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Christine Mattson From: Christine Mattson Sent: Tuesday, March 24, 2015 1:53 PM To: 'Naresh Uppal' Cc: 'gprasch@lotsurveyscompany.com'; 'mikeb@behrdraftinganddesign.com'; Melanie Curtis; Lyle Oman Subject: 2335 Glendale Cove Lane/#2015-00251 Attachments: Building Height 2014.pdf Naresh, It appears that the lower level of the home (not including the unexcavated garage area) is classified as a��story"and not a��basement"as is needed; you have a 3-story home where 2�/z stories above a basement is the maximum permitted. Based on my analysis the perimeter of the lower level is 188.6 linear feet. The first floor elevation is shown as 1008.6' which results in the 1002.6' being the determining elevation 6 feet less (see below definitions). My calculation of the portions of the lower level at 6'or more below the first/main floor is t82.1 linear feet or 43% where more than 50% is required. I believe if you lower the house and/or first floor elevation (FFE) at least 1 to 1 �/z feet the lowest level would meet our definition of a basement and not be considered a story. Please modify the proposed house elevations and/or house plans and resubmit two copies for our review. Attached is our information sheet on building height. Definitions City Code 78-1 Basement means that portion of a building that is partiy or completely below the existing ground level. A basement shall be considered as a story for purposes of determining the number of stories in a building, when the finished surface of the floor above the basement is more than six feet above the existing ground level for more than 50 percent of the basement's perimeter. The perimeter of the basement does not include portions of the house or garage that do not have a lower level but are merely "unexcavated". Artificially raising the grade adjacent to the foundation of a structure (by filling or by a combination of filling and retaining walls)above the surrounding natural terrain shall not be allowed as a method for converting a defined story to a defined basement, regardless of any other benefits to the property of such action. Finished grade that increases more than one foot from existing ground level shall be considered as artificially raising the grade. However, artificially raising the grade when such action merely restores a previously excavated site to its original natural grade may used as a method for converting a defined story to a defined basement. Building height means the vertical distance between the highest adjoining ground level at the building or ten feet above the lowest ground level, whichever is lower, and the top of the cornice of a flat roof, or the deck line of a mansard roof, or the uppermost point on a round or other arch-type roof, or the median height of the highest gable of a pitched or hipped roof. Topographic changes which elevate the adjoining ground level above the existing terrain shall not be considered in determining building height. For a pitched or hipped roof situation, regardless whether the highest living space in a building is a half-story or full story,if the highest living space contains windows(excluding skylights)the upper measuring point far defining building height shall be the median height of the top of the highest window and the highest peak of the roof. Half story means the uppermost floor of a building in which(i)the intersection of the exterior wall and the roof is not mare than three feet above the floor elevation, and(ii)not more than 60 percent of the floor area within the exterior walls of the uppermost floor exceeds five feet in height as measured from the floor to the rafters. Floors exceeding these parameters shall be deemed a full story. Christine Mattson Planning Assistant City of Orono 2750 Kelley Parkway � Orono � MN � 55356 (physical addressJ PO Box 66 � Crystal Bay � MN � 55323-0066 (mailing addressJ �' 952.249.4620 � �= 952.249.4616 �