Height Definition

Height Definition

History

When the large-scale residential development (McMansion) ordinance was approved in September 2006, a new definition of "height" for residential buildings was adopted.  The change in residential height definition triggered inquiry into developing changes for the definition of height for commercial buildings. Stakeholders began meeting to discuss the issue in early 2007,and have since been unable to reach consensus on the issue.

On May 20, 2007, the Land Use and Transportation sub-committee received a presentation from the Watershed Protection and Development Review Department regarding potential changes to the Code's definition of height for commercial and multi-family projects. 

Staff recommended that the highest point of land be measured from the existing grade, the lowest point be measured from finished grade and the average of those measurements will determine the height of the building. Also, there may be no more than a nine-foot change in natural grade at the low end of a slope.

A work session to go over the staff recommendation with stakeholders and to consider comments was held on Monday, June 4, 2007. Three questions remained regarding the new definition:

1. Should the McMansion definition of height apply city wide for residential development or just apply to city-wide residential redevelopment?
2. The highest point of natural grade is to be measured adjacent from the building or at the sidewalk that connects to the curb of the street the building faces. Will this work?
3. A retaining wall may be the lesser of 15% of the building height or 9 feet in the urban roadway boundaries, or 30% of the building height outside the urban roadway boundaries. Will this work?

August 2007 Update

A final stakeholders meeting was held on June 28, 2007. Following the meeting, Council Member McCracken proposed the following ordinance structure:

1. High point is measured from highest point of natural grade adjacent to the building;
2. Low point is measured from the lesser of
   1. Finished grade adjacent to the building or
   2. Natural grade, plus 15% of the allowable height from base zoning
3. For purposes of calculating compatibility standards, low point is measured from the lesser of
   1. Finished grade adjacent to the building or
   2. Natural grade, plus 15% of the allowable height from base zoning up to 9 feet
4. Ordinance applies only to commercial zoning districts (single family height measurement standards will not be changed).
   1.  Industrial exempted. 
   2. Downtown exempted.
5. Ordinance is limited to commercial properties inside the Design Standards Urban Roadway boundary
6. Ordinance will be reviewed after one year.

The Ordinance is being drafted by City Legal Staff and will go before Board and Commissions for comments before going to Council. Once Boards and Commission hearing dates have been scheduled, they will be posted on RECA's web page.

Resources

NEW City Staff Presentation (May 20, 2007)