Method to achieve extra residential floor area in HR zones
Seattle Mun. Code § 23.45.516
in effectA. Definitions in Section 23.58A.004 apply in this Section 23.45.516 unless otherwise specified. B. In HR zones, extra residential floor area above the base FAR may be gained in accordance with Chapter 23.58A subject to the conditions and limits in this Section 23.45.516 . 1. Up to all extra residential floor area may be gained through the affordable housing incentive provisions in Section 23.58A.014 . 2. Up to 40 percent of extra residential floor area may be gained by one or any combination of: a. Transfer of development potential; b. Providing neighborhood open space; and/or c. Providing a neighborhood green street setback if allowed pursuant to subsection 23.45.516.F, all in accordance with this Section 23.45.516 and Chapter 23.58A . C. Structures over 240 feet. For development containing one or more structures with heights greater than 240 feet, the following additional conditions shall be met: 1. No parking is allowed to be located at or above grade, unless it is separated from all street lot lines by another use; and 2. One of the following is met: a. At least 25 percent of the lot area at grade includes one or more landscaped open spaces, each with a minimum horizontal dimension of 10 feet; or b. At least 20 percent of the lot area at grade must be common amenity area meeting the standards of Section 23.45.522 . D. Transferable Development Potential (TDP) from Landmark structures and open space 1. Sending lots. TDP may be transferred under the provisions of Section 23.58A.040 , as modified by this Section 23.45.516 , only from Landmark TDP sites and open space TDP sites. In order to be eligible as a Landmark TDP site or open space TDP site, a lot shall be located in First Hill and shall be zoned MR or HR. Sending lots are subject to the limits and conditions in this Chapter 23.45 and Chapter 23.58A . The amount of TDP that may be transferred from a lot is limited to the amount by which the base FAR under Section 23.45.510 exceeds floor area on the lot that is not exempt under Section 23.45.510 . 2. Receiving lots. Any lot located in an HR zone within First Hill is eligible for extra residential floor area according to the provisions of this Section 23.45.516 to receive TDP from an eligible sending lot, subject to the limits and conditions in this Chapter 23.45 and Chapter 23.58A . E. Neighborhood green street setback. Floor area may be gained for a neighborhood green street setback according to the provisions of Chapter 23.58A by development on lots abutting one of the streets or street segments within the First Hill/Capitol Hill Regional Center shown on Map A for 23.45.516. F. Neighborhood open space. In HR zones, subject to the limits in this Section 23.45.516 and Chapter 23.58A , extra residential floor area may be gained through a voluntary agreement to provide neighborhood open space , according to the provisions of Section 23.58A.040 . Map A for 23.45.516 Neighborhood Green Streets (Ord. 127375 , § 36, 2025; Ord. 127099 , § 18, 2024; Ord. 126855 , § 14, 2023; Ord. 125791 , § 37, 2019; Ord. 125173 , § 3, 2016; Ord. 125163 , § 6, 2016; Ord. 124952 , § 10, 2015; Ord. 124307, § 1, 2013; Ord. 124172, § 5, 2013; Ord. 123495, § 32, 2011; Ord. No. 123209, § 31, 2009.)
Source: Seattle Municipal Code (Municode library)URL: https://library.municode.com/wa/seattle/codes/municipal_codeFetched: 7/25/2026