Land Use

1 LAND USE COMMITTEE EDWARDSVILLE PLAN COMMISSION June 04, 2015 PRESENT ABSENT Beth Schlueter, Chairman Veronica Armouti, Vice Chairman Larry Miller John Mullane, PC Chairman Ben Powell Paul Pitts Mark Rabe Eric Williams, Staff Scott Hanson, Staff Cheryl Porter, Staff Lisa Schneck, Staff Justin Venvertloh, Thouvenot Wade and Moerchen Inc. Kevin Jones At the regular meeting of the Plan Commission's Land Use Committee, the following was discussed: Case 2015-17: Helms Subdivision – Preliminary Plat Developer: Kevin Jones / Jeff Lantz Engineer: Thouvenot Wade and Moerchen Inc. Kevin Jones gave an overview of the project. This property is currently Joe Helms’ property located along Goshen Road. The site is approximately 79 acres. There will be 3 different price points in this development. In the front area will be villa community with roughly 29 units. There will also be 2 different sized single family residential lots in the southwest corner with an average of 80 foot wide lots. Along the eastern side there will be an average of 95 foot wide lots. The price points for the villas will be between $350,000 to $500,000. They are looking to build ranch style homes with 1600 to 2100 square feet size range. The 80-foot wide lots will be roughly $400,000 with ranch homes of the same size and 2- story homes with approximately 2000 square feet. The 95-foot wide lots would be larger with the $500,000 and above range. There will be amenities on the property such as a lake which they hope to accomplish. This would be pending approval and proper permitting. There will also be 30-foot wide berms on both sides of the drive isles to provide privacy to homes. There will be a 20-foot median when entering the development crossing the creek which will be landscaped. There will also be a small round about to add character to the development. The area around the barn will be used as common space and serve as active greenspace. This barn will be a unique feature which is about 40 feet x 70 feet with a huge loft (26-foot high ceilings). They hope to use this area a sales office. They are still planning all the active greenspace but are planning for a swimming pool. They would like for this to be an active community where people have places to enjoy without having to leave the neighborhood. They are proposing something a little bit different along the boulevard. They will have a 10-foot wide bike/pedestrian trail. This will extend out across the front of the development. There is undeveloped property to the east but would hope to eventually see it connecting to the YMCA and schools. The development will be divided into several phases. The first phase will be covering a lot of ground including the front half of the property. A portion of the development will be a PUD which will be a separate process even though it is located in the first phase of development. There will also be outlots at the entrance to this development which will remain R-1 zoning. There has been a lot of talk about these outlots and the proposed use for them. There is no desire to rezone those outlots. The developers have thought about the possibility of a child care facility there to benefit the neighborhood. They don’t want  2 anything that would detract from the neighborhood or deter potential buyers. There was further discussion by the board and staff regarding the review of both the preliminary plat and PUD and whether the committee should review them together. The reason for the PUD is to create building envelopes which will maximize the use of the ground. The minimum setbacks will be set but the number of units will vary depending on the width of the buildings. This would not be possible if there were lots. The developer is comfortable will setting a maximum number of 30 buildings. Schlueter complimented the developer for their nice layout of the development. The developer stated they gave up a lot of ground for the walk ability within the development. Schlueter asked about having a connection to the East for future development. The developer did not think there would be a benefit to having a stub to the East. They would like to keep this subdivision private. They feel with the connection to Ebbets Field and 2 entrances off Goshen Road would be adequate access. The property to the East is actually located within the Triad school district which could be a little more challenging. Staff has discussed this with the developer and agreed to have at least a bike/pedestrian connection to the East. If staff knew what the use would be to the East, it would be easier to determine what type of connection should be stubbed. No matter what the use will be to the East, staff would like to be consistent with the Land Development Code and have a stub street. There are locations on the plans to the East that could dedicate a right-of-way easement without losing any lots. It could be written where roadway purposes would be allowed. Schlueter wanted to make sure that staff was okay with the variances requested for street layout. Hanson agreed. He also explained the sidewalk variance. Given the 10-foot bike/pedestrian path on the east side and having the berms on the west side is a good approach. Staff is fine with that variance also. This is an exciting and unique idea. RECOMMENDATION: Land Use Committee recommends for approval to Plan Commission. REMINDER: PLAN COMMISSION MEETING: Monday, June 15, 2015 at 7:00 p.m. at City Hall, City Council Chambers, 118 Hillsboro Avenue.