07-09-2007 Council Minutes - Laserfiche WebLink

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MINUTES OF THE ORONO CITY COUNCIL MEETING Monday, July 9, 2007 7:00 o'clock p.m. 4 (5. #07 -3266 VOGUE ICF HOMES ON BEHALF OF KAREN AND BENJAMIN MILBRA TH, 1404 BALDUR PARKROAD, Continued) Turner stated the design of the house has also been changed since June 11''. Turner stated the roof of the new design cannot be neatly categorized. The center 12 feet is virtually flat and on either side of the residence is a pitched roof. There are two shed dormers on each side. The east side has a third shed dormer located over the stair. Staff was unclear how to measure the defined height of the property roof. Under the builder's interpretation of the City's building height requirements, he measured the height of the structure at 30 feet by using the pitched roof definition. If the roof is considered a flat roof, then the defined height (existing grade to cornice) is 32 feet, which is two feet more than the maximum. If the roof is considered a pitched roof, then the defined height (existing grade to half -way between the highest point of the roof and the top of the highest window) is 30 feet. Staff recommends measuring the height of the building as a flat roofed building. Turner stated height is a way of regulating mass and that the mass of this building is greater than that of one with a gable roof. The proposed roof is similar to a mansard roof but with gable ends rather than a pitched roof on all four sides. If this were a mansard roof, the height would be measured to the flat portion of the roof. The Planning Commission on April 16, 2007, voted 5 to 1 to recommend approval of the variances subject to the house being moved south to comply with the average lakeshore setback. The applicant has revised the site plan and now satisfies this condition. • The new design includes four more dormers than the prior design, which does not comply with the • direction given to the applicant by the Planning Commission. The original design included dormers and all but the one dormer over the stairway were removed at the request of the Planning Commission to reduce the mass of the building. Staff recommends the applicant return to the prior design. Bremer requested the language on page two of the Planners Report regarding the change that is needed to satisfy the definition of half -story be clarified. Turner pointed out the dormer over the center of the house and noted that the maximum height of a side wall can only be three feet. In order to be defined as a half story, the side wall can only be three feet. The proposed wall is six feet, which would need to be lowered. Bremer inquired whether the plans satisfy the other requirements of the half -story ordinance. Turner stated it does. Rahn commended Staff for their review of the hardcover on this lot and the neighborhood, and that he would not be opposed to the lot area, lot width, and hardcover variances. Rahn stated he is not in favor of the style of the house given the amount of massing on the site. Rahn stated in his opinion the height should be measured from the flat area of the roof. Bremer inquired why this is not considered a fancy mansard roof. Turner stated technically a mansard roof has to have the pitch of the roof going all the way around it and that technically this is not a mansard roof. • PAGE 4 of 15