HomeMy WebLinkAbout02-25-2020 - Agenda PacketPage
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MEDINA, WASHINGTON
www.medina-wa.gov
PLANNING COMMISSION MEETING AGENDA
MEDINA CITY HALL COUNCIL CHAMBERS
Tuesday, February 25, 2020
6:00 PM
AGENDA
David Langworthy, Mark Nelson, Laurel Preston, Mike Raskin, Randy Reeves, Shawn
Schubring and Jenny Smith
1. Planning Commission Meeting Minutes dated January 28, 2020
Recommendation: Adopt.
Staff Contact: Kristin McKenna, Development Services Coordinator
At this time, citizens may address the Planning Commission regarding any issue related to Planning
Commission business, excluding public hearings. To ensure equal opportunity for the public to comment,
a speaker's comments may be limit to three minutes per person, per meeting.
None.
1. Subiect: Pitched roof incentive
Recommendation: Discussion item only
Staff Contact: Stephanie Keyser, AICP, Planning Manager
2. Subiect: Minor code clean-up
Recommendation: Discussion item only
Staff Contact: Stephanie Keyser, AICP, Planning Manager
Next regular meeting: March 24, 2020
Page 1 of 15
Page
Planning Commission meetings are held on the 4th Tuesday of the month at 6 PM, unless
otherwise specified.
UPCOMING MEETINGS
Tuesday, March 24, 2020
Regular Meeting (6:00)
Tuesday, April 28, 2020
Regular Meeting Cancelled
April 2020
Special Meeting TBD
Tuesday, May 26, 2020
Joint Planning Commission and City
Council Meeting/Study Session TBD
Tuesday, June 23, 2020
Regular Meeting (6:00)
Tuesday, July 28, 2020
Regular Meeting Cancelled
July 2020
Special Meeting TBD
Tuesday, August 25, 2020
Regular Meeting (6:00)
Tuesday, September 22, 2020
Regular Meeting (6:00)
Tuesday, October 27, 2020
Regular Meeting (6:00)
Tuesday, November 24, 2020
Regular Meeting Cancelled
November 2020
Special Meeting TBD
Tuesday, December 22, 2020
Regular Meeting Cancelled
December 2020
Special Meeting TBD
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.
Page 2 of 15
Draft
AGENDA ITEM 3.1
MEDINA, WASHINGTON
PLANNING COMMISSION
REGULAR MEETING MINUTES
MEDINA CITY HALL COUNCIL CHAMBERS
Tuesday, January 28, 2020
6:00 PM
MINUTES
The Planning Commission regular meeting of January 28, 2020 was called to order at
6:05 p.m. by Development Services Coordinator McKenna.
Commissioners Present: Langworthy, Nelson, Preston, Reeves and Schubring
Commissioners Absent: Raskin and Smith
Staff Present: Keyser, McKenna and Wilcox
Development Services Coordinator McKenna called for nominations for Chair.
ACTION: Commissioner Schubring nominated Commissioner Preston for Chair.
With no other nominations, the nomination period was closed.
With no objections and by consensus, Commissioner Preston was elected as Chair.
ACTION: Chair Preston nominated Commissioner Schubring for Vice -Chair.
With no other nominations, the nomination period was closed.
With no objections and by consensus, Commissioner Schubring was elected as
Vice -Chair.
Keyser made the following announcements:
• Thanked the Commissioners for all their hard work and recapped their 2019
accomplishments.
• Council approved the Planning Commission 2020 work plan, noting there is a
pending Senate bill that potentially could change the approved work plan.
• Will be working on minor code updates.
• Pointed out the Planning Commission 2020 meeting calendar, noting there are
some regular scheduled meetings that have been cancelled. The Commissioners
can discuss scheduling special meetings if needed.
Planning Commission Meeting Minutes dated January 28, 2020 Page 3 of 15
Draft
AGENDA ITEM 3.1
• There is a joint Council -Planning Commission workshop scheduled for May 26th.
• The City of Medina will be celebrating its 65th anniversary. There will be more
information coming on how Commissioners and Board members can help
facilitate the upcoming celebration.
Minutes from the November 19, 2019 regular meeting.
ACTION: Motion Schubring second Reeves. Approved 5-0
None
Subject: Pitched roof height bonus
Keyser and the Commissioners discussed.
ACTION: Keyser will bring updated talking points to a future Planning Commission
meeting.
None
Motion Schubring second Reeves; the Commission adjourned the regular meeting at
7:42 p.m.
Minutes taken by:
Kristin McKenna
Planning Commission Meeting Minutes dated January 28, 2020 Page 4 of 15
AGENDA ITEM 6.1
CITY OF MEDINA
501 EVERGREEN POINT ROAD I PO BOX 144 1 MEDINA WA 98039-0144
TELEPHONE 425-233-6400 1 www.mectina-wa.gov
lu 1040 U7:7\►111005 I
DATE: February 25, 2020
TO: Medina Planning Commission
FROM: Stephanie Keyser, AICP, Planning Manager
RE: Pitched Roof Incentive
At last month's meeting, the discussion focused on two proposed code amendments that would create
incentives for a property owner to select a pitched roof over a flat roof when building a new single-
family residence. During the discussion, a request was made to review an additional option. This third
possibility is not an incentive, but rather an amendment that would reduce the maximum height allowed
for flat roofs, which is a strategy some cities have adopted to help control scale.
The parameters of the discussion remain the same: focusing solely on lots zoned R-16, excluding the
Medina Heights Overlay. The R-16 zoning district is the largest district in Medina, with approximately
717 lots, followed by the R-20 zoning district with approximately 423 lots, and finally the R-30 zoning
district with approximately 89 lots. To better inform tonight's discussion the following overview is
provided for new construction from 2015 to the present (as of February 19, 2020).
New Construction (2015-2020)
As Medina is a fully built -out city, development typically means that the smaller, older homes will be
demolished with new structures taking their place. The following information reflects submitted plans
for new single-family residences within the City from 2015 to February 19, 2020. An application is
deemed complete when it is accepted by the City and subsequently entered into the permit tracking
system. The following statistics do not take into consideration if an application was later withdrawn or
the project was placed on hold. This review is solely focused on new single-family residences (demo
and rebuild) and did not look at additions to existing houses.
The City received 80 applications for redevelopment from 2015 to February 19, 2020. The breakdown
per year are as follows:
Year
Total Applications
Applications in R-16
2015
13
6
2016
20
10
2017
16
9
2018
10
3
2019
14
11
2020
7 as of 211912020
5
Subject: Pitched roof incentive Page 5 of 15
AGENDA ITEM 6.1
Of the 80 submitted, 44 applications (55%) were for lots located in the R-16 zoning district. Out of
those, 24 lots were substandard (less than 16,000 square feet). Due to the high number of lots that are
zoned R-16, it makes sense that these would account for a greater portion of what is being redeveloped.
Option 1: Pitched Roof — Different Height Requirements
Summary: This option would impose different height restrictions depending on the roof -type used: 20-
feet for a flat -roof and 25 feet for a pitched roof
The most direct and arguably cleanest way to address this topic would be to limit the available building
envelope of box -style houses by reducing the maximum height.
Proposed change:
Table 20.23.050(A): Maximum Height Standards
Zoning/Height Overlay Maximum Height
Measurement Points
R-20/R-
Medina
R-16
30
SR-30
N-A
Public
Hei hts
g
High
N/A*
N/A*
N/A*
Point
20 ft. for flat roof- 25 ft.
Original Grade
for pitched
None
None
Low
25 feet
25 feet
20 feet
Point
High
N/A*
N/A*
N/A*
Point
23 ft. for flat roof 28 ft.
Finished Grade
30 feet
35 feet
wforpitched
EPoint
28 feet
28 feet
23 feet
Eligible for Height Bonus
No
Yes
Yes
No
No
No
*Not applicable.
Option 2: Pitched Roof — Structural Bonus
Summary: This option would grant additional structural bonus to the first floor of a residence if a
pitched roof was used under the current maximum zoning height (25 ft./28 ft.)
As we have previously discussed, bulk is informed by both quantitative aspects of a structure's volume
and the qualitative aspects of proportion, scale and massing. The second proposal would allow an
additional structural bonus if a pitched roof was used. Any allowance that increases the volume of a
structure is going to be controversial. The argument will be, if we're trying to reduce bulk's impact, why
are we permitting a structure's size to be increased? While it is true that yes, this option would grant
additional square feet, the suggestion is to limit that addition to the first floor. The comparatively smaller
upper floor, the pitched roof and eaves all help lessen the perception of bulk. It should also be noted that
both Option 2 and Option 3 would allow the placement of the second floor in any configuration: it could
lend itself to a "wedding cake" style, or it could result in a second -floor step -back from the front yard,
rear yard, or just one of the side yards.
Subject: Pitched roof incentive Page 6 of 15
AGENDA ITEM 6.1
Proposed language:
Lots located within the R-16 zone are allowed an additional two* (2) percent structural coverage
provided:
1. The primary single-family dwelling has a minimum roof pitch of 4:12; and
2. The two percent is applied to the portion of the primary single-family dwelling that does not
exceed fifteen (15) feet above the lowest point of original grade.
* Actual percentage TBD
During last month's meeting, it was decided the proposal of 2 and 2.5 percent additional structural
coverage did not seem to be a sufficient enough incentive. The table below explores how 4 and 5 percent
would impact the square footage per floor. It should be noted that this bonus would not grant relief from
setbacks. A spot check was done on the smallest lots in the R-16 zone to see if they would be able to
accommodate the additional square footage. Each of the lots that were checked would be able to utilize
this option. Going forward, if it is decided this is the option to pursue, a more thorough analysis of each
substandard lot within the R-16 zone will be done.
Upon review of corner lots, it was found that corner lots that are less than 10,000 square feet were unable
to utilize the bonus due to the code requirements of having two front yard setbacks, a rear yard setback
and one side yard setback. For these corner lots, the code allows a reduction in one of the front yard
setbacks to 20-feet if the other is 30-feet. This is irrelevant for lots less than 10,000 square feet because
both the regular option and the corner lot relief option result in a setback reduction for the two front and
one rear setback of 75 feet (relief option: 30 front + 20 front + 25 rear = 75; regular code option: 25
front + 25 front + 25 rear = 75). An option always available would be for a property owner to request a
non -administrative variance to be able to utilize this bonus. However, as this is decided by the Hearing
Examiner, staff is unable to guarantee that the variance would be approved.
The question to consider is at what percentage would this incentive motivate a homeowner?
Subject: Pitched roof incentive Page 7 of 15
c
LT
`m
T
m
a
0
0
m
m
AGENDA ITEM 6.1
I
Additional
First
Second
Additional
First
Second
Additional
First
Second
'
Sq. Ft.
Floor
Floor
Sq. Ft.
Floor
Floor
Sq. Ft.
Floor
Floor
8,000
30%
2,400
240
2,640
2,400
320
2,720
2,400
400
2,800
2,400
9,000
30%
2,700
270
2,970
2,700
360
3,060
2,700
450
3,150
2,700
10,000
30%
3,000
300
3,300
3,000
400
3,400
3,000
500
3,500
3,000
11,000
29.17%
3,208.7
330
3,538.7
3,208.7
440
3,648.7
3,208.7
550
3,758.7
3,208.7
12,000
28.33%
3,399.6
360
3,759.6
3,399.6
480
3,879.6
3,399.6
600
3,999.6
3,399.6
13,000
27.5%
3,575
390
3,965
3,575
520
4,095
3,575
650
4,225
3,575
14,000
26.67%
3,733.8 p
420
4,153.8
3,733.8
560
4,293.8
3,733.8
700
4,433.8
3,733.8
15,000
25.83%
3,874.5
450
4,324.5
3,874.5
600
4,474.5
3,874.5
750
4,624.5
3,874.5
16,000
25%
4,000 `
480
4,480
4,000
640
4,640
4,000
800
4,800
4,000
AGENDA ITEM 6.1
Option 3: Pitched Roof — Additional Height Bonus
Summary: This option would grant an additional five feet on top of the maximum zoning height (25 ft./28
ft.). if a pitched roof is used and the second floor structural coverage is reduced to 80% of the first floor
In the Medina Municipal Code (MMC), lots in the R-20 and R-30 zoning district are eligible for an
additional height bonus of 30 feet from the high point of original grade or 36 feet from the low point of
original grade if the structural coverage is reduced to 13% of the lot. Typically with development
regulation incentives, there's a tradeoff as demonstrated by the above example. When we talk about the
possibility of granting an additional five feet, yes that might encourage more pitched roofs, however it
will also negatively contribute to both the perception and actual bulk of new construction, which is
something Council wants to avoid. At the same time, the area that we are focusing on for this allowance,
the R-16 zoning district, has 12 lots that are 8,000 square feet or less, 138 lots that are 10,000 square
feet or less, 387 lots that are less than 16,000 square feet, and approximately 180 lots that meet or exceed
16,000 square feet. A significant reduction in structural coverage in exchange for five additional feet
does not seem to be a reasonable solution, especially for the smallest of lots in Medina.
In order to maximize the building envelope, it is often the case that one floor is placed directly on top
of another floor, thereby creating a sense of volume and bulk that too often overwhelms adjacent
structures. To offset an increase in additional height but not perpetuate more boxes, it is proposed that
the second floor be reduced to 80% of the first floor.
Proposed language:
Lots within the R-16 zone are allowed an additional five (5) feet above the maximum height otherwise
allowed on the lot provided:
1. A minimum 4:12 pitch is used; and
2. The maximum structural coverage of any floor above the first is limited to 80% of the first floor.
We often talk about the structural coverage or square footage and the maximum height as separate
elements of the whole, however for the purpose of this analysis, let us consider the entire building's
development capacity. The maximum building capacity for a site is determined by multiplying the
square footage of the structural coverage by the maximum zoning height and subtracting setbacks and
areas that are unbuildable due to environmental constraints. In the examples below, different floor
heights are used (15110 and 12.5/12.5) as well as a maximum building height of 25-feet. Utilizing a
reduced second floor model, the following examples explore the possible impacts of this provision to
development capacity on 8,000, 10,000, 12,000, and 14,000 square foot lots. The examples show what
the development capacity would be as -of -right and if a box -style structure were constructed, the
development capacity of a house with a 15-foot first floor and 10-foot second floor, and finally a house
constructed with equal 12.5-foot floors. What results is for a structure with a 15-foot first floor, the
reduction in the second floor (80% of the first) can be recaptured by the additional height, which would
not diminish the development capacity. However, if each floor is 12.5 feet high, the development
capacity is reduced.
Subject: Pitched roof incentive Page 9 of 15
AGENDA ITEM 6.1
Example 1:
Given: Lot Area = 8,000 square feet
Lot Dimensions = 80' x 100'
'—
— —
— — — —
Permitted Structural Coverage = 30% of the lot, or 2,400
Maximum Height = 25' from o.g.
60,000 W
Setbacks = 25' front; 25' rear' 10' each side
Buildable Area (lot dimensions — setbacks) = 60' x 40'
Allowable development capacity (volume) _ (2400 x 25) =
60,000 ft3
Bonus Pitched Roof Height = 5'
30 '—
— — — — — — — — — — — — — — —
First Floor Structural Coverage = 2,400
25=_
_ _ _ _
Second Floor Coverage (80% Maximum of First) = 1,920
19,200 ft3
Buildable Area: First Floor = 60' x 40'
1'—
— —
— — — —
Second Floor = 48' x 40'
36,000 W
Wall Height: First Floor = 15'
Second Floor = 10'
Total New Volume = 36,000 (2400*15) + 19,200 (1920*10) + 4,800 (1/2(48*40*5))
60,000 ft3 = No reduction in development capacity
Bonus Pitched Roof Height = 5'
First Floor Structural Coverage = 2,400
Second Floor Coverage (80% Maximum of First) = 1,920 sup— — — — —'— — — — — — — — — — —
Buildable Area: First Floor = 60' x 40'$'— — — — — — — — —
Second Floor = 48' x 40' 24,000 ft3
Wall Height: First Floor = 12.5' 12'S— — — — — —
Second Floor = 12.5' 30,000 ft3
Total New Volume = 30,000 (2400* 12.5) + 24,000 (1920* 12.5) + 4,800 (1/2(48*40*5))
58,800 ft3 = Reduction in development capacity by 1,200 ft3
Bird's eye view of structural coverage:
s0,
ea°
sa°
40'
SD'
Permitted by right
100,
so,
5' bonds helglit
100,
Subject: Pitched roof incentive Page 10 of 15
Example 2:
Given: Lot Area = 10,000 square feet
Lot Dimensions = 80' x 125'
Permitted Structural Coverage = 30% of the lot, or 3,000 '—
Maximum Height = 25' from o.g.
Setbacks = 25' front; 25' rear' 10' each side
Buildable Area (lot dimensions — setbacks) = 60' x 75'
Allowable Volume = (3000 x 25) = 75,000 ft3
Bonus Pitched Roof Height = 5'
First Floor Structural Coverage = 3,000 301—
Second Floor Coverage (80% Maximum of First) = 2,400 25._
Buildable Area: First Floor = 50' x 60'
Second Floor = 40' x 60' 15'—
Wall Height: First Floor = 15'
Second Floor = 10'
AGENDA ITEM 6.1
75,000 ft3
27,000 ft3
45,ao0
Total New Volume = 45,000 (3000* 15) + 24,000 (2400* 10) + 6,000 (1/2(40*60*5))
75,000 ft3 = No reduction in development capacity
Bonus Pitched Roof Height = 5' 30,
-- - - - - - - --------
First Floor Structural Coverage = 3,000
Second Floor Coverage (80% Maximum of First) = 2,400'— — — — — — — —
Buildable Area: First Floor = 50' x 60' 30,000 0
---
Second Floor = 40' x 60'
Wall Height: First Floor = 12.5' 37,500 W
Second Floor = 12.5'
Total New Volume = 37,500 (3000* 12.5) + 30,000 (2400*12.5) + 6,000 (1/2(40*60*5))
73,500 ft3 = Reduction in development capacity by 1,500 ft3
Bird's eye view of structural coverage:
11-
Permitted by. f1gllt
5' bonus height
ly-
Subject: Pitched roof incentive Page 11 of 15
AGENDA ITEM 6.1
Example 3:
Given: Lot Area = 12,000 square feet
Lot Dimensions = 100' x 120'
Permitted Structural Coverage = 28.33% of the lot, or 3,400 (3,399.6)
Maximum Height = 25' from o.g.
Setbacks = 26' front; 26' rear' 10' each side
Buildable Area (lot dimensions — setbacks) = 80' x 68'•_
Allowable Volume = (3,400 x 25) = 85,000 ft3
55,000 W
Bonus Pitched Roof Height = 5' 30,_
First Floor Structural Coverage = 3,400
Second Floor Coverage (80% Maximum of First) = 2,720 25'—
Buildable Area: First Floor = 50' x 68' 151—
Second Floor = 42.5' x 64'
Wall Height: First Floor = 15'
Second Floor = 10'
---------------
27,200 W
51,000 fi13
Total New Volume = 51,000 (3400* 15) + 27,200 (2720* 10) + 6,800 (1/2(42.5*64*5))
85,000 ft3 = No reduction in development capacity
Bonus Pitched Roof Height = 5' 30,_
First Floor Structural Coverage = 3,400
Second Floor Coverage (80% Maximum of First) = 2,720s'
Buildable Area: First Floor = 50' x 68' 12 5-
Second Floor = 42.5' x 64'
Wall Height: First Floor = 12.5'
Second Floor = 12.5'
34,000 W
42,500 ft3
Total New Volume = 42,500 (3400* 12.5) + 34,000 (3400* 12.5) + 6,800 (1/2(42.5*64*5))
83,300 ft3 = Reduction in development capacity by 1,700 ft3
Bird's eye view of structural coverage:
loa 100,
8V
50,
1
Permitted by right
110' se,
42
6811
64
120, 68' '
120'
5' bonus height
Subject: Pitched roof incentive Page 12 of 15
Example 4:
Given: Lot Area = 14,000 square feet
Lot Dimensions = 100' x 160'
Permitted Structural Coverage = 25% of the lot, or 4,000
Maximum Height = 25' from o.g. ��r—
Setbacks = 30' front; 30' rear' 10' each side
Buildable Area (lot dimensions — setbacks) = 80' x 100'
Allowable Volume = (4,000 x 25) = 100,000 ft3
Bonus Pitched Roof Height = 5' 301_
First Floor Structural Coverage = 4,000
Second Floor Coverage (80% Maximum of First) = 3,200 25'_
Buildable Area: First Floor = 50' x 80' 1$,_
Second Floor = 40' x 80'
Wall Height: First Floor = 15'
Second Floor = 10'
AGENDA ITEM 6.1
100,000 ft3
32,000 ft3
60,000 ft-3
Total New Volume = 60,000 (4000* 15) + 32,000 (3200* 10) + 8,000 (1/2(40*80*5))
100,000 ft3 = No reduction in development capacity
Bonus Pitched Roof Height = 5'
First Floor Structural Coverage = 4,000 30,— — — — — — — — — — — — — — — — —
Second Floor Coverage (80% Maximum of First) = 3,200 25__ _ _ _ _
Buildable Area: First Floor = 50' x 80' 40,000 W
Second Floor = 40' x 80'—
Wall Height: First Floor = 12.5' 50,000 ft3
Second Floor = 12.5'
Total New Volume = 50,000 (4000*12.5) + 40,000 (3200*12.5) + 8,000 (1/2(40*80*5))
98,000 ft3 = Reduction in development capacity by 2,000 ft3
Bird's eye view of structural coverage:
iao• 100,
90•
1 100'
Permitted by right
so,
ao^
W,
loa• _
160, 16W
5' bonus height
Subject: Pitched roof incentive Page 13 of 15
AGENDA ITEM 6.2
CITY OF MEDINA
501 EVERGREEN POINT ROAD I PO BOX 144 1 MEDINA WA 98039-0144
TELEPHONE 425-233-6400 1 www.mectina-wa.gov
lu 1040 07:7,11►111005 I
DATE: February 25, 2020
TO: Medina Planning Commission
FROM: Stephanie Keyser, AICP, Planning Manager
RE: Minor Code Clean -Up
In addition to the regular Work Plan items, staff is working on a code clean-up in order to remove
outdated references, repeal sections that have expired, and clarify two sections with the following
proposed amendments:
MMC 20.22.030(E) Lot development standards.
Summary: Thisproposal will include lots at the end of a terminal street in theprovision of the code that
allows logical orientation of a structure, regardless of the setback dimensions.
The following amendment would read as follows:
E. Where a lot at the terminal end of the street or adjoining a private lane has a condition where the
orientation of the dwelling on the lot, or the orientation of dwellings on adjacent properties, logically
suggests setbacks that do not correspond to the longer and shorter dimensions of the lot, the setbacks
shall be established using the logical orientation rather than the dimensions of the lot.
MMC 20.22.040(J) Protrusions into setback areas.
Summary: This would create an exception for mechanical equipment to protrude into the side yard
setbacks on lots containing legally non -conforming structures, provided a 10 foot setback is maintained.
The following amendment would read as follows:
J. Small accessory structures and outdoor mechanical equipment provided:
line;
21. The highest point of the accessory structure or outdoor mechanical equipment does not exceed
eight feet in height above the finished grade;
-32. The accessory structure or outdoor mechanical equipment does not occupy a footprint greater than
100 square feet;
43. Solid landscape screening pursuant to MMC 20.30.060 is planted that screens the structure or
mechanical equipment from adjoining properties; -and
34 n fnininnim 15 feet setb ek f em therear- pr-eper-ty line :maintained; The protrusion is limited to
the setback area from the rear DroDertv line. Drovided a minimum 15-foot rear Dronertv setback is
maintained, except:
Subject: Minor code clean-up Page 14 of 15
AGENDA ITEM 6.2
a. Where the installation of outdoor mechanical equipment is for a legally non -conforming structure
pursuant to MMC 20.36.060, the protrusion may include the side -yard setback, provided a minimum
10-foot side -yard setback is maintained.
5. For outdoor mechanical equipment, the requirements set forth in MMC 8.06 shall be met.
Subject: Minor code clean-up Page 15 of 15