20C.45.70 Overlake Design District.

20C.45.70-010 Purpose.

The Overlake Design District provides regulations and incentives for the planned and coordinated redevelopment of a large underutilized parcel of land located at the heart of the Overlake Urban Center. The Design District is intended to foster opportunities to live, shop, work and recreate in a vibrant, mixed-use setting.

The objectives of the Overlake Design District include:

(1)    Provide strong and effective incentives to include housing in all future development.

(2)    Encourage a broad mix of uses and amenities to achieve a vibrant, engaging environment.

(3)    Promote compact, walkable development forms that are conducive to transit use.

(4)    Provide improved connections for nonmotorized and local vehicular travel.

(5)    Encourage use of environmentally sustainable site design and building features.

(6)    Encourage inclusion of restaurants, professional offices and other commercial and service uses to meet needs of employees and residents, enliven the area after working hours, and contribute to a sense of place.

(7)    Grant development incentives for provision of a significant public gathering space that will function as a component of a connected system of parks and trails serving the Overlake Neighborhood.

(8)    Facilitate creative integration of land uses, architecture, parking facilities and public amenity areas by providing flexibility in zoning and site requirements.

(9)    Allow additional building height and density where appropriate to facilitate tree retention and provision of open space, while still achieving sustainable, transit-supportive densities. (Ord. 2383)

20C.45.70-020 Master Plan.

A master plan approved by the City Council, with review by the Technical Committee and Design Review Board, shall be completed prior to approval of any subdivision, binding site plan or issuance of site plan approval for any development located on a site within the Overlake Design District, excluding modification of an existing structure. The term “master plan” as used in this section means a conceptual plan providing for the development and use of land that contains those elements outlined in RCDG 20C.45.50-030, Bonus Features and Incentives Table 1, Item 3.

Architectural design, exact building shapes and locations, and other detailed information required in a site plan shall not be required for the master plan. See also RCDG 20C.45.70-040, Note 2. (Ord. 2383)

20C.45.70-030 Permitted Land Uses.

See RCDG 20C.45.30-040, Permitted Land Uses – Overlake Districts. (Ord. 2383)

20C.45.70-040 Site Requirements – Overlake Design District.

(1)    Explanation of Chart. This section establishes the basic site requirements for the Overlake Design District. The chart contains the minimum and maximum dimensional requirements for this district. The notes identify particular requirements and provisions that are applicable.

(2)    Site Requirements Chart – Overlake Design District.


Overlake Design District (ODD)

Maximum Lot Coverage of Structures and Impervious Surface1, 2


Minimum Landscaped Area



See RCDG 20C.45.40-040

Base Maximum Building Height (Stories), without use of Bonuses or Transfer of Development Rights3, 4


Nonresidential Uses


Residential Uses in Single-Use or Mixed-Use Buildings


Maximum Floor Area Ratios without use of
Bonuses5, 6, 7, 8, 9


Nonresidential Uses


Nonresidential Uses as part of Mixed-Use Developments that include Residential Uses in Single-Use or Mixed-Use Buildings or with use of TDRs10


Residential Uses11 in Single-Use or Mixed-Use Buildings


Commercial Floor Area

The total commercial floor area permitted within Overlake shall not exceed the Bellevue Redmond Overlake Transportation Study Agreement (BROTS) or its successor Agreement.

Building Setbacks


Front and all Street Setbacks (in feet)



Buildings shall be developed to the back of the setback zone12 along front and side streets


See RCDG 20C.45.40-070, Overlake Street Cross Sections

Minimum Side Setback (in feet)


Minimum Rear Setback (in feet)


Pedestrian Standards

See RCDG 20C.45.40-080

Ground Floor Uses

See RCDG 20C.45.40-090

Minimum Residential Floor Area

See RCDG 20C.45.40-100

Residential Open Space

See RCDG 20C.45.40-110


See Chapter 20D.130 RCDG13, 14

Notes for Site Requirements Chart:

1 See RCDG 20C.45.40-030, Maximum Lot Coverage – Structures and Total Impervious Surface.

2 When a master plan has been approved by the City, site requirements and other development standards and regulations shall be administered on the basis of the area controlled by the approved master plan (“Plan Area”), rather than on a site-by-site basis, provided the approved master plan demonstrates compliance with the requirement in question. For example, in the case of a development application for a site that is part of an area controlled by an approved master plan, if the plan designates the maximum lot coverage of structures and such areas are sufficient to meet maximum lot coverage requirements applied to the entire Plan Area, then an individual site plan need not demonstrate compliance with maximum lot coverage requirements.

3 See RCDG 20C.45.40-050, Building Height; Chapter 20D.200 RCDG, Transfer of Development Rights (TDR) Program; and RCDG 20C.45.50, Overlake Village Subarea Incentive Program.

4 In areas where a public or private street will be more than one story above the ground floor elevation of a building because of topography (such as the southwest corner of NE 90th Street and Woodinville-Redmond Road), building height may be increased by one story along the lower side of the site, provided: the height does not exceed the otherwise applicable maximum building height (including bonuses, if any) along the higher street elevation; and the applicable limitation on FAR is complied with.

5 Base FAR shall be established using the total land area included within the Overlake Design District, excluding publicly owned right-of-way, as of December 11, 2007. The district-wide total base FAR shall, in the absence of other allocation, be allocated pro rata on the basis of land area among the separate legal lots within the Design District. By agreement of property owners, FAR allocation may be transferred among lots within the Design District. Allocations of FAR may be designated in an approved master plan, site plan which includes two or more lots, or an approval or modification of a division of property or boundary line adjustment. Where an increase in allowable FAR is earned subsequent to an approval which included an allocation of FAR, the increase in FAR shall be reflected through an administrative amendment to the approval, either upon application by the owner of the affected property or at the initiative of the City.

6 Facilities for the provision of public utility service, such as water storage tanks and electrical power substations, will not be counted against the limitation on floor area. Unused base and bonus FAR may be transferred from the site of these facilities to other sites within the Overlake Design District. FAR attributable to land area dedicated for public improvements, such as streets, pathways, drainage facilities and park and open space facilities, shall be transferred for use on developed sites within the Overlake Design District.

7 Each City approval of the division of land within the district shall include a further allocation of the initial base FAR (and bonus FAR earned as of the date of the approval, if any) among the resulting parcels as specified by the property owner at the time of the application for approval of the division of land. Each such allocation shall be stated in, and recorded with, the official documents that describe the divided parcels. Such statement of FAR allocation shall include reference to the potential for bonus FAR, if applicable. Increases in FAR resulting from later qualifications for bonus FAR, and adjustments in the form of re-allocation of FAR through agreement of property owners may be made by administrative amendments upon application of the owners of the affected property or upon initiation by the City.

8 The FAR for nonresidential and residential uses within a given development are individually calculated and may be added together for a cumulative total, provided that the respective maximum FAR for each use is not exceeded, unless otherwise provided in the RCDG.

9 See RCDG 20C.45.50, Overlake Village Subarea Incentive Program.

10 See Chapter 20D.200 RCDG, Transfer of Development Rights (TDR) Program.

11 Residential uses include living areas, common areas used to access living areas, offices for renting, leasing, or selling the housing units in the development, and recreational areas used exclusively by residents and their guests.

12 The setback zone is shown in RCDG 20C.45.40-070, Overlake Street Cross Sections. It is located outside of the right-of-way and ensures that objects do not encroach on usable sidewalk space and helps to maintain sight lines at driveways. In the Overlake Village Subarea, it provides space for hardscape improvements or container plants.

13 Unless revised as provided in this note, parking standards in the Overlake Design District for the minimum and maximum number of required parking spaces shall be the same as for the Overlake Village Design District. Alternative parking standards may be specified in a City-approved master plan or site plan when a change is supported by the results of either the Downtown Parking Study, a City review of parking in one or more Overlake districts, or a property owner-initiated parking analysis.

The Technical Committee may revise parking standards based upon appropriate parking data and analysis as a part of its review of any development permit application as follows:

a. Restaurants, sit down and carry out: The requirement may be reduced to not less than two spaces per 1,000 square feet gross floor area, 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.

b. Small restaurant/cafe/deli (less than 750 square feet gross floor area): No minimum requirement.

14 Within the Overlake Design District, curbside parking on public streets within the site may be counted toward up to 25 percent of the required off-street parking, provided that, when all or part of the street right-of-way has been, or will be, dedicated by the development site property owner (or a predecessor in title), curbside parking shall be fully counted toward satisfaction of the off-street parking requirement. Curbside parking on 152nd Avenue NE or 156th Avenue NE shall not be counted toward off-street parking. Curbside parking on private streets that are part of the development site shall be fully counted toward satisfaction of the required off-street parking requirement.

(Ord. 2383)

20C.45.70-050 Overlake Design District Incentive Program.

(1)    The provisions of RCDG 20C.45.50, Overlake Village Subarea Incentive Program, apply to the Overlake Design District.

(2)    Table 1 includes additional bonus features and incentives that apply only to sites within the Overlake Design District:

Table 1: Overlake Design District

Additional Bonus Features and Incentives 


Maximum Incentive per Feature1, 2, 3

1. Full service hotel/conference center: In addition to the master plan elements identified in RCDG 20C.45.50-030, Overlake Village Subarea Incentive Program Priority Bonus Feature 3 (master plan), the master plan includes land area dedicated to a “full service hotel/conference center,” which shall mean a hotel with banquet and meeting facilities to accommodate groups of at least 300 people.

Two additional stories for full service hotel/conference center buildings.


Additional .20 FAR for commercial development.

2. 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;


(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.4

One additional story for commercial buildings and two additional stories for residential and full service hotel/conference center buildings.


Additional .25 FAR for commercial development.


Additional .75 FAR for residential development.

Notes for Bonus Features and Incentives Chart:

1 Maximum FAR Bonus. The bonus provisions of RCDG 20C.45.50, Overlake Village Subarea Incentive Program, shall apply within the Overlake Design District. Chapter 20D.200 RCDG, Transfer of Development Rights (TDR) Program, may also be used for development within the Design District. The bonus provisions and transferred development rights may be aggregated, provided the maximum FAR achievable shall be 1.0 for nonresidential development and 4.0 for residential development.

2 Undeveloped bonus floor area may be transferred from one developed or undeveloped land area to another, provided both sites are located within the land area controlled by the master plan.

3 To achieve an appropriate transition between major public streets and development interior to the Overlake Design District, maximum building height within 50 feet of the rights-of-way of 152nd Avenue NE and 156th Avenue NE shall be six stories measured from the closest edge of the property to the right-of-way. Bonuses or transferred development rights may not be used to exceed this limit.

4 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. Undeveloped transit-oriented development bonus FAR may be transferred from one developed or undeveloped land area to another land area which satisfies the criteria for the bonus.

(Ord. 2383)

20C.45.70-060 Administrative Design Flexibility.

The provisions of RCDG 20C.45.40-120, Administrative Design Flexibility, apply to the Overlake Design District. (Ord. 2383)