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A. Purpose. The purpose of the Neighborhood Commercial 1 (NC-1) zone is to provide for attractively designed small-scale shopping areas that offer convenience goods and professional and personal services for the daily needs of nearby neighborhoods and that serve as neighborhood gathering places. The intent is to ensure compatibility with the vicinity neighborhood character and to reduce trip length and frequency by allowing only those uses that primarily serve the neighborhood and that do not have a tendency to draw traffic from outside the neighborhood. Location on transit routes and near pedestrian facilities and bike paths is intended to encourage transit use, walking, and biking and to promote convenient access within the shopping area and to and from the neighborhood. Neighborhood Commercial developments should be compatible in height, size, bulk, and design with adjacent residential uses. Mixed-use development is encouraged.

B. Maximum Development Yield.

Table 21.14.010A
Maximum Development Yield


Residential Bonuses Available, and Quantity



Floor area ratio (FAR)


Affordable Housing: 0.03 maximum amount

GBP: 0.1


Example of a building, 35 feet in height with FAR = 0.66


35 feet


35 feet

C. Regulations Common to All Uses.

Table 21.14.010B
Regulations Common to All Uses





Lot Frontage (ft)


Setbacks (ft)

Front and Street


A. As part of a binding site plan, site plan entitlement, or master planned development, required setbacks may be modified as follows:

1. Side setback distances may be modified to permit a zero side setback to accommodate clustering.

2. Front setbacks may be modified from private streets and access corridors, provided front setbacks are maintained from all public streets.

Setbacks for structures abutting residential zones shall not be modified.

B. Fences, landscaping, flagpoles, street furniture, transit shelters, and slope stability structures are permitted in setback areas, provided that all other applicable requirements are met; no other structures, and no accessory structures are allowed in setback areas.

C. Projections or Equipment. Attached or detached mechanical structures or equipment, including but not limited to, electrical equipment boxes, heat pumps, air conditioners, emergency generators, and water pumps are allowed in a street setback. However, mechanical structures or equipment are not allowed in a required setback abutting a residential zone. Where there is no alternative location and the equipment will generate no noise, electrical or utility equipment boxes may be located in a setback abutting a residential zone.

Side and Rear



30 percent

A. Parking lots shall include interior landscaping. All Neighborhood Commercial parking lots shall apply landscaping standards. Parking lots with less than 20 spaces shall apply landscaping standards for 20 to 150 spaces in RZC 21.32.070.B, General Requirements.

B. Landscaped areas adjacent to front and side streets and pedestrian plazas shall be Type III, Low-Cover (RZC 21.32.080, Types of Planting).

C. A minimum of seven percent of required landscaped areas shall be constructed as a public plaza or courtyard.

D. The gross floor area of multi-seasonal, public plazas and courtyards that include a combination of seating, overhead cover from the elements, and heating may be multiplied by 1.50 for calculating required landscaping.

E. Up to one-half of the required landscaped area may be at other levels if it is in a publicly accessible and usable common area.

F. Required landscaping may include on-site stormwater management facilities such as runoff dispersion areas.


Impervious Surface Area

70 percent

Height (feet)


Maximum height in shoreline areas is 35 feet, except that structures, including bridges that support a regional light rail transit system may be higher than 35 feet but shall be no higher than is reasonably necessary to address the engineering, operational, environmental, and regulatory issues at the location of the structure. (SMP)




A. Residential use FAR is additive to the commercial use FAR. Base floor area ratio, in total, shall not exceed 0.60 FAR.

B. Each commercial establishment shall not exceed 3,500 square feet gross floor area, unless otherwise specified.

C. Commercial gross floor area may be increased to 5,000 square feet for each commercial establishment that provides and dedicates one or a combination of the following community gathering amenities at a minimum size of 200 square feet:

1. Outdoor, multi-seasonal, public plaza or courtyard, RZC 21.60.030, Community Space.

2. Community meeting space.

3. Children’s play space.

D. RZC 21.20, Affordable Housing, and RZC 21.67, Green Building and Green Infrastructure Incentive Program (GBP), incentives are additive to the residential portion of the development as follows:

1. Bonus market-rate residential FAR is permitted as an incentive at a 1:1 ratio for residential FAR provided as affordable housing for a maximum density bonus of an additional 0.03 Residential FAR. For example: each 1,000 square feet of affordable housing at 80 percent or less of the area median income yields an additional 1,000 square feet of bonus market rate housing, up to a total 0.03 Residential FAR.

2. Green building is calculated based on the point system in RZC 21.67, Green Building and Green Infrastructure Incentive Program (GBP), and is calculated at 0.10 FAR bonus based on the respective technique and incentive. For example: 1-acre site x 0.30 Residential FAR = 13,068 Residential square feet x 0.10 Green FAR = 1,307 square feet



Site Size (acreage)


A. Commercial uses are permitted on sites up to one acre in size.

B. Sites of more than one acre shall apply a lot line revision to establish no greater than one acre for the NC-1 zone.

C. Critical areas and associated buffers are exempt from the lot line revision requirement. Additional acreage that is designated as a critical area or associated buffer may be retained and shall be designated as preserved.

Hours of Operation

A. Sunday - No earlier than 7:00 a.m. and no later than 9:00 p.m.

B. Monday through Thursday - No earlier than 6:00 a.m. and no later than 9:00 p.m.

C. Friday and Saturday - No earlier than 7:00 a.m. and no later than 11:00 p.m.


Drive-through facilities are prohibited with the exception of drive-up stands.

D. Redmond Comprehensive Plan Policies. Policies in the Commercial section of the Land Use Element apply to the location and development of Neighborhood Commercial zones.

E. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in the Neighborhood Commercial (NC-1) zone. To use the chart, 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.

Table 21.14.010C
Allowed Uses and Basic Development Standards



Parking ratio:
unit of measure (required, allowed)

Special Regulations




Unit (1.0, 2.25) plus 1 guest space per 4 units for projects of 6 units or more

Nonresidential uses shall abut 188th Avenue NE in Southeast Redmond to provide a physical buffer between residential uses and manufacturing uses and their typical operations. Residential uses, when provided, shall be located to the rear or east of the nonresidential uses that are co-located within the development.


Mixed-use residential

General Sales or Service


Consumer goods sales or service, other than heavy or durable

1,000 sq ft gfa (2.0, 3.0)


Grocery, food, beverage, and dairy


Professional services


Full-service restaurant


Cafeteria or limited-service restaurant


Personal services

Transportation, Communication, Information, and Utilities


Rapid charging station

Permitted only when three sides of site abut nonresidential zone, RZC 21.04.030 Comprehensive Allowed Uses Chart.


Battery exchange station

Permitted only when three sides of site abut nonresidential zone.


Communications and Information

Adequate to accommodate peak use

Only libraries are permitted.


Local utilities


Regional utilities

Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit.


Wireless Communication Facilities

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

Arts, Entertainment, and Recreation


Museums and other special purpose recreational institutions

1,000 sq ft gfa (2.0, 3.0)


Amusement, sports, or recreation establishment


Natural and other recreational parks

1,000 sq ft gfa (0, adequate to accommodate peak use)

Education, Public Administration, Health Care, and other Institutions


Government functions

Employee during maximum shift (1.0,1.0)

A. Limited to 1,000 square feet gross floor area per establishment.

B. Excludes maintenance shops.



Water-enjoyment use

Adequate to accommodate peak use

Only allowed in the Bear Creek shoreline jurisdiction downstream of Avondale Road on Union Hill Road, Redmond Way, or SR 520; and in the Sammamish River shoreline jurisdiction at NE 85th Street or NE 90th Street.



A. Within the shoreline jurisdictions of Bear Creek and the Sammamish River, limited to uses associated with water enjoyment.

B. Shall not locate in required parking, landscaping, or drive aisle area, or any area that would impede emergency access.

C. Shall not reduce or interfere with functional use of walkway or plaza to below standards of Americans with Disabilities Act.

D. Structures shall be secured to prevent tipping and endangering public safety.

E. Maximum size is six feet wide by ten feet long.

F. Administrative design review required for structures.


Vending cart


Drive-up stand

1,000 sq ft gfa(2.0, 3.0)

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.


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.

F. Design Standards for NC-1 Zone in Southeast Redmond.

1. Purpose. The purpose of this section is to establish design criteria specific to properties in the NC-1 zone in Southeast Redmond in order to guide development to be functionally and aesthetically compatible with nearby residential and employment uses.

2. Development Along 188th Avenue NE.

a. Intent. The NC-1 zone along 188th Avenue NE is intended to provide small-scale sales and service uses primarily serving people who live or work nearby in a way that maintains or enhances quality of life for those working or living in the immediate vicinity, and in a way that integrates with existing parks, residential development, and the natural environment.

b. Design Criteria.

i. Development in this zone shall provide direct nonmotorized access to Southeast Redmond Park.

ii. Vehicles shall access development in this zone exclusively from 188th Avenue NE or a side street, but in no case shall vehicle access be from any street in a residential zone or NDD1.

iii. At least half of any proposed open space and outdoor seating areas shall be oriented toward Southeast Redmond Neighborhood Park to have the effect of integrating the development with the park.

iv. Non-pollution-generating impervious surfaces shall be infiltrated to the extent feasible.

G. Cross-references. For information on how to measure various site requirements like height and setbacks, see RZC 21.16.020, How to Measure Site Requirements. See RZC 21.16.030, Other Applicable Regulations, for information on other standards that may apply to you.    (Ord. 2614; Ord. 2652; Ord. 2753; Ord. 2803; Ord. 2919; Ord. 2978; Ord. 3028; Ord. 3074)

Effective on: 2/12/2022