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Town of Los Altos Hills May 4, 2006 <br /> Staff Report to the Planning Commission <br /> RE: CONSIDER THE PROPOSED AMENDMENT OF ZONING CODE SECTION 10- <br /> 1.208 (BASEMENT DEFINITION). <br /> FROM: Brian Froelich, Assistant Planner S-5� <br /> APPROVED BY: Carl Cahill, Acting City Manager/Planning Director C. <br /> RECOMMENDATION That the Planning Commission: <br /> Review the staff report and attached ordinance, consider any revisions, and forward a <br /> recommendation to the City Council. <br /> BACKGROUND <br /> On February 16, 2006 the Planning Commission reviewed a draft basement ordinance. The <br /> Commission directed staff to work with the Town Building Official and confirm that the <br /> basement ordinance was practical to enforce. Staff has prepared a draft ordinance for <br /> Commission review (attached). <br /> The draft ordinance clarifies the criteria for the basement floor area exemption. The previous <br /> ordinance required the basement ceiling to be below the adjoining natural or finished grade, <br /> whichever is lower. Project architects and designers have communicated that this criteria presents <br /> difficulty with Building Code compliance. Specifically, Building Code Section 2306.8 requires a <br /> separation of six (6)inches from wood to earth (grade). <br /> The proposed ordinance requires that the finished floor elevation of the first floor above the <br /> basement be no greater than 28 inches above natural or finished grade, whichever is lower. The <br /> proposed ordinance omits the basement ceiling requirement (to be below adjoining grade) <br /> because basement ceiling/finished floor thickness can vary with design and the aforementioned <br /> building code section presents design difficulties. All maximum height standards apply to <br /> buildings that incorporate basements. <br /> Please see the attached draft basement ordinance and the associated diagram. <br /> CEQA Status: Categorical Exemption per Section 15308 - Actions of Regulatory Agencies for <br /> the Protection of the Environment. <br /> ATTACHMENTS <br /> 1. Proposed Basement Ordinance <br /> 2. Basement Diagram <br /> 3. February 16, 2006 Planning Commission Staff Report <br />