Agenda - Council - 01/27/2015 - Laserfiche WebLink

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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. At the time of approval of BROOKFIELD 1ST ADDITION, the cul-de-sac was considered to be temporary until Feldspar Street 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. Based on the unlikely development potential of the property to the south (at least based on information available at present time) and the request to re -plat the Property into a buildable lot, the general sense is that this cul-de-sac is, for all intents and purposes, serving as a 'permanent' culde sac. As such, the Planning Commission had recommended that the City upgrade the cul-de-sac to current standards within its existing footprint. That recommendation was brought to the Public Works Committee on January 20, 2015 for consideration (that case, with more detail regarding the potential reconstruction, is attached). The Public Works Committee also has recommended that the City upgrade the cul-de-sac, within its existing footprint, to current construction standards. The Applicant has demonstrated that a home could be placed on the Property without the need for any variances. However, concerns have been raised regarding the location of the proposed home as it relates to the existing home to the north. The Applicant has submitted an application seeking a variance the minimum required front yard setback that, if approved by the Planning Commission, would allow the home to be shifted to west somewhat in an attempt to mitigate the aforementioned concern. That request is scheduled for a Public Hearing at the February 2, 2015 Planning Commission meeting. It should be noted that approval of this plat would not preclude the future extension of Feldspar Street. 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. There are drainage and utility easements currently encumbering the Property. The existing easements will be vacated and new drainage and utility easements dedicated as part of the Plat. As a final note, within the past year, this is the second request of this nature that the City has reviewed. Additionally, similar requests have been submitted as part of the preparation of the Brookfield 4th Addition and Country Club Hills Plat. It has become very evident based on resident feedback and maintenance operations that the use of an outlot and temporary, reduced road easement is not the ideal tool to address adequate turn around space at the end of a street. Staff is working on developing a policy to avoid this situation in the future. Alternatives Option #1. Approve Resolutions #15-01-012, #15-01-026 and #15-01-030 granting Preliminary Plat and Final Plat approval and vacating existing drainage and utility easements on the Property, contingent upon compliance with the Staff Review Letter dated January 23, 2015, and direct Staff to proceed with preparing construction plans and specifications for the reconstruction of the cul-de-sac bulb within its existing footprint. The Applicant has demonstrated that a home can be reasonably accommodated on the Property and has addressed 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 and deterioration of the cul-de-sac wings is becoming evident. Thus, Staff supports this option. Option #2. Approve Resolutions #15-01-012, #15-01-026 and #15-01-030 granting Preliminary Plat and Final Plat