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A. Purpose. Zone 1 encompasses a majority of the eastern half of Overlake Village, including both sides of 152nd Avenue NE. Residential uses are emphasized here as part of mixed-use developments. The land within this zone offers a strong opportunity to attract residents to this area due to its location within the core and proximity to transit options and the employment center to the north.

B. Maximum Development Yield.

Table 21.12.040A
Maximum Development Yield

Base

Bonuses Available,
and Quantity

Max.

Illustrations

Floor area ratio (FAR)

3.7

TDRs or GBP: 0.05

Incentive Program: 1.69

5.35

Example of a 5-story building with FAR = 3.7

Example of 9-story building with FAR = 5.35

Height

5 stories

TDRs or GBP: 1 story

Incentive Program: 4 stories

9 stories

C. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in Zone 1. To use the chart, first 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. The following headings are used in the table:

1. § = section number

2. Use = Land use

3. Max. FAR = Maximum floor area ratio

a. Base = Maximum FAR without any incentives applied

b. w/TDRs or GBP = With transferred development rights (TDRs) or green building and green infrastructure incentive program (GBP)

c. w/50% Res. = With 50 percent residential

d. w/IP = With incentive program

4. Min. Res. Floor Area = Minimum Residential Floor Area

5. Max. Height = Maximum Height

a. Base = Maximum height without any incentives applied

b. w/TDRs or GBP = With transferred development rights (TDRs) or green building and green infrastructure incentive program (GBP)

c. w/IP = With incentive program

6. Max. ISR / Min. LSR = Maximum impervious surface / minimum landscaped area

7. Parking Ratio = Parking ratio for the use

8. Special Regulations = Special regulations that apply to the use

Table 21.12.040B
Allowed Uses and Basic Development Standards

§

Use

Max. FAR

Min. Res. Floor Area

Max. Height

Max. ISR
/ Min. LSR

Parking Ratio: Unit of Measure (Min. required, Max. allowed)

Special Regulations

Base; w / TDRs or GBP; w / 50% Res.; w / IP

Base;
w / TDRs or GBP;
w / IP

Residential1

1

Multifamily Structure

2.5;
2.5;
2.5;
4

50%

5;
6;
8

85% / 15%

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

Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

2

Mixed-Use Residential

3

Dormitory

Bed (0.75, 0.75)

4

Residential suite

Bedroom (0.5, 1.0)

5

Housing Services for the Elderly

2.5;
2.5;
2.5;
4

50%

5;
6;
8

85% / 15%

See Special Regulations

A. Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

B. Parking requirements are as follows:

1. Multifamily housing for senior citizens: Unit (0.5, 2.0)

2. Nursing home or long-term care facility: 4 patient beds (1.0, 1.0)

3. Retirement residence with no skilled nursing facility: Unit (1.0, 1.0)

4. Retirement residence with skilled nursing facility: Worker on largest shift (1.25, 1.25)

C. A traffic mitigation plan is required. The plan shall address traffic control, parking management (including mitigation of overflow parking into adjoining residential areas), and traffic movement to the arterial street system.

General sales or services

6

General Sales or Services

0.36;
0.41;
0.41A;
0.55B

50%

4;
5;
8

85% / 15%

1,000 sq ft gfa (2.0, 3.0)

A. The following uses are not permitted:

1. Gasoline service;

2. Outdoor automobile sales, rental or service; and

3. Rental storage and mini-warehouses.

B. Shall not be materially detrimental in terms of noise, truck traffic and other potential operational impacts with nearby multistory mixed-use/residential developments.

C. Limited to less than 75,000 square feet gross floor area in a single use.

D. Maximum building height of 9 stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

E. Parking standards for restaurant uses:

1. Sit-down restaurant: 1,000 SF GFA (9.0, 9.0)

2. Take-out restaurant: 1,000 SF GFA (10.0, 10.0)

F. The maximum number of parking stalls allowed may be increased to 5.0 per 1,000 square feet of gross floor area for the retail components of mixed-use developments.

7

Hotels, Motels and Other Accommodation Services1, 2

1.2;
1.2;
1.2;
1.35

50%

4;
5;
8

85% / 15%

Rental room (1.0, 1.0)

Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

8

Marijuana retail sales

.36; .41; .41A ;.55B

0%

4; 5; 8

85% / 15%

1,000 sq ft gfa (2.0, 3.0)

A. See RZC 21.41 Marijuana-related uses for additional requirements.

B. The maximum number of parking stalls allowed may be increased to 5.0 per 1,000 square feet of gross floor area for the retail components of mixed-use developments.

Manufacturing and Wholesale Trade

9

Manufacturing and Wholesale Trade

0.36;
0.41;
0.41A;
0.55B

50%

4;
5;
8

85% / 15%

1,000 sq ft gfa (2.0, 3.0)

A. Warehouse and storage services not permitted.

B. Shall not be materially detrimental in terms of noise, truck traffic and other potential operational impacts with nearby multistory mixed-use/residential developments.

C. Shall be considered a transitional use. See RZC 21.12.140, OV Transitional Use Requirements for transitional use requirements.

D. Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

Transportation, Communication, Information, and Utilities

10

Road, Ground Passenger and Transit Transportation

0.36;
0.41;
0.41A;
0.55B

50%

4;
5;
8

85% / 15%

1,000 sq ft gfa (2.0, 3.0)

Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

11

Rapid charging station

Adequate to accommodate peak use

A. Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

B. Shall not be materially detrimental in terms of noise, truck traffic and other potential operational impacts with nearby multi-story mixed-use/residential developments, RZC 21.04.030 Comprehensive Allowed Uses Chart.

12

Battery exchange station

13

Communications and Information

1,000 sq ft gfa (2.0, 3.0)

A. Shall not be materially detrimental in terms of noise, truck traffic and other potential operational impacts with nearby multistory mixed-use/residential developments.

B. Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

14

Local Utilities

0%

Adequate to accommodate peak use

A. Requires a conditional use permit if 40 feet in height or greater. See RZC 21.76.070.K, Conditional Use Permit.

B. Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

15

Regional Utilities

A. Requires a conditional use permit. See RZC 21.76.070.K, Conditional Use Permit.

B. Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

16

Large Satellite Dishes / Amateur Radio Tower

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

B. Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

17

Wireless Communication Facilities

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

B. Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

Arts, Entertainment, and Recreation

18

Arts, Entertainment, and Recreation

0.36;
0.41;
0.41A;
0.55B

50%

4;
5;
8

85% / 15%

Adequate to accommodate peak use

Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

19

Natural and other recreational parks

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

Education, Public Administration, Health Care, and other Institutions

20

Education, Public Administration, Health Care, and other Institutions, except those listed below

0.36;
0.41;
0.41A;
0.55B

50%

4;
5;
8

85% / 15%

See Special Regulations

A. Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

B. Parking: The number of spaces must be adequate to accommodate the peak shift as determined by the Administrator after considering the probable number of employees, etc.

21

Health and Human Services

1,000 sq ft gfa (2.0, 3.0)

A. Provisions for day care centers:

1. Shall provide parking as follows: Employee on maximum shift (1.0, 1.0).

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

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

B. Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

22

Religious Institutions

Assembly uses: 1,000 sq ft gfa (10.0, 10.0), or number of fixed seats (0.2, 0.2) Other uses: 1,000 sq ft gfa (2.0, 3.0)

A. Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

B. A seat is one fixed seat or 18 inches on a pew or bench or seven square feet in the general assembly area (including aisle space, but excluding stage, podium, lobby, and space for musical instruments).

C. Storage locations of buses/vans over 10,000 gvw shall be shown on a plan and screened from neighboring properties or right-of-way.

D. Decorative fencing or decorative walls and landscaping on side or back lots are required when necessary to prevent visual impacts on neighboring properties and public shoreline areas.

E. Steeples, bell towers, crosses or other symbolic religious icons mounted on the rooftop may exceed the maximum shoreline building height by 15 feet. (SMP)

F. Maximum height for separate structures on-site such as bell towers, crosses, statuary, or other symbolic religious icons is 50 feet.

G. A traffic mitigation plan is required. The plan shall address traffic control, parking management (including mitigation of overflow parking into adjoining residential areas), and traffic movement to the arterial street system.

Construction-Related Businesses

23

Construction-Related Businesses

0.36;
0.41;
0.41A;
0.55B

50%

4;
5;
8

85% / 15%

1,000 sq ft gfa (2.0, 3.0)

A. Shall be considered a transitional use if use does not include a showroom open to the general public. See RZC 21.12.140, OV Transitional Use Requirements for transitional use requirements.

B. Maximum building height of nine stories may be achieved through RZC 21.12.170, OV Incentive Program, on those properties eligible for and applying the Regional Stormwater Management Facility incentive.

Other

24

Kiosk

1;
1;
1

85% / 15%

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. Requires a conditional use permit if 750 seats or greater. See RZC 21.76.070.K, Conditional Use Permit.

25

Vending carts

TABLE NOTES:

A. Or the amount of non-residential floor area existing as of December 11, 2007, whichever is greater

B. Or for those sites with an FAR of 0.48 or greater on December 11, 2007, a 0.15 increase above the FAR existing on that date

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.

2Emergency housing, as defined under RCW 36.70A.030, and emergency shelter, as defined under RCW 36.70A.030, are allowed in all land use districts where hotel uses are allowed. Emergency housing is subject to RZC 21.57.010, Permanent Supportive Housing, Transitional Housing, and Emergency Housing. Emergency shelter is subject to RZC 21.57.020, Emergency Shelter.

(Ord. 2803; Ord. 2836; Ord. 2919; Ord. 2978; Ord. 3074)

Effective on: 2/12/2022