Loading...
HomeMy WebLinkAboutCAP 2007-03-27 Item 2C - Discussion - Building Height IssueDEPARTMENT OF COMMUNITY DEVELOPMENT CITY OF TUKWILA MEMORANDUM TO: Community and Parks Committee FROM: Steve Lancaster DATE: March 15, 2007 SUBJECT: Building Height ISSUE Should the City change the way building heights are regulated? BACKGROUND Sandra Kruize addressed the City Council on March 5 regarding her concerns about building heights. She submitted a letter to the Council at that time, a copy of which is attached. Specifically, Ms. Kruize is concerned about a home being built at 15815 47 Avenue South (Ms. Kruize lives at 4457 S. 158 St see attached aerial photograph). Tukwila's Zoning Code establishes a maximum building height of 30 feet in the LDR Low Density Residential district (TMC 18.10.060). The Code specifies that "building height" is to be "calculated by the method in the Washington State Building Code" (TMC 18.06.100). The State Building Code defines "building height" as "the vertical distance from grade plane to the average height of the highest roof surface" (IBC Section 502.1). The term "grade plane" is defined as follows: A reference plane representing the average of fmished ground level adjoining the building at exterior walls. Where the fmished ground surface slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line or, where the lot line is more than 6 feet (1829 mm) from the building, between the building and a point 6 feet (1829 mm) from the building. The attached figure provides a graphic representation of how this calculation is made under varying grade circumstances. It also provides information on how our neighboring jurisdictions regulate building height. Q:\CODE_REV\height.doc-sjl-Created on 03/15/2007 9:50:00 AM Page 1 of 2 ALTERNATIVES 1. No change. 2. Reduce residential height standard from 30 feet to something lower. 3. Measure residential building height from lowest grade rather than average grade. RECOMMENDATION Tukwila's single family height regulations are similar to those of nearby, similarly situated communities. No action recommended. Attachments: March 5, 2007 from Sandra Kruize. GIS map /photo of Kruize neighborhood. Comparison of Maximum Building Height Standards. Q:\CODE_REV\height.doc-sjl-Created on 03/15/2007 9:50:00 AM Page 2 of 2 Sandra fraize 4457 S. 158 St. tuhwila, 11 98188 206 -246 -9189 sandrahraize(knahoo.com Mayor and Council Members, City of Tukwila March 5, 2007 I thank you for allowing me to address you with my concern about large buildings going up in low- density residential neighborhoods. Here are the main points: Tukwila City policies obviously enhance life for residents, with programs such as the Backyard Wildlife Habitat Program, free dump passes, free chipping days, and awards for homes and yards which their owners ,lave fixed up nicely. Especially in a city i l such positive policies: 1. I was more than dismayed at the enormous -sized house being built in my neighborhood, kitty -corner off my back yard. Nearby houses are being dwarfed by it, losing a substantial amount of their privacy, light and view. 2. The zoning and building codes state a maximum height for buildings in `Low Density Residential' neighborhoods as 3.0 feet, but this is somehow interpreted to allow much higher heights than this to be built. 3. I believe if such interpretation of maximum height is allowed to continue. 'Low Density Residential' neighborhoods will-look like they are filled with apartment buildings and they will become more like slums. How cart people care as much about their properties when they have lost so much of their privacy, light and view? 4. With all the good things the City does, I can't believe it would condone such an interpretation, and I petition the Council t look into this. Sincerely, Tukwila Kent Renton Seatac Burien 3ut lot. hi ghe .r_than_1-0_teet-aboY.e..tf. etc we.: Lgrade- in..5.feet .of_ he structure Cit Max Height I Lower Datum __Tukwila eaTa_c 30 Average grade 35 Lowest grade within 5 feet 35 Highest grade within 5 feet 30 Average grade 35 Average grade Upper Datum Mid -point of sloped roof Mid -point of sloped roof Mid -point of sloped roof Mid -point of sloped roof Highest point of structure Kent Renton 1 Comparison of Maximum Bui ding Height Standards irt Burien Marsh Residence Aerial Photo