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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, March 17, 2014 6:30 o'clock p.m. it would need to be located further off the property line . Landgraver stated that is the only massing near the lakeshore. an issue with that when he walked the property . Lemke mo , chwingler seconded, to recommend approval of Application No. 14-365 1s10n, behalf of Lucas and Elizabeth Detor, 1065 Ferndale Road West, granting of an average eshore setback variance. VOTE: Ayes 6, Nays 0. 5. #14-3658 SUNCREST BUILDERS-WAUSAU HOMES, ON BEHALF O JO AND ALICE REIMANN, 440 BIG ISLAND, VARIANCE AND CONDITIONAL USE PERMIT, 7:34 ~. -8:07 P.M. Grant Johnson, Suncrest Builders, was present. Curtis stated in August of 2013, the subject property was involved in a lot line rearrangement to combine three nonconforming Big Island record lots into two record lots . The property currently contains a 700 square foot seasonal cabin. The property owner wishes to construct a new 2,400 square foot seasonal cabin while maintaining the existing 700 square foot cabin as a guest cabin. Guest cabins are a permitted accessory use on Big Island, but a guest cabin which exceeds 600 square feet requires a conditional use permit. Since the property owner wishes to keep the existing 700 square foot guest cabin , a lot area variance is required in order to construct the new seasonal cabin. In addition, it appears the open porch portion of the proposed cabin extends into the average lakeshore setback area and therefore an average lakeshore setback variance is also required . The lot area and width variances granted to the record lots on big Island formalized the existence of properties which did not conform to the area and width standards of the RS-Seasonal Recreational District . The record lot status offered assurances to the property owners that their properties could be developed without variances for uses considered to be a basic right of ownership on Big Island . Not all property owners took advantage of the record lot variance process. The record lot variance , however, did not allow for an intensification of the use of the property without further City review . The applicant 's request to construct a new seasonal cabin on a property less than 5.0 acres is reasonable and fits within the parameters of the allowed uses outlined in the record lot resolution. The need for the lot area variance is due to the applicant's desire to keep the existing cabin and convert it to a guest cabin. The proposed hardcover and structural coverage levels are below what is permitted. It does not appear the proposed seasonal cabin will increase the feel of structural massing on the property to any level of significance . The RS District setbacks, bluff setbacks , and lakeshore setbacks will be met with the Page 14 of 26 /