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#2482 - Spring Hill Caretaker House CUP April 14,1999 Page 2 Guest House CUP Standards Met The proposed use of the caretaker house as a residence for one or more employees of the Club would appear to be covered under the definition of a 'guest house' in Section 10.20 Subd. 3(G) as "an accessor}’ separate dwelling constructed on an existing undivided lot for the sole use of the occupants (of the primary dwelling), including their domestic employees or their non-paving guests". The standards established by code for such use are merely that "all regular lot requirements shall be met by the guest house". The City has in all past guest house applications defined this to mean that there must be adequate lot area and setbacks for the guest house to be split off as a separate conforming lot in the future. This is required to avoid a future need for variances as well as to limit the density of housing in our neighborhoods. The caretaker house and 2 small outbuildings are more than 100' from the clubhouse, so in the unlikely event that the property was further subdivided, the caretaker house could be on a separate lot. Note that the septic system serving the clubhouse and caretaker house is more than capable of handling the combined flows from both uses. Staff Recommendation In staffs opinion the establishment of a caretaker house for the Spring Hill Country Club is a positive measure from the standpoint of site security. The location of the caretaker house near the clubhouse is a suitable location and does not require new driveway access points nor does it detract from the long-established rural character of the site. Staff recommends approval of the requested Guest House Cup on the condition that the caretaker house may not be rented out, and shall be occupied only by employee(s) of the Club, approval being justified by the site security aspects of said occupancy. Any recommendation for approval should also include approval of an amendment to the original CUP to allow the caretaker house and its associated outbuildings (2) to remain on the site. Although it is customary for Orono to not assign separate addresses for guest houses, there are a number of precedents in the City. Staff will assign an address of 735 Sixth Avenue North for the caretaker house if a separate address is still preferred by Spring Hill, with the stipulation that both addresses (725-735) will be posted together at the entrance to the property, to avoid any possible confusion by emergency vehicles.