Land Use

1 LAND USE COMMITTEE EDWARDSVILLE PLAN COMMISSION August 06, 2015 PRESENT ABSENT Beth Schlueter, Chairman Veronica Armouti, Vice Chairman Jill Buford John Mullane, PC Chairman Larry Miller Ben Powell Paul Pitts Mark Rabe Eric Williams, Staff Ryan Zwijack, Staff Scott Hanson, Staff Cheryl Porter, Staff Lisa Schneck, Staff Justin Venvertloh, Thouvenot Wade and Moerchen Inc. Kevin Jones Jeff Lantz At the regular meeting of the Plan Commission's Land Use Committee, the following was discussed: Case 2015-21: Hawthorne Hills – Planned Unit Development (PUD) Developer: Kevin Jones / Jeff Lantz Engineer: Thouvenot Wade and Moerchen Inc. Scott Hanson gave staff’s report. The development is approximately 11 acres. This property was recently annexed into the City. The property is zoned R-1 Single Family Residential. The property is characterized by rolling terrain. Once extended throughout the site, the City of Edwardsville will provide sanitary sewer, water and fire protection to the subject tract. Electric will be provided by Southwestern Electric and gas by Ameren Illinois. There will be 3 streets within this development. Street 1 will run on the East side with no driveway access. There will be 2 other streets, one ending in a short cul-de-sac. There will be a 10-foot wide multi use path running along the East side of Street 1 as well as along Goshen Road. Once the Comprehensive Plan is updated, it will show this property as Neighborhood. At this time it shows “Town Center. Kevin Jones stated this development is the continuation of residential development – the PUD portion. This will include the villa lots and a couple of commercial lots at the entrance. The commercial lots would be for a future daycare. They feel this would be an amenity to the development. They have no plans of any other commercial use at these lots. There are no agreements or discussions with anyone regarding the daycare at this time. The smaller lot may be overflow parking or a play area for children. There will be a crosswalk at this intersection. Hanson reminded the committee that the level of detail has been greatly reduced to keep the soft costs down. This is the result of the new Planned Unit Development process. They will see more detail during the PUD Site Plan review which is submitted once City Council has approved this plan. Active and passive greenspace has been met for both developments. The barn will not be counted toward greenspace with this development because it was already included with the Preliminary Plat. Kevin Jones stated the single family development will be constructed simultaneously with the PUD. The  2 estimated date of completion will be in 2021. Hanson suggested stipulating a maximum size of the daycare or maximum number of students for the daycare which will be located on the outlot. He called the Goddard School to get estimations from them. Their building is approximately 10,000 square feet with 170 students. Typically, Goddard Schools in other locations throughout the United States have approximately 130 students with nearly 8,000 square foot of space. If there would be 130 students, there would be 650 trips per day (5 visits per student). Traffic would not be an issue since it would not impact the rest of the development. There is traffic going in and out of the subdivision already. They would just be stopping to drop off their children as they leave the subdivision and picking them up on their way into the subdivision. If they did not develop a daycare, they would just leave that area as greenspace. They do not want any other development on those outlots. They would suspect that most of the people using the daycare would live in this subdivision. There may be some from the adjacent subdivisions, but they hope the majority would be from their subdivision. They would be okay with putting a statement on the PUD stipulating that only a daycare would be permitted on the outlots. They really don’t’ want to commit to a certain number of students or building size. They feel the lot will dictate the size of the building along with the parking requirements. There are state mandates which will require adequate space for each student. To actually design a building to fit the lot and see how many students would be allowed would involve a lot of money to hire an architect. Hanson proposed the following set of guidelines for the daycare use. 1. Limit the number of students. 2. Limited signage to one (1) freestanding monument sign with maximum height of 6 feet and maximum surface area of 24 square feet. 3. Proper landscape buffer between commercial and residential uses. 4. All playground equipment is to be fenced and screened. 5. Minimize parking lot lighting spillover. 6. Hours of operation limited to 6:00 AM to 8:00 PM weekdays and 8 hours maximum on weekends. 7. Planned child drop off areas. 8. Driveway entrances to be approved by the City Engineer. 9. PUD Development Plan to state only a daycare use for these lots The developers would like to have some time to research this information before committing to a number of students allowed. Hanson brought up the fact that normally there are easements between building envelopes. In this situation, the developer would like for the building envelopes to be “fluid” until such time a building permit is submitted. The developers would like to have the flexibility for the buyer to decide the size of the house. The developers like the idea of the non-conformity along this street. The developers are carrying the entire load on this development. There will be a 10-foot wide shared bike/pedestrian path was originally laid out to follow Street 1. Now it is shown to follow the existing driveway for Dr. Helms which would be more serene. The newly proposed layout would use the existing driveway and culvert. They didn’t think it would impact the City’s approval. They thought it would keep the walkers and bikers away from the street and off the bridge where vehicles would be close to the pedestrians. It would also eliminate the need for a box culvert extension and retaining wall. They felt this would be a safer route. Staff would like to see a 5- foot sidewalk at least on one side of the road. If there is not one there, they will be walking on the street which is not safe either. The developers agreed to it if staff felt this would be a safety concern. Staff suggested it on the East side of the street. Venvertloh presented a map of the current stormwater flow in the area. A lot of the concerns from the public meeting were about storm water which is on their property in Ebbets Field. Most of the stormwater is coming from the field behind Ebbets Field. He also presented a map of the proposed detention basin. This will essentially take the run off of 106 acres and removes it from the Ebbets Field  3 basin or the drainage ditch behind the houses in Ebbets Field. They will be piping that into the stream that is located out front along Goshen Road. This will be designed to meet the Land Development Code requirements. RECOMMENDATION: Land Use Committee recommends approval of the proposed PUD to Plan Commission with suggestions of guideline and restrictions discussed. REMINDER: PLAN COMMISSION MEETING: Monday, August 17, 2015 at 7:00 p.m. at City Hall, City Council Chambers, 118 Hillsboro Avenue.