HomeMy WebLinkAboutOrd 16491
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ORDINANCE No. 1649
ORDINANCE OF THE CITY OF BURLINGAME
AMENDING TITLE 25 TO REVISE THE INCLUSION OF BASEMENTS IN
FLOOR AREA RATIO CALCULATION
The CITY COiJNCIL of the CITY OF BURLINGAME does hereby ordain as follows:
Section 1. The high cost of real property in the City of Burlingame compels property
owners to seek the greatest return in living space within the limits of their property. This has led
to a number of applications involving conversion or creation of large, intensively -used basement
areas. This ordinance is intended to guide and limit the size, impact, and use of basement areas in
residential uses.
Section 2. Section 25.08.120 is amended to read as follows:
25.08.120 Basement.
"Basement" means the portion of a building between floor and ceiling that is wholly or
partially underground. Where more than two (2) feet of any portion of the basement's height
is above the existing grade next to the basement, a basement shall be counted as a story.
Section 3. Anew section 25.08.182 is added to read as follows:
25.08.182 Ceiling height.
"Ceiling height" means the distance between the floor and the lowest ceiling joist, pipe, or
similar construction above the floor.
Section 4. Section 25.08.265 is amended to read as follows:
25.08.265 Floor area ratio (FAR).
(a) "Floor area Ratio" or "FAR" means the ratio of the gross square footage of the floor
area of a building or buildings to the lot on which the building or buildings are located. FAR for
any lot includes new structures to be built and those remaining.
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(b) Single family residential.
(1) In calculating FAR on a lot, the measurement shall include the gross floor areas of the
primary dwelling, attached garages, and all accessory structures on foundations, and shall include
all basements with ace ng height of six (6) feet or greater, .Open spaces within the structure that
are higher than twelve (12) feet shall be counted as two (2) floors.
(2) Up to six hundred (600) square feet of basement with a ceiling height of six (6) feet or
greater shall be deducted from the floor area measurement for FAR under subsection (b)(1) above
if it meets both of the following standards:
(A) The top ofthe finished floor above the basement is less than two (2) feet above existing
grade; and
(B) No part of the basement is intended or used for parking.
(3) Deducted from the floor area computation for single family residences are:
(A) Covered porches or decks on the first floor totaling one hundred (100) square feet or
less. An area under a balcony shall be considered a covered porch ;47+1,
balcony is over an exterior
exit from the building; and
(B) Uncovered balconies and decks on the second floor; and
(C) Existing attic areas that are retained or reduced, but not extended in new construction.
In all other cases, habitable attic areas shall be counted as fl
oor area in calculating FAR; and
(D) Accessible space between the surface of the ground and the bottom of the first floor
joists that measures less than six (6) feet in height shall not be counted as floor area in calculating
FAR; and
(E) Lower floor or basement of one hundred (100) square feet or less, even if the lower
floor or basement extends more than two (2) feet above existing grade.
Section 5. Anew section 25.08.312 is added to read as follows:
25.08.312 Grade, adjacent.
"Adjacent grade" means the level of the soil immediately next to a structure or proposed
structure.
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Section 6. A new section 25.08.321 is added to read as follows:
25.08. 321 Grade, existing.
"Existing grade" means the grade on a site prior to any grading or movement of soil for
additional construction.
Section 7. A new section 25.08.322 is added to read as follows:
25.08.322 Grade, natural.
"Natural grade" means the elevation of the ground surface in its natural state or as
determined by the city engineer who may refer to original subdivision and subdivision grading plans
if available.
Section 8. Section 25.08.610 is amended to read as follows:
25.08.610 Story, attic half.
"Attic
half story" means a
story
with at least two of its
opposite walls situated
in a sloping
roof _and the
floor area of which
does
not exceed two-thirds
(2/3) of the floor area
of the story
immediately below it.
Section 9. Anew section 25.08.614 is added to read as follows:
25.08.614 Story, lower level half.
"Lower level half story" means a story in which the area enclosed by walls does not exceed
two-thirds (2
/3) of the floor area of the story immediately above it.
Section 10. Section 25.28.035 is amended to read as follows:
25.28.035 Uses allowed with a special permit.
The following are uses allowed in the district with a Special Permit:
(a) Attached garages for single family dwelling units.
(b) Reduction in the number of parking spaces existing on site.
(c) Construction exceeding the limits of the declining height envelope.
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(d) A detached garage exempt from setback restrictions located within the rear forty (40)
percent of the lot.
(e) An accessory structure that is in the rear of the lot and that is more than twenty-eight
(28) feet in width or depth.
(f)
Abasement
with any interior
ceg
height of six and one-halffeet
or greater.
(g)
A
direct exit from a basement
to the
exterior of the structure that is anything
other than
a light or window well.
(h) A bathroom (toilet and sink) exceeding twenty (25) square feet located in a basement.
Section 11. Anew section 25.28.037 is added to read as follows:
25.28.037 Prohibited uses.
The following uses are specifically prohibited in the R-1 districts:
(a) Bathtubs and shower stalls in basements; and
(b) Bedrooms in basements.
Section 12. This ordinance shall be published as required by law.
aM i
I, ANN T. MUSSO, City Clerk ofthe City of Burlingame, do hereby certify that the
foregoing ordinance was introduced at a regular meeting of the City Council held on the 5th day of
February
, 2001, and adopted thereafter at a regular meeting of the City Council held on the 20th
day of February, 2001; by the following vote:
AYES: COUNCILMEMBERS: COFFEY, GALLIGAN, JANNEY, O'MAHONY, SPINELLI
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: NONE
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