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Updates #14-3658 9 April 2014 Page 2 of 2 • As noted within the March 3rd Planning Commission staff report, staffs initial recommendation regarding the plumbing within the existing guest cabin was for removal. Since that time staff has conducted additional research into the little-used provision of the RS-District code and has determined the 700 square foot accessory guest cabin must be served with plumbing. • Since the Planning Commission's review the applicant has revised the plans so as not to encroach into the average lakeshore setback. • Due to winter conditions the applicant has been unable to provide a conforming septic system design to serve the proposed 4-bedroom cabin which includes the basement (the current plans do not reflect this, but the loft is proposed by the applicant to be removed) and the existing 2-bedroom cabin. If it is determined that the site cannot support the necessary 6-bedroom septic treatment area as well as the required alternate site, the applicant will need to make additional bedroom reductions in the proposed cabin, remove all plumbing from the existing 700 square foot cabin (i.e. change it to a non- habitable building) or a combination of both. If the plumbing is removed from the 700 square foot cabin it will no longer be considered a guest cabin or bunk house and must only be used as a non- habitable building (storage, etc). Planning Commission Recommendation On March 17, 2014 the Planning Commission held a public hearing and voted 6 to Oto recommend approval of the guest cabin CUP and lot area variance. There were no public comments. The Planning Commission recommended that Staff and the City Attorney should review the plumbing provisions in the RS-District. This review has been completed. Staff's analysis is attached as Exhibit D; the City Attorney confers with this determination. Planning Staff Recommendation Planning Staff recommends approval and has drafted a resolution reflecting the following: 1. Approval of the lot area variance permitting construction of a new 2,400 square foot seasonal cabin on a substandard record lot. The approval shall be subject to strict adherence to all applicable environmental codes (relating to septic treatment and water supply), all building and all zoning codes. 2. Approval of the CUP to allow maintenance of the 700 square foot guest cabin subject also to strict adherence to all applicable environmental codes (relating to septic treatment and water supply), all building and all zoning codes. Once septic testing is conducted, if a 6-bedroom sized treatment area is not feasible the application may change. If the solution involves a combination of reducing bedrooms in the main cabin and/or the existing 700 square foot cabin, the lot area variance and CUP approvals will be necessary. However if, as a solution, the applicant chooses to remove the plumbing from the 700 square foot guest cabin and convert it to non- habitable storage the CUP and variance for lot area are no longer necessary. COUNCIL ACTION REQUESTED The Council should consider amending or adopting the attached draft approval resolution which is conditioned on confirmation that a viable 6-bedroom septic treatment area and alternate site are feasible. If the approvals are no longer necessary the resolution will not be recorded.