Priority Bonus Feature

Maximum Incentive per Feature

1.

Sites Shown for a Regional Stormwater Management Facility: Dedicate a minimum of two to four acres of land to the City of Redmond for use as a regional stormwater management facility.

Building height of up to eight stories,

Residential floor area of up to 4.0, and

Site Shown for a 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.

Commercial floor area ratio of up to 0.55.

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 RCDG 20C.45.40-080(4), 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.

The intended character of the open space(s) is to:

•    Include a balance of open lawn and trees,

•    Include hard surfaces such as plazas as well as soft surfaces (lawns),

•    Provide a central gathering place and a place that can be programmed, such as for concerts,

•    Include space for refuge as well as space for active recreation such as small play areas,

•    Help serve needs for a variety of ages, from children through seniors, and

•    Be located either near 152nd Avenue NE or provide a clear connection to 152nd Avenue NE through at least one pathway.

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.

The space shall be dedicated after improvement 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.

2.

Other Sites in Overlake Village

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.

For land dedication:

One additional story for 50 percent of the buildings in the development.

The space shall be dedicated after improvement 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.

The Technical Committee shall review and determine whether proposed sites qualify for plaza locations based on considerations including:

(a) Consistency of the proposed location with the preferred vicinities shown on the Overlake Village Subarea Map,

(b) The suitability of the proposed location for an outdoor plaza, and

(c) Opportunities to create an open space of greater value by locating this space in conjunction with other open spaces, such as those required for residential open space (RCDG 20C.45.40-110).

Improvements

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 RCDG 20D.40.200-090. Proposed improvements shall be reviewed and approved by the Technical Committee.

For completion of plaza improvements, the applicant may select one of the following incentives (in addition to above height incentive):

Residential floor area of up to 4.0,

Commercial floor area ratio of up to 0.55, hotel floor area ratio of up to 1.35 (in Overlake Village Design District only), or for sites with a FAR of 0.48 or greater as of December 11, 2007, an increase of up to 0.15 nonresidential FAR above the existing FAR in 2007,

One additional story for 50 percent of the buildings in the development, or

Expanded list of nonresidential land uses to include General Business Park Uses from RCDG 20C.45.30-030 that are not materially detrimental in terms of noise, truck traffic, and other potential operational impacts with nearby multi-story mixed-use/residential developments. Only available if required residential development per RCDG 20C.45.40-100 has been constructed.

3.

Complete a master plan approved by the City Council, with review by Technical Committee and Design Review Board (Type V review) that at a minimum contains the elements listed below. This is a requirement for sites three acres in size and larger in the Overlake Village Design District and Overlake Design District, or properties under one ownership totaling three acres in size or larger (as of December 11, 2007). Applicants for sites smaller than three acres that, through the Site Plan Entitlement process (Type II review), complete the master plan elements listed below are eligible for this incentive. A master plan shall be approved prior to approval of any subdivision, binding site plan or site plan entitlement for any development located on a site within the Overlake Village Design District or Overlake Design District, excluding modification of an existing structure. Master plan coordination is required between adjacent sites proposing development at similar times. The term “master plan” as used in this section means a conceptual plan providing for the development and use of land that contains the following elements:

One additional story for 50 percent of the buildings in the development.

(a) A design concept that is in conformance with the Overlake policies, development regulations, and Overlake Master Plan and Implementation Strategy;

(b) Conceptual site plan indicating all proposed land uses;

(c) Height and bulk study that demonstrates how building mass, height and scale relate to open spaces, pedestrian pathways, streets and other buildings;

(d) Analysis of shading effects of taller buildings (for sites smaller than three acres, only required if the Technical Committee or Design Review Board determine based on the height and bulk study that analysis of shading effects is needed);

(e) Transportation and circulation plan indicating the layout and conceptual design of all streets, pedestrian pathways, parking, and location of transit facilities (as available), in plan view and cross section for streets;

(f) Location of proposed space for parks, open space and any cultural facilities;

(g) Phasing plan for bonus features and affordable housing component showing that the completion of improvements of bonus features and affordable housing shall be commensurate with the progress on the construction of the development (for sites smaller than three acres, only required if the Technical Committee determines is needed);

(h) Location of any environmentally sensitive areas;

(i) Landscape and tree retention concepts, including consideration of the health and structural stability of retained trees, as determined by an arborist report;

(j) Preliminary plan indicating required connections to adjacent properties for transportation and open space systems;

(k) Approach to sustainable design, including consideration of the use of environmentally sustainable materials such as permeable pavement, where possible; and

(l) Preliminary plan for other major infrastructure improvements (for sites smaller than three acres, only required if the Technical Committee determines is needed).

Additional Bonus Features

Maximum Incentive per Feature

1.

Minimum of LEED Silver Certification or comparable BuiltGreen certification as determined by the Technical Committee.

One additional story for each building designed and constructed to meet this certification, and

Expanded list of nonresidential land uses to include General Business Park Uses from RCDG 20C.45.30-030 that are not materially detrimental in terms of noise, truck traffic, and other potential operational impacts with nearby multi-story mixed-use/residential developments. Only available if required residential development per RCDG 20C.45.40-100 has been constructed.

2.

Provide and maintain at least 75 percent of the total gross floor area for the development in residential uses in the Overlake Village – mixed-use, emphasizing residential area, and at least 50 percent in the rest of the Overlake Village Subarea.

One additional story for all buildings in the development.

3.

At least 60 percent of parking for the development is located below grade.

One additional story for all buildings in the development,

Residential floor area of up to 4.0,

Commercial floor area ratio of up to 0.55 (0.70 when combined with Major Park feature) or for sites with a FAR of 0.48 or greater as of December 11, 2007, an increase of up to 0.15 nonresidential FAR above the existing FAR in 2007, and

Expanded list of nonresidential land uses to include General Business Park Uses from RCDG 20C.45.30-030 that are not materially detrimental in terms of noise, truck traffic, and other potential operational impacts with nearby multi-story mixed-use/residential developments. Only available if required residential development per RCDG 20C.45.40-100 has been constructed.

Or,

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 RCDG 20D.40.200-030, Parking Garage Design.

Applicant may select one of the incentives offered for a minimum 60 percent off-street parking located below-grade.

4.

Provide and maintain at least 10 percent of the retail floor area in the development at 25 percent below market rate for new construction to retain existing retail businesses in the area.

If the property owner is not able to lease the space to an existing retail business after offering it for at least six months, the property owner may request approval from the Code Administrator to offer below market rate space for one of the following substitute methods that meet identified neighborhood goals for the area:

Addition of commercial floor area on a square foot to square foot basis, up to a maximum FAR of 0.55 or for sites with a FAR of 0.48 or greater as of December 11, 2007, an increase of up to 0.15 nonresidential FAR above the existing FAR in 2007.

The additional commercial floor area may be used to increase building height by up to one story.

(a) Non-chain retail business specializing in ethnic goods, or

(b) Desired community facility such as a library or teen center.

5.

Provide a minimum of 20 percent of the total dwellings in the development as affordable as defined by RCDG 20A.20.010.

Addition of residential floor area at 2.5 times the equivalent floor area for each affordable unit provided above the minimum requirement of 10 percent of the total dwellings, 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.