21.12.170 OV Incentive Program.
A. Purpose. The purpose of this section is to enhance the character and overall livability of Overlake Village. The incentive program does this by incentivizing features that implement neighborhood goals and respond to needs for public amenities, housing opportunities, and environmental sustainability. The incentive program reduces the cost of these features by allowing increased building height and floor area, as well as additional permitted uses. This section also identifies the City’s priorities for provision of these desired features.
B. Features and Incentives.
1. Table 21.12.170A, Priority Features and Incentives, identifies high-priority features and maximum incentives available in each zone. Table 21.12.170B, Additional Features and Incentives, identifies additional bonus features and incentives. Following the tables, subsection D of this section, Features Explained, explains the features in detail.
2. Applicants are required to provide all applicable priority features in Table 21.12.170A before they are eligible to receive incentives for additional features from Table 21.12.170A or 21.12.170B.
3. The same land area may not be used to qualify for two bonus features. For example, an applicant whose site is shown for a major park on Map 12.1, Overlake Village Subarea Map, and who satisfies that requirement must provide additional space for an outdoor plaza in order to receive additional development incentives.
4. The decarbonization incentive includes all of the following requirements to achieve the incentive:
a. Provide only high efficiency heat pump for space heating;
b. Provide only hot water heat pumps;
c. Avoid natural gas for cooking. Deviations may be proposed that provide electrical outlets, supporting future conversion to electrical appliances;
e. Confirm three-to-five-year green power purchase contract from PSE to offset all operational energy use based on energy modeling; and
f. Install a building automation system (BAS) for increased occupant control and for automatic switch-off when systems are not in use.
g. A confirmation shall be provided to the City every five years by the property owner, confirming that the carbon emissions of the site remain the same or have reduced. A binding agreement will be used to provide such confirmation. This agreement must run with the building and stay in place in perpetuity.
5. LEED Certification/Green Building (or equivalent certification system that meets or exceeds the minimum energy, water, and natural systems outcomes) and Tree Canopy Strategic Plan requires the following to achieve the LEED Platinum incentive:
a. LEED Platinum or an equivalent green building rating and certification system shall be combined with the offset of operational energy through direct contract with PSE or through support of the City’s Tree Canopy Strategic Plan.
b. Support of the Tree Canopy Strategic Plan shall be provided as plantings located in the City’s greenbelt, where capacity is available.
c. Plantings shall be confirmed with Public Works and Parks during project proposal.
C. Restrictions.
1. Features provided through this program for parks, stormwater facilities or plazas may not be counted toward satisfaction of the minimum usable open space requirements in RZC 21.12.120, OV Residential Usable Open Space.
2. Transfer of development rights may not be used to exceed the maximum building height allowed through this program.
|
Table 21.12.170A |
|||
|---|---|---|---|
|
Priority Feature |
Applicable Zones |
Maximum Incentive Per Feature |
|
|
1. |
Regional Stormwater Management Facility |
1 and 3 as indicated on map |
Three additional stories for all residential buildings within the project limit, Four additional stories for all commercial buildings within the project limit, Additional 1.5 FAR for residential uses, and Additional 0.19 FAR for commercial uses. |
|
2. |
Major Park |
4 |
Three additional stories for all residential buildings within the project limit, Four additional stories for all commercial buildings within the project limit, Additional 1.5 FAR for residential uses, and Additional 0.15 FAR for commercial uses. |
|
3. |
20% Affordable Housing1 |
1, 2, 3, 4, 5 |
Additional residential floor area at 2.5 times the equivalent floor area provided for each affordable unit beyond the minimum required by RZC Chapter 21.20 up to a maximum total residential FAR of 3.75. The bonus residential floor area may be used to increase building height by up to one story. |
|
4. |
Decarbonization |
1, 2, 3, 4, 5 |
Maximum stories allowed in the zone for all buildings (residential and commercial) within the project limit, Additional 1.5 FAR for residential uses, and Maximum FAR allowed in the zone for commercial uses. |
|
5. |
LEED Certification/Green Building (or equivalent certification system that meets or exceeds the minimum energy, water, and natural systems outcomes) and Tree Canopy Strategic Plan2 |
1, 2, 3, 4, 5 |
LEED Gold: Additional .25 FAR for residential uses and an additional .25 FAR for commercial uses. LEED Platinum: Additional .25 FAR for residential uses, additional .25 FAR for commercial, and one story height bonus for all buildings within the project limit. |
Notes:
1The 20 percent affordable housing requirement may be combined with the required 10 percent affordable housing requirement of RZC Chapter 21.20. Alternative compliance methods, such as deeper affordability, may be utilized as provided by RZC 21.20.050.
2If providing the LEED Platinum Certification priority feature, only one priority feature is required to meet applicability requirements to access the additional features and incentives contained in Table 21.12.170B if regional stormwater facility and major park priorities have already been provided or are deemed inapplicable to the proposed site as determined by the Technical Committee. A Technical Committee determination of inapplicability shall be based on location, feasibility, and/or functionality.
|
Table 21.12.170B |
|||
|---|---|---|---|
|
Additional Features |
Applicable Zones |
Maximum Incentive Per Feature |
|
|
1. |
Green Building or Development |
1, 2, 3, 4, 5 |
One additional story for each building designed and constructed to meet the certification described in RZC Chapter 21.67, Green Building and Green Infrastructure Incentive Program (GBP), and Expanded list of nonresidential land uses to include uses considered transitional in RZC 21.12.040 through 21.12.060 and 21.12.080, OV Zones 1 through 3 and 5. Only available if required residential development per RZC 21.12.040 through 21.12.070, OV Zones 1 through 4, has been constructed. |
|
2. |
Residential Uses Above Minimum Required |
1, 2, 3, 4 |
One additional story for all buildings within the project limit. |
|
3. |
or Combination Subterranean and Wrapped Structured Parking |
1, 2, 3, 4, 5 |
One additional story for all buildings within the project limit, Additional 1.5 FAR for residential uses, Additional 0.15 FAR for commercial uses, and Expanded list of nonresidential land uses to include uses considered transitional in RZC 21.12.040 through 21.12.060 and 21.12.080, OV Zones 1 through 3 and 5. Only available if required residential development per RZC 21.12.040 through 21.12.070, OV Zones 1 through 4, has been constructed. |
|
4. |
Plaza Dedication and Improvement |
1, 2, 3, 4, 5 |
One additional story for all buildings in the development within the project limit. Plaza dedication and improvement is only applicable to sites adjacent to the Urban Pathways as depicted on Map 12.1. |
|
5. |
4 |
Two additional stories for hotel and conference center, full service buildings; and additional .20 FAR for commercial development. Hotel and conference centers shall not be for the exclusive use of a sole commercial entity and shall be made available to the general public. |
|
|
6. |
Transit-Oriented Development |
4 |
One additional story for commercial buildings and two additional stories for residential and full service hotel/conference center buildings; and Additional .25 FAR for commercial development; and Additional .75 FAR for residential development. Undeveloped transit-oriented development bonus FAR may be transferred from one site to another site that satisfies the criteria for the bonus. |
|
7. |
Dedicated Local Commercial or Affordable Commercial |
1, 2, 3, 4, 5 |
Additional one story for commercial buildings; and Additional .50 FAR for commercial development within the project limit. |
D. Features Explained.
1. Regional Stormwater Management Facility: Dedicate two to four acres of land to the City of Redmond for use as a regional stormwater management facility. Map 12.3, Overlake Feasible Stormwater Sites, indicates properties to which this provision applies.
|
Note: Online users may click the map for a full-size version in PDF format. |
2. Major Park: Provide a minimum of 2.5 acres of land that is accessible and welcoming to the public as an urban park and open space.
a. May be in one or two open space areas, with one of the spaces a minimum of 1.5 acres in size to provide sufficient size for informal recreation. If provided in two areas, these spaces shall be contiguous or connected by a pathway which promotes a clear visual connection and relationship between the spaces. The pathway shall be designed at a minimum to meet the requirements of RZC 21.12.160, OV Urban Pathway. Visual connection may be achieved through proximity of the spaces or through enhanced design treatments along the pathway which enable pedestrians to readily perceive the connection between the spaces.
b. The intended character of the open space(s) is to:
i. Include a balance of open lawn and trees;
ii. Include hard surfaces, such as plazas, as well as soft surfaces, such as lawns;
iii. Provide a central gathering place and a place that can be programmed, such as for concerts;
iv. Include space for refuge as well as space for active recreation, such as small play areas;
v. Help serve needs for a variety of ages from children through seniors; and
vi. Be located either near 152nd Avenue NE or provide a clear connection to 152nd Avenue NE through at least one pathway.
c. The City and applicant shall establish an agreement regarding the design, funding, and timing for completion of improvements for this park. The completion of improvements for this park shall be commensurate with the progress on the construction of the development.
d. The space shall be dedicated to the City of Redmond or be subjected to covenants or other legally binding provisions mutually agreed upon by the property owner and City to assure the property is open and accessible to the public.
3. Plaza Dedication. Provide a minimum of five percent of the gross site area, an equivalent fee-in-lieu based on fair market value, or a combination of land and fee for the purpose of providing space for an outdoor plaza.
a. The space shall be dedicated to the City of Redmond or be subject to covenants or other legally binding provisions mutually agreed upon by the property owner and City to assure the property is open and accessible to the public.
b. The Technical Committee shall review and determine whether proposed sites qualify for plaza locations based on considerations including:
i. Consistency of the proposed location with the preferred vicinities shown in RZC 21.12.030, OV Subarea Map,
ii. The suitability of the proposed location for an outdoor plaza, and
iii. Opportunities to create an open space of greater value by locating this space in conjunction with other open spaces, such as those required in RZC 21.12.120, OV Residential Usable Open Space.
4. Plaza Improvement. Applicants may seek additional incentives for completion of plaza improvements to provide a space that is accessible and welcoming to the public. These applicants shall submit a plan which shows landscaping, lighting, seating, color and materials, relationship to building frontage, and relationship to and coordination with the pedestrian system, addressing at a minimum the design requirements specified in RZC 21.62.030.I, Pedestrian Plazas and Open Spaces. Proposed improvements shall be reviewed and approved by the Technical Committee.
5. Green Building or Development. Minimum of LEED Silver Certification, or comparable Built Green or other certification as determined by the Technical Committee.
6. Residential Uses Above Minimum Required. Provide and maintain at least 75 percent of the total gross floor area for the development in residential uses in Zones 1 and 4, and at least 50 percent in Zones 2 and 3.
7. Subterranean Parking. At least 60 percent of off-street parking for the development is located below the ground surface.
8. Combination Subterranean and Wrapped Structured Parking. At least 60 percent of off-street parking for the development is located in parking structures, some or all of which may be above-grade, provided above-grade parking structures do not have frontage on 152nd Avenue NE, 156th Avenue NE, public park space, or a public pedestrian pathway system, and have ground level retail or other pedestrian-oriented uses incorporated into the structure where it is adjacent to other public streets so that none of the parking structure fronts on the ground level in these areas. This bonus applies only in locations where this standard is not otherwise required by RZC 21.62.030.D, Parking Garage Design.
9. Affordable Housing Above Minimum Required. Provide a minimum of 20 percent of the total dwellings in the development as affordable as defined by , Definitions.
10. Hotel and Conference Center, Full Service. Include land area dedicated to a hotel and conference center, full service.
11. Transit-Oriented Development. Provide Transit-Oriented Development that:
a. Is located within 2,500 feet of a transit station or stop served by light rail, bus rapid transit, or other high-capacity transit service. The transit station or stop for the Transit-Oriented Development bonus may be in existence, or may be planned for construction, provided it is fully funded and is scheduled to be open for service within two years of the date of occupancy of the structure that utilizes the increase in FAR;
b. Will be connected with the transit station or stop by sidewalks, crosswalks, and/or pathways which afford convenient pedestrian access; and
c. Will include 1,000 or more residential units as a component of a mixed-use district. (Ord. 2803; Ord. 3083)