Agenda - Public Works Committee - 01/20/2015

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Public Works Committee 5. 2. Meeting Date: 01/20/2015 By: Chris Anderson, Community Development Title: Consider Planning Commission Recommendation to Reconstruct a Temporary Cul-De-Sac on Feldspar Street in the Brookfield Subdivision Purpose/Background: 21st Century Bank (the "Applicant") has submitted an application for Sketch Plan and Preliminary Plat for a proposed minor plat known as Brookfield 5th Addition. The minor subdivision proposes to re -plat approximately 0.31 acres to create one (1) buildable single-family lot. The proposed plat would not re -configure existing property lines, other than to encumber the existing cul-de-sac within right of way. The proposed plat would convert an existing outlot to a buildable lot (the "Property"). By definition, an outlot is an undeveloped area set aside for future development, at which time review of the feasibility and payment of development fees occur. The Property is generally located west of Nowthen Boulevard (CSAH 5) at the terminus of Feldspar Street and would gain access via an existing cul-de-sac constructed to temporary road standards. At their January 8, 2015 meeting, the Planning Commission conducted a Public Hearing regarding this proposed plat. At least one (1) property owner adjacent to the cul-de-sac expressed concern with the existing conditions of the cul-de-sac. Previously, multiple property owners had expressed the same. The Planning Commission also expressed concern with the temporary cul-de-sac due to how it was originally constructed in a temporary fashion. The Planning Commission recommended that the City upgrade it to current construction standards within its existing footprint. Timeframe: 30 minutes Observations/Alternatives: When BROOKFIELD 1ST ADD was approved, it was anticipated that the extension of Feldspar Street further south would occur in the near future to accommodate redevelopment of those larger, existing lots. Thus, the 'wings' of the cul de sac were designed and constructed to meet the standard of a temporary road, which does not include curb and gutter and only required a two (2) inch lift of bituminous pavement (note that Feldspar St does have curb and gutter through the center of the cul-de-sac, but the 'wings' do not). Those improvements were constructed in 2007 and signs of deterioration are beginning to emerge. It is also noted that the current configuration of curb and gutter creates maintenance issues for our Public Works Department during snow removal. The owner of the adjacent parcel to the south has stated on multiple occasions, and again at the Public Hearing on January 8, 2015, that he he has no intention of selling or subdividing the adjacent parcel for the foreseeable future and also noted as such as part of the original review process of Brookfield in the past. Furthermore, there is lowland in the rear yards of Lots 2 & 3, Block 3, Now and Then Estates that would further complicate the potential extension of Feldspar Street. While together these don't completely eliminate the possibility of future redevelopment and the extension of Feldspar Street, it certainly appears that it won't occur in the near future. Based on the unlikely development potential of the property to the south, at least based on information available at present time, the general sense is that this cul-de-sac is truly a 'permanent' cul-de-sac and that it should be reconstructed in accordance with the subdivision design standards of Chapter 117, Article III. The cul-de-sac is currently encumbered with a Temporary Road Easement across portions of Lot 12, Block 2, Lot 1