Plan Commission

PLAN COMMISSION AGENDA Wednesday, January 17, 2018 7:00 PM Regular Meeting _________________________________________________________________ I. ROLL CALL II. APPROVAL OF MINUTES A. November 20, 2017 Regular Meeting Minutes III. PUBLIC HEARINGS A. Case 2018-02: 157 Center Adam Ohms PUD Amendment B. Case 2018-01: Theatre View Commons Contegra / TWM PUD – Development Plan IV. LAND USE CASES A. Case 2018-03 Reserve Richland Residential / TWM PUD – Development Final Plat V. OLD BUSINESS VI. NEW BUSINESS VII. ADJOURNMENT 118 Hillsboro Avenue P.O. Box 407 Edwardsville, Illinois 62025-0407 Tel 618-692-7535 Fax 618-692-7505  1 PLAN COMMISSION November 20, 2017 7:00 PM MINUTES Approved:____________________ I. ROLL CALL: Present Absent M. Brandmeyer V. Armouti, Chairman G. Coffey W. Catalano D. Gerber D. Hummel J. McDole P. Pitts J. Mullane, Vice Chairman B. Powell M. Pierceall M. Rabe B. Schlueter W. Williams, Staff B. Pfeiffer, Staff K. Grable, Staff E. Williams, Staff R. Zwijack, Staff C. Porter, Staff L. Schneck, Staff R. Hughes, 1501 Weber Drive, Edwardsville A. Tosovsky, 1503 Weber Drive, Edwardsville S. & C. Kramer, 1203 Timberlake Drive, Edwardsville M. Rathgeb, 4819 Hazel Rd, Edwardsville T. Heddinghaus, 64 Sunset Hills Drive, Edwardsville K. & M. Barkey, 4744 N. State Rte. 157, Edwardsville B. Riedle, 106 Carrington Court, Edwardsville D. Bennyhoff, 1 North Research Drive, Edwardsville J. Mundy, 22 Gateway Comm. Center Drive W, Edwardsville T. Verheyen, 1860 Wellington Lane, Maryville J. Hansen, 6475 Center Grove Road, Edwardsville J. Schmidt, 127 Forest Court, Troy, IL J. Stack, Alderman Ward E. Gowin, 4400 Bluffdale Court, Godfrey, IL II. APPROVAL OF MINUTES A. Minutes of the regular meeting for the October 16, 2017 meeting are hereby approved. MOTION: Schlueter. SECONDED: Coffey. All Ayes. III. LAND USE CASES A. Case 2017-28: TIMBERLAKE VILLAGE PUD Amendment Developer: Kamadulski, Crays Fischer Development Inc. Engineer: Thouvenot Wade & Moerchen Cheryl Porter gave staff’s report on this development. The parcel is 4.48 acres located at the northwest corner of South State Route Illinois 157 and Lewis Road which contains the US Bank site (1411 Lewis Road). The property is zoned B-2 Commercial Business District (Timberlake  2 Village PUD approved July 5, 2016 by Resolution 105-07-2016 fka/JRG Planned Unit Development approved July 5, 2006 by Resolution 491-7-2006). The subject tract is within the “Commercial” District on the 2010 Comprehensive Plan and is consistent with the plan. The topography is generally flat with some landscape berming as required by the 2006 PUD along the north and west property lines. The vegetation is mostly without trees except for landscaping that was installed as part of the 2006 PUD along the west and north property lines. The City of Edwardsville will provide sanitary sewer, water and fire protection to the subject tract. Electric and gas utilities are provided by Ameren Illinois, installed as part of the 2006 PUD. The site is accessible via a full entrance on Lewis Road and a “right in/right out only” off IL 157. Per the 2006 PUD, no direct driveway access to the site or to individual lots is allowed off of Timberlake Drive. The 2016 PUD site plan also states that no driveway access is allowed off Lewis Road or IL 157 for the existing US Bank site (Lot 2). There is also a cross access easement with the adjacent development which is now being provided and shown on the plans with hash marks. This will also provide cross parking as well. Public sidewalks are in place along Lewis Road and Timberlake Drive. Sidewalks were not installed along IL 157 when the 2006 PUD was approved because IL 157 was being re-aligned at the time. The 2016 PUD however states that sidewalks will be installed along the IL 157 corridor, connecting from the existing sidewalks at Lewis Road then going north to the north property line of the PUD. The amended site plan provides a 10-foot wide shared use path for bicycle and pedestrian traffic. Issues for Plan Commission Review and Consideration The proposed Timberlake Village PUD is a nearly identical version of the 2006 JRG PUD and 2016 Timberlake Village PUD. The PUD was initially developed as the JRG PUD in 2006 under the 1996 PUD Ordinance that required all property within a PUD be held in single ownership or unified control. In 2016 the PUD was approved under the 2015 PUD Ordinance that allowed parcel divisions within a Planned Unit Development. The PUD Conditions remained the same as those approved in the 2006 JRG PUD after significant input was considered from the affected surrounding property owners. The PUD Amendment Request is as follows:  A text amendment to PUD Conditions from the original JRG PUD. The request would amend the required parking setback of twenty (20) feet along the northern property line adjacent to the eastern residentially zoned lot (1501 Weber Dr.) to five (5) feet; and  The division of the PUD into a third lot. Lot 3 would contain 33,770 square feet and would be the irregular shaped parcel measuring ±133’ x 272’ immediately north of Lot 243,212 square feet (US Bank site), the residual 118,051 square feet would remain as Lot 1. The terms of the former JRG Ventures PUD approved July 5, 2006 by Resolution 491-7-2006 will apply to the Timberlake Village PUD. The PUD development will contain a minimum of four buildings up to a maximum of seven buildings for uses limited to retail, day care center, professional offices including medical offices, or a restaurant of up to 1,600 square feet. There are some changes to note: 1) Building envelope locations: The 2006 JRG PUD states that the subject tract will be comprised of “between four and seven buildings.” The 2016 Timberlake Village was comprised of three buildings, including the existing US Bank building. Total available square footage for the site is identical however. The 2006 PUD allowed for 32,000 square feet of gross interior area and the 2016 PUD remained consistent in square footage, however there were fewer buildings.  3 The 2017 Amendment now shows a 6,840 sq. ft. bldg. on Lot 3 and on Lot 1 Buildings 3 and 4 have been reduced in size. Building 3 previously shown as 6,500 square feet is now 6,000 square feet. Building 4 previously shown as 6,500 square feet is now 5,850 square feet. 2006 PUD 2016 PUD 2017 PUD Amendment 3,274 sq. ft. US Bank 3,274 sq. ft. US Bank 6,840 sq. ft. Bldg./Lot 3 28, 276 sq. ft. remaining 21,886 sq. ft. remaining 32,000 sq. ft. allowed 32,000 sq. ft. allowed 32,000 sq. ft. allowed The developer has acknowledged the buildings will not exceed 32,000 square feet per Sheet 4 of the amended development plan. 2) Greenspace. The 2006 PUD designated greenspace locations. They were not designated on the 2016 PUD; however, should be restored to the plat in the November 2017 PUD Amendment. The overall percentage of greenspace provided in the PUD Amendment is consistent with the Approved 2016 Timberlake Village PUD. 3) Trash Enclosures. There is not a trash enclosure shown for the newly created Lot 3 of the 2017 PUD Amendment. Any trash enclosure compliant with City ordinance shall be required. 4) Sidewalks. The 2006 PUD did not require sidewalks along IL 157 because it was under major reconstruction/widening at the time. Picture below is the 2006 aerial photo of the subject tract. The 2016 PUD included sidewalks along IL 157 and pedestrian connections to the subject tract off Timberlake Drive that were not included in the 2006 PUD. The 2017 PUD amendment has increased the width of the sidewalk along IL 157 to a 10- foot shared use path to accommodate bicycle and pedestrian traffic. Land Use Committee recommended the addition of a sidewalk along the northern edge of Lot 1 and Lot 3 along the Berm to connect Timberlake Drive to IL Route 157 as a shortcut to make the development more accessible to the residents. Developer’s engineer indicated the development of Lot 1 is undetermined at this time and will be market driven. The request can be examined at the time Lot 1 is developed. For Lot 3 a “future sidewalk shelf” could be included off the back of the curb of the parking area along the northern edge. 5) Landscape. A continuation of the screening/landscape as provided on Lot 2 has been included to screen the parking adjacent to IL 157 on Lot 3. 6) Building Spacing. The 2006/2016 PUD required a minimum spacing of 20-feet between buildings. The proposed building on Lot 3 complies and will actually exceed this requirement with a ±27-foot separation. 7) Parking Setbacks. The 2017 PUD Amendment requests the text from the original 2006 JRG PUD/2016 Timberlake Village PUD be amended. The amendment request is to change the required parking setback of 20 feet along the northern property line adjacent to the residential zoned lot to a five-foot parking setback for the 82.90 feet of the proposed Lot 3. The remainder of the northern parking setback contained within Lot 1 will remain at 20 feet as described in the 2006 JRG PUD/2016 Timberlake Village PUD. A Cross Access and Parking Easement has been added to the PUD as part of the November 2017 PUD Amendment (Sheet 3). This easement would allow for the installation of an access aisle into the adjacent commercial site to the North owned by the developer. This would be a benefit for both developments and traffic flow, resulting in three access points to the developments. One access point being on Lewis Road that would provide a signalized intersection, a right-in right-out to IL 157 from the PUD and a full access to 157 from the adjacent commercial site to the North (Timberlake Retail Center). Six parking spaces would also be placed within this easement area that would serve the adjacent commercial site to the North. The end result of the cross access and parking easement is elimination of the parking  4 setback to the adjacent commercially zoned parcel to the North. FROM PUD CONDITIONS OF JRG & TIMBERLAKE VILLAGE PUD PARKING SETBACKS: No parking stall, loading space, internal drive or roadway, excluding points of ingress and egress, shall be located within the following setbacks: a) Ten (10) feet from the right-of-way of State Route 157. b) Fifty-five (55) feet from the west property limit of this development. c) Ten (10) feet from the north property limit of this development that adjoins commercial zoning and twenty (20) feet from the said limit that adjoins residential zoning with the exception that no parking/loading spaces shall be located within ninety (90) feet from the western three hundred (300)-foot section of the same property limit. d) One hundred (100) feet from the right-of-way of Lewis Road, with the exception of the eastern two hundred fifty (250)-foot section from which a minimum of five (5) feet may be maintained. e) Areas to the side and rear of those buildings located within three hundred (300) feet of the west property limit of this development. Note: Lot Creation/Addition. The stated intent by the applicant for this PUD is to allow for the creation of Lot 3 to be subdivided. Lot 3 would be allowed to come under separate ownership from the rest of the subject tract, just as occurred when Lot 2 was created for U.S. Bank. This is allowed by and consistent with the 2015 PUD ordinance. Even though the three lots associated with this PUD can be under separate ownership, all portions of the PUD will be subject to the PUD Resolution, associated exhibits and the site plan. Staff Recommendation As presently written, staff recommends approval of the proposed PUD Amendment. Building materials will remain the same as what was approved with the previous PUD. The property to the North will be a small retail center with two tenants. Allowing a cross access easement to the adjacent development will provide better traffic flow between the two developments. But if there is this cross access easement, it would not allow for a sidewalk connection as previously discussed. It was not recommended to have pedestrians walking through the development’s parking lot to get to Route 157. The topography (the berm area) makes it hard to have a good connection spot for a sidewalk. It would force pedestrians to walk through the development’s parking which would not be a good option. There are sidewalks on Weber and Lewis which goes around the development and connects to Route 157. The best location for a sidewalk is as shown on the proposed plat. It was not recommended to cut into the current berm since it was an important factor when approving the original PUD. McDole stated he lives in the area and would ideally not want to walk through a parking lot to get to the businesses to the North of this development knowing what is proposed there. If there would be any way for sidewalks run along the side of the development to get to the development to the North would be ideal. Russell Hughes, 1501 Weber Drive, present to speak in favor of the PUD amendment. He has lived at this address for 30 years. He feels this development is a good plan. He is a commercial appraiser and has no problem with the development. He would like to see more plantings along the reduced parking lot area for screening. No one present to speak against the proposed amendment. Questioned the need for extending the fence further to screen the residential area. The proposed use is for a medical office which would not have late hours. This would be for the current use but could change in the future. MOTION: Motion to approve the proposed Timber Lake PUD Amendment with the condition to  5 extend the berm coupled with heavy planting of trees for screening. SECONDED: Gerber. VOICE ROLL CALL: 7 Ayes, 0 Nays, 0 Abstains. B. Case 2017-29: WHISPERING HEIGHTS PUD – Development Plan Developer: Fireside Financial Engineer: Oates Associates, Inc. Cheryl Porter gave staff’s report on this proposed development. She described the property and proposed utilities onsite as displayed during the PowerPoint presentation. The first floor will be retail with upper floors containing residential apartments. The buildings will be nestled into the development. The proposed buildings will not be much taller than the other buildings within the development. The owner/developer is Fireside Financial. The property is zoned B-2 Commercial Business District with parts of Lot 3 and 10 zoned R-2 Multiple Family Residential District. The subject site is approximately 4.47 acres. It is currently the base of the hillside entry into the Enclave development. The developer proposes to grade the site further to nestle the two multi-use buildings into the hillside. The City of Edwardsville will provide sanitary sewer, water and fire protection to the site. Electric and Natural gas utilities will be provided by Ameren Illinois. Access to the site will be off State Route 157 at Enclave Boulevard. There will be a 10-foot shared use paths/public sidewalks from Illinois State Route 157 on the east and west side of Enclave Boulevard. In addition, an eight-foot wide sidewalk/bike access has been incorporated from the shared use path adjacent to IL Route 157 to Lot 2 (South Parcel). Staff Discussion 1) Planned Unit Development: Whispering Heights will be a mixed use Planned Unit Development consisting of two buildings that will contain in total 152 market rate dwelling units, a fitness center, leasing office and 18,190 square feet of commercial/retail space. The dwelling units will break out as 13 studio apartments, 49 units – 1 bedroom/1 bath and 90 – 2 bedroom/2 bath market rate apartments. The parking garage will accommodate 385 parking spaces and 112 surface parking spaces will surround the buildings. 2) Access connections. The development will be accessed through Enclave Boulevard which connects to Illinois State Route 157. The PUD site will also provide a link to the existing MCT Trail system. Bicycle parking has been added to the development to compliment the trail accessibility from the subject site. 3) Greenspace: This requirement has been satisfied at the time the Enclave Subdivision was plated. The Enclave Subdivision provided 13.03 acres of passive green space at the time it was developed and made a cash contribution of $20,125 in lieu of constructing Active Green Space for The Enclave Subdivision. 4) Landscape. Landscape has been added to the site plan and will be developed further as the PUD plans advance. Landscaping shall be required to meet or exceed the minimum landscape standards required by ordinance and shall include the landscape hedge along the front of the parking areas adjacent to IL State Route 157. The existing landscape buffer to the North (adjacent to the school property) will be retained. 5) Setbacks. The building on Lot 1 will maintain the following setbacks for the closest points:  6 Location Description Provided Required Front Adjacent to IL State Route 157 70 feet 50 feet Side – South Adjacent to Enclave Blvd. 78 feet 25 feet Rear Adjacent to Lot 10 5 feet 25 feet Side – North Adjacent to school property 47 feet 25 feet The building on Lot 2 will maintain the following setbacks for the closest points: Location Description Provided Required Front Adjacent to IL State Route 157 70 feet 50 feet Side – North Adjacent to Enclave Blvd. 29 feet 25 feet Rear & Side Adjacent to Lot 3 60 feet 25 feet & 25 feet 6) Site Density. Development Acreage Units Beds Density Density Unit/Acre Bed/Acre Whispering Heights (Enclave Lots 1 & 2) 4.48 152 242 33.9 54.01 Enclave Student Housing (existing) 12.3 120 352 9.72 28.53 Enclave (Entire Property - Peak Season) 32.24◊ 272 594 8.43 18.42 Enclave (Entire Property-School Off 32.24◊ 170 294.8 5.27 9.14 Season*) The Edge Student Housing 10.33 120 384 11.62 37.17 Enclave West Student Housing 17.11 168 552 9.82 32.26 Reserve Student Housing (approved) 15.22 162 162 10.64 31.93 Parkview Ridge 10.3 118 236 11.46 22.91 157 Park Place Townhomes 9.6 96 192 10.00 20.00 Silver Oaks 6.34 108 216 17.03 34.06 Vangard Heights (Creve Coeur, MO) 3.6 174 261 48.33 72.50 Alinea (Town & Country, MO) 11.4 354 531 30.94 46.42 EVO (Richmond Heights, MO) 6.3 281 420 44.60 66.67 *Off Season takes into consideration 15% Occupancy for Enclave Student Housing ◊ Includes Conservation District, All Commons and ROW 7) Parking. Provided parking complies with ordinance requirements of 2 parking spaces per dwelling unit and 6 per 1000 sq. ft. for Multi-Tenant Commercial/Retail. Type Bedrooms Sq. Ft. # of Units Required Parking Parking /Dwelling Unit Provided Studio 1 n/a 13 26 One Bedroom 1 n/a 49 98 Two Bedroom 2 n/a 90 180 Total Residential d/u 152 304 385 (garage) Commercial/Retail n/a 18,336* n/a 110 112 (Total) Total 414 497 *Areas shown as Leasing Office, Fitness, Service, Storage and Trash shall not be converted to Retail uses without providing additional on-site parking as would be required by ordinance. 8) Lot Reconfiguration & Utility Easement Vacation and Dedication. Lot Reconfiguration. The PUD shows a portion of Lot 10 of Enclave hatched, which is utilized for access and some parking improvements. This portion of Lot 10 should be incorporated in Lot 1 as part of the PUD. The minimum residual lot area of Lot 10 requires 60,000 square feet to support the existing dwelling units on Lot 10. Lot 1 has portions of Lot 10 and the Commons area incorporated. Lot 10 also requires a residual lot area of  7 60,000 square feet to support the existing dwelling units. There is small triangular area of Lot 1 that remains; it is unclear if the intent is to add this back into Lot 10 from the information provided on sheet C1.1. Utility Easement. The eight (8) inch water main at the rear of Lot 1 requires relocation to allow construction of the proposed building and parking garage. The relocation for this utility will require the vacation of the exiting easement and dedication of a new easement. A plat is required for the reconfiguration/re-plat of Lots 1, 2, 3, 10 and the Commons in addition to the vacation and dedication of the water line easement. The plat is required to be recorded. 9) Trash Enclosures. Trash enclosures provided will be required to adhere to the City’s screening requirements with area of placement approved by the City. 10) Exterior Lighting. Shall remain consistent with the lighting provided on the adjacent Student Housing Development. Height of the poles shall not exceed twenty (20) feet in height placed on a concrete base. “Shoe-box” style light fixtures, placed at locations approved by Public Works staff to eliminate glare beyond the PUD property limits. The developer will be required to provide a photometric plan showing zero light spillage at the property lines prior to issuance of Occupancy Permits. 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. 11) Phasing/Completion. Site work is planned to begin 2nd quarter of 2017 with project completion late 2019. A traffic study was completed which did not warrant for either a right turn lane into the development or traffic signal at this site. The study was completed from both directions. The only crash reports were rear-ends within the development. Concerns were expressed for congestion with the mixed uses proposed. The parking will be within the requirement. If the student housing facility would be at 100- percent occupied, it would provide over one parking space per bed. Currently the housing is only 60-percent occupied. Each tenant vehicle is registered and assigned a parking space. Staff stated the total site meets the required parking requirements. The northern and southern buildings will have 72 retail surface parking spaces for each building. The parking garage will be for the residents. At the workshop there was discussion of a shared use path to the South connecting to the school district property. No other information is available at this time. The City needs to have more discussions with IDOT but there is plenty of right-of-way for the path. No one present to speak in favor of the development. No one present to speak in opposition of the development. Mullane complimented the owners for how well the property has been maintained with college students living on the property. MOTION: Schlueter. Motion to approve the Whispering Heights PUD as proposed. SECONDED: Pierceall. VOICE ROLL CALL: 7 Ayes, 0 Nays, 0 Abstains.  8 IV. CONCEPTUAL WORKSHOP A. Case 2017-27 THEATRE VIEW COMMONS PUD – Preliminary Concept Developer: Contegra Engineer: TWM Cheryl Porter gave the location of the proposed development and also presented pictures of the current site. Justin Venvertloh with Thoeuvenot, and Wade & Moerchen present to speak on behalf of the development. Also present this evening is Jim Mundy with Contegra and Toby Heddinghaus with Gray Design Group to answer any questions regarding the development. The development is south of Governors Parkway and west of Plum Street. This property is the commons area left over from the original Theatre View Commercial Park subdivision. It was never really intended to be developed. He displayed a map of the existing layout and also one of the proposed development. The developers are in the process of having the wetlands mitigated. There are a couple tributaries that drain to the site: one on the south from Center Grove Road and one to the east which is the theatre from across the street. There will be four proposed lots within the subdivision. They will have two buildings on Lot 4 which requires them to go through the PUD process. The proposed development will consist of office and retail spaces. There will be a drive isle on the north side of the site. There will be three access points on the site. He displayed a circulation map of the site. A traffic study has been submitted to IDOT and is still in review. The traffic study indicated there will be a need for a southbound right turn lane into the development and a new northbound left turn lane which will be provided. They are planning on connecting to the existing bike trail located along the north property line. There will be a stub entrance to the property to the west also. Passive greenspace has already been met for the entire development when the original subdivision was platted. There is existing sanitary sewer which they will be tapping to serve the new buildings. They will be providing a water main loop to provide water to all the buildings. They will be improving the storm water to get the water to drain properly on the site. The proposed development will be done in three phases. Toby Heddinghaus provided square footages of the proposed buildings. The proposed buildings will be multi-tenant spaces with retail and office space with possibly an outdoor dining area. There will be no dedicated loading areas. The restaurants will get deliveries early mornings. There will be no semi-trucks in the back of the buildings. He displayed the building elevations and explained the buildings will be tilt up buildings with a lot of brick and detailing as displayed. Schlueter asked for more details on the building materials at the next meeting. She also asked if the parking requirements were met. Venvertloh stated the developers wanted to reach the 6 spaces per 1000 square feet of building. They have 5.9 to 6 spaces per 1000. The peak times for the businesses within the development will not occur at the same time within the site so they will have plenty of parking. Schlueter stated she was concerned with not needing a signalized intersection here. She remembers when Park at Plum Creek was being developed and asked about one there. They were assured by the developer that the traffic study did not warrant one there. She is constantly getting stopped there waiting for someone to turn into the development. She  9 would like to see the traffic study report at the next meeting. She also asked about a cross walk for pedestrians to get to the theatre. Venvertloh stated the crosswalk would be an IDOT issue. If required, it would be located at the intersection. No signal was warranted. There was discussion regarding the back of the buildings being screened properly from traffic on Governors Parkway. It was requested to look at orientation of all views to make sure there is proper screening. V. OLD BUSINESS None VI. NEW BUSINESS A. Case 2017-34 Greenspace Ordinance Amendment Cheryl Porter displayed the revised Greenspace Ordinance. The ordinance amendment spelling out what needs to occur with the active greenspace. It should be contiguous to public access. It describes the types of active greenspace. It also includes American Disabilities Act (ADA) requirements. It also gives example of areas which may be credited as active greenspace. Although greenspace was required for PUDs previously, the PUD has now been specifically addressed in the Greenspace Ordinance. Percentages of active and passive greenspace are spelled out for each zoning district. A cash contribution in lieu of providing the required active greenspace has been increased and the amount must be noted on the Final Plat for recording. A provision that allowed payment of $250.00 per lot has now been removed. John Mullane asked how long the current $12,500 buyout amount has been in place. Porter responded since the adoption of the ordinance in 2000. She also added that of the 21 developments that have been done since the adoption of the greenspace ordinance in 2000 only nine (9) have bought out active greenspace. All others have provided the required active greenspace. Some have been very creative when providing the active greenspace. Matt Brandmeyer asked how the $41,000 per acre amount was determined. Bob Pfeiffer stated it was determined by the recent cost to purchase property. Brandmeyer asked if the current buyout money is placed in a fund to purchase additional property. Pfeiffer confirmed this is correct. Schlueter thanked staff for bringing this forward because it has been a huge issue for a long time. She feels greenspace should be a priority for developers to provide instead of using the buyout. She would like the committee to take into consideration changing picnic spaces to active greenspace as an incentive to get more active greenspace. The percentages of active and passive greenspace could also be flipped. She is not as concerned with the two-percent difference either way. Mullane asked if it would be possible to put a differentiation between the R1 and R2 districts for picnic tables and barbeque pits for consideration. In an R1 district, those items would be in the residents’ back yards but in an R2 district that wouldn’t be possible if living in an apartment building. Pfeiffer stated that section was put into the ordinance as an example but the City does not want developers to only put in picnic tables in Active Greenspace. David Gerber asked for clarification if the development was done in phases, the active greenspace fees would be paid during each phase.  10 Porter stated it is paid during the Final Plat. She gave an example of Ebbets Field which had more greenspace space in an earlier phase which was credited for the future phase of the development. It can be credited in advance or proportionate to the current development. Greg Coffey stated a major change was the requirement of 10-percent requirement for commercial developments. The current ordinance only requires 4-percent. Mullane added that the landscape islands would satisfy the 4-percent requirement for greenspace currently. Brandmeyer asked if sidewalks were counted towards active greenspace. Porter stated only shared use paths which would accommodate bicycles as well. It was pointed out that this will only pertain to newly platted developments. No one present to speak in favor of the amendment. Bruce Riedel, 106 Carrington Court, present to speak in opposition of the amendment. He has worked for RLP Development for many years. He is concerned with the continuing piling on of costs for development, not specifically just for greenspace. He thanked the Plan Commission for volunteering to serve on the board and listening to his concerns. He has lived in Edwardsville for 22 years. His children have gone to school in Edwardsville. He has been involved with development since the early 1990s, mainly residential. As everyone knows, single family development has been at a 20-30 year low. Many developers spoke to Plan Commission and City Council back in 2004-2005 when they considered the School Impact Fees. Those fees were passed in late summer of 2005. This is all part of the piling on of fees. Home construction has been dropping since 2006. Recession hit in 2008. Just adding on a few $1000 does affect development. The Home Builders Association has a report which shows from 2008 to 2017 there is only one year were there were over 50 homes built. Madison County also puts out a report of area communities construction costs. As the fees get higher, the construction in those areas is lower. Edwardsville will not continue to be a desirable area if they continue to add costs to development. Mullane asked Mr. Riedel if the residential mark has reached saturation. There has been serious commercial investment into this community that would far exceed any costs of residential development. The report shows 245 commercial permits issued. There is an extreme value difference between 245 commercial permits and 26 residential permits. Riedel stated commercial developers will come where there is development. As the roof tops quit growing, the commercial development will stop also. Mullane disagreed. The last 11 years the residential growth has slowed down but the commercial growth has grown tremendously. Jeff Lantz, Lantz Homes, stated the commercial growth is from the rapid residential growth earlier. Commercial growth is catching up to residential. It will reverse eventually. Coffey stated the fees mentioned are mandatory fees. The greenspace buyout is an option. The City is only trying to promote active greenspace. Riedel stated the loss of lots for active greenspace which drives the cost structure so high. Coffey stated there was some discussion to donate land in lieu of active greenspace which would be an option. Riedel agreed. Mike Rathgeb, Spencer Homes and Infinity Land Group, expressed his concerns. There are how many miles of trail system within the community. Why can’t connections to the existing trails be an option? Why add more trail systems when there are existing trails available? He has ten homes in the @ Cloverdale subdivision. He has yet to see a child playing in the greenspace area but sees residents walking the trail every day. Outdoor swimming pools are considered active greenspace. There are more and more homes putting in private swimming  11 pools. Why add a community pool. The City now has a community pool also. Why put in fields of play when the City has 70 acres which are in the development stage as a park. Investments should be in that park and get it developed and active. Why was the $500 per lot removed? It is $15,000 to pull a permit in Edwardsville. The $500 per lot fee was a better approach than increasing the fees 300-percent. Jeff Lantz stated people are looking at lots where sidewalks are available, not the availability of nearby greenspace. He understands where the fees came from but there are other things to improve than the ground. It is very costly. Developers are starting $16,000 in the hole. He feels some subdivision it fits and not others. He asked about considering exempting PUDs under five acres so greenspace doesn’t have to be provided. Williams stated the current PUD ordinance states five acres or more cannot buyout of greenspace. Jeff Schmidt, 127 Forrest Court, Troy, present to speak regarding the amendment. He is representing the Home Builders Association. He thanked the board for all their work. He was present during the I-55 Corridor project. That project took 13 years to get that project going. He quoted the Mayor’s speech when the I-55 Corridor was passed. This is counterproductive from what was passed 16 months ago. The City should reconsider the fees proposed. Coffey stated again the fees are not mandatory, it is a voluntary buyout. Schmidt stated it makes choosing the buyout a burden on the developer. Brandmeyer stated the way the ordinance is now, the buyout is the preferred option because it is cheaper than providing the required greenspace. Mullane asked how the buyout fees compare with the neighboring communities. Pfeiffer stated the buyout costs have not kept up with the current cost of property. Porter listed the nine (9) subdivisions which bought out greenspace. Mullane gave other communities costs for greenspace buyout. Brandmeyer stated the Ordinance Committee did not discuss the mix of active and passive greenspace. He asked if there could be any adjustment to the formula. Schlueter agreed. She thought flipping the required percentages for active and passive greenspace. Mullane asked the board if they would like to table the recommendation for the amendment. Coffey stated the Ordinance Committee had reservations but recommended to move forward per staff’s recommendation. Porter stated it was only forwarded to Plan Commission because it was advertised for a public hearing this evening. MOTION: Brandmeyer. Motion to send it back to the Ordinance Committee for further discussion. All Ayes. B. 2018 Plan Commission Calendar Calendar approved. VII. NEXT MEETING Monday, November 20, 2017 at 7:00 p.m. in City Council Chambers, 118 Hillsboro Ave. VIII. ADJOURNMENT  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 PUD and adjacent right-of-way needs for IL  2 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 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.  3 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. 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  4 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. 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  5 “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. RECOMMENDATION: Recommend to forward to Plan Commission for approval pending completion of the two items mentioned by staff. All Ayes.  6 REMINDER: PLAN COMMISSION MEETING: Wednesday, January 17, 2018 at 7:00 p.m. at City Hall, City Council Chambers, 118 Hillsboro Avenue.  Theater View Commons - Development Plan Report | 1 Plan Commission Staff Report Theater View Commons – PUD Development Plan Land Use – Thursday, January 4, 2018 Plan Commission – Wednesday, January 17, 2018 Development name: Theater View Commons Planned Unit Development – Development Plan Location: The subject PUD property totals 5.67 acres and is comprised of the majority of the Common Area that was initially platted in the Theater View Commercial Park. The site is West of Plum Street and North of Center Grove Road. Access will be from two existing cross access easements within the Theater View Commercial Park and one additional entrance to be provided from Plum Street. (part of PID 14-2-15-23-00- 000-020) Contract purchaser/developer: Contegra Construction Rev 01/09/18  Theater View Commons - Development Plan Report | 2 Zoning: The property is zoned B-2 Commercial Business District. Property Size: Approximately 5.67 acres. Topography: The subject site is generally flat in character with a small wetland near Plum Street. Vegetation: The property is wooded and generally contains grassy vegetation that is minimally mowed or maintained. Utilities and Services: The City of Edwardsville provides sanitary sewer, water and fire protection to the subject tract. Electric and Natural gas utilities will be provided by Ameren Illinois. All utilities will be further extended throughout the PUD as necessary for development. Access: Site will be accessed from two existing cross access easements within the Theater View Commercial Park and one additional entrance to be provided from Plum Street. This will result in 2 access points on Plum Street and one from Center Grove Road. Sidewalks: Sidewalks were installed on the site as it was developed within the Theater View Commercial Park and more recently a shared use sidewalk connection to the MCT trail was completed by First to the Finish. 2010 Comprehensive Plan: The 2010 Comprehensive Plan shows this tract as “Commercial” district. Staff Discussion 1) Planned Unit Development: Theater View Commons will contain 3 lots and be a commercial use Planned Unit Development that will feature office buildings and retail space. There are a total of four (4) buildings planned for the PUD. 2) Access connections. The development will be accessed through the existing entrance from Center Grove Road and Plum Street. One additional entrance will be provided from Plum Street for the development. There has been a provision made to provide access to the adjacent undeveloped parcel west of this PUD. The site has an existing link to the MCT Trail system. Bicycle parking should be included in the development to compliment the trail accessibility from the subject site. The development has included provisions for pedestrian circulation within the development. The City received a traffic study on October 10th for the mentioned project. This study was for the construction of a one story 22,400 Sq Ft retail building and a 3 story 27,600 Sq Ft 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 developers traffic engineer was notified that Rev 01/09/18  Theater View Commons - Development Plan Report | 3 they would have to resubmit a traffic study that matches the development plan. Staff has not received a revised traffic study as of December 20, 2017. The outcome of this study may impact the access to the PUD and adjacent Right-of-way needs for IL Route 159-Plum Street. 3) Greenspace: This requirement has been satisfied at the time the Theater View Commercial Park Subdivision was plated. The Subdivision provided 20,938 (0.48 acres) of passive green space at the time it was developed. 4) Landscape. A Landscape plan will be required at the time of submission for building permits for each of the lots. Landscaping shall be required to meet or exceed the minimum landscape standards required by ordinance and shall include the landscape screening planting along the western property line to screen the adjacent site. 5) Setbacks. Lot 5 and Lot 6 will require minimal setback variances as noted in red below. Both of the requested setback variances are internal to the site and will not affect adjacent properties or property owners. The building on Lot 4 will maintain the following setbacks for the closest points: Location Description Provided Required Front Parallel to IL Route 159-Plum Street (includes cross 62.07 feet 50 feet access easement/private street) Side–South Adjacent to Theater View Commercial Plaza Lot 2 25 feet 25 feet (Eclipse Car Wash) Rear Adjacent to Keller site (6469 Center Grove Rd) 47.06 feet 25 feet Side–North Adjacent to PUD Lot 5 144 feet 25 feet The buildings on Lot 5 will maintain the following setbacks for the closest points: Location Description Provided Required Front Adjacent to IL State Route 159-Plum Street 292 feet 50 feet Adjacent to PUD Lot 6 98 feet 50 feet Side (South) Adjacent to PUD Lot 4 72 feet 25 feet Rear Adjacent to Keller site (6469 Center Grove Rd) 37 feet 25 feet Side (North) Adjacent to PUD Common-1 22.81 feet 25 feet The building on Lot 6 will maintain the following setbacks for the closest points: Location Description Provided Required Front Adjacent to IL State Route 159-Plum Street 60.01 feet 50 feet Side (South) Adjacent to PUD Lot 5 (Ingress/Egress Drive) 56.96 feet 25 feet Rear Adjacent to PUD Lot 5 21.29 feet 25 feet Rev 01/09/18  Theater View Commons - Development Plan Report | 4 Side (North) Adjacent to Theater View Commercial Plaza 53.69 feet 25 feet Commons A (Passive Green Space) 6) Parking. Provided parking: Use Proposed Sq. Ft. Ord Requirement PS per Ord Req Total Provided Lot 4-Office 7,819 1 space/200 sf 39 ps Lot 5-Multi-tenant 21,886 6 spaces/1,000 sf 132 ps Retail Lot 6-Retail / or 9,200 retail or r-6 spaces/1,000 sf 56 ps / or Office 18,400 office o-1 space/200 sf 92 ps Total Parking 227 or 263 ps 216 difference 11 or 47 The difference between the ordinance requirement totals range and the provided parking is 11 or 47 parking spaces. 7) Drive thru-facility. Only one drive through will be permitted for this site. 8) Utility Extension. The eight (8) inch water main will be extended to the west through the PUD development. 9) Trash Enclosures. Two (2) Trash enclosures have been shown and will be required to adhere to the City’s screening requirements. 10) 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 3-foot concrete base for a total height of 23 feet. The proposed lighting 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. 11) Phasing/Completion. The PUD site work will be constructed in three phases. Phase 1 will consist of the development of Lot 5 which will include approximately 22,000 sq. ft. of retail and restaurant space within 2 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 a planned 2-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. Rev 01/09/18