21.12.070 OV Zone 4.
A. Purpose. Zone 4 provides for redevelopment of a unique 28-acre, sloped site located at the core of the Overlake Village. This site is intended to provide a compact, mixed-use development with substantial residential development, as well as employment, retail and services, which are integrated with a major urban neighborhood public park that provides a central gathering place through plazas and green spaces. The substantial residential component is intended to achieve a site that is active during the day and during the evening, supports retail and other commercial space that is developed on the site, and supports the site as a transit-oriented place. For that reason, a 50 percent minimum residential floor area requirement is established. With its central location and proximity to major employers, the site is well-suited for pedestrian- and transit-supportive development. The design and development of this district will be controlled by a Master Plan. The Master Plan ensures that development here carries out the vision for Overlake.
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 21.12.070A |
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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: 6 stories |
12 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 Classification | Residential Use Class | Former Use Classification (Prior to Dec. 31, 2021) | Use Permissions | Building Code Occupancy Class | ITE Trip Generation Manual Land Use Code |
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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, rental 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. Wholesale trade establishments, warehouse, and storage services. | N | |||
Artisanal manufacturing, retail sales, and service | L | M, F, H | 100 – 199, 800 – 899, 900 – 999 | |
1. Wholesale trade establishments. | N | |||
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 | |
L | B |
D. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in Zone 4. 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 21.12.070B |
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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 |
50% |
5; |
85% / 20% |
Unit (1.0, 2.25) plus 1 guest space per 4 units for projects of 6 units or more |
A. An applicant may use an alternate method to calculate the 50 percent minimum residential floor area requirement for a proposed Master Plan. If used, the alternative method shall be described in a Development Agreement for the proposed Master Plan, and shall meet the intent of the 50 percent residential floor area requirement, which is described above in subsection A of this section, Purpose. B. Height not to exceed 125 feet through Overlake Village Incentive Program. |
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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. Height not to exceed 125 feet through Overlake Village Incentive Program. 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. |
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6 |
50% |
4; |
85% / 20% |
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. Limited to less than 75,000 square feet gross floor area in a single use, when involving the retail sales use class. C. Height not to exceed 126 feet through Overlake Village Incentive Program. D. 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. E. 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) F. Parking for the following uses may be reduced as described below provided the Technical Committee finds there is sufficient data and analysis upon which the reduction is based to demonstrate that adequate parking will be provided, including shared parking: 1. Parking for sit-down and carry-out restaurants may be reduced to not less than two spaces per 1,000 square feet gross floor area; 2. Parking for restaurants, cafes or delis with less than 750 square feet gross floor area may be reduced to zero spaces. |
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Pet and animal sales and service |
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7 |
50% |
4; |
85% / 20% |
Rental room (1.0, 1.0) |
Height not to exceed 135 feet through Overlake Village Incentive Program. |
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8 |
0% |
4; 5; 10 |
85% / 20% |
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 |
50% |
4; |
85% / 20% |
1,000 sq. ft. gfa (2.0, 3.0) |
A. Wholesale trade establishments and 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. Height not to exceed 126 feet through Overlake Village Incentive Program. |
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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 |
50% |
4; |
85% / 20% |
1,000 sq. ft. gfa (2.0, 3.0) |
Height not to exceed 126 feet through Overlake Village Incentive Program. |
11 |
Adequate to accommodate peak use |
A. Height not to exceed 126 feet through Overlake Village Incentive Program. 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. Height not to exceed 126 feet through Overlake Village Incentive Program. 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. B. Height not to exceed 126 feet through Overlake Village Incentive Program. |
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14 |
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. Height not to exceed 126 feet through Overlake Village Incentive Program. |
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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 |
50% |
4; |
85% / 20% |
Adequate to accommodate peak use |
Height not to exceed 126 feet through Overlake Village Incentive Program. |
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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 |
50% |
4; |
85% / 20% |
See Special Regulations |
A. Height not to exceed 126 feet through Overlake Village Incentive Program. 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. |
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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. B. Height not to exceed 126 feet through Overlake Village Incentive Program. |
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21 |
50% |
4; |
85% / 20% |
1,000 sq. ft. gfa (2.0, 3.0) |
A. Shall include a showroom open to the general public. 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. Height not to exceed 126 feet through Overlake Village Incentive Program. |
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Other |
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22 |
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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23 |
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.