23.50A.120

In the II 125 and II 160 zones extra floor area may be added above the FAR limit shown in Table A for 23.50A.100 up to the limits shown in Table A for 23.50A.120. A. Projects adding extra floor area pursuant to this Section 23.50A.120 through Section 23.50A.128 must provide a minimum amount of gross floor area in industrial use as shown in the Minimum Industrial Use FAR column of Table A for 23.50A.120 and the industrial use floor area must meet the following standards: 1. Allowable use of industrial use floor area is limited to the industrial uses indicated in Table A for 23.50A.040. 2. Portions of a building qualifying as industrial use floor area must meet the following development standards for construction as bona fide industrial space. For spaces proposed to qualify as industrial use floor area, the applicant shall provide notes on the plans submitted for a land use permit how the floor area meets all the criteria. a. Load bearing floors with 250 pounds per square foot minimum capacity for ground level floors on grade, and load bearing floors with 125 pounds per square foot minimum capacity for floors above grade. b. Floor-to ceiling heights of at least 16 feet. c. Constructed to comply with a Seattle Building Code Group F, S, or B occupancy classification, except for ancillary support spaces that are secondary to the industrial use and occupy less than 25 percent of the industrial use floor area. d. Serviced directly by a loading dock or a freight elevator with a minimum capacity of 8,000 pounds. B. Tier I. Extra floor area may be achieved up to the Maximum FAR with Tier I column shown in Table A for 23.50A.120 as follows: 1. Five square feet of extra floor area is achieved for every 1 square foot of industrial floor area provided that meets the standards of subsection 23.50A.120.A, except that for industrial use floor area occupied by ICT use the ratio shall be 4 square feet of extra floor area for every 1 square foot of floor area in ICT use. 2. Minimum Industrial Use Space floor area is eligible to generate extra floor area in Tier I. C. Tier II. Extra floor area beyond that achieved through Tier I may be added up to the Maximum FAR with Tier II as shown in Table A for 23.50A.120 provided one of the two following conditions are met, and after the amount of extra floor area available in Tier I is exhausted. 1. Mass timber construction. At least 50 percent of the gross floor area in the total development other than parking structures is constructed using mass timber construction methods consisting of Seattle Building Code construction types IV-A, IV-B, IV-C, or IV-HT. The applicant shall provide notes on the plans submitted for a land use permit the spaces to be constructed using mass timber construction. 2. Transfer of development rights (TDR). The use of vulnerable masonry structure TDR to the maximum FAR with Tier II. a. Sending sites. Only sites within the same Manufacturing Industrial Center as the receiving site are eligible sending sites. These sites must meet the definition of vulnerable masonry structure TDR sending site in Chapter 23.84A and must comply with all applicable standards in Section 23.58A.042 . b. Receiving sites. Only sites in the Industry Innovation zone located in the same Manufacturing Industrial Center as the sending site are eligible receiving sites. Table A for 23.50A.120 FAR limits for extra floor area in II 125 and II 160 zones Zone Minimum industrial use FAR Maximum FAR with Tier I Maximum FAR with Tier II II 125 .5 5.25 5.75 II 160 .5 6 6.5 ([Renumbered from 23.50A.012.A]; Ord. 126862 , § 8, 2023.)