Opinion ID: 2326822
Heading Depth: 2
Heading Rank: 2

Heading: The Attic Issue

Text: We turn next to the attic issue. KCA argues that the BZA, concentrating on whether the sixth level of the subject building has structural headroom, 11 DCMR § 199.1, failed to address in its written decision whether the sixth level actually is an attic within the meaning of the dictionary definition of attic that is incorporated into the zoning regulations pursuant to 11 DCMR § 199.2(g). Both KCA and the ANC contend that the BZA's decision upholding the Zoning Administrator's treatment of the sixth-floor space as an attic conflicts with that dictionary definition. The ANC also asserts that the BZA ignored the evidence that the sixth-floor space has amenities (eight windows, ten general purpose duplex convenience outlets, and three ceiling light fixtures) that show that it was intended to be habitable space. KCA agrees, arguing that the sixth level is an additional floor of usable space, labeled `attic' and given a low ceiling for the evident purpose . . . of circumventing the density restrictions of the Zoning Regulations. . . .
The transcript of the BZA's June 24, 2004 deliberations makes clear that the BZA recognized that it was presented with the issue of whether the sixth level is an attic, not merely with the issue of whether the sixth level has structural headroom of at least six feet six inches. [18] The BZA Chairman stated at the outset of the BZA's deliberations, in his summary of the issues to be decided, that what was brought up of issue is . . . generally speaking, when is an attic an attic and how one decides that. The Chairman also acknowledged that the BZA is bound, of course, to what the regulations tell us of what an attic is. However, the record shows unmistakably that the BZA's reasoning was that the sixth level would qualify as an attic if its headroom is structural (reasoning drawn at least in part, it seems, from some of the litigants' arguments). [19] During their deliberations, BZA members agreed that the sixth level is attic space because the structural portions of the building are there. The BZA made a similar statement in its November 8, 2005 written decision, concluding that the collar ties forming the attic ceiling were not ornamental, but served as structural members necessary to help brace the building against racking in a north-south direction. This statement, it appears, was the BZA's resolution of the whether the sixth level is an attic issue. The flaw in the BZA's approach is that, under the dictionary definition of attic incorporated in the zoning regulations, the presence of structural headroom does not suffice to make a space an attic. [20] As we noted above, 11 DCMR § 199.2(g) provides that [w]ords not defined in this section shall have the meanings given in Webster's Unabridged Dictionary. The unabridged, Webster's Third New International Dictionary sets out the following definitions of attic: 1a: a low story or wall above the main order or orders of a facade in the classical styles b: a room or rooms behind an attic c: the part of a building immediately below the roof and wholly or partly within the roof framing: a garret or storage space under the roof Id. (italics added). [21] The parties and intervenors focused the BZA's attention on the portion of definition 1c that we have italicized above; thus, the BZA was asked to consider whether the sixth level is immediately below the roof and wholly or partly within the roof framing. [22] The record provides no explanation for why the other definitions would or would not apply  for example, why the sixth level of the subject building (which, with a height of six feet five and a quarter inches, is substantially lower in height than the building's other ten-foot-plus stories) would not qualify as a room behind a low story . . . above the main order or orders of [the] facade of the building. In any event, the BZA did not explicitly consider or apply any of the unabridged Webster's dictionary definitions before concluding that the sixth level is an attic. Because it failed to do so, and because we may not supply a rationale [for the BZA's decision] by conjecture from what it did, [23] we agree with KCA and the ANC that a remand is required so that the BZA may consider the attic issue in light of the definitions incorporated by reference in the zoning regulations, and so that it can explain why it was or was not appropriate for the Zoning Administrator to treat the sixth level as an attic. We will remand so that the BZA can make a finding of fact on each material contested issue of fact. George Washington Univ., 831 A.2d at 931. We reject, however, the challengers' argument that reversal, rather than remand, is warranted on the ground that the sixth level cannot qualify as an attic. In our view, the record does not make that a foregone conclusion. As noted, one of the applicable dictionary definitions refers to an attic as the part of a building located wholly or partly within the roof framing. Conceivably, it appears to us, the collar ties that form the ceiling of the sixth level are part of the roof framing. [24] If that is so, then, it might be argued, the sixth level is to some extent within that framing. Also, as we have already conjectured, the sixth level conceivably qualifies as the room or rooms behind a low story that is the attic. These are questions that the BZA, not we, must resolve in the first instance (and we imply nothing about how they should be answered). [25] During the BZA's deliberations, BZA members rejected the argument, urged primarily by the ANC, that the sixth level is not an attic because it has amenities that show that it is intended to be a habitable space rather than a storage space. [26] We will not disturb their reasoning on this point, because the Webster's dictionary definitions do not restrict attic status to non-habitable space. [27] We also agree with Montrose that the fact that attics are explicitly excluded from the definition of habitable room in 11 DCMR § 199.1 does not mean that a so-called attic that is habitable is not actually an attic with the meaning of the zoning regulations. As Montrose aptly explains, Simply put, [the effect of this regulation is that] when the term `habitable room' is used in the [zoning] regulations, those regulations do not apply to an attic, for whatever reason deemed appropriate.