Land Use

1 LAND USE COMMITTEE EDWARDSVILLE PLAN COMMISSION April 6, 2017 7:00 PM PRESENT ABSENT Beth Schlueter, Chairman Veronica Armouti, Vice Chairman William Catalano Ben Powell Larry Miller John Mullane, PC Chairman Paul Pitts Mark Rabe Scott Hanson, Staff Cheryl Porter, Staff Lisa Schneck, Staff Walter Heck Michael Craminski, Sherbut-Carson-Claxton LLC Justin Venvertloh, TWM Kevin Jones, Hawthorne Hills LLC At the regular meeting of the Plan Commission's Land Use Committee, the following items were discussed: Case 2017-07: Heck’s Subdivision – Preliminary Plat Developer: Walter Heck Engineer: Sherbut-Carson-Claxton LLC Scott Hanson gave staff’s report. This property is located on the east side of the Dunlap Lake subdivision. The Preliminary Plat and Final Plat will be reviewed at the same time. There is an option for a Minor Subdivision approval but Mr. Heck is asking for 2 variances. One is for the sidewalks and another for the right of way width for Mallard Lane. It is a 2 lot subdivision. Both lots have access to a public street. Lot 2 is developed with a home on the site presently. It is legal non-conforming for it does not meet the front yard setbacks. It was built in 1935 and then annexed into the City in the 1970s. There is a request for a sidewalk variance. There are no sidewalks in the vicinity. The closest are along Park Drive off IL Route 143. If one would be installed now, it would have to be removed in the future for improvements of the right of way. Staff has no objection to this variance. Staff is not anticipating any improvements to Mallard Lane so there are no objections to the right of way width variance. The street is 40 feet wide. The minimum width of a local residential street is 50 feet. There are only four (4) lots with access along this street. With this subdivision, it will make five (5) lots. Active greenspace will be bought out. Mr. Heck will pay $500.00 for the greenspace buyout. Staff recommends approval of the Preliminary Plat and the associated variances. Schlueter asked if staff has had discussion to add sidewalks in Dunlap Lake. Hanson stated some have been added on major streets but nothing for the whole development.  2 Heck displayed the picture of the existing house. He recently remodeled the house and cleaned up the back yard. There have been a lot of improvements to this property. Dunlap Lake Homeowners Association was very supportive of the division and improvements. Cheryl Porter added that the only sidewalks in the area were with the development of Cedarhurst. RECOMMENDATION: MOTION: Rabe. Move to forward to Plan Commission for approval of both plats with the variances requested. SECONDED: Miller. All Ayes. Case 2017-08: Heck’s Subdivision – Final Plat Developer: Walter Heck Engineer: Sherbut-Carson-Claxton LLC Staff gave report on both the Preliminary and Final Plats together. Staff recommends approval of the Final Plat and associated variances. RECOMMENDATION: MOTION: Rabe. Move to forward to Plan Commission for approval of both plats with the variances requested. SECONDED: Miller. All Ayes. Case 2017-09: Hawthorne Hills – Final Plat Developer: Hawthorne Hills LLC Engineer: TWM Inc. Scott Hanson gave staff’s report. This subdivision is also known as Helms Subdivision. This Final Plat excludes Hawthorne Hills PUD portion. The layout is consistent with the Preliminary Plat although the developer did shift some land from the non PUD portion of the development to the PUD portion of the development to have access to Goshen Road. The layout and number of lots have not changed. This development is 13.13 acres with 40 homes in this residentially zoned area. This is Phase 1 of multiple phases. The sidewalks are unique in this development. At the Preliminary Plat stage a variance was granted for the sidewalks. They were allowed to shift them to one side of the road. The sidewalks are 10- foot wide multi-use paths which run along the east side of the main entrance and eventually along the south side of Goshen Road towards the YMCA. Multi-use means both pedestrians and bicyclists can use this path. This meets the standards for a multi-use path. The developer has done a great job with greenspace. There are plans for a neighborhood outdoor pool and a future phase with a pond area. The barn will also be an element of the development. The active greenspace will have open lots available as well. There are many opportunities for active greenspace. This is a suburban planner’s dream. Access connections were approved through the Planned Unit Development to Goshen Road. At this point, it will be the only connection but there are stub streets to Ebbets Field to the west and another connection in the future to Goshen Road. Staff supports the Final Plat. There are no variances requested at the Final Plat stage. Paul Pitts asked if the daycare center was still being planned. Kevin Jones stated yes. They have a signed  3 contract and still working on plans. They hope to get started on the construction yet this year. Pitts asked if the drainage was okay. Jones stated they had a good test with the rain recently. The most challenging will be the 4-bay in front of the lake. It will get a lot of runoff from the farm fields. The point of it was to capture a lot of the silt before it got to the lake. It is working so far. It will be tougher to maintain though. They have addressed a lot of the issues with drainage for Ebbets Field. They are capable of offering a solution to that problem at some point if they ever figure out who is responsible for addressing it. They are willing to help with that. They have developed their side to allow for that if needed. They would like help with the extra cost that went into that but they will address that when the time comes. Schlueter asked if there was suppose to be a pedestrian connection to the East. Justin Venvertloh stated there is a pedestrian connection to the South which will connect to future development. There is also another connection to the East that is not in this phase. Porter added there is a pedestrian connection which is shown on page 4. Venvertloh stated page 3 shows the connection to the East. Jones stated it would be great if someday that is developed in Glen Carbon, it would make the bike trail connect which would connect all the residential neighborhoods. Schlueter asked if staff could put in some type of request with Glen Carbon to coordinate for any future connection. Hanson asked if the existing home will remain in the development. It is not within this phase of the development. Jones stated there is an agreement with Joe Helms which allows him to stay in his home until he is ready to move. In the agreement he is required to give six (6) months notice. RECOMMENDATION: Motion: Pitts. Motion to approve the final plat and forward to Plan Commission. Seconded: Rabe. All Ayes. REMINDER: PLAN COMMISSION MEETING: Monday, April 17, 2017 at 7:00 p.m. at City Hall, City Council Chambers, 118 Hillsboro Avenue.