23.49.178

A. Maximum structure height is the applicable height limit designated on the Official Land Use Map, Chapter 23.32 , except as provided in this Section 23.49.178 . B. Rooftop features and certain additions to structures are allowed to exceed the applicable height limit according to subsection 23.66.140.C. C. In the PSM 100/100-120 zone, a structure within which a streetcar maintenance base has been established may attain a maximum height of 130 feet if the structure has, in residential or hotel use, gross floor area equal to the gross floor area in the structure above 100 feet. D. In the PSM 100/100-120, PSM 100/100-130, and PSM 100/120-150 zones, except as provided in subsection 23.49.178.C, the applicable height limit is determined as set forth in this subsection 23.49.178.D. The base height limit for nonresidential or live-work uses is the first figure after the "PSM" designation, and is the height limit for all portions of a structure that contain those uses unless all of the conditions of this subsection 23.49.178.D are satisfied. The base height limit for residential use, shown as the first figure following the "/", is the applicable height limit for a structure that contains residential uses and does not satisfy the conditions to exceed the base height limit under this subsection 23.49.178.D. Subject to any limit imposed under Section 23.66.140 , the third figure shown is the applicable height limit for a structure if all of the conditions to exceeding base height limits under this subsection 23.49.178.D are satisfied. A structure may exceed the base height limits only if: 1. Construction does not involve the demolition or removal of any building or structure except as approved pursuant to Section 23.66.115 ; 2. No building or structure has been demolished or removed from the lot within the ten years immediately preceding application for a building permit for the structure or addition that would exceed an applicable base height limit unless the Director of Neighborhoods determines that the demolished or removed building or structure did not contribute to the architectural or historic character of the Pioneer Square Preservation District; 3. No portion of the structure has been determined to be "contributing" pursuant to Section 23.66.032 , except that additional height for contributing structures is permitted if the applicant can demonstrate, to the satisfaction of the Director of Neighborhoods, that the proposed height is no greater than the maximum height to which the contributing structure was built; 4. The gross floor area of the portion of the structure in residential use will equal or exceed the gross floor area in the portion of the structure above 100 feet; 5. The structure will use extra residential floor area available under Section 23.49.023 to gain all additional floor area above the base height limit for residential uses; and 6. The lot area is at least 7,200 square feet. E. In the PSM 85-120 zone: 1. The applicable height limit is 85 feet except as provided in subsections 23.49.178.E.2 and 23.49.178.E.3. 2. The applicable height limit is 120 feet if a minimum of 75 percent of the gross floor area of the structure is in residential use, except as provided in subsection 23.49.178.E.3. 3. The applicable height limit is 240 feet for structures located within the area identified on Map A for 23.49.180 if the structures comply with the provisions of Section 23.49.180 . (Ord. 124843 , § 42, 2015 [cross-reference update and other cleanup]; Ord. 124305, §§ 1, 3, 2013; Ord. 123589, § 36, 2011; Ord. 123034, § 3, 2009; Ord. 122435 , § 1, 2007; Ord. 122330 , § 1, 2007; Ord. 112519, § 29, 1985; Ord. 112303, § 3, 1985.)