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� , Melanie Curtis From: Melanie Curtis Sent: Monday, August 05, 2013 2:39 PM To: 'Ethan Kindseth' Cc: Christine Mattson Subject: RE: 180 Kintyre Lane/2013-00582 Attachments: Building Height 2013.pdf Ethan We have conducted the zoning review of the proposed home. The lower level of the home does not meet the City Code definition of a basementand therefore is a considered story;it appears that proposed home has 3 defined stories which exceeds the 2-�/z story limitation. Attached is our information sheet on Building Height which further explains how we calculate the number of stories for a home with a basement or crawlspace. According to our review, the first floor elevation (FFE) is proposed at 1034.1'.. The existing contour of elevation 1028.1'(1034.1' minus 6' per our code = 1028.1') is our point of ineasurement for the more than 50% determination. By our calculation the perimeter of the home is 256.5 linear feet (50% of that number is 128.25 linear feet). As measured it appears the portion of the home meeting the basement definition is only 110.5'which is approximately 18 linear feet short. The first floor will need to be adjusted/lowered 1-2 feet in my estimation to make the calculation work. One other option is to excavate storage space under the garage... I will be in a meeting for the next 45 minutes or so but would be happy to discuss a solution when I am finished. Melanie Basement 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 basemenYs 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 for defining building height shall be the median height of the top of the highest window and the highest peak of the roof. Story means that portion of a building included between the upper surface of a floor and the upper surface of the floor or roof next above. It is measured as the vertical distance from top to top of two successive tiers of beams or finished floor surfaces and, for the topmost story, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. A story that meets the definition of a "basement" shall be considered as a basement and not as a story for purposes of determining the number of stories in a building. Melanie Curtis 1