Land Use

1 LAND USE COMMITTEE EDWARDSVILLE PLAN COMMISSION May 4, 2017 7:00 PM PRESENT ABSENT Beth Schlueter, Chairman Paul Pitts Veronica Armouti, Vice Chairman Ben Powell William Catalano Mark Rabe David Gerber John Mullane, PC Chairman Dorothy Hummel Cheryl Porter, Staff Lisa Schneck, Staff At the regular meeting of the Plan Commission's Land Use Committee, the following item was discussed: Case 2017-14: TownePlace Suites / Starbucks – PUD Site Plan / Final Plat Developer: RLP Development Engineer: Thouvenot, Wade, & Moerchen, Inc. Beth Schlueter introduced the newest member, Dorothy Hummel to the committee. She wanted to acknowledge the loss of the City Planner, Scott Hanson since his contract was not renewed. She was very impressed with his professionalism and adherence to good standards with all things he did. Cheryl Porter gave staff’s report regarding this development. The proposed PUD is located on what is presently two parcels of land. One was previously known as the Bank of Edwardsville ATM site and the other site was outlot B of RLP East development. Those two parcels will be combined for this development. The property is zoned B-2 Commercial Business District. The proposed hotel and drive through café are consistent with the allowed uses within this zoning district. The site is approximately 1.97 acres. The City will provide sanitary sewer, water and police/fire protection to the subject tract. Electric and gas utilities will be provided by Ameren Illinois. The site is accessible via a full ingress/egress onto Plummer Drive. Right-in/Right-out as initially shown in Exhibit E of the PUD Development Plan on Center Grove Road will be included with the final configuration and design to be completed with the City’s CMAQ project for intersection improvements and approved by Illinois Department of Transportation (IDOT). Public sidewalks are in place along IL 157. The applicant will install sidewalks along the west side of Plummer Drive. Sidewalks along the north side of Center Grove Road will be completed in conjunction with the intersection improvements during the CMAQ project. The sidewalks will connect to existing sidewalks on IL 157 and Plummer Drive. The subject tract is within the “Commercial” District on the 2010 Comprehensive Plan. The proposed PUD is consistent with the 2010 Comprehensive Plan. Items for Plan Commission discussion: The TownePlace Suites and Starbucks PUD Development Plan was approved by Council on September 7, 2017. 1. Greenspace is shown Greenspace easement in hatched lines of sheet 2 of the PUD Final Plat. 2. Landscaping of the PUD shall meet or exceed the Landscape Screening and Off-street parking  2 landscape requirements of the City per the note shown on sheet 3 of the PUD Site Plan. 3. Building envelopes are shown for the location of Building 1 Starbucks and Building 2 TownePlace Suites. Setbacks shown in the table provided at the top of sheet 2 of the Final Plat are within acceptable tolerances based upon the actual buildings fitting within the building envelopes shown. 4. Architectural Requirements – The PUD Development Plan included an “Exhibit B” depicting the exterior elevations of the Starbucks and TownePlace Suites buildings. Building elevations and a breakout of materials will reviewed during the building permit review process. 5. Site Access will initially be constructed only from Plummer Drive. As previously noted, the secondary access as a Right-in/Right-out from Center Grove Road will be completed at the time of construction of the intersection enhancements completed as a CMAQ project. 6. Exterior Lighting – A note has been added to sheet 3 of the PUD Site Plan that acknowledges “The site will adhere to the PUD Development Plan requirement that all light poles shall be no higher than 20 feet plus 3 foot concrete base in locations where poles may be susceptible to being struck by an automobile. Fixtures shall be ‘shoebox’ style or equivalent to ensure light is directed downward. An exterior lighting plan will be required at the time of building permit submittal showing zero footcandles at the property line. All light fixtures attached to the buildings shall also feature light shielding to ensure light is downward directed.” 7. Trash Enclosures. The trash enclosure shown on the PUD Site Plan will adhere to the City’s screening requirements. 8. Private Fire Hydrant or Remote Fire Department Connection – A note has been added to sheet 3 of the PUD Site plan stating “The contractor to install either a private fire hydrant or a remote FDC per the Fire Department’s review. The FDC shall be placed within a landscape island. Final design to be determined during building permit process.” Staff recommends approval of the TownePlace Suites PUD Site Plan and Final Plat. Schlueter stated this is under the new PUD process. This will be forwarded to Plan Commission and whatever is decided at that meeting will be the final decision. It will not go forward to City Council for their approval. Schlueter explained the past discussions with committee regarding this development. The board thought it was too small for the type of development placed on it. It was clear that if it was not approved, there could be all fast food options on the site which would create more traffic than what is currently proposed. At the time, it seemed to be the best alternative. Schlueter asked how many stacking spaces were required for the drive-thru. Porter stated 5 spaces were required but 7 spaces were provided. David Gerber asked if the 1.55 feet of greenspace on the PUD plan at the southwest corner was correct. Porter explained that is the separation from the curbed parking lot and the property line. Gerber asked if that setback for the parking lot was acceptable. Porter stated she thought a variance was granted because of the width of the right-of-way with green area. Dorothy Hummel asked if sidewalks will be installed heading to the school property. Porter explained where the sidewalks will be installed. Hummel said she was concerned for the safety of students to cross at the entrance of Plummer Drive. William Catalano stated there will be a fence installed along east side of Plummer Drive to Center Grove Road to avoid students from crossing at any point along Plummer Drive. They will have to use the crosswalk across Plummer Drive at Center Grove Road. Porter added that was part of the PUD agreement along with installing the fence which will match the existing fence in that area. Extensive discussion with the members present regarding the right-in/right-out on Center Grove Road and the CMAQ project. IDOT would only approve the right-in/right-out on Center Grove Road because of the CMAQ grant which the City is seeking for the improvement for the right turn lane expansion. 3  4 RECOMMENDATION: MOTION: Armouti. Move to forward to Plan Commission for approval of the proposed PUD Final Plan. SECONDED: Hummel. All Ayes. REMINDER: PLAN COMMISSION MEETING: Monday, May 15, 2017 at 7:00 p.m. at City Hall, City Council Chambers, 118 Hillsboro Avenue.