23.45.518

A. LR zones 1. Required setbacks for the LR zones are as shown in Table A for 23.45.518 and subsection 23.45.518.A.2. Table A for 23.45.518 Required setbacks in LR zones Front 7 feet average, 5 feet minimum 1 Rear If rear lot line abuts an alley, 0 feet Otherwise, 7 feet average, 5 feet minimum Side 5 feet 1 For lots abutting landmark public right-of-way on Queen Anne Boulevard, front setbacks shall be 20 feet or the average of the front setbacks of the structures on abutting lots, whichever is less, except that if the natural gradient or slope (as measured from the front line of the lot for a distance of 60 feet or the full depth of the lot, whichever is less) is in excess of 35 percent, the required front setback depth shall be the lesser of: 20 feet less one foot for each one percent of gradient or slope in excess of 35 percent; or the average of the front setbacks on the abutting lots. 2. Upper-level setbacks in LR2 and LR3 zones a. An upper-level setback of 12 feet from the front lot line is required for all portions of a structure above the following height: 1) Forty-four feet for zones with a height limit of 40 feet; and 2) Fifty-four feet for zones with a height limit of 50 feet. b. An upper-level setback of 12 feet from each side or rear lot line that abuts a lot zoned Neighborhood Residential is required for all portions of the structure above 34 feet in height. c. Projections allowed in subsection 23.45.518.G are allowed in upper-level setbacks. d. Structures allowed in subsection 23.45.518.H are not allowed in upper-level setbacks. e. Rooftop features are not allowed in upper-level setback except as follows: 1) A pitched roof, other than a shed roof or butterfly roof, is allowed in the upper-level setback if all parts of the roof are pitched at a rate of not less than 6:12 and not more than 12:12. 2) Open railings may extend up to 4 feet above the height at which the setback begins. 3) Parapets may extend up to 2 feet above the height at which the setback begins. B. MR zones 1. Minimum setbacks for the MR zone are shown in Table B for 23.45.518 and subsection 23.45.518.B.2. Table B for 23.45.518 MR setbacks measured in feet Setback location Required setback amount Front and side setback from street lot lines 7 average; 5 minimum No setback is required if a courtyard is provided that is at grade and abuts the street (see Exhibit A for 23.45.518 ), and the courtyard has: • a minimum width equal to 30 percent of the width of the abutting street frontage or 20 feet, whichever is greater; and • a minimum depth of 20 feet measured from the abutting street lot line. Rear setback 15 from a rear lot line that does not abut an alley; or 10 from a rear lot line abutting an alley. Side setback from interior lot line For portions of a structure: • 42 feet or less in height: 7 average; 5 minimum • Above 42 feet in height: 10 average; 7 minimum Exhibit A for 23.45.518 MR courtyard example 2. Upper-level setbacks in MR zones a. For lots abutting a street that is less than 56 feet in width, all portions of the structure above 70 feet in height must be set back 15 feet from the front lot line abutting that street. b. Projections allowed in subsection 23.45.518.H are allowed in upper-level setbacks. c. Structures allowed in subsection 23.45.518.I are not allowed in upper-level setbacks. d. Rooftop features are not allowed in upper-level setback except as follows: 1) Open railings may extend up to 4 feet above the height at which the setback begins. 2) Parapets may extend up to 2 feet above the height at which the setback begins C. HR zones. Minimum setbacks for HR zones are shown in Table C for 23.45.518. Table C for 23.45.518 HR setbacks measured in feet (see also Exhibit B for 23.45.518) Setbacks for structures 85 feet in height or less Structures 85 feet in height or less are subject to the setback provisions of the MR zone in subsection 23.45.518.B. Setbacks for structures greater than 85 feet in height Lot line abutting a street For portions of a structure: • 45 feet or less in height: 7 average; 5 minimum, except that no setback is required for frontages occupied by street-level uses or dwelling units with a direct entry from the street; • Greater than 45 feet in height: 10 minimum Lot line abutting an alley For portions of a structure: • 45 feet or less in height: no setback required; • Greater than 45 feet in height: 10 minimum Lot line that abuts neither a street nor alley For portions of a structure: • 45 feet or less in height: 7 average; 5 minimum, except that no setback is required for portions abutting an existing structure built to the abutting lot line; • Greater than 45 feet in height: 20 minimum Exhibit B for 23.45.518 HR setbacks D. Through lots. In the case of a through lot, each setback abutting a street shall be a front setback. Rear setback requirements shall not apply to the through lot. E. Other setback requirements. Additional structure setbacks may be required in order to meet the provisions of Chapter 23.53 . F. Front and rear setbacks on lots containing certain environmentally critical areas or buffers may be reduced pursuant to Sections 25.09.280 and 25.09.300 . G. Projections permitted in required setbacks 1. Architectural features such as cornices, eaves, gutters, roofs, fireplaces, chimneys, and other similar features may project into required setbacks a maximum of 4 feet if they are no closer than 3 feet to any lot line. 2. Garden windows and other similar features that do not provide floor area may project a maximum of 18 inches into required setbacks if they: a. Are a minimum of 30 inches above the finished floor; b. Are no more than 6 feet in height and 8 feet wide; and c. Combined with bay windows and other similar features with floor area, make up no more than 30 percent of the area of the facade. 3. Bay windows and other similar features that provide floor area may project a maximum of 2 feet into required setbacks if they: a. Are no closer than 5 feet to any lot line; b. Are no more than 10 feet in width; and c. Combined with garden windows and other projections included in subsection 23.45.518.G.2, make up no more than 30 percent of the area of the facade. 4. Unenclosed decks up to 18 inches above existing or finished grade, whichever is lower, may project into required setbacks. 5. Unenclosed porches or steps a. Unenclosed porches or steps no higher than 4 feet above existing grade, or the grade at the street lot line closest to the porch, whichever is lower, may extend to within 4 feet of a street lot line, except that portions of entry stairs or stoops not more than 2.5 feet in height from existing or finished grade, whichever is lower, may extend to a street lot line. See Exhibit C for 23.45.518 . b. Unenclosed porches or steps no higher than 4 feet above existing grade may project into the required rear setback between structures a maximum of 4 feet provided they are a minimum of 5 feet from a rear lot line. c. Unenclosed porches or steps permitted in required setbacks shall be limited to a combined maximum width of 20 feet. Exhibit C for 23.45.518 Setbacks for unenclosed porches d. Permitted porches or steps may be covered, provided that no portions of the cover-structure, including any supports, are closer than 3 feet to any lot line. 6. Fireplaces and chimneys may project up to 18 inches into required setbacks. 7. Unenclosed decks and balconies may project a maximum of 4 feet into required setbacks if each one is: a. No closer than 5 feet to any lot line; b. No more than 20 feet wide; and c. Separated from other decks and balconies on the same facade of the structure by a distance equal to at least 1/2 the width of the projection. 8. Mechanical equipment. Heat pumps and similar mechanical equipment, not including incinerators, are permitted in required setbacks if they comply with the requirements of Chapter 25.08 . Any heat pump or similar equipment shall not be located within 3 feet of any lot line. Charging devices for electric cars are considered mechanical equipment and are permitted in required setbacks if not located within 3 feet of any lot line. H. Structures in required setbacks, except upper-level setbacks 1. Detached garages, carports, or other accessory structures that are not accessory dwelling units are allowed in required rear or side setbacks, subject to the following requirements: a. Any accessory structure located between a principal structure and a side lot line shall provide the setback required for the principal structure; b. Any portion of an accessory structure located more than 25 feet from a rear lot line shall be set back at least 5 feet from the side lot line; c. Accessory structures shall be set back at least 7 feet from any lot line that abuts a street; and d. Accessory structures shall be separated by at least 3 feet from all principal structures, including the eaves, gutters, and other projecting features of the principal structure. 2. Ramps or other devices necessary for access for the disabled and elderly that meet the Seattle Residential Code or Seattle Building Code are allowed in any required setback. 3. Uncovered, unenclosed pedestrian bridges, necessary for access and 5 feet or less in width, are allowed in any required setback. 4. Underground structures are allowed in any required setback. 5. Solar collectors are allowed in any required setback, pursuant to the provisions of Section 23.45.545 . 6. Freestanding signs, bike racks, and similar unenclosed structures that are 6 feet or less in height above existing or finished grade, whichever is lower, are allowed in any required setback, provided that signs meet the provisions of Chapter 23.55 . 7. Fences a. Fences no greater than 6 feet in height are allowed in any required setback, except that fences in the required front setback extended to side lot lines or in street side setbacks extended to the front and rear lot lines may not exceed 4 feet in height. Fences located on top of a bulkhead or retaining wall are also limited to 4 feet. If a fence is placed on top of a new bulkhead or retaining wall used to raise grade, the maximum combined height is limited to 9.5 feet. b. Up to 2 feet of additional height for architectural features such as arbors or trellises on the top of a fence is allowed if the architectural features are predominately open. c. Fence height may be averaged along sloping grades for each 6-foot-long segment of the fence, but in no case may any portion of the fence exceed 8 feet in height when the height allowed by subsection 23.45.518.H.7.a is 6 feet, or 6 feet in height when the height allowed by subsection 23.45.518.H.7.a is 4 feet. 8. Bulkheads and retaining walls a. Bulkheads and retaining walls used to raise grade are allowed in any required setback if they are limited to 6 feet in height, measured above existing grade. b. Bulkheads and retaining walls used to protect a cut into existing grade may not exceed the minimum height necessary to support the cut or 6 feet measured from the finished grade on the low side, whichever is greater. Any fence shall be set back a minimum of 3 feet from such a bulkhead or retaining wall. 9. Guardrails or handrails that are no more than 42 inches in height are allowed on unenclosed stairs, decks, access bridges, bulkheads, and retaining walls. 10. Above-grade stormwater management features, such as bioretention planters and cisterns, are allowed in setbacks if: a. No feature, excluding piping, is more than: 1) Twelve feet tall if located in a portion of the rear setback that is not also a side setback; or 2) Six and one half feet tall, if located in other setbacks; b. No feature greater than 4.5 feet tall is located within 10 feet of the front lot line, excluding piping, unless it is integrated into a bulkhead or retaining wall that is allowed in subsection 23.45.518.H.8; c. No feature greater than 6 inches tall is located within 2.5 feet of the side lot line; and d. The total storage capacity of all above-grade cisterns is no greater than 1,250 gallons. 11. Mechanical equipment. Heat pumps and similar mechanical equipment, not including incinerators, are allowed in any required setback if they comply with the requirements of Chapter 25.08 . No heat pump or similar equipment shall be located within 3 feet of any lot line. Charging devices for electric cars are considered mechanical equipment and are allowed in any required setbacks if not located within 3 feet of any lot line. 12. Detached, unenclosed structures accessory to attached or detached dwelling units that are up to 8 feet in height and used exclusively for bike parking are allowed in any required setback. 13. Private, permanent swimming pools, hot tubs, and other similar uses are permitted in any required setback, provided that: a. No part of any swimming pools, hot tubs, and other similar uses projects more than 18 inches above existing grade in a required front setback; and b. No swimming pool is placed closer than 5 feet to any front or side lot line. I. Exceptions for existing structures. In all multifamily zones, certain additions to a residential structure may extend into a required side setback if the structure is already nonconforming with respect to that setback, and if the presently nonconforming section is at least 60 percent of the total width of the respective facade of the structure prior to the addition. The line formed by the nonconforming wall of the structure shall be the limit to which any additions may be built, which may extend up to the height limit and may include basement additions (Exhibit D for 23.45.518), provided that additions shall be at least 3 feet from the side lot line. Exhibit D for 23.45.518 Permitted additions into required setbacks for existing structures (Ord. 127376 , § 38, 2025; Ord. 127219 , § 20, 2025; Ord. 126685 , § 22, 2022; Ord. 126682 , § 3, 2022; Ord. 126509 , § 61, 2022 [zone name change]; Ord. 126157 , § 20, 2020; Ord. 125791 , § 39, 2019; Ord. 125603 , § 21, 2018; Ord. 125272 , § 19, 2017; Ord. 124952 , § 11, 2015; Ord. 124843 , § 22, 2015; Ord. 124803 , § 5, 2015; Ord. 124378 , § 29, 2013; Ord. 123495, § 33, 2011; Ord. 123209, § 32, 2009.)