As our neighborhood considers the One Seattle Plan, it’s important to understand the specific rules governing our street. The actual impact varies depending on whether a lot is designated Neighborhood Residential (NR), which is the East side of 39th, or Lowrise 2 (LR2), which is the west side of 39th.
At a Glance: NR vs. LR2
The following table outlines the maximum build-out potential for both zones based on the January 2026 NR zoning standards.
| Feature | Neighborhood Residential (NR) | Lowrise 2 (LR2) |
| Max Units | 4 to 6 units (up to 10 for “stacked flats”) | Density based on lot size (no strict unit cap) |
| Max Height | 32’ to 42’ (roughly 3–4 stories) | 40’ to 50’ (typically 4 stories) |
| Floor Area Ratio (FAR) | Up to 1.2 (1.8 for specific designs) | 1.6 to 1.8+ |
| Lot Coverage | 35% to 50% | 50% to 60%+ |
| Mandatory Fees | Incentive-based (No mandatory MHA) | MHA Fees Apply ($20–$30/sq. ft.) |
The Economic Context: The MHA “Shield”
In the recent discussion at West Seattle Realty, a key economic distinction was highlighted regarding why we see different development patterns in these zones.
Currently, Lowrise 2 (LR2) developments are subject to Mandatory Housing Affordability (MHA) requirements. This means developers must either include affordable units or pay a significant fee into a city fund. As noted at 1:23:15 of the video, these fees can reach $900,000 for a standard project, acting as a massive financial hurdle.
Because the new Neighborhood Residential (NR) rules utilize an incentive-based model rather than mandatory fees, it is often more financially viable for a builder to develop an NR lot than an LR2 lot. This creates a temporary “economic shield” for LR2 blocks, though this balance could shift if the city decides to reform or delay MHA payments to spur more construction.
Height and Visual Impact
As shared by neighbors at 1:17:30 of the video, the visual change is a primary concern. LR2 buildings can reach heights of 50 feet—roughly the height of the utility poles on our street—while NR buildings are generally capped closer to 40 feet. The primary difference lies in the “bulk” of the building, with LR2 allowing for a much larger footprint and higher total square footage relative to the lot size.
Understanding FAR: The “Box” vs. The “Dirt”
FAR is a simple math equation: (Lot Square Footage) x (FAR Number) = Total Buildable Square Footage.
Think of it as the total “living space” you are allowed to spread across your floors. Here is how it looks on a typical 5,000 sq. ft. lot:
- In an NR Zone (1.2 FAR): You get 6,000 sq. ft. of total building.
- Visual: This usually looks like a large four-plex or a “stacked flat” building with moderate yards.
- In an LR2 Zone (1.8 FAR): You get 9,000 sq. ft. of total building.
- Visual: This allows for a much “bulkier” building that fills up more of the lot, typically resulting in 4-story apartments or tightly packed townhomes.
Why FAR Matters More Than Height
Height tells you how tall a building is, but FAR tells you how “heavy” it feels. A high FAR means the building sits closer to the property lines and has fewer gaps for light and air.
The reason LR2 feels so much more “urban” than the East side of the street (NR) isn’t just the extra 8 feet of height—it’s that the FAR allows 50% more total building mass on the same size lot.