## Insert 4.
Seattle's Bonus Ratios
(code excerpt)

### B. Public Benefit Features

If the director approves the design of public benefit features according to Subsection A, floor area bonuses shall be granted as follows:

<table><thead><tr><th>Public Benefit Feature</th><th>Bonus Ratio<sup>1</sup></th><th>Maximum Area of Public Benefit Feature<br>Eligible for Bonus</th></tr></thead><tbody><tr><td>Human Service Use in New Structure</td><td>7<sup>6</sup></td><td>10,000 square feet</td></tr><tr><td>Human Service Use in Existing Structure</td><td>3.5<sup>6</sup></td><td>10,000 square feet</td></tr><tr><td>Daycare in New Structure</td><td>12.5<sup>6</sup></td><td>10,000 square feet<sup>5</sup></td></tr><tr><td>Daycare in Existing Structure</td><td>6.5<sup>6</sup></td><td>10,000 square feet<sup>5</sup></td></tr><tr><td>Cinema</td><td>7</td><td>15,000 square feet</td></tr><tr><td>Shopping Atrium, in areas shown on Map IIB</td><td>6 or 8<sup>2</sup></td><td>15,000 square feet</td></tr><tr><td>Shopping Corridor, in areas shown on Map IIB</td><td>6 or 7.5<sup>3</sup></td><td>7,200 square feet</td></tr><tr><td>Retail Shopping, in areas shown on Map IIB</td><td>3</td><td>0.5 times the area of the lot, not<br>to exceed 15,000 square feet</td></tr><tr><td>Parcel Park</td><td>5</td><td>7,000 square feet</td></tr><tr><td>Rooftop Garden, Street-Accessible</td><td>2.5</td><td>20 percent of lot area</td></tr><tr><td>Rooftop Garden, Interior-Accessible</td><td>1.5</td><td>30 percent of lot area</td></tr><tr><td>Hillclimb Assist, in areas shown on Map IIB</td><td>1.0 FAR<sup>4</sup></td><td>Not applicable</td></tr><tr><td>Hillside Terrace, in areas shown on Map IIB</td><td>5</td><td>6,000 square feet</td></tr><tr><td>Sidewalk Widening, if required by Section 23.49.22</td><td>3</td><td>Area necessary to meet<br>the required sidewalk width</td></tr><tr><td>Overhead Weather Protection, on Pedestrian I streets<br>designated on Map IID</td><td>3 or 4.5<sup>3</sup></td><td>10 times the street frontage of the lot</td></tr><tr><td>Sculptured Building Top</td><td>1.5 square feet per<br>square foot of reduction</td><td>30,000 square feet</td></tr><tr><td>Small-Lot Development</td><td>2.0 FAR<sup>4</sup></td><td>Not applicable</td></tr><tr><td>Short-Term Parking, above grade,<br>in areas shown on Map IIB</td><td>1</td><td>200 parking spaces</td></tr><tr><td>Short-Term Parking, below grade,<br>in areas shown on Map IIB</td><td>2</td><td>200 parking spaces</td></tr><tr><td>Performing Arts Theater</td><td>12</td><td>Subject to the Public Benefit<br>Features Rule</td></tr><tr><td>Museums</td><td>5</td><td>30,000 square feet</td></tr><tr><td>Urban Plaza</td><td>5</td><td>15,000 square feet</td></tr><tr><td>Public Atrium</td><td>6</td><td>5,500 square feet</td></tr><tr><td>Transit Station Access Easement</td><td>25,000 square feet</td><td>2 per lot</td></tr><tr><td>Grade-Level Transit Station Access</td><td>25,000 square feet</td><td>2 per lot</td></tr><tr><td>Mechanical Transit Station Access</td><td>30,000 square feet</td><td>2 per lot</td></tr><tr><td>Housing</td><td>Subject to the Public Benefit<br>Features Rule</td><td>Subject to the Public Benefit<br>Features Rule; maximum amount of<br>bonus is 7 times the area of the lot.</td></tr></tbody></table>

Ratio of additional square feet of floor area granted per square foot of public benefit feature provided.
Amount depends on height of the shopping atrium.

Higher bonus is granted when skylights are provided.

This is the amount of bonus granted when the public benefit feature is provided, regardless of its size.

Daycare space from 3,001 to 10,000 square feet is bonuses at same ratio as human service uses.

Human services and daycare may be provided in another downtown zone; in that case, bonus ratio subject to Public Benefit Features Rule.

B. Public Benefit Features

| Public Benefit Feature | Bonus Ratio¹ | Maximum Area of Public Benefit Feature Eligible for Bonus |
|---|---|---|
| Human Service Use in New Structure | 7⁶ | 10,000 square feet |
| Human Service Use in Existing Structure | 3.5⁶ | 10,000 square feet |
| Daycare in New Structure | 12.5⁶ | 10,000 square feet⁵ |
| Daycare in Existing Structure | 6.5⁶ | 10,000 square feet⁵ |
| Cinema | 7 | 15,000 square feet |
| Shopping Atrium, in areas shown on Map IIB | 6 or 8² | 15,000 square feet |
| Shopping Corridor, in areas shown on Map IIB | 6 or 7.5³ | 7,200 square feet |
| Retail Shopping, in areas shown on Map IIB | 3 | 0.5 times the area of the lot, not to exceed 15,000 square feet |
| Parcel Park | 5 | 7,000 square feet |
| Rooftop Garden, Street-Accessible | 2.5 | 20 percent of lot area |
| Rooftop Garden, Interior-Accessible | 1.5 | 30 percent of lot area |
| Hillclimb Assist, in areas shown on Map IIB | 1.0 FAR⁴ | Not applicable |
| Hillside Terrace, in areas shown on Map IIB | 5 | 6,000 square feet |
| Sidewalk Widening, if required by Section 23.49.22 | 3 | Area necessary to meet the required sidewalk width |
| Overhead Weather Protection, on Pedestrian I streets designated on Map IID | 3 or 4.5³ | 10 times the street frontage of the lot |
| Sculptured Building Top | 1.5 square feet per square foot of reduction | 30,000 square feet |
| Small-Lot Development | 2.0 FAR⁴ | Not applicable |
| Short-Term Parking, above grade, in areas shown on Map IIB | 1 | 200 parking spaces |
| Short-Term Parking, below grade, in areas shown on Map IIB | 2 | 200 parking spaces |
| Performing Arts Theater | 12 | Subject to the Public Benefit Features Rule |
| Museums | 5 | 30,000 square feet |
| Urban Plaza | 5 | 15,000 square feet |
| Public Atrium | 6 | 5,500 square feet |
| Transit Station Access Easement | 25,000 square feet | 2 per lot |
| Grade-Level Transit Station Access | 25,000 square feet | 2 per lot |
| Mechanical Transit Station Access | 30,000 square feet | 2 per lot |
| Housing | Subject to the Public Benefit Features Rule | Subject to the Public Benefit Features Rule; maximum amount of bonus is 7 times the area of the lot. |

¹ Ratio of additional square feet of floor area granted per square foot of public benefit feature provided.

²Amount depends on height of the shopping atrium.

³Higher bonus is granted when skylights are provided.

⁴This is the amount of bonus granted when the public benefit feature is provided, regardless of its size.

⁵Daycare space from 3,001 to 10,000 square feet is bonused at same ratio as human service uses.

⁶Human services and daycare may be provided in another downtown zone; in that case, bonus ratio subject to Public Benefit Features Rule.

B. Public Benefit Features

REGIONAL PORTFOLIO • THE PACIFIC NORTHWEST

Washington Mutual Tower

Seattle, Washington

Kohn Pedersen Fox Associates and
The McKinley Architects

This is the tower that brought Kohn Pedersen Fox's distinctive brand of Postmodernism to the Seattle skyline. After initially engaging The McKinley Architects, developer Jon Runstad added KPF to the project team in recognition of the city's growing national stature. Washington Mutual's timing caught KPF in its New York skyscraper phase. Two subsequent designs for the same developer for towers in Portland and the Seattle suburb of Bellevue are more akin to Two Union Square, mixing Modernism with gestures vaguely recalling Russian Constructivism.

Washington Mutual is a true skyscraper, reaching upward toward the heavens. Its pyramidal top, more than just a flat terminus, is the climax of an intricate, strongly geometrical composition. The tower sits on a square podium that occupies an entire city block. On two sides the podium follows the street line, on a third it incorporates a remodeled and partly reconstructed historic building, and on the fourth it is cut away to create a bilevel plaza (bottom right). The four faces of the tower itself are identical: elongated central bays of blue glass and square corner towers of beige stone rise 47 stories. The palette is deliberately cheerful, if more solid and less reflective than Two Union Square. Bands of stamped metal panels run vertically up the center of the bays; their pattern is repeated in a horizontal band as the tower reaches its first setback at 45 stories.

Just above this point the corner towers end and the central facades turn flat. The plan shifts from an interpenetrating circle and square to a stubby cross. The central facades terminate in arches, and above them is the building's distinctly Seattle crest: a pyramid that pays homage to the crown of the nearby Smith Tower, the city's first, and one of its most beloved, skyscrapers.

D. J. C.

CHARLES KRERS PHOTOS

On Washington Mutual's western side, a ground-floor plaza and second-level terrace adjoin a restored historic building (left). The building's three remaining flanks extend to the street lines, offering no particular amenity or welcome to passers-by.