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Board debates floor‑area and 'large house' thresholds; asks staff for clarified graphics
Summary
The Planning Board reviewed proposed changes that would exclude heated living space and finished basements from a 'large house' floor‑area calculation; members discussed lowering numeric thresholds and asked Peter to prepare corrected graphics for a final vote in January.
The New Shoreham Planning Board on Dec. 10 reviewed draft zoning changes that would alter how floor area and gross area are calculated for the town’s large‑house thresholds.
Peter presented a graphic comparing current and proposed treatments of heated living space, basements and building footprint under the large‑house rules. He said removing heated living area from the total would allow applicants to combine stories and basements in ways not previously counted together.
Members debated proposed numeric thresholds: several cited moving the living‑area threshold from 4,000 square feet to 3,600 and reducing gross area from 5,000 to 4,500 square feet. Some members opposed the reduction and questioned whether the graphic clearly showed exclusion of basements and ground‑level decks. One member suggested the building‑plane graphic could contradict other visuals; another said the wall plane and roof line could aid the discussion if made clearer.
The board did not vote. Members asked staff to keep the proposed numeric floor‑area ratios for now, add an asterisk clarifying that finished basements and heated living space are excluded from the listed totals, and return corrected graphics for a final decision in January.
