HomeMy WebLinkAbout09-03-2003 Planning Commission Work Session , 17
✓
MINUTES OF THE
ORONO PLANNING COMMISSION WORK SESSION
Wednesday, September 3, 2003
5:30 p.m.
ROLL
The Commission met in a work session on the above mentioned date with the following members
present: Chair Sandra Smith, Commissioners Liz Hawn, Cynthia Bremer, David Rahn, J. Mark
Fritzler, and alternate Jan Berg, and late arrival alternate Jule Hannaford. Representing staff were
Planning Director Mike Gaffron, and Planners Melanie Foth and Janice Waataja.
Commissioners Jeanne Mabusth and Stephanie Zugschwert were absent.
Chair Smith called the meeting to order at 5:44 p.m.
(#1) SCHEDULED PUBLIC HEARING: ZONING CODE REVISIONS PROPOSED AS
PART OF RECODIFICATION PROCESS
Smith noted that this was the time and place for a public hearing regarding minor text revisions to
the Zoning chapter that are being proposed as part of the recodification of the Orono Municipal
Code. Gaffron noted that the revisions are minor in nature and primarily are `housekeeping
measures. He briefly reviewed the various proposed language changes per City Clerk Lin Vee's
memo of August 7, 2003. Gaffron noted that while the revisions generally do not change the
meaning or impact of any elements of the Zoning Code, all zoning revisions by State Statute are
subject to the public hearing process.
Hawn questioned the reasons for and appropriateness of the substitution of the language "The
parameters within which a variance maybe granted are as follows"for the current language"`Undue
hardship' as used in connection with the granting of a variance means:". Gaffron noted that not all
of the twelve statements following the current language reference `hardships', hence the current
language is somewhat misleading.
There were no comments from the public.
Smith moved, Fritzler seconded, to recommend approval of the proposed Zoning Code text
revisions as presented. VOTE: Ayes 6, Nays 0.
(#2) BUILDING HEIGHT DEFINITIONS
Gaffron introduced the topic of measuring building heights and whether the use of"half-story"
should be continued as a tool for limiting building heights. He also reviewed the variety of
definitions currently in use in regulating and measuring building heights. It was noted that in terms
of addressing the related issue of building massing,perhaps the City should adopt a maximum ratio
of building height to lot width, by limiting the height of structures allowed on narrower lots.
Page 1 of 3
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
MINUTES OF THE
ORONO PLANNING COMMISSION WORK SESSION
Wednesday, September 3, 2003
5:30 p.m.
(#5) OVERWEIGHT VEHICLES
Foth reviewed the issue of how various sections of the current City code deal with parking and
storing overweight vehicles. It was noted that we need to re-define overweight vehicles, and then
regulate them by establishing easily measurable performance standards.Brief discussion ensued,and
this item was suggested as a topic for a future work session.
(#6) GUEST HOUSES & PLUMBING IN ACCESSORY BUILDINGS
Gaffron noted that the attachments to the agenda included a refresher memo on the standards for
issuance of CUP's for accessory buildings with plumbing as well as for guest houses. The 2-acre
minimum for accessory building plumbing has apparently either been overlooked in about half of
the past approvals, or it is a non-issue. Staff is not sure which is the case, but commissioners are
askd to think about this as we have at least one such request upcoming.
(#7) SEPTEMBER 15 AGENDA
Gaffron briefly reviewed the upcoming agenda for the September 15 meeting.
ADJOURNMENT
Fritzler moved,Bremer seconded,to adjourn the Planning Commission Work Session at 7:54
p.m. VOTE: Ayes 4, Nays 0.
There being no further business to discuss, the meeting was adjourned at 7:54 p.m.
9644
Sandra Smith, Chair
Page 3 of 3