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A. Purpose. Two portions of Overlake Village are included in Zone 2: the land northwest of the NE 24th Street/DaVinci Avenue NE intersection, and the area southeast of the NE 21st Street/152nd Avenue NE intersection. Commercial uses are emphasized here as part of mixed-use developments. These land areas are not as desirable for exclusively residential development due to their location along major arterials or near SR 520 and as such less housing is required in these areas than in Zone 1.

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.

OV Zone 2 – Regulations Table

Land and Structure

Transportation

Environment

Community

Process

Money

Incentives

Other

Building Height

Fences

Parking Standards

Landscaping

Historical and Archeological Resources

Review Procedures

Development Fees

Transfer Development Rights Program (TDR)

Special Regulations

Density

Signs

Transportation Standards

Trees

Design Standards

Permits

Doing Business

Green Building Incentive Program (GBP)

Public View Corridors and Gateways

Impervious Surface

Outdoor Storage, Display and Enclosures

Environmental Regulations

Affordable Housing

Development Services

General Incentive Information

Transition Overlay Areas

Setbacks

Lighting

Open Space

Neighborhood

Overlake Incentives

Wireless Communication Facilities

Hazardous Liquid Pipelines

B. Maximum Development Yield.

Table 21.12.050A
Maximum Development Yield

Base

Bonuses Available,
and Quantity

Max.

Floor area ratio (FAR)

Refer to RZC 21.12.090 for floor area ratios.

Height

5 stories

TDRs or GBP: 1 story

Incentive Program: 4 stories

9 stories

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 current use classes with the use classes and associated definitions in effect prior to December 31, 2021. Additional references assist in 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 21.12.050.1. General Allowed Uses and Cross-References in OV-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

High density residential

Multifamily structures

Multifamily structures

P

R

200 – 299

Mixed-use residential

Mixed-use residential

P

R

200 – 299

Dormitory

Dormitory

P

R

200 – 299

Residential suite

Residential suite

P

R

200 – 299

Housing services for the elderly

Housing services for the elderly

P

I

600 – 699

Table 21.12.050.2. General Allowed Uses and Cross-References in OV-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

General sales or services

L

M

1. Gasoline service;

2. Outdoor automobile sales, rental or service;

3. Rental storage and mini-warehouses.

N

Business and service

General sales or services

L

M

Food and beverage

General sales or services

L

M

Pet and animal sales and service

General sales or services

L

M

Hotels, motels, and other accommodation services

Hotels, motels, and other accommodation services

P

R

300 – 399

Marijuana retail sales

Marijuana retail sales

P

Manufacturing and wholesale trade

Manufacturing and wholesale trade

L

M, F, H

100 – 199

1. Warehouse and storage services.

N

Artisanal manufacturing, retail sales, and service

L

M, F, H

100 – 199, 800 – 899, 900 – 999

Road, ground passenger, and transit transportation

Road, ground passenger, and transit transportation

L

Rapid charging station

Rapid charging station

L

Battery exchange station

Battery exchange station

L

Communications and information

Communications and information

L

Local utilities

Local utilities

L, C

Regional utilities

Regional utilities

L, C

Wireless communication facilities

Wireless communication facilities

P

Arts, entertainment, recreation, and assembly

Arts, entertainment, and recreation

P

A

400 – 499, 500 – 599

Natural and other recreational parks

Natural and other recreational parks

P

400 – 499

Day care center

Day care center

L

E

500 – 599

Educational

Education, public administration, health care, and other institutions, except those listed below

P

E

500 – 599

Institutional health and human services

Health and human services

P

I

600 – 699, 700 – 799

Government and administration

Education, public administration, health care, and other institutions, except those listed below

P

B

700 – 799

Faith-based and funerary

Religious institution

L, C

A, B, H, I, R, S

500 – 599

Construction-related businesses

Construction-related businesses

L

B

D. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in Zone 2. 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.

Table 21.12.050B
Allowed Uses and Basic Development Standards

§

Use

Min. Res. Floor Area

Max. Height

Max. ISR
/ Min. LSR

Parking Ratio:
Unit of Measure (Minimum Required; Maximum Allowed)

Special Regulations

Base; w / TDRs or GBP; w / IP

Residential1

1

Multifamily Structure

25%

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

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: Four 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

Retail sales

25%

4;
5;
9

85% / 15%

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. Requires a conditional use permit if greater than 150,000 sq. ft. gfa, when involving the retail sales use class. See RZC 21.76.070.K, Conditional Use Permit.

C. 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.

D. Parking standards for restaurant uses:

1. Sit-down restaurant: 1,000 sq. ft. gfa (9.0, 9.0)

2. Take-out restaurant: 1,000 sq. ft. gfa (10.0, 10.0)

E. 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.

Business and service

Food and beverage

Pet and animal sales and service

7

Hotels, motels and other accommodation services1, 2

25%

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

0%

4; 5; 9

85% / 15%

1,000 sq. ft. gfa (2.0, 3.0)

A. See RZC Chapter 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

25%

4;
5;
9

85% / 15%

1,000 sq. ft. gfa (2.0, 3.0)

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

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

C. 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.

Artisanal manufacturing, retail sales, and service

1,000 sq. ft. gfa (2.0, 3.0)

Transportation, Communication, Information, and Utilities

10

Road, ground passenger, and transit transportation

25%

4;
5;
9

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 multistory 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

16

Wireless communication facilities

A. See RZC Chapter 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

17

Arts, entertainment, recreation, and assembly

25%

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.

18

Natural and other recreational parks

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

Education, Public Administration, Health Care, and Other Institutions

19

Educational

25%

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.

Government and administration

20

Institutional 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 ten 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.

Day care center

21

Faith-based and funerary

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. 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.

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

D. Refer to RZC 21.08.280, Faith-Based and Funerary, for requirements concerning faith-based and funerary uses.

Construction-Related Businesses

22

Construction-related businesses

25%

4;
5;
8

85% / 15%

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. 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.

C. 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

23

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.

24

Vending carts

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. 2642; Ord. 2803; Ord. 2836; Ord. 2919; Ord. 2958; Ord. 2978; Ord. 3074; Ord. 3083)

Effective on: 7/2/2022