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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,May 20,2002 <br /> 6:30 o'clock p.m. <br /> (#02-2786 JOHN JONES,Continued) <br /> Since this lot is only 3-4' above the lake elevation,there cannot be a basement. The building height <br /> variance is being requested to allow for additional living space. Weinberger pointed out that the entire <br /> building does not exceed 30' in overall height. <br /> Weinberger continued that staff recommends denial of the application based on the variance requested for <br /> building height. He stated that granting of a variance to height would be inconsistent with the intent of the <br /> zoning ordinance, would set a precedent for other lots with similar characteristics by allowing a three <br /> story house,and no hardship has been demonstrated to allow a third level in the house. <br /> Weinberger added that staff would be willing to support a scenario of a building that would be <br /> constructed within the site plan and not exceeding 2 1/2 stories based on six factors he identified in his <br /> report. <br /> Mr. Jones stated that he has made an effort to meet every setback requirement and is unclear what <br /> constitutes a 2 1/2 story building. He asked for a clear definition of a 2 1/2 story building and how it has <br /> bearing on his plans since he has met the 30' height requirement. <br /> There were no public comments. <br /> Rahn felt the plan shows a three story home. <br /> Mr. Jones maintained that the lower third level is mostly taken up by tuck under garage with one room. <br /> He asked once again for definition of the half story. He believed that his plans could be designed around <br /> this concept if he could be clear what encompassed the half story. <br /> Rahn stated that his vision of a half story is the attic space of a home with knee walls allowing only <br /> approximately half of the floor area of a second story. <br /> Kluth reiterated that the Commission does not have issue with the height itself,but the third story. <br /> Mr. Jones asked for clarification in reference to the half story, questioning if what is allowed constitutes <br /> 50%of the floor area of a first or second floor. <br /> Gaffron handed out a general definition, from the Illustrated Book of Development Definitions, which <br /> defines the half story concept as floor area that is at least 40% of other floor level areas. He noted the <br /> City has not formally adopted a definition of`half story'. <br /> Kluth stated a basement would not be considered a half story,however, an attic is considered a half story. <br /> PAGE 8 <br />