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Staff Report to the Planning Commission February 16,2006 Page 2 of 2 The 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 are 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, 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 (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 any 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,may 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 are 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, "ceiling" shall be defined as a horizontal plane 18 inches below and parallel to the finished floor elevation of the building level immediately above the basement level. SUNIlVIARY 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. ATTACHMENT 1. Section views of a project with an artificially lowered ceiling.