06/06/2002 - Laserfiche WebLink

Home

peninsula and the only way to develop it is by the cul-de-sac. He stated not granting this variance would deprive Royal Oaks of R-1 zoning rights. The special circumstances are not created by the applicant. He stated all homes are single-family lots and meet or exceed the R-1 regulations. Joe McDilda, 14321 Neon St. N.W., passed out a memo stating points for consideration and recommendations. He said he believes this request is unique in that it is a cul-de-sac on top of a cul-de-sac. He noted this will have two dead ends and two mmarounds. He displayed pictures of the peninsula. He said grading is about 3 feet below the base tree line. This causes an issue in how the cul-de-sac will be extended. He said he believes the trees will have to be removed in order to make the grade match what is already there. He also raised the issue of the degree of fill that will be necessary for the development of the lots. He noted several lots will require 30 feet of fill. He stated the trees cannot exist with that much fill. A motion in the last Council meeting required a halt to tree removal by the developer until a tree preservation ordinance is formed. He recommended the Planning Commission reject the variance until this ordinance is adopted. He added the cul-de-sac should go no further than the current distance of the existing cul-de-sac. Chairperson Nixt asked how Mr. McDilda would propose access without adding the cul-de-sac. Mr. McDilda responded the access is satisfactory as is. He said access is already there and should be taken no further. He acknowledged that 7 houses will not fit with the access as it is. Principal Planner Trudgeon referred to the earlier comment of a double cul-de-sac. He stated when a plat dead ends, there is a temporary cul-de-sac which could be in place for 6 months, or a year; there is no time limit. He added the cul-de-sac is measured from the intersection of 145~ and Junkite. Chairperson Nixt suggested the measurement be from 146t~ and Junkite. He stated this would be more appropriate. He recognized Mr. McDilda's comment regarding the double cul-de-sac and suggested the cul-de-sac be extended back to the confluence. Principal Planner Trudgeon stated the measurement should be from the centerline of the nearest intersection. Jim Bittner, 14331 Neon St. N.W., passed out a memo entitled "Resolution for Variance to Cul- de-sac Length - Ponds 2nd Addition" and summarized the points. He noted that a motion was passed by the Council at their May 14, 2002 that reads "to halt further tree removal by Royal Oaks within the peninsula until a tree preservation ordinance is in place." He said he agrees that the tree removal needs to happen and he said he is not disputing that it should happen. Motion by Chairperson Nixt, seconded by Board Member Kociscak, to close the public hearing. Motion carried. Voting Yes: Chairperson Nixt, Board Members Kociscak, Brauer, and Reeve. Voting No: None. Absent: Board Members Johnson, Sweet, and Watson. Board of Adjustment/June 6, 2002 Page 3 of 15