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#17-3904 21 Feb 2017 Page 6 of 7 11. Not create a nuisance which generates smoke, noise, glare, vibration, odors, fumes, dust, electrical interference, general unsightliness, or other means; The proposed guest house elevated on piers is not expected to cause any of these undesirable impacts. 12. Not cause excessive non-residential traffic on residential streets, parking needs that cause a demonstrable inconvenience to adjoining properties, traffic congestion, or unsafe access; It is anticipated that the proposed guest house elevated on piers will not generate any of these undesirable issues. 13. Designed to take into account the natural, scenic, and historic features of the area and to minimize environmental impact; The proposed guest house on piers has been designed to conform to the historic architecture of the existing structures on the property, and will not have a negative environmental impact. 14. All exterior lighting shall be so directed so as not to cast glare toward or onto the public right-of-way or neighboring residential uses or districts; Applicants are hereby advised of this requirement; and 15. Not detrimental to the public health, public safety, or general welfare. Staff believes this criterion is met. A CUP may be granted subject to such conditions as the Council may prescribe. Additionally, a CUP shall remain in effect as long as the conditions imposed by the City Council are observed, but nothing in this section shall prevent the city from enacting or amending official controls to change the status of conditional uses. Septic System Status The property is served by City sewer; two SAC fees were collected in 2000 for the sewer connection. Practical Difficulties Statement Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, and should be asked for additional testimony regarding the application. Practical Difficulties and Conditional Use Permit Analysis Staff finds that the peninsula configuration of the property functions much like an island yet shares a 6 foot connection with the property across the bay at 2165 North Shore Drive dictating the average lakeshore setback requirement. The subject property does not blockviews of the lake from the home at 2165 NSD as it is across the water from the home. Staff finds this satisfies the practical difficulty requirement for the average lakeshore setback. The applicant has opted to modify the footprint and location of the guest cabin thereby triggering the need for the variances as well as the CUP. Staff finds that the stoop on the north side of the home can be removed as there are three other points of egress on the cabin. The proposed development suggests hardcover levels beneath the Tier 1 allowance; there is sufficient pervious area offering infiltration opportunities on the property. The conditions applying to the two different conditional use permits relating to the guest cabin have been satisfied according to staff. The engineering standards applied to the CUP for the structure to be elevated out of the floodplain via the helical piers will be reviewed and applied at the building permit stage.