23.48.745

Structures in the SM-UP 160 zone that exceed a height of 125 feet are subject to the upper-level development standards in this Section 23.48.745 . A. Upper-level floor area limit. For towers, the average gross floor area of all stories above the podium height shall not exceed 50 percent of the lot area. B. Floor area limits. For structures that exceed 125 feet in height, the maximum floor area is 12,500 square feet for each floor located above 45 feet. C. Podium standards. The following standards for podiums apply only to structures or portions of structures that include a tower that is subject to a floor area limit. 1. The height limit for podiums is 45 feet. 2. Podium floor area limits. The average gross floor area of all the stories below the podium height specified in subsection 23.48.745.C.1 shall not exceed 75 percent of the lot area used for upper-level development standards for a tower, except that the podium floor area is not limited if the total number of stories below the podium height is three or fewer stories. D. Facade modulation. For all structures exceeding 95 feet in height, facade modulation is required for the street-facing facade of a structure located within 15 feet of a street lot line and exceeding the podium height specified for the lot in subsection 23.48.745.C. No modulation is required for portions of a facade set back 15 feet or more from a street lot line or below the podium height. 1. The maximum length of a facade without modulation is shown in Table A for 23.48.745. This maximum length shall be measured parallel to each street lot line and shall apply to any portion of a facade, including projections such as balconies, that is located within 15 feet of street lot lines. Table A for 23.48.745 Facade modulation Height of street-facing portion of structure Maximum length of unmodulated facade within 15 feet of street lot line For stories above the podium height of 45 feet up to 125 feet 150 feet For stories above 125 feet 120 feet 2. If a portion of a facade that is within 15 feet of the street lot line is the maximum length permitted for an unmodulated facade, the facade must be modulated at a minimum depth of 15 feet measured from the street lot line for a minimum length of 40 feet. If the required setback is provided, additional portions of the facade may be located within 15 feet of the street lot line. E. Limit on the number of tower structures per block 1. Only one tower structure is permitted on a single block, which limit includes any existing tower structure. 2. For purposes of this subsection 23.48.745.E an existing tower is either: a. A tower that is physically present; or b. A proposed tower for which notice of a Master Use Permit decision has been published, unless and until either: 1) The Master Use Permit issued pursuant to such a decision expires or is cancelled, without the tower having been constructed; or 2) A decision is made by a hearing examiner or court reversing or vacating the Master Use Permit and the decision is final and no longer subject to judicial review. (Ord. 125432 , § 14, 2017.)