23.49.106

Standards for the street facades of structures are established for the following elements: Minimum and maximum facade heights Setback limits Facade transparency Blank facade limits Screening of parking Street trees. These standards shall apply to each lot line of a lot that abuts a street. A. Minimum facade height. Minimum facade height shall be 35 feet except that this requirement shall not apply when all portions of the structure are lower than an elevation of 35 feet. B. Facade setback limits 1. The facades of structures less than or equal to 15 feet in height shall be located within 2 feet of the street property line. 2. Structures greater than 15 feet in height shall be governed by the following criteria: a. No setback limits shall apply up to an elevation of 15 feet above sidewalk grade. b. Between the elevations of 15 and 35 feet above sidewalk grade, the facade shall be located within 2 feet of the street property line, except that setbacks between the elevations of 15 and 35 feet above sidewalk grade at the property line shall be permitted according to the following standards (see Exhibit A for 23.49.106 ): 1) The maximum setback shall be 10 feet. 2) The total area of the portion of the facade between the elevations of 15 feet and 35 feet above sidewalk grade at the street property line that is set back more than 2 feet from the street property line shall not exceed 40 percent of the total facade area between the elevations of 15 feet and 35 feet. 3) No setback deeper than 2 feet shall be wider than 20 feet, measured parallel to the street property line. 4) The facade of the structure shall return to within 2 feet of the street property line between each setback area for a minimum of 10 feet. Balcony railings and other nonstructural features or walls shall not be considered the facade of the structure. 3. When sidewalk widening is required by Section 23.49.022 , setback standards shall be measured to the line established by the new sidewalk width rather than the street property line. C. Facade transparency requirements 1. Facade transparency requirements shall apply to the area of the facade between 2 feet and 8 feet above the sidewalk. Only clear or lightly tinted glass in windows, doors and display windows shall be considered transparent. Transparent areas shall allow views into the structure or into display windows from the outside. 2. When the transparency requirements of this subsection are inconsistent with the glazing limits in the Energy Code, this subsection shall apply. 3. On all streets, a minimum of 60 percent of the street level facade shall be transparent. D. Blank facade limits 1. Blank facade limits shall apply to the area of the facade between 2 feet and 8 feet above the sidewalk. 2. Any portion of the facade which is not transparent shall be considered to be a blank facade. 3. Blank facades shall be limited to segments 15 feet wide, except for garage doors which may be wider than 15 feet. Blank facade width may be increased to 30 feet if the Director determines that the facade is enhanced by architectural detailing, artwork, landscaping, or similar features that have visual interest. The width of garage doors shall be limited to the width of the driveway plus 5 feet. 4. Any blank segments of the facade shall be separated by transparent areas at least 2 feet wide. 5. The total of all blank facade segments, including garage doors, shall not exceed 40 percent of the street facade of the structure on each street frontage. E. Reserved. F. Street tree requirements. Street trees shall be required on all streets abutting a lot. When areaways are located beneath the sidewalk, the street trees shall be planted in below-grade containers with provisions for watering the trees. Street trees shall be planted according to Seattle Department of Transportation Tree Planting Standards. Exhibit A for 23.49.106 Facade Setback Limits (Ord. 125603 , § 49, 2018; Ord. 122054, § 55, 2006; Ord. 121477, § 19, 2004; Ord. 120443 , § 43, 2001; Ord. 118409, § 188, 1996; Ord. 116744 , § 15, 1993; Ord. 112519, § 18, 1985; Ord. 112303, § 3(part), 1985.)