Seattle, WA Zoning
Districts & Requirements
Every zoning district in Seattle with permitted uses, setbacks, height limits, and density requirements — in plain English. Seattle's land use code (SMC Title 23) has undergone major changes since 2019. MHA (Mandatory Housing Affordability) added density in exchange for affordable housing fees or units. In 2025, the city renamed Single Family zones to Neighborhood Residential (NR1/NR2/NR3) and legalized duplexes, triplexes, and fourplexes citywide under HB 1110. The One Seattle Plan is rolling out further upzones in phases — Phase 2 targets centers and corridors with new midrise and highrise capacity.
18
Zoning districts
6
Overlay districts
755,000
Population
2025
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| NR3 | Formerly SF 5000. Up to 4 units by right. The most common residential zone in Seattle. | 32 ft (+ 5 ft for pitched roof) | 35% (1-2 units) / 50% (3+ units) / FAR 0.6-1.2 (scales with density) |
| NR2 | Formerly SF 7200. Same 4-unit allowance as NR3 but on larger lots. More buildable area per unit. | 32 ft (+ 5 ft for pitched roof) | 35% (1-2 units) / 50% (3+ units) / FAR 0.6-1.2 (scales with density) |
| NR1 | Formerly SF 9600. Largest residential lots. Same 4-unit entitlement but most upside is in lot splits. | 32 ft (+ 5 ft for pitched roof) | 35% (1-2 units) / 50% (3+ units) / FAR 0.6-1.2 (scales with density) |
| LR1 | Townhouses and small apartments, 30 ft. The entry point for attached multifamily in Seattle. | 30 ft | Controlled by setbacks and FAR / FAR 1.1 (1.3 with MHA) |
| LR2 | Mixed small-scale multifamily, 40 ft. Townhouses to small apartments. MHA pushes FAR to 1.4. | 40 ft | Controlled by setbacks and FAR / FAR 1.2 (1.4 with MHA) |
| LR3 | Densest lowrise zone, 50 ft. No unit density limit. FAR up to 2.3 in urban villages. | 50 ft | Controlled by setbacks and FAR / FAR 1.8 outside urban villages / 2.3 inside (with MHA) |
| MR | 60-75 ft residential. No density limit. The zone for 6-7 story apartment buildings along corridors. | 60-75 ft (varies by location) | No cap (controlled by setbacks/open space) / FAR 3.5-4.75 (with MHA) |
| NC1-40 | Small-scale mixed-use, 40 ft. 10,000 SF cap on commercial. Neighborhood-serving retail + apartments above. | 40 ft | No cap (controlled by setbacks) / FAR 2.25 single-use / 3.25 mixed-use |
| NC2-55 | Moderate mixed-use, 55 ft. Full retail range up to 25,000 SF. Pedestrian-oriented. | 55 ft | No cap (controlled by setbacks) / FAR 3.0 single-use / 4.75 mixed-use |
| NC3-65 | Large-scale mixed-use, 65 ft. Anchors urban villages. 25,000 SF commercial cap, ~5 FAR mixed-use. | 65 ft | No cap (controlled by setbacks) / FAR 4.25 single-use / 4.75 mixed-use |
| NC3-85 | Tallest NC zone, 85 ft. 7-story mixed-use. Found at urban village cores near light rail. | 85 ft | No cap (controlled by setbacks) / FAR 4.25 single-use / 6.0 mixed-use |
| SM-85 | Mixed-use in growth centers, 85 ft. Higher FAR than NC. Found in South Lake Union, U District, Uptown. | 85 ft | No cap / FAR 4.5 base / 6.0+ with incentives |
| SM-125 | Highrise-adjacent, 125 ft. 10-story buildings. FAR up to 8. U District and SLU growth nodes. | 125 ft | No cap / FAR 5.0 base / 8.0 with incentives |
| SM-240 | True highrise, 240 ft. FAR up to 13. Towers in SLU, Denny Triangle, U District core. | 240 ft | No cap / FAR 6.0 base / 13.0 with incentives |
| DOC2 | Downtown towers, 300-500 ft. FAR up to 14+. The most valuable commercial zoning in Seattle. | 300-500 ft (varies by block) | No cap / FAR 6.0 base / 14.0+ with incentives and TDR |
| DMC | Mixed-use downtown, 85-240 ft. Flexible commercial-residential. Pioneer Square to Belltown edges. | 85-240 ft (varies by block designation) | No cap / FAR 5.0-12.0 (varies by height and incentives) |
| IG1 | Protected heavy industrial. Marine and rail-oriented. Limited commercial allowed. SoDo and Interbay. | No max for industrial / 30-85 ft for commercial (varies) | No cap / FAR 2.5 (varies) |
| IC | Light industrial + commercial mix. Breweries, maker spaces, R&D. Georgetown and SoDo edges. | 30-85 ft (varies by map designation) | No cap |
Neighborhood Residential
3 districts in Seattle
NR3
Neighborhood Residential 3Replaced SF 5000 in 2025. Now allows duplexes, triplexes, and fourplexes on any lot — no conditional use, no rezoning. ADUs and DADUs stack on top of the base unit count. This is the zone that covers most of Seattle's residential land.
What you can build
- ✓Single-family home
- ✓Duplex, triplex, fourplex (by right under HB 1110)
- ✓ADU + DADU (in addition to primary dwelling)
- ✓Cottage housing
- ✗5+ unit apartments (need LR or higher)
- ✗Commercial or retail
- ✗Townhouse rows (need LR zoning)
Key numbers
- Height
- 32 ft (+ 5 ft for pitched roof)
- Lot min
- 5,000 SF
- Width
- 25 ft
- Coverage
- 35% (1-2 units) / 50% (3+ units) / FAR 0.6-1.2 (scales with density)
- Front
- 15 ft (10 ft if 3+ units)
- Side
- 5 ft
- Rear
- 15 ft (10 ft if 3+ units, 0 ft at alley)
What this means in practice
The FAR sliding scale is the key constraint. At less than 1 unit per 4,000 SF you get 0.6 FAR. At 1 unit per 1,600 SF or denser, you get 1.2 FAR — so a fourplex on a 5,000 SF lot gets 6,000 SF of floor area. That's four 1,200 SF units, which pencils well for rental. The 50% lot coverage for 3+ units is a major upgrade from the old 35% single-family cap. If you're buying NR3 lots, the fourplex math is almost always better than single-family.
NR2
Neighborhood Residential 2Replaced SF 7200. Same HB 1110 multiplex allowance as NR3 on bigger lots. The extra lot area gives you more room for a DADU, better parking layout, or larger units.
What you can build
- ✓Single-family home
- ✓Duplex, triplex, fourplex (by right)
- ✓ADU + DADU
- ✓Cottage housing
- ✗5+ unit apartments
- ✗Commercial or retail
- ✗Townhouse rows
Key numbers
- Height
- 32 ft (+ 5 ft for pitched roof)
- Lot min
- 7,200 SF
- Width
- 50 ft
- Coverage
- 35% (1-2 units) / 50% (3+ units) / FAR 0.6-1.2 (scales with density)
- Front
- 15 ft (10 ft if 3+ units)
- Side
- 5 ft
- Rear
- 15 ft (10 ft if 3+ units, 0 ft at alley)
What this means in practice
On a 7,200 SF NR2 lot at 1.2 FAR, a fourplex yields 8,640 SF — four 2,100+ SF units or six smaller units if you add ADU/DADU. The wider lot (50 ft minimum) means you can fit a detached structure in back with alley access. Compare land cost per buildable SF against NR3 — NR2 lots in neighborhoods like Wallingford or Ravenna are often better deals per unit of entitlement.
NR1
Neighborhood Residential 1The least dense NR zone, replacing SF 9600. Same HB 1110 multiplex rights but on lots large enough to subdivide. Often found in hillier areas or near parks.
What you can build
- ✓Single-family home
- ✓Duplex, triplex, fourplex (by right)
- ✓ADU + DADU
- ✓Cottage housing
- ✗5+ unit apartments
- ✗Commercial or retail
- ✗Townhouse rows
Key numbers
- Height
- 32 ft (+ 5 ft for pitched roof)
- Lot min
- 9,600 SF
- Width
- 50 ft
- Coverage
- 35% (1-2 units) / 50% (3+ units) / FAR 0.6-1.2 (scales with density)
- Front
- 15 ft (10 ft if 3+ units)
- Side
- 5 ft
- Rear
- 15 ft (10 ft if 3+ units, 0 ft at alley)
What this means in practice
At 9,600 SF, a lot split into two 4,800 SF lots (each slightly under NR3 minimums, but short plats may be approved) could yield two fourplexes — 8 units instead of 4. Even without splitting, 1.2 FAR on 9,600 SF = 11,520 SF of floor area. That's a substantial fourplex with ADU and DADU. Check for critical areas (steep slopes, wetlands) — NR1 lots are often NR1 for a topographic reason.
Lowrise Multifamily
3 districts in Seattle
LR1
Lowrise 1The lowest-density multifamily zone. Townhouses, rowhouses, cottages, and small apartments up to 30 feet. Found at the edges of urban villages, buffering between NR zones and denser LR2/LR3 areas.
What you can build
- ✓Townhouses and rowhouses
- ✓Small apartment buildings
- ✓Cottage housing
- ✓Live/work units
- ✗Commercial or retail (standalone)
- ✗Buildings over 30 ft
- ✗Large apartment complexes
Key numbers
- Height
- 30 ft
- Lot min
- None (controlled by density)
- Width
- None
- Coverage
- Controlled by setbacks and FAR / FAR 1.1 (1.3 with MHA)
- Front
- 7 ft avg / 5 ft min
- Side
- 5 ft (7 ft abutting NR zone)
- Rear
- 5 ft (15 ft abutting NR zone)
What this means in practice
1.3 FAR with MHA on a 5,000 SF lot = 6,500 SF. At ~850 SF per unit that's 7-8 townhouses or apartments. Townhouse rows are the bread-and-butter LR1 product — 3 stories, 16-20 ft wide, stacked vertically. The 7-ft average front setback gives you enough room for a front stoop but not a yard. MHA adds $10-18/SF in fees (depending on area) but the extra FAR from 1.1 to 1.3 more than covers it.
LR2
Lowrise 2Mid-range lowrise zone allowing a broader mix of housing types. 40-ft height limit enables 3-4 story buildings. Common in neighborhoods like Capitol Hill edges, Columbia City, and Greenwood.
What you can build
- ✓Townhouses and rowhouses
- ✓Apartment buildings (3-4 stories)
- ✓Cottage housing
- ✓Live/work units
- ✗Commercial or retail (standalone)
- ✗Buildings over 40 ft
Key numbers
- Height
- 40 ft
- Lot min
- None (controlled by density/FAR)
- Width
- None
- Coverage
- Controlled by setbacks and FAR / FAR 1.2 (1.4 with MHA)
- Front
- 7 ft avg / 5 ft min
- Side
- 5 ft (7 ft abutting NR zone)
- Rear
- 5 ft (15 ft abutting NR zone)
What this means in practice
The jump from 30 to 40 ft and from 1.1 to 1.2 base FAR (1.4 with MHA) means significantly more units per lot. On a 5,000 SF lot at 1.4 FAR = 7,000 SF — roughly 8-10 apartments. Four-story stick-frame buildings are the standard LR2 product. If you're assembling LR2 lots, the density math works without structured parking — surface or tuck-under parking suffices at this scale.
LR3
Lowrise 3The most permissive lowrise zone. Found in urban villages and near frequent transit. No unit density limit — FAR and height are the constraints. This is where Seattle's townhouse and mid-density apartment boom happens.
What you can build
- ✓Apartment buildings (4-5 stories)
- ✓Townhouse complexes
- ✓Cottage housing
- ✓Live/work units
- ✗Commercial or retail (standalone)
- ✗Buildings over 50 ft
Key numbers
- Height
- 50 ft
- Lot min
- None
- Width
- None
- Coverage
- Controlled by setbacks and FAR / FAR 1.8 outside urban villages / 2.3 inside (with MHA)
- Front
- 7 ft avg / 5 ft min
- Side
- 5 ft (7 ft abutting NR zone)
- Rear
- 5 ft (15 ft abutting NR zone)
What this means in practice
2.3 FAR in an urban village on a 5,000 SF lot = 11,500 SF. That's 13-15 apartments at 800 SF average. At 50 ft (5 stories of wood-frame over a concrete podium), you can tuck parking at grade. LR3 is the highest-density zone before you cross into NC or SM — and unlike those, you don't need ground-floor commercial. If you're looking for pure multifamily yield without retail risk, LR3 is the sweet spot.
Midrise Residential
1 district in Seattle
MR
MidriseMidrise residential along major arterials and in urban centers. No density limit — building envelope is controlled by height, FAR, setbacks, and structure width/depth limits. One Seattle Plan Phase 2 is creating new MR1 and MR2 tiers.
What you can build
- ✓Midrise apartment buildings (6-7 stories)
- ✓Condominiums
- ✓Senior housing
- ✓Live/work units
- ✗Standalone commercial or retail
- ✗Buildings exceeding 75 ft
Key numbers
- Height
- 60-75 ft (varies by location)
- Lot min
- None
- Width
- None
- Coverage
- No cap (controlled by setbacks/open space) / FAR 3.5-4.75 (with MHA)
- Front
- 7 ft avg / 5 ft min
- Side
- 7 ft
- Rear
- 7 ft (15 ft abutting NR zone)
What this means in practice
At 4.75 FAR, a 10,000 SF MR lot yields 47,500 SF — roughly 55-60 apartments. The 25% open space requirement is the real constraint: it pushes your building footprint down and your stories up. Plan for structured parking at ground level or below grade. MR sites along Aurora, Rainier, and MLK are some of the best multifamily value plays in Seattle — arterial MR land trades at a fraction of Capitol Hill or Ballard prices.
Neighborhood Commercial
4 districts in Seattle
NC1-40
Neighborhood Commercial 1 (40 ft)The smallest commercial zone — designed for neighborhood corner stores and small businesses. 10,000 SF cap on individual commercial uses keeps it small-scale. Residential above.
What you can build
- ✓Ground-floor retail/restaurant (up to 10,000 SF)
- ✓Apartments above commercial
- ✓Standalone residential
- ✓Office
- ✗Commercial uses over 10,000 SF
- ✗Drive-throughs
- ✗Heavy commercial or industrial
Key numbers
- Height
- 40 ft
- Lot min
- None
- Width
- None
- Coverage
- No cap (controlled by setbacks) / FAR 2.25 single-use / 3.25 mixed-use
- Front
- 0 ft (build-to permitted)
- Side
- 0 ft (5-7 ft abutting residential)
- Rear
- 0 ft (15 ft abutting residential)
What this means in practice
The mixed-use FAR bonus (3.25 vs 2.25) is a strong incentive to include residential. On a 5,000 SF lot: single-use = 11,250 SF, mixed-use = 16,250 SF. That's 45% more building for adding apartments above retail. The 10,000 SF commercial cap keeps out chains and big-box — which can be a selling point for neighborhood retail rents. NC1-40 is common in smaller neighborhood nodes like Phinney Ridge and Madrona.
NC2-55
Neighborhood Commercial 2 (55 ft)Medium-scale pedestrian-oriented commercial district. Full range of retail and services up to 25,000 SF per use. 55 ft allows 4-5 story mixed-use buildings — the most common NC product in Seattle.
What you can build
- ✓Retail and restaurants (up to 25,000 SF)
- ✓Mixed-use (retail + apartments)
- ✓Standalone residential
- ✓Office buildings
- ✓Hotels
- ✗Drive-throughs (prohibited in pedestrian zones)
- ✗Heavy commercial or industrial
- ✗Auto-oriented uses in pedestrian overlays
Key numbers
- Height
- 55 ft
- Lot min
- None
- Width
- None
- Coverage
- No cap (controlled by setbacks) / FAR 3.0 single-use / 4.75 mixed-use
- Front
- 0 ft
- Side
- 0 ft (5-7 ft abutting residential)
- Rear
- 0 ft (15 ft abutting residential)
What this means in practice
NC2-55 is the workhorse Seattle mixed-use zone. 4.75 FAR mixed-use on a 5,000 SF lot = 23,750 SF. That's 3,000 SF of retail and 20+ apartments. The 13-ft minimum ground-floor height for commercial and 30-ft minimum depth are code requirements — budget for commercial-grade buildout. This zone drives the development you see on streets like NW Market, Greenwood Ave N, and MLK Jr Way.
NC3-65
Neighborhood Commercial 3 (65 ft)The largest NC designation, found in major urban village cores like Ballard, Fremont, and Columbia City. 65 ft height allows 5-6 story mixed-use. This is where most of Seattle's neighborhood-scale density gets built.
What you can build
- ✓Mixed-use buildings (5-6 stories)
- ✓Retail and restaurants (up to 25,000 SF)
- ✓Apartment buildings
- ✓Office buildings
- ✓Hotels
- ✗Drive-throughs (prohibited in most NC3 areas)
- ✗Heavy commercial or industrial
Key numbers
- Height
- 65 ft
- Lot min
- None
- Width
- None
- Coverage
- No cap (controlled by setbacks) / FAR 4.25 single-use / 4.75 mixed-use
- Front
- 0 ft
- Side
- 0 ft (5-7 ft abutting residential)
- Rear
- 0 ft (15 ft abutting residential)
What this means in practice
NC3-65 at mixed-use FAR on a 10,000 SF corner lot = 47,500 SF. That's a 5-story building with 5,000 SF ground-floor retail and ~50 apartments. The single-use vs. mixed-use FAR gap narrows at this height (4.25 vs. 4.75), so all-residential projects are more viable here than in NC1/NC2. Ballard's Market Street corridor and the U District are NC3-65 development hotspots.
NC3-85
Neighborhood Commercial 3 (85 ft)The highest-intensity neighborhood commercial zone. 85 ft enables 7-story buildings, typically 5-over-2 wood-frame over concrete podium. Found at the cores of the most transit-rich urban villages.
What you can build
- ✓Mixed-use buildings (7 stories)
- ✓Large apartment buildings
- ✓Office buildings
- ✓Hotels
- ✓Retail and restaurants
- ✗Drive-throughs
- ✗Heavy industrial
Key numbers
- Height
- 85 ft
- Lot min
- None
- Width
- None
- Coverage
- No cap (controlled by setbacks) / FAR 4.25 single-use / 6.0 mixed-use
- Front
- 0 ft
- Side
- 0 ft (5-7 ft abutting residential)
- Rear
- 0 ft (15 ft abutting residential)
What this means in practice
The FAR jump from 4.75 (NC3-65) to 6.0 (NC3-85) for mixed-use is significant — 26% more building. On a 10,000 SF lot: 60,000 SF mixed-use gross. That's 6,000 SF retail + 65-70 apartments. At 85 ft you're in 5-over-2 construction territory (5 floors wood over 2 floors concrete). Structured parking is mandatory. NC3-85 sites near Link light rail stations command premium land prices but the unit yield justifies it.
Seattle Mixed
3 districts in Seattle
SM-85
Seattle Mixed 85The SM designation applies in Seattle's most intensive growth areas — South Lake Union, University District, Uptown, and other urban centers. Higher FAR than equivalent NC zones, reflecting the city's intention to concentrate growth here.
What you can build
- ✓Mixed-use buildings
- ✓Apartment buildings
- ✓Office buildings
- ✓Hotels
- ✓Retail, restaurants, entertainment
- ✓Research and development
- ✗Heavy industrial
- ✗Auto-oriented uses
- ✗Drive-throughs
Key numbers
- Height
- 85 ft
- Lot min
- None
- Width
- None
- Coverage
- No cap / FAR 4.5 base / 6.0+ with incentives
- Front
- 0 ft
- Side
- 0 ft
- Rear
- 0 ft (transitions required abutting residential)
What this means in practice
SM zones get higher FAR than NC zones at the same height because the city wants these centers to absorb the most growth. On a 15,000 SF SM-85 lot at 6.0 FAR = 90,000 SF. That's a major mixed-use project — 8,000 SF retail, 80+ apartments. MHA fees in SM zones are higher ($20-50/SF residential depending on area), but the entitlement justifies the cost. South Lake Union SM-85 sites have produced most of Seattle's recent condo and apartment projects.
SM-125
Seattle Mixed 125Enables 10-story buildings in designated growth centers. The transition zone between midrise neighborhoods and true highrise downtown areas. Requires structured parking and often triggers design review.
What you can build
- ✓Highrise mixed-use (10 stories)
- ✓Apartment towers
- ✓Office buildings
- ✓Hotels
- ✓Ground-floor retail and restaurants
- ✗Heavy industrial
- ✗Auto-oriented uses
Key numbers
- Height
- 125 ft
- Lot min
- None
- Width
- None
- Coverage
- No cap / FAR 5.0 base / 8.0 with incentives
- Front
- 0 ft
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
At 8.0 FAR and 125 ft, you're building a 10-story tower — typically concrete or steel frame, not wood. Construction costs jump significantly above 85 ft (Type I or II construction required). On a 15,000 SF lot: 120,000 SF gross, roughly 120-140 apartments plus ground-floor retail. The U District near the Link station has several SM-125 sites that pencil for student-oriented housing at premium rents.
SM-240
Seattle Mixed 240Seattle's tallest SM zone outside downtown. 20+ story towers with FAR up to 13. Found in South Lake Union, Denny Triangle, and the U District core. These sites produce the city's largest mixed-use projects.
What you can build
- ✓Highrise towers (20+ stories)
- ✓Large apartment/condo buildings
- ✓Major office buildings
- ✓Hotels
- ✓Ground-floor retail
- ✗Industrial
- ✗Auto-oriented commercial
Key numbers
- Height
- 240 ft
- Lot min
- None
- Width
- None
- Coverage
- No cap / FAR 6.0 base / 13.0 with incentives
- Front
- 0 ft
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
13.0 FAR on a 20,000 SF lot = 260,000 SF. At 240 ft that's a 20-story tower with 250+ apartments or 200,000+ SF of office plus ground-floor retail. Below-grade parking is standard. The incentive zoning system requires TDR (Transfer of Development Rights) purchases, MHA payments, or affordable housing performance to reach max FAR. Budget $40-60/SF in incentive costs on top of MHA. These are institutional-capital projects — $80-150M total development cost.
Downtown
2 districts in Seattle
DOC2
Downtown Office Core 2Seattle's central business district. The tallest buildings in the city are DOC2. Height limits of 300-500 ft depending on the specific map designation. Tower floor plates, setback requirements, and design review all apply.
What you can build
- ✓Office towers
- ✓Residential towers
- ✓Mixed-use highrise
- ✓Hotels
- ✓Ground-floor retail (required on designated pedestrian streets)
- ✓Entertainment and cultural venues
- ✗Industrial
- ✗Auto-oriented uses
- ✗Surface parking lots as primary use
Key numbers
- Height
- 300-500 ft (varies by block)
- Lot min
- None
- Width
- None
- Coverage
- No cap / FAR 6.0 base / 14.0+ with incentives and TDR
- Front
- 0 ft (street wall required on key frontages)
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
DOC2 is institutional real estate — 40-50 story towers with $150-400M budgets. The incentive system layers MHA, TDR purchases, and public benefit features to reach max FAR. A 20,000 SF site at 14 FAR = 280,000 SF of tower. Street-level retail is mandatory on classified pedestrian streets (1st through 4th Avenues). Design review through the Downtown Design Review Board adds 3-6 months. If you're evaluating downtown sites, the gap between base FAR (6) and max FAR (14) represents the cost of incentive zoning — model it carefully.
DMC
Downtown Mixed CommercialDowntown mixed commercial zones flank the office core along the waterfront, Pioneer Square, and Belltown edges. More flexible than DOC on ground-floor use. Height varies significantly by block designation.
What you can build
- ✓Mixed-use towers
- ✓Apartment and condo buildings
- ✓Office buildings
- ✓Hotels
- ✓Retail and restaurants
- ✓Entertainment venues
- ✗Industrial
- ✗Auto-oriented commercial
Key numbers
- Height
- 85-240 ft (varies by block designation)
- Lot min
- None
- Width
- None
- Coverage
- No cap / FAR 5.0-12.0 (varies by height and incentives)
- Front
- 0 ft
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
DMC is more approachable than DOC2 for mid-scale developers. An 85-ft DMC site needs wood-over-podium construction ($250-350/SF), while a 240-ft site needs steel or concrete ($400-550/SF). The lower height DMC designations in Belltown and along 1st Avenue are popular for boutique condo projects — 40-80 units, $600-900/SF sale price. MHA requirements apply; budget $30-50/SF in affordability costs.
Industrial
2 districts in Seattle
IG1
Industrial General 1Seattle's most protected industrial zone — designed for marine, rail, and heavy manufacturing. Strict limits on commercial and retail to prevent industrial displacement. Concentrated in SoDo, Interbay, and the Duwamish corridor.
What you can build
- ✓Manufacturing and processing
- ✓Warehousing and distribution
- ✓Marine terminal operations
- ✓Rail-dependent industry
- ✓Limited retail (30,000 SF max per use)
- ✓Limited office (50,000 SF max per use)
- ✗Residential
- ✗Hotels
- ✗Large-scale retail or office (above size limits)
- ✗Entertainment uses (most types)
Key numbers
- Height
- No max for industrial / 30-85 ft for commercial (varies)
- Lot min
- None
- Width
- None
- Coverage
- No cap / FAR 2.5 (varies)
- Front
- 0 ft
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
IG1 land in SoDo and the Duwamish is some of the most contested in Seattle. The city has repeatedly strengthened protections against conversion to non-industrial use. If you're evaluating IG1 land for industrial development, it's straightforward. If you're hoping for a rezone to commercial or residential — don't count on it. The MIC (Manufacturing/Industrial Center) overlay further restricts conversions. Industrial rents in SoDo run $12-18/SF NNN for warehouse space.
IC
Industrial CommercialHybrid industrial-commercial zone designed for modern light manufacturing, R&D, and creative industries. More commercial flexibility than IG1/IG2 while maintaining industrial character. Georgetown and SODO fringe areas.
What you can build
- ✓Light manufacturing
- ✓Research and development
- ✓Office and commercial
- ✓Breweries and food production
- ✓Creative industry and maker spaces
- ✓Retail (accessory to manufacturing)
- ✗Residential
- ✗Hotels
- ✗Heavy manufacturing
- ✗Entertainment venues (most types)
Key numbers
- Height
- 30-85 ft (varies by map designation)
- Lot min
- None
- Width
- None
- Coverage
- No cap
- Front
- 0 ft
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
IC is where Seattle's brewery, distillery, and maker economy lives. Georgetown IC sites are in high demand for creative industrial tenants paying $20-30/SF modified gross. The residential prohibition keeps land prices lower than adjacent commercial zones. If you're building spec industrial with a creative tenant focus, IC zoning gives you the use flexibility without triggering residential conversion pressure.
Development Bonus Program
Seattle uses Mandatory Housing Affordability (MHA) as its primary incentive/obligation system. Every zone that received upzone capacity under HALA requires either a payment ($7-50/SF) or performance (5-11% of units at 60% AMI) contribution. The payment option is used by ~85% of projects. MHA fees are area-specific (Low/Medium/High) and suffix-specific (M/M1/M2). In SM and downtown zones, additional incentive zoning allows developers to purchase TDR (Transfer of Development Rights) and make public benefit contributions to reach maximum FAR — the gap between base and max FAR can be 2x or more. Through 2024, MHA has generated $331M in affordable housing payments and produced 5,100 affordable homes. The performance option requires units at 60% AMI initial occupancy (80% AMI at recertification for units over 400 SF).
Overlay Districts
MHA — Mandatory Housing Affordability
Applies citywide in all zones that received upzones under HALA. Developers choose: pay a fee ($7-50/SF depending on zone, area, and MHA suffix) or set aside 5-11% of units for households at 60% AMI. MHA suffix (M, M1, M2) indicates the scale of the upzone — M2 has the highest fees but also the most extra capacity. Payment is almost always cheaper than performance except on very large projects. Budget MHA costs early — they hit your pro forma like an impact fee.
Pedestrian Zone (P1/P2)
Overlays on commercial streets requiring pedestrian-oriented ground floors. P1 zones prohibit drive-throughs and auto-oriented uses; P2 zones require street-level commercial with minimum 13-ft ceilings and 30-ft depth. Found on streets like Broadway (Capitol Hill), NW Market (Ballard), and University Way (U District). The P2 commercial buildout requirement adds $20-40/SF to ground-floor construction but creates long-term retail value.
Station Area Overlay
Applied within a quarter-mile of Link light rail stations. Increases FAR by 0.5-1.0 above the base zone. Reduces or eliminates parking minimums. Triggered by HB 1110 and the One Seattle Plan's transit-oriented development strategy. If your site is in a station area overlay, the extra FAR is significant — on a 10,000 SF lot, an extra 1.0 FAR = 10,000 SF of additional building. Check the overlay map before modeling your deal.
Shoreline Environment
Applies to properties within 200 ft of the Puget Sound shoreline, Lake Washington, Lake Union, Ship Canal, and the Duwamish River. Restricts building placement, requires public access, and limits impervious surface. If you're developing a waterfront site, the Shoreline Master Program adds 3-6 months of environmental review. View corridors and setbacks from the ordinary high water mark are the key constraints.
Environmentally Critical Areas (ECA)
Covers steep slopes (40%+), wetlands, flood-prone areas, landslide-prone areas, and peat settlement zones. Found throughout Seattle's hilly terrain — Queen Anne, Magnolia, Beacon Hill, West Seattle. ECA review is triggered by development permits and can significantly reduce buildable area. Geotech reports are required. Steep slope setbacks can consume 30-50% of a lot. Always check ECA status before making an offer.
Historic Districts — Pike Place Market, Pioneer Square, International District
Pioneer Square Preservation District and Pike Place Market Historical District require design review through their respective boards. Exterior modifications, new construction, and demolition all require approval. International District (Chinatown) has its own design review. Add 3-6 months for historic review. Pioneer Square has strict masonry and fenestration standards. These districts limit height and bulk below what the underlying zone would otherwise allow.
Frequently Asked Questions
How do I check zoning for a specific Seattle property?
Use the SDCI GIS Property Information map — enter any address to see the zoning designation, overlays, MHA suffix, and environmentally critical areas. The map also shows the neighborhood plan area and urban village boundaries that determine which FAR and MHA rules apply.
What changed with HB 1110 and the NR zone renaming?
Washington State HB 1110 (2023) required cities to allow middle housing in all residential zones. Seattle complied in 2025 by renaming SF zones to NR (Neighborhood Residential) and legalizing duplexes, triplexes, and fourplexes by right on any residential lot. No conditional use, no design review, no rezoning. Lot coverage increases to 50% for 3+ units. ADUs and DADUs stack on top of the base unit count.
How does MHA work — should I pay or perform?
Most developers pay. The payment option ($7-50/SF depending on zone, area, and MHA suffix) is simpler and usually cheaper than setting aside 5-11% of units at below-market rents for the life of the building. Performance makes sense on large projects (100+ units) where the per-unit cost of affordable units is offset by operational scale. Run both scenarios in your pro forma — the breakeven depends on your unit count, market rents, and operating costs.
What's the One Seattle Plan doing to zoning?
The One Seattle Comprehensive Plan update is being implemented in phases. Phase 1 (adopted 2025) renamed SF zones and legalized fourplexes citywide. Phase 2 (pending, expected 2026) upzones centers and corridors — creating new MR1/MR2 midrise tiers and expanding NC and SM zones along frequent transit routes. If you're evaluating a site near a designated center or corridor, check the proposed zoning maps — the upzone may already be in process.
Do I need design review?
Design review is required for most projects over 4 units in NC, SM, and MR zones outside streamlined categories. Seattle offers three tracks: Full (longest, 6-12 months), Administrative (SDCI staff, 3-6 months), and Streamlined (exempt from board review if you meet objective standards). Projects under 8 units and residential-only projects in LR zones can often avoid full design review. The 2023 SEPA reform exempted many housing projects from environmental review, further speeding permits.
What are the parking requirements?
Seattle eliminated most residential parking minimums in urban villages and within a quarter-mile of frequent transit (2012 reforms, expanded since). Outside those areas, requirements are minimal — typically 1 space per unit for residential, reduced in lowrise zones. In practice, the market demands parking even where code doesn't. Capitol Hill and downtown projects routinely build zero parking; suburban-feeling neighborhoods like Magnolia and Wedgwood still expect it. Let the market, not the code, determine your parking count.
What's the difference between NC and SM zones?
NC (Neighborhood Commercial) zones serve neighborhood-scale retail areas with commercial size caps (10K-25K SF per use). SM (Seattle Mixed) zones are designated growth centers — South Lake Union, U District, Uptown — with higher FAR, no commercial size caps, and more flexibility on use mix. At the same height, SM zones typically get 1-2 more FAR than NC. If you're comparing sites, SM zoning produces more building per dollar of land.
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