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Planning board pursues clearer 'basement' definition and housekeeping warrant article ahead of MCI debates
Summary
Board members reviewed a proposed tighter definition of 'basement' to prevent above-grade living space from being exempt from maximum-FAR calculations and discussed a draft general-corrections warrant article plus longer-term bylaw recodification.
The Concord Planning Board on June 16 took up potential housekeeping and zoning clarifications the town staff say should be addressed before heavier MCI-related zoning work is underway. Staff and board members focused on clarifying the zoning-by-law definition of “basement” to prevent buildings from counting substantial above-grade living space as exempt from maximum floor-area-ratio (FAR) calculations.
Staff explained current rules: gross floor area counts spaces with ceiling heights above 6 feet 8 inches, but basements historically were exempted from maximum FAR because they are primarily below grade. The board discussed examples where a structure appears as a one-story from the street but becomes multi-story on the downhill side, raising questions about when living space should count toward maximum FAR. Members urged a definition that factors percent-exposed wall area and ceiling height so that partially above-grade lower floors are not routinely treated as exempt.
The board also reviewed a draft “general corrections” warrant article — a package of typographical fixes, clarifications and minor edits intended for the upcoming town-meeting warrant. Staff outlined which edits require town-meeting approval versus administrative correction and asked board members to review the draft and return comments for upcoming July meetings.
Separately, staff described a forthcoming request-for-proposals to recodify the town’s general bylaws and bylaw structure into a consolidated, searchable online platform. The recodification project, which would also flag obsolete or contradictory provisions and recommend consolidations, was described as a longer-term project (six months to two years) that would include consultant review, appointments and an implementation phase.
Board members agreed the basement definition and the general corrections should be advanced while the board prepares for more intensive MCI work this year. Staff said they will check drafting details with the town clerk and the attorney general and circulate updated drafts.
