23.53.035

Structural building overhangs and minor architectural encroachments shall meet the following standards: A. Minor architectural encroachments. Minor architectural encroachments include overhead horizontal extensions of a purely architectural or decorative character such as cornices, eaves, sills, and belt courses that do not create any interior volume or floor area. 1. Minor architectural encroachments shall not increase the floor area or the volume of space enclosed by the building. 2. The maximum vertical dimension of a minor architectural encroachment is 2 feet 6 inches. 3. The maximum horizontal dimension of a minor architectural encroachment is: a. One foot below roof level; b. Three feet at roof level; or c. if the roof level is 100 feet or higher above the street elevation, more than 3 feet at roof level if the minor architectural encroachment is: 1) architecturally consistent with the structure; 2) does not preclude use of the right-of-way for transportation or access purposes as determined in consultation with the Seattle Department of Transportation; 3) poses no threat to public health and safety. Exhibit A for 23.53.035 Minor architectural encroachments 4. Vertical clearance. Clearance to any minor architectural encroachment shall be a minimum of 8 feet above all sidewalk elevations, or 16 feet above all elevations of an alley, or greater when required by other regulations. B. Structural building overhangs. Structural building overhangs include bay windows, balconies, and other projections into and over public places as defined under Title 15 that exceed the limits of minor architectural encroachments as set forth in subsection 23.53.035.A and that increase either the floor area of the building or the volume of space enclosed by the building above grade. 1. An annual permit from the Seattle Department of Transportation is required for structural building overhangs. 2. Structural building overhangs shall be removable per Title 15 . 3. Structural building overhangs shall not be part of the essential building structure and shall not contain building systems, such as plumbing. 4. Vertical clearance: Clearance to any structural building overhang shall be a minimum of 8 feet above all sidewalk elevations, or 26 feet above all elevations of an alley, or greater if required by other regulations. 5. Depth: The maximum horizontal projection for a structural building overhang, measured to the furthest exterior element, shall be 3 feet, and the projection shall in no case be closer than 8 feet to the centerline of any alley (see Exhibit B for 23.53.035 ). Exhibit B for 23.53.035 Depth of structural building overhangs 6. Transparency: The glass areas of each bay window shall be a minimum of 50 percent of the sum of the areas of all the vertical surfaces of the bay window. At least 60 percent of such required glass area for each bay window shall be on the vertical surface most parallel to the property line (see Exhibit C for 23.53.035 ). Exhibit C for 23.53.035 Transparency requirements for structural building overhangs 7. Length: The maximum length of each structural building overhang shall be 15 feet measured at any location that is beyond the property line. The bay or other projection may be shaped in any way that remains within the 3 foot by 15 foot envelope beyond the property lines (see Exhibit D1 for 23.53.035 ). Exhibit D1 for 23.53.035 Maximum length of structural building overhangs 8. Bay window and balcony combinations: If a bay window and a balcony are located immediately adjacent to one another, and the floor of such balcony has a minimum horizontal dimension of 6 feet parallel to the property line, the maximum length of the bay window and balcony together shall be 18 feet (see Exhibit D2 for 23.53.035). Exhibit D2 for 23.53.035 Maximum length of bay window and balcony combinations 9. Separation: The minimum horizontal separation between bay windows, between balconies, and between bay window and balcony combinations, shall be 8 feet (see Exhibit E for 23.53.035). Exhibit E for 23.53.035 Separation between structural building overhangs 10. Interior lot lines: Each bay window or balcony or other projection over a street or alley shall also be horizontally separated from interior lot lines by a minimum of 1 foot (except where the wall of a building on the adjoining lot is flush to the interior lot line immediately adjacent to the projecting portions of such bay window or balcony, then the bay window, balcony or projection may be placed at the interior lot line) (see Exhibit F for 23.53.035 ). Exhibit F for 23.53.035 Minimum distance from interior lot lines for structural building overhangs 11. Corners: Bay windows, balconies, and other projections may be located at a property corner but are limited to a maximum width of 15 feet along each facade of the corner, and a maximum total horizontal area of 81 square feet per floor. If there is no bay at the corner, then the minimum distance from the property corner to the nearest projecting bay is 15 feet (see Exhibit G for 23.53.035). Exhibit G for 23.53.035 Structural building overhangs at property corners 12. Total facade area: The total vertical surface area of bay windows, balconies and other projections, measured at the maximum horizontal dimension into the public property, shall not exceed 30 percent of the total vertical surface area of the respective street-facing or alley facade. The vertical surface area of all solid balcony railings that project beyond the property line is included in this calculation; open railings are not (see Exhibit H for 23.53.035 ). Exhibit H for 23.53.035 Structural building overhangs C. Canopies. Canopies shall be no closer than 6 feet to the curb. D. Street trees. If the Seattle Department of Transportation landscape architect indicates that retention of street trees would be unfeasible, planting of new street trees of at least 4 inch caliper shall be required. E. Certain exceptions. Exceptions to the requirements in this Section 23.53.035 may be authorized for landmark structures, if they: 1. Are compatible with the character-defining architectural features of the landmark structure, as determined in consultation with the Department of Neighborhoods; 2. Do not preclude use of the right-of-way for transportation or access purposes as determined in consultation with the Seattle Department of Transportation; and 3. Pose no threat to public health and safety. (Ord. 124378 , § 56, 2013; Ord. 121477 § 29, 2004; Ord. 119618 § 6, 1999.)