Agenda - Planning Commission - 01/08/2015

Home

encumber the portion of the cul de sac on the Property plus an additional fifteen (15) feet to accommodate snow storage. At the time of approval of BROOKFIELD 1ST ADD, the cul de sac was considered to be temporary until Feldspar St was extended further south. Thus, the executed temporary road easement only provided a radius of fifty-five (55) feet rather than the standard sixty (60) feet. Furthermore, while the paving section between the curbs appears to have been constructed in accordance with the City's standard specifications, the wing of the cul de sac was only designed and installed with the base course of asphalt (no wear course) per the temporary turn -around detail. These deficiencies should be addressed through the variance process (deviations from City Code Sections 117-614, Subdivision Design Standards, and 117-615, Construction of Improvements) as part of the platting process. The Applicant is making attempts to keep the proposed home in line with the existing home to the north to the extent possible, as this was identified as a potential concern by neighboring property owners during the previous review. As shown on the current Sketch Plan and Preliminary Plat, the rear wall of the proposed home is only slightly behind that of the home to the north. However, this places the proposed home only twenty-five (25) feet from the edge of the existing cul de sac pavement, which is less than the standard setback from public road right-of-way. Should right-of-way be dedicated through the platting process, as recommended by City Staff, the front setback will likely be further reduced. Thus, it appears that a variance to front yard setback requirements will also be necessary. It should be noted that approval of this plat would not preclude the future extension of Feldspar St. Should that opportunity arise in the future, the City would vacate excess right-of-way that would no longer be needed. Additionally, it would be at that time that the sidewalk on Feldspar St would be extended in front of this Property and the cul de sac 'wings' would be removed. In the past year, this is the second request of this nature that the City has reviewed. What we have learned through both reviews is that the use of an outlot and temporary road easement is not the ideal tool to address adequate turn around space at the end of a street. Should this be proposed in the future, Staff would recommend platting two (2) larger lots (rather than four [4] 'standard' size lots with either deed restrictions or as an outlot) at the end of a street and require a standard cul de sac meeting both the design and construction standards in City Code, but stub in two (2) additional services for sewer/water so that the lots could be split the a road were to be extended in the future. Alternatives Option #1. Recommend that City Council approve Resolution #15-01-012 granting Preliminary Plat approval contingent upon compliance with the Staff Review Letter dated January 2, 2015 and obtaining variances to subdivision design standards, construction of improvements standards, and the required front yard setback. The Applicant has demonstrated that a home can be reasonably accommodated on the Property and has attempted to address the concerns identified through the previous review (density transitioning, easement in rear yard, placement of home on lot). Additionally, the Applicant did have discussions with some of the neighboring property owners to explore their interest in acquiring the parcel but were unable to reach an agreement. This outlot has now been in existence for nearly ten (10) years and there does not appear to be any sign of potential development that would result in the extension of Feldspar St as had been originally envisioned. Thus, Staff supports this option. Option #2. Recommend that the City Council not approve Resolution #15-01-012. The original developer of BROOKFIELD 1ST ADD willingly platted this Property as an outlot anticipating that Feldspar St would be extended further south in the near future, a risk the developer was willing to take at that time. However, the Applicant, who assumed this Property after the original developer defaulted, has demonstrated that a home can be reasonably accommodated on the Property while still providing density transitioning and necessary easements. Also, approval of this plat would not preclude the future extension of Feldspar St should a development proposal be brought forward. City Staff does not support this option. Funding Source: All costs associated with the Application are the responsibility of the Applicant.