Agenda Packet Cc - regular meeting 6/27/1988

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Zoning File #1025 Page 3 lot as yard area adjacent to his existing residence. To any casual observer, the lot appears as an integral yard area and not as a separate lot. Denial of variances to build a house would not deny applicant reasonable use of his property. 5. The tax history of the lot suggests that it has been assessed at a value reflecting its use merely as yard area and not as a buildable lakeshore lot. 6. The lot is smaller than any other developed lots in the Highwood neighborhood and is smaller than 634 of the 657 developed lots U984 data) in the LR-lB zoning district. 7. The City has denied bui ldabi 1 ity for two lots of 0.25 acres and 0.22 acres respectively in the LR-lB district in contemporary times; the smallest LR-lB lot granted variances in contemporary times was 0.23 acres in area in 1983, and was not a lakeshore lot, hence was not subject to the more restrictive 0-75' and 75-250' hardcover limitations. That lot was 20% larger than the Henrich lot. 8. Granting of the lot width and area variances would create a property that is, in and of itself, not out of character with the neighborhood, but which would alter the essential character of the neighborhood by increasing the physical and visual density of the area. 9. Granting of the variances would not be in keeping with the spirit and intent of the LR-lB zoning district, and the provisions of the Orono Comprehensive Land Use Plan's Urban Land Use policies 110, 11, 12 (CMP 4-18), since such a granting would decrease light, air, and open space for neighboring properties, and would result in increased urban impact on Lake Minnetonka. 10. Individual health concerns do not constitute a hardship to the property in the context of granting or denying variances to land use controls. 11. This property is so small that the likelihood of developing a principal residence structure and the concomitant accessory items such as garages, sidewalks, drivewavc- decks, etc. is not reasonably feasible within the hardcover r,gulationt; of the City. Pertinent Facts (Please review carefully the memo _:nd exhihits of May 15, 1986.) significant Additional Facts. 1. During the summer of 1916, Mr. Henrich requested that staff do specific research regarding the similar situations n,)ted by staff in the 1486 memo. In the I.R-1B distric�, staff located 66 E ten.tial substandard vacant buildirg lots or lot com,.inations which would he 0.19 acre or greater and currently are taxed':Se�arate parcels. of these 66 lots, 20 have been assessed for sewer, either individually or as groups for a total of 10 sewer units.