23.49.242

A. Scope; application to mixed-use structures. The provisions of this Section 23.49.242 apply in IDR and IDR/C zones. If residential and non-residential uses are combined in the same structure, the standards specified for the respective categories of use apply to that portion of the structure occupied by those uses. If uses subject to different standards are combined on the same story of a structure, the standards for the predominant use in the story apply. For purposes of this Section 23.49.242 , live-work uses are considered entirely non-residential. B. Minimum lot size requirement. The minimum lot size is 21,000 square feet for any structure exceeding a height of 170 feet excluding rooftop features. C. Coverage limits 1. Upper-level coverage limits do not apply to structures 85 feet in height or less excluding rooftop features on lots of 8,000 square feet or less in IDR zones, or to structures 125 feet in height or less excluding rooftop features on lots of any size in IDR/C zones, or to rooftop features that are identified in Section 23.66.332 . 2. For structures 170 feet in height or less, coverage limits are shown in Table A for 23.49.242. Table A for 23.49.242 Coverage limits per story for structures 170 feet in height or less Height of story 1 Floor area permitted per story Stories with residential uses as the predominant use Stories with non-residential/live-work uses as the predominant use 65 feet or less No limit No limit Greater than 65 feet up to 125 feet 75% of lot area No limit Greater than 125 feet up to 170 feet 65% of lot area Not applicable Footnote to Table A for 23.49.242 1 If any part of a story is above a given height, the limit applies as if the entire story were above that height. 3. For structures exceeding 170 feet in height excluding rooftop features that include non-residential uses as the predominant use on any story wholly or in part above 45 feet in height, coverage limits are shown in Table B for 23.49.242. Table B for 23.49.242 Coverage limits per story for structures exceeding 170 feet in height with stories in predominantly non-residential/live-work use above 45 feet in height Height of story 1 Floor area permitted per story 45 feet or less No limit Greater than 45 feet up to 125 feet For stories with non-residential uses as the predominant use: no limit For stories predominantly in residential use: 40% of lot area, or an average gross floor area of 9,000 square feet, whichever is greater, provided that no single story exceeds a gross floor area of 11,500 square feet 2 Greater than 125 feet 40% of lot area or an average gross floor area per story of 9,000 square feet, whichever is greater, provided that no single story exceeds a gross floor area of 11,500 square feet 2 Footnotes to Table B for 23.49.242 1 If any part of a story is above a given height, the limit applies as if the entire story were above that height. 2 The stories eligible for coverage limit averaging are all of those that have floor areas predominantly in residential use. Averaging rules and further restrictions are in subsection 23.49.242.C.5. 4. For structures exceeding 170 feet in height excluding rooftop features that include residential uses as the predominant use on every story wholly or in part above 45 feet in height, coverage limits are shown in Table C for 23.49.242. Table C for 23.49.242 Coverage limits per story for structures exceeding 170 feet in height with all stories in residential use above 45 feet in height Height of story 1 Floor area permitted per story 45 feet or less No limit Greater than 45 feet up to 85 feet 75% of lot area Greater than 85 feet 40% of lot area, or an average gross floor area of 9,000 square feet per story, whichever is greater, provided that no single story exceeds a gross floor area of 11,500 square feet 2 Footnotes to Table C for 23.49.242 1 If any part of a story is above a given height, the limit applies as if the entire story were above that height. 2 The stories eligible for coverage limit averaging are those that are above 85 feet. Averaging rules and further restrictions are in subsection 23.49.242.C.5. 5. For any structure greater than 170 feet in height excluding rooftop features, gross floor area of any story that is eligible for coverage limit averaging under Table B for 23.49.242 or Table C for 23.49.242 shall not exceed 40 percent of the lot area, unless the average gross floor area of all stories eligible for averaging is no more than 9,000 square feet per story; and in any case no single story above a height of 85 feet shall exceed a gross floor area of 11,500 square feet. For purposes of this subsection 23.49.242.C.5, gross floor area for any story of less than 4,000 square feet is assigned a value of 4,000 square feet for the purpose of calculating average floor area. D. Setbacks 1. The following minimum setbacks are required for structures on lots abutting a green street designated on Map 1F or another map identified in a note to Map 1F: a. In an IDR zone, a continuous upper-level setback of 15 feet is required from the green street lot line for all portions of the structure above 45 feet in height. This setback is not required if a structure is 65 feet in height or less, except on Maynard Avenue S. b. In an IDR/C zone, a continuous setback of 6 feet is required at street level from the green street lot line. For a structure exceeding 85 feet in height, a continuous upper-level setback of 16 feet is required from the green street lot line for all portions of the structure above a height of 65 feet. 2. For a structure exceeding 85 feet in height excluding rooftop features, a continuous upper-level setback of 15 feet is required from each side lot line that is not a street or alley lot line for all portions of the structure above a height of 65 feet. E. Facade modulation 1. For structures 170 feet or less in height excluding rooftop features, modulation is required for the portion of a street-facing facade above 65 feet in height and located less than 15 feet from street lot lines. No modulation is required for portions of a facade set back 15 feet or more from street lot lines. 2. For structures exceeding 170 feet in height, modulation is required for the portion of a street-facing facade in non-residential use between 65 feet and 125 feet in height and located less than 15 feet from street lot lines. No modulation is required for portions of a facade set back 15 feet or more from street lot lines. 3. For portions of structures subject to the modulation requirements of this subsection 23.49.242.E, the maximum length of a street-facing facade without modulation is prescribed in Table D for 23.49.242. For purposes of this subsection 23.49.242.E, length is measured parallel to each street lot line and includes projections from the street-facing facade, such as balconies. Table D for 23.49.242 Facade modulation Height of portion of structure Maximum length of un-modulated facade if less than 15 feet from street lot line 65 feet in height or less No limit Greater than 65 feet up to 125 feet 155 feet Greater than 125 feet up to 170 feet 1 125 feet Footnote to Table D for 23.49.242 1 Applies only to structures 170 feet in height or less. 4. Any portion of a facade subject to modulation under subsection 23.49.242.E.1 or 23.49.242.E.2 that exceeds the maximum length of facade prescribed in Table D for 23.49.242 must include a portion set back a minimum depth of 15 feet from street lot lines for a minimum length of 30 feet. F. Maximum width. For any story predominantly in residential use above 85 feet in height in a structure that exceeds 170 feet in height not including rooftop features, the maximum width along the general north/south axis of a lot (parallel to the Avenues) is 100 feet. The projection of unenclosed decks and balconies, and architectural features such as cornices, is disregarded in calculating maximum width. (Ord. 125371 , § 15, 2017; Ord. 124843 , § 43, 2015; Ord. 123589, § 48, 2011; Ord. 112303 § 3(part), 1985.)