04-21-2014 Planning Commission Packet

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, March 17, 2014 6:30 o’clock p.m. _____________________________________________________________________________________ Page 15 of 26 exception of the average lakeshore setback. The proposed open porch is shown to be located within the average lakeshore setback and a variance will be necessary. Staff finds the applicant’s request for a conditional use permit and lot area variance is reasonable. The subject property is heavily wooded and elevated above lake level approximately 30 to 40 feet making visibility of the new seasonal cabin difficult when viewed from the lake. All required setbacks and zoning standards can be met. However, Staff questions the need to grant an average lakeshore setback variance. The seasonal cabin can be reoriented slightly to meet the setback or redesigned if necessary. By code, conditionally permitted uses must be reviewed using the criteria found in Section 78-916. Staff recommends 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 as well as all building and zoning codes. 2. Approval of the conditional use permit to allow maintenance of the guest cabin which exceeds 600 square feet. The existing plumbing and kitchen facilities must be removed from the guest cabin. 3. Denial of the average lakeshore setback variance for the proposed seasonal cabin to extend into the average lakeshore setback. Lemke asked why the existing plumbing and kitchen facilities must be removed from the guest cabin. Curtis indicated that is a requirement within the Code and that a seasonal guest cabin on Big Island is for sleeping only and not independent dwellings. Schwingler noted they could rent it out. Curtis stated it would also add additional septic requirements for bedrooms. Staff is still working through the subject approvals but Staff is confident they will be compliant. The City’s septic inspector is currently reviewing the applicant’s proposal. Lemke asked whether those bedrooms would count if the plumbing is removed. Curtis indicated they would not. Grant Johnson, Suncrest Builders, stated they generally agree with what Staff is recommending. Johnson stated they did have some questions about the removal of the plumbing. The current septic system was designed for a four-bedroom facility and the new structure will have three bedrooms with a loft area. The guest cabin is a one-bedroom facility. Johnson stated the question is if one of the bedrooms is removed out of the proposed structure, whether the plumbing can remain in the one-bedroom guest cabin. Curtis stated that would need to be specifically included in any approvals since it would be contrary to what the Code would allow regardless of the number of bedrooms. Item #01 - PC Agenda - 04/21/2014 Approval of Planning Commission Minutes 03/17/2014 [Page 15 of 26]