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FILE# 14-3658 14 Mar 2014 Page 4 of 6 applicant demonstrates and the council finds that the additional living or sleeping facilities will not contribute to overcrowding or overuse of a small property or will not adversely affect neighboring properties, and that extra private precautions are taken for fire protection and security of persons and property, as follows: a) Private guest cabins shall be used solely by the occupants of the seasonal or principal dwelling, including their domestic employees, caretakers or nonpaying guests. Private guest cabins shall not be rented or leased for compensation. b) The minimum dry buildable record lot area required for approval of a private guest cabin conditional use permit without a variance shall be 5.0 acres. Approval of a private guest cabin conditional use permit on an existing record lot of less than 5.0 acres shall be subject to strict showing of compliance with health and sanitation performance standards. c) The guest cabins and the seasonal or principal dwelling shall all be connected to on-site sewage treatment systems in conformance with the requirements of section 78-574. d) The guest cabins and the seasonal or principal dwelling shall all be equipped with approved smoke detection devices and with some form of manual or automatic fire extinguishing equipment. e) All property in common ownership shall be combined into one tax parcel, if contiguous; or, if separated by public rights-of-way, a special lot combination form shall be executed and filed in the chain of title of each separate parcel. f) Not more than one private guest cabin constructed without indoor plumbing. toilets or kitchen facilities, and used only for additional sleeping quarters, shall be permitted on any property as an accessory use without requiring a conditional use permit, provided the accessory cabin does not exceed 600 square feet in floor area and provided all accessory building performance standards are met. Use of more than one accessory building for additional sleeping quarters. or use of an accessory building in excess of 600 square feet in floor area. shall require issuance of a conditional use permit and compliance with the provisions of subsection (2) of this section. By code, conditionally permitted uses must be reviewed using the criteria found in Section 78- 916. On the basis of the application and the evidence submitted, the city must find that the proposed use at the proposed location is or will be: (1) Consistent with the community management plan; the property owners' proposed seasonal use of the property is consistent with the goals outlined for Big Island use within the Community Management Plan. (2) Compliant with the zoning code, including any conditions imposed on specific uses as required by article V, division 3 (i.e. 78-966 thru 78-968) of the City Code; the applicant and property owner will be required to adhere to the City's regulations regarding earth moving activities. (3) Adequately served by police, fire, roads, and stormwater management; Due to the nature of the use of property on Big Island, in the opinion of staff this criterion is met. (4) Provided with an adequate water supply and sewage disposal system; the property owner will be required to comply with all appropriate water supply and septic treatment regulations for the property. (5) Not expected to generate excessive demand for public services at public cost; in the opinion of staff this criterion is met.