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Staff: Avamore's code measures height from lowest finished floor; staff recommends conditions if waiver granted
Summary
Planning staff told commissioners Title 11b measures building height from the finished floor adjacent to the lowest grade and recommended that, if the CUP is approved, the permit be limited to a maximum of 44 ft 6 in with required grading and drainage plan resubmission.
Planning staff walked the commission through the Avamore-specific code and the technical basis for the height determination.
Daniel Miller explained that Title 11b defines building height "from the finished floor elevation closest to the corresponding finished grade to the top of the roof," and that counting an exposed daylight basement on the lot increases the measured building height to roughly 43'0'44 feet depending on measurement points. Staff told commissioners the lot was graded as part of the subdivision's mass grading, but that if a daylight basement is built and requires additional grading, the applicant would need to submit updated grading and drainage plans both to Avamore and to the city engineer for review.
Staff's recommended conditions (if the CUP were to be approved) would permit construction up to 44 feet 6 inches as measured under Title 11b and would require re-submittal of any modified grading and drainage plans for city and Avamore review. Miller said the city and Avamore have different but related codes, and that amendments would require cooperative action by both parties.
