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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,June 17,2002 <br /> 6:30 o'clock p.m. <br /> (#5)#02-2786 JOHN R.JONES,3490 NORTH SHORE DRIVE,VARIANCES <br /> 6:45 p.m.-7:25 p.m. <br /> John R. Jones and Charlotte Lipa,Applicants,were present. <br /> Weinberger stated that the applicant was looking for general site plan approval based on the site plan as <br /> presented at the May Planning Commission meeting. Required variances included lot area, lot width, <br /> building height, and hardcover. <br /> As reviewed by Weinberger, the building height ordinance consists of two elements: 1)a limit on the <br /> measured height of a structure, and 2) a limit on the number of stories. According to residential zoning <br /> districts,both the 2 '/2 story limitation and 30' maximum height apply. <br /> Weinberger continued that in the past, it has been City policy to measure building height differently than <br /> basing the upper measuring point as the average of peak to eave when the entire space located within the <br /> roof area is used as living space. When living space is located within the roof, if there are any windows <br /> to that space such as dormer windows or gable-end windows (not merely skylights),the height then is <br /> measured at a point half way between the top of the living space (or ceiling height of the uppermost <br /> level)and the peak. <br /> With regard to the 2 1/2 story definition, Weinberger pointed out that the Planning Commission reviewed <br /> and generally accepted a definition of a half-story taken from The Illustrated Book of Development <br /> Definitions(Moskowitz&Lindbloom,Rutgers University Center for Urban Policy Research, 1981) <br /> which defines the upper story as a half story when both these conditions are present: <br /> a)the portion of it with headroom 5' or lower is at least 40% of the floor area of the story below <br /> b)the roof intersects with the building outside wall at a point no more than 3' above the floor of <br /> the upper story. <br /> Weinberger maintained that this definition was consistent with definitions used by other cities to <br /> determine a half-story and cited Edina as one such example. <br /> The current City policy on building height treats a space meeting the proposed definition of half story, as <br /> a full story if it has windows. From an administrative standpoint,Weinberger stated that this could be <br /> problematic if a half-story without windows and used as living space later has windows added and <br /> becomes a full story. Thereby the building becomes a three story residence. He questioned whether the <br /> Commission believes allowing windows on a half story gives a house the visual appearance of a full <br /> story. <br /> With regard to the three other requested variances, Weinberger stated that the Lot Area and Lot Width <br /> variances are not unusual for a lot of this nature, and the amount of Hardcover proposed is the minimum <br /> amount of hardcover required to serve a house with a 1,500 s.f. foundation and provide a suitable <br /> driveway. <br /> Mr. Jones questioned the new definition with regard to windows. While he had received confirmation <br /> which would allow livable space on the half-story during the May Planning Commission meeting, Jones <br /> PAGE 2 OF 29 <br />