23.45.510

A. Gross floor area. In multifamily zones, gross floor area includes exterior corridors, breezeways, and stairways that provide building circulation and access to dwelling units or sleeping rooms. Balconies, patios, and decks that are associated with a single dwelling unit or sleeping room and that are not used for common circulation are not considered gross floor area. B. Floor area ratio (FAR) limits in LR and MR zones. FAR limits apply in LR and MR zones as shown in Table A for 23.45.510, provided that if the LR zone designation includes an incentive zoning suffix, then gross floor area may exceed the base FAR as identified in the suffix designation, up to the limits shown in Table A for 23.45.510, if the applicant complies with Chapter 23.58A , Incentive Provisions. The applicable FAR limit applies to the total chargeable floor area of all structures on the lot. Table A for 23.45.510 FAR limits in LR and MR zones Zone Zones with an MHA suffix Zones without an MHA suffix LR1 1.3, except 1.5 for stacked dwelling units 1.0 LR2 1.4, except 1.6 for stacked dwelling units 1 1.1 LR3 outside regional centers and urban centers 1.8 1.2, except 1.3 for stacked dwelling units LR3 inside regional centers and urban centers 2.3 1.2, except 1.5 for stacked dwelling units MR 4.5 3.2 Footnote to Table A for 23.45.510 1 Except that the FAR is 1.8 for stacked dwelling units that provide one or more outdoor amenity areas meeting the requirements of Section 23.45.522 and the following provisions are met: 1. The total amount of, outdoor amenity area is equal to at least 35 percent of the lot area; 2. No part of such amenity area has a width or depth of less than 20 feet; and 3. The outdoor amenity area is located at ground level or within 4 feet of finished grade. C. FAR limits in HR zones. FAR limits apply in HR zones as shown in Table B for 23.45.510. The applicable FAR limit applies to the total chargeable floor area of all structures on the lot. All floor area above the base FAR, up to the maximum FAR, is considered extra floor area achievable through the provisions of Section 23.45.516 and Chapter 23.58A . Table B for 23.45.510 FAR limits in HR zones Base FAR 7 Maximum FAR, allowed pursuant to Section 23.45.516 and Chapter 23.58A 15 D. The following floor area is exempt from FAR limits: 1. All stories, or portions of stories, that are underground. 2. The floor area in a Landmark structure subject to controls and incentives imposed by a designating ordinance, if the owner of the Landmark has executed and recorded an agreement acceptable in form and content to the Landmarks Preservation Board, providing for the restoration and maintenance of the historically significant features of the structure, except that this exemption does not apply to a lot from which a transfer of development potential (TDP) has been made under Chapter 23.58A , and does not apply for purposes of determining TDP available for transfer under Chapter 23.58A . 3. The floor area in structures built prior to January 1, 1982, as detached dwelling units that will remain in residential use, regardless of the number of dwelling units within the existing structure, provided that: a. No other principal structure is located between the existing residential structure and the street lot line along at least one street frontage. If the existing residential structure is moved on the lot, the floor area of the existing residential structure remains exempt if it continues to meet this subsection 23.45.510.D.3.a; and b. The exemption is limited to the gross floor area that existed on January 1, 1982 and does not include any additions to floor area made to the residential structure after January 1, 1982. 4. Portions of a story that extend no more than 4 feet above existing or finished grade, whichever is lower, excluding access, (see Exhibit A for 23.45.510 ), in the following circumstances: a. Stacked dwelling units in LR zones; b. Attached and detached dwelling units in LR zones, provided that all parking is located at the rear of the structure or is enclosed in structures with garage entrances located on the rear facade; and c. All dwelling units in MR and HR zones. Exhibit A for 23.45.510 : Area exempt from FAR 5. For attached and stacked dwelling units, floor area within a story, or portion of a story, that is partially above grade if all of the following conditions are met: a. The story, or portion of the story, that is partially above grade is used for parking or other accessory uses and has no additional stories above; b. The average height of the exterior walls enclosing the floor area does not exceed one story, measured from existing or finished grade, whichever is lower; c. The roof area above the exempt floor area is predominantly flat, is used as amenity area, and meets the standards for amenity area at ground level in Section 23.45.522 ; and d. At least 25 percent of the perimeter of the amenity area on the roof above the floor area is not enclosed by the walls of the structure. 6. Enclosed common amenity area in HR zones. 7. As an allowance for mechanical equipment, in any structure more than 85 feet in height, 3.5 percent of the gross floor area that is not otherwise exempt under this subsection 23.45.510.D. 8. In HR zones, ground floor commercial uses meeting the requirements of Section 23.45.532 , if the street level of the structure containing the commercial uses has a minimum floor-to-floor height of 13 feet and a minimum depth of 15 feet. 9. 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. 10. Common walls separating individual attached dwelling units. 11. In the Northgate Regional Center, up to 15,000 square feet of floor area in residential use in a structure built prior to 1990 that is located on a split-zoned lot of at least 40,000 square feet in size. 12. In MR and HR zones, all gross floor area in child care centers. 13. In low-income housing, all gross floor area for accessory human service uses. E. If TDP is transferred from a lot pursuant to Section 23.58A.042 , the amount of non-exempt floor area that may be permitted is a FAR of 7, plus any net amount of TDP previously transferred to the lot, minus the sum of the existing non-exempt floor area on the lot and the amount of TDP transferred. (Ord. 127376 , § 35, 2025; Ord. 127375 , § 34, 2025; Ord. 127099 , § 17, 2024; Ord. 126855 , § 12, 2023; Ord. 126287 , § 3, 2021; Ord. 126131 , § 4, 2020; Ord. 125791 , § 34, 2019; Ord. 125603 , § 19, 2018; Ord. 125359 , § 2, 2017; Ord. 125272 , § 16, 2017; Ord. 125267 , § 7, 2017; Ord. 125163 , § 5, 2016; Ord. 124843 , § 20, 2015; Ord. 124803 , § 2, 2015; Ord. 124378 , § 27, 2013; Ord. 124172, § 4, 2013; Ord. 123770, § 5, 2011; Ord. 123564, § 6, 2011; Ord. 123495, § 29, 2011; Ord. 123209, § 26, 2009.)