23.48.020

A. General provisions 1. All gross floor area not exempt under subsection 23.48.020.B counts toward the gross floor area allowed under the FAR limits. 2. The applicable FAR limit applies to the total non-exempt gross floor area of all structures on the lot. 3. If a lot is in more than one zone, the FAR limit for each zone applies to the portion of the lot located in that zone. B. Floor area exempt from FAR calculations. The following floor area is exempt from maximum FAR calculations: 1. All underground stories or portions of stories. 2. Portions of a story that extend no more than 4 feet above existing or finished grade, whichever is lower, excluding access. 3. As an allowance for mechanical equipment, in any structure 65 feet in height or more, 3.5 percent of the total chargeable gross floor area in a structure is exempt from FAR calculations. Calculation of the allowance includes the remaining gross floor area after all exempt space allowed in this subsection 23.48.020.B has been deducted. Mechanical equipment located on the roof of a structure, whether enclosed or not, is not included as part of the calculation of total gross floor area. 4. All gross floor area for solar collectors and wind-driven power generators. 5. Bicycle commuter shower facilities required by Section 23.54.037 . 6. 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. 7. Child care centers. 8. In low-income housing, all gross floor area for accessory human service uses. 9. Other uses permitted by interim street activation provisions in Section 23.42.041 . C. Minimum FAR 1. A minimum FAR shown in Table A for 23.48.020 is required whenever more than 1,000 square feet of gross floor area is added to or removed from a lot located in a Station Area Overlay District or on a lot abutting a Class 1 or Class 2 Pedestrian Street or a Neighborhood Green Street, as shown on Map A for 23.48.240 for SM-SLU zones, Map A for 23.48.440 for SM-NR zones, Map A for 23.48.640 for SM-U zones, and Map A for 23.48.740 for SM-UP zones. Table A for 23.48.020 Minimum FAR Height limit (in feet) 40 65, 75, 85, or 95 125 or 160 240 or greater Minimum FAR 1.5 2 2.5 3 2. The minimum FAR requirement provided in subsection 23.48.020.C.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 A for 23.48.020; b. The lot is larger than 5 acres; c. All existing gross floor area is demolished to create a vacant lot; or d. Parks and open space is the principal use of the lot. 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 , are not included when calculating lot size for the purpose of determining the minimum FAR requirement provided in subsection 23.48.020.C.1. 4. The Director, in consultation with the Director of the Department of Neighborhoods, may waive the minimum FAR requirement in subsection 23.48.020.C.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. All gross floor area is counted toward the minimum FAR requirement provided in subsection 23.48.020.C.1, except the following: a. Gross floor area below grade, including all underground stories or portions of stories; and b. Gross floor area containing parking. (Ord. 127376 , § 52, 2025; Ord. 127198 , § 4, 2025; Ord. 126855 , § 21, 2023; Ord. 126287 , § 8, 2021; Ord. 126157 , § 28, 2020; Ord. 125603 , § 32, 2018; Ord. 125558 , § 18, 2018; Ord. 125432 , § 8, 2017; Ord. 125272 , § 31, 2017; Ord. 125267 , § 18, 2017; Ord. 124883 , § 13, 2015.)