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Planning board backs 50% cap on half‑story/attic area; FAR integration left for later
Summary
The board signaled support for a draft rule limiting habitable attic/half‑story area to 50% of the second‑floor plate as a targeted bulk control and discussed, but did not resolve, whether that attic area should be included in future FAR calculations; staff will draft text, present illustrative examples and schedule public hearing in September.
The Needham Planning Board on July 7 moved toward adopting a cap on habitable attic (half‑story) area as a way to reduce visual bulk without immediately revising FAR or lot‑coverage policy.
Presenters proposed measuring attic or 'half‑story' area as the horizontal area where interior height exceeds five feet and limiting that area to no more than 50% of the second‑floor plate. The proposal is aimed at curtailing large aggregate attic volumes created by multiple gables and pop‑ups while preserving roof design flexibility.
Several board members and the invited builders supported forwarding the 50% cap as a discrete change for the October zoning packet. Some members cautioned the change is tied conceptually to future FAR and lot‑coverage discussions: if the attic is excluded from FAR, board members said, the eventual FAR number might be set differently than if attic space counts toward FAR. The board debated whether to handle attic‑counting and FAR together in a larger May package or to advance the attic cap now and defer FAR decisions.
By consensus the board asked staff to prepare draft bylaw language and example images for the next meeting, with a public hearing slated for September. Members said the 50% limitation would apply to new construction and that clarifying definitions (what counts as 'habitable' attic area and how to measure it) must accompany any bylaw text.
