21.14.080 Northwest Design District

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.

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.

Northwest Design District – 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 21.14.080A Maximum Development Yield
	Base	Residential Bonuses Available, and Quantity	Maximum	Illustration
Floor area ratio (FAR)	1.13	TDRs or NWDD Green Incentives: 0.87	2.00	Example of a 6-story building with FAR = 2.00

C. 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 21.14.080.1. General Allowed Uses and Cross-References in NWDD 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
Medium density residential	Attached dwelling unit, 2 – 4 units	Attached dwelling unit, 2 – 4 units	P	R	200 – 299
	Stacked flat		P	R	200 – 299
	Courtyard apartment		P	R	200 – 299
	Multifamily structure	Multifamily structure	P	R	200 – 299
	Mixed-use residential structure	Mixed-use residential structure	P	R	200 – 299

Table 21.14.080.2. General Allowed Uses and Cross-References in NWDD 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
Sales and retail	Consumer goods sales or service, other than heavy or durable; grocery, food, beverage, and dairy; health and personal care	L	M	800 – 899
Business and service	Finance and insurance; real estate services; professional services	L	B	700 – 799, 900 – 999, 600 – 699
1. Self-storage facilities.		N
Food and beverage	Full-service restaurant; cafeteria or limited-service restaurant	P	A	900 – 999
Business and service	Personal services	P	B	700 – 799, 900 – 999
Road, ground passenger, and transit transportation	Road, ground passenger, and transit transportation	P
Rapid charging station	Rapid charging station	P
Wireless communication facilities	Wireless communication facilities	P
Local utilities	Local utilities	P
Regional utilities	Regional utilities	C
Arts, entertainment, recreation, and assembly	Amusement, sports, or recreation establishment; community indoor recreation	L	A	400 – 499, 500 – 599
1. Limited to fitness and athletic clubs only.		L
Natural and other recreational park	Natural and other recreational park	P		400 – 499
Natural and other recreational park	Parks, open space trails, and gardens	P		400 – 499
Day care center	Day care center	P	E	500 – 599

Table 21.14.080B Allowed Uses and Basic Development Standards
Section	Use	Maximums		Parking Ratio: Unit of Measure (Minimum Required; Maximum Allowed)	Special Regulations
Section	Use	Height (Stories) w/o TDR or NWDD Green Incentives; w/TDR or NWDD Green Incentives	FAR w/o TDR or NWDD Green Incentives; w/TDR or NWDD Green Incentives		Special Regulations
Residential¹
1	Attached dwelling unit, 2 – 4 units	4	0.68; 1.0	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 21.20, Affordable Housing.
2	Stacked flat
3	Courtyard apartment
4	Multifamily structure	5; 6	0.68; 1.0		See RZC Chapter 21.20, Affordable Housing.
5	Mixed-use residential structure	5; 6	0.68; 1.0		A. Non-residential uses shall be included, but not limited to, the ground floor street level. B. See RZC Chapter 21.20, Affordable Housing.
General Sales or Services
6	Sales and retail	4; 5	0.45; 1.0	1,000 sq. ft. gfa (2.0, 3.0)
7	Business and service			1,000 sq. ft. gfa (2.0, 3.0)
8	Food and beverage			1,000 sq. ft. gfa (9.0, 9.0)
Transportation, Communication, Information, and Utilities
9	Road, ground passenger, and transit transportation	4; 5	0.45; 1.0	1,000 sq. ft. gfa (2.0, 3.0)
10	Rapid charging station			Adequate to accommodate peak use
11	Wireless communication facilities				See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements.
12	Local utilities
13	Regional utilities				Conditional use permit required.
Arts, Entertainment, and Recreation
14	Arts, entertainment, recreation, and assembly	4; 5	0.45; 1.0	1,000 sq. ft. gfa (2.0, 3.0)	Max 10,000 sq. ft. gfa.
15	Natural and other recreational park	4; 5	0.45; 1.0	1,000 sq. ft. gfa (0, adequate to accommodate peak use)
Education, Public Administration, Health Care, and Other Institutions
16	Day care center	4; 5	0.45; 1.0	Employee on maximum shift (1.0, 1.0)	See RZC 21.08.310.

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.

Table 21.14.080C Regulations Common to All Uses
Regulation	Standard	Exceptions
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 ten 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 21.40, Parking Standards.

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.

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 21.60, Citywide Design Standards. In addition to the Citywide Design Standards, the following shall apply:

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 ten 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.

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; Ord. 3083)