21.12.070 OV Zone 4 | Redmond Zoning Code

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.

OV Zone 4 – 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

Table 21.12.070A Maximum Development Yield
Floor area ratio (FAR)	Refer to RZC 21.12.090 for floor area ratios.
Height	5 stories	TDRs or GBP: 1 story Incentive Program: 6 stories	12 stories

Table 21.12.070A
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: 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.

Table 21.12.070.1. General Allowed Uses and Cross-References in OV-4 Zone (Residential)
Use Permissions: P – Permitted; L – Limited; C – Conditional; N – Not Permitted
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
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 21.12.070.2. General Allowed Uses and Cross-References in OV-4 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 and service; and 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. 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
Road, ground passenger, and transit transportation	Road, ground passenger, and transit transportation	P
Rapid charging station	Rapid charging station	P
Battery exchange station	Battery exchange station	P
Communications and information	Communications and information	P
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
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 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 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
§	Use	Min. Res. Floor Area	Base; w / TDRs or GBP; w / IP	Max. ISR / Min. LSR		Special Regulations
Residential¹
1	Multifamily Structure	50%	5; 6; 12	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.
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. 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.
General Sales or Services
6	Retail sales	50%	4; 5; 10	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.
	Business and service
	Food and beverage
	Pet and animal sales and service
7	Hotels, motels and other accommodation services¹^, ²	50%	4; 5; 12	85% / 20%	Rental room (1.0, 1.0)	Height not to exceed 135 feet through Overlake Village Incentive Program.
8	Marijuana retail sales	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.
Manufacturing and Wholesale Trade
9	Manufacturing and wholesale trade	50%	4; 5; 10	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.
9	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	50%	4; 5; 10	85% / 20%	1,000 sq. ft. gfa (2.0, 3.0)	Height not to exceed 126 feet through Overlake Village Incentive Program.
11	Rapid charging station				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.
12	Battery exchange station				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.
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. Height not to exceed 126 feet through Overlake Village Incentive Program.
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. Height not to exceed 126 feet through Overlake Village Incentive Program.
15	Regional utilities
16	Wireless communication facilities					See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements.
Arts, Entertainment, and Recreation
17	Arts, entertainment, recreation, and assembly	50%	4; 5; 10	85% / 20%	Adequate to accommodate peak use	Height not to exceed 126 feet through Overlake Village Incentive Program.
18	Natural and other recreational parks	50%	4; 5; 10	85% / 20%	1,000 sq. ft. gfa (0, adequate to accommodate peak use)
Education, Public Administration, Health Care, and Other Institutions
19	Educational	50%	4; 5; 10	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.
19	Government and administration				See Special Regulations
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. Height not to exceed 126 feet through Overlake Village Incentive Program.
20	Day care centers				1,000 sq. ft. gfa (2.0, 3.0)
Construction-Related Businesses
21	Construction-related businesses	50%	4; 5; 10	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.
Other
22	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.
23	Vending carts		1; 1; 1	85% / 15%

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.