21.12.060 OV Zone 3.
A. Purpose. Zone 3 encompasses a majority of the southwest quadrant of the Overlake Village, except for the land bordering 152nd Avenue NE. Regional retail is emphasized here as part of mixed-use developments. This land area has the highest visibility and is located along this zone’s highest trafficked corridors.
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.
Land and Structure
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| Environment
| Community
| Process
| Money
| Incentives
| Other
| |
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B. Maximum Development Yield.
Table 21.12.060A |
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Base |
Bonuses Available, |
Max. |
|
Floor area ratio (FAR) |
Refer to RZC 21.12.090 for floor area ratios. |
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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 use classes with the use classes and associated definitions 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 determined by the Code Administrator for applicability based on the purpose and intent of the zone within which the use is proposed.
Residential Use Category | Use Class | Former Use Classification (Prior to Dec. 31, 2021) | Use Permissions | Building Code Occupancy Class | ITE Trip Generation Manual Land Use Code |
---|---|---|---|---|---|
P | R | 200 – 299 | |||
Mixed-use residential | Mixed-use residential | P | R | 200 – 299 | |
P | R | 200 – 299 | |||
P | R | 200 – 299 | |||
P | I | 600 – 699 |
Nonresidential Use Class | Former Use Classification (Prior to Dec. 31, 2021) | Use Permissions | Building Code Occupancy Class | ITE Trip Generation Manual Land Use Code |
---|---|---|---|---|
L | M | |||
1. Gasoline service; 2. Outdoor automobile sales and service; and 3. Rental storage and mini-warehouses. | N | |||
L | M | |||
L | M | |||
Pet and animal sales and service | L | M | ||
P | R | 300 – 399 | ||
P | ||||
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 | |
P | ||||
P | ||||
P | ||||
P | ||||
L, C | ||||
L, C | ||||
Wireless communication facilities | Wireless communication facilities | P | ||
Arts, entertainment, and recreation | P | A | 400 – 499, 500 – 599 | |
P | 400 – 499 | |||
L | E | 500 – 599 | ||
Education, public administration, health care, and other institutions, except those listed below | P | E | 500 – 599 | |
Health and human services | P | I | 600 – 699, 700 – 799 | |
Education, public administration, health care, and other institutions, except those listed below | P | B | 700 – 799 | |
Faith-based and funerary | L, C | A, B, H, I, R, S | 500 – 599 | |
L | B |
D. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in Zone 3. 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 21.12.060B |
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§ |
Use |
Min. Res. Floor Area |
Max. Height |
Max. ISR |
Parking Ratio: |
Special Regulations |
Base; w / TDRs or GBP; w / IP |
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Residential1 |
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1 |
25% |
5; |
85% / 15% |
Unit (1.0, 2.25) plus 1 guest space per 4 units for projects of 6 units or more |
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2 |
Mixed-Use Residential |
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3 |
Bed (0.75, 0.75) |
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4 |
Bedroom (0.5, 1.0) |
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5 |
See Special Regulations |
A. 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). B. 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. |
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6 |
25% |
4; |
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. Automobile rental requires a conditional use permit (see RZC 21.76.070.K, Conditional Use Permit) and must comply with the following provisions: 1. Shall not abut any residential zone. 2. Rental uses operating in mixed-use developments are limited to eight rental vehicles at any given time in existing parking spaces; additional vehicles may be stored on site in a building or elsewhere given submittal and approval by the Technical Committee of a vehicle storage plan. 3. Vehicle display area shall be outside of required parking and landscape areas. 4. Vehicles shall be stored on paved surfaces. 5. Advertising signs are not permitted on the outside of vehicles. Signs providing information about the vehicle, such as year, make, model, etc., may be displayed on the outside of or in the windows of vehicles. 6. Outdoor loudspeaker systems are prohibited. 7. Razor wire, chain link, and barbed wire fences prohibited on street or access frontage. 8. Vehicle repair shall be conducted indoors. C. 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. 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. |
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Pet and animal sales and service |
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7 |
25% |
4; |
85% / 15% |
Rental room (1.0, 1.0) |
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8 |
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. |
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9 |
25% |
4; |
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. |
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Artisanal manufacturing, retail sales, and service |
1,000 sq. ft. gfa (2.0, 3.0) |
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Transportation, Communication, Information, and Utilities |
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10 |
Road, ground passenger, and transit transportation |
25% |
4; |
85% / 15% |
1,000 sq. ft. gfa (2.0, 3.0) |
|
11 |
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. |
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12 |
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. |
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13 |
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. |
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14 |
0% |
Adequate to accommodate peak use |
Requires a conditional use permit if 40 feet in height or greater. See RZC 21.76.070.K, Conditional Use Permit. |
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15 |
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16 |
Wireless communication facilities |
See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements. |
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Arts, Entertainment, and Recreation |
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17 |
25% |
4; |
85% / 15% |
Adequate to accommodate peak use |
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18 |
1,000 sq. ft. gfa (0, adequate to accommodate peak use) |
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Education, Public Administration, Health Care, and Other Institutions |
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19 |
25% |
4; |
85% / 15% |
See Special Regulations |
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. |
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20 |
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. |
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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. 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. B. Requires a conditional use permit if 750 seats or greater. See RZC 21.76.070.K, Conditional Use Permit. C. Refer to RZC 21.08.280, Faith-Based and Funerary, for requirements concerning faith-based and funerary uses. |
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22 |
25% |
4; |
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. |
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Other |
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23 |
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. |
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24 |
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.