07-15-2002 Planning Packet - Laserfiche WebLink

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, May 20,2002 6:30 o’clock p.m. (#02-2786 JOHN JONES, Continued) Since this lot is only 3-4’ above the lake elevation, there cannot be a basement. The building height variance is being requested to allow for additional living space. Weinberger pointed out that the entire building does not exceed 30’ in overall height. Weinberger continued that staff recommends denial of the application based on the variance requested for building height. He stated that granting of a variance to height would be inconsistent with the intent of the zoning ordinance, would set a precedent for other lots with similar characteristics by allowing a three story house, and no hardship has been demonstrated to allow a third level in the house. Weinberger added that staff would be willing to support a scenario of a building that would be constructed within the site plan and not exceeding 2 1/2 stories based on six factors he identified in his report. Mr. Jones stated that he has made an effort to meet every setback requirement and is unclear what constitutes a 2 1/2 story building. He asked for a clear definition of a 2 1/2 story building and how it has bearing on his plans since he has met the 30’ height requirement. There were no public comments. Rahn felt the plan shows a three story home. Mr. Jones maintained that the lower third level is mostly taken up by tuck under garage with one room. He asked once again for definition of the half story. He believed that his plans could be designed around this concept if he could be clear what encompassed the half story. Rahn stated that his vision of a half story is the attic space of a home with knee walls allowing only approximately half of the floor area of a second story. Kluth reiterated that the Commission docs not have issue with the height itself, but the third story. Mr. Jones asked for clarification in reference to the half story, questioning if what is allowed constitutes 50% of the floor area of a first or second floor. Gaffron handed out a general definition, from the Illustrated Book of Development Definitions, which defines the half story concept as floor area that is at least 40% of other floor level areas. He noted the City has not formally adopted a definition of‘half story’. Kluth stated a basement would not be considered a half story, however, an attic is considered a half story. PAGES