21.14.015 Neighborhood Commercial 2 (NC-2)

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.

The following table is specific to this zone and provides references for each of the major topics that are regulated throughout the code. The individual topics provide function as connection or linkage to the chapters and sections of the Redmond Zoning Code that apply to development within this zone.

Neighborhood Commercial 2 – Regulations Table
Land and Structure	Transportation	Environment	Community	Process	Money	Incentives	Other
Floor Area Ratio (FAR)	Fences	Parking Standards	Landscaping	Historical and Archeological Resources	Review Procedures	Development Fees	Transfer Development Rights Program (TDR)	Special Regulations
Height	Signs	Transportation Standards	Trees	Design Standards	Permits	Doing Business	Green Building Incentive Program (GBP)	Public View Corridors and Gateways
Density	Outdoor Storage, Display and Enclosures		Environmental Regulations	Affordable Housing	Development Services		General Incentive Information	Transition Overlay Areas
Impervious Surface	Lighting		Open Space	Neighborhood				Wireless Communication Facilities
Setbacks	Hazardous Liquid Pipelines

Table 21.14.015A Maximum Development Yield
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

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

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. General Allowed Uses and Cross-References. The following tables provide references for each of the allowed use classes for the zone. References are provided for assistance in associating the current use classes with the use classes and associated definitions that were in effect prior to December 31, 2021. Additional references assist in generally aligning use classes with the Redmond Building Code, Institute of Transportation Engineers (ITE) Trip Generation Manual, and the City’s business licensing system. Additional information specific to the intended use may be necessary.

Uses that are not listed below nor within the associated definition of the individual use category or class shall be classified by the Code Administrator for applicability based on the purpose and intent of the zone within which the use is proposed.

Table 21.14.015.1. General Allowed Uses and Cross-References in NC-2 Zone (Residential)
Use Permissions: P – Permitted; L – Limited; C – Conditional; N – Not Permitted
Residential Use Category	Residential Use Class	Former Use Classification (Prior to Dec. 31, 2021)	Use Permissions	Building Code Occupancy Class	ITE Trip Generation Manual Land Use Code
Low density residential Medium density residential	Residential structure	Residential structure	P	R	200 – 299
	Mixed-use residential structure	Mixed-use residential structure	P	R	200 – 299
	Adult family home	Adult family home	P	I	200 – 299

Table 21.14.015.2. General Allowed Uses and Cross-References in NC-2 Zone (Nonresidential)
Use Permissions: P – Permitted; L – Limited; C – Conditional; N – Not Permitted
Nonresidential Use Class	Former Use Classification (Prior to Dec. 31, 2021)	Use Permissions	Building Code Occupancy Class	ITE Trip Generation Manual Land Use Code
Retail sales	Automobile sales, service, or rental establishment; consumer goods sales or service, other than heavy or durable; grocery, food, beverage, and dairy; health and personal care	L	M	800 – 899
		P	M	800 – 899
		P	M	800 – 899
		P	M	800 – 899
1. Automobile sales, services, or rental establishments shall be limited to gasoline service only.		L
Business and service	Finance and insurance; real estate services; professional services	L	B	700 – 799, 900 – 999, 600 – 699 for veterinary
1. Self-storage facilities.		N
Food and beverage	Full-service restaurant; cafeteria or limited-service restaurant	P	A	900 – 999
Artisanal manufacturing, retail sales, and service		L	M, F, H	100 – 199, 800 – 899, 900 – 999
Rapid charging station	Rapid charging station	L
Battery exchange station	Battery exchange station	L
Communications and information	Communications and information	L
1. Limited to libraries only.		L
Local utilities	Local utilities	P
Regional utilities	Regional utilities	C
Wireless communication facilities	Wireless communication facilities	P
Arts, entertainment, recreation, and assembly	Museums and other special purpose recreational institutions	P	A	400 – 499, 500 – 599
Arts, entertainment, recreation, and assembly	Amusement, sports, or recreation establishment	P	A	400 – 499, 500 – 599
Natural and other recreational parks	Natural and other recreational parks	P		400 – 499
Government and administration	Public administration; other government functions	L	B	700 – 799
1. Maintenance shops.		N
Institutional health and human services	Ambulatory and outpatient services; social assistance, welfare, and charitable services	P	I	600 – 699, 700 – 799
Day care center	Day care center	P	E	500 – 599
Water-enjoyment use	Water-enjoyment use	L

F. 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.

Table 21.14.015C Allowed Uses and Basic Development Standards
Section	Use	Parking Ratio: Unit of Measure (Minimum Required; Maximum 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
	Adult family home	Dwelling unit (2.0)
General Sales or Service
2	Retail sales	1,000 sq. ft. gfa (4.0, 5.0)	Gasoline service permitted only when three sides of site abut nonresidential zone.
3	Business and service	1,000 sq. ft. gfa (4.0, 5.0)
4	Food and beverage	1,000 sq. ft. gfa (9.0, 9.0)
Manufacturing and Wholesale Trade
5	Artisanal manufacturing, retail sales, and service	1,000 sq. ft. gfa (4.0, 5.0)
Transportation, Communication, Information, and Utilities
6	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.
7	Battery exchange station		Permitted only when three sides of site abut nonresidential zone.
8	Communications and Information
9	Local utilities
10	Regional utilities		Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit.
11	Wireless communication facilities		See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements.
Arts, Entertainment, and Recreation
12	Arts, entertainment, recreation, and assembly	1,000 sq. ft. gfa (10.0, 10.0)
13	Natural and other recreational parks	1,000 sq. ft. gfa (0, adequate to accommodate peak use)
Education, Public Administration, Health Care, and Other Institutions
14	Government and administration	1,000 sq. ft. gfa (4.0, 5.0)
15	Institutional health and human services	1,000 sq. ft. gfa (4.0, 5.0)
16	Day care center	Adequate to accommodate peak use	A. Play equipment shall be located no less than ten feet from any property line. B. Shall not be located closer than 300 feet from existing day care operation in residential zone.
Other
17	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.
18	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.
19	Vending cart
20	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.

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.

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. 2803; Ord. 2919; Ord. 2978; Ord. 3028; Ord. 3074; Ord. 3083)