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1335 Tonkiwi - Height Issue September 2,2004 Page 2 Code Deflnition The building height definition in the code reads as follows: ^BuUdhtg height means the vertical distance between the highest adjoining ground level at the building or ten feet above the lowest ground level, whichever is lower, and the top of the cornice of a flat roof, or the deck line of a mansard roof, or the uppermost point on a round or other arch type roof, or the average height of the highest gable of a pitched or hipped roof. Topographic changes which elevate the adjoining ground level above the existing terrain shall not be considered in determining building height.’’ Property History This property was the middle lot ofa three-lot plat created in 1998. The 3 lots were then replatted a year later to relocate lot lines and incorporate additional land, expanding tlie two westerly lots. A grading plan proposing the creation ofa built-up building pad for this lot was provided with the initial subdivision (Attachment C) but no revised grading plan was required or provided at the re-plat stage. Based on applicant’s current submitted survey (Attachment E) the initial grading plan to raise the grade to 939.5' for the middle lot was never fully accomplished, either as part of tlte subdivision or later. The existing grade at the east end of the site is approximately 936.2 ’ where it tapers away from the home next door. The existing grade where the house will be placed ranges from 932.9' to 936.4' per the submitted surv ey, which suggests that portions of the lot were filled 2-3' when the home to the east was built. Proposed House The proposed house plans rely on applicant bringing in additional fill, resulting in a final grade along the street side of the house ranging from 943.2 ’ to 943.7', i.e. as much as 7' of fill above the highest current grade, 9' above the original highest grade, and 4’ above the liighest grade proposed with the subdivision (see Attach meat D). The applicant’s intent is to create a walkout situation fr'om what was originally a flat lot. The house incorporates a pyramidal hipped roof system at the east end that encloses the first story as well the half-story above it. This roof system includes a number of dormers. The very peak of the roof is proposed at elevation 981.9’, approximately 49 feet above the existing grade of 932.9' at that location. Height Measurement Codes & Policies The City’s building height definition clearly specifies tlte lower point for measuring building height (see definition above). However, in terms of the highest point, the determination of what constitute the “highest gable” has become extremely difficult with the complex roof systems being deigned by architects today. This topic has been a part of the Planning Commission ’s review of the issue of bui Iding heights, bulk and massing that has been ongoing since 2001. As early as February2001 staff indicated in a memo to Council and Planning Commission the policy being followed regarding determination of upper height measuring point: