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A. Purpose. Zone 5 is located north of the SR 520 interchange and encompasses approximately 1.7 acres of the Overlake Village. Commercial uses are emphasized here due to the site’s location next to the freeway interchange, highly trafficked arterial, and the immediately surrounding employment campuses. Residential uses are permitted but not required.

B. Maximum Development Yield.

Table 21.12.080A
Maximum Development Yield

Base

Bonuses Available,
and Quantity

Max.

Illustrations

Floor area ratio (FAR)

3.7

Incentive Program: 1.3

5

Example of a 5-story building with FAR = 3.7

Example of 5-story building with FAR = 5

Height

5 stories

None in this example

5 stories

C. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in Zone 5. 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.

Table 21.12.080B
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 / IP

Base;
w / TDRs or GBP;
w / IP

Residential1

1

Multifamily Structure

2.5;
2.5;
4.0

0%

5;
5;
5

85%;
15%

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

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. 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)

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.

General sales or services

6

General Sales or Services

.36;
.41;
.55

0%

4;
5;
5

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 and 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 sq ft gross floor area in a single use.

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.

7

Hotels, Motels and Other Accommodation Services1, 2

1.2;
1.2;
1.35

0%

4;
5;
5

85%;
15%

Rental room (1.0, 1.0)

8

Marijuana retail sales

.36;
.41;
.55

0%

4; 5; 5

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

.36;
.41;
.55

0%

4;
5;
5

85%;
15%

1,000 sq ft (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. Shall be considered a transitional use. See RZC 21.12.140, OV Transitional Use Requirements, for transitional use requirements.

Transportation, Communication, Information, and Utilities

10

Road, Ground Passenger and Transit Transportation

.36;
.41;
.55

0%

4;
5;
5

85%;
15%

1,000 sq ft gfa (2.0, 3.0)

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

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.

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.

14

Local Utilities

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.

15

Regional Utilities

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

16

Wireless Communication Facilities

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

Arts, Entertainment, and Recreation

17

Arts, Entertainment, and Recreation

.36;
.41;
.55

0%

4;
5;
5

85%;
15%

Adequate to accommodate peak use

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

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

.36;
.41;
.55

0%

4;
5;
5

85%;
15%

See Special Regulations

A. Religious institutions not permitted.

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.

20

Health and Human Services

1,000 sq fg 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.

Construction-Related Businesses

21

Construction-Related Businesses

.36;
.41;
.55

0%

4;
5;
5

85%;
15%

1,000 sq ft gfa (2.0, 3.0)

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.

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

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. 2978; Ord. 3074)

Effective on: 2/12/2022