09-03-2003 Planning Commission Work Session

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MINUTES OF THE ORONO PLANNING COMMISSION WORK SESSION Wednesday, September 3, 2003 5:30 p.m. It was further noted that the City does not use the definition of basement in defining the low point for measuring building height,and has probably been somewhat lenient in strictly defining whether the lowest level of a structure is actually a basement or a story based on the current definitions.The discussion then centered on whether the lower point of height measurement should be based on the average level of foundation coverage, as opposed to the current use of the `high side pre-existing grade' as the lower point. Other suggestions for revising the building height measurement were brought up in terms of `equalizing'the height measurement for flat lots versus walkout-type lots,since the height perception as viewed from the lake is often similar regardless of the topography of the site,yet the flat lots are perhaps penalized by the current method of height measurement. Hawn suggested that using 8'abve the low side for steep lots might help this. The issue of whether or not to continue using the "half-story" limitation was discussed but not resolved. Additionally,it was suggested that rather than basing the allowable 5'headroom floor area of the half story on the area of the floor immediately below,perhaps the foundation footprint should be used. (#3) NONCONFORMING STRUCTURES The revised amendment to the Nonconforming Uses section was briefly reviewed, but tabled for further review at the next work session. (#4) NAVARRE OFFICE CONDOS PROPOSAL - CPUD VS OTHER OPTIONS Waataja briefly reviewed the options for changing the Zoning Code to allow for mixed uses and condo-type development methods in the Navarre commercial area. The options include a Commercial Planned Unit Development code,use of an overlay district,allowance of such uses via conditional use permit,or a combination of these. The pros and cons of each method were reviewed as noted in the staff memo. Terry Schneider of Project Developers,Inc.,representing the owner of the vacant property SE of the Baywinds Church site on Shadywood Road,described the office condo project his client would like to move forward. He offered to assist staff in devising code standards which would be applicable to his site development and perhaps to other sites in Navarre. The discussion turned to whether the City should go forward with code amendments to allow this specific project, and to whether discussions at the Council level had concluded a timeframe for a Navarre `visioning' process. No specific action was taken,but Planning commission did suggest that staff continue discussions with Schneider and perhaps bring back some suggestions as to how to move forward. Page 2 of 3