05-16-2016 Planning Commission Packet

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other benefits to the property of such action.Finished grade that increases more than one foot from existing ground level shall he considered as artificEally rafsEng the grade. Who says any existing grades are magically pertect in any way? Many grades can be too high or toa low that are either natural or in the past man-created. A4 well,existing grades may be problematic Qiven buildable areas of the site wiri, respect to water management and run off. However,artificially raising the grade wt�en such adion merely restores a previously excavated site to its original natural grade may be used as a method for converting a defined story to a defined basement. FEEDBACK#2: I thfnk option 1 makes the most sense. IYs straight forward and easy to follow. With the height requirement just come up with something from average proposed grade to midpoint of taE[est roofline to be X. You could also put in a max height limit of say 45'frorn lowest proposed grade to ridge.Then it's pretty straight farward. The reason I don't Ilke option 2 is the FAR calc. Unless there's a way to get rid of any loop holes and come up with i way to calculate it I think it gets very confusing. The reason f say confusing is not because it's hard to figure but that it's got too many gray areas. Do you could just the floor? Not the stairs? Now where the walls are? How much of the basement if it's below grade? We've had to do it in another city and itjust left too much up for interpretation. FEEDBACK #3: 0 'on 2 Remove the number of stories limitat�on. Keep helght Ircnitation as-is at 30'. Remrne 15% strudural footprint maximum. Establish a Floor Area Ratio Ilmit for prtncipal structures. a. What is induded in FAR? i. Basements? YES ii. Attfcs,or are� under a roof? NO FEEDBACK#4 (AMENDED): I iike option#1, and I think it'd make sense to re�isit how building height is measured. On several lots we've designed for,the basement rule is close,or does not work. I think giving staff some latitude to determine if the house looks appropriate giving the context of the site, final grading plans,etc.., would go a fang way and avoid involving the council fn minor issues that you and the others on staff can work through. I also think that removing the structural co�erage limitation makes sense. Hardcover usually is the limiting factor an the house size. FAR makes sense, I think. But it might make sense to look at some examples where the house felt too large for the site and a FAR would have resulted in a better project/better fit on the lot. Another comment. Building height should not include highest glass.... Dormers,false windows should not count. 2