20C.45.30 Permitted Land Uses.

20C.45.30-010 Permitted Land Uses Chart.

The chart identified as RCDG 20C.45.30-040 lists the land uses permitted within the districts shown on the Overlake Districts Map. (Ord. 2493; Ord. 2385; Ord. 2383)

20C.45.30-020 Allowed Uses.

(1) The symbols used in the chart represent the following:

P Permitted use.

T Transitional permitted use which is subject to review each five years, at a minimum, by the City Council.

S Allowed special use requiring a Special Development Permit.

C Allowed conditional use requiring a Conditional Use Permit.

(2) Procedural requirements related to the Special Development and Conditional Use Permit processes are described in RCDG Title 20F, Administration and Procedures, and Chapter 20D.170 RCDG, Special Uses.

(3) Uses similar to those listed may be established as permitted or conditionally allowed through the interpretation procedure in RCDG Title 20F, Administration and Procedures. In determining whether a use should be permitted, the Administrator shall refer to the purpose statements found in RCDG 20C.45.20, Overlake Districts, and the latest version of the North American Industrial Classification System. (Ord. 2493; Ord. 2385; Ord. 2383)

20C.45.30-030 Overlake Definition of Uses.

For purposes of administering the Overlake Permitted Land Uses Chart, the following definitions should be used. These definitions describe the purpose of the category and provide examples of uses. RCDG 20C.45.30-040, Permitted Land Uses Chart, lists specific exceptions or provisions applicable to uses in these categories.

(1) General Retail Uses. Includes establishments engaged in selling tangible merchandise to the general public for personal, commercial or household consumption; processing of products does not occur or is compatible in terms of impacts and hazards with adjoining multi-story mixed-use/residential buildings (for example: restaurants, butcher shops, brew pubs, art studios, crafts, etc.). In order to qualify as a General Retail Use, a minimum of 51 percent of a business’s transactions must be made with the general public.

This category includes uses, such as food stores; apparel; furniture and home furnishings; home improvement goods, including carpeting, lighting, cabinets, plumbing fixtures; large and small durable goods for family and office use, such as appliances, office furniture and supplies; eating and drinking places; and general merchandise. This category does not include uses with outdoor storage and display. Customer and tenant parking structures or surface lots are considered accessory to the primary use.

(2) General Service Uses. Professional, commercial and public activities conducted in offices and storefronts, without outdoor storage needs, including but not limited to personal services; financial services; insurance; real estate and brokerage; entertainment and recreation services; theaters; health services; social services; legal services; photography and video production; minor repair services; and rental of goods such as furniture or videos. Customer and tenant parking structures or surface lots are considered accessory to the primary use. This category does not include rental storage and mini-warehouses. This category also does not include uses with outdoor storage and display unless an exception is provided in the permitted uses chart.

In order to qualify as a General Service Use, a minimum of 51 percent of a business’s transactions must be made with the general public.

(3) General Business Park Uses. Includes business uses involved with processing, assembly, research and development, or manufacturing that are compatible in terms of noise, potential for emissions, vibration or other impacts with the intent of the applicable Overlake district. This category includes uses, such as advanced technology; computer and office equipment; computer hardware and software; pharmaceuticals and biotechnology; medical equipment; electrical and electronic equipment and components; measuring, analyzing and controlling instruments; aircraft parts; research and development facilities; corporate headquarters and regional offices; and food and kindred products assembly, provided products are produced primarily for off-site consumption.

This category also includes businesses or facilities that primarily serve other businesses, such as wholesale trade and assembly, technology service and support, telework centers, consultants, corporate conference and educational facilities, and construction/contractors’ offices. Businesses that do not conduct a minimum of 51 percent of transactions with the general public fit into this category. Properties located within the Overlake Village Design District are subject to conditions contained in RCDG 20C.45.30-050. (Ord. 2493; Ord. 2385; Ord. 2383)

20C.45.30-040 Permitted Land Uses – Overlake Districts.

Permitted Land Uses – Overlake Districts
	Overlake Village Design District (OV)	Overlake Design District (ODD)	Overlake Business and Advanced Technology District (OBAT)
Residential
Multi-family and Townhouses	P	P	P
Senior Housing	P	P
Retail
General Retail	P	P
Convenience Retail Use	P	P	P1, 2
Vehicle Fuel Sales3			C
Carts and Street Vendors	S	S
Regional Retail (with gross floor area of 75,000 square feet or more in a single use)
• Regional retail between 75,000 and 150,000 square feet	P4
• Regional retail greater than 150,000 square feet	C4
Services
General Services	P	P
Lodging	P	P
Athletic Clubs and Fitness Centers	P	P	P
Vehicle Rentals: Passenger Vehicles. Outdoor storage of vehicles permitted	C5
Printing, Publishing and Allied Products	P	P	P
Business Services: Mailing Centers, Copy, Fax	P	P	P
Convenience Service Use	P	P	P1, 2
Day Care Centers	S	S	S
Educational Facilities	P	P	P
Educational and Cultural Services	P	P
Charitable, Social, Professional, and Labor Organizations	P	P
Business Park Uses
General Business Park Uses	T6	P	P
Wholesale Trade and Assembly	T		P
Warehousing (indoor only) and Distribution, when not accessory to a permitted use			P
Construction/Contractors (offices and indoor storage only)
• Contractors with showrooms open to the general public	P	P
• Contractors without showrooms open to the general public	T		P
Other Uses
Public Facilities: Governmental Administrative Offices, Libraries, Parks, Police and Fire Stations, Educational Institutions, Cultural Facilities, Community or Recreational Centers, and Parking Structures	P	P	P
Local and Regional Utilities
• Facilities up to 40 feet in height	P7	P7	P
• Facilities 40 feet in height or greater	C7	C7	C
Transit Facilities: Tracks, Transit Centers, Park and Ride Facilities	P	P	P
Motor Vehicle Maintenance Garage, Motor Freight Services and Terminals			C8
Large Satellite Dishes/Amateur Radio Antenna(s)	S	S	S
Broadcast and Relay Towers	C	C	C
Wireless Communication Facilities	S	S	S
Religious Facilities: Churches, Temples, Synagogues
• Up to 750 seats	S		S
• 750 seats and greater	C9		C

1 Convenience retail and service uses such as cafeterias or small convenience stores that are accessory to a primary business park use, limited to employee use, and not open to the general public are a permitted use in the OBAT District. Access shall be internal to the primary use and external signage shall be limited and for the purpose of directing employees.

2 Convenience retail or service uses that primarily provide goods or services for use on a daily or weekly basis by nearby employees and residents but are open to the general public are a permitted use in the OBAT District subject to RCDG 20C.45.30-060, Convenience Retail and Service Uses in the Overlake Business and Advanced Technology District. Examples include small eating and drinking establishments, limited service banks, and small convenience grocery stores.

3 Subject to Chapter 20D.140 RCDG, Critical Areas.

4 Permitted or allowed with a Conditional Use Permit only within the following two portions of the Overlake Village Subarea: Mixed-Use Maintaining Regional Retail and Mixed-Use Maintaining Commercial.

5 Vehicle rental facilities are a conditionally permitted use only in Overlake Village – Mixed-Use Maintaining Regional Retail. Are subject to special use criteria, RCDG 20D.170.20, Automobile, Recreational Vehicle and Boat: Sales, Service and Rental.

6 General Business Park Uses that are not materially detrimental in terms of noise, truck traffic and other potential operational impacts with nearby multi-story mixed-use/residential developments are permitted outright in the Overlake Village Design District as part of the incentive program described in RCDG 20C.45.50.

7 Regional utilities are a permitted use only in Overlake Village Design District – Mixed-Use Maintaining Regional Retail and Mixed-Use Maintaining Commercial, and are a conditional use elsewhere in the Overlake Village Subarea.

8 Only motor vehicle maintenance facilities for public transit agencies or company-owned vehicles are allowed. Motor vehicle maintenance facilities for company-owned vehicles shall be accessory to another allowed use. Motor vehicle maintenance facilities shall not be allowed within a Transition Overlay.

9 Allowed with a Special Use or Conditional Use Permit only within the following two portions of the Overlake Village Subarea: Mixed-Use Maintaining Regional Retail and Mixed-Use Maintaining Commercial.

(Ord. 2493; Ord. 2385; Ord. 2383)

20C.45.30-050 Overlake Village Design District.

(1) Purpose. The purpose of this section is to provide for the transition of properties consistent with the adopted vision and plan for the Overlake Village Design District as a multi-story mixed-use/residential urban neighborhood. This section is intended to ensure fairness to existing uses and property owners while also recognizing that the eventual redevelopment of these properties is consistent with and carries out the City’s adopted goals, policies and plans.

Consistent with this intent, Redmond anticipates preparing in cooperation with the property owners and other stakeholders conceptual master plans and, as needed, updates to policies or regulations, for properties within Overlake Village Design District Performance Areas 1 and 2. These plans should at a minimum address: mix and intensity of uses, siting and timing for needed public improvements, connections between these locations and proposed redevelopment sites in the area, and transition concepts. A conceptual master plan for Overlake Village Design District Performance Area 1 should be started in 2008 and completed by December 31, 2009. A conceptual master plan for Overlake Village Design District Performance Area 2 should be completed by 2012.

(2) Conditions for General Business Park Uses. General Business Park Uses are a transitional permitted use in the Overlake Village Design District and are subject to the following conditions:

(a) General Business Park Uses that are likely to result in noise, truck traffic or other potential operational impacts that are materially detrimental with multi-story mixed-use/residential developments as determined by the Code Administrator are prohibited in the Overlake Village Design District.

(b) General Business Park Uses shall only be located within the buildings existing on any property within the Overlake Village Design District as of December 11, 2007, and such buildings shall not be expanded to accommodate General Business Park Uses.

(d) No more than 70 percent of the total floor area for the buildings existing on the property under the ownership of record as of December 11, 2007, may be in General Business Park Uses.

(e) These transitional uses shall be reviewed prior to December 12, 2012, and every five years after that, at a minimum, to determine suitability with the vision for Overlake. Unless City Council revokes the transitional uses during a review, the uses shall continue for an additional five years. If City Council revokes the transitional uses, all General Business Park Uses with a Redmond business license located in Overlake Village Design District at the time of the revocation shall become legal nonconforming. A General Business Park Use located within Overlake Village Design District that becomes legal nonconforming shall be allowed to expand consistent with the conditions outlined in this subsection (2). If a legal nonconforming use leaves, it may be replaced by any other General Business Park Use that was allowed by the code as adopted on December 11, 2007. (Ord. 2493; Ord. 2385; Ord. 2383)

20C.45.30-060 Convenience Retail and Service Uses in the Overlake Business and Advanced Technology District.

(1) Purpose. The purpose of this section is to provide for development of convenience retail and services within the Overlake Business and Advanced Technology (OBAT) District. Convenience retail and services in the OBAT District are intended to:

(a) Primarily serve nearby Overlake employees and residents with small- to medium-scale, convenient retail and service uses within walking or bicycling access.

(b) Not attract uses that primarily serve the general public and are more appropriately located in the Overlake Village Subarea.

(2) Allowed Convenience Retail and Service Uses in the OBAT District.

(a) Allowed uses in the OBAT District include convenience retail or service establishments that sell goods or merchandise or provide services for use on a daily or weekly basis by nearby employees and residents in Overlake. Uses are not intended to draw customers from outside the neighborhood or to include the type of retail or service uses intended for the Overlake Village Subarea. Examples of allowed uses include: eating and drinking establishments (limited to a maximum seating capacity of 50 people), limited service banks, hair salons, small convenience grocery stores, and dry cleaners.

(b) Allowed recreation and service uses in the OBAT District that are consistent with the intent of this section, such as athletic clubs and fitness centers and day care centers, are allowed per the requirements in RCDG 20C.45.30-040, Permitted Land Uses – Overlake Districts.

(c) Convenience retail and service uses not permitted in the OBAT District include supermarkets, retail vehicle fuel sales, hotels and motels, or convenience retail or service businesses that primarily serve the general public.

(3) Convenience Retail and Service Business Size. On a single site, convenience retail and service businesses shall not exceed 20,000 square feet of gross floor area. Maximum gross floor area may be increased up to 30,000 square feet when an athletic club or fitness center is included.

(4) Convenience Retail and Service Business Locations. The following locational criteria apply to convenience retail and service businesses in the OBAT District:

(a) Shall be located as secondary uses in multi-tenant buildings or as part of mixed-use/residential developments.

(b) Shall be located to encourage access by walking or bicycling. Bicycle parking facilities shall be provided.

(5) Parking.

(a) Parking shall be provided according to Table 20D.130.10-020(2), Required Off-Street Parking, as indicated for the OBAT District.

(b) The Technical Committee may allow flexibility in parking requirements for convenience retail and service businesses based on site-specific factors, such as the availability of nearby shared parking, opportunities for pedestrian access, characteristics of specific uses, and expected peak hour parking demands.

(6) Other Requirements. Approvals shall be conditioned on projects attracting primarily nearby employees and associated trips during business hours. (Ord. 2385; Ord. 2383)