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REQUEST FOR COUNCIL ACTION Date: June 13, 2016 Item No. 12 Department Approval: Administrator Approval: Agenda Section: Name: Melanie Curtis mcc JML Planning Title: Planner Item Description: #16-3815, Half Story Definition / Massing Regulation Application Summary: During the Council and Planning Commission’s 2015 code amendment prioritization meeting, clarification and simplification of the half-story definition had the highest priority. The half-story regulation is one piece to the City’s massing regulations. At work sessions in March and April, staff asked the Planning Commission to explore different options for regulating massing, including the possibility of establishing a Floor Area Ratio (FAR) limitation. Staff suggested setting a FAR for properties under 2.0 acres and removal of the half-story definition and limitation. FAR combined with setbacks, maximum defined height, and hardcover regulations may accomplish the City’s goals and provide a more user-friendly regulation. FAR is determined by dividing the gross floor area (GFA) of a building by the total area of the lot. FAR = Gross Floor Area of a Building Total Area of the Lot Orono’s current 2 ½ story height limit and 15% structural coverage limit result in the functional equivalent of a FAR of 0.39. If the Council’s goal is to increase flexibility for design and eliminate the cumbersome half story calculation staff suggested the establishment of a FAR of 0.39 for lots 10,000 square feet in area up to 2.0 acres. The Planning Commission reviewed both options (below) at the May meeting and ultimately felt that Option 1 met the City’s goals, including those related to clarifying the permitting process, the minutes from the April and May meetings are attached as Exhibit B and Exhibit C, respectively. Option 1: • Remove the number of stories limitation. • Keep height limitation as it is currently calculated at 30’. • Keep 15% structural footprint maximum (for lots under 2.0 acres). Option 2: • Remove the number of stories limitation. • Keep height limitation as it is currently calculated at 30’. • Remove 15% structural footprint maximum. • Establish a Floor Area Ratio (FAR) limit for principal buildings. Planning Commission Recommendation The Planning Commission held public hearings on April 18th and May 16th. Following the May public hearing the Commission voted 6 to 0 on a motion to recommend Option 1 to the City Council for consideration. COUNCIL ACTION REQUESTED Council should consider directing staff to draft an Ordinance reflecting Council’s decision on massing regulation. List of Exhibits: Exhibit A. PC Staff Report dated May 11, 2016 Exhibit B. PC Exhibits dated May 11, 2016 Exhibit C. Draft PC Minutes dated May 16, 2016