Opinion ID: 2285989
Heading Depth: 2
Heading Rank: 1

Heading: Building Coverage

Text: [¶ 8] The Zoning Ordinance provides: A non-conforming structure may be added to or expanded after obtaining a permit... with the following conditions;... The building coverage within each setback area (i.e. front, side, rear) may be increased by no more than 30% during the lifetime of the structure. Rockland, Me., Zoning Ordinance § 19-308(3)(A)(2) (Mar. 6, 2000). Plaza Realty contends that the language of this section prohibits any building expansion that increases building coverage by more than thirty percent of the original size of the building being renovated. Specifically, Plaza Realty notes that the reference to the lifetime of the structure indicates an intent to limit a building coverage analysis to one specific building. We disagree. [¶ 9] The Board concluded that this provision prohibits building expansion that increases building coverage by more than thirty percent of the total area of all the structures in the setback area. The reference to the lifetime of the structure serves only to show that building coverage limitations are cumulative over the life of the expanded structure(s) and not a limit on each expansion. If read otherwise, the provision would allow a thirty percent expansion multiple times and render the limitation a nullity. We agree with the Board. [¶ 10] By its plain language, this provision refers to building coverage within the entire setback area rather than the building coverage of one particular building, and therefore, the thirty percent increase should be measured in comparison to all the buildings in the setback area rather than one particular building within that area. Thus, according to the language of this provision, the thirty percent figure can take into account the decrease in building coverage from buildings being removed from the setback area, and therefore allows developers some flexibility in complying with the provision. [T]he life-time of the structure language merely provides a time frame against which to measure the expansion. In addition, the Zoning Ordinance itself defines building coverage as [t]he horizontal area measured at the outside of the exterior walls of all principal and accessory buildings on a lot. Rockland, Me., Zoning Ordinance § 19-302 (Mar. 6, 2000). When a statute specifically defines a term, we cannot redefine it. Musk v. Nelson, 647 A.2d 1198, 1201 (Me.1994). Accordingly, the Board did not err in concluding that expansion is permitted unless it increases building coverage by more than thirty percent of all the buildings in the entire setback area.