07-15-2002 Planning Packet - Laserfiche WebLink

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MEMO CITY OF ORONO TO: FROM: DATE: Planning Commission Paul Weinberger & Mike Gaffron June 13,2002 SUBJECT: Determination of Building Height - Half-Story vs Full Story 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. In the residential zoning districts the ma.ximum height permitted is "V/i stories or 30* in height". Staff has interpreted this to mean that both standards must be met, i.e. you can ’t have 3 stories even if it meets the 30’ height limit, and you can ’t exceed the 30' height limit even if you only have 2 stories. Heieht Measurement The Orono Zoning Ordinance defines Building Height as “the vertical distance betw een the highest adjoining ground level at the building or ten feet above the low cst ground level, whichever is low cr and the top of the cornice of of a flat roof, or the deck line of a mansard roof, or the uppermost point on a round or other arch type roof, or the average height of the highest gable of a pitched or hipped roof. Topographic charges which elevate the adjoining ground level above the existing terrain shall not be considered in determining building height." It is a relatively straightforward matter to measure (on a scaled drawing) the height of a building once the low er and upper measurement points have been determined. In most cases residential buildings are constructed with a gabled style roofline. The height of a gabled roof by City definition is measured at the vertical midpoint of the roof between the peak and the eave. How ever, there are many cases w hen the highest gabled roof has window s, dormers or an elevated ceiling height. It has been City policy to measure the building height differently than just peak to eave when the entire space located within the roof area is used as living space. When living space is located within the roof, if there are any windows to that space such as dormer w indows or gable-end windows (but not merely skylights), the height then is measured at a point half way betw een the top of the living space (or ceiling height of the uppermost level) and the peak. Defining “Half-Storv" The zoning ordinance does not define a Vi story. The Planning Commission reviewed a definition of a half-story taken from The Illustrated Book of Development Definitions (Moskowiiz & Lindbloom, Rutgers University Center for Urban Policy Research, 1981) which defines the upper story as a half story when both these conditions are present: