Council explores limits on flat-roof "shoebox" infill homes; staff proposes graduated-height envelope and other options

Councilmembers raised concerns about recent flat-roof infill homes that create tall, blank walls next to older, lower-profile neighbors. Planning staff reviewed how the city currently measures building height (average finished ground elevation at the center of all walls to the highest point) and suggested several approaches to reduce the chance of three-story flat-box homes immediately adjacent to single-story homes.

Staff described two main regulatory alternatives: (1) a graduated height envelope (an angled "tent" beginning at 8 feet from property lines rising at a 45-degree plane toward the lot center) that effectively limits exterior wall height near property lines while allowing full height away from edges; and (2) a fixed exterior-wall-height approach (example from Salt Lake City) that caps the vertical face at a set height at the setback and requires greater setback to achieve taller walls. Staff also proposed distinguishing flat roofs from pitched roofs by a slope threshold (discussion ranged between 2/12 and 4/12) and adopting lower maximums for flat roofs (examples: 20—24 ft) while allowing pitched roofs to reach existing 35-foot limits.

Councilmembers described the visual and neighbor-impacts of the new infill homes; one councilmember called the example "the shoe box that Shaquille O'Neal shoes come in" to illustrate the scale mismatch. Council direction was to pursue straightforward code changes to stop repeat instances of the extreme "shoebox" while scheduling a broader redevelopment conversation about infill and lot-size policy for later study.

Next steps: staff will prepare draft code language focused on preventing the most extreme outcomes (options: exterior-wall-height limit at setbacks, reduced flat-roof maxima, or a simple graduated envelope) and return for additional council discussion and public review.