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Redmond council approves R22 Overlake redevelopment with 800 units and 12.5% affordable requirement
Summary
The Redmond City Council approved Ordinance 3251 and Resolution 1625 on March 17 to allow a two‑phase, mixed‑use redevelopment at the former Microsoft Building 22 site in Overlake: up to 800 housing units, 8,000 sq. ft. of ground‑floor commercial space, and 12.5% of units set at 50% area median income.
Mayor Bernie presided as the City Council voted to approve a consolidated land‑use application for the R22 overlay — Ordinance 3251 and Resolution 1625 — for a two‑phase, mixed‑use project on the former Microsoft Building 22 site in Overlake.
Alex Hunt, senior planner for the Planning and Community Development Department, told the council the type‑5 consolidated application covers a master plan, development agreement, two site‑plan entitlements and a binding site plan. The 5.3‑acre proposal could yield up to 800 residential units and about 8,000 square feet of ground‑floor commercial space, with on‑site open space and shared access with a neighboring project. The developer requests a 10‑year vesting term (with a possible five‑year extension), additional loading spaces, off‑site tree replacement or fee‑in‑lieu, and impact‑fee credits for right‑of‑way improvements and a traffic signal, Hunt said.
The council emphasized inclusionary zoning in its discussion. The project complies with Redmond’s new 2025 inclusionary standard, providing 12.5% of residential units affordable to households at up to 50% of area median income, Hunt said; the code requires that each phase independently meet the affordable‑unit percentage and distribute those units throughout the buildings rather than segregating them. "Phase 1 will independently be required to provide 12.5% or roughly 1 in 8 units as affordable housing, as will phase 2," Hunt said.
Public comment at the hearing included questions about deeper affordability, tree removal and replacement standards, and stormwater and PFAS risks in the Overlake basin. David Morton, a commenter, noted the application removes substantial trees (the submission lists the removal of many significant and landmark trees) and urged the council to require clear bonding and multi‑year survival standards so replacement trees are established and reach maturity. Hunt said bonds and a maintenance period (staff referenced a 3–5 year maintenance/inspection period) are required by conditions of approval and staff will confirm the specific code timelines.
Council members asked staff whether sidewalk‑closure rules during construction would apply to the new separated shared‑use path along 152nd Avenue Northeast; staff said the code intends continuous pedestrian separation through both phases and that they would confirm construction‑phase access standards with development engineering staff.
After questions, a motion to approve AM 26‑049, Ordinance 3251 and Resolution 1625 was moved and seconded. Council president Stewart said the council’s task was to judge the completeness and validity of the submittal and that it aligns with the city’s development vision. The city held an appearance‑of‑fairness and conflict‑check process prior to testimony; no challenges were raised.
The council adopted the ordinance and resolution by roll‑call vote, 7–0.
What happens next: the development agreement establishes vesting and implementation terms; staff said construction phasing, monitoring of tree replacement bonds, and transportation/utility improvements will be governed by the conditions of approval and subsequent permitting steps. The council may see follow‑up items that refine timing and enforcement of those conditions.
