HomeMy WebLinkAbout06-21-2022 - Agenda Packet
MEDINA, WASHINGTON
PLANNING COMMISSION SPECIAL
MEETING
Virtual/Online
Tuesday, June 21, 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
The Medina Planning Commission meetings will remain virtual until fall 2022. Members of the
public may 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, Rebecca Bennett, at 425.233.6414 or email rbennett@medina-wa.gov and leave a
message before 12PM on the day of the June 21 Planning Commission meeting. Please
reference Public Comments for June 21 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 May 24, 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 June 21 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. PUBLIC HEARING
6.1 Alternatives to Original Grade
Recommendation: Approve
Staff Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 90 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, 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, May 24, 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 Laura Bustamante
Commissioner David Langworthy arrived at 5:18pm
Commissioner Mark Nelson
Commissioner Mike Raskin
ABSENT
Commissioner Li-Tan Hsu
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 April 26, 2022
Recommendation: Approve Minutes
Staff Contact: Rebecca Bennett, Development Services Coordinator
ACTION: Motion to approve amended minutes. (Approved 6-0)
Motion made by Vice Chair Schubring, Seconded by Commissioner Raskin.
Voting Yea: Chair Preston, Vice Chair Schubring, Commissioner Bustamante,
3
AGENDA ITEM 3.1
Commissioner Langworthy, Commissioner Nelson, Commissioner Raskin
4. ANNOUNCEMENTS
4.1 Staff/Commissioners
Keyser announced that starting in September we will be moving to a hybrid meeting.
Preston announced that the tree code recommendations are in front of council. Burns
updated commissioners on the buffer between transitional housing and schools.
5. AUDIENCE PARTICIPATION
Paul Saad and India Fitting spoke of their concerns to alternatives to original grade.
6. DISCUSSION
6.1 Alternatives to Original Grade
Recommendation: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 60 minutes
Keyser gave an update for alternatives to original grade. Commissioners discussed and
asked questions. Staff responded accordingly.
7. ADJOURNMENT
Meeting adjourned at 6:02pm.
ACTION: Motion to adjourn.
Motion made by Commissioner Nelson, Seconded by Vice Chair Schubring.
Voting Yea: Chair Preston, Vice Chair Schubring, Commissioner Bustamante,
Commissioner Langworthy, Commissioner Nelson, Commissioner Raskin
4
AGENDA ITEM 3.1
MEDINA, WASHINGTON
AGENDA BILL
Tuesday, June 21, 2022
Subject: Alternatives to Original Grade
Category: Public Hearing
Staff Contact(s): Stephanie Keyser, Planning Manager
Summary
Original grade has been used as the starting point for measuring structure height in Medina for
decades. Defined as the natural ground elevation that existed prior to any lot development or
manmade modifications in the first instance (MMC 16.12.080), determining original grade is not
as simple as going to a site to look at it or reviewing a topographic map. As prescribed in the
code, the determination requires a soils investigation by a geotechnical engineer along the
parameters of the proposed exterior walls/sides (MMC 16.23.080(B)). Test pits are dug and based
on those samples the geotechnical engineer determines original grade underneath the entire
structure. A written report is submitted with the building permit and is reviewed for completeness
against the requirements in MMC 16.23.080(D).
The process of determining original grade is an imperfect science. Different firms can and have
reached contrasting conclusions for the same site. There are sites where original grade is actually
in the air at a point above the existing ground because the site was graded at some point in its
history. There are sites that have been amended with soil and now the original grade is 4 -6 feet
beneath the visual ground.
For the first half of 2022, Planning Commission has discussed moving to an average grade
method for determining structure height. During the last meeting, concern was raised about the
impact this might have on Medina Heights, a neighborhood with a lower height allowance.
The attachments include a redlined version (Attachment A) and one with all changes accepted
(Attachment B). Just as with the tree code draft, 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
C) Public Comments
1. Bill Pollard, received via email June 6, 2022
2. Andrew DeFlorio, Baylis Architects, received via email May 17,
2022
3. David Yee, received via email May 20, 2022
D) History of Height Map
E) Examples
Budget/Fiscal Impact: N/A
5
AGENDA ITEM 6.1
Recommendation: Approve
Proposed Commission Motion: Move to recommend approval of the draft code
Time Estimate: 90 minutes
6
AGENDA ITEM 6.1
Average Grade Draft Code 6.21.22
Page 1 of 13
16.12.020. – “G” definitions.
Gazebo or pavilion means a fully or partly roofed or covered freestanding structure fully or partly
open at the sides designed, established and installed to provide outdoor living, cooking and/or
recreation.
Geologically hazardous areas means areas that may not be suited to development consistent
with public health, safety or environmental standards, because of their susceptibility to erosion,
sliding, earthquake, or other geologic events as designated by WAC 365-190-120. In the City of
Medina, types of geologically hazardous areas include erosion, landslide, and seismic hazards.
Golf course means an area with at least nine holes for playing golf, including improved tees,
greens, fairways, hazards, and a driving range. Facility may include a clubhouse with related
pro-shop, restaurant/food, and alcohol service.
Grade, average means the average of the natural or existing topography of the portion of the lot,
parcel, or tract of real property which will be directly under the proposed building or structure.
The calculation shall be made prior to any development activity by averaging the ground
elevations at the midpoint of all exterior walls of the proposed building or structure.
Grade, existing; existing grade means the ground elevation existing on a lot at the time an
application for a building or other development permit is filed at the city.
Grade, finished; finished grade means the ground elevation after any lot development is
completed.
Grade, original: original grade means the natural ground elevation that existed prior to any lot
development or manmade modifications in the first instance. (See MMC 16.23.080)
Grading means the movement or redistribution of the soil, sand, rock, gravel, sediment, or other
material on a site in a manner that alters the natural contour of the land.
Grading when used with Chapter 16.50 MMC means any excavation, filling, removal of topsoil,
or any combination thereof.
Greenhouse means a building wherein the temperature and humidity can be regulated for the
cultivation of plants.
Grid system means a type of permeable pavement made with a concrete or plastic grid that
contains and stabilizes gravel or topsoil and grass and allows water to infiltrate.
Ground water means water in a saturated zone or stratum beneath the surface of land or a
surface water body.
Growth Management Act means Chapter 36.70A RCW, as amended.
Grubbing means to clear by digging up roots and or stumps. See "clearing."
Guests means those who occupy upon invitation of the owner or lessee without charge or other
consideration for such occupancy.
Gutter, depending on its context, means:
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AGENDA ITEM 6.1
Average Grade Draft Code 6.21.22
Page 2 of 13
1. On a roof, a gutter is a shallow trough fixed to the edge of a roof or eave for the
carrying off of rainwater; or
2. On grade, a gutter is a channel for draining off water at the edge of a street or road.
…
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 zoneing district.
2. Table 16.23.050(B) establishes the maximum height standards for buildings and
structures within each overlay district.
32. Areas not identified in Table 16.23.050(A) are subject to the height standards
specified for the R-20/R-30 zone.
43. 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 for buildings and structures not located in
an overlay district is measured from average grade 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 30-feet. The building façade shall be measured from the existing grade or
finished grade, whichever is lower, at the furthest downhill extend of the proposed
building, to the top of the exterior wall façade supporting the roof framing, rafters,
trusses, etc.
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 grade 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.
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AGENDA ITEM 6.1
Average Grade Draft Code 6.21.22
Page 3 of 13
Table 16.23.050(A): Maximum Zoning 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 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
Table 16.23.050(B): Maximum Overlay Height Standards
Zoning Overlay Maximum Height
(feet)
Measurement Height Bonus
(feet)
Medina Heights 20 Lowest point of
existing or
finished,
whichever point is
lower is used
N/A
Shoreline District See MMC 16.63.040 See MMC
16.63.040
See MMC
16.63.040
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.
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AGENDA ITEM 6.1
Average Grade Draft Code 6.21.22
Page 4 of 13
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
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 Grade, Option 1
A, B, C, D…Existing ground elevation at midpoint of exterior wall
a,b,c,d…Horizontal length of exterior wall
Include the perimeter of a deck unless the deck has no walls at or below the deck level and no
covering above the deck.
Midpoint Elevation Exterior Wall Length
A = 120.0’ a = 20’
B = 115.0’ b = 30’
C = 113.0’ c = 7’
D = 112.5’ d = 5’
E = 112.3’ e = 16’
F = 112.7’ f = 5’
G = 113.1’ g = 7’
H = 117.2’ h = 15’
I = 120. 4’ i = 10’
*Site Plan: Not to scale J = 120.6’ j= 6’
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AGENDA ITEM 6.1
Average Grade Draft Code 6.21.22
Page 5 of 13
Formula: (A x a)+(B x b)+(C x c)+(D x d)+(E x e)+(F x f)+(G x g)+(H x h)+(I x i)+ (J x j)…
a + b + c + d + e + f + g + h + i + j…
Example: (120.0’ x 20’)+(115.0’ x 30’)+(113.0’ x 7’)+(112.5’ x 5’)+(112.3’ x 16’)+( 112.7’ x
5’)+ (113.1’ x 7’)+( 117.2’ x 15’)+(120. 4’ x 10’)+(120.6’ x 6’)
20 + 30 + 7 + 5 + 16 + 5 + 7 + 15 + 10 + 6
14041.1 = 116.04’ Average Grade
121
Figure 16.23.060(C)(b) Calculating Average Grade, Option 2
A, B, C, D…Existing ground elevation at midpoint of rectangle segment
a,b,c,d…Length of rectangle segment
Midpoint Elevation Exterior Wall Length
A = 120.0’ a = 30’
B = 114.8’ b = 35’
C = 111.6’ c = 30’
D = 117.5’ d = 35’
*Site Plan: Not to scale
Formula: (A x a)+(B x b)+(C x c)+(D x d)
a + b + c + d
Example: (120.0’ x 30’)+(114.8’ x 35’)+(111.6’ x 30’)+(117.5’ x 35’)
30 + 35 + 30 + 35
15078.5 = 115.98’ Average Grade
130
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AGENDA ITEM 6.1
Average Grade Draft Code 6.21.22
Page 6 of 13
D. For the Medina Heights Overlay, height shall be measured as shown in Figure
16.23.060(D) and as set forth in the following procedures:
1. The base elevation for measuring height shall be taken at two points where the
outside of the exterior walls/sides of the proposed building or structure intersect with
the following:
a. The lowest point of existing grade;
b. The lowest point of finished grade;
2. Starting at the two base elevation points, a vertical line shall be extended by the
distance of the applicable maximum height prescribed in Table 16.23.050(B).
3. The grade and corresponding vertical line established under subsection (D)(1) of
this section that has the lower upper elevation (measured from a zero-elevation
surface) shall be used to measure maximum height;
4. Maximum height shall be a horizontal plane intersecting the upper elevation of
the vertical line established in subsection (C)(2) of this section for measuring
maximum height and shall be perpendicular to the same vertical line as shown in
Figure 16.23.060(D);
5. The maximum height envelope shall be the area between the applicable grade
and the horizontal height plane established in this section and shown in Figure
16.23.060(D);
6. No part of the building or structure, including roof lines, shall protrude above the
maximum height envelope, except as allowed otherwise by law.
Figure 16.23.060(D Calculating Height in Medina Heights Overlay
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;
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AGENDA ITEM 6.1
Average Grade Draft Code 6.21.22
Page 7 of 13
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:
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.
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AGENDA ITEM 6.1
Average Grade Draft Code 6.21.22
Page 8 of 13
Figure 16.23.060(B): R-16 Height Measurements
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 6.21.22
Page 9 of 13
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;
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AGENDA ITEM 6.1
Average Grade Draft Code 6.21.22
Page 10 of 13
8. See subsection (E) of this section for establishing the height plane parameter and
subsection (G) of this section for height calculation exemptions.
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:
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AGENDA ITEM 6.1
Average Grade Draft Code 6.21.22
Page 11 of 13
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.
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
16.23.070. - Building and structure height exceptions.
The following are exempt from the height standards in MMC 16.23.050:
A. Spires, belfries and domes of religious facilities not intended for human occupancy
provided the height is approved as part of the nonadministrative special use permit
for the religious facility;
B. Flag poles, provided the pole does not exceed:
1. A height of 45 feet above the existing grade; and
2. A width of 12 inches diameter at the widest point of the pole;
C. Chimneys, chase, mechanical equipment, vents or other essential building elements
required by the building codes provided:
1. The structure or equipment does not project more than three feet above the
maximum height otherwise allowed on the lot;
2. The structure or equipment does not exceed five feet in horizontal width above
the maximum height otherwise allowed on the lot;
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AGENDA ITEM 6.1
Average Grade Draft Code 6.21.22
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D. Photovoltaic (PV) panels; provided, that:
1. The panels do not project more than six inches above the maximum height
otherwise allowed on the lot; and
2. Where feasible, the support structure of a roof-mounted panel is screened by
extended parapets or other architecturally integrated screening;
E. Wireless communication facilities approved pursuant to Chapter 16.37 MMC; and
F. Exceptions specifically granted elsewhere in the Medina Municipal Code.
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:
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AGENDA ITEM 6.1
Average Grade Draft Code 6.21.22
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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;
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.
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Page 1 of 7
16.12.020. – “G” definitions.
Gazebo or pavilion means a fully or partly roofed or covered freestanding structure fully or partly
open at the sides designed, established and installed to provide outdoor living, cooking and/or
recreation.
Geologically hazardous areas means areas that may not be suited to development consistent
with public health, safety or environmental standards, because of their susceptibility to erosion,
sliding, earthquake, or other geologic events as designated by WAC 365-190-120. In the City of
Medina, types of geologically hazardous areas include erosion, landslide, and seismic hazards.
Golf course means an area with at least nine holes for playing golf, including improved tees,
greens, fairways, hazards, and a driving range. Facility may include a clubhouse with related
pro-shop, restaurant/food, and alcohol service.
Grade, average means the average of the natural or existing topography of the portion of the lot,
parcel, or tract of real property which will be directly under the proposed building or structure.
The calculation shall be made prior to any development activity by averaging the ground
elevations at the midpoint of all exterior walls of the proposed building or structure.
Grade, existing; existing grade means the ground elevation existing on a lot at the time an
application for a building or other development permit is filed at the city.
Grade, finished; finished grade means the ground elevation after any lot development is
completed.
Grading means the movement or redistribution of the soil, sand, rock, gravel, sediment, or other
material on a site in a manner that alters the natural contour of the land.
Grading when used with Chapter 16.50 MMC means any excavation, filling, removal of topsoil,
or any combination thereof.
Greenhouse means a building wherein the temperature and humidity can be regulated for the
cultivation of plants.
Grid system means a type of permeable pavement made with a concrete or plastic grid that
contains and stabilizes gravel or topsoil and grass and allows water to infiltrate.
Ground water means water in a saturated zone or stratum beneath the surface of land or a
surface water body.
Growth Management Act means Chapter 36.70A RCW, as amended.
Grubbing means to clear by digging up roots and or stumps. See "clearing."
Guests means those who occupy upon invitation of the owner or lessee without charge or other
consideration for such occupancy.
Gutter, depending on its context, means:
1. On a roof, a gutter is a shallow trough fixed to the edge of a roof or eave for the
carrying off of rainwater; or
2. On grade, a gutter is a channel for draining off water at the edge of a street or road.
20
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Page 2 of 7
…
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 zoning district.
2. Table 16.23.050(B) establishes the maximum height standards for buildings and
structures within each overlay district.
3. Areas not identified in Table 16.23.050(A) are subject to the height standards
specified for the R-20/R-30 zone.
4. Where Table 16.23.050(A) 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 for buildings and structures not located in an overlay district is measured
from average grade 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 30-feet. The building façade shall be measured from the existing grade or
finished grade, whichever is lower, at the furthest downhill extend of the proposed
building, to the top of the exterior wall façade supporting the roof framing, rafters,
trusses, etc.
C. The methods for determining the average grade 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(A): Maximum Zoning Height Standards
Zoning District 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
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AGENDA ITEM 6.1
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Page 3 of 7
Table 16.23.050(B): Maximum Overlay Height Standards
Zoning Overlay Maximum Height
(feet)
Measurement Height Bonus
(feet)
Medina Heights 20 Lowest point of
existing or
finished,
whichever point is
lower is used
N/A
Shoreline District See MMC 16.63.040 See MMC
16.63.040
See MMC
16.63.040
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 (B)(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
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AGENDA ITEM 6.1
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Page 4 of 7
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 Grade, Option 1
A, B, C, D…Existing ground elevation at midpoint of exterior wall
a,b,c,d…Horizontal length of exterior wall
Include the perimeter of a deck unless the deck has no walls at or below the deck level and no
covering above the deck.
Midpoint Elevation Exterior Wall Length
A = 120.0’ a = 20’
B = 115.0’ b = 30’
C = 113.0’ c = 7’
D = 112.5’ d = 5’
E = 112.3’ e = 16’
F = 112.7’ f = 5’
G = 113.1’ g = 7’
H = 117.2’ h = 15’
I = 120. 4’ i = 10’
*Site Plan: Not to scale J = 120.6’ j= 6’
Formula: (A x a)+(B x b)+(C x c)+(D x d)+(E x e)+(F x f)+(G x g)+(H x h)+(I x i)+ (J x j)…
a + b + c + d + e + f + g + h + i + j…
Example: (120.0’ x 20’)+(115.0’ x 30’)+(113.0’ x 7’)+(112.5’ x 5’)+(112.3’ x 16’)+( 112.7’ x 5’)+
(113.1’ x 7’)+( 117.2’ x 15’)+(120. 4’ x 10’)+(120.6’ x 6’)
20 + 30 + 7 + 5 + 16 + 5 + 7 + 15 + 10 + 6
= 14041.1 = 116.04’ Average Grade
121
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AGENDA ITEM 6.1
Average Grade Draft Code (Clean) 6.21.22
Page 5 of 7
Figure 16.23.060(C)(b) Calculating Average Grade, Option 2
A, B, C, D…Existing ground elevation at midpoint of rectangle segment
a,b,c,d…Length of rectangle segment
Midpoint Elevation Exterior Wall Length
A = 120.0’ a = 30’
B = 114.8’ b = 35’
C = 111.6’ c = 30’
D = 117.5’ d = 35’
*Site Plan: Not to scale
Formula: (A x a)+(B x b)+(C x c)+(D x d)
a + b + c + d
Example: (120.0’ x 30’)+(114.8’ x 35’)+(111.6’ x 30’)+(117.5’ x 35’)
30 + 35 + 30 + 35
= 15078.5 = 115.98’ Average Grade
130
D. For the Medina Heights Overlay, height shall be measured as shown in Figure
16.23.060(D) and as set forth in the following procedures:
1. The base elevation for measuring height shall be taken at two points where the
outside of the exterior walls/sides of the proposed building or structure intersect with
the following:
a. The lowest point of existing grade;
b. The lowest point of finished grade;
2. Starting at the two base elevation points, a vertical line shall be extended by the
distance of the applicable maximum height prescribed in Table 16.23.050(B).
3. The grade and corresponding vertical line established under subsection (D)(1) of
this section that has the lower upper elevation (measured from a zero-elevation
surface) shall be used to measure maximum height;
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AGENDA ITEM 6.1
Average Grade Draft Code (Clean) 6.21.22
Page 6 of 7
4. Maximum height shall be a horizontal plane intersecting the upper elevation of
the vertical line established in subsection (C)(2) of this section for measuring
maximum height and shall be perpendicular to the same vertical line as shown in
Figure 16.23.060(D);
5. The maximum height envelope shall be the area between the applicable grade
and the horizontal height plane established in this section and shown in Figure
16.23.060(D);
6. No part of the building or structure, including roof lines, shall protrude above the
maximum height envelope, except as allowed otherwise by law.
Figure 16.23.060(D Calculating Height in Medina Heights Overlay
16.23.070. - Building and structure height exceptions.
The following are exempt from the height standards in MMC 16.23.050:
A. Spires, belfries and domes of religious facilities not intended for human occupancy
provided the height is approved as part of the nonadministrative special use permit
for the religious facility;
B. Flag poles, provided the pole does not exceed:
1. A height of 45 feet above the existing grade; and
2. A width of 12 inches diameter at the widest point of the pole;
C. Chimneys, chase, mechanical equipment, vents or other essential building elements
required by the building codes provided:
1. The structure or equipment does not project more than three feet above the
maximum height otherwise allowed on the lot;
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AGENDA ITEM 6.1
Average Grade Draft Code (Clean) 6.21.22
Page 7 of 7
2. The structure or equipment does not exceed five feet in horizontal width above
the maximum height otherwise allowed on the lot;
D. Photovoltaic (PV) panels; provided, that:
1. The panels do not project more than six inches above the maximum height
otherwise allowed on the lot; and
2. Where feasible, the support structure of a roof-mounted panel is screened by
extended parapets or other architecturally integrated screening;
E. Wireless communication facilities approved pursuant to Chapter 16.37 MMC; and
F. Exceptions specifically granted elsewhere in the Medina Municipal Code.
26
AGENDA ITEM 6.1
1
Stephanie Keyser
From:Pete Holton <pwholton@comcast.net>
Sent:Monday, June 20, 2022 3:40 PM
To:Stephanie Keyser
Subject:Re: June 21 meeting
Hi Stephanie, I live in Medina Heights where our current building height is restricted to 20 feet from original grade. I
would like to keep it at 20 feet from original grade. As you know Medina Heights homes are built on a mildly sloped
hillside and in order to preserve views the Preservation District was created. My opinion is that using average grade will
result in higher rooflines thus restricting views. Let’s keep the Preservation District as is.
Thank Pete
Sent from my iPad
> On Jun 20, 2022, at 12:52 PM, Stephanie Keyser <skeyser@medina-wa.gov> wrote:
>
> Hi Pete,
>
> Yes, all of the meetings are recorded. I'm not sure if any motions will be made tomorrow but regardless Planning
Commission's recommendation will be brought to Council in September for another public hearing and possible
adoption.
>
> Let me know if you have questions.
>
> Stephanie
>
> -----Original Message-----
> From: Pete Holton <pwholton@comcast.net>
> Sent: Friday, June 17, 2022 4:49 PM
> To: Stephanie Keyser <skeyser@medina-wa.gov>
> Subject: June 21 meeting
>
> I can’t attend the virtual meeting. Will it be recorded and available at a later date?
> Thanks Pete
>
> Sent from my iPhone
27
AGENDA ITEM 6.1
1
Stephanie Keyser
From:Steven Smith <stevendsmith13@gmail.com>
Sent:Monday, June 20, 2022 12:04 PM
To:Stephanie Keyser
Cc:Kathleen Bayley-Smith
Subject:Proposed Average Grade Amendment
To whom it may concern,
We have lived at 309 Upland Road, Medina for approximately 20 years.
We also own 8467 Midland Road, Medina.
We are submitting comments regarding a Proposal to change building requirements from the current “original” grade to
“average” grade to determine available height for building.
This proposed change is a VERY BAD idea.
If this was the very beginning of the City of Medina in the 1950’s, it could make sense.
Unfortunately, approximately 1/2 or more of the homes in Medina have been rebuilt over the last 65 + years under the
existing “original” grade determination.
With flat, non-view lots, it may not make a significant difference.
But with view, sloped lots, such as Medina Heights it will be a catastrophe.
Over 1/2 the homes in these areas have already been rebuilt under the “original” grade determination.
Most of these properties have approximately 10’ - 12’ of slope over their building footprint.
This new proposal would enable any new rebuilt homes to be approximately 5’ - 6’ higher than previously allowed.
5’ - 6’ additional height would significantly negatively impact the view of any existing home or already rebuilt home
under the “original” grade determination.
Especially Medina Heights which only has a 20’ (original) 23’ (finished) overall height available currently.
This would be approximately a 25% increase in height allowed.
The many homes already built to the “original” grade determination would likely seek financial remedy from the City of
Medina for loss of view if the “average” grade proposal were approved.
It could be said that the already rebuilt homes could rebuild again higher with the proposed amendment.
That would be unlikely with a range of $3M to $10M in construction cost already spent in the rebuilt homes.
I am a long term homeowner, as well as a builder who has built many homes in Medina and Clyde Hill.
I understand the proposed amendment and STRONGLY OPPOSE it.
Thank you for your consideration.
Steven and Kathleen Smith
425-260-4595
425-260-4596
28
AGENDA ITEM 6.1
1
Stephanie Keyser
From:Richard Stevenson <richstevenson@comcast.net>
Sent:Monday, June 20, 2022 10:03 AM
To:Stephanie Keyser
Subject:Average Grade
Hi Stephanie,
My name is Rich Stevenson and we(my family) have lived at 8214 Overlake Dr. W in Medina for 22 years. I have been in
the construction/real estate business for over 40 years and would like you to know where I stand with regards to the
new proposal of “Average Grade”.
Medina is the first place I’ve lived or worked where “original grade” is standard practice for measuring structure
height. I believe this to be a very antiquated, impractical and unfair means to determining the height of a structure with
regards to equality to all residents and basic curb appeal for the neighborhood.
For what it is worth, I would like you to know that I support the proposal of “Average Grade”.
Sincerely,
Rich Stevenson
(206)619-6995
29
AGENDA ITEM 6.1
1
Stephanie Keyser
From:Bill Pollard <pollard@talonprivate.com>
Sent:Monday, June 6, 2022 8:36 AM
To:Stephanie Keyser
Cc:Jhpollard@comcast.net
Subject:Planning Commission "Average Grade" discussion
Stephanie:
I own a home in Medina Heights located at 8423 Midland Road. We did a major renovation approximately 3 years ago
and had numerous height constraints because it was determined that our Original Grade was significantly lower than the
current Average Grade. There are numerous lots adjacent to us that are ripe from re-development. If there was a switch
to an Average Grade height determination, it would have major view implications and negative impacts on property
values for all of us that have abided by the Original Grade code requirements. While I support progressive municipal
regulation, it not appropriate nor equitable for the City to specifically modify a code to enhance the property values of
some while having a punitive impact on those who have been abided by the existing regulations. I would also suggest
that Medina Heights is unique within the City due to its topography. It might be appropriate to exempt Medina Heights
from a punitive code modification which wouldn’t have negative effects in the balance of the City.
Thank you for your consideration and please pass on my thoughts to the Planning Commission.
Bill Pollard
BILL POLLARD
MANAGING PRINCIPAL
Download my vCard - Click Here
O: 425.507.2570 C: 425.765.7141
929 108th Ave NE Suite 1510
Bellevue, WA 98004
www.talonprivate.com
TALON PRIVATE CAPITAL, LLC
TALON | M PARTNERS, LLC
This communication may contain privileged and/or confidential information. It is intended solely for the use of the addressee. If you are not the intended recipient,
you are strictly prohibited from disclosing, copying, distributing or using any of this information. If you received this communication in error, please contact the
sender immediately and destroy the material in its entirety, whether electronic or hard copy
30
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
31
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.
32
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
33
AGENDA ITEM 6.1
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E
RD
EKAL
RE
VO
EN
EVA
HT48
DN28
EVA
EN
EN
EVA
HT77
NE 26TH ST
NE 8TH ST
NE 24TH ST
HT77
EVA
EN
NE 8TH ST
87TH AVE
NE
86TH AVE
NE
DR
TNIOP
NEERGREVE
EV
ERGREEN POINT
RD
DN28
EVA
EN
SR 520
EN
EVA
HT48
NE 22ND ST
OVERLAK
E DR E
EN
EVA
HT48
EN
EVA
HT97
NE 7TH ST
NE 8TH ST
EN
EVA
HT48
NE 12TH ST
EN
EVA
HT68
HT87
EVA
EN
EN
EVA
HT08
EN
EVA
HT88
DR
TNIOP
NEERGREVE
EN
EVA
HT48
O
V
E
R
L
A
K
E
D
R
W
HT87
EVA
NE
NE 18TH ST
EN
EVA
HT08
77TH AVE
NE
77
T
H
AV
E
N
E
NE 7TH ST
NE 26TH ST
OVERLAKE DR W
NE 5TH ST
N
E
7
T
H
S
T
UPLAND RD
D
R
P
O
I
N
T
SR-520
0
0
0
0
00
0
0
0
0
0
0
0
0
0
520
821
836
511
820
808
800
544
847
834 833
8 4 5
707
804
915
426
631
515
824
830
619
907 842
841
550
740
531
802
427
123
501 420
827
816
848
702
925
439
920
760
601
944
425
836
609
923
232
602
91 6
214
816
402
925
247
625
322
510
309
122
720
320
435
438
854
226
212
314
827
318
433
816
328
401
632
850
90
4
838
914
300
647
130
338
826
817
543
934
611
945
820
800
830
804
610
520
336
851
624
643
605
508 522
912
442
456
802
415
620
850
853
90 5
840
414
607
200
530
538
626
620
506
423
617
446
826
110
411
494
924
484
802 815
901
601
841
508
630
322
860
911
560
3
0
4
116
801
932851
1
0
1
811
512
3
0
9
822
909
111
810
825
515
935
777
450
958
202
230
712
410
506
405
830
821
925
808
500
954
312
329
801
417
2
2
7
525
530
432
518
438
955
600
201
515
443
806
820
223
700
444
922
9167
3239
2860
3609
1223
24342432
0267
8001
2646
2638
2619
2633
2621
7400
1821
3 43 8
2436
3 3 2 0
3 31 8
32253227
8 71 7
8 7 2 3
8277
2665
8277
4277
8300
2625
2617
1387
3265
8004
4497
0497
1 23 0
3 3 0 4
2601
1641
886
5
8248
5118
2841
9148
2659
3317 3 31 2
3 23 2
3 60 8
792
0
25
5
5
2500
2427
1302
8 3 3 8
8 4 5 5
2470
781
3
2033
3 4 3 0
3337
4048
2564
2647
3244
2218
2626
1567
0218
784
2
1087
1468
3615
5018
8 88 0
2795
2441
0348
1219
763
4
801
5
3 61 6
322 2
8 41 8
1660
2243
2643
8206
6477
2539
770
2
3455
1135
5788
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8 74 3
2033
2631
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2628
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1
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791
4
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2
5
2
0
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3223
3607
3267
3
6
6
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3301
243
6
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2656
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1125
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84
2
4
3210
3 43 6
2021
3687
2610
0618
252 6
1425
1810
1407
1249
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842
8
740
9
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1611
844
3
2213
1168
3217
3409
2209
2457
7167
2233
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2424
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3461
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8035
5177
1018
791 6
800
5
3287
1432
1229
0668
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2231
8287
2633
5168
4477
1168
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7560
89
2
5
842
5
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2438
803
0
3255
2045
802
2
2456
271 0
0267
8587
9267
2534
6168
8 7 3 1
2439
845
7
1656
0268
3665
2221
4228
3241
2655
2547
8265
1487
2240
3403
2128
3621
4087
102402878487
2444
1898
8
2
4
5
20
0
0
2620
7277
3261
2549
1036
1247
1068
803
7
1864
2420
782
6
864
5
8 3 0 5
760
8
7118
802
9
1556
2
5
1
6
8 45 7
8408
1306
8 24 7
1004
2025
1233
9377
8 3 1 5
3411
2740
0467
8036
824
0
1687
3 22 0
3451
9377
3 3 2 6
3204
2616
152 6
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8 43 5
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1277
2022
0277
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1600
9548
3268
2247
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8 75 1
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9287
761
3
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6268
8 7 1 1
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6148
6448
3235
3 30 6
780
9
2
5
3
1
8477
1000
2453
1818
6128
0287
2020
2058
1449
7
3
1
9
4248
5448
8 72 3
8703
8 8 4 6
1859
2268
2611
84
4
6
3224
3427
3221
2200
2443
8567
1051
2222
2414
3405
3329
2612
3435
2226
802
1
2501
1015
7712
2618
2404
2629
1535
7287
8667
2010
8925
8 22 4
1017
8 33 5
1231
8 81 6
1033
9088
1662
865
0
2401
1127
2420
8210
2203
2254
2606
2187
2507
3 23 4
7979
804
9
5577
1687
1800
9267
2207
862
2
1259
8267
3 64 8
3 32 4
8 2 2 2
2402
7612
6267
8 44 4
1012
824
0
2 63 8
3211
8447
2460
2790
4487
6267
7861
1250
1034
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2405
1849
3268
3603
0077
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0397
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2201
7
3
2
9
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2223
0067
1026
3611
3267
3201
1 22 0
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1601
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843
0
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8
6
0
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870
0
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3
2057
9477
8430
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3 44 8
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3 22 4
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5
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8
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2
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254
8
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3
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2455
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3 4 4 4
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3 2 5 23319
1438
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781
5
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785
1
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841
6
762
0
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263
5
2402
8 33 6
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9897
2057
2221
6348
3 23 0
3233
3 24 8
2587
8 7 1 1
3 44 4
8087
7777
1625
8649
0768
0367
1400 2267
1403
2243
3327
2240
2647
764
8
772
0
2615
2242
8 43 6
1465
2827
1251
8 81 0
840
1
1028
5177
8 81 9
2019
2546
3313
3 4 0 4
0277
154
6
2077
2608
2015
2028
1025
1267
2461
2426
1899
8439
255
7
1427
2414
24262433
2651
1067
1049
1811
7606
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8 8 1 4
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8
4
5
7
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0
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9448
7148
8 7 1 0
1167
8633
8422
2837
8 2 1 3
3240
3243
9167
8208
3 6 3 0
2308
2012
2422
2387
1081
5667
1150
3 24 1
3 4 4 0
1010
3219
3 30 2
2602
1011
262
5
3212
2433
5167
2001
2645
1260
8 23 3
8 81 5
7747
0568
2267
8911
8 34 5
1829
0348
2227
1048
7 52 5
3619
3 3 1 1
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2445
2551
1 2 4 0
7197
2632
1367
1556
1405
1270
8 41 4
2039
1819
8 81 2
6068
8 73 3
4068
2857
107 6
9397
1 03 1
3 66 0
8387
2222
801
4
2602
3256
2036
1686
2244
2038
2463
2750
1
5
3
6
5128
1416
2054
3 24 2
9987
1428
1667
3340
1637
0387
0508
2623
0087
1221
103
5
2051
7148
2409
1137
0757
7368
2248
1019
2839
1040
8 44 5
2208
0548
8000
3 31 0
8467
2221
3421
2537
842 6
5367
2020
1632
2 5 1 5
8627
2607
1849
2237
100
7
1 62 5
5477
6018
2626
2255
2087
2604
6187
1587
2618
8245
8 46 0
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6167
3339
2415
2610
2220
3316
1545
2851
2233
5248
7832
3 4 5 0
8168
3087
2221
2030
1248
2467
8 23 2
4248
1659
8 90 1
1577
1024
2609
804
3
2042
2456
0608
1 21 0
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2060
7587
3 33 4
2618
8432
4208
3419
3429
1555
2853
1257
844
9
2021
2168
1253
7887
1
6
0
5
2431
3309
0087
775
0
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9187
2
5
5
3
804
2
2536
8055
2 5 6 2
0567
2626
3663
2438
2540
782
1
1387
2238
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3204
2601
1415
82
5
5
1636
2 01 9
84
0
0
2468
8 29 7
3655
4328
840
0
2005
2403
7777
9197
4167
8 9 0 5
2235
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3257
2445
8 84 7
3 2 5 4
3215
3239
25 6 0
252
2
2025
790
0
2039
8 46 9
0097
8 46 7
4187
1835
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1015
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2650
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1420
2532
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1
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1
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25 0 1
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3 65 4
2646
8000
2420
8 46 1
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801
9
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1445
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8 22 6
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3 6 4 0
5567
2222
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3 33 2
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1020
2032
0367
4128
2216
2254
1661
4087
0408
9577
3267
9268
6368
2616
3425
2525
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5067
8300
3 2 4 0
2027
1013
2039
3
6
7
0
844 5
9177
2407
0067
2415
8411
5018
2561
1000
2605
8398
7800
7 5 4 3
7 54 5
3263
3267
Wells Medina
St. Thomas
Church/School
Nursery
Medina Elementary
Overlake Golf & Country Club
Medina Park
City Shop
Metro
Medina Beach Park
City Hall
Dabney Point
Groat Point
Lake Washington
Mey
denbauer Bay
Store
Post Office
PSE
Bellevue Christian School
Fairweather Nature
Preserve / Park
Evergreen Point F
a
i
r
w
e
a
t
h
e
r
B
a
y
Lane
La k e
Town of
Lake
Washington
GasStation
Viewpoint Park
Public Dock
Cozy Cove
PSE
Substation
Substation
SR-520 Maintenance Facility
Legend
Before 1955
1955-1976
1976-1986
1986-1993
1993-1994
1994-1999
1999-2004
2004-2009
2009-present
Vacant
N/A
Shared
Dock
N/A
Shared
Dock
N/A Shared
Tract N/A Shared Tract
Ov
e
r
l
a
k
e
Go
l
f
&
C
C
N/A
Green Store
N/A Shared Tract
N/A
Shared
Tract
N/A
Shared
Tract
N/A
Shared
Tract
N/A Shared Tract
N/A Sh
a
r
e
d
T
r
a
c
t
N/
A
S
h
a
r
e
d
T
r
a
c
t
N/A
Shared
Tract
N/A
S
h
a
r
e
d
T
r
a
c
t
34
AGENDA ITEM 6.1
35
AGENDA ITEM 6.1
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AGENDA ITEM 6.1
37
AGENDA ITEM 6.1
38
AGENDA ITEM 6.1
39
AGENDA ITEM 6.1
40
AGENDA ITEM 6.1
41
AGENDA ITEM 6.1
42
AGENDA ITEM 6.1
43
AGENDA ITEM 6.1
44
AGENDA ITEM 6.1
45
AGENDA ITEM 6.1
46
AGENDA ITEM 6.1
47
AGENDA ITEM 6.1