02-21-2001 Planning Packet - Laserfiche WebLink

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Chair Hawn md Planning Conumtsion Membera Mayor and Council Ron Moorse, City Administrator Planning StafT From: Date: Sabjectt Mike GafTron, Planning Director February 14.2001 Residential Building Height FOR FUTURE DISCUSSION ^ (, S)or fiN Height of residential buildings has again become a topic of discussion due in part to the Senior Housing proposal, but primarily due to concerns that homes being built today are significantly higher than those being constructed a decade or two ago. This memo attempts to establish a basis for constructive discussions of the topic of building height, with a goal of reach ing coiKlusions that w ill either support modifications to the City code or support acceptance of the existing code. Exiating Code Language Detinilion of ‘Building Height* (10.02 DeHnition 13) - '“The vtrlicmt Uskutce betweem the highest tidfoimimg gretuti level et the hmtUmg or temfeH mhove the lowest ground leveU whichever is lower and the top of the cornice of aflat roof or the deck line of a mansard roof, or the uppermost point on a round or other arch type roef, or the average height of the highest gahle of a pitched or hipped roof. Topogn^thic changes which elevate the adjoining ground level above the existing terrain shall not be considered in determining building height." Note that this definition has been only slightly revised since its first appearance in the 1967 zoning code; the "10' above lowest ground level" provision was added in 1992, along with the sentence regarding topographic changes. See Sketches A A B. it should also be noted that this definition is sometimes difficult to interpret based on the intricate roof designs found in new homes today. For instance: In a home with multiple gables, it is sometimes difficult to determine which gable should be considered the highest. In determining the average height, staff has as a matter of policy considered that the ceiling of any usable space within a gable that contains a window, will be considered as the low point of the highest gable for height determinations. This effectively increases the defined height of such buildings and acts as a limitation on excessive height for homes with steeply-pitched roofs with living space in the roof area. See Sketches E and F. There could still be an issue with how we would treat an A-frame home, which techiucaliy might be as high as 60* to the peak and still meet code...see Sketch D.