Ordinance 2923-06 - Laserfiche WebLink

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