AgdaPkt 2003-06-23 - Laserfiche WebLink

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g. A. * Again, graphics are included in the ordinance to assist the reader to better understand the written regulations. The key provisions of the amendments include the following: • The maximum height for structures in the RH, R -1, and R -2 districts i; reduced from 30 feet to 28 feet. The definition of "height" is revised to measure from any point on the roof to the natural or finished grade, whichever is lower, directly below that point. This is how staff has long measured height, but the current definition suggests measuring from the highest point on a structure to the lowest point, which is generally not desirable as it tends to discourage "stepping" houses with the slope. • Existing lower levels of homes would be allowed to be finished as habitable space, so long as there is no increase in overall height. • The definition of "story" is clarified to include underfloor areas in excess of 6 feet in height as a story (e.g., on piers or stilts). • The definition of "half story' is clarified to limit habitable attic space to no more than 40% of the attic area and to delete references as to who may inhabit that area. Topographic surveys would be required for all residences on lots in the RH (Residential Hillside) zone and for other lots with slopes in excess of 10 %. • The maximum height of accessory buildings would be limited to 14 feet, rather than 15 feet, in the RH zone, to be consistent with all of the other residential districts. Staff believes that the reduced maximum height of 28 feet will provide a benefit in reducing the mass of new residences, while providing flexibility to allow for sloped roofs and attic spaces. A survey of 11 recently constructed houses in Redwood City showed that seven were at or below 28 feet in maximum height. Twenty -eight feet appears to be sufficient for most homes to accommodate two full stories and a pitched roof with attic, at least on flat lots. The few exceptions, where homes were at or close to the 30 foot height limit, are on sloping lots, and those homes would become nonconforming upon adoption of this change. A variance process is, however, available for proponents of new homes or additions to exceed 28 feet due to special site circumstances. These amendments will also allow a homeowner to finish the "lower level" of existing nonconforming structures as habitable space, so long as the exposure of the building is not increased. The proposed definition of building height would better reflect current practice for measuring height and provides a more flexible way to measure height on sloping lots. Revised definitions would also clarify circumstances where the residence is set more than 6 feet above grade (rather than over a basement or cellar) and for interior height for partial stories under roofs. 5