satisfies that requirement must provide additional space for a community food garden in order to receive additional development incentives.

C. Restrictions.

1. Features provided through this program for parks and plazas may not be counted toward satisfaction of the minimum open space requirements in RZC 21.13.190, MDD Residential Usable Open Space.

2. Transfer of Development Rights may not be used to exceed the maximum building height allowed through this program.

Table 21.13.220A

Features and Incentives

Feature

Applicable Performance Areas

Maximum Incentive

Priority Items

Master plan

1, 2, 4, 5

Height: 1 story for buildings representing half of total gross floor area.
FAR: 0.25 each for residential (where allowed) and non-residential.

Multifamily component exceeds 50 percent of total gross floor area

1

Height: 1 story for all buildings and one-half story for buildings representing half of total gross floor area.

Park or Plaza

2, 5

Height: 1 story for all buildings.
FAR: 0.25 each for residential and non-residential.

Increase ecological score to 35 by incorporating items 7 and 14, or item 13

1, 2, 4, 5

Height: 1 story for buildings representing half of total gross floor area (MDD4 only).
FAR: 0.2 each for residential (where allowed) and non-residential.

Other items


Increase ecological score to 35 by incorporating items 7 and 14, or item 13

3

Height: 1 story for all buildings.

Incorporate community food garden(s) of 4,000 square feet each

2, 3, 5

For MDD2 and MDD5: Height: 1 story for buildings representing half of total gross floor area.
For MDD3: 75 percent maximum impervious surface area (up from 70 percent) when three food gardens are provided.

20 percent of homes affordable at 80 percent of area median income

3

0.45 FAR increase, to 1.35, inclusive of all units and bonuses.

Reduce impervious surface area to 60 percent

3

Height: 1 story for all buildings.

Arts (or in lieu contribution)

1, 2, 4, 5

FAR: 0.2 each for residential (where allowed) and non-residential.

Structured parking

1, 2, 4, 5

Height: 1 story, except no height bonus in MDD4.
FAR: 0.25 each for residential (where allowed) and non-residential.

D. Features Explained

1. Master plan. Complete a master plan as described in RZC 21.13.050, MDD Master Planning.

2. Multifamily component exceeds 50 percent of total gross floor area. Submit and receive approval for a land use entitlement where 50 percent of the total project gross floor area is allocated to multifamily uses.

3. Park or Plaza. Dedicate and improve at least one acre of land for a park with neighborhood park amenities, or an urban plaza, accessible to the public from the public way. The preferred location for one park or plaza is the northeast corner of 174th Ave NE and NE 68th St. The preferred location for the other park or plaza is the northeast corner of 177th Ave NE and NE 63rd St. The City may approve modifying the location provided the modified location equally or better achieves the following goals: providing two parks/plazas in the Marymoor Subarea, and distributing the parks/plazas so as to be conveniently and safely accessible to those in the Marymoor Subarea.

4. Increase ecological score to 35 by incorporating items 7 and 14, or item 13: incorporate vegetated walls and landscaped roofs, or incorporate green roofs according to the standards described in RZC 21.32.060, Ecological Score Requirements.

5. Incorporate community food garden(s) of 4,000 square feet each: provide land and planting-ready beds with appropriate soil and solar access for community food garden(s) open, at minimum, to residents, employees or other tenants of the development.

6. 20 percent of homes affordable at 80 percent of area median income: start with the number of required affordable homes (10 percent) and double that number.

7. Reduce impervious surface area to 60 percent: design the site to reduce total impervious surface area to 60 percent.

8. Arts (or in lieu contribution): commit one percent of total construction costs to art viewable by the public from the public way. Total construction cost is the sum of all construction costs shown on all building permits associated with the development. In lieu of providing public art, a development using this bonus may contribute one percent of total construction costs to the Arts Activity Fund or other City fund having a similar purpose.

9. Structured parking: provide at least half of all on-site parking in a parking structure rather than a surface lot. (Ord. 2883)

Effective on: 6/17/2017