23.47A.013

A. Floor area ratio (FAR) limits. Except as provided in subsections 23.47A.013.C and 23.47A.013.D, FAR limits apply in C zones and NC zones as shown in Table A for 23.47A.013 and Table B for 23.47A.013. The applicable FAR limit applies to the total chargeable floor area of all structures on the lot. Table A for 23.47A.013 Floor area ratio (FAR) limit outside of Station Area Overlay Districts Height limit (in feet) FAR 30 2.5 40 3.0 1 55 3.75 65 4.5 75 5.5 85 5.75 95 6.25 145 7 200 8.25 2 Footnotes to Table A for 23.47A.013 1 Except that zones without a mandatory housing affordability suffix have a maximum FAR of 3.25 2 Except that within the First Hill/Capitol Hill Regional Center, the maximum FAR is 12 if the development contains at least 4 FAR of residential uses. Table B for 23.47A.013 Floor area ratio (FAR) limit in the Station Area Overlay District Height limit (in feet) FAR 30 2.5 40 3.25 55 4.25 65 4.75 75 6 85 6 95 6.25 145 7 200 8.25 B. The following gross floor area is not counted toward FAR: 1. All stories, or portions of stories, that are underground; 2. All portions of a story that extend no more than 4 feet above existing or finished grade, whichever is lower, excluding access; 3. Gross floor area of a transit station, including all floor area open to the general public during normal hours of station operation but excluding retail or service establishments to which public access is limited to customers or clients, even where such establishments are primarily intended to serve transit riders; 4. On a lot containing a peat settlement-prone environmentally critical area, above-grade parking within or covered by a structure or portion of a structure, if the Director finds that locating a story of parking below grade is infeasible due to physical site conditions such as a high water table, if either: a. The above-grade parking extends no more than 6 feet above existing or finished grade and no more than 3 feet above the highest existing or finished grade along the structure footprint, whichever is lower, as measured to the finished floor level or roof above, pursuant to subsection 23.47A.012.A.3; or b. All of the following conditions are met: 1) No above-grade parking is exempted by subsection 23.47A.013.B.4.a; 2) The parking is accessory to a residential use on the lot; 3) Total parking on the lot does not exceed one space for each residential dwelling unit plus the number of spaces required for nonresidential uses; and 4) The amount of gross floor area exempted by this subsection 23.47A.013.B.4.b does not exceed 25 percent of the area of the lot in zones with a height limit less than 65 feet, or 50 percent of the area of the lot in zones with a height limit 65 feet or greater; 5. Rooftop greenhouse areas meeting the standards of subsections 23.47A.012.C.4, 23.47A.012.C.5, and 23.47A.012.C.6; 6. Bicycle commuter shower facilities required by subsection 23.54.037.H; 7. The floor area of required bicycle parking for small efficiency dwelling units or congregate residence sleeping rooms, if the bicycle parking is located within the structure containing the small efficiency dwelling units or congregate residence sleeping rooms. Floor area of bicycle parking that is provided beyond the required bicycle parking is not exempt from FAR limits; 8. All gross floor area in child care centers; and 9. In low-income housing, all gross floor area for accessory human service uses. C. Within the Station Area Overlay District within the University District Regional Center, for office structures permitted prior to 1971, the area of the lot for purposes of calculating permitted FAR is the tax parcel created prior to the adoption of Ordinance 121846 on which the existing structure is located, provided the office structure is to be part of a functionally related development occupied by a single entity with over 500,000 square feet of area in office use. The floor area of above-grade pedestrian access is exempt from the FAR calculations of this subsection 23.47A.013.C, and the maximum permitted FAR is 8. D. Within the portion of the Greenwood Urban Center, on lots zoned NC2-55 that are located abutting NW 85th Street between 1st Avenue NW and 3rd Avenue NW, the total permitted FAR within a mixed-use structure containing residential and nonresidential uses is 4. E. Minimum FAR 1. A minimum FAR shown in Table C for 23.47A.013 is required whenever more than 1,000 square feet of gross floor area is added to or removed from a lot located in: a. A pedestrian-designated zone in a regional center, an urban center, or a Station Area Overlay District; or b. The Northgate Overlay District and abutting a Major Pedestrian Street as shown on Map A for 23.71.004. Table C for 23.47A.013 Minimum floor area ratio (FAR) Height limit (in feet) Minimum FAR 30 1.5 40 1.5 55 2 65 2 75 2 85 2 95 2 145 2.5 200 2.5 2. The minimum FAR requirement provided in subsection 23.47A.013.E.1 does not apply if: a. Additional floor area is added to an existing structure on a lot that is nonconforming with respect to the minimum FAR shown in Table C for 23.47A.013; b. The lot is larger than five acres; c. All existing gross floor area is demolished to create a vacant lot; d. Parks and open space is the principal use of the lot; or e. The lot is to be occupied by a nonprofit medical service use that provides a specialized service, such as kidney dialysis, that is not currently provided in the applicable urban center. 3. Portions of the lot designated as a steep slope, wetland, or riparian corridor or as a buffer to one of these areas, as defined in Chapter 25.09 , shall not be included when calculating lot size for the purpose of determining the minimum FAR requirement provided in subsection 23.47A.013.E.1. 4. The Director, in consultation with the Director of the Department of Neighborhoods, may waive the minimum FAR requirement provided in subsection 23.47A.013.E.1 for lots that contain a designated Landmark, or for lots within a Landmark District pursuant to Title 25 or within a Special Review District pursuant to Chapter 23.66 , if the Director determines a waiver is necessary to preserve the integrity of a Landmark or meet adopted District design and development guidelines. 5. The Director may waive the minimum FAR requirement provided in subsection 23.47A.013.E.1 for lots within the Pike/Pine Conservation Overlay District pursuant to Chapter 23.32 , if the Director determines that the proposed development promotes neighborhood conservation objectives. 6. The following gross floor area is not counted toward the minimum FAR requirement provided in subsection 23.47A.013.E.1: a. All stories, or portions of stories, that are underground; and b. Gross floor area containing parking. F. Extra floor area in NC3-200 and NC3P-200 zoned areas in the First Hill/Capitol Hill Regional Center In the NC3-200 and NC3P-200 zones in the First Hill/Capitol Hill Regional Center, extra floor area above the otherwise applicable FAR limit of 8.25 for nonresidential structures or 12 for structures with at least 4 FAR in residential use may be achieved pursuant to the provisions of this subsection 23.47A.013.F and Section 23.58A.042 if the development meets the following conditions: 1. Extra floor area must be gained through the transfer of TDP/TDR pursuant to the provisions of Section 23.58A.042 . For purposes of calculating the amount of TDP/TDR that may be transferred, the otherwise applicable FAR limits in subsection 23.47.013.A shall be the base FAR. 2. The sending site must be located in a NC3-200 or NC3P-200 zoned area in the First Hill/Capitol Hill Regional Center and the lot receiving the transfer of floor area must be on the same block as the sending site. 3. The amount of extra floor gained from this subsection 23.47A.013.F by any one development may not exceed 110,526 square feet. 4. For purposes of this subsection 23.47A.013.F, the transfer of development rights to gain extra nonresidential floor area is TDR and the transfer of development potential to gain extra residential floor area is TDP. 5. The only types of TDP and TDR that may be transferred pursuant to this subsection 23.47A.013.F are Landmark TDP and TDR. (Ord. 127376 , § 50, 2025; Ord. 127375 , § 47, 2025; Ord. 126855 , § 18, 2023; Ord. 126600 , § 6, 2022; Ord. 126548 , § 2, 2022; Ord. 126287 , § 6, 2021; Ord. 126157 , § 25, 2020; Ord. 126131 , § 7, 2020; Ord. 125791 , § 53, 2019; Ord. 125603 , § 28, 2018; Ord. 125558 , § 16, 2018; Ord. 125267 , § 14, 2017; Ord. 125173 , § 5, 2016; Ord. 124843 , § 31, 2015; Ord. 124770 , § 6, 2015; Ord. 124566, § 1, 2014; Ord. 124378 , § 42, 2013; Ord. 124270, § 2, 2013; Ord. 124150, § 2, 2013; Ord. 123790, § 3, 2011; Ord. 123770, § 7, 2011; Ord. 123564, § 8, 2011; Ord. 123046, § 65, 2009; Ord. 122935, § 7, 2009; Ord. 122738, § 3, 2008; Ord. 122311 , § 44, 2006.)