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VARIANCE APPLICATION NARRATIVE <br />850 Windjammer, Orono, MN <br />EXECUTIVE SUMMARY <br />The property owner at 850 Windjammer respectfully requests a variance from the average <br />lakeshore setback requirement to construct a new single-family home that will cure multiple <br />existing nonconformities while preserving the natural character of this steeply sloped, wooded <br />property. While the existing non-conforming home could be remodeled, the proposed new <br />construction offers substantial improvements to conformity, environmental protection, and <br />neighborhood harmony. <br />The proposed home will conform to all zoning requirements except for the average lakeshore <br />setback, which is uniquely constrained by the neighboring homes' positions and the property's <br />severe topography. Compliance with the average lakeshore setback would require building on <br />the steep, wooded street side of the property, necessitating the removal of 70% of mature trees <br />(71 of 102 trees) and extensive retaining wall construction that would fundamentally alter the <br />property's character. <br />PROJECT OVERVIEW <br />The proposed new home at 850 Windjammer represents a thoughtful approach to improving an <br />existing non-conforming structure while respecting both the natural environment and <br />neighborhood context. The new construction will: <br />• Increase the lakeshore setback from the current non-conforming 71'7" to a conforming <br />77'10" <br />• Preserve 89% of existing trees (1,236" of 1,384" total caliper inches), compared to only <br />30% preservation if built in the technically conforming location <br />• Increase neighbor separation from 49' to 76' from the closest neighboring structure <br />• Exceed side yard setbackrequirements with 38'8" to the north and 16'10" to the south <br />UNIQUE PHYSICAL CONSTRAINTS <br />The subject property presents exceptional topographical challenges. While the slope does not <br />technically qualify as a bluff under city ordinance, the severe grade from street to lake creates <br />practical difficulties that distinguish this property from others in the district. The steep slope <br />extends from the street through the buildable area, making street-side construction impractical <br />without substantial environmental impact. <br />Building in the location required by strict average lakeshore setback compliance would <br />necessitate: <br />• Removal of 964" (71 of the 102 trees) of mature trees (70% of total tree coverage) <br />11