HomeMy WebLinkAbout03-29-2022 - Agenda Packet
MEDINA, WASHINGTON
PLANNING COMMISSION SPECIAL
MEETING
Virtual/Online
Tuesday, March 29, 2022 – 4:00 PM
AGENDA
COMMISSION CHAIR | Laurel Preston
COMMISSION VICE-CHAIR | Shawn Schubring
COMMISSIONERS | Laura Bustamante, David Langworthy, Mark Nelson, Mike Raskin
PLANNING MANAGER | Stephanie Keyser
Virtual Meeting Participation
With the passage of the City’s Proclamation of Local Emergency, City Hall is closed to the public.
Planning Commission participation in this meeting will be by teleconference/online only. Members
of the public may also participate by phone/online. Individuals wishing to speak live during the
Virtual Planning Commission meeting will need to register their request with the Development
Services Coordinator at 425.233.6414 or email rbennett@medina-wa.gov and leave a message
before 12PM on the day of the March 29 Planning Commission meeting. Please reference Public
Comments for March 29 Planning Commission Meeting on your correspondence. The
Development Services Coordinator will call on you by name or telephone number when it is your
turn to speak. You will be allotted 3 minutes for your comment and will be asked to stop when you
reach the 3-minute limit.
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1. CALL TO ORDER / ROLL CALL
2. APPROVAL OF MEETING AGENDA
3. APPROVAL OF MINUTES
3.1 Planning Commission Minutes of February 22, 2022
Recommendation: Approve Minutes
Staff Contact: Rebecca Bennett, Development Services Coordinator
4. ANNOUNCEMENTS
4.1 Staff/Commissioners
1
5. AUDIENCE PARTICIPATION
Individuals wishing to speak live during the Virtual Planning Commission meeting will need
to register their request with the Development Services Coordinator, Rebecca Bennett,
via email (rbennett@medina-wa.gov) or by leaving a message at 425.233.6414 before
12pm the day of the Planning Commission meeting. Please reference Public Comments
for the March 29 Planning Commission meeting on your correspondence. The
Development Services Coordinator will call on you by name or telephone number when it
is your turn to speak. You will be allotted 3 minutes for your comment and will be asked to
stop when you reach the 3-minute limit.
6. DISCUSSION
6.1 Alternatives to Original Grade
Recommendation: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 60 minutes
7. ADJOURNMENT
ADDITIONAL INFORMATION
Planning Commission meetings are held on the 4th Tuesday of the month at 4 PM, unless
otherwise specified.
In compliance with the Americans with Disabilities Act, if you need a disability-related modification
or accommodation, including auxiliary aids or services, to participate in this meeting, please
contact the City Clerk’s Office at (425) 233-6410 at least 48 hours prior to the meeting.
UPCOMING MEETINGS
Tuesday, April 26, 2022 - Joint PC/CC Meeting at 4:00 PM
Tuesday, May 24, 2022 - Special Meeting at 4:00 PM
Tuesday, June 28, 2022 - Special Meeting at 4:00 PM
Tuesday, July 26, 2022 - Special Meeting at 4:00 PM
Tuesday, August 23, 2022 – No PC Meeting
Tuesday, September 27, 2022 - Special Meeting at 4:00 PM
Tuesday, October 25, 2022 - Special Meeting at 4:00 PM
Tuesday, November 22, 2022 - Regular Meeting Cancelled
November 2022 - Special Meeting Date TBD
Tuesday, December 27, 2022 - Regular Meeting Cancelled
December 2022 - Special Meeting Date TBD
2
MEDINA, WASHINGTON
PLANNING COMMISSION MEETING
Virtual/Online
Tuesday, February 22, 2022 – 4:00 PM
MINUTES
COMMISSION CHAIR | Laurel Preston
COMMISSION VICE-CHAIR | Shawn Schubring
COMMISSIONERS | Laura Bustamante, David Langworthy, Mark Nelson, Mike Raskin
PLANNING MANAGER | Stephanie Keyser
1. CALL TO ORDER / ROLL CALL
Chair Preston called the meeting to order at 4:01pm
PRESENT
Chair Laurel Preston
Commissioner Laura Bustamante
Commissioner Mark Nelson
Commissioner Mike Raskin
ABSENT
Vice Chair Shawn Schubring
Commissioner David Langworthy
STAFF
Bennett, Burns, Kellerman, Keyser, Miner, Wilcox
2. APPROVAL OF MEETING AGENDA
By consensus, Planning Commission approved the meeting agenda as presented.
3. APPROVAL OF MINUTES
3.1 Planning Commission Minutes of January 25, 2022
Recommendation: Approve Minutes
Staff Contact: Rebecca Bennett, Development Services Coordinator
Action: Motion to approve minutes. (Approved 4-0)
Motion made by Commissioner Nelson, Seconded by Commissioner Raskin.
Voting Yea: Chair Preston, Commissioner Bustamante, Commissioner Nelson,
Commissioner Raskin
3
AGENDA ITEM 3.1
4. ANNOUNCEMENTS
4.1 Staff/Commissioners
Commissioner Bustamante inquired about the open position for Planning Commission.
Keyser stated that there are three interviews that are being held next week for the role.
5. AUDIENCE PARTICIPATION
None.
6. DISCUSSION
6.1 Added Agenda Item – Supportive and Transitional Housing Update
Recommendation: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 10 minutes
Commissioners discussed and asked questions
Staff responded.
6.2 Alternatives to Original Grade
Recommendation: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 60 minutes
Keyser explained Original Grade and alternative options.
Commissioners discussed and asked questions.
Staff responded.
7. ADJOURNMENT
Motion made by Commissioner Nelson, Seconded by Commissioner Bustamante. By
consensus meeting adjourned at 5:08pm.
4
AGENDA ITEM 3.1
MEDINA, WASHINGTON
AGENDA BILL
Tuesday, March 29, 2022
Subject: Alternatives to Original Grade
Category: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Summary
As the discussion around average grade continues, Planning Commission directed Staff to come
back with a draft code for the March meeting. The attachments include a redlined version
(Attachment A) and one with all changes accepted (Attachment B). Just as with the tree code, in
the redlined version the sections that are existing text but have been moved are in red while the
sections with new text are red and underlined.
Attachment(s) A) Average Grade Draft – Redlined
B) Average Grade Draft – All changes accepted
Budget/Fiscal Impact: N/A
Recommendation: Discussion
Proposed Commission Motion: N/A
Time Estimate: 60 minutes
5
AGENDA ITEM 6.1
Average Grade Draft Code 3.25.22
Page 1 of 11
16.12.020. – “A” definitions.
…
Average Building Elevation means the weighted average elevation of the topography, prior to
any development activity.
…
16.23.050 Maximum building and structure height standards.
A. Application of maximum height standards.
1. Table 16.23.050(A) establishes the maximum height standards for buildings and
structures within each zone and overlay.
2. Areas not identified in Table 16.23.050(A) are subject to the height standards
specified for the R-20/R-30 zone.
3. Where Table 16.23.050(A) specifies eligibility for a height bonus, a property owner
may elect to apply the additional height standards in subsection (C) of this section in
lieu of the height standards in Table 16.23.050(A); provided, that:
a. The total structural coverage on the lot does not exceed 13 percent, excluding
the structural coverage bonus set forth in MMC 16.23.040; or
b. If the lot area is 16,000 square feet or less, the total structural coverage on the lot
does not exceed 17½ percent, excluding the structural coverage bonus set forth
in MMC 16.23.040.
B. Maximum height is determined by the zone or height overlay where the building or
structure is located and the corresponding unit of height specified for original and finished
grade prescribed in the tables. Maximum height is measured from the average building
elevation to the highest point of a flat roof, or to the ridge of a pitched roof.
1. The maximum building façade height on a downhill side of a sloping lot shall not
exceed the maximum height allowed by Table 16.23.050.
C. A property owner electing to apply the height bonus allowed pursuant to subsection (A)(3)
of this section shall apply the height limits specified in Table 16.23.050(C).
CD. The methods for measuring the height determining the average building elevation of
buildings and structures are set forth in MMC 16.23.060.
DE. Exemptions from maximum height requirements are set forth in MMC 16.23.070.
F. Eligibility for the bonus height standard in subsection (A)(3) of this section shall not apply
where the total structural coverage on the lot exceeds 13 percent, excluding structural
coverage that qualifies for the bonus under MMC 16.23.040.
6
AGENDA ITEM 6.1
Average Grade Draft Code 3.25.22
Page 2 of 11
Table 16.23.050(A): Maximum Height Standards
Measurement Points Zoning/Height Overlay Maximum Height
R-16 R-
20/R-
30
SR-30 N-A Public Medina
Heights
Original Grade High Point 25 feet N/A* N/A* None None N/A*
Low Point 25 feet 25 feet 20 feet
Finished Grade High Point 28 feet N/A* N/A* 30 feet 35 feet N/A*
Low Point 28 feet 28 feet 23 feet
Eligible for Height Bonus No Yes Yes No No No
Zoning District / Height Overlay Maximum Height (feet) Height Bonus (feet)
R-16 25 N/A
R-20/R-30 25 30
SR-30 25 30
N-A (Neighborhood Auto) 30 N/A
Public 35 N/A
Medina Heights Overlay 20 N/A
16.23.060. Measuring building and structure height.
This section establishes methods required for applying height standards and is applied in
conjunction with the height standards prescribed in MMC 16.23.050.
A. Where multiple buildings and structures are located on the same lot, and are detached
from each other, the height of each building or structure shall be measured
independently from the others, except:
1. Excluding trellises, arbors and similar open structures, if the distance between
any buildings and/or structures is less than six feet, the buildings and structures
that are less than six feet apart shall be considered attached for purposes of
measuring height;
2. If buildings are connected by a breezeway or similar above ground types of
structures, the buildings shall be considered attached for purposes of measuring
height.
BG. The following shall be excluded as part of the outside exterior wall/side of a building or
structure for purposes of measuring height:
1. Walls adjoining window wells where the area inside of the window well does not
exceed 15 square feet of open surface area;
2. Attached structures (e.g., uncovered decks, porches, steps, etc.), not exceeding
30 inches above original or finished existing grade, whichever is lower;
3. Uncovered decks, porches, and verandas not qualifying for the exemption in
subsection (BG)(2) of this section where the space below the structure is not
enclosed and not more than 25 percent of the ground surface below the structure
is hardscape; and
7
AGENDA ITEM 6.1
Average Grade Draft Code 3.25.22
Page 3 of 11
4. Areas under roof eaves including gutters and areas under balconies provided
they extend 24 inches or less from the exterior wall. Gutters extending six inches
or less from the outer edge of the roof eaves shall be excluded from counting
towards the 24-inch limit.
C. Average building elevation is calculated at the discretion of the applicant using one of
the following methods:
a. At the midpoint, measured horizontally, of each exterior wall of the structure, as
shown in Figure 16.23.060(C)(a), or
b. At the midpoint of each side of the smallest rectangle that can be drawn to enclose
the structure, as shown in Figure 16.23.060(C)(b).
Figure 16.23.060(C)(a) Calculating Average Building Elevation, Option 1
Example from
Kirkland – Temp
placeholder for
our own example
8
AGENDA ITEM 6.1
Average Grade Draft Code 3.25.22
Page 4 of 11
Figure 16.23.060(C)(b) Calculating Average Building Elevation, Option 2
B. In the R-16 zone, height shall be measured as shown in Figure 16.23.060(B) and as
set forth in the following procedures:
1. The original grade shall be established as set forth in MMC 16.23.080;
2. The base for measuring height shall be established as follows:
a. Base elevations shall be taken at four points where the outside of the exterior
walls/sides of the building or structure intersect the following:
i. The lowest point of the original grade;
ii. The highest point of the original grade;
iii. The lowest point of finished grade; and
iv. The highest point of finished grade;
b. The lower grade between original and finished grade shall be used for measuring
height, which is determined as follows:
Example from
Kirkland – Temp
placeholder for
our own example
9
AGENDA ITEM 6.1
Average Grade Draft Code 3.25.22
Page 5 of 11
i. Starting at the two highest original and finished grade elevations determined
under subsection (B)(2)(a)(ii) and (iv) of this section, a vertical line shall be
extended by the applicable maximum height prescribed in Table
16.23.050(A);
ii. The grade (original or finished) whose vertical line has the lower upper
elevation (measured from a zero-elevation surface) shall be designated the
"lower grade" to be used for measuring height;
3. Maximum height shall be measured by extending a vertical line from the lowest
and highest base elevations established in subsection (B)(2)(a) of this section of
the lower grade by the distance of the applicable maximum height prescribed in
Table 16.23.050(A);
4. Maximum height shall be a plane essentially parallel to the lower grade drawn by
a line intersecting the upper elevation of the two vertical lines extending from the
lower grade;
5. An additional height limitation shall apply to buildings and structures on sloping
grades established as follows:
a. A vertical line shall be extended a distance of 36 feet from the lowest point of
original grade ascertained in subsection (B)(2)(a)(i) of this section;
b. A horizontal plane shall be extended perpendicular from the top of the 36-foot
vertical line;
6. The maximum height envelope shall be the area between the lower grade and
the two height planes established in this section and shown in Figure
16.23.060(B);
7. No part of the building or structure, including roof lines, shall protrude above the
maximum height envelope, except as allowed otherwise by law;
8. See subsection (E) of this section for establishing height plane parameters,
subsection (F) of this section for establishing the orientation of the height plane,
and subsection (G) of this section for height calculation exemptions.
Figure 16.23.060(B): R-16 Height Measurements
10
AGENDA ITEM 6.1
Average Grade Draft Code 3.25.22
Page 6 of 11
C. In the R-20, R-30, and SR-30 zones (except where the bonus height standards in
Table 16.23.050(C) are used) and in the Medina Heights overlay, height shall be
measured as shown in Figure 16.23.060(C) and as set forth in the following
procedures:
1. The original grade shall be established as set forth in MMC 16.23.080;
2. The base elevation for measuring height shall be taken at two points where the
outside of the exterior walls/sides of the building or structure intersect the
following:
a. The lowest point of original grade;
b. The lowest point of finished grade;
3. Starting at the two base elevation points ascertained under subsection (C)(2) of
this section, a vertical line shall be extended by the distance of the applicable
maximum height prescribed in Table 16.23.050(A);
4. The grade (original or finished) and corresponding vertical line established under
subsection (C)(3) of this section that has the lower upper elevation (measured
from a zero-elevation surface) shall be used to measure maximum height;
5. Maximum height shall be a horizontal plane intersecting the upper elevation of
the vertical line established in subsection (C)(4) of this section for measuring
maximum height and shall be perpendicular to the same vertical line as shown in
Figure 16.23.060(C);
6. The maximum height envelope shall be the area between the applicable grade
(original or finished) and the horizontal height plane established in this section
and shown in Figure 16.23.060(C);
7. No part of the building or structure, including roof lines, shall protrude above the
maximum height envelope, except as allowed otherwise by law;
8. See subsection (E) of this section for establishing the height plane parameter and
subsection (G) of this section for height calculation exemptions.
11
AGENDA ITEM 6.1
Average Grade Draft Code 3.25.22
Page 7 of 11
Figure 16.23.060(C): R-20, R-30, SR-30, and Medina Heights,
Height Measurements
D. Where the bonus height standards in Table 16.23.050(C) are used, height shall be
measured as shown in Figure 16.23.060(D) and as set forth in the following
procedures:
1. The original grade shall be established as set forth in MMC 16.23.080;
2. The base elevation for measuring height shall be taken at four points where the
outside of the exterior walls/sides of the building or structure intersect the
following:
a. The lowest point of the original grade;
b. The highest point of the original grade;
c. The lowest point of finished grade; and
d. The highest point of finished grade;
3. Starting at the four base elevation points ascertained under subsection (D)(2) of
this section, a vertical line shall be extended by the distance of the applicable
maximum height prescribed in Table 16.23.050(C);
4. The grade (original or finished) and corresponding vertical line established under
subsection (D)(3) of this section that has the lower upper elevation (measured
from a zero-elevation surface) shall be used to measure maximum height;
5. Maximum height shall be a horizontal plane intersecting the upper elevation of
the vertical line established in subsection (D)(4) of this section for measuring
maximum height and shall be perpendicular to the same vertical line as shown in
Figure 16.23.060(D);
6. The maximum height envelope shall be the area between the applicable grade
(original or finished) and the horizontal height plane established in this section
and shown in Figure 16.23.060(C);
7. No part of the building or structure, including roof lines, shall protrude above the
maximum height envelope, except as allowed otherwise by law;
8. See subsection (E) of this section for establishing the height plane parameter and
subsection (G) of this section for height calculation exemptions.
12
AGENDA ITEM 6.1
Average Grade Draft Code 3.25.22
Page 8 of 11
Figure 16.23.060(D): Bonus Height Measurements
E. The parameters of a maximum height plane shall be parallel to a parameter created
by the smallest rectangle that can be drawn around the footprint of the building or
structure. See Figure 16.23.060(E).
Figure 16.23.060(E): Height Plane Parameters
F. Where a building or structure is placed within the R-16 zone on a slope, the property
owner may elect for the slant of the essentially parallel height plane to be in the
direction of either:
1. The front facade of the building where the primary entrance of the building is
located; or
2. The building facade facing a public street or private lane.
13
AGENDA ITEM 6.1
Average Grade Draft Code 3.25.22
Page 9 of 11
3. Figure 16.23.060(F) provides further direction on determining the orientation of
the height plane slant.
Figure 16.23.060(F): Direction of Slant
for Essentially Parallel Height Plane
14
AGENDA ITEM 6.1
Average Grade Draft Code 3.25.22
Page 10 of 11
16.23.080. Determining original grade. Repealed
The following outlines the general procedures to establish the original grade on a lot.
These procedures may be administratively modified by the director pursuant to subsection (F) of
this section on a case-by-case basis to fit unique circumstances.
A. The placement of proposed exterior walls/sides of the building/structure on the lot is
identified first and these locations are marked on the property. It is preferred, but not
required, that a surveyor stake the proposed exterior wall corners of the building or
structure.
B. A geotechnical engineer shall conduct an investigation of the soils along the
parameters of the proposed exterior walls/sides to determine the elevations of the
original grade:
1. The investigation should include exploring and testing a reasonable number of
test pits to substantiate the findings of the geotechnical engineer; and
2. Based on the findings of the soil investigation, the geotechnical engineer shall
determine the original grade underneath the entire building or structure.
C. A surveyor shall set the vertical elevations of the applicable low and high base points
required to measure height using the determination of original grade by the
geotechnical engineer.
Figure 16.23.080: Confirmation of Original Grade
D. A written report of the determination of original grade shall be prepared by the
geotechnical engineer for submission to the city. The content of the report shall at a
minimum include the following:
1. The applicant's and property owner's name and contact information;
2. Project location (include parcel number);
3. Written narrative regarding the scope of work for which the original grade
determination is being made;
4. The name and qualification of the persons preparing the report;
5. Written narrative of the investigation and findings;
6. A site plan showing:
a. An outline of the footprint of the building or structure on the lot;
b. The locations of the test pits where the soil exploration was performed;
c. The location and vertical elevation of the assumed high and low base points of
the original grade, as applicable, for measuring height;
15
AGENDA ITEM 6.1
Average Grade Draft Code 3.25.22
Page 11 of 11
d. Reserved;
e. Topographical information including contour intervals of five feet or less, as
appropriate; and
7. Other pertinent information determined to be necessary by the director in
supporting an original grade determination.
E. The applicant must obtain approval from the city for an original grade determination.
An approved determination of original grade report shall be used in determining plan
review compliance with height standards prior to issuing construction permits.
F. The director may approve modifications to these procedures if:
1. The modification is evaluated and applied on a case-by-case basis;
2. The modification is to address a unique circumstance on the property such as an
inability to conduct site investigation due to existing buildings and structures;
3. Modifications are based on accepted methods and/or practices found within the
geotechnical engineer's profession;
4. The applicant requests the modification in writing to the director and provides
justification for the modification; and
5. The modification is processed as a Type 1 decision pursuant to the review
procedures in Chapter 16.80 MMC.
16
AGENDA ITEM 6.1
Average Grade Draft Code (Clean) 3.25.22
Page 1 of 4
16.12.020. – “A” definitions.
…
Average Building Elevation means the weighted average elevation of the topography, prior to
any development activity.
…
16.23.050 Maximum building and structure height standards.
A. Application of maximum height standards.
1. Table 16.23.050 establishes the maximum height standards for buildings and
structures within each zone and overlay.
2. Areas not identified in Table 16.23.050 are subject to the height standards specified
for the R-20/R-30 zone.
3. Where Table 16.23.050 specifies eligibility for a height bonus, a property owner may
elect to apply the additional height standards provided, that:
a. The total structural coverage on the lot does not exceed 13 percent, excluding
the structural coverage bonus set forth in MMC 16.23.040; or
b. If the lot area is 16,000 square feet or less, the total structural coverage on the lot
does not exceed 17½ percent, excluding the structural coverage bonus set forth
in MMC 16.23.040.
B. Maximum height is measured from the average building elevation to the highest point of a
flat roof, or to the ridge of a pitched roof.
1. The maximum building façade height on a downhill side of a sloping lot shall not
exceed the maximum height allowed by Table 16.23.050.
C. The methods for determining the average building elevation of buildings and structures are
set forth in MMC 16.23.060.
D. Exemptions from maximum height requirements are set forth in MMC 16.23.070.
Table 16.23.050: Maximum Height Standards
Zoning District / Height Overlay Maximum Height (feet) Height Bonus (feet)
R-16 25 N/A
R-20/R-30 25 30
SR-30 25 30
N-A (Neighborhood Auto) 30 N/A
Public 35 N/A
Medina Heights Overlay 20 N/A
17
AGENDA ITEM 6.1
Average Grade Draft Code (Clean) 3.25.22
Page 2 of 4
16.23.060. Measuring building and structure height.
This section establishes methods required for applying height standards and is applied in
conjunction with the height standards prescribed in MMC 16.23.050.
A. Where multiple buildings and structures are located on the same lot, and are detached
from each other, the height of each building or structure shall be measured
independently from the others, except:
1. Excluding trellises, arbors and similar open structures, if the distance between
any buildings and/or structures is less than six feet, the buildings and structures
that are less than six feet apart shall be considered attached for purposes of
measuring height;
2. If buildings are connected by a breezeway or similar above ground types of
structures, the buildings shall be considered attached for purposes of measuring
height.
B. The following shall be excluded as part of the outside exterior wall/side of a building or
structure for purposes of measuring height:
1. Walls adjoining window wells where the area inside of the window well does not
exceed 15 square feet of open surface area;
2. Attached structures (e.g., uncovered decks, porches, steps, etc.), not exceeding
30 inches above existing grade;
3. Uncovered decks, porches, and verandas not qualifying for the exemption in
subsection (2) of this section where the space below the structure is not enclosed
and not more than 25 percent of the ground surface below the structure is
hardscape; and
4. Areas under roof eaves including gutters and areas under balconies provided
they extend 24 inches or less from the exterior wall. Gutters extending six inches
or less from the outer edge of the roof eaves shall be excluded from counting
towards the 24-inch limit.
C. Average building elevation is calculated at the discretion of the applicant using one of
the following methods:
a. At the midpoint, measured horizontally, of each exterior wall of the structure, as
shown in Figure 16.23.060(C)(a), or
b. At the midpoint of each side of the smallest rectangle that can be drawn to enclose
the structure, as shown in Figure 16.23.060(C)(b).
18
AGENDA ITEM 6.1
Average Grade Draft Code (Clean) 3.25.22
Page 3 of 4
Figure 16.23.060(C)(a) Calculating Average Building Elevation, Option 1
Example from
Kirkland – Temp
placeholder for
our own example
19
AGENDA ITEM 6.1
Average Grade Draft Code (Clean) 3.25.22
Page 4 of 4
Figure 16.23.060(C)(b) Calculating Average Building Elevation, Option 2
Example from
Kirkland – Temp
placeholder for
our own example
20
AGENDA ITEM 6.1
Average Building Elevation Examples 1-4 – March 29, 2022
Examples 1 and 2 are on the same lot in Medina—the plans are for a detached garage
with an accessory dwelling unit (Example 1) and a new single-family residence (Example
2). The site is not a steep slope, however there is a slope. When you look at the
elevations, you can see that there has been significant fill placed on the lot at some
point—you know this because the original grade (pink line) is so much lower than existing
grade (green line). The original house was built in 1920 and the only building record the
city has is a roofing permit from 1999. This lot is zoned R-20 and in this zoning district the
maximum height is 25-feet from the low point of original grade or 28-feet from the low
point of finished, with whichever produces the lower upper elevation is what is used. For
the garage (Example 1), finished grade ends up producing the lower upper elevation, so
the maximum height is 28-feet (original grade + 25 = 54.75 + 25 = 79.75; finished grade
+ 28 = 50.00 + 28 = 78.00 = maximum elevation 78.00). Original grade produces the
lower upper elevation for the single-family residence so the maximum height is 25-feet
(original grade + 25 = 48.10 = 25 = 73.1; finished + 28 = 50.00 + 28 = 78.00; maximum
elevation 73.10).
The average building elevation for the garage is approximately 59.61, for a maximum
elevation of 84.61, or an increase of 6.61. The average building elevation for the single-
family residence is approximately 53.06, for a maximum elevation of 78.06, or an increase
of 4.96. The differences between the average elevations are due to the degree to which
the lot slopes at the site where the buildings will be placed, with the main residence in an
area that’s flatter than the garage.
The code in the packet does not differentiate between sloped lots and flat lots. As in
previous discussions (e.g., bulk, trees), Medina seems to be a city where a more nuanced
code is better suited to meet the needs of the various lot sizes and topographies. Mercer
Island calculates average building elevation by averaging the elevation at existing or
finished and whichever is lower is what is used (Examples 3 and 4). Although this would
be similar to what we currently have, minus the need to get the Geotech report to
determine original grade, perhaps including a provision like this would provide better
consistency and less height jumps under a new code.
Example 3 is from Mercer Island and is on a steep slope. Two pages from the plans are
included: the first page shows the table of how average building elevation was calculated
and notes that the points are taken from existing grade because final was at the same
grade or higher, and the second page shows an elevation section. While Mercer Island
has a higher maximum height, we can generalize this example as if it were utilizing the
height bonus that’s offered for R-20 and R-30 lots. One of the concerns brought up during
the February meeting was not allowing buildings to create a massive 50-foot façade on a
downhill slope. To address this, the code includes language to limit the façade on a
downhill slope to the maximum height otherwise allowed. Mercer Island’s code is solely
concerned with the façade and only measures to the roof framing, rafters, trusses, etc.
(Example 3).
21
AGENDA ITEM 6.1
Example 4 is also located in Mercer Island on a steep slope. Two pages from the plans
are included: the first page shows the table of how average building elevation was
calculated, and the second page shows an elevation section. Again, the maximum height
is 30-feet, however this project does not come anywhere near that. We can generalize
this example as if it were a sloped lot in R-16, R-20, or R-30. Measuring the downhill
façade for this example gives a maximum height of 25-feet (Example 4).
22
AGENDA ITEM 6.1
Midpoint Elevation Rectangle Side Length
A: 61.2’ a. 53’-10”
B: 57’ b. 21’-2”
C: 58.1’ c. 53’-10”
D: 62.1’ d. 21’-2”
Average Grade Example #1
Maximum Height – 25 ft.
Formula: (A x a) + (B x b) + (C x c) + (D x d)
a + b + c + d
Example: (61.2 x 53.1) + (57 x 21.2) + (58.1 x 53.1) + (62.1 x 21.2) =
53.1 + 21.2 + 53.1 + 21.2
3,249.72 + 1,208.04 + 3,085.11 + 1,316.52 = 8,859.39 = 59.61 average grade elevation
148.6 148.6
Maximum elevation: 84.62’
23
AGENDA ITEM 6.1
2
8
'
-
0
"
25
'
-
0
"
28
'
-
0
"
Approximate Average
Grade Elevation @ 59.61
Approximate Max Elevation
@ 84.62
Approximate Average
Grade Elevation @ 59.61
25
'
-
0
"
24
AGENDA ITEM 6.1
Average Grade Example #2
Maximum Height – 25 ft.
25
AGENDA ITEM 6.1
Midpoint Elevation Rectangle Side Length
A: 52.2’ a. 56’
B: 51.6 b. 24’-5”
C: 51.7 c. 4’-4”
D: 51.9 d. 21’-2”
E. 51.8 e. 5’-11”
F. 52’ f. 25’-11”
G. 51.4 g. 17’-5”
H. 51.7 h. 6’-8”
I. 52.2 i. 29’-4”
J. 54’ j. 4’
K. 55’ k. 23’-10”
L.55.8 l. 23’-11”
M. 55’ m. 24’
N. 54.1 n. 18’
O. 53.8 o. 5’
P. 53.9 p. 16’-5”
Q. 53.5 q. 5’
R. 53.9 r. 18’
Formula: (A*a) + (B*b) + (C*c) + (D*d) + (E*e) + (F*f) (G*g) + (H*h) + (I*i) + (Jj) + (K*k) + (L*l) + (M*m) + (N*n) + (O*o) + (P*p) + (Q*q) + (R*r)
a + b + c + d + e + f + g + h + I + j + k + l + m + n + o + p + q + r
Example: (52.2 * 56’) + (51.6 * 24’-5”) + (51.7 * 4’-4”) + (51.9 * 21’-2”) +(51.8 * 5’-11”) + (52’ * 25’-11”) + (51.4 * 17’-5”) + (51.7 * 6’-8”) + (52.2 * 29’-4”) +
(54’ * 4’) + (55’ * 23’-10”) + (55.8 * 23’-11”) + (55’ * 24’) + (54.1 * 18’) + (53.8 * 5’) + (53.9 * 16’-5”) + (53.5 * 5’) + (53.9 * 18’) / 56 + 24.5 + 4.4 +
21.2 + 5.11 + 25.11 + 17.5 + 6.8 + 29.4 + 4 + 23.1 + 23.11 + 24 + 18 + 5 + 16.5 + 5 + 18
= 17337.21 = 53.06’ average grade elevation
326.73
Maximum elevation: 78.06’ (25 + 53.06 = 78.06)
26
AGENDA ITEM 6.1
Approximate Average
Grade Elevation @ 53.06
Approximate Max Elevation
@78.06
Approximate Average
Grade Elevation @ 53.06
Approximate Max Elevation
@78.06
27
AGENDA ITEM 6.1
1A
CONTENTS
DRAWN BY
Site Plan
CRL
DATE
CENTERLINED E S I G N
www.Centerline-Design.com
206.935.4684SEATTLE4737 37th AVE SW
STATE OF WASHINGTON
9 3 1 7
CHRIS LUTHI
ARCHITECT
REGISTERED
2.26.21
S4
1
1
4
'
0
9
"
E
10
5
.
0
8
'
N19 40'48
"
W
60.72'
N10
5
1
'
3
2
"
W
53.7
4
'
S5
5
3
9
'
2
6
"
E
16
5
.
3
9
'
R=543.70'
A=137.75'
D=14 30'59"
PROPOSED 15' STORM DRAINAGE EASEMENT
15'-0"
ASPHALT IN R.O.W.
CONCRETE DRIVE
A. SITE PLAN
1/10" = 1'-0"
= EXISTING TOPOGRAPHY
ca
l
l
e
d
n
o
r
t
h
NORT
H
NORT
H
7'-6"
S.B.
S.
B
.
13'-3"
S.B.
E. MERCER WAY
SE
4
2
n
d
P
L
A
C
E
Parcel # 7776700010 (parent lot)
Parcel Number/Legal
Millad V LLC
7683 SE 27th St #187
Mercer Island WA 98040
Owner
ZONING = R-15
contact = Farzad Ghazvinian
206.972.4140
All Japanese knotweed (Polygonum cuspidatum)
and Regulated Class A, Regulated Class B, and
Regulated Class C weeds identified on the King
County Noxious Weed list, as amended, shall be
removed from the property.
development proposals for a new single-family home
shall remove japanese knotweed (polygonum
cuspidatum) and regulated class a, regulated class b,
and regulated class c weeds identified on the king
county noxious weed list, as amended, from required
landscaping areas established pursuant to subsection
19.02.020(f)(3)(a). new landscaping associated with
new single-family home shall not incorporate any
weeds identified on the king county noxious weed
list, as amended. provided, that removal shall not be
required if the removal will result in increased slope
instability or risk of landslide or erosion.
Contractor
Millad Homes LLC
7683 SE 27th St #187
206.498.6045
LIC # MILLAHL836LI
Civil Engineer
Duffy Ellis
CES Civil Engineering
102 NW Canal St Seattle WA 98107
206.930.0342
Structural Engineer
Javid Abdi, PE, SE Atlas Consulting Structural Engineers
6810 NE 149th St Kenmore WA 98028
Phone: (206) 427-7233
Project Description
New single family residence
25.33'
20
.
0
'
8.46'
6.
9
2
'
12.13'
6.
9
2
'
15.15'0.
5
'
11.85'
12
.
5
'
6.0'
21
.
5
4
'
20.54'
3.
4
6
'
3.
4
6
'
10.0'
11.5'4.
5
'
18.63'
5.
5
'
13.33'
22
.
0
'
7.08'
22
.
5
4
'
1'
-
6
"
9'
-
2
1
4"
10'-9"
3'-0"
3
'
-
0
"
B
A
C
D
E
F
GH
IJK
L
M
N
O
P
Q
R S T
U
V
W
X
ABE CALCULATION
20
'
-
0
"
20'-87
8"
2
5
'
-
0
"
10'-01 4"
THAT PORTION OF LOT 2, SHORERIDGE
ADDITION, ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 49 OF
PLATS, PAGE 2, RECORDS OF KING
COUNTY, WASHINGTON, DESCRIBED AS
FOLLOWS;
BEGINNING AT THE MOST SOUTHERLY
POINT OF SAID LOT 2; THENCE
N55°39'26"W 165.39 FEET TO THE
SOUTHEAST MARGIN OF EAST MERCER
WAY; THENCE, ALONG SAID SOUTHEAST
MARGIN, ALONG A CURVE TO THE LEFT,
THE RADIUS OF WHICH BEARS S55°39'35"E
543.70 FEET, WITH A CENTRAL ANGLE OF
14°30'59" AND AN ARC DISTANCE OF
137.75; THENCE S41°14'09"E 105.08 FEET;
THENCE S19°40'48"W 60.72 FEET; THENCE
S10°51'52"E 53.74 FEET' THENCE
S62°29'30"W 15.33 FEET, TO THE POINT OF
BEGINNING.
SITUATE IN THE CITY OF MERCER ISLAND,
COUNTY OF KING, STATE OF
WASHINGTON.
LEGAL DESCRIPTION LOT 1
Lot Size = 16,549 sf
S6
2
2
9
'
3
0
"
W
15.
3
3
'
5'-0"EXIST
WATER
TANK
5'-0"
5' PRIVATE WATER
EASEMENT FOR LINES
5' PRIVATE WATER
EASEMENT
= EAVE/ROOF/IMPERVIOUS PROJECTION LINE
A = WALL SEGMENT TAG FOR HEIGHT CALCULATION
= REVISED TOPO
EXISTING HOUSE, DRIVEWAY AND ALL HARDSCAPE ON PROPERTY TO BE REMOVED
(FINISHED GRADES)
RELATED PERMITS = LOT 1 PER 01-PSP18-142
42
7
6
E
.
M
e
r
c
e
r
W
a
y
M
e
r
c
e
r
I
s
l
a
n
d
W
A
FAR CALCULATION
Main Floor = 2280.5 sf
Lower Floor = 1893.8 sf
TOTAL = 5591.3 sf
allowable = 16,549 x .4 = 6619.6 sf
Upper Floor = 414 sf
Garage = 570 sf
covered decks = 220 sf
stairs = (-88)
12'16' clg = 301 sf
7
S3.2
10'-0
"
MIN.
DRIVEWAY LENGTH ALONG
C.L. = 84'-3"
top of wall = 121
max h = 3'
3.17.21
conc. retaining wall
OPEN, IMPERVIOUS DECK ABOVE
1'
-
6
"
E
A
V
E
EXTENTS OF "BUILDING PAD"
EXCAVATION LIMITS
2
0
'
-
0
"
F
R
O
N
T
S
.
B
.
25
'
-
0
"
R
E
A
R
S
.
B
.
2
5
'
-
0
"
EXTENTS OF "BUILDING PAD"
2
0
'
-
0
"
F
R
O
N
T
S
.
B
.
= SITE RETAINING WALLS, SEE A-1B FOR HEIGHTS
7
S
3
.
2
1.14.22
28
AGENDA ITEM 6.1
1/4" = 1'-0"
WEST ELEVATION
7'
-
6
"
'
16'-0"'
15
'
-
6
"
'
6'
-
4
"
'
2'-6"'
2'
-
6
"
'
5'
-
0
"
'
CRL
DATE
DRAWN BY
CONTENTS
05
CENTERLINE
www.Centerline-Design.com
206.932.8706
4737 37th AVE SWSEATTLE
D E S I G N
STATE OF WASHINGTON
9 3 1 7
CHRIS LUTHI
ARCHITECT
REGISTERED
Elevations
1/4" = 1'-0"
NORTH ELEVATION
gar slab. 115.5
8'
-
0
"
8'-6"
8'
-
6
"
5'
-
0
"
EXISTING GRADE AT BUILDING FACE
FINAL GRADE
EXISTING = FINAL GRADE AT BLDG. FACE
15
'
-
6
"
10
'
-
6
"
1'
-
6
"
17
'
-
0
"
ABE = 105.33'
H. LIMIT = 135.33'
30
'
-
0
"
ABE = 105.33'
H. LIMIT = 135.33'
30
'
-
0
"
2'-6"
2'
-
6
"
6"
2'-6"
6"
2'-6"
6'
-
3
"
4'
-
0
"
2'
-
6
"
4'-0"
8'
-
0
"
2'
-
6
"
2'
-
6
"
6"6"1'
-
9
"
2'
-
6
"
2'
-
6
"
6"
2'
-
6
"
2'-6"
6"
2'-6"
7'
-
1
0
3
8"
2'
-
6
"
1'
-
9
"
9'
-
0
"
6"
1'
-
9
"
9'
-
0
"
1'
-
6
"
3"
1'
-
0
"
7'
-
7
3
8"
3"
MIRROR WINDOWS
AROUND CORNER
9'
-
6
"
9'
-
6
"
2.26.21
plate
plate
plate
16
'
-
5
1
2"
plate
2'-6"
2'
-
6
"
2'
-
6
"
6'
-
9
"
8'-6"
2'-6"
2'-9"
7'
-
6
"
2'
-
0
"
6'
-
0
"
3'-0"
42
7
6
E
.
M
E
R
C
E
R
W
A
Y
29
'
-
9
"
PR
O
P
O
S
E
D
AL
L
O
W
E
D
29
'
-
9
"
PR
O
P
O
S
E
D
AL
L
O
W
E
D
3.17.21
belly band see B-07
EXISTING GRADE
FINAL GRADE
FINAL GRADE
EXISTING GRADE
FINAL GRADE
8.10.21
29
AGENDA ITEM 6.1
SAND
Y
C
O
V
E
R
O
A
D
PROPOSED HOUSE
DECK
144 SF
ENTRY WALK
112 SF
PANTRY WALK
187 SF
1 HARDSCAPE DIAGRAM
1/16" = 1'-0"
FLAGSTONE PATIO
200 SF
RETAINING WALL
9 SF
ROOF OVERHANG
BUILDING FOOTPRINT
GARAGE WALK
58 SF
SANDY
C
O
V
E
R
O
A
D
PROPOSED HOUSE,
INCLUDING EAVES
3374 SF
DRIVEWAY
1300 SF
1 LOT COVERAGE DIAGRAM
1/16" = 1'-0"
GUEST PARKING
583 SF
ROOF OVERHANG
BUILDING FOOTPRINT
1 AVERAGE BUILDING ELEVATION
1/16" = 1'-0"
C
B
A
H
E
F
D
PROPOSED HOUSE
G
N
86'-0"
2
4
'
-
0
"
52'-7"
8'-11 2 "
25'-31 2 "
2
4
'
-
0
"
7
'
-
6
1
2
"
ROOF OVERHANG
BUILDING FOOTPRINT
LOWER LEVEL
2060 SF
MAIN LEVEL
2116 SF
1 GROSS FLOOR AREA DIAGRAM
1/16" = 1'-0"
COVERED DECK
360 SF
ZONING DIAGRAMS
A0.1
3309 WALLINGFORD AVE. N
SEATTLE, WA 98103
PH: 206.729.0480
WWW.MCCARCH.COM
COPYRIGHT 2021 McCLELLAN ARCHITECTS
PROJECT:
BIRD MCDONALD RESIDENCE
4304 E MERCER WAY
MERCER ISLAND, WA 98040
CLIENT:
CARLY BIRD-VOGEL & PAUL MCDONALD
4304 E MERCER WAY
MERCER ISLAND, WA 98040
ISSUE:
DATE:
FEBRUARY 24, 2022
SHEET TITLE:
SHEET:
PERMIT SUBMISSION 2021-10-25
PERMIT CORRECTION 2022-02-2401
Lot Slope 29.29%
Highest Elevation Point 87.83 feet
Lowest Elevation Point 44.58 feet
Elevation Difference 43.25 feet
Horizontal Difference 147.66 feet
87.83 - 44.58 = 43.25 / 147.66 = 29.29%
Lot Coverage
House, including eaves 3,374.0 SF
Driveway 1,300.0 SF
Guest Parking 583.0 SF
Proposed Lot Coverage 5,257.0 SF 31.1%
Allowable Lot Coverage 5,907.3 SF 35.0%
*Includes all buildings measured to the eaves and all driving surfaces
Hardscape
Entry Walkway 112.0 SF
Pantry Walkway 187.0 SF
Garage Walkway 58.0 SF
Deck 144.0 SF
Flagstone Patio 200.0 SF
Retaining Wall 9.0 SF
Proposed Hardscape 710.0 SF 4.2%
Allowable Hardscape 1,519.0 SF 9.0%
*Includes walkways, decks, patios; Does NOT include driving surfaces or buildings
Average Building Elevation
Midpoint Elevation Segment Length Elev x Length
A 63.0 24.0 feet 1512.0
B 62.5 86.0 feet 5375.0
C 64.0 24.0 feet 1536.0
D 70.5 53.0 feet 3736.5
E 71.0 7.5 feet 532.5
F 71.0 8.0 feet 568.0
G 71.0 7.5 feet 532.5
H 64.0 25.3 feet 1619.2
Total 537.0 235.3 feet 15411.7
Average Building Elevation =65.5 feet
Maximum Building Height = 95.5 feet
Zoning Calculations
Lot Area 16,878 SF
Gross Floor Area
Main Level Floor Area 2,116.0 SF
Main Level Covered Deck 360.0 SF
2,476.0 SF
Lower Level Floor Area 2,060.0 SF
Proposed Gross Floor Area 4,536.0 SF 26.9%
Allowable Gross Floor Area 6,751.2 SF 40.0%
*Measured from exterior face of building
*Includes attached covered deck floor area
30
AGENDA ITEM 6.1
2 NORTH ELEVATION
1/4" = 1'-0"
T.O. SUBFLOOR
+73.0'
T.O. SLAB
+63.0'
T.O. ROOF
+86.17'
10
'
-
0
"
13
'
-
2
"
A.B.E.
+65.5'
MAX. BUILDING HEIGHT
+95.5'
30
'
-
0
"
FACE MOUNTED
CABLE RAIL
GUARD RAIL
PROPOSED GRADE
NOTE:
SEE A6.1 FOR WINDOW SCHEDULE
STONE
VENEER WALL
PAINTED CEMENT
PANEL AT CHIMNEY
EXISTING GRADE
METAL CHIMNEY
SHROUD
MIN. 42" WIDE PLANTING
STRIP PER SITE PLAN A1.1
PLANTED WITH SHRUBS TO
PROVIDE FALL PROTECTION /
NON-WALKABLE SURFACE
NEXT TO RETAINING WALL
1 SOUTH ELEVATION
1/4" = 1'-0"
10
'
-
0
"
13
'
-
2
"
STRUCTURE BELOW
GRADE SHOWN
DASHED
WOOD FENCE
KITCHEN EXHAUST VENT
MAX. BUILDING HEIGHT
+95.5'
T.O. SUBFLOOR
+73.0'
T.O. SLAB
+63.0'
T.O. ROOF
+86.17'
A.B.E.
+65.5'
5'
-
6
"
CONTINUOUS METAL FLASHING
ABOVE FOUNDATION
30
'
-
0
"
FACE MOUNTED
CABLE RAIL
GUARD RAIL
PROPOSED GRADE
STONE VENEER WALL
HVAC EQUIPTMENT
ALIGN TOP OF CONCRETE
W/ WINDOW HEAD
EXISTING GRADE
EXTERIOR ELEVATIONS
A3.1
3309 WALLINGFORD AVE. N
SEATTLE, WA 98103
PH: 206.729.0480
WWW.MCCARCH.COM
COPYRIGHT 2021 McCLELLAN ARCHITECTS
PROJECT:
BIRD MCDONALD RESIDENCE
4304 E MERCER WAY
MERCER ISLAND, WA 98040
CLIENT:
CARLY BIRD-VOGEL & PAUL MCDONALD
4304 E MERCER WAY
MERCER ISLAND, WA 98040
ISSUE:
DATE:
FEBRUARY 24, 2022
SHEET TITLE:
SHEET:
PERMIT SUBMISSION 2021-10-25
PERMIT CORRECTION 2022-02-2401
KEY:
CAST IN PLACE CONCRETE
CEDAR SIDING
CEDAR RAIN SCREEN
STONE VENEER
PAINTED TRIM
01
31
AGENDA ITEM 6.1