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Planning {%om:~ission I~,eetin~;
Uctoller 7, 1.980 -page 3 ,
i-ir. Ritchey then presented the StafF Report stati.n~, that sewer easements sanitary
sc~•rer. s and stout drains are not shown on the Freli:~inary Plat but could be presentec€
on the engineered clratrin~;s.
>`•~r. }Zitchey continued, st~~ting that water lines are not silo~rn and that the developer
would be required to install. a 1.2 inch water line fron Hazel Street to the southern
boundary of the property and provide an easement far the? sa~?le; that fete city may
negotiate with the developer on the difference in cost of 8 inch versus 12 inch
water line; and that the street improvements on Cherry Street wall commence at
North 1.Oth Street and improve the intersection to city standarc}s.
?~lr. Ritchey concluded, stating that flee applicant must bear the burden of proof
that the variance request is the result of extraordinary or. unusual circumstance 4,
creatinn an unusual, hardship or endangering the health and safety of the general
public.
Daniel. Kosmatka, 31.5 I4 Berkeley lday, I~edf.ord, t~pplicant, appeared statar.g that
~•raterlines, set~rcr litt.es and storm drains are shown on the plat by dotted lines,
though no sizes are shown; that the bench mark could be set at the tame of
engineering; and surveying,; and that nothing is sho~,-n on l.ot three as Gerry Corcoran
does not want to develop now and that it seems unfair to ask a street design of llit::
at this time.
Victor ICosmatlca stated that the street c':esi ;n of tl?e l;arcel on the soul:ll will be
private streets in a ~slanned unit c.evelowmwnt and t}.e city's concern should one}=
be wit}.1 public streets.
:~aniel 1Cosrzatka continued, stating
was some ox the first installed in
once that they are in a position to
concluded by .statinu that the long
has put a severe eeonotaic hardship
that the sevrer
the area, is i
do that now as
Ch of tide they
upon the:.,.
1 i ne that runs tllrou ;h t}?e property
disrepair, needs to be replaced,
a part of this development; and
have been warlcing on this project
Chairman Ilill.yer stated that she clid not feel that the city hate delayed then; that
the Planning Commission has not seen 1Q or 11_ mans; that only t`•ro plans leave
been submitted for Planning Commission Revier•:; and that the applicants letter
secr~s to say that the city leas been causing the hardship.
13ot11 Daniel and Victor I:osmatka stated t}?at i~;as not the iiltc:nt o` t_he 1.c:ti:cr..
Victor ICosmatl~a addressed the intros=tiCtioi~ of t'r.e Stafi Deport stating that they
have submitted similar' designs each tine because the; tyre limited by Cahat they h~~ve~
Victor l:osrnatlca adciressecJ item ~r`2 of the Staff Re;>ort ley assiuni_ng lot anti clock
nunbexs, as noted on the °'lnspectorts Copy"of the i're:l.irrtinary Plat. Block if
lots 1 ~2 are armed by the ICosmatkas, 31ock 2, lots 1 .- 3 anti }31ock 3 ar.e o~•rned
by Gerald Corcoran. Lot I2, Bloclc 1 is in dual ot•rnership at this time, but toile
be transferred to the Ko:,rlatlcas.
Building (liticial/Planner Ritchey states: the change oA owtler. ship would have to lie
sl?a~an on t}le f irla 1 clrawi.n~ s and Lie a sand i t io:~ of preliminary plat approval.
C ~
Pfintite s
Planning Commission I°feeting
Uctaber 7, x.930 ~- page ~
Cnmrzissioner ]lavice asked i.f all tl~te lot areas were to torte.
]wilding Official/Planner Ritchey answered that t]Ze smallest tat was just over
6000 sq.£t., too sma11 for a four-plex but within the minimum lot size rectuirements,
I~ir. Ritchey cantinuecl, expressing concern with the passibility a£ lots being created
in the future, radiating aff the south part of the cui~cle~sac into 13loctc 3 f. as we:%l
as the possibility of one or two private streets.
Clrairrnan Hillyer stated that the Planning Commission wants L-o rsalce sure, that whai: i.5
approved ~ai11 be sufficient for the future, and that i.i this proposal were appratred,
the Planning Commission rtrould be locking I•frm Corcaxan into a P.U.D. development
because of street design.
1=yron Corcoran, 3570 Manley Road, Central Paint, representing Gerald Corcorany
stated that the area is intended to be a planned unit development although Gerald
does not really know what he wants to da with the propertyf but he cannot afford
to put in a road that cannot be used in the future,
Commissioner ]lavice stated that was precisely Chairman lii].lyer's concern, ghat
the Planning Commission does not want to lock PSr. Corcoran into one ownership by
approving a street design that allows no further chnices.
Discussion
Victor Kosmatlca commented an the street construction stating that they intend to
begin cutting out the street at about lot ~~4 to maintain a '12l grades
building Official/Planner Ritchey explained item ~r3 of the Sias Report statit?g
that Block 3 and Lots 11 and ~.2 need easements for sewer; and that tfie utility
districts require an easement along all street frontages both in the P.U.ll. area
~rnd the area no~•~ under consideration.
Victor Kosnatka addressed item ~~4 of the Staff Report stating that they will keep
the manholes i'n the street but the grade will not allow them to keep the line i.n
the street.
Chairman ]tillyer questioned the fact that no fire hydrants are shown on the plat.
}3uilding Official/Planner Ritchey stated that at a.east: two r~ri.ll lie rer~l3i~'c=ci i_n
Cherry Park Subdivision and mare in ~he ]'.II.D. area.
Victor. Y.osmatlca addressed item ~~5 of the Staff Report :>t:at:ing that the existing;
Cherry Street storm drain is shown on the plat within t~ao feet of the acttir.al
location and that attempts to 7_ocate it a~~e presently being car~ductec]r
}3uilding Official/Planner Ttitchey explained iter:r ?~6 of the Staff Tiepor.t: stating
that municipal Code requires a 60 foot lot width at the front building line o£
tats on a cut-de-SaCy therefore the building lines on lots 9, 10 & 11 need to
be shoran.
Discussion
riinutes
Planning Cam;~ission Z~~eeting
October 7, 19r 0 -- page 5
Building Official/Planner Ritchey read ite:t ~~7 of the ~Staf.f I'.e}>ozt: statinu that:
Section 16.2~~.060 atEthnrizes the Plannin; Commission to re~aAir.e a "sketch of a
tentative layout for streets in the unsubdivicied portion..."
Victor Kosmatka addressed item i~o of the Staff Report stating that there is an
existing 6 inc11 stub on Cherry Street and that they plan on putting an 8 inch line
in.
T3uilding Official/Planner Ritchey explained item ~r R of the Staff Report stating
that the city twill have to decide where the proposed 12 inch TT3ze1 Street water
line will be located and that the city may negotiate the difference in cost of
8 inch versus 12 inch line with the developer.
Victor Kasmatlca stated that he agreed to item 7klfl of the Staff Report regarding
improvemFnt of the intersection of Cllerzy Street and Narth 10th to city regtaireme;.~ts.
In answer to item All of the Staff Report., Victor Kosmatka skated that they had
indicated a section corner on the plat and that the bench mark will be estai~lishrd
at the time of the engineering and surveying of t}te property.
Victor Kosmatka addressed item zr1?_ of the Staff l~epozt statinU that the lot areas
simply had not been t~.ransfer.ed trhen this tracing iaas done; that they }tad been on
the original; and that all the lots cio comp7_y with the ordinance req,virements,
wilding Ofi:ici~=1/Planner. Ritcl-tey read ; tn;~ rl3 of t?:e Staff Report stating that
the api~licant .must l~>ear the burden of pzooi and she:; that extraordinary or unus~tal_
circumstances are creating an unusual hardship or en~'anger.iti the health and safety
of the general public in order for a vaziance to be granted unc'.er the subdivision
ore' i_rnanee.
~t this time Chairman Iiillyer opened tl,e discussion of the first ~rarianee. requested
lay the ~~pplicants, that of the length of the cul-de-sac.
T3uilding Official/Planner commented on the statement in the applicantES letter
refering to lfl~plat presentations and stated that the city has been trying to get
a street design preferably with a loop for access i~ut the city's proposals have
begirt rejected by the applicants because they tool: up tea much land.
Victor I:os*~atl:a stated that the loop pra,,osals cr.cated tl7rot.}gh lots c•.lticl7 ar.c'
consirierecl undesire~tble by the i;unicipal Cc;de.
I>syron Corcor=~n stated 'that ecanoro3_ca17_y they cn~tlci not develop the property ~•rith
tl.e 1anp, anti that he looks at the develop~~ent econo,~ticall.y ~allile i3ui.ldin; Official/
l'l~~nn~>r =:itchey looks at f_t fez the city,
C}tairman ltillyer asked the applicants ii their reasons far rec}uesting the variances
taerE; pr.i.i~arily economic.
I,yron Corcoran stated that they were not, that a long street ta~.tlt a cul.--de-sac
is the only ,ray they can develop the l~ropcrty,
l
r=inutes
Planning Co~;~rnission rieeting
Cctaber 7, 190 -page 6
Chairman Ilillycr requested an explanation of the pcdestri_an ~aay shown on the plat.
Victor Kosmatka stated that it was not a requirement of tI3i5 proposal but it
may be of any future development to t}~e soot}a sa it eras included at this time,
Daniel Kosmatka stated three reasons supportinl; the hardship they claimed existed
1) Economic; 2) LC7?C Goal ;r`1.~E Urbanizationf 3) LC13C Goal ~Ip ]lousing.
Conrnissioner I-rood stated if they were to develop the area at singT_e family density
they could possibly use the stxeet design proposedp and continued by stating tl~ai.
the applicants are faced with a restrictinn in the i•iunicipal Code and may have
to amend their ideas.
Victor Kosmatka stated by changing to single family, the value of the lots would
be cut in half.
Commissa.oner Ilavice stated that~the Planning Commission has rules to folloTv in
making any decisions that she felt the public was not being considered in this case
and that t}~ey cannot find in favor of a hardship situation if the public welfare
is being endangered.
Victor Kosmatka stated fl=at they. are faced faith an area that hs~s very limited ar.cess
and thtnt is E•rhy they ar.e asking for the variances.
Cnrnraissioner. Il:rvice stated that is t~,hy the Planning Co~~rtrsission i.s being so careft~lr
so as not to place Gerald Cnrcor~~n in the same situation,.
C}lai:man llillyer closed the discussion on t}~e variance request for the length of
the col-de»sac and stated that the next variance request was to the F'I3Ot pore
than 12 dwellinU units on a col»dcwsac" requirement in tt~e 1•it,nicipal Code.
Victor Kosmatka stated that housing costs have risen out of szght and by developi~~g
t}pis land, they will be providing economical housing for a variety of economic
backgrounds.
CI1~-,irm~~n Hillyer asked ho~sr r;sany rlwelI.S.ng units were planned for their developrr.~nt:F
Victor Kosmatka stated there were [~[F possi.ble on their property with a total
potential. of I.75 units on bnth properties,.
Chairman Ilillyer asked for any further comments, stated that the burden of proof
is on the applicant, and that the~Planning Commission woulds ~•~t this times
deliberate and decide if an e~ztraordinar;r hardship existsr
Cor:Missioner i3ixnn stated that the length of the c.ul•-dc~sae and the do:~rng~:ade
bothered her, that a down~,rade situation typically ups the speed of traffic and
that children and elderly per sans may be endangered,
Cnin~~~issioner I~ovasad stated that she could not see that there xaas any more of a
problem witlr traffic and children in this l~r.oposed cievclpp~nent com;~ared to
anywhere else in the city.
i°;inutes
Planning Comzniss9.on 1-=eeting
October 7, 1930 - page 7
Commissioner I3imm^lman stated that s1,e feels a h•srdsltip si-tuation does c:xi.sts }w.t
she dicl not feel. a variance o~ss justified.
Car,missioner Iiavice stated that she also feels there is a }7a rd ships bi.it cannot
ga along with the long cul-de-sac and steep slope of the xoad.
ComniSSioner IInod stated that the line must be dra=.~ some~a}~ere, that sae either
have regulations cae go by or sae throw then out and let everybody clo what they
want; and that an SCC foot lnng cut-de~sac, twice the maximum set by Municipal Code,
should not be approvEd.
Building OfficialJ~'lanner Ritchey stated that the ~~CC foot maximum Iength was for
safety; that the applicants maintain that it is economically impossible to develola
this property without the long cul-de-sac, and concluded by stating that there i.s
a ~~ray to develop the area but not faith the number of lots the applicants ~roulc3 },ike.
Commissioner I-Iavice made a motion, second by Dixon, to deny the requested variance
to the 400 foot maximu~:s cul--de--sac len~t}t. Roil call vote fatsnd Chairman Iiillyei:
and Commissioners ilavice, Hond, irlimmelman and Dixon in favor, Commissioner ~lovasad
abstained. I~lajority in favor, motion carried.
Chairman Iiillyer then stated that as the variance to lengt}3 of cul-de-sac has been
denied, the number of units is no longer an issue.
1~'otion by Dixon to instruct Dtaff to draft a Resolution of Reco~~~mendatinn of Denial
of the Preliminary Plat fnr Cherry Park 5ubdivisian with the coi~ciiti_on that the
applicants be allowed to re-subr:~it the plat within n months provided that the new
suUmittal meets ail the requirements of the Central i'oint i=lunicipal Code.,
lliscussion
13ui_lding OfficialJPlanner Ritchey stated that the 1~lunicipsi Cade states that. the
applicant must appeal the Planni*~g Commission decision within 5 days and that if
the Counci}. upholds the Planning Commission decisions the applicant: cannot: re-apply
for one years 'time.
Ili scussion
Commissioner Ilimme~.man seconded the above s7otion made by Cornmiss~.aner. T3i,xanr. Ro}.}.
call vote found Chairman Ilillyer and Com~issione:'s}lavices Iloocls lii.rnmel.man at~cl
E Dixon in favor, Commissioner lYovasad abstained. I~;ajority in favor, motion carried.
V}.. Neva Business
~. 1Cfif3 Plan Review Residential Garage ~: i3ree7e~aay
360 s 2nd Street
~.c. 1~€ap z'age 37-2~.r.-11B1~, Tax Lat ~~oa
Portions of lots 7 ~ v, F~],oc'.c 235 Original ~.'o~-n
City LoneJTt--3y Comp l'J.~'~n Desionationfiii.gh 17ensity
P~3tr.iclc I€enderson, Applicant.