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[i' > <br />Zoning File #1044 <br />July 12. 1994 <br />Page2 <br />TTie subject property is similar in si/e with neighbi>nna dexeloped propenics. review 1-xhihii R <br />The property is kx;ated to the immediate south of the propeny at 4030 Elm Street that was <br />granted an area variance earlier this year. There is no adjacent unde\eloped lands available for <br />purchase to make this lot any larger. In fact, it is the largest of the lots on the s«>uth side of Elm <br />Street. Note variances were granted to bOl and 615 Minnetonka Highland - part of Minnetonka <br />Summit Park Plat) in 1975 and 1976 <br />Ever since the inception oi the zoning axle and area standards, this area has been /oikM 1 acre <br />minimum lot size. Minnetonka Summit Park subdivision was platted in June of 1912 prior to <br />any zoning standards for the City. The pattern for development has been the combining of the <br />various substandard lots into single building envelopes. <br />The property is served by municipal sewer and the three lots have been each assessed a third <br />unit for a total of one sewer unit. The assessment has been paid. The lot has steep topographies <br />but not so steep to .suggest any difficultv in constructing a residence. The steep elevations along <br />Elm Street will necessitate deep cuts into banks to provide access drive to the building site'. <br />Applicant must obtain a driveway permit trom the Public Works Department. As already'noted <br />in the earlier reviews, a culvert will be required. The Public Works Director will note the <br />required size and approved type of culvert. <br />Upon your site inspection, it will be dilticult to determine the e.xact boundaries of the property <br />but the culven that drains under Elm Street from the unapproved right-of-way at the north side <br />of the road, refer to Exhibit E. is located at the mid-point of the lot -- very- close to where the <br />real estate and City land use sign have been placed. A shed appears to encroach into the <br />propeny along the west lot line. <br />Issues for Consideration: <br />1. Staff has been contacted by the owner of 615 Minnetonka Highland who is opposed to <br />the granting of a variance to allow construction on the propeny. lie claims there will <br />be a diminution in his propeny values. In review ing the pattern of development of this <br />neighborhoixi and the previous variances granted to this propeny and to adjacent <br />properties, can the City deny the current renewal lot area variance? Zoning standards <br />have not changed since first variance approval in 1978. <br />... Are there physical constraints or limitations on this property that would prevent potential <br />development? <br />3. Would the development of the subject propeny be consistent with the pattern of <br />development within the Minnetonka Summit Park neighborhood?