Land Use

1 LAND USE COMMITTEE EDWARDSVILLE PLAN COMMISSION January 4, 2018 7:00 PM PRESENT ABSENT Veronica Armouti, PC Chairman John Mullane, Chairman Dorothy Hummel William Catalano John McDole Beth Schlueter, Vice Chairman Mark Rabe Ben Powell Paul Pitts Eric Williams, Staff Ryan Zwijack, Staff Cheryl Porter, Staff Lisa Schneck, Staff Walter Williams, Staff Adam Ohms, 459 Tamarach Drive, Edwardsville Amanda Ohms, 459 Tamarach Drive, Edwardsville Jim Mundy, Contegra Construction Tobias Heddinghaus, 64 Sunset Hills Drive, Edwardsville Justin Venvertloh, TWM Deserie Bennyhoff, Glen Ed Chamber of Commerce At the regular meeting of the Plan Commission's Land Use Committee, the following items were discussed: A. Case 2018-01: Theatre View Commons Contegra / TWM PUD – Development Plan Cheryl Porter stated revised plats were received today. The subject PUD is 5.67 acres which was initially platted in the Theatre View Commercial Park. It is located west of Plum Street and north of Center Grove Road. Access will be from the two existing cross access easements within Theatre View Commercial Park and one additional entrance to be provided from Plum Street. The property is zoned B2. It is generally flat with a small wetland near Plum Street. It is wooded and generally contains grassy vegetation that is minimally mowed or maintained. The City of Edwardsville provides sanitary sewer, water and fire protection to the subject site. Electric and natural gas will be provided by Ameren Illinois. All utilities will be further extended throughout the PUD as necessary for development. Sidewalks have already been installed for this development and more recently a shared use sidewalk connection to the MCT trail was completed by First to the Finish. Theatre View Commons will contain three lots and be a commercial use PUD that will feature office buildings and retail space. There will be a total of four (4) buildings planned for the PUD. Obviously, there will be one lot with two buildings on it. The City received a traffic study on October 10, 2017 for the mentioned project. The study was for the construction of a one-story 22,400 square foot building and a three-story 27,600 square foot office building. The submitted traffic study met warrants for installing a separate southbound right turn lane and a separate northbound left turn lane. Upon receiving the PUD Development Plan, it was noted that the proposed plan did not match the traffic study. The developer’s traffic engineer was notified that they would have to resubmit a traffic study that matches the development plan. Staff has not received the revised traffic study as of December 20, 2017. The outcome of this study may impact the access to the  2 PUD and adjacent right-of-way needs for IL Route 159-Plum Street. The greenspace requirement has been satisfied at the time the Theatre View Commercial Park subdivision was plated. The subdivision provided 20,938 (0.48 acres) of passive green space at the time it was developed. A landscape plan will be required at the time of submission for building permits for each lot. Landscaping will be required to meet or exceed the minimum landscape standards required by ordinance. For the most part, the setbacks are met. The building setbacks are laid out within the Administrator’s report. Lot 4 is fine for setbacks. The north side of the building on Lot 5 is required to have a 25-foot setback and is providing a 22.81-foot setback. The building on Lot 6 would require a 25-foot rear yard setback but is providing a 21.29-foot setback. The setback variances are minimal and only affect their own lots. The parking which will be provided and the required parking by ordinance has a difference of 38-56 parking spaces. There will be only one drive through permitted within the development. The eight (8) inch water main will be extended to the West through the PUD development. Two (2) trash enclosures have been shown and will be required to adhere to the City’s screening requirements. The lighting which will be provided will be the combination of two (2) types. There will be light poles and light packs on the buildings. It would be required to meet the City’s requirements for zero spill over to the property lines. The development will be constructed in three phases: Phase 1will consist of the development of Lot 5 which will include approximately 22,00 square feet of retail and restaurant space within two buildings. It is anticipated this phase will break ground in Spring of 2018 with a projected completion of Fall 2018. Phase 2 will be the development of Lot 6 for the planned two-story office building located in the southeast corner of the development. It is anticipated this phase will break ground in 2019. Phase 3 will complete the development and will be the completion of Lot 4. It is anticipated this phase will break ground in 2020. Revised plans were passed out to the members present. Justin Venvertloh stated the only proposed change that they are requesting is to Lot 6. The developers originally proposed a two-story office building at 18,400 square feet (9,200 square foot per floor). After talking with some brokers, some potential tenant interest for retail/restaurant use. The developers are asking for flexibility on this lot with the option to have either a retail/restaurant use with 9,200 square foot of space or an office use with 18,400 square foot of space. They should have enough parking to accommodate parking. Jim Mundy with Contegra stated the development uses will be market based. There is more potential for retail/restaurant issued than office use as originally anticipated. He is asking that the committee consider that option for Lot 6. They will make sure that there will be an acceptable level for traffic and parking once the traffic study has been received. The building will be an office or retail/restaurant but not a mix of both. First to the Finish has contacted them because there is a need to expand. Since marketing this development there has been a majority of the interest of this site is for restaurants. They understand it cannot be all restaurants. They are trying to find out what can be utilized without the need for a signalized intersection. It was brought up about having adequate parking with either proposed building on Lot 6. It would be calculated at 6 spaces per 1000 square foot of space to ensure proper parking. Since the development will accommodate both office and retail, the demand for parking will be at different times of the day. Tenants  3 don’t want limited parking because it would deter customers. They are striving to maintain the 6 spaces per 1000 square feet. The developer has been talking with First to the Finish for a cross access easement since they are closed in the evenings. The developers have been very responsive to requests from the City since the concept meeting including the placement of the driveway for traffic flow. It was agreed that only one drive through is allowed within this development. The placement of that drive through is up to the developer. Staff would like to review the traffic study prior to approval. Recommendations can be presented at the Plan Commission meeting. It was requested to get the traffic study to staff by the end of the day on Monday, January 8, 2018. RECOMMENDATION: Recommend to forward to Plan Commission contingent on staff’s review of the traffic study and present a report at the Plan Commission meeting. All Ayes. B. Case 2018-02: 157 Center Adam Ohms PUD Amendment Cheryl Porter gave staff’s report. This is a 4.05 acre PUD which was platted back in 1996. At that time there was a list of types of uses which would be allowed in this development. Dr. Ohms would like to add a veterinarian use to the list. The individual lot owners within this development are listed in the Administrator’s Report. The development is completed developed. It was discussed to include two different codes to limit the services. One would be for limited services such as interior services only. The other one would include both interior and exterior services such as kennels. The current zoning code is more stringent for kennels and requires a minimum of five acres and cannot be located within a certain distance of a residential district. The specific code was chose for this type of use only. It was asked if there would be an outdoor area for the animals to go to the bathroom and a fenced area. Ohms responded that would be in his future plans, not now. His business will occupy Building 3 in the development. His practice would be for in-patient/outpatient services only. He will only see small animals. RECOMMENDATION: Recommendation to forward to Plan Commission for approval. All Ayes. C. Case 2018-03: Reservce Richland Residential / TWM PUD – Final Plat Cheryl Porter gave staff’s report. The subject tract is located on the west side of New Poag Road, directly adjacent and north of the Enclave West PUD (now known as Axis Edwardsville). The developer is New Poag Associates LLC. The property is zoned R-2 Multiple Family Dwelling District and was recently annexed into the city. It is approximately 15.22 acres. It contains 162 dwelling units, comprised of a mix of 2, 3 and 4 bedroom units for a total of 486 bedrooms. The buildings will contain 18 dwelling units per building, 9 residential buildings overall. The density will be 10.64 dwelling units per acres. Bedrooms per acre will be 31.93. The city will provide sanitary sewer, water and fire protection to the subject tract. An eight-inch water main will be looped throughout the site from the public water main available at the eastern property limit. Electric and natural gas utilities will be provided by Ameren Illinois. A ten-foot wide multi-use sidewalk will be provided just south of the entrance to the property, running parallel to and leading south along the New Poag Road right-of-way to the traffic signal and pedestrian crossing across New Poag Road.  4 The applicants will provide eight-foot wide sidewalks around the perimeter of the entire parking area and automobile lanes. In addition, five-foot wide sidewalks interior to the site connecting the “quad” areas are provided. The eight-foot wide sidewalks, when signed appropriately as a “jogging/walking path”, will serve toward meeting the required 12% Active Greenspace for this PUD. The 2010 Comprehensive Plan shows this tract as being within the “Neighborhood” area of the Plan. This is consistent with what is proposed for this PUD. After review of the plans submitted, it was noticed there was an addition of a club house and bath house in addition to nine residential buildings. The PUD has one primary entrance to the subject tract from New Poag Road. An emergency ingress/egress has been provided along the south property line and will be paved with the development improvements providing an appropriate surface for emergency vehicle use. Internally, all roads will be privately owned and maintained within the PUD. A cross-access easement near the southeast corner of the PUD will allow the subject tract to connect to the adjoining B-2 Commercial Business zoning district to the South. This will enable future pedestrian and automobile traffic to access the B-2 zoned land without having to access New Poag Road first. Additionally, this traffic will be able to use the traffic signal at Northwest University Drive. The multi-family zoning designation requires a twenty percent greenspace dedication consisting of eight percent active and twelve percent passive green space. The developer is providing a pool, gathering area and gardens, area for yard games, an eight-foot shared use sidewalk and courtyard that satisfy the 1.83 acre active greenspace requirement. Passive greenspace, 2.57 acres, has been provided along the northern property boundary. The total greenspace provided for this development exceeds the ordinance requirement of twenty-percent. They were required to provide 3.04 acres of greenspace and have provided 4.40 acres. Amenities features for the PUD will include a Clubhouse with a fitness facility that will include a yoga studio, tanning facility, computer lab, game room with pool table and outdoor bathrooms for the pool. The landscape plan has been submitted and is being reviewed to make sure it meets the minimum standards per the ordinance. The front yard setbacks will be 30 feet. The side yard setbacks will be a minimum of 20 feet between structures. The rear yard setbacks will be 30 feet. All 12 buildings will have pitched roofs. Note that the buildings will NOT include balconies, but will have an “open breezeway” design. The residential buildings will consist of 30 percent brick/masonry, 30 percent cement fiberboard, and 40 percent vinyl with architectural asphalt shingles. The clubhouse/bath house will consist of 50 percent brick/masonry, 50 percent cement fiberboard and architectural asphalt shingles. The maintenance building will consist of 100 percent vinyl and architectural asphalt shingles. Parking provided will comply with City ordinance space requirements and consist of 537 parking spaces including 11 handicap parking spaces. One (1) Trash compactor has been provided near the entrance to the development and shall comply with the City of Edwardsville screening requirements. There will be multiple staff members on site for day to day operations. Support staff will include a General Manager, Leasing Manager, Resident Manager, Maintenance, support staff and student assistants. A security company will be employed to monitor the site as needed at the discretion of the Property Manager. Security cameras will be located throughout the facility, including breezeways on each floor of the buildings, clubhouse, pool, trash compactor and surrounding area. The security cameras will be monitored 24 hours a day.  5 Exterior Lighting will be a mix of street lighting provided within the parking lot and building lighting on each individual building. The proposed parking lot light poles shall be a maximum height of 20-foot installed on a three-foot concrete base for a total height of 23 feet. The parking lot light fixtures shall be “shoe-box” style with downward facing lights. Exterior lighting for parking lots and building wall pack units will adhere to the ordinance of zero spillover at the property lines. All building mounted lighting to be installed so light is directed downward to eliminate glare from beyond the property lines and should be included in the photometric calculations. Because of the sensitive nature of the site location, best practices lighting techniques that further reduce glare/spillover as found at darksky.org or similar resources are strongly encouraged. A vinyl coated chain link fence has been provided along the western property line of the development. An eight (8) foot vinyl fence is provided along the northern property line and will start at the northwest corner of the property following the parking lot layout and continue to the eastern property line. The interior face of the fence shall have evergreens or other plantings placed at regular intervals to break up the fence profile. The property owner will be responsible for inspections and maintenance of the stormwater detention basins as required per the stormwater maintenance agreement. The PUD site has no floodplains, wetlands or environmental concerns. An Eco CAT was submitted and consultation with Illinois Department of Natural Resources (IDNR) was required due to the proximity of the project to Bohm Woods Nature Preserve. The consultation resulted in a vegetative buffer strip along the northern side of the fence between the proposed fence and the existing tree line. The vegetative buffer strip will be native species from a list provided by IDNR. In addition, a conservation easement has been dedicated to IDNR. The conservation easement includes the buffer strip in addition to the existing tree line. The easement will be maintained by IDNR in perpetuity. Justin Venvertloh stated the vegetative buffer strip will remain all natural. The 10-foot buffer strip would have to remove existing trees to plant new trees so they will not be providing anything in that area. They are working with the Illinois Nature Preserve on the northwestern portion of the site to see what plantings will need to be planted within this area. Ryan Zwijack reminded the committee that this development is at the final stage. Now that the improvements have been installed, it just needs to be compared to what was brought in previously. Venvertloh stated the original project proposed was eleven buildings which consisted of a clubhouse and swimming pool, maintenance building, and the nine residential buildings. When they were going through the final approval processes, the Health Department stated the distance from the swimming pool to the farthest residential building would require a bath house. The bath house will consist of two or three restrooms and showers and a changing room. There will be a small recreation area which will face the pool. That is the only change from the development plan stage to this final stage. The residential buildings will remain the same size, same rooms and same number of beds. The will also have the same number of parking spaces. They have already exceeded the requirement for greenspace. The conservation easement added will be considered as passive greenspace. Porter stated signage provided for the development will comply with the ordinance requirements for placement and size. The sign will be place at minimum 13-foot from the property line and not exceed 8 feet in height and 40 square feet in area. The PUD will be constructed in two phases with a projected completion date of both phase of July 1, 2019. It was requested to put the greenspace hatch out areas on the final plan as shown on the development plan. The photometric plan needs to be resubmitted showing numbers back to 0 at the property lines.  6 RECOMMENDATION: Recommend to forward to Plan Commission for approval pending completion of the two items mentioned by staff. All Ayes. REMINDER: PLAN COMMISSION MEETING: Wednesday, January 17, 2018 at 7:00 p.m. at City Hall, City Council Chambers, 118 Hillsboro Avenue.