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11 <br /> C. Floor Area Ratio. Buildings in the B-3 zone shall be regulated using floor <br /> area ratio (FAR) as provided in this section. For purposes of this chapter, floor <br /> area ratio is defined as the gross square footage of the building, excluding <br /> basement areas, structured parking,public amenity areas, mechanical equipment <br /> rooms or attic spaces with headroom of less than seven feet six inches, outdoor <br /> terraces,balconies or open space areas, divided by the lot area. <br /> 1. The minimum FAR for any new building shall be 0.75. <br /> 2. Maximum FAR shall be as provided in Table 22-1 and Subsection E of this <br /> Section: <br /> Table 22-1 Maximum FAR by Area <br /> Area(See Map#22-1) With Basic With Basic Design Standards plus <br /> Design Standards 1 bonus 2 bonus 3 bonus 4 bonus 5 bonus <br /> Element elements elements elements elements <br /> West 3 4 5 5 5 5 <br /> Near West 3 4 5 6 7 7 <br /> Colby Ridge 3 4 6 8 10 12 <br /> Southeast 3 4 5 6 6 6 <br /> Northeast 3 4 4 4 4 4 <br /> North,South,Far West 1.5 2.5 3.5 4 4 4 <br /> D. Basic Design Standards <br /> 1. Applicability <br /> All of the design standards herein apply to new construction in the B-3 zone, <br /> with the following exceptions: <br /> a. Major exterior remodels include all remodels within a three year period <br /> whose value exceeds 50 percent of the value of the existing structure, as <br /> determined by the City of Everett valuation methods. All standards that do <br /> not involve repositioning the building or reconfiguring site development, as <br /> determined by the City, shall apply to major exterior remodels. <br /> b. Minor exterior remodels include all remodels within a three year period with <br /> value of 50 percent of the building valuation or less, as determined by the <br /> City of Everett valuation methods. For minor exterior remodels, the <br /> requirement is only that the proposed improvements meet the standards <br /> and/or guidelines and do not lead to further nonconformance with the <br /> standards. For example, if a property owner decides to replace a building <br /> façade's siding, then the siding shall meet the applicable exterior building <br /> material standards,but elements such as building modulation would not be <br /> required. <br /> c. The standards herein do not apply to remodels that do not change the exterior <br /> appearance of the building. However, if a project involves both exterior and <br /> interior improvements, then the project valuation shall include both exterior <br /> and interior improvements. <br /> 178 21 <br />