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DRAFT
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
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"
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)
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 )
$135k
$90k
$52.5k
.21 = 1 unit
.18 = 1 unit
.15 = 1 unit
PAYMENT HOUSING
$81k
$54k
$31.5k
$81k
$54k
$31.5k
DRAFT
EXISTING LR1
Sides
Parking
Maximum Density
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'
35'
30'
45'
'
Rear
64
Front
35'
40
'
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
5'
Setbacks
'
Parking
40'
70
Sides
5'
40
'
30'
40'
'
Rear
5 min
10 w Alley, 15
w/o
30'
55
Front
30'
"
'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
PERFORMANCE HOUSING
High Market Area (7%)
Medium Market Area (6%)
Low Market Area (5%)
ROWHOUSES
PERFORMANCE HOUSING
.67 = 1 unit
.58 = 1 unit
.48 = 1 unit
PAYMENT HOUSING
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
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
PERFORMANCE HOUSING
.96 = 1 unit
.82 = 1 unit
.69 = 1 unit
PAYMENT HOUSING
$108k
$72k
$42k
.35 = 1 unit
.30 = 1 unit
.25 = 1 unit
PAYMENT HOUSING
$216k
$144k
$84k
$117k
$78k
$46k
DRAFT
EXISTING LR2
LR2-LS-ex
LR2-TS-apts-ex
TOWNHOUSES
30
15
'
Height Limit
LOWRISE 2
75
'
30
'
15
'
10
'
60
'
9'
34
'
7'
10
'
Parking
30'
86'
Sides
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
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
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
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
PERFORMANCE HOUSING
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'
1.81 = 2 units
1.55 = 2 units
1.29 = 2 units
.56 = 1 unit
.48 = 1 unit
.40 = 1 unit
PAYMENT HOUSING
PAYMENT HOUSING
$252k
$168k
$98k
$378k
$252k
$147k
$252k
$168k
$98k
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
'
'
"
40'
0'
62
'
10
0'
5'
6"
40'
'
50'
34'
45
Parking
35'
85
Sides
40
7'
Rear
'6
Front
LR3-SS-ex
ROWHOUSES
10
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
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
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
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
PERFORMANCE HOUSING
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
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
3.54 = 4 units
3.04 = 4 unit
2.53 = 3 units
.95 = 1 unit
.81 = 1 unit
.68 = 1 unit
PAYMENT HOUSING
PAYMENT HOUSING
$198k
$132k
$77k
$720k
$480k
$280k
$198k
$132k
$77k
MIDRISE RESIDENTIAL
DRAFT
'
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
'
75'
75'
7'
Parking
60 base;
75 bonus
7'
Height Limit
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
MR ZONES IN SEATTLE
5.32 = 6 units
4.56 = 5 units
3.80 = 4 units
4.76 = 5 units
4.08 = 5 units
3.40 = 4 units
8.33 = 9 units
7.14 = 8 units
5.95 = 6 units
PAYMENT HOUSING
PAYMENT HOUSING
$865.5k
$577k
$336.6k
PERFORMANCE HOUSING
PAYMENT HOUSING
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'
80'
7'
Parking
7 average,
5 min
10 w Alley,
15 w/o
10
Sides*
9' 6"
'
Rear*
4.5
80
Front*
7'
Height Limit
Floor Area Ratio
(FAR) max
Setbacks
$850.5k
$567k
$330.8k
$1,620k
$1,080k
$630k
NEIGHBORHOOD COMMERCIAL 40
DRAFT
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
'
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
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 )
(commercial addition)
PAYMENT HOUSING
$576k
$384k
$224k
EXISTING NC-30
PERFORMANCE HOUSING
NEIGHBORHOOD COMMERCIAL 55
DRAFT
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
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
(commercial addition)
PERFORMANCE HOUSING
(commercial addition)
PAYMENT HOUSING
PAYMENT HOUSING
High Market Area ($18/sf )
Medium Market Area ($12/sf )
Low Market Area ($7/sf )
*If rounding down to provide affordable performance unit, developer must pay
for the fraction they are rounding off as payment housing
'
' 6"
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
'
10'
*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
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'
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
PERFORMANCE HOUSING
(commercial addition)
PERFORMANCE HOUSING
(commercial addition)
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
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'
*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
NC-95 - 5 OVER 3
CONSTRUCTION
85'
65' 6"
'
250
'
250
'
250
5
11
86' 9"
'
5
11
Sides
84' 11"
'
'
5
11
Rear
Parking
19'
Dwellings 4 above or
10 back
0
Front
NEIGHBORHOOD COMMERCIAL 95
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
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
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
'
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
'
100'
95'
5
11
Parking
47' 6"
84' 11"
PERFORMANCE HOUSING
(commercial addition)
PERFORMANCE HOUSING
(commercial addition)
PAYMENT HOUSING
PAYMENT HOUSING