11-24-2003 Council Packet - Laserfiche WebLink

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■w «03>295l October 16,2003 Page 2 Background Applicants propose to relocate the common boundary between Lots 14 and 15, Farm at Long Lake. Currently, Lot 14 is a vacant 2.31 acre lot. Lot 15 has been combined with a pan of Lot 16 and contains the existing residence plus a guest house on 3.7 acres. In 1990 the applicants were granted a CUP via Resolution No. 2854 to convert a detached stable and garage into a guest house near the northwest comer of Lot 15. At that time the property was depicted as “5-plus dry contiguous acres”, considered as including Lot 14 for density purposes. Condition 2 of Resolution No. 2854 stated as follows: “2. The applicants have agreed to legally combine Lot 14, Block 1, The Farm at Long Lake with the adjacent homestead property by February 28,1991. AppUcants are hereby advised that If the legal combination is not realized by the specified deadline date, aU residential use of the subject structure shall cease immediately and applicants shall be required to the necessary alterations to the guest house structure so that it may no longer be used for habitation. AppUcants shaU obtain the req-ired building permit to complete the alterations.” For reasons unknown to staff, the legal combination has never been completed by the applicants. They continue to own both parcels, however, and are requesting the lot line rearrangement in order to maximize the area of the homestead parcel while retaining the minimum 2.0 dry buildable acres in Lot 14 for future development or sale as a building site. Guest House Standards Guest House conditional use standards appear in Section 78-303(8)(a) and read as follows: Conditional Uses. Within any "LR-1 A" one family lakeshore residential district, no structure or land shall be used for the following uses except by conditional use permit: (8) Guest Houses & Non-rental Guest Apartments. (a) Guest Houses. A separate dwelling constructed on an existing undivided lot for the sole use of the occupants of the principal buildings, including their domestic employees or their non-paying guests. All regular lot requirements shall be met by the guest house.” In past applications, this has been interpreted to mean that a property in a 2-acre zone must contain 4.0 dry buildable acres of land :o qualify for a guest house. Staff is unaware of any past situations '^bere a guest house was allowed when a portion of the required 4 acres was wetland. It should be noted that the existing guest house is located very near the north property boundary of Lot 15/16; this was reviewed and found acceptable during re\iew of the CUP granted in 1990.