RESIDENTIAL SMALL LOT UPDATED

DRAFT

MAXIMUM DEVELOPMENT POTENTIAL

COTTAGES IN CONTEXT

ATTACHED TOWNHOUSES IN
CONTEXT

RSL UPDATE

Parking

30'

1:2000 SF
30' 20'

40

'

30

30'

'

"

0'

30

'

35

'

'

10

10
10

30'

20

Sides

.75

'6

Setbacks
Front
Rear

30

23

Height Limit
Floor Area Ratio
(FAR) max
Max Density

STACKED HOUSING IN CONTEXT

60

'

No min in
Urban Villages

Lot Size
10,000sf
FAR max
.75
Total Allowed GSF
7,500
Total NSF
7,500
Average net unit size
1500
Total units
5
Parking spaces provided
3
Lot Coverage
30%

Lot Size
FAR max
Total Allowed GSF
Total NSF
Average net unit size
Total units
Parking spaces provided
Lot Coverage

6,000sf
.75
4,500
4,500
1500
3
3
30%

Lot Size
FAR max
Total Allowed GSF
Total NSF
Average net unit size
Total units
Parking spaces provided
Lot Coverage

10' - 0"

9' - 2"

6,000sf
.75
4,500
4,500
1500
3
0
25%

15' - 0"

11' - 0"

KITCHEN

13' - 10"

OFFICE

9' - 6"

BATH

BEDROOM

BEDROOM

10' - 6"

15' - 8"

KITCHEN

40' - 0"

BEDROOM

35' - 0"

23' - 6"

13' - 0"

LIVING
BATH

OFFICE

BEDROOM

LIVING

KITCHEN

11' - 4"

12' - 0"

BEDROOM

BATH

5' - 0"

BATH

30' - 0"

20' - 0"

20' - 0"

BEDROOM
35' - 0"

Example Floorplan
1400 SF

18' - 6"

OFFICE
14' - 7"

LIVING

23' - 6"

10' - 1"

Example Floorplan
1400 SF

13' - 0"

Example Floorplan: 1800 SF

AFFORDABLE HOUSING QUANTITIES

RSL ZONES IN SEATTLE

ATTACHED TOWNHOUSES IN CONTEXT

COTTAGES IN CONTEXT
PERFORMANCE HOUSING
High Market Area (7%)
Medium Market Area (6%)
Low Market Area (5%)

PERFORMANCE HOUSING

.35 = 1 unit
.30 = 1 unit
.25 = 1 unit

EXISTING RSL
POTENTIAL RSL
(SF IN URBAN VILLAGES)

URBAN VILLAGE BOUNDARIES

PERFORMANCE HOUSING
.21 = 1 unit
.18 = 1 unit
.15 = 1 unit

PAYMENT HOUSING

PAYMENT HOUSING
High Market Area ($18/sf )
Medium Market Area ($12/sf )
Low Market Area ($7/sf )

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

$135k
$90k
$52.5k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

STACKED HOUSING IN CONTEXT

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

.21 = 1 unit
.18 = 1 unit
.15 = 1 unit

PAYMENT HOUSING
$81k
$54k
$31.5k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

$81k
$54k
$31.5k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

DRAFT
EXISTING LR1

Sides
Parking
Maximum Density

APARTMENTS -LARGE SITE

ROWHOUSES

30
1.2
5'

30'

5 min
10 w Alley, 15
w/o
5 if bldg less than
40 in length or
7average, 5 min.
1 per unit; No min
in Urban Villages

42' 1 3/8"

5'

28' 10 5/8" 20'

35'
30'

45'
'

Rear

APARTMENTS - SMALL SITE

64

Front

MAXIMUM DEVELOPMENT POTENTIAL

35'
40

'

Floor Area Ratio

(FAR) max
Setbacks

LR1-SS-ex

55

Height Limit

LOWRISE 1

'

34

'

1 : 2000 SF

Lot Size
5,000sf
FAR max
x 1.2
Total Allowed GSF
= 6,000
Efficiency Factor
.8
Total NSF
4,800
Maximum Density
1:2000SF
Total units
2
Average net unit size
2,400
Parking spaces provided
0

Lot Size
2x5,000SF
FAR max
x 1.2
Total Allowed GSF
= 12,000
Efficiency Factor
.8
Total NSF
9,600
Maximum Density
1:2000SF
Total units
5
Average net unit size
1,900
Parking spaces provided 11

Lot Size
5,000sf
FAR max
x 1.2
Total Allowed GSF
= 6,000
Efficiency Factor
1
Total NSF
6,000
Average net unit size
1,500
Total units
4
Parking spaces provided
3

LR1-SS-pr

PROPOSED MHA LR1

1.2 (1.3 for
townhouse/
rowhouse)

5'

Setbacks

'

Parking

40'

70

Sides

5 if bldg less than

40 in length or
7average, 5 min.
1 per unit; No min
in Urban Villages

5'

40

'

30'

40'

'

Rear

5 min
10 w Alley, 15
w/o

30'

55

Front

30'

"

Floor Area Ratio

(FAR) max

'8

30

76

Height Limit

31

'

Maximum Density

N/A

Lot Size
5,000sf
FAR max
x 1.2
Total Allowed GSF
= 6,000
Efficiency Factor
.8
Total NSF
4,800
Maximum Density
N/A
Total units
10
Average net unit size
480
Parking spaces provided
0

APARTMENTS - SMALL SITE

APARTMENTS - LARGE SITE

PERFORMANCE HOUSING
High Market Area (7%)
Medium Market Area (6%)
Low Market Area (5%)

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

ROWHOUSES

PERFORMANCE HOUSING
.67 = 1 unit
.58 = 1 unit
.48 = 1 unit

PAYMENT HOUSING

URBAN VILLAGE BOUNDARIES

Lot Size
5,000sf
FAR max
x 1.3
Total Allowed GSF
= 6,000
Efficiency Factor
1
Total NSF
6,500
Average net unit size
1,300
Total units
5
Parking spaces provided
3

AFFORDABLE HOUSING QUANTITIES

LR1 ZONES IN SEATTLE

EXISTING LR1

Lot Size
10,000sf
FAR max
x 1.2
Total Allowed GSF
= 12,000
Efficiency Factor
.8
Total NSF
9,600
Maximum Density
N/A
Total units
14
Average net unit size
700
Parking spaces provided
11

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

PERFORMANCE HOUSING
.96 = 1 unit
.82 = 1 unit
.69 = 1 unit

PAYMENT HOUSING
$108k
$72k
$42k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

.35 = 1 unit
.30 = 1 unit
.25 = 1 unit

PAYMENT HOUSING
$216k
$144k
$84k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

$117k
$78k
$46k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

DRAFT
EXISTING LR2

MAXIMUM DEVELOPMENT POTENTIAL

LR2-LS-ex

APARTMENTS - SMALL SITE

LR2-TS-apts-ex
TOWNHOUSES

APARTMENTS - LARGE SITE

30

15
'

Height Limit

LOWRISE 2

75
'

30

'

Floor Area Ratio

1.3
(FAR) max
Setbacks

15

'

10
'

60
'

9'

34
'

7'

10
'

Parking

30'

86'

Sides

5 if bldg less than 40

in length or 7average,
5 min.
1 per unit; No min in
Urban Villages

30'

10

Rear

5 min
10 w Alley, 15
w/o

'

7'

Front

86'
100
'

30'

'

150

'

7'

90'

100'

7'

5'

9'

Lot Size
10,000sf
FAR max
x 1.3
Total Allowed GSF
= 13,000
Efficiency Factor
.8
Total NSF
10,400
Average net unit size
650
Total units
16
Parking spaces provided
8

'

10

0'

35

95'

14'

'

10'

15

'

30'

'

40'

39

7'

40'
86'

100

150

'

5'

' 6

5 if bldg less than 40

in length or 7average,
5 min.
1 per unit; No min in
Urban Villages

55

5 min
10 w Alley, 15
w/o

'

36

Parking

1.4

86'

Sides

35'

'

Rear

10'

7'

Front

40

LR2-TS-apts-new

10

Height Limit
Floor Area Ratio
(FAR) max
Setbacks

Lot Size
10,000sf
FAR max
x 1.2
Total Allowed GSF
= 12,000
Average net unit size
1500
Total units
8
Parking spaces provided
6

Lot Size
15,000sf
FAR max
x 1.3
Total Allowed GSF
= 19,500
Efficiency Factor
.8
Total NSF
15,600
Average net unit size
650
Total units
24
Parking spaces provided
16

LR2-LS-new

PROPOSED MHA LR1

5'

132

10'

Lot Size
10,000sf
FAR max
x 1.3
Total Allowed GSF
= 13,000
Average net unit size
1625
Total units
8
Parking spaces provided
6

AFFORDABLE HOUSING QUANTITIES

LR2 ZONES IN SEATTLE

APARTMENTS - SMALL SITE

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

PERFORMANCE HOUSING

PERFORMANCE HOUSING

1.21 = 2 units
1.03 = 2 units
.86 = 1 unit

PAYMENT HOUSING
High Market Area ($18/sf )
Medium Market Area ($12/sf )
Low Market Area ($7/sf )

TOWNHOUSES

APARTMENTS - LARGE SITE

PERFORMANCE HOUSING

URBAN VILLAGE BOUNDARIES

5'

Lot Size
15,000sf
FAR max
x 1.4
Total Allowed GSF
= 21,000
Efficiency Factor
.8
Total NSF
16,800
Average net unit size
650
Total units
26
Parking spaces provided
16

Lot Size
10,000sf
FAR max
x 1.4
Total Allowed GSF
= 14,000
Efficiency Factor
.8
Total NSF
11,200
Average net unit size
650
Total units
17
Parking spaces provided
8

EXISTING LR2

90'

7'

7'

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

1.81 = 2 units
1.55 = 2 units
1.29 = 2 units

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

.56 = 1 unit
.48 = 1 unit
.40 = 1 unit

PAYMENT HOUSING

PAYMENT HOUSING

$252k
$168k
$98k

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

$378k
$252k
$147k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

$252k
$168k
$98k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

DRAFT
EXISTING LR3

55'

10'

2.0
9' 6"
9' 6"
42' 6" 9' 6"

5 min
10 w Alley, 15
w/o

5'

9' 6"

5'

4' 6"
5'

"
'6
16

40'
28
'

5 if bldg less than

40 in length or
7average, 5 min.
1 per unit; No min
in Urban Villages

'

"

40'

0'

62
'

10
0'

5'

6"

40'

'

50'

34'

45

Parking

35'

85

Sides

40

7'

Rear

APARTMENTS - LARGE SITE

'6

Front

LR3-SS-ex
ROWHOUSES

10

Floor Area Ratio

(FAR) max
Setbacks

MAXIMUM DEVELOPMENT POTENTIAL

APARTMENTS - SMALL SITE

78

Height Limit

LOWRISE 3

50'

10
'

'

13

5'

Lot Size
15,000sf
FAR max
x 2.0
Total Allowed GSF
= 30,000
Efficiency Factor
.8
Total NSF
24,000
Area below grade
7,000
Total units
48 (10 below)
Average net unit size
650
Parking spaces provided
12

Lot Size
5,000sf
FAR max
x 2.0
Total Allowed GSF
= 10,000
Efficiency Factor
.8
Total NSF
8,000
Average net unit size
800
Total units
10
Parking spaces provided
5

Lot Size
5,000sf
FAR max
x 2.0
Total Allowed GSF
= 10,000
Efficiency Factor
.8
Total NSF
8,000
Average net unit size
800
Total units
10
Parking spaces provided
0

LR3-SS-pr

PROPOSED MHA LR3

10'
9' 6"
5'

5'

9' 6"
4'
5'

50'

43
'

16

'6

"

50'

0'

10

0'

10

'

6"

47

31'
50'

50'

'

13

10

'

5'

'

45

5 if bldg less than

40 in length or
7average, 5 min.
1 per unit; No min
in Urban Villages

9' 6"
9' 6"

"

5 min
10 w Alley, 15
w/o

52'

'

Parking

2.2

85

Sides

51'

14'

Rear

35'

'6

Front

50

78

Height Limit
Floor Area Ratio
(FAR) max
Setbacks

Lot Size
5,000sf
FAR max
x 2.2
Total Allowed GSF
= 10,100
Efficiency Factor
.8
Total NSF
8,800
Average net unit size
650
Total units
14
Parking spaces provided
5

APARTMENTS - SMALL SITE

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

PERFORMANCE HOUSING

PERFORMANCE HOUSING

.95 = 1 unit
.81 = 1 unit
.68 = 1 unit

PAYMENT HOUSING
High Market Area ($18/sf )
Medium Market Area ($12/sf )
Low Market Area ($7/sf )

ROWHOUSES

APARTMENTS - LARGE SITE

PERFORMANCE HOUSING

URBAN VILLAGE BOUNDARIES

Lot Size
5,000sf
FAR max
x 2.2
Total Allowed GSF
= 10,100
Efficiency Factor
.8
Total NSF
8,800
Average net unit size
650
Total units
14
Parking spaces provided
0

AFFORDABLE HOUSING QUANTITIES

LR3 ZONES IN SEATTLE

EXISTING LR3

Lot Size
15,000sf
FAR max
x 2.2
Total Allowed GSF
= 33,000
Efficiency Factor
.8
Total NSF
26,400
SF below grade
7,000
Average net unit size
650
Total units
51 (10 below)
Parking spaces provided
12

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

3.54 = 4 units
3.04 = 4 unit
2.53 = 3 units

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

.95 = 1 unit
.81 = 1 unit
.68 = 1 unit

PAYMENT HOUSING

PAYMENT HOUSING

$198k
$132k
$77k

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

$720k
$480k
$280k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

$198k
$132k
$77k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

MIDRISE RESIDENTIAL

DRAFT

MAXIMUM DEVELOPMENT POTENTIAL

EXISTING MR

**Additional 15 setback at front

and rear above 70, additional 5 side
setback above 70

'
10
26'
75'

18

18
'

'

60

18 ' 8"
20 2'
0'

35'

7'

7'

16'
10

0'

'

82
100 '
'

0'
10
7'

Lot Size
10,000sf
FAR max
x 4.25
Total Allowed GSF
= 42,500
Efficiency Factor
.8
Total NSF
34,000
Area below grade
3,084
Total units
72 total (6 partially below)
Average net unit size
514
Parking spaces provided
0

8'

7'

86

'

'

10
0'

0'

86

75

10

75
'

From street: 7 average,

5 min. From interior: 7
average, 5 min if height is
less 42; 10 average, 7 min if
height is greater 42
1 per unit; No min in Urban
Villages

75'

75'

7'

Parking

APARTMENTS - LARGE SITE

60 base;
75 bonus

Floor Area Ratio 3.2 base;

4.25 bonus
(FAR) max
Setbacks
7 average,
Front*
5 min
Rear*
10 w Alley, 15 w/o
Sides*

APARTMENTS - SMALL SITE ADDITIONAL HEIGHT

7'

Height Limit

APARTMENTS - SMALL SITE ADDITIONAL DEPTH

Lot Size
10,000sf
FAR max
x 4.25
Total Allowed GSF
= 42,500
Efficiency Factor
.8
Total NSF
34,000
Area below grade
2,252
Total units
64 total (4 partially below)
Average net unit size
563
Parking spaces provided
0

Lot Size
FAR max
Total Allowed GSF
Efficiency Factor
Total NSF
Total units
Average net unit size
Parking spaces provided

20,000sf
x 4.25
= 85,000
.8
68,000
112
605
underground

PROPOSED MHA MR

'
26'
75'

18 ' 8"
20 2'
0'

60

'
18

'
13

16'
86
0'

'

7'

8'

7'

82
100 '
'

0'

10

'

'

10

0'

86

75

10

Lot Size
10,000sf
FAR max
x 4.5
Total Allowed GSF
= 45,000
Efficiency Factor
.8
Total NSF
36,000
SF below grade
2,252
Total units
68 total (4 partially below)
Average net unit size
563
Parking spaces provided
0

Lot Size
FAR max
Total Allowed GSF
Efficiency Factor
Total NSF
Total units
Average net unit size
Parking spaces provided

20,000sf
x 4.5
= 90,000
.8
72,000
119
605
underground

AFFORDABLE HOUSING QUANTITIES

MR ZONES IN SEATTLE

APARTMENTS - SMALL SITE - ADDITIONAL

DEPTH
PERFORMANCE HOUSING
High Market Area (7%)
Medium Market Area (6%)
Low Market Area (5%)

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

APARTMENTS - SMALL SITE - ADDITIONAL

HEIGHT

5.32 = 6 units
4.56 = 5 units
3.80 = 4 units

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

4.76 = 5 units
4.08 = 5 units
3.40 = 4 units

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

8.33 = 9 units
7.14 = 8 units
5.95 = 6 units

PAYMENT HOUSING

PAYMENT HOUSING
$865.5k
$577k
$336.6k

APARTMENTS - LARGE SITE

PERFORMANCE HOUSING

PERFORMANCE HOUSING

PAYMENT HOUSING

URBAN VILLAGE BOUNDARIES

35'

7'

7'

Lot Size
10,000sf
FAR max
x 4.5
Total Allowed GSF
= 45,000
Efficiency Factor
.8
Total NSF
36,000
SF below grade
3,084
Total units
76 total (6 partially below)
Average net unit size
514
Parking spaces provided
0

EXISTING MR

10

70' 6"

75'

0'

From street: 7 average,

5 min. From interior: 7
average, 5 min if height is
less 42; 10 average, 7 min
if height is greater 42.
1 per unit; No min in Urban
Villages

80'

7'

Parking

7 average,
5 min
10 w Alley,
15 w/o

10

Sides*

9' 6"

'

Rear*

4.5

80

Front*

75 (80 for proposed

additional height)

7'

Height Limit
Floor Area Ratio
(FAR) max
Setbacks

$850.5k
$567k
$330.8k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

$1,620k
$1,080k
$630k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off as
payment housing

NEIGHBORHOOD COMMERCIAL 40

DRAFT

MAXIMUM DEVELOPMENT POTENTIAL

MIXED USE - SMALL SITE

MIXED USE - LARGE SITE

EXISTING NC-30

10
0'

10 next to residentially
zoned lot
15 next to residentially
zoned lot
1 per unit; No min in
Urban Villages

'

120

0
'1
88 0'

Parking

'

160
10

Sides

33'

Rear

34'

'
11

Height Limit
30
Floor Area Ratio
2.5
(FAR) max
Setbacks
Dwellings 4 above or
Front
10 back

NC40-TS-pr

Lot Size
16,000sf
FAR max
x 2.5
Total Allowed GSF
= 40,000
Efficiency Factor
.8
Ground Floor Commercial GSF
5,600
Total Net Residential
27,520
Average net unit size
827
Total units
33
Parking spaces provided underground

Lot Size
12,000sf
FAR max
x 2.5
Total Allowed GSF
= 30,000
Efficiency Factor
.8
Ground Floor Commercial GSF
4,000
Total Net Residential
20,800
Average net unit size
711
Total units
29
Parking spaces provided
0

PROPOSED MHA NC-40

'
0'

10

120

'
84 0'

Parking

'

160

10

Sides

44'

'

Rear

10 next to residentially
zoned lot
15 next to residentially
zoned lot
1 per unit; No min in
Urban Villages

43' 1

16

Height Limit
40
Floor Area Ratio
3.0
(FAR) max
Setbacks
Dwellings 4 above or
Front
10 back

Lot Size
12,000sf
FAR max
x 3.0
Total Allowed GSF
= 36,000
Efficiency Factor
.8
Ground Floor Commercial GSF
4,000
Total Net Residential
25,600
Average net unit size
711
Total units
36
Parking spaces provided

0

Lot Size
16,000sf
FAR max
x 3.0
Total Allowed GSF
= 48,000
Efficiency Factor
.8
Ground Floor Commercial GSF
5,600
Total Net Residential
33,920
Average net unit size
827
Total units
41
Parking spaces provided underground

AFFORDABLE HOUSING QUANTITIES

NC-30 ZONES IN SEATTLE

MIXED USE - SMALL SITE

MIXED USE - LARGE SITE

PERFORMANCE HOUSING
High Market Area (7%)
Medium Market Area (6%)
Low Market Area (5%)

2.52 = 3 units
2.16 = 3 units
1.80 = 2 units

PAYMENT HOUSING
High Market Area ($18/sf )
Medium Market Area ($12/sf )
Low Market Area ($7/sf )

URBAN VILLAGE BOUNDARIES

(commercial addition)

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

2.87 (+.14) = 4 units

2.46 (+.12) = 3 units
2.05 (+.10) = 3 units

PAYMENT HOUSING
$576k
$384k
$224k

*If rounding down to provide affordable performance unit, developer must

pay for the fraction they are rounding off as payment housing

EXISTING NC-30

PERFORMANCE HOUSING

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

$763.2k (+$12.8k) = $776k

$508.8k (+$11.2k) = $520k
$296.8k (+$8k) = $304.8k

*If rounding down to provide affordable performance unit, developer

must pay for the fraction they are rounding off as payment housing

NEIGHBORHOOD COMMERCIAL 55

DRAFT

MAXIMUM DEVELOPMENT POTENTIAL

MIXED USE - SMALL SITE

EXISTING NC-40

Sides
Parking

10
'

40

10
0'

3.25
Dwellings 4 above or
10 back
10 next to a
residentially zoned lot
15 next to a
residentially zoned lot
1 per unit; No min in
Urban Villages

42' 6"
42'

172

' 6"

70
'

Rear

70'

70 80'
'

Height Limit
Floor Area Ratio
(FAR) max
Setbacks
Front

MIXED USE - LARGE SITE

187

' 6"

180

'

15'

Lot Size
18,000sf
FAR max
x 3.25
Total Allowed GSF
= 58,500
Efficiency Factor
.8
Ground Floor Commercial GSF 11,000
Total Net Residential
38,000
Average net unit size
707
Total units
54
Parking spaces provided underground

Lot Size
15,000sf
FAR max
x 3.25
Total Allowed GSF
= 48,750
Efficiency Factor
.8
Ground Floor Commercial GSF
8,500
Total Net Residential
32,200
Average net unit size
796
Total units
40
Parking spaces provided underground

10
'

65'
55'

Sides
Parking

10

15

'

45'
55'

10'

172

'

55

'

' 6"

'

180

'

15'

Lot Size
15,000sf
FAR max
x 3.75
Total Allowed GSF
= 56,250
Efficiency Factor
.8
Ground Floor Commercial GSF
8,500
Total Net Residential
38,200
Average net unit size
796
Total units
48
Parking spaces provided underground

Lot Size
18,000sf
FAR max
x 3.75
Total Allowed GSF
= 67,500
Efficiency Factor
.8
Ground Floor Commercial GSF
11,000
Total Net Residential
45,200
Average net unit size
707
Total units
64
Parking spaces provided underground

AFFORDABLE HOUSING QUANTITIES

MIXED USE - LARGE SITE

MIXED USE - SMALL SITE

PERFORMANCE HOUSING

(commercial addition)

PERFORMANCE HOUSING

(commercial addition)

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

3.36 (+.40) = 4 units

2.88 (+.34) = 4 units
2.40 (+.28) = 3 units

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

4.48 (+.69) = 6 units

3.84 (+.59) = 5 units
3.20 (+.50) = 4 units

PAYMENT HOUSING

PAYMENT HOUSING
High Market Area ($18/sf )
Medium Market Area ($12/sf )
Low Market Area ($7/sf )

$859.5k (+$36k) = $895.5k

$573k (+$31.5k) = $604.5k
$334.3k (+$22.5k) = $356.8k

*If rounding down to provide affordable performance unit, developer must pay
for the fraction they are rounding off as payment housing

URBAN VILLAGE BOUNDARIES

'

' 6"

NC-40 ZONES IN SEATTLE

EXISTING NC-40

65

187

10

Rear

10 next to a
residentially zoned lot
15 next to a
residentially zoned lot
1 per unit; No min in
Urban Villages

10'

65

Height Limit
55
Floor Area Ratio
3.75
(FAR) max
Setbacks
Dwellings 4 above or
Front
10 back

0'

70

'

80

PROPOSED MHA NC-55

'

10'

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

$1,017k (+$56k) = $1,073k

$678k (+$49k) = $727k
$395.5k (+$35k) = $430.5k

*If rounding down to provide affordable performance unit, developer must pay
for the fraction they are rounding off as payment housing

NC75-SS-ex

NEIGHBORHOOD COMMERCIAL 75

DRAFT

MAXIMUM DEVELOPMENT POTENTIAL

MIXED USE - SMALL SITE

MIXED USE - LARGE SITE

8'

EXISTING NC-65

90'

65
12'

20'

71 10' 9
10' 9
10' 9

17'

17'

115'

0
1 per unit; No min in
Urban Villages

16'
115'

NC75-SS-pr

Lot Size
12,000sf
FAR max
x 4.75
Total Allowed GSF
= 57,000
Efficiency Factor
.8
Commercial GSF
10,000
Residential NSF
37,600
Average net unit size
575
Total units 65
Parking spaces provided underground

Lot Size
46,000sf
FAR max
x 4.75
Total Allowed GSF
= 218,500
Efficiency Factor
.8
Commercial GSF
40,000
Residential NSF
142,800
Average net unit size
710
Total units
201
Parking spaces provided underground
8'

PROPOSED MHA NC-75

68'

12'

'

0
20

20'

70'

81' 6"
10'
10' 10' 10' 10' 6"
14'

14'

17'

17'

115'
16'

0'

115'

12,000sf
x 5.5
= 66,000
.8
10,000
44,800
575
78
underground

Lot Size
46,000sf
FAR max
x 5.5
Total Allowed GSF
= 253,000
Efficiency Factor
.8
Commercial GSF
40,000
Residential NSF
170,400
Average net unit size
710
Total units 240
Parking spaces provided underground

AFFORDABLE HOUSING QUANTITIES

NC-65 ZONES IN SEATTLE

MIXED USE - SMALL SITE

MIXED USE - LARGE SITE

PERFORMANCE HOUSING

(commercial addition)

PERFORMANCE HOUSING

(commercial addition)

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

5.46 (+.73) = 7 units

4.68 (+.63) = 6 units
3.90 (+.52) = 5 units

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

16.80 (+3.55) = 21 units

14.40 (+3.04) = 18 units
12.00 (+2.54) = 15 units

PAYMENT HOUSING
High Market Area ($18/sf )
Medium Market Area ($12/sf )
Low Market Area ($7/sf )

PAYMENT HOUSING
$1,008k (+48k) = $1,056k
$672k (+42k) = $714k
$392k (+30k) = $422k

*If rounding down to provide affordable performance unit, developer must pay for
the fraction they are rounding off as payment housing

URBAN VILLAGE BOUNDARIES

8'

10'
10'
10'
81' 10'
10'

Lot Size
FAR max
Total Allowed GSF
Efficiency Factor
Commercial GSF
Residential NSF
Average net unit size
Total units
Parking spaces provided

EXISTING NC-65

70'
90'

12

Height Limit
75
Floor Area Ratio
5.5
(FAR) max
Setbacks
Dwellings 4 above or
Front
10 back
0
Rear
0
Sides
1 per unit; No min in
Parking
Urban Villages

8'

11
10' 9

67' 6"
10' 10' 10' 10' 10' 6"

4.75
Dwellings 4 above
or 10 back
0

68'

70'

'

0
20

0'
12

Height Limit
Floor Area Ratio
(FAR) max
Setbacks
Front
Rear
Sides
Parking

70'

High Market Area ($18/sf )

Medium Market Area ($12/sf )
Low Market Area ($7/sf )

$3,834k (+288k) = $4,122k

$2,556k(+252k) = $2,808k
$1,491k (+180k) = $1,671k

*If rounding down to provide affordable performance unit, developer must pay
for the fraction they are rounding off as payment housing

DRAFT
EXISTING NC-85
Height Limit

85

Floor Area Ratio

(FAR) max
Setbacks

4.5 single use;

6.0 total mixed use

MAXIMUM DEVELOPMENT POTENTIAL

NC-95 - 5 OVER 3
CONSTRUCTION

NC-95 - 9 STORY HIGHRISE

CONSTRUCTION

85'

65' 6"

'

250

'
250

'

250

5
11

86' 9"

'

5
11

Sides

84' 11"

'

'

5
11

Rear

Parking

NC-100 - 100 HIGHRISE

CONSTRUCTION TYPE OPTION

19'

Dwellings 4 above or
10 back
0

Front

NEIGHBORHOOD COMMERCIAL 95

1 per unit; No min in Urban

Villages

Lot Size
28,750sf
FAR max
x 6.0
Total Allowed GSF
= 172,500
Efficiency Factor
.8
Commercial GSF
20,845
Residential NSF
121,324
Average net unit size
790
Total units
153 (26 live-work)
Parking spaces provided underground

Lot Size
28,750sf
FAR max
x 6.0
Total Allowed GSF
= 172,500
Efficiency Factor
.8
Commercial GSF
17,065
Residential NSF
124,348
Average net unit size
774
Total units
161 (23 live-work)
Parking spaces provided underground

Lot Size
28,750sf
FAR max
x 6.0
Total Allowed GSF
= 172,500
Efficiency Factor
.8
Commercial GSF
17,660
Residential NSF
123,872
Average net unit size
759
Total units
163 (20 live-work)
Parking spaces provided underground

PROPOSED MHA NC-95

Height Limit
Floor Area Ratio
(FAR) max
Setbacks

95 (100 for NC-100)

5.0 single use;
6.25 total mixed use

Rear

Dwellings 4 above or
10 back
0

Sides

Front

37'

'

125

'

250

'

5
11

'

Lot Size
28,750sf
FAR max
x 6.25
Total Allowed GSF
= 179,687.5
Efficiency Factor
.8
Commercial GSF
17,065
Residential NSF
129,996
Average net unit size
774
Total units
168 (21 live-work)
Parking spaces provided underground

Lot Size
28,750sf
FAR max
x 6.25
Total Allowed GSF
= 179,687.5
Efficiency Factor
.8
Commercial GSF
17,660
Residential NSF
129,647.2
Average net unit size
759
Total units
171 (19 live-work)
Parking spaces provided underground

AFFORDABLE HOUSING QUANTITIES

NC-85 ZONES IN SEATTLE

NC- 95 - 5 OVER 3
CONSTRUCTION
PERFORMANCE HOUSING
High Market Area (7%)
Medium Market Area (6%)
Low Market Area (5%)

(commercial addition)
11.27 (+1.49) = 13 units
9.66 (+1.28) = 11 units
8.05 (+1.07) = 10 units

PAYMENT HOUSING
High Market Area ($18/sf ) $2,858.7k (+134.8k) = $2,993.4k
Medium Market Area ($12/sf ) $1,906k (+118k) = $2,024k
Low Market Area ($7/sf ) $1,111.7k (+84.2k) = $1,195.9k

URBAN VILLAGE BOUNDARIES

'

250

90'

Lot Size
28,750sf
FAR max
x 6.25
Total Allowed GSF
= 179,687.5
Efficiency Factor
.8
Commercial GSF
20,845
Residential NSF
127,052
Average net unit size
790
Total units
161 (46 live-work)
Parking spaces provided underground

EXISTING NC-85

35'

'

250
5
11

'

1 per unit; No min in Urban

Villages

100'

95'

5
11

Parking

47' 6"
84' 11"

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off
as payment housing

NC-95 - 9 STORY HIGHRISE

CONSTRUCTION

NC-100 - 100 HIGHRISE

CONSTRUCTION TYPE OPTION

PERFORMANCE HOUSING

(commercial addition)

PERFORMANCE HOUSING

(commercial addition)

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

11.76 (+1.18) = 13 units

10.08 (+1.01) = 12 units
8.40 (+.84) = 10 units

High Market Area (7%)

Medium Market Area (6%)
Low Market Area (5%)

11.97 (+1.26) = 14 units

10.26 (+1.08) = 12 units
8.55 (+.90) = 10 units

PAYMENT HOUSING

PAYMENT HOUSING

High Market Area ($18/sf ) $2,924.9k (+104.5k) = $3,029.4k

Medium Market Area ($12/sf ) $1,950k (+91k) = $2,041k
Low Market Area ($7/sf ) $1,137.5k (+65.3k) = $1,202.8k

High Market Area ($18/sf )$2,917.1k (+109.3k) = $3,026.4k

Medium Market Area ($12/sf ) $1,945k (+95.6k) = $2,040k
Low Market Area ($7/sf ) $1,134.4k (+68.3k) = $1,202.7k

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off
as payment housing

*If rounding down to provide affordable performance unit,

developer must pay for the fraction they are rounding off
as payment housing