ADBmemo_12-12-07.pdf
CE
ITY OF DMONDS
th
121 5 Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DSD: PD
EVELOPMENT ERVICES EPARTMENTLANNINGIVISION
MEMORANDUM
To
The Architectural Design Board (ADB)
FromGina Coccia, Planner
Date
December 12, 2007
SubjectADB-2007-79 – height limit “roof only” analysis
Introduction:
On December 5, 2007, a public hearing was held on file ADB-2007-79: an application by Tony Shapiro,
th
representing Jones Brothers, LLC, for a new nine unit multi-family project located at 207 & 211 5 Avenue North in
the Multiple Residential (RM-1.5) zone.
Staff gave a presentation, followed by the applicant. Public testimony was provided, followed by board
deliberations. Staff entered into the record several new exhibits: Exhibit 16 (the PowerPoint presentation created by
the applicant), Exhibit 9i (a memo from the Engineering Division in response to public testimony) and several new
public comment letters received after the staff report had been mailed (Exhibits 9j, 9k, 9l, and 9m). Staff
recommended approval of the project, with conditions, specifically that the project needs to be adjusted to meet the
height limit, as it appears that the proposal does not comply with the RM-1.5 code requirement that all portions of
the structure above 25 feet in height have a 4-in-12 pitched roof. During board deliberations, the ADB moved to
continue the hearing until the next available date, Wednesday December 19, 2007. The sole purpose of the
continuation is to obtain staff clarification on the project as it relates to the height limit; no additional public
comment is to be provided unless the ADB chooses to reopen the hearing for additional testimony. The following is
staff’s analysis and conclusions, as requested, which is intended to be entered into the record as “Exhibit 17.”
Staff Analysis and Conclusions:
The project is located in the RM-1.5 zone, which has a 25-foot height limit. There is a footnote in ECDC
16.30.030.A (footnote 1) that allows an additional bonus, as follows:
“Roof only may extend five feet above the stated height limit if all portions of the roof above the
stated height limit have a slope of four inches in 12 inches or greater.”
Exhibits 11 and 12 clearly show the building extending above the 25-foot height limit. However, it appears that
portions of the building extending approximately 3-feet or so above the 25-foot mark are not designed to be within a
4-in-12 pitched roof as required.
Staff met internally to discuss this project as it relates to the height limit, and the following conclusions were
reached.
1.The language in the RM zones regarding exceeding the 25-foot height limit is clear and has been consistently
interpreted and applied over the years. All portions of buildings in RM zones that are over 25 feet in height
must be within a pitched roof of at least 4-in-12. This requirement is distinctly different from the “modulated
design” standard that had been debated and applied within the BC zone, where more complex roof designs were
developed and approved.
2.The language in the RM zone uses the term “roof only” when discussing the height of the structure extending
above 25 feet. Although this does describe the appearance of the structure and its design, it does not limit or
describe the particular uses located within the roof – these could be anything from an attic space to a vaulted
ceiling for the floor below to usable living space enclosed by the roof and possible dormers. All of these options
have been constructed in buildings located within the RM zone.
Exhibit 17
ADB-07-79
3.Design examples offered by the applicant showing roof designs that were not 4-in-12 depicted buildings located
within the old BC zone, and are not applicable to code requirements and design options available in RM zones.
4.All of the previously recommended conditions of approval contained in the staff report for ADB-2007-79 are
still applicable.
5.This project does not meet the height limit, because not all portions of the roof above the stated height limit
have a slope of 4-in-12 or greater.
6.This project will need to be redesigned to meet the height limit. At least two options are available to allow the
applicant time to redesign, and these can be discussed with the applicant:
a.The ADB may choose to continue the meeting to a date certain so that the applicant can re-design the
roofline to meet the height limit; or,
b.The ADB may choose to deny the application, allowing the applicant to start over with a new design. In
this case, staff would recommend denial “without prejudice” so that the applicant could resubmit a new
design at their convenience, and the only fees charged would be the nominal amount needed to re-advertise
for a new public hearing.
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