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Laurel Wand Architecture 1718 Logan Avenue South Minneapolis, MN 55403 612 874 1086 1 p laurei@lauretuttand.com I e 0- 2090 Shoreline Drive Orono, MN 55391 Variance Application Practical Difficulties Form January 18, 2017 The existing residence at 2165 North Shore Drive is located approx. 143 feet from the [akeshore. The existing cabin at 2090 Shoreline Drive is located approx. 93 feet from the takeshore. The new structure is proposed to be located approx. 75' from the takeshore. The property owner proposes to locate the new structure somewhat closer to the takeshore to accommodate extensive and existing gardens on the property. The new structure will also be located somewhat to the west of the existing cabin to avoid the 35' delineated wettand setback. The southern edge of the new structure will remain in the same location as the southern edge of the original cabin. To locate the new structure equivalent to the adjacent property setback of 143 feet wiH cause great harm to the existing landscape and gardens on the property. It wit[ also create a conflict with the existing 35' setback from the delineated wettand. The proposed location for the new structure maintains sufficient distance from the 35' delineated wetland setback and avoids the wetland buffer. See attached certified property survey for the location of the proposed new dwelling relative to the wetland buffer. The proposed new cabin will be larger than the existing cabin in order to accommodate mechanical rooms set above the required City of Orono Regulatory Flood Protection Elevation (RFPE) of 932.5 and MCWD low opening requirement of 933.5. The new structure will be constructed without a basement or crawl space. It will be supported by helical piers in order to protect existing grade elevations, avoid excavation of existing soils and reach soils suitable for foundation support. Refer to the Conditional Use Permit application for additional information and to the soil report prepared by Haugo Geotechnical Services and dated April 29, 2016. The footprint of the new structure will be 873 sq. ft. larger than the footprint of the existing cabin. The hardcover on the property will increase from 13.07 % to 13.65%, well below the maximum allowable. The footprints of the existing 2 -story principal structure and the proposed new structure account for approx. 3% of the hardcover on the property. The footprint of the new cabin, along with that of the existing accessory structures (gazebo and pump house), totals 3051.7 sq. ft., below the 3200 -sq. ft. allowable for accessory structures on a property of this size. 2. "The plight of the landowner is due to circumstances unique to her property and not created by the landowner." The property at 2090 Shoreline Drive is one of the most unique properties on Lake Minnetonka. It comprises nearly 4 acres of land on a peninsula or point of land on the north and west side of the Arcola Bridge, a bridge connecting Crystal Bay with Minnetonka Beach. It is accessed by a gravel drive that travels under the existing SOO Line railroad trestle. It is isolated from adjacent properties. There are no immediate neighbors or adjacent structures in the traditional or "typical" sense. The average lakeshore setback is determined by a distant residence to the north that is not visible from the property. The unique characteristics of the property create a "practical difficulty" not of the property owner's making. The property owner seeks to replace an existing cabin that is no longer habitable with a new cabin, similar in character to the original cabin and to the existing 2 -story main house on the property. The proposed new cabin is subject to zoning regulations not in place when the original cabin was constructed.