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Christine Mattson From: Christine Mattson Sent: Friday, September 05, 2014 12:13 PM To: 'bob@masonrybuilders.net' Cc: Melanie Curtis; Lyle Oman Subject: 835 Hunt Farm Road/#2014-00667 Attachments: Plan review checklist.pdf Hi Bob, We have conducted another staff review of the survey dated 4-18-14 and buiiding plans not dated, but received on 9-4-2014 from a zoning standpoint. Based on our review the building height of the home appears to be too tall and does not meet the 30-foot defined building height requirement. See City Code Section 78- 395. Attached is a copy of our Plan Review Checklist showing our height analysis and a defined height of 31.25 feet. Please note, the plans have not been reviewed by the engineer or the Building Official. Please submit revised building plans, meeting the defined height so our review can continue. If you have any questions, don't hesitate to contact us. Code Excerpts relating to building height/# of stories: LINK easement means that portion of a building that is partly 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. euilding 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 for defining building height shall be the median height of the top of the highest window and the highest peak of the roof. Existing ground level means the elevation of the grade at the base of an existing structure, measured at points abutting the foundation wall, or the existing grade of a vacant lot. Half story means the uppermost floor of a building in which (i)the intersection of the exterior wall and the roof is not more 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. i