HomeMy WebLinkAbout05-24-2022 - Agenda Packet
MEDINA, WASHINGTON
PLANNING COMMISSION MEETING
Virtual/Online
Tuesday, May 24, 2022 – 4:00 PM
AGENDA
COMMISSION CHAIR | Laurel Preston
COMMISSION VICE-CHAIR | Shawn Schubring
COMMISSIONERS | Laura Bustamante, Li-Tan Hsu, 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 May 24 Planning Commission meeting. Please reference Public
Comments for May 24 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 April 26, 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 May 24 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, June 21, 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 - Meeting Date TBD
Tuesday, December 27, 2022 - Regular Meeting Cancelled
December 2022 - Meeting Date TBD
2
MEDINA, WASHINGTON
PLANNING COMMISSION MEETING
Virtual/Online
Tuesday, April 26, 2022 – 4:00 PM
MINUTES
COMMISSION CHAIR | Laurel Preston
COMMISSION VICE-CHAIR | Shawn Schubring
COMMISSIONERS | Laura Bustamante, Li-Tan Hsu, David Langworthy, Mark Nelson, Mike
Raskin
PLANNING MANAGER | Stephanie Keyser
1. CALL TO ORDER / ROLL CALL
Chair Preston called the meeting to order at 4:05pm
PRESENT
Chair Laurel Preston
Vice Chair Shawn Schubring
Commissioner Li-Tan Hsu
Commissioner Mike Raskin
ABSENT
Commissioner Laura Bustamante
Commissioner David Langworthy
Commissioner Mark Nelson
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
By consensus, Planning Commission approved the minutes.
4. ANNOUNCEMENTS
4.1 Staff/Commissioners
3
AGENDA ITEM 3.1
Keyser announced that the joint planning commission/city council meeting has been
postponed until the fall. The city has been awarded a grant from the Department of
Natural Resources to inventory all trees in the right of way. Next month, planning
commission will begin the annual minor code updates.
5. AUDIENCE PARTICIPATION
None.
6. DISCUSSION
6.1 Housing Needs Assessment Draft
Recommendation: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 30 minutes
Keyser gave presentation on the housing needs assessment draft. Commissioners
discussed and asked questions. Staff responded.
6.2 Alternatives to Original Grade
Recommendation: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 30 minutes
Keyser gave presentation on the alternatives to original grade. Commissioners
discussed and asked questions. Staff responded.
7. ADJOURNMENT
Motion made by Vice Chair Schubring, Seconded by Commissioner Raskin. By
consensus meeting adjourned at 5:06pm
4
AGENDA ITEM 3.1
MEDINA, WASHINGTON
AGENDA BILL
Tuesday, May 24, 2022
Subject: Alternatives to Original Grade
Category: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Summary
As we begin to wrap up our discussion around average grade, it’s helpful to reflect on height
throughout Medina’s short history as a city. The first ordinance regulating height was adopted on
December 11, 1955. Since then, there have been eight subsequently adopted ordinances that
altered both maximum heights and where the zero is for measuring height (Attachment A). To
provide a visual demonstration, these eras have been overlayed on the attached map (Attachment
B). Just as when we looked at the various lot sizes when discussing bulk, the differences in
development regulations that houses were built under is dizzying.
The City sent out notifications to residents that Planning Commission is discussing average grade
a couple of weeks ago. Staff has received one public comment (Attachment E) so far and
anticipates more will come in closer to the public hearing in June. The redlined version of the draft
code (Attachment C) and one with all changes accepted (Attachment D) are included in this
packet. 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) History of Height in Medina
B) History of Height Map
C) Average Grade Draft – Redlined
D) Average Grade Draft – All changes accepted
E) Public Comment:
Andrew DeFlorio, Baylis Architects, received via email May 17,
2022
Budget/Fiscal Impact: N/A
Recommendation: Discussion
Proposed Commission Motion: N/A
Time Estimate: 60 minutes
5
AGENDA ITEM 6.1
CITY OF MEDINA
501 EVERGREEN POINT ROAD | PO BOX 144 | MEDINA WA 98039-0144
TELEPHONE 425-233-6400 | www.medina-wa.gov
History of Height in Medina
Prior to 1955
N/A – County regulations, if applicable
December 11, 1955 (All zoning districts) – 30 ft.
30 ft. measured from the highest point of finished grade at the building’s wall to the highest point
of the roof proper
February 17, 1976 (All zoning districts) Introduces 36 ft. limit from low point of original grade
30 ft. from highest point of original grade at the building’s wall to the highest point of the roof
proper, but not more than 36 ft. from the lowest point of original grade at the building’s wall to
the highest point of the roof proper
April 14, 1986 (All zoning districts) More structural coverage = less height (20 ft./26 ft.)
30 ft. from the highest point of original grade at the building’s wall to the highest point of the roof
proper, but not more than 36 ft. from the lowest point of original grade at the building’s wall to
the highest point of the roof proper
Except
Buildings and accessory structure may occupy 25% structural coverage if all buildings are
limited to 20 ft. from the highest point of original grade at the building’s wall to the highest point
of the roof proper but no more than 26 ft. measured from the lowest point of the original grade
and the building’s wall to the highest point of the roof proper
September 8, 1986 (R-16) Limited to 25 ft. from the lowest point of original grade
Height limited to 25 ft. measured from the lowest point of original grade at the building’s wall to
the highest point of the roof proper
25% structural coverage
July 12, 1993 (All zoning districts) Introduces low point of finished
6
AGENDA ITEM 6.1
30 feet measured from the highest point of original grade or the finished grade, whichever is
lower, at the building’s wall to the highest point of the roof property, but not more than 36-feet
measured from the lowest point of original or finished grade whichever is less at the building’s
wall to the highest point of the roof proper. (17 ½ structural)
25 feet from the highest point of original grade or finished, whichever is lower but no more than
26-feet measured from the lowest point of original grade at the building’s wall to the highest
point of the roof proper
June 13, 1994 (R-16) Removes low point of finished
Height limited to 25 ft. measured from the lowest point of original grade at the building’s wall to
the highest point of the roof proper
April 12, 1999 (R-20, R-30) Removes low point of finished; Different heights for different
structural coverages in R-30
R-30- Structural coverage limited to 13%
Height – limited to 30 ft. measured from the highest point of original grade or finished, whichever
is lower, at the building’s wall height to the highest point of the roof proper but not more than 36
ft. measured from the lowest point of original or finished grade, whichever is lower at the
building’s wall to the highest point of the roof proper
Buildings and structures may occupy 21% of the lot if the height of all buildings is limited to no
more than 25 ft. from the lowest point of original grade at the building’s wall to the highest point
of the roof proper
For lots 16,000 sq. ft. or less, if any structure exceeds 25’ height restriction, max structural
coverage is 15%
For lots 16,000 sq. ft. or less, if no structure exceeds 25’, structural coverage may be 25%
R-20 – Height is 25-ft from the lowest point of original grade to the highest point of the roof
proper
February 9, 2004 – (All zoning districts) Put low point of finished back in, limited to 28 ft.
25 feet from the lowest point of original grade to the highest point of the roof proper and limited
to 28 feet from the lowest point of finished to the highest point of the roof proper
June 8, 2009 – (R-16) Included 36-ft. additional limit for lots on a slope
Measured as a vertical distance of 25 ft. above the original grade or 28 ft. above the finished,
whichever is lower;
7
AGENDA ITEM 6.1
Measurement shall be taken at the exterior walls of the building or structure at the lowest and
highest points of the designated grade to a plane essentially parallel to the lowest and highest
points of the designated grade; and
When a building or structure is located on a slope, there shall be an additional height limit of 36-
ft. between the lowest point of original grade measured at the exterior walls of the building or
structure and the highest point of the building or structure.
8
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.
9
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
10
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
11
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
12
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
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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.
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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.
15
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.
16
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
17
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;
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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.
19
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
20
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).
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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
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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
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AGENDA ITEM 6.1
From: Andrew DeFlorio <DeFlorioa@baylisarchitects.com>
Sent: Tuesday, May 17, 2022 2:35 PM
To: Stephanie Keyser <skeyser@medina-wa.gov>
Cc: Johan Luchsinger <luchsingerj@baylisarchitects.com>
Subject: RE: Average Grade - Proposed Code Amendment
Hi Stephanie,
This is great information, thanks so much for passing it on.
We’re talking to our client about how they’d like to proceed, and this information about the code and
possible timeline will be very helpful.
With regards to my experience with original grade on this site, we were able to get our grades back from
the surveyor relatively quickly and they mostly matched what we were seeing in previous site surveys.
The unknowns and seeming arbitrary value of original grade gives me pause since it is seems much
easier to determine existing grade, given that’s what we’re actually measuring.
A lot of the difficulty for us comes from the length and narrowness of our site, which also has a higher
point in the middle, creating a more limited area where can locate the home, given current code using
the low points. We’re also in R-16, right on the cusp of R-20, so we don’t get to take advantage of any
bonuses.
It is true that an average grade plane calculation would allow a higher overall building plane for us, but
we also lose the 36’ horizontal height plane, which could have we could have benefited from on this site,
given the slope. Overall, using an average grade plane allowed us a bit more freedom and flexibly with
construction and design without an overall increase in maximum building height area.
I’m curious to keep this on my radar and would love to listen or attend the hearing if possible. Any
chance the hearings are streamed online or are they only in person?
Thanks again for the information, this has been extremely helpful.
Andrew DeFlorio
Intern Architect
10801 Main Street, # 110 | Bellevue, WA 98004
T: 425.454.0566 D: 425.679.5203 F: 425.453.8013
deflorioa@baylisarchitects.com | BaylisArchitects.com
Facebook | LinkedIn | Houzz
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AGENDA ITEM 6.1
1
Stephanie Keyser
From:laurelpr@seanet.com
Sent:Friday, May 20, 2022 4:12 PM
To:'David Yee'
Cc:Stephanie Keyser
Subject:RE: building height
Dear Dr. Yee,
Thank you for your input. Ms. Keyser will circulate it to the entire Commission.
Just a remark regarding correspondence in the future...I know that I have told you that you are welcome to email me,
and we appreciate hearing from you. Going forward, please send any messages that you intend for the entire
Commission directly to Ms. Keyser. She will forward your message to all Commissioners. An independent email that
includes a quorum could be perceived as a meeting, but the necessary public notification of a meeting has not taken
place. So this is a matter of transparency. We cannot conduct substantive discussions via email.
I hope you understand and I do not in any way intend to discourage your input. Thank you again for your message.
Best,
Laurel
-----Original Message-----
From: David Yee <davidyee2006@yahoo.com>
Sent: Friday, May 20, 2022 2:02 PM
To: laurelpr@seanet.com
Cc: del@davidlangworthy.com; mark@nelsonarchitecture.net; laurabustamante60@gmail.com
Subject: building height
Dear Chair and Commissioner Preston, Vice Chair and Commissioner Schubring, Commissioner Nelson, Commissioner
Hsu, Commissioner Raskin, Commissioner Bustamente, and Commissioner Langworthy:
During a recent city council meeting, Commissioner Preston reported to the city council about the Planning
Commission's work on building height. She noted that there was little public input and that she sought such public input.
I am writing to comply with that request.
My observations by having an addition built for my house and by reading the proposal are:
1. The proposed code is overly complex. This increases costs to Medina residents. More than one architect has remarked
to me that projects in Medina are costly because of many incremental costs associated with compliance. Increased costs
harm Medina residents. One architect mentioned that he did not like to design projects in Medina because of the overly
complex and legalistic requirements.
2. Overly restrictive and bureaucratic requirements generally do not benefit Medina residents. The larger lots and low
density makes it possible to have a varied view, be it of the yard, trees, street, lake (in some cases), and other houses.
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AGENDA ITEM 6.1
2
3. A sloped property already presents design challenges so additional challenges added by the city creates additional
headaches and problems.
4. Land is not 2 dimensional unlike paper drawings. Land elevation varies not only along the length of the house but also
the width and all the area within these lines.
5. Most of the time, it is trees, not houses, that block views. I say this as an offender, not a victim, as the many tall trees
on my property block others' views.
I would find it acceptable if the maximum building height is measured by the highest point of the original grade where
there will be a building. Any other parts of the building may equal this elevation as long as the difference between that
maximum elevation and the excess over the maximum building height is less than or equal to one floor or 15 feet, which
ever is lower. As floors are level, the undulations of the ground elevation are not replicated in the floor.
As an example, if the elevation of a property is between 5 ft. above sea level and 50 ft. above sea level, the height
limitation would be 28 ft. (78 ft. above sea level, 50+28=78) if the house is built where the land is 50 ft. above sea level.
All other parts of the house could be at 78 ft. above sea level IF that area of the house was no more than 43 ft. (28 + 15)
above original grade or one floor higher than 28 ft., whichever was lower.
I am copying the other planning commission members whom I have an e-mail address for. I do not have all of them.
Best regards,
David
David Yee, MD
3215 Evergreen Point Road
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AGENDA ITEM 6.1