07-15-2002 Planning Packet - Laserfiche WebLink

Home Browse Search

MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, June 17,2002 6:30 o’clock p.m. («5) #02-2786 JOHN R. JONES, 3490 NORTH SHORE DRIVT, VARIANCES 6:45 p.m. - 7:25 p.m. John R. Jones and Charlotte Lipa, Applicants, were present. Weinberger stated that the applicant was looking for general site plan approval based on the site plan as presented at the May Planning Commission meeting. Required variances included lot area, lot width, building height, and hardcover. As reviewed by Weinberger, the building height ordinance consists of two elements; 1) a limit on the measured height of a structure, and 2) a limit on the number of stories. According to residential zoning districts, both the 2 '/j story limitation and 30 ’ maximum height apply. Weinberger continued that in the past, it has been City policy to measure building height differently than basing the upper measuring point as the average of peak to cave when the entire space located within the roof area is used as living space. When living space is located within the roof, if there arc any windows to that space such as dormer windows or gable-end windows (not merely skylights), the height then is measured at a point half way between the top of the living space (or ceiling height of the uppermost level) and the peak. With regard to the 2 'A story definition, Weinberger pointed out that the Planning Commission reviewed and generally accepted a definition of a half-story taken from The Illustrated Book of Development Definitions (Moskowitz «S: Lindbloom, Rutgers University Center for Urban Policy Research, 19S1) which defines the upper story' as a half story when both these conditions arc present; a) the portion of it with headroom 5’ or lower is at least 40/b of the floor area of the story below b) the roof intersects with the building outside wall at a point no more than 3 ’ above the floor of the upper story. Weinberger maintained that this definition was consistent with definitions used by other cities to determine a half-story and cited Edina as one such example. The current City policy on building height treats a space meeting the proposed dtiinition of half story, as a full story if it has windows. From an administrative standpoint. Weinberger stated that this could be problematic if a half-stor>' without windows and used as living space later has windows added and becomes a full story. 'I hereby the building becomes a three story residence. He questioned whether the Commission believes allowing windows on a half story' gives a house the visual appearance of a full story ’. With regard to the three other requested variances, Weinberger stated that the Lot Area and Lot Width variances arc not unusual for a lot ol this nature, and the amount of Hardcover proposed is the minimum amount of hardcover required to serv e a house with a 1,500 s.f. foundation and provide a suitable driveway. Mr. Jones questioned the new definition with regard to windows. While he had received confirmation which would allow livable space on the half-story during the May Planning Commission meeting, Jones PAGE 2 OF 29 L