3214 BROADWAY SEPA 017 - 004 Land Use Decision Documents 2025-04-14

architectural screening; a prohibition of flat unembellished rooflines and bright roof colors; a requirement for residential buildings to have pitched roofs with dormers or intersecting roof forms to break up the mass of a continuous sloping roof. An exception to this standard may be approved by the Planning Director for green roofs, rooftop decks, terraces and open space. The Applicant proposed a parapet roof with cornices that do not meet the standard for a pitched roof. The application seeks a modification of this standard2. (exhibit 1, staff report, page 3; exhibit 5, design modification narrative) 30. The review of the modification requests is set forth in EMC 19.31A.040(F)(3). The Applicant requested the building modification in conjunction with the height variance as discussed above. With the increase in building height, the structure will be allowed roof height for roof forms that do not contain habitable space. The Applicant seeks a parapet roof instead of a pitched roof. The requested design modification would allow this type of roof. (exhibit 1, staff report, page 4; exhibit 4, variance narrative, page 2; exhibit 5, design modification narrative, pages 1 and 2) 31. The Applicant submitted that some residential and mid-rise developments in the BMU zone along Broadway Avenue have parapet or cornice roof forms instead of pitched roofs. The Applicant submitted that the parapet roof would not be materially detrimental to the properties in the area and would be more comparable with the designs of the neighboring comparable properties. (exhibit 5, design modification narrative, page 1) 32. In 2014, the Planning Director approved the roof form modification for the 2014 approved project. Because the instant application has been reviewed with the new design, the Applicant must secure the modification approval through the Hearing Examiner process. (exhibit 1, staff report, page 4; testimony of Mr. Ingalsbe) 33. The City submitted that the BMU zone was designed to create a business district that supports neighborhoods, as well as the larger community. Such an intent encourages multi-story structures with a bulk and scale that represents the neighboring properties. According to the City, the proposed structure will create a strong pedestrian oriented urban edge along both street frontages (Broadway Avenue and 32nd Street) and will attract residents who will contribute to a more lively commercial neighborhood. The proposed height of the structure and the roof design will not be detrimental to the property. (exhibit 1, staff report, page 4) 2 The usual building design modification review is conducted by the Planning Director pursuant to EMC 19.31A.040(F)(3). However, because of the need for variances(as discussed above),the modifications were consolidated and subject to the Hearing Examiner review. 731