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Staff Report to the Planning Commission <br /> February 16,2006 <br /> Page 2 of 2 <br /> The current code section does not define basement ceiling or limit the vertical distance <br /> between the basement ceiling and finished floor above. Specifically, this could be <br /> problematic with daylighted basements because the current code section allows <br /> enlargement of visible portions of the building that contribute to overall bulk and massing <br /> but are not limited by a floor area maximum. <br /> The Town's building official has noted that the vertical dimension typically required to <br /> accommodate flooring material and joists is no greater than 18 inches. Therefore, it is <br /> recommended that the Planning Commission review and discuss the proposed new <br /> language to the basement ordinance as follows: <br /> Sec. 10-1.208 Basement <br /> "Basement" shall mean, or portions thereof, which is <br /> (1) directly under a building; and <br /> (2) have its entire height (vertical distance measured from bottom of the basement slab to the <br /> ceiling above)beneath the adjoining natural or finished grade, whichever is lower; and <br /> (3) have at least 3 sides, or at least 75% of its perimeter length wholly underground. <br /> That side of the basement not wholly underground shall not be located on any side of a lot <br /> abutting one side of a road. Basements, including cellars and bunkers, which are not located <br /> within the footprint of the building above,may be permitted by the Planning Commission when <br /> it finds that such structures do not encroach in setbacks, are a minimum of 18 inches below <br /> natural grade, are wholly underground except for required exiting, lighting and ventilation and <br /> are counted as development area except when placed under a surface already counted as <br /> development area. <br /> For the purposes of this Section 10-2.108 and floor area calculations per Section 10-1.503, <br /> "ceiling" shall be defined as a horizontal plane 18 inches below and parallel to the finished <br /> floor elevation of the building level immediately above the basement level. <br /> SUNIlVIARY <br /> The current code needs further clarification to avoid designs that exempt floor area <br /> through the use of false ceiling design. The proposed basement ordinance provides <br /> clarification of the basement standards and the proposed change sets a limit. Staff will <br /> provide graphics for discussion at the public hearing. <br /> CEQA Status: Categorical Exemption per Section 15308 - Actions of Regulatory <br /> Agencies for the Protection of the Environment. <br /> ATTACHMENT <br /> 1. Section views of a project with an artificially lowered ceiling. <br />