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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,March 17,2014 <br /> 6:30 o'clock p.m. <br /> exception of the average lakeshore setback. The proposed open porch is shown to be located within the <br /> average lakeshore setback and a variance will be necessary. <br /> Staff finds the applicant's request for a conditional use permit and lot area variance is reasonable. The <br /> subject property is heavily wooded and elevated above lake level approximately 30 to 40 feet making <br /> visibility of the new seasonal cabin difficult when viewed from the lake. All required setbacks and <br /> zoning standards can be met. However, Staff questions the need to grant an average lakeshore setback <br /> variance. The seasonal cabin can be reoriented slightly to meet the setback or redesigned if necessary. <br /> By code, conditionally permitted uses must be reviewed using the criteria found in Section 78-916. <br /> Staff recommends the following: <br /> 1. Approval of the lot area variance permitting construction of a new 2,400 square foot seasonal <br /> cabin on a substandard record lot. The approval shall be subject to strict adherence to all <br /> applicable environmental codes relating to septic treatment and water supply as well as all <br /> building and zoning codes. <br /> 2. Approval of the conditional use permit to allow maintenance of the guest cabin which exceeds <br /> 600 square feet. The existing plumbing and kitchen facilities must be removed from the guest <br /> cabin. <br /> 3. Denial of the average lakeshore setback variance for the proposed seasonal cabin to extend into <br /> the average lakeshore setback. <br /> Lemke asked why the existing plumbing and kitchen facilities must be removed from the guest cabin. <br /> Curtis indicated that is a requirement within the Code and that a seasonal guest cabin on Big Island is for <br /> sleeping only and not independent dwellings. <br /> Schwingler noted they could rent it out. <br /> Curtis stated it would also add additional septic requirements for bedrooms. Staff is still working through <br /> the subject approvals but Staff is confident they will be compliant. The City's septic inspector is <br /> currently reviewing the applicant's proposal. <br /> Lemke asked whether those bedrooms would count if the plumbing is removed. <br /> Curtis indicated they would not. <br /> Grant Johnson, Suncrest Builders, stated they generally agree with what Staff is recommending. Johnson <br /> stated they did have some questions about the removal of the plumbing. The current septic system was <br /> designed for a four-bedroom facility and the new structure will have three bedrooms with a loft area. The <br /> guest cabin is a one-bedroom facility. Johnson stated the question is if one of the bedrooms is removed <br /> out of the proposed structure, whether the plumbing can remain in the one-bedroom guest cabin. <br /> Curtis stated that would need to be specifically included in any approvals since it would be contrary to <br /> what the Code would allow regardless of the number of bedrooms. <br /> Page 15 of 26 <br />