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A. Purpose. The purpose of the Northwest Design District NWDD) is to encourage residential uses within a variety of housing types while also providing neighborhood-scaled commercial and service uses that meet the daily needs of nearby residents and employees working within the Willows employment corridor. The Northwest Design District will provide opportunity for coordinated development through a master plan that recognizes the unique context and natural features of the site.

B. Maximum Development Yield.

Table 21.14.080A
Maximum Development Yield


Residential Bonuses Available, and Quantity



Floor area ratio (FAR)


TDRs or NWDD Green Incentives: 0.87


Example of a 6-story building with FAR = 2.00

C. Allowed Uses and Basic Development Standards.

Table 21.14.080B
Allowed Uses and Basic Development Standards




Parking ratio:
unit of measure (min. required, max. allowed)

Special Regulations

Height (stories)

w/o TDR or NWDD Green Incentives;
w/TDR or NWDD Green Incentives


w/o TDR or NWDD Green Incentives;
w/TDR or NWDD Green Incentives



Attached dwelling unit, 2-4 units




Studio (1.2, 1.2)

1 bedroom (1.5, 1.5)

2 bedrooms (1.8, 1.8)

3+ bedrooms (2.0, 2.0)

Guest (1 per 4 units)

A. See RZC 21.08.260, Attached Dwelling Units, for specific regulations related to design, review and decision procedures.

B. See RZC Chapter 21.20Affordable Housing.


Multifamily structure



See RZC Chapter 21.20Affordable Housing.


Mixed-use residential structure

A. Non-residential uses shall be included, but not limited to, the ground floor street level.

B. See RZC Chapter 21.20Affordable Housing.

General sales or services


Consumer goods sales or service, other than heavy or durable



1,000 sq ft gfa (2.0, 3.0)


Grocery, food, beverage, and dairy

Maximum 15,000 sq ft gfa


Health and personal care


Finance and Insurance


Real estate services

Self-storage facilities prohibited


Professional services


Full-service restaurant

1,000 sq ft gfa (9.0, 9.0)


Cafeteria or limited-service restaurant

1,000 sq ft gfa (10.0, 10.0)


Personal services

1,000 sq ft gfa (2.0, 3.0)

Transportation, Communication, Information, and Utilities


Road, ground passenger, and transit transportation



1,000 sq ft gfa (2.0, 3.0)


Rapid charging station

Adequate to accommodate peak use


Wireless Communication Facilities

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


Local utilities


Regional utilities

Conditional Use Permit required.

Arts, Entertainment, and Recreation


Amusement, sports, or recreation establishment



1,000 sq ft gfa (2.0, 3.0)

Fitness and athletic clubs only. Max 10,000 sq ft gfa.


Natural and other recreational park

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


Community indoor recreation


Parks, open space trails, and gardens

Education, Public Administration, Health Care, and other Institutions


Day care center



Employee on maximum shift (1.0, 1.0)

See RZC 21.08.310.


Associations and nonprofit organizations

1,000 sq ft gfa (2.0, 3.0)


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.

D. Regulations Common to All Uses.

Table 21.14.080C
Regulations Common to All Uses




Setback: NE 124th Street

15 feet; stories 4 and higher shall be setback a minimum of 20 feet

A. Parking areas shall be located outside of setbacks on NE 124th Street and Willows Road. Parking shall be setback a minimum of 10 feet from all other property lines with approval of a landscape plan.

B. Features allowed within all setbacks may include recreational open space, trails and pathways, natural looking stormwater facilities, retaining walls with an 8 foot maximum height, City gateway features and signage, and similar features or amenities.

C. Underground stormwater detention facilities are allowed within setbacks provided they are located no closer than 15 feet to the planned right-of-way line for Willows Road.

Setback: Willows Road

100 feet average; in no instance may be less than 75 feet

Setback: All other property lines

20 feet

Landscape Area

20 percent, see RZC 21.16.020.G

Impervious surface area

60 percent, see RZC 21.16.020.D

Residential usable open space

20 percent of gross site area

Environmentally critical areas and their buffers shall not be included to satisfy open space requirements.

1. A Master Plan is required for all development within the Northwest Design District. Master Plan developments shall provided:

a. A minimum 22,000 square feet of gross floor area of non-residential land uses. Leasing offices and resident amenities shall not be counted toward the non-residential land use requirements.

b. Non-residential land uses shall be located in the northwest portion of the site and adjacent to NE 124th Street. Non-residential land uses shall not be located on the hillside sloping up from Willows Road.

c. Phasing plan. The phasing plan shall provide for completion of no more than 30 percent of the dwelling units without first completion of the minimum gross floor area of non-residential land uses.

2. Drive-through facilities are prohibited in the Northwest Design District.

3. Deviations from the parking ratio requirements in Table 21.14.080B above shall comply with RZC 21.40Parking Standards.

E. Residential Usable Open Space.

1. General Requirement. The minimum residential usable open space requirement establishes the minimum percentage of a development that must be set aside to provide usable open space for residents.

2. Alternatives for configuration of the total amount of usable open space.

a. Common open space is open space that is available to all residents. It includes landscaped courtyards or decks, gardens with pathways, children's play areas, and other multipurpose recreational or green spaces providing a mixture of passive and active open space areas.

b. Common open space shall be large enough to provide functional leisure or recreational activity as determined by the Technical Committee. The average minimum dimension shall be 20 feet, with no dimension less than 12 feet.

c. Common open space areas shall be located in at least three separate locations and dispersed in a manner to provide proximity to all residents within a development. For phased development, a minimum of one open space area shall be provided for each phase of development.

d. Private open space is open space that is not available to all residents. It includes balconies, patios, and other multipurpose recreational or green spaces. It may be used to meet up to 50 percent of the usable open space requirement. Private open spaces shall be at least 50 square feet, with no dimension less than five feet.

e. Rooftop open space available to all residents may be used to meet up to 50 percent of the usable open space requirement.

3. Combining usable open space and pedestrian access. Parking areas, driveways, and pedestrian access other than pedestrian access required by Washington State Rules and Regulations for Barrier-Free Design shall not be counted as usable open space, except any pedestrian path or walkway traversing through the open space if the total width of the common usable open space is 18 feet or wider.

F. Supplemental Standards.

1. Purpose. The purpose of this section is to implement Willows/Rose Hill Neighborhood policies and to retain the following features of the Willows Corridor:

a. Important natural features of the hillside corridor;

b. A pastoral and parkway appearance;

c. Visual compatibility between buildings and the forested hills and open pastures of the Willows Corridor; and

d. High-quality site and building design.

2. Design Standards. Development in the Northwest Design District is subject to RZC 21.60Citywide Design Standards. In addition to the Citywide Design Standards, the following shall apply:

a. Requirements.

i. Parking shall be screened by buildings or trees from Willows Road.

ii. A Type II landscape screen, as defined in RZC 21.32.080, shall be provided along property lines abutting non-residential uses. The landscape screen shall be a minimum 10 feet wide, with an average width of 15 feet. Other features such as topography or existing trees which provide a visual buffer meeting or exceeding a Type II landscape screen may be used to satisfy this requirement.

iii. A minimum 15 foot wide Type II landscape screen, as defined in RZC 21.32.080, shall be provided to visually buffer the development from Willows Road. Features such as forested gullies, wetlands, old pastures, and existing treed areas which provide a visual buffer meeting or exceeding a Type II landscape screen may be used to satisfy this requirement.

iv. Any portion of an underground stormwater detention facility, such as a vault, extending above-grade shall be screened with features such as berms or landscaping.

v. A master plan's circulation concept shall demonstrate that non-residential uses are located to encourage access by walking or bicycling.

G. NWDD Green Development Incentives.

1. Purpose. The purpose of the green development incentives is to implement green development techniques in an effort to reduce the carbon footprint of proposed development by promoting energy efficient design and construction methods.

2. The maximum height and FAR pursuant to Table 21.14.080A may be achieved on a project-wide basis provided the development demonstrates the ability to meet a minimum of LEED Gold, Built Green 4-Start, or an equivalent in alternative certification program, on 100 percent of buildings within the development, and two of the following:

a. 100 percent of ground-oriented residential units are "electric vehicle charging ready," a minimum of one electric vehicle charging station is available per 20 apartment residential units, and a minimum of one electric vehicle charging station is available per 10,000 square feet of non-residential land uses.

b. Green roof(s) encompassing a minimum size of 25 percent of the roof area on all multifamily and mixed-use buildings of 20 units or more. Green roofs shall be designed according to the guidelines of the Redmond Stormwater Technical Notebook. Compliance with this technique shall require review and approval by the Building Official.

c. Solar panels on 25 percent of all ground-oriented dwelling units (e.g. townhomes).

d. Community solar opportunity to serve residential and/or non-residential tenants within the development. (Ord. 2951; Ord. 3074)

Effective on: 2/12/2022