Extra floor area in the II 85-240 zone
Seattle Mun. Code § 23.50A.124
in effectA. Conditions for extra floor area in the II 85-240 zone 1. Projects in an II 85-240 zone may add chargeable floor area above the base FAR up to the applicable maximum FAR in Table A for 23.50A.124, if Sections 23.58A.022 and 23.58A.024 for extra non-residential floor area and all the applicable conditions of this Chapter 23.50A are satisfied. The provisions of Sections 23.50A.120 through 23.50A.128 apply to lots in an IC 85-240 zone, and only to development exceeding the base FAR. 2. 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 . B. Tier I. Extra floor area up to the Maximum FAR with Tier I may be gained as follows. Twenty-five percent of Tier I extra floor area shall be gained through the transfer of TDR pursuant to Sections 23.50A.120 through 23.50A.128 and 23.58A.042 . Seventy-five percent shall be gained as bonus floor area pursuant to Section 23.58A.024 , or through the transfer of housing TDR under Sections 23.50A.120 through 23.50A.128 , or both. 1. In an II 85-240 zone, in addition to satisfying the conditions of subsection 23.50A.100.B.1, for development to exceed the base FAR on a lot that has an area of 50,000 square feet or more, the Director shall make an individual determination of project impacts on the need for pedestrian facilities and complete a voluntary agreement between the property owner and the City to mitigate identified impacts, if any. The Director may consider the following as impact mitigation: a. Pedestrian walkways on a lot, including through-block connections on through lots, where appropriate, to facilitate pedestrian circulation by connecting structures to each other and abutting streets; b. Sidewalk improvements, including sidewalk widening, to accommodate increased pedestrian volumes and streetscape improvements that will enhance pedestrian comfort and safety; and c. Measures that will contribute to the improvement of pedestrian facilities, such as the following improvements applicable to the vicinity north of South Royal Brougham Way and south of South Charles Street east of 4th Avenue South: 1) Improvements to 6th Avenue South as the primary pedestrian and bicycle corridor connecting new development to the surrounding area and transit facilities; 2) Improvements to facilitate pedestrian wayfinding to and from the existing or future Light Rail stations; d. Improvements to enhance the pedestrian environment, such as providing overhead weather protection, landscaping, and other streetscape improvements; and e. Improved pedestrian and bicycle crossing of Airport Way South at 6th Avenue South. 2. In an II 85-240 zone, in addition to satisfying the conditions of subsections 23.50A.100.B.1 and 23.50A.100.B.2, if applicable, for development to exceed the base FAR up to the Tier I maximum and include 85,000 or more square feet of gross office floor area, the Director shall make an individual determination of project impacts on the need for open space resources. The Director may limit floor area or allow floor area subject to conditions, which may include a voluntary agreement between the property owner and the City to mitigate identified impacts, if any. The Director shall take into account the findings of subsection 23.49.016.A in assessing the demand for open space generated by a typical office project in an area permitting high employment densities. a. The Director may consider the following as mitigation for open space impacts: 1) Open space provided on-site or off-site, consistent with the provisions in subsection 23.49.016.C, or provided through payment-in-lieu, consistent with subsection 23.49.016.D, except that in all cases the open space shall be located on a lot in an II 85-240 zone that is accessible to the project occupants, and 2) Additional pedestrian space through on-site improvements or streetscape improvements provided as mitigation for project impacts on pedestrian facilities pursuant to this subsection 23.50A.124.B.2. b. The Director may determine that open space meeting standards differing from those contained or referred to in subsection 23.49.016.C will mitigate project impacts, based on consideration of relevant factors, including the following: 1) The density or other characteristics of the workers anticipated to occupy the project compared to the presumed office employment population providing the basis for the open space standards applicable under Section 23.49.016 ; and/or 2) Characteristics or features of the project that mitigate the anticipated open space impacts of workers or others using or occupying the project. C. Tier II. In an II 85-240 zone, 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.124, after the amount of extra floor area available in Tier I is exhausted. Five square feet of extra floor area is achieved for every 1 square foot of industrial floor area provided that it meets the standards of Section 23.50A.120 , except that for industrial use floor area occupied by ICT the ratio shall be 4 square feet of extra floor area for every 1 square foot of floor area in ICT use. Table A for 23.50A.124 FAR limits for Extra Floor area in the II 85-240 zone Zone Base FAR maximum Maximum FAR with Tier I Maximum FAR with Tier II II 85-240 2 4 6 ([Renumbered from 23.50A.012.C]; Ord. 126862 , § 8, 2023.)
Source: Seattle Municipal Code (Municode library)URL: https://library.municode.com/wa/seattle/codes/municipal_codeFetched: 7/25/2026