Land Use

1 LAND USE COMMITTEE EDWARDSVILLE PLAN COMMISSION August 23, 2018 7:00 PM PRESENT ABSENT John McDole John Mullane, Chairman Mark Rabe Dorothy Hummel Emily Fultz, Staff Veronica Armouti, PC Chairman Cheryl Porter, Staff Ryan Zwijack, Staff Walt Williams, Staff Lisa Schneck, Staff Chris Schneider Tyler Unterbrink, Korte Construction David Oates, Oates Associates Kevin Shepard, Oates Associates Bill Eck, Anderson Hospital At the regular meeting of the Plan Commission's Land Use Committee, the following items were discussed: A. Case 2018-29: Edwardsville Marketplace Preliminary Plat Developer: SM Properties Engineer: Oates Associates Staff gave a quick overview of the proposed Preliminary Plat. The developer is taking what was originally outlots and converting them to buildable lots. Staff has been working with the developer and engineer to make sure there was enough frontage along Troy Road for Lots B and D and also working with them for the stormwater detention. There is a request for a variance for sidewalks. There are no sidewalks existing along that side of Troy Road. There were also a few comments related to easements. There are currently two detention areas, one on each lot. Those will be vacated with the exception of a 60 foot easement at the southern end of Lot D and 20-foot easement at the southern side of Lot C. Staff is currently in review of the stormwater report and is comfortable with the easement sizes proposed. For Lot C the retained drainage easement area along the southern property line is clear of the buildable area. However when taking into account the 16.5 foot fiber optic easement along the northern property line and the adjacent 10 foot drainage easement shown on the north side of this lot, it appears the buildable area shown on the north side of the lot overlaps the 10 foot drainage easement by 1.5-foot. The labeled buildable area requires appropriate labeling to clear the 26.5 feet of obligated easements on the north side of the lot. Currently, those easements will contain underground storage. The amount of storage needed will be figured for the existing and added for the proposed development also. What is being submitted is based on the worse case scenario. On Lot D the drainage easement area that will remain along the southern property line  2 overlaps 35 feet with the buildable area on the south side of the lot. This also will require the appropriate labeling of the buildable area to clear the obligated easement area. Building setback will need to be 60 feet. Discussion regarding the sidewalk requirement for this development. This area is not a walkable area. But on the other hand, if two more businesses are added, it may be. There is a ribbon area to the North which was put in by the City. Sidewalks could be placed within the right of way near the property lines to leave room for a future center turn lane but there is no connectivity in this area. There are intermittent sidewalks along State Route 157. Examples were given of McAllister’s and Edison’s which leads to nowhere. The only thing is that this area still has undeveloped lots. The proposed lots are the only vacant lots within the development. The only way sidewalks will be installed on the existing developments is if the City would install them when and if it is warranted for a pedestrian corridor. It was suggested to have a more thorough discussion with more members present at the Plan Commission meeting. The Preliminary Plat is forwarded to Plan Commission without a recommendation due to the lack of a quorum. B. Case 2018-31: Anderson Goshen Campus - PUD Development Plan Developer: The Korte Company Engineer: Oates Associates Staff gave a brief outline of the proposed PUD. The proposed development is a 10 acre site. It will be a four phase development. This is zoned “Town Center” within the I-55 Corridor area. Staff has been paying close attention to the code requirements for this area. The developer has done a great job of identifying those areas where the plan does not comply with the I-55 development. They are requesting a parking variance. The required parking for this development is 490 spaces and 503 total spaces with the future ambulatory addition and they are proposing 441 spaces. This is a 10% variance or 12½ % after the addition. Staff can grant a 10% variance. It really only comes into play when the addition will be constructed. New water and sewer mains will be constructed through the site. The building materials are primarily brick and glass which are required by the I-55 Corridor development code. There is a variation for the amount of glazing on the building. Many of the variations requested from the I-55 Corridor development code are because of the height of the buildings. Because these buildings are a medical center, there are certain requirements by the state; it is a challenge to meet those requirements. They have tried to meet as many requirements as possible. They did design a front corridor in the building to get as much glazing as possible. Because of all of the walking paths and detention pond within the development, they have exceeded the requirements for greenspace. They have moved the entrance to line up with the YMCA. They made sure the dedication for Gusewelle and for the proposed road to the North were adequate. They also made sure there were adequate sidewalks and added some bicycle parking per ordinance. They will also improve that section of Goshen Road. At some point there will be a crosswalk at District Drive which will eventually be signalized. Sanitary sewer will run to the North corner. The water line will be extended to the North but  3 capped in anticipation of future development. There is currently a drainage way through the site. Their intent is connecting to the drainage way and bypassing the basin. The construction during Phase 1 will consist of enough of the access road, the pond, and the parking lot and water for the first building. The only thing that will be complete is the sanitary sewer. They are not sure if the entire site will be graded at once. The road profile will match with the existing grade as much as possible. The developers did their own parking study with other facilities with this type of use. Their submittal is in line with their study. It seems that 4 spaces per 1000 square feet of office space is an adequate for the estimate. The biggest amount of traffic generated in this area is during school hours. They will have a better idea of the parking situation once the first two buildings are built as to how much is actually being used and what will be available. The PUD – Development Plan for this development is forwarded to Plan Commission without a recommendation due to the lack of a quorum. REMINDER: PLAN COMMISSION MEETING: Monday, September 17, 2018 at 7:00 p.m. at City Hall, City Council Chambers, 118 Hillsboro Avenue.