23.49.011

A. General standards 1. The base and maximum floor area ratio (FAR) for each zone is provided in Table A for 23.49.011. Table A for 23.49.011 Base and maximum floor area ratios (FARs) Zone designation Base FAR Maximum FAR Downtown Office Core 1 (DOC1) 6 21 Downtown Office Core 2 (DOC2) 5 15 Downtown Retail Core (DRC) 3 6 Downtown Mixed Commercial (DMC) 4 in DMC 75 4.5 in DMC 95 5 in DMC 145, DMC 170, DMC 240/290-440, and DMC 340/290-440 3 in DMC 85/75-170 5 in DMC 75 5.5 in DMC 95 6 in DMC 170, except 9 for hotels 8 in DMC 145 and DMC 240/290-440 11 in DMC 340/290-440 6 in DMC 85/75-170 Downtown Mixed Residential/Residential (DMR/R) 1 in DMR/R 95/65 1 in DMR/R 145/65 1 in DMR/R 280/65 1.5 in DMR/R 95/65 2.5 in DMR/R 145/65 2.5 in DMR/R 280/65 Downtown Mixed Residential/Commercial (DMR/C) 1 in DMR/C 95/75 1 in DMR/C 145/75 2 in DMR/C 280/125 2.5 in DMR/C 75/75-95 2.5 in DMR/C 75/75-170 4.5 in DMR/C 95/75 4.5 in DMR/C 145/75 5.5 in DMR/C 280/125 4.5 in DMR/C 75/75-95 4.5 in DMR/C 75/75-170 Pioneer Square Mixed (PSM) NA (1) NA (1) International District Mixed (IDM) 3, except 6 for hotels (2) , in IDM 75-85 4, except 7 for hotels (3) , in IDM 85/85-170 3 in IDM 165/85-170 3, except 6 for hotels (2) , in IDM 75-85 4, except 7 for hotels (3) , in IDM 85/85-170 7 in IDM 165/85-170 International District Residential (IDR) 1.5 1.5, except 2 if 50 percent or more of the total gross floor area on the lot is in residential use International District Residential/Commercial (IDR/C) 4, except 7 for hotels (3) 4, except 7 for hotels (3) Downtown Harborfront 1 (DH1) NA NA Downtown Harborfront 2 (DH2) 2.5 Development standards regulate maximum FAR Pike Market Mixed (PMM) 7 7 Footnotes to Table A for 23.49.011 (1) NA = Not Applicable, except in subsection 23.49.180.E. (2) In the IDM 75-85 zone, hotel use may be combined with up to 3 FAR of other chargeable floor area, up to a total of 6 FAR. (3) In the IDM 85/85-170 and the IDR/C zones, hotel use may be combined with other chargeable floor area, provided that the total chargeable floor area of uses other than hotel use does not exceed 4 FAR, and the total chargeable floor area of all uses does not exceed 7 FAR. 2. Chargeable floor area shall not exceed the applicable base FAR except as expressly authorized pursuant to this Chapter 23.49 . a. In DOC1, DOC2, and DMC zones that are located outside of South Downtown, if chargeable floor area above the base FAR is allowed on a lot for development that includes a new structure and the project is located within the Local Infrastructure Project Area for Downtown and South Lake Union as shown on Map A for 23.58A.044, the first increment of chargeable floor area above the base FAR, shown for each zone in Table B for 23.49.011, shall be gained by acquiring regional development credits pursuant to Section 23.58A.044 . Table B for 23.49.011 First increment of FAR above the base FAR achieved through acquisition of regional development credits Zone FAR All DOC1 zones 1.0 All DOC2 zones 0.75 DMC 340/290-440 0.50 DMC 145, DMC 170, and DMC 240/290-440 0.25 b. In DOC1, DOC2, DH2, and DMC zones outside of South Downtown, additional chargeable floor area above the first increment of FAR that exceeds the base FAR may be obtained only by qualifying for floor area bonuses pursuant to Section 23.49.012 or Section 23.49.013 , or by the transfer of TDR pursuant to Section 23.49.014 , or both, except as otherwise expressly provided in this subsection 23.49.011.A.2. If the requirements of subsection 23.49.011.A.2.a do not apply, the first increment of floor area that exceeds the base FAR shall be zero. c. In no event shall the use of bonuses, TDR, or regional development credits, or any combination of them, be allowed to result in chargeable floor area in excess of the maximum as set forth in Table A for 23.49.011, except that a structure on a lot in a planned community development pursuant to Section 23.49.036 or a combined lot development pursuant to Section 23.49.041 may exceed the FAR otherwise permitted on that lot, provided the chargeable floor area on all lots included in the planned community development or combined lot development as a whole does not exceed the combined total permitted chargeable floor area. d. Except as otherwise provided in this subsection 23.49.011.A.2.d or subsections 23.49.011.A.2.f or 23.49.011.A.2.h, and except in South Downtown, not less than five percent of all floor area above the base FAR to be gained on any lot, excluding any floor area gained under subsections 23.49.011.A.2.a, 23.49.011.A.2.j, 23.49.011.A.2.k, and 23.49.011.A.2.n, shall be gained through the transfer of Landmark TDR, to the extent that Landmark TDR are available. Landmark TDR shall be considered "available" only to the extent that, at the time of the Master Use Permit application to gain the additional floor area, The City of Seattle is offering Landmark TDR for sale, at a price per square foot no greater than the total bonus contribution under Section 23.49.012 for a project using the cash option for both housing and child care facilities. An applicant may satisfy the minimum Landmark TDR requirement in this Section 23.49.011 by purchases from private parties, by transfer from an eligible sending lot owned by the applicant, by purchase from the City, or by any combination of the foregoing. This subsection 23.49.011.A.2.d does not apply to any lot in a DMR zone. e. Except as otherwise permitted under subsections 23.49.011.A.2.g, 23.49.011.A.2.h, or 23.49.011.A.2.l, on any lot outside of South Downtown except a lot in a DMR zone, the total amount of chargeable floor area gained through bonuses under Section 23.49.012 , together with any housing TDR and Landmark housing TDR used for the same project, shall equal 75 percent of the amount, if any, by which the total chargeable floor area to be permitted on the lot exceeds the sum of 1) The base FAR, as determined under this Section 23.49.011 and Section 23.49.032 if applicable, plus 2) Any chargeable floor area gained on the lot pursuant to subsections 23.49.011.A.2.a, 23.49.011.A.2.g, 23.49.011.A.2.h, 23.49.011.A.2.j, and 23.49.011.A.2.k, or obtained pursuant to subsection 23.49.011.A.2.n. Except in South Downtown, at least half of the remaining 25 percent shall be gained by using TDR from a sending lot with a major performing arts facility, to the extent available, and the balance of the 25 percent shall be gained through bonuses under Section 23.49.013 or through TDR other than housing TDR, or both, consistent with this Chapter 23.49 . TDR from a sending lot with a major performing arts facility shall be considered "available" only to the extent that, at the time of the Master Use Permit application to gain the additional floor area, The City of Seattle is offering such TDR for sale, at a price per square foot not exceeding the prevailing market price for TDR other than housing TDR, as determined by the Director. f. In order to gain chargeable floor area on any lot in a DMR zone outside of South Downtown, an applicant may: 1) Use any types of TDR eligible under this Chapter 23.49 in any proportions, or 2) Use bonuses under Section 23.49.012 or 23.49.013 , or both, subject to the limits for particular types of bonus under Section 23.49.013 , or 3) Combine such TDR and bonuses in any proportions. g. On any lot in a DMC 145 or DMC 240/290-440 zone, in addition to the provisions of subsection 23.49.011.A.2.e, an applicant may gain chargeable floor area above the first increment of FAR above the base FAR through use of DMC housing TDR, or any combination of DMC housing TDR with floor area gained through other TDR and bonuses as prescribed in subsection 23.49.011.A.2.e. h. If the amount of bonus development sought in any permit application does not exceed 5,000 square feet of chargeable floor area, the Director may permit such floor area to be achieved solely through the bonus for housing and child care. i. No chargeable floor area above the base FAR shall be granted to any proposed development that would result in significant alteration to any designated feature of a Landmark structure, unless a certificate of approval for the alteration is granted by the Landmarks Preservation Board. j. On a lot entirely in a DOC1 zone, additional chargeable floor area equal to 1.0 FAR may be permitted above the increment achieved through a commitment as prescribed in subsection 23.49.011.A.2.a, or above the base FAR after expiration of that subsection 23.49.011.A.2.a, on a lot that includes one or more qualifying Landmarks, subject to the following conditions: 1) The structure is rehabilitated to the extent necessary so that all features and characteristics controlled or designated by ordinance pursuant to Chapter 25.12 or Ordinance 102229 are in good condition and consistent with the applicable ordinances and with any certificates of approval issued by the Landmarks Preservation Board, all as determined by the Director of Neighborhoods; and 2) A notice shall be recorded with the King County Recorder's Office, in form satisfactory to the Director, regarding the bonus allowed and the effect thereof under the terms of this Chapter 23.49 . For purposes of this Section 23.49.011 , a "qualifying Landmark" is a structure that a) Has a gross floor area above grade of at least 5,000 square feet; b) Is separate from the principal structure or structures existing or to be developed on the lot, except that it may abut and connect with one such structure along one exterior wall; c) Is subject, in whole or in part, to a designating ordinance pursuant to Chapter 25.12 , or was designated pursuant to Ordinance 102229; and d) Is on a lot on which no improvement, object, feature, or characteristic has been altered or removed contrary to any provision of Chapter 25.12 or any designating ordinance. A qualifying Landmark for which a bonus is allowed under this subsection 23.49.011.A.2.j shall be considered a public benefit feature, but shall not be considered an amenity for purposes of Section 23.49.013 . For so long as any of the chargeable floor area allowed under this subsection 23.49.011.A.2.j remains on the lot, each qualifying Landmark for which such bonus was granted shall remain designated as a Landmark under Chapter 25.12 and the owner shall maintain the exterior and interior of each qualifying Landmark in good condition and repair and in a manner that preserves the features and characteristics that are subject to designation or controls by ordinance, and that maintains compliance with all applicable requirements of federal, state and local laws, ordinances, regulations, and restrictions. k. On a lot entirely in a DOC1 zone, as an incentive to maintain diversity in the scale of downtown development, additional floor area equal to 0.5 FAR may be granted above the increment achieved through a commitment as prescribed in subsection 23.49.011.A.2.a, or above the base FAR after expiration of subsection 23.49.011.A.2.a, on a lot that includes one or more qualifying small structures, subject to the conditions in this subsection 23.49.011.A.2.k. 1) A "qualifying small structure" is one that satisfies all of the following standards: a) The gross floor area of the structure above grade is a minimum of 5,000 square feet and does not exceed 50,000 square feet; b) The height of the structure is 125 feet or less, not including rooftop features as specified in subsection 23.49.008.D; c) The structure was not constructed or substantially structurally modified since July 13, 1982; and d) The structure is not occupied by parking above the ground floor. 2) If the structure is removed from the lot or ceases to be a qualifying small structure, then any development on the portion of the lot previously occupied by the structure, defined by a rectangle enclosing the exterior walls of the structure as they exist at the time the bonus is granted and extended to the nearest street frontage, shall be limited to a maximum floor area of 50,000 square feet for all uses and a maximum height of 125 feet, excluding any rooftop features as specified in subsection 23.49.008.D. 3) A notice shall be recorded with the King County Recorder's Office, in form satisfactory to the Director, regarding the bonus allowed and the effect thereof under the terms of this Chapter 23.49 . 4) Bonus floor area under this subsection 23.49.011.A.2.k may not be granted on the basis of a Landmark structure for which bonus floor area is allowed under subsection 23.49.011.A.2.j, but may be allowed on the basis of a different structure or structures that are on the same lot as a Landmark structure for which such bonus floor area is allowed. l. Additional floor area in the PSM 85-120 zone is subject to subsection 23.49.180.E. m. In IDM, DMR and DMC zones within South Downtown, chargeable floor area in excess of the base FAR may be obtained only by qualifying for floor area bonuses pursuant to Sections 23.58A.024 and 23.49.013 , or by the transfer of TDR pursuant to Section 23.49.014 , or both, and except as permitted in subsection 23.49.011.A.2.h, only if the conditions of this subsection 23.49.011.A.2.m also are satisfied: 1) For a new or existing structure, the applicant shall make a commitment that the proposed development will meet the green building standard and shall demonstrate compliance with that commitment, all in accordance with Chapter 23.58D . 2) Seventy-five percent of the chargeable floor area in excess of base FAR shall be gained through bonuses under Section 23.58A.024 . 3) Twenty-five percent of the chargeable floor area in excess of base FAR shall be gained by one or any combination of TDR or public open space amenities, subject to the conditions and limits of this Section 23.49.011 , Section 23.49.013 , Section 23.49.014 , and the following: a) TDR that may be used on a lot in South Downtown are limited to South Downtown Historic TDR, open space TDR from within South Downtown, Housing TDR from within South Downtown, or any combination of these consistent with this Chapter 23.49 ; and b) Amenities eligible for a bonus on a lot in South Downtown are limited to public open space amenities pursuant to Section 23.49.013 . n. In the DOC2 500/300-550 zone, as a Type I decision, the Director may increase the maximum FAR by an additional .33 FAR provided that: 1) The structure is located on a block with an existing tower that exceeds 160 feet in height and that has at least 50 percent of gross floor area in residential use; and 2) The lot with the structure either: a) Abuts the lot with the existing tower; or b) Is across an alley from the lot with the existing tower and has lot area, which could be developed with a tower meeting the requirements of Section 23.49.058 , located within 22 lineal feet of any portion of the lot with the existing tower; and 3) All portions of the structure above a height of 85 feet are set back from the lot line closest to the lot with the existing tower by: a) At least 15 feet, if the lot on which the structure is located is across an alley from the lot with the existing tower; or b) At least 30 feet, if the lot on which the structure is located abuts the lot with the existing tower. 4) For the purposes of this subsection 23.49.011.A.2.n, any setback from the lot line closest to the lot with the existing tower is measured from the lot line after any dedication required by Section 23.53.030 . 5) For the purposes of this subsection 23.49.011.A.2.n, a tower is "existing" if it meets the requirements of 23.49.058.D.7. 3. In a DOC1, DOC2, DRC, or DMC zone, for a lot that includes a qualifying Landmark structure with a performing arts theater, the base FAR specified in Table A for 23.49.011 is increased by 4 FAR, or by the amount of FAR between the base and maximum FAR of the zone, whichever is less, provided that the conditions of this subsection 23.49.011.A.3 are met. a. For purposes of this subsection 23.49.011.A.3, a "qualifying Landmark structure with a performing arts theater" is a structure that is a designated Landmark pursuant to Chapter 25.12 and that meets the following: 1) The structure was built before 1930; 2) The structure contains performing arts theater space that has combined seating capacity in one or more venues for at least 800; and 3) The structure is subject to an ordinance granting incentives for and imposing controls on the Landmark structure. b. At the time a qualifying Landmark structure with a performing arts theater uses the additional base FAR, either on the site or through transfer of TDR to another site, the following conditions shall be met: 1) The performing arts theater use established under approved permits, including combined seating capacity in one or more venues for at least 800, shall be ensured by binding covenants between the property owner and the City for at least 40 years from the first use of any of the additional base FAR, either on the site or through the first transfer of any TDR to another site; and 2) The Director, after consulting with the property owner, determines, as a Type I decision, that the property owner has executed a contract(s) with one or more theater groups or performing arts organizations for regularly scheduled use of the Landmark structure for live performances and that the anticipated use of the Landmark theater structure for live theater performances, combined with any other use of the structure, is adequate to contribute sufficiently to the presence of live theater in the Downtown Historic Theatre District established by Resolution 31341 and to support the desired level of activity in the area near the Landmark structure. In making this determination, the Director shall consider the following: a) The extent and duration of the contract(s) between the property owner and one or more theater groups or performing arts organizations for regularly scheduled use of the Landmark structure for live performances; b) The presence of uses in the structure that will contribute to activity in the area beyond the typical workday hours; and c) Programmed use of the Landmark structure by other activities during periods when the structure is not in use for live performances; and 3) Any use of the additional base FAR on the site complies with all provisions of the designating ordinance and Chapter 25.12 . c. If a Landmark structure is on a lot that is not entirely regulated by a designating ordinance, then the area used to calculate the additional base FAR is the area of the footprint of the Landmark structure. d. A lot that uses the additional base FAR on the site as allowed by this subsection 23.49.011.A.3 is not allowed to gain chargeable floor area under subsection 23.49.011.A.2.j. e. If a qualifying Landmark structure with a performing arts theater is on a lot that is not entirely regulated by a designating ordinance, then the additional base FAR may be transferred as TDR to another site, or may be used on the site on the portion of the lot that is within the footprint of the Landmark structure, but shall not be used elsewhere on the lot. 4. The Master Use Permit application to establish any bonus development under this subsection 23.49.011.A.4 shall include a calculation of the amount of bonus development sought and shall identify the manner in which the conditions to such bonus development shall be satisfied. The Director shall, at the time of issuance of any Master Use Permit decision approving any such bonus development, issue a Type I decision as to the amount of bonus development to be allowed and the conditions to such bonus development, which decision may include alternative means to achieve bonus development, at the applicant's option, if each alternative would be consistent with this Section 23.49.011 and any other conditions of the permit, including Design Review if applicable. B. Exemptions and deductions from FAR calculations 1. The following are not included in chargeable floor area, except as specified below in this Section 23.49.011 : a. Uses listed in subsection 23.49.009.A in a DRC zone and in the Major Retail Store and Shopping Atrium FAR Exemption Area identified on Map 1J of Chapter 23.49 , up to a maximum FAR exemption of 2 for all such uses combined; and other uses provided according to Section 23.42.041 in the FAR Exemption Area identified on Map 1J for those uses (excluding the Pike Place Market Historical District), up to a maximum FAR exemption of 2; provided that for uses in the FAR Exemption Areas that are not in the DRC zone the uses are located no higher than the story above street level; b. Street-level uses meeting the requirements of Section 23.49.009 , Street-level use requirements, whether or not street-level use is required pursuant to Map 1G of Chapter 23.49 , if the uses and structure also satisfy the following standards: 1) The street level of the structure containing the exempt space has a minimum floor-to-floor height of 13 feet, except that in the DMC 170 zone the street level of the structure containing the exempt space has a minimum floor-to-floor height of 18 feet; 2) The exempt space extends a minimum depth of 15 feet from the street-level, street-facing facade, except as allowed by interim street activation provisions in Section 23.42.041 ; 3) For the purposes of subsection 23.49.011.B.1, for floor area above street level, changes from residential use to commercial uses provided for interim street activation purposes are subject to mandatory housing affordability pursuant to subsection 23.58B.020.B; 4) Overhead weather protection is provided satisfying Section 23.49.018 ; and 5) A mezzanine within a street-level use is not included in chargeable floor area, if the mezzanine does not interrupt the floor-to-floor heights for the minimum depth stated in subsection 23.49.011.B.1.b.2, except as allowed by interim street activation provisions in Section 23.42.041 . Stairs leading to the mezzanine are similarly not included in chargeable floor area; c. Shopping atria in the DRC zone and adjacent areas shown on Map 1J, provided that: 1) The minimum area of the shopping atria is 4,000 square feet; 2) The eligibility conditions of the Downtown Amenity Standards are met; and 3) The maximum area eligible for a floor area exemption is 20,000 square feet; d. Child care centers; e. Human service use; f. Residential use, except in the PMM zone, and provided that allowable residential floor area is limited on lots from which TDP is transferred in accordance with Chapter 23.58A ; g. Live-work units, except in the PMM zone; h. Museums, provided that the eligibility conditions of the Downtown Amenity Standards are met; i. The floor area identified as expansion space for a museum, if such expansion space satisfies the following: 1) The floor area to contain the museum expansion space is owned by the museum or a museum development authority; and 2) The museum expansion space will be occupied by a museum, existing as of October 31, 2002, on a Downtown zoned lot; and 3) The museum expansion space is physically designed in conformance with the Seattle Building Code standards for museum use either at the time of original configuration or at such time as museum expansion is proposed; j. Performing arts theaters; k. Floor area below grade; l. Floor area that is used only for: 1) Short-term parking or parking accessory to residential uses, or both, subject to a limit on floor area used wholly or in part as parking accessory to residential uses of one parking space for each dwelling unit on the lot with the residential use served by the parking; or 2) Parking accessory to hotel use in the DMC 170 zone, subject to a limit of one parking space for every four hotel rooms on the lot, and provided that the exempt parking floor area is on the same lot as the hotel use served by the parking; m. Floor area of a public benefit feature that would be eligible for a bonus on the lot where the feature is located, other than a Landmark structure eligible pursuant to subsection 23.49.011.A.2.j or a small structure eligible pursuant to subsection 23.49.011.A.2.k. The exemption applies regardless of whether a floor area bonus is obtained, and regardless of limits on the maximum area eligible for a bonus; n. Public restrooms; o. Major retail stores in the DRC zone and adjacent areas shown on Map 1J, provided that: 1) The minimum lot area for a major retail store development is 20,000 square feet; 2) The minimum area of the major retail store is 80,000 square feet; 3) The eligibility conditions of the Downtown Amenity Standards are met; 4) The maximum area eligible for a floor area exemption is 200,000 square feet; and 5) The floor area exemption applies to storage areas, store offices, and other support spaces necessary for the store's operation; p. Shower facilities for bicycle commuters; q. Floor area, excluding floor area otherwise exempt, up to a maximum of 25,000 square feet on any lot, within one or more Landmark structures for which a floor area bonus has been granted pursuant to subsection 23.49.011.A.2.j, or within one or more small structures for which a floor area bonus has been granted pursuant to subsection 23.49.011.A.2.k, or within any combination of such Landmark structures and such small structures, in each case only to the extent that the floor area satisfies the following criteria as determined by the Director: 1) The floor area is interior space of historic or architectural interest designed to accommodate the original function of the structure, and maintaining the integrity of this space prevents it from being fully utilized as commercial floor area; 2) The floor area is occupied by such uses as public assembly or performance space, human services, or indoor public amenities, including atrium or lobby area available for passive indoor recreation use or for the display of art or other objects of scientific, social, historic, cultural, educational, or aesthetic interest; and 3) The floor area is open and accessible to the public without charge, on reasonable terms and conditions consistent with the nature of the space, during normal operating hours of the building; r. Up to 40,000 square feet of a streetcar maintenance base; s. Up to 25,000 square feet of a community center in a DMR/C zone within South Downtown that is open to the general public for a minimum of six hours per day, five days per week, 42 weeks per year; t. In the DMC 170 zone, hotel use that separates parking from the street lot line on stories above the first story of a structure, up to a maximum total floor area equivalent to 1 FAR, provided that the depth of the separation between the parking and the street-facing facade is a minimum of 15 feet; u. In the DMC 170 zone, on lots abutting Alaskan Way, the floor area in a partially above-grade story, provided that: 1) The height of the above-grade portion of the partially above-grade story does not exceed 4 feet, measured from existing grade at the midpoint of the Alaskan Way street lot line; 2) All portions of the structure above the partially above-grade story are set back a minimum of 16 feet from the Alaskan Way lot line, except that horizontal projections, including balconies with open railings, eaves, cornices, and gutters, may extend a maximum of 4 feet into the setback area; 3) The roof of the portion of the partially above-grade story in the setback area is accessible to abutting required street-level uses in the structure and provides open space or space for activities related to abutting required street-level uses, such as outdoor dining; 4) Pedestrian access is provided from an abutting street to the roof of the portion of the partially above-grade story in the setback area; and 5) Up to 50 percent of the roof of the portion of the partially above-grade story in the setback area may be enclosed to provide weather protection, provided that the height of any feature or structure enclosing the space shall not exceed 20 feet, measured from the roof of the partially above-grade story; v. Up to a maximum of 50,000 square feet of the floor area occupied by a City facility, including but not limited to fire stations and police precincts, but not a City facility predominantly occupied by office use; w. Parking uses if: 1) The parking use sought to be exempted was legally established as of February 8, 2015; 2) The parking is in a structure that existed on January 1, 1980; 3) The structure is located west of Third Avenue in a DMC zone; 4) A minimum of 50 percent of the parking spaces will be available to the general public as short-term parking; 5) The existing structure and any proposed additions meet or are modified to meet the street-level use requirements of Section 23.49.009 ; 6) The existing structure and any proposed additions are subject to administrative design review regardless of whether administrative design review is required pursuant to Chapter 23.41 ; and 7) Any addition of non-exempt floor area to the existing structure is developed to LEED Gold standards; and x. Floor area for an elementary school or a secondary school, except on lots zoned DRC, which may include minimum space requirements for associated uses including but not limited to academic core functions, child care, administrative offices, a library, maintenance facilities, food service, interior recreation, and specialty instruction space, provided that: 1) Prior to issuance of a Master Use Permit, the applicant shall submit a letter to the Director from the operator of the school indicating that, based on the Master Use Permit plans, the operator has determined that the development could meet the operator's specifications; and 2) Prior to issuance of a building permit, the applicant shall submit a written certification by the operator to the Director that the operator's specifications have been met. y. 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. z. In the DMR/R 95/65 zone, lodging uses. This exemption from FAR limits does not apply to lodging uses created by converting residential uses to lodging uses in existing structures. 2. Mechanical equipment a. As an allowance for mechanical equipment fully contained within a structure, three and one-half percent shall be deducted in computing chargeable gross floor area. Calculation of the allowance excludes gross floor area exempt pursuant to subsection 23.49.011.B.1. b. Mechanical equipment located on the roof of a structure shall not be calculated as part of the total gross floor area of the structure. (Ord. 127198 , § 9, 2025; Ord. 126914 , § 1, 2023; Ord. 126157 , § 37, 2020; Ord. 126131 , § 13, 2020; Ord. 125603 , § 45, 2018; Ord. 125374 , § 2, 2017; Ord. 125371 , § 6, 2017; Ord. 125291 , § 17, 2017; Ord. 125272 , § 38, 2017; Ord. 125163 , § 11, 2016; Ord. 124883 , § 14, 2015; Ord. 124680 , § 4, 2015; Ord. 124591, § 1, 2014; Ord. 124287, § 6, 2013; Ord. 124172, § 37, 2013; Ord. 124072, § 1, 2012; Ord. 123589, § 10, 2011; Ord. 123046, § 65, 2009; Ord. 122524 , § 1, 2007; Ord. 122054, § 13, 2006; Ord. 121874, § 1, 2005; Ord. 121828, § 6, 2005; Ord. 121278, § 3, 2003; Ord. 121196, § 14, 2003; Ord. 120967, § 3, 2003; Ord. 120443 , §§ 5, 6, 2001.)