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1 <br />2 <br />3 <br />4 <br />5 <br />6 <br />7 <br />8 <br />9 <br />10 <br />11 <br />12 <br />13 <br />14 <br />15 <br />16 <br />17 <br />18 <br />19 <br />20 <br />21 <br />22 <br />23 <br />24 <br />25 <br />26 <br />27 <br />28 <br />29 <br />30 <br />31 <br />32 <br />33 <br />34 <br />35 <br />36 <br />37 <br />38 <br />39 <br />40 <br />41 <br />42 <br />43 <br />44 <br />45 <br />46 <br />47 <br />48 <br />a. Proposed conversions must be initially evaluated using the same procedures for residential <br />planned unit developments involving all new construction. Inconsistencies between existing <br />features of the development and these standards must be identified. <br />b. Deficiencies involving water supply and sewage treatment, structure color, impervious <br />coverage, open space, and shore recreation facilities must be corrected as part of the <br />conversion or as specified in the conditional use permit. <br />c. Shore and bluff impact zone deficiencies must be evaluated and reasonable improvements <br />made as part of the conversion. These improvements must include, where applicable, the <br />following: <br />1. Removal of extraneous buildings, docks, or other facilities that no longer need to be <br />located in shore or bluff impact zones; <br />2. Remedial measures to correct erosion sites and improve vegetative cover and screening <br />of buildings and other facilities as viewed from the water; and <br />3. If existing dwelling units are located in shore or bluff impact zones, conditions are <br />attached to approvals of conversions that preclude exterior expansions in any dimension <br />or substantial alterations. The conditions must also provide for future relocation of <br />dwelling units, where feasible, to other locations, meeting all setback and elevation <br />requirements when they are rebuilt or replaced. <br />d. Existing dwelling unit or dwelling site densities that exceed standards may be allowed to <br />continue but must not be allowed to be increased, either at the time of conversion or in the <br />future. Efforts must be made during the conversion to limit impacts of high densities by <br />requiring seasonal use, improving vegetative screening, centralizing shore recreation <br />facilities, installing new sewage treatment systems, or other means. <br />934 Shoreland Overlay District Nonconformities <br />All legally established nonconformities as of the date of the ordinance from which this subdivision is <br />derived may continue, but they will be managed according to applicable state statutes and other <br />regulations of this community for the subjects of alterations and additions, repair after damage, <br />discontinuance of use, and intensification of use; except that the following standards will also apply in <br />shoreland areas: <br />(A) Construction on nonconforming lots of record. <br />a. Lots of record in the office of the county recorder on the date of enactment of local shoreland <br />controls that do not meet the requirements of this subdivision may be allowed as building sites <br />without variances from lot size requirements provided the use is permitted in the zoning district, <br />the lot has been in separate ownership from abutting lands at all times since it became <br />substandard, was created compliant with official controls in effect at the time, and sewage <br />treatment and setback requirements of this subdivision are met. <br />b. A variance from setback requirements must be obtained before any use, sewage treatment system, <br />or building permit is issued for a lot. In evaluating the variance, the Planning Commission shall <br />consider sewage treatment and water supply capabilities or constraints of the lot and shall deny <br />the variance if adequate facilities cannot be provided. <br />c. If, in a group of two or more contiguous lots under the same ownership, any individual lot does not <br />meet the requirements of this subdivision, the lot must not be considered as a separate parcel of <br />land for the purposes of sale or development. The lot must be combined with the one or more <br />contiguous lots so they equal one or more parcels of land, each meeting the requirements of this <br />subdivision as much as possible. <br />(6) Additions/expansions to nonconforming structures. <br />Page 137 of 147 <br />