A. Formula for Pre-FAR Buildings
Lot Area ("LA") | Formula for Maximum GFA |
Up to and including 9,075 sf
| .40 x LA
|
Over 9,075, to and including 16,000 sf | 3,630 + [(LA-9,075) x 0.2] |
Over 16,000 to and including 22,000 sf | 3,630 + [(LA - 9,075) x 0.2] + ({[LA-16,000)/1,000] x 0.005}x LA) |
Over 22,000 sf | 3,630 + [(LA-9,075) x 0.2] + (0.03 x LA) |
B. Formula for Post-FAR Buildings
Lot Area ("LA") | Formula for Maximum GFA |
Up to and including 9,075 sf | .38 x LA
|
Over 9,075, to and including 12,000 sf | 3,630 + [(LA -9,075) x 0.2] - (0.02 x LA) |
Over 12,000 to and including 16,000 sf | 3,630 + [(LA - 9,075) x 0.2] - (0.02 x LA) + ({[(LA -12,000)/1,000] x 0.005}x LA) |
Over 16,000 to and including 22,000 sf | 3,630 + [(LA - 9,075) x 0.2] + ({[(LA - 16,000)/1,000] x 0.005}x LA) |
Over 22,000 sf | 3,630 + [(LA - 9,075) x 0.2] + (0.03 x LA) |
C. Flag Lots.
1. For any flag lot that was lawfully in existence on October 7, 1997, the "flagpole" portion of the lot shall be excluded when calculating the gross floor area; provided that the resulting maximum building size shall not be less than 85% of the maximum building size computed by using a lot area that includes both the "flagpole" and "flag" portions of the lot.
2. No flag lot that was not lawfully in existence on October 7, 1997, shall include the “ flagpole” portion of the lot when calculating gross floor area.
D. Basements. The floor area of basements shall not be included in determining the maximum building size, except to the following extent:
1. In pre-FAR Buildings with basements that have exposed exterior walls that extend more than 4 feet above grade, the floor area shall be calculated by multiplying the gross floor area of the basement by the ratio of the number of linear feet of the outside wall of the basement more than four feet above grade to the total outside perimeter of the basement.
2. The gross floor area of basements that were not lawfully in existence on or before February 7, 1989, or that were constructed since February 7, 1989, and that have a finished first floor more than 2 ½ feet above grade, shall be calculated by multiplying the gross floor area of the basement by the ratio of the number of linear feet of the outside walls of the basement having a finished first floor more than 2 ½ feet above grade to the total outside perimeter of the basement.
E. Exclusions from Gross Floor Area Calculations. The following floor areas shall be excluded from the maximum building size:
1. An amount of garage floor area equal to one of the following:
a. The first 400 square feet of the floor area of a one-story detached garage located in the rear quarter of the lot, or
b. The first 200 square feet of the floor area of an attached garage located in the rear of a house; provided that, no part of the garage forms any part of the front building line or the building line exposed to a corner lot line;
2. Up to 150 square feet or the equivalent of 3% of the lot area, whichever is greater, of the floor area of an attic or half-story;
3. Up to 64 square feet of the aggregate floor area of all bay windows and chimneys that form part of the exterior building line;
4. The floor area under any dormer that is no more than 6 feet wide and is set in at least 3½ feet from the gable end walls; provided that, the total width of all dormers does not exceed 25% of the length of the roof on which they are located;
5. The first 64 square feet of the aggregate floor area of a detached storage shed, playhouse, walled enclosures for refuse containers or swimming pool equipment, or similar enclosed structures; provided that they are located in the rear quarter of the lot.
6. For Pre-FAR Buildings, the area under the first 24 inches of eaves.
7. For Post-FAR Buildings, the area under the first 18 inches of eaves.
F. Floor Area Bonus. Notwithstanding the foregoing, any zoning lot consisting of a single, legal, nonconforming lot that has a lot area of less than 7,260 square feet as the result of the acquisition or condemnation of a portion of the rear yard of the lot for a public purpose, shall be entitled to an additional 400 square feet of gross floor area on the lot; provided that, such additional floor area permitted by this paragraph shall be in lieu of, and not in addition to, the additional floor area permitted pursuant to subsection A of this section.
G. Maximum Gross Floor Area. Notwithstanding the allowances and exclusions permitted in the foregoing paragraphs, under no circumstances shall the gross floor area on any lot, after the application of all permitted allowances and exclusions, exceed 50% of the lot area.
H. Maximum Building Size Bonus. Notwithstanding anything to the contrary in Section 17.30.040A and B, and subject to any other limitations set forth in the Zoning Ordinace, the maximum building size of a building that qualifies for a maximum building size bonus pursuant to either Sections 15.52.090 or 15.53.030 of this Code shall be 20 percent higher than as set forth in this Section 17.30.040A and B.
(MC-2-2021, § 9, Amended 03/16/2021; MC-3-2009, Amended, 04/28/2009; MC-2-2004, Amended, 04/06/2004; MC-6-2002, Added, 05/21/2002)