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A. Purpose. The purpose of the Neighborhood Commercial 2 (NC-2) zone is to provide for attractively designed medium-scale shopping areas that offer convenience goods, professional and business services, and personal services for the daily needs of nearby neighborhoods and that serve as neighborhood gathering places. The intent is to promote compatibility with the vicinity neighborhood character. 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 21.14.015A
Maximum Development Yield

Base

Residential Bonuses Available, and Quantity

Maximum

Illustrations

Floor area ratio (FAR)

0.60

Community gathering: 0.05

Open space: 0.05

Residential Incentives:

• Affordable Housing: 0.05 maximum amount

• GBP: 0.05

0.80

Example of a building, 35 feet in height with FAR = 0.80

Height

35 feet

None

35 feet

C. Regulations Common to All Uses.

Table 21.14.015B
Regulations Common to All Uses

Regulation

Standard

Exceptions

Minimum

Setbacks (ft)

Front and Street

15

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

10

Landscaping

25 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.

Maximum

Impervious Surface Area

70 percent

Height (feet)

35

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)

FAR

Commercial

0.30

A. Base floor area ratio, in total, shall not exceed 0.60 FAR.

B. Each commercial establishment shall not exceed 5,000 square feet gross floor area, unless otherwise specified.

C. A commercial use that provides and dedicates the following may increase their commercial floor area ratio as specified:

1. Community Gathering amenities, a maximum increase of 0.05 FAR, by dedicating a combination of at least two of the following at no less than eight percent of the final gross floor area:

a. Outdoor, multi-seasonal, public plaza or courtyard as defined below, refer to landscaping section.

b. Community meeting space.

c. Children’s play space.

2. Open Space, a maximum increase of 0.05 FAR, by dedicating no less than 40 percent of the original lot area as open space. Critical areas apply toward the 40 percent.

D. Residential use FAR is additive to the commercial use FAR.

E. RZC 21.20, Affordable Housing, and RZC 21.67, Green Building and Green Infrastructure Incentive Program, incentives are additive to the residential portion of the site 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 0.05 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 0.05 Residential FAR.

2. Green building is calculated based on the point system in RZC 21.67, Green Building and Green Infrastructure Incentive Program, and is calculated at 0.05 FAR bonus based on the respective technique and incentive. For example: 3-acre site x 0.30 Residential FAR = 39,204 Residential square feet x 0.05 Green FAR = 1,960 square feet.

Residential

0.30

Site Size (acreage)

3

A. Commercial uses are permitted on sites of up to three acres in size.

B. Sites of more than three acres shall apply a lot line revision to establish no greater than three acres for the NC-2 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 5:00 a.m. and no later than 10:00 p.m.

B. Monday through Thursday - No earlier than 5:00 a.m. and no later than 10:00 p.m.

C. Friday and Saturday - No earlier than 5:00 a.m. and no later than 11:00 p.m.

D. Hours of operation may be further limited if residential uses are located in same structure.

Drive-through

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-2) 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 21.14.015C
Allowed Uses and Basic Development Standards

Section

Use

Parking ratio:
unit of measure (required, allowed)

Special Regulations

Residential1

1

Residential structure

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

Mixed-use residential structure

General Sales or Service

2

Automobile sales, service, or rental establishment

1,000 sq ft gfa (4.0, 5.0)

A. Gasoline service only – no other uses permitted.

B. Gasoline service permitted only when three sides of site abut nonresidential zone.

3

Consumer goods sales or service, other than heavy or durable

4

Grocery, food, beverage, and dairy

A grocery, food, beverage, or dairy establishment that attains a minimum of LEED Silver Certification or comparable Built Green or other certification as determined by the Technical Committee may exceed the 5,000 square feet gross floor area with a gross floor area no greater than 25,000 square feet.

5

Health and personal care

6

Finance and insurance

7

Real estate services

Self-storage facilities prohibited.

8

Professional services

9

Full-service restaurant

1,000 sq ft gfa (9.0, 9.0)

10

Cafeteria or limited-service restaurant

1,000 sq ft gfa (10.0, 10.0)

11

Personal services

1,000 sq ft gfa (4.0, 5.0)

Transportation, Communication, Information, and Utilities

12

Rapid charging station

Adequate to accommodate peak use

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

13

Battery exchange station

Permitted only when three sides of site abut nonresidential zone.

14

Communications and Information

Only libraries are permitted.

15

Local utilities

16

Regional utilities

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

17

Wireless Communication Facilities

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

Arts, Entertainment, and Recreation

18

Museums and other special purpose recreational institutions

1,000 sq ft gfa (10.0, 10.0)

19

Amusement, sports, or recreation establishment

20

Natural and other recreational parks

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

Education, Public Administration, Health Care, and Other Institutions

21

Public administration

1,000 sq ft gfa (4.0, 5.0)

22

Other government functions

Employee during maximum shift (1.0,1.0)

Excludes maintenance shops.

23

Ambulatory and outpatient services

1,000 sq ft gfa (4.0, 5.0)

24

Social assistance, welfare, and charitable services

Adequate to accommodate peak use

Excludes day care centers.

25

Day care center

A. Play equipment shall be located no less than 10 feet from any property line.

B. Shall not be located closer than 300 feet from existing day care operation in residential zone.

Other

26

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.

27

Kiosk

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.

28

Vending cart

29

Drive-up stand

1,000 sq ft gross floor area (4.0, 5.0)

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..

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.

F. 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. 2803; Ord. 2919; Ord. 2978; Ord. 3028; Ord. 3074)

Effective on: 2/12/2022