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T t <br /> MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday, November 17, 2003 <br /> 6:00 o'clock p.m. <br /> (#4) #03-2951 JUDITH AND JAMES PEIRPONT, 1849 AND 1801 WEST FARM <br /> ROAD,LOT LINE REARRANGEMENT, Continued <br /> Gaffron explained that in 1990 the applicants were granted a CUP via Resolution No. 2854 <br /> to convert a detached stable and garage into a guest house near the northwest corner of Lot <br /> 15. At that time the property was depicted as "5-plus dry contiguous acres", considered as <br /> including Lot 14 for density purposes. Condition 2 of Resolution No. 2854 stated as <br /> follows: <br /> "2. The applicants have agreed to legally combine Lot 14,Block 1,The Farm at <br /> Long Lake with the adjacent homestead property by February 28, 1991. Applicants <br /> are hereby advised that if the legal combination is not realized by the specified <br /> deadline date, all residential use of the subject structure shall cease immediately and <br /> applicants shall be required to make the necessary alterations to the guest house <br /> structure so that it may no longer be used for habitation.Applicants shall obtain the <br /> required building permit to complete the alterations." <br /> For reasons unknown to staff, the legal combination has never been completed by the <br /> applicants. They continue to own both parcels, however, and are requesting the lot line <br /> rearrangement in order to maximize the area of the homestead parcel while retaining the <br /> minimum 2.0 dry buildable acres in Lot 14 for future development or sale as a building <br /> site. <br /> Gaffron stated that Guest House conditional use standards appear in Section 78-303(8)(a) <br /> and have interpreted in past applications to mean that a property in a 2-acre zone must <br /> contain 4.0 dry buildable acres of land to qualify for a guest house. Staff is unaware of any <br /> past situations where a guest house was allowed when a portion of the required 4 acres was <br /> wetland. Gaffron also believed it should be noted that the existing guest house is located <br /> very near the north property boundary of Lot 15/16. <br /> With regard to septic system capability, Gaffron stated that the applicants have provided <br /> septic testing indicating that Lot 14 after the rearrangement will have two approved sites <br /> for a 5-bedroom mound system as required by City code. Lot 15/16 has also been <br /> confirmed to have a site for construction of a 5-bedroom mound system should the need <br /> arise to replace the existing system serving the house and guest house. However, the City <br /> Council has received and acted on a petition by this neighborhood for municipal sewer, <br /> and it is anticipated that Lot 14 and Lot 15/16 will be served by municipal sewer in the <br /> relatively near future. At the time of attributing sewer units to the various properties to be <br /> served, the guest house on Lot 15/16 will have to be considered under the City's <br /> assessment policies. <br /> While Lot 14 will contain the required 2.0 acres of dry buildable land after the <br /> rearrangement, hardcover calculations which have been provided, shows that existing <br /> hardcover is well below the established limits, and should not be a factor in future <br /> development of the property. <br /> PAGE 4 of 41 <br />