HomeMy WebLinkAboutItem 5.2�z � 0—
TOWN OF LOS ALTOS HILLS February 16, 2006
Staff Report to the Planning Commission
RE: DISCUSSION TO CONSIDER AMENDING ZONING CODE SECTION 10-1.208
(BASEMENT DEFINITION).
FROM: Brian Froelich, Assistant Pinner 3�T_
APPROVED BY: Carl Cahill, Planning Director d -c'
That the Planning Commission:
Discuss the proposed revision and direct staff to prepare text amendments to the
ordinances as determined to be necessary.
The purpose of this item is to clarify the basement definition with regard to basement
ceiling. Particularly, ceiling height has been an issue with at least two recent projects and
during other pre -application meetings for proposed or modified basements. Architects and
designers have been proposing artificially lowered ceilings for the purpose of exempting
floor area.
DISCUSSION
Currently, Zoning Code Section 10-1.208 states:
Sec. 10-1.208 Basernerit
"Baserntnt" shall mean a floor level, or portions thereof, which is
(1) directly under a building; and
(2) have its entire height (vertical distance measured from bottom of the basement slab to the
ceiling above) beneath the adjoining natural or finished grade, whichever is lower; and
(2) have at least 3 sides, or at least 75% of its perimeter length wholly underground.
That side of the basement not wholly underground shall not be located on my side of a lot
abutting one side of a road. Basenrents, including cellars and bunkers, which we not located
within the footprint of the building above, my be perinitted by the Planning Commission when
it finds that such structures do not encroach in setbacks, we a minimum of 18 inches below
natural grade, we wholly underground except for required exiting, lighting and ventilation and
are counted as development area except when placed under a surface already counted as
development area.
Staff Report to the Planning Conanission
February 16,2006
Page 2 of 2
ne current code section does not define basement ceiling or limit the vertical distance
between the basement ceiling and finished floor above. Specifically, this could be
problematic with daylighted basements because the current code section allows
enlargement of visible portions of the building that contribute to overall bulk and massing
but me not limited by a floor area maximum.
The Town's building official has noted that the vertical dimension typically required to
accommodate flooring material and joists is no greater than 18 inches. Therefore, it is
recommended that the Planning Commission review and discuss the proposed new
language to the basement ordinance as follows:
Sec. 10-1.208 Basement
"Basement" shall mean "Basement" shall mean a floor level, or portions thereof, which is
(7) directly under a building; and
(2) have its entire height (vertical distance measured from bottom of the basement slab to the
ceiling above) beneath the adjoining natural or finished grade, whichever is lower; and
(3) have at least 3 sides, or at least 75% of its perimeter length wholly underground.
That side of the basement not wholly underground shall not be located on my side of a lot
abutting one side of a road. Basements, including cellars and bunkers, which are not located
within the footprint of the building above, my be permitted by the Planning Commission when
it finds that such structures do not encroach in setbacks, are a minimum of 18 inches below
natural grade, are wholly underground except for required exiting, lighting and ventilation and
me counted as development area except when placed under a surface already counted as
development area.
For the purposes of this Section 10-2.108 and floor area calculations per Section 10-1.503,
Wiling " shall be deflned as a horizontal plane 78 inches below and parallel to the finished
floor elevation of the building level immediately above the basement level.
WOOF"
The current code needs further clarification to avoid designs that exempt floor area
through the use of false ceiling design. The proposed basement ordinance provides
clarification of the basement standards and the proposed change sets a limit. Staff will
provide graphics for discussion at the public hearing.
CEQA Status: Categorical Exemption per Section 15308 - Actions of Regulatory
Agencies for the Protection of the Environment.
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