21.13.220 MDD Incentive Program.
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 identifies the City’s priorities for provision of these desired features.
B. Features and Incentives.
1. Table 21.13.220A, Features and Incentives, identifies features and maximum incentives available in each zone. Following the table, subsection D of this section, Features Explained, explains the features in detail.
2. Applicants are required to provide all applicable priority features before they are eligible to receive incentives for additional features.
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.
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Table 21.13.220A Features and Incentives |
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Feature |
Applicable Performance Areas |
Maximum Incentive |
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Priority Feature |
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1, 2, 4, 5 |
Height: 1 story for buildings representing half of total gross floor area within the project limit. |
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Decarbonization |
1, 2, 4, 5 |
Maximum stories allowed in the zone for all buildings (residential and commercial) within the project limit; Maximum residential FAR for residential uses; and Maximum FAR allowed in the zone for commercial uses. |
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20% affordable housing1 |
1, 2, 4, 5 |
Height: 1 story for all buildings within the project limit. FAR: 0.5 for residential. |
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LEED Certification/Green Building2 (or equivalent certification system that meets or exceeds the minimum energy, water, and natural systems outcomes) and Tree Canopy Strategic Plan |
1, 2, 3, 4, 5 |
LEED Gold: Additional .25 FAR for residential uses and an additional .25 FAR for commercial uses. LEED Platinum: Additional .25 FAR for residential uses, additional .25 FAR for commercial, and one story height bonus for all buildings within the project limit. |
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Additional Features |
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Dedicated local commercial or affordable commercial |
1, 2, 3, 4, 5 |
Additional one story for commercial buildings; and Maximum commercial FAR. |
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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. |
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Arts (or in lieu contribution) |
1, 2, 4, 5 |
FAR: 0.2 each for residential (where allowed) and non-residential. |
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Structured parking |
1, 2, 4, 5 |
Height: 1 story, except no height bonus in MDD4. |
Notes:
1The 20 percent affordable housing requirement may be combined with the required 10 percent affordable housing requirement of RZC Chapter 21.20. Alternative compliance methods, such as deeper affordability, may be utilized as provided by RZC 21.20.050.
2If providing the LEED Platinum Certification priority feature, only one priority feature is required to meet applicability requirements for a project to be eligible to receive additional feature incentives.
A project may be deemed eligible to receive incentives associated with provision of additional features if the priority features are all determined by the Technical Committee to be inapplicable within the project limit. Determination shall be based on location, feasibility, and/or functionality.
D. Features Explained.
1. Master Plan. Complete a master plan as described in RZC 21.13.050, Marymoor Design District Master Planning.
2. 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.
3. Twenty 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. For example: 10 required affordable homes x 2 = 20 affordable homes. In this example, 20 of the homes would be provided at 80 percent of the area median income.
4. 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.
5. Structured parking: provide at least half of all on-site parking in a parking structure rather than a surface lot.
6. Decarbonization includes the following in order to receive the incentive:
a. Provide only high efficiency heat pump for space heating;
b. Provide only hot water heat pumps;
c. Avoid natural gas for cooking. Deviations may be proposed that provide electrical outlets, supporting future conversion to electrical appliances;
e. Confirm three-to-five-year green power purchase contract from PSE to offset all operational energy use based on energy modeling; and
f. Install a building automation system (BAS) for increased occupant control and for automatic switch-off when systems are not in use.
g. A confirmation shall be provided to the City every five years by the property owner, confirming that the carbon emissions of the site remain the same or have reduced. A binding agreement will be used to provide such confirmation. This agreement must run with the building and stay in place in perpetuity.
7. LEED Certification/Green Building (or equivalent certification system that meets or exceeds the minimum energy, water, and natural systems outcomes) and Tree Canopy Strategic Plan:
a. LEED Platinum or an equivalent green building rating and certification system along with the offset of operational energy through direct contract with PSE or through support of the Tree Canopy Strategic Plan.
b. Support of the Tree Canopy Strategic Plan shall be provided as plantings located in the City’s greenbelt, where capacity is available.
c. Plantings shall be confirmed with Public Works and Parks during project proposal. (Ord. 2883; Ord. 3083)