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To: Chair Leskinen and Planning Commission Members �O A TO <br /> Jessica Loftus, City Administrator 'V <br /> From: Melanie Curtis, Planner mcc � a <br /> � � <br /> F L� <br /> Date: 14 April 2016 �'�kFSH��`�" <br /> Subject: #16-3815, Half story definition/discussion of massing regulation <br /> Public Hearing <br /> Exhibits <br /> ExhibitA. FAR comparison spreadsheet <br /> Exhibit 8. Builder Feedback <br /> Background <br /> During the Council and Planning Commission's 2015 code amendment prioritization meeting, <br /> clarification and simplification of the half-story definition had the 2"d highest priority. Staff has <br /> attempted to simply the standards while retaining the goal of minimizing massing. <br /> Orono's current regulations limit structures to 30-feet in defined height and 2%2 total stories <br /> above a basement.The massing limitation is achieved when the height regulations are <br /> combined with Orono's maximum footprint size based on the lot size. <br /> Problem: <br /> Managing the massing of buildings on lots is an important characteristic in Orono. The number <br /> of stories (2 %2) and height (30 feet) are cooperatively used. The % story allowance almost <br /> requires high gabled roof lines and has marginal benefit to the massing goals. Unfortunately, <br /> the current Half-Story regulation is complicated for homeowners, builders, and architects. <br /> Likewise, the height and massing determination can add excessive time and complication to the <br /> building permit review due in part to the unique character and designs of buildings. <br /> At work sessions in March and April, staff asked the Planning Commission to explore different <br /> options for regulating massing, including the possibility of establishing a Floor Area Ratio (FAR) <br /> limitation. Staff suggested setting a FAR for properties under 2.0 acres (massing is less a <br /> concern on parcels above 2 acres; and there is no footprint limitation for these lots), and <br /> removal of the half-story definition and limitation. FAR combined with setbacks, maximum <br /> defined height, and hardcover regulations may accomplish the City's goals and provide a more <br /> user-friendly regulation. FAR is determined by dividing the gross floor area (GFA) of a building by <br /> the total area of the lot. <br /> FAR = Gross Floor Area of a Buildin� <br /> Total Area of the Lot <br /> GFA is measured from the outside of exterior walls; and there are a variety of options on what <br /> portions of the structure is to be included, however if FAR is a solution for Orono, staff would <br /> suggest it should include principal building floor area excluding a Basement. <br /> Eg. FAR is the gross floor area (measured at the exterior wallsJ of the principal building, <br />