Plan Commission

1 PLAN COMMISSION November 18, 2019 7:00 PM MINUTES Approved:____________________ Date:____________________ The regularly scheduled meeting of the Edwardsville Plan Commission was held at 7:00 p.m. in the Council Chambers of City Hall, located at 118 Hillsboro Avenue in Edwardsville, Illinois. I. ROLL CALL: Present Absent M. Boline G. Coffey D. Gerber J. Mullane, Chairman M. Pierceall J. McDole B. Pepper M. Rabe B. Schlueter, Vice Chairman C. Wencewicz K. West E. Fultz, Staff C. Porter, Staff C. Miller, Staff L. Schneck, Staff R. Zwijack, Staff W. Williams, Staff M. Pfund, 7455 Pin Oak Rd, Edwardsville J. Henderson, 309 N. Main Street, Edwardsville J. & D. Jellen, 40 S. State Route 157, Edwardsville M. Arnold, 211 S. State Route 157, Edwardsville II. APPROVAL OF MINUTES A. Minutes of the regular meeting for October 21, 2019. MOTION: Rabe. Move to approve the minutes as written. SECONDED: Coffey. All Ayes. Minutes of the October 21, 2019 meeting herby approved. III. PUD – CONCEPTUAL WORKSHOP A. Case 2019-43 505 Development Group - Planned Unit Development Conceptual Workshop. The proposed Planned Unit Development (PUD) is a ±2.48-acre site located at 32 South State Route 157, also identified as PID 14-1-15-15-07-201-006. The proposed PUD will include one point of access on Route 157 and one four-story, mixed-use building. The City Planner gave staff’s report on this proposed mixed use development. The property is located at 32 South State Route 157. The owner of the property is 505 Development Group. The zoning for this property is B-2 Commercial Business District. The size of the property is approximately 2.48 acres. The 2010 Comprehensive Plan Future Land Use Map identifies this property area as “Commercial”. The proposed PUD will contain four (4) stories with commercial use on the first floor and nine (9) residential units on floors 2 through 4. The adjacent properties to the North are zoned B-2 Commercial/Business District which is a vacant lot and the Madison County Transit Bike Trail. The properties to the south and east are zoned R-2 Multiple Family Residence District and the uses are apartments (multiple family dwellings). The  2 property to the west is zoned B-2 Commercial/Business District which has a non-conforming single- family residence. Jamie Henderson with Henderson Associates will give the details of the proposed development. Jamie Henderson, Henderson Associates Architects, was present to speak regarding the proposed development. Also present was Matt Pfund, Pfund Construction and also partner with 505 Development. The site is 2.4 acres with plans for a mixed use development. It will include a 4800 sq. ft. restaurant and a 3000 sq. ft. brewery. There will be a covered parking garage to hold 10 cars for the condominiums. Originally this development was submitted with a mirrored orientation. When CMT got involved, they did a the boundary survey which gave more accurate boundaries. They are also working on a traffic study. The revised plan makes the entrance more suitable for the grade of the land and drainage. They have met with IDOT to discuss the entrance to the site. They have also been discussing the possibility of purchasing the triangular piece of property at the corner of State Route 157 and Esic Drive. Either way, they will have to cross over this property to get to their property. They would also like to connect to the bike trail at Esic Drive which would require crossing IDOT’s property as well. Parking calculations were discussed. There will be 120 seats in the restaurant area which will require 60 parking spaces. The brewery will have 50 seats requiring 25 spaces. There will be a total of 20 employees which will require 20 spaces. The required amount for the commercial portion is 105 parking spaces. They will be providing 2 parking spaces per unit and there be 3 units per floor with 3 floors of units. This will require 18 parking spaces. There will be 10 residential parking spaces in the covered parking area. Total number of parking spaces provided will be 139 parking spaces which exceeds the minimum required parking. They will be screening the west property line with a 10-foot buffer space. They will be able to provide some above-ground detention which will still allow for a 25-foot buffer strip on the south side. They will also need a 25-foot buffer strip on the east side as well. There is a 25-30 foot grade difference from their finished grade to what is the parking lot and apartments below. There is a natural wooded buffer there so they are hoping to reduce the transitional buffer space in that area. They are planning for a 8-foot combined sidewalk and bicycle path. They are planning a patio area above the roofed parking garage for the residents. They would like to utilize it as a green roof for either active or passive greenspace. This space would be for entertaining for the residents. The building will be fully sprinkled. They will be extending the 8-inch water main to place a fire hydrant onsite. Storm sewer will be located on the southeastern corner of the property which comes off Lancashire and sanitary sewer, if IDOT permits will be located on the northeast side of the property. They have identified the owners of the apartment complex to start discussions about buying easements as a fall back for sanitary and/or storm sewer easements. A site circulation map was provided. There will be a 24-foot wide drive isle to a 30-foot entrance off State Route 157. They have talked with IDOT about the entrance. It was discussed will be a single lane coming into the development and two (2) lanes out of the development. There is a center turn lane on State Route 157. Greenspace and utility maps were also provided. The commission discussed the transitional buffer area behind the water detention area shown. It was asked if they planned to keep the existing vegetation, Mr. Henderson stated they would keep some but it has not been determined as to which trees will remain. It was also asked if they were counting part of the vegetation on the next property as part of their buffer, Mr. Henderson stated they are counting on some of it but will do whatever was needed to satisfy the commission and staff. It was suggested to approach the property owner to get an easement so the tree line would remain as a buffer. It was asked what the city’s requirement is for the buffer area. The City Planner stated it is 10% width or length of the lot with a minimum of 10 feet and maximum of 25 feet for adjacent zoning districts which are different than the proposed site. A commission member pointed out the possibility of headlights  3 shining into the apartment buildings if there would not be a buffer area along that east property line. Jamie Henderson stated there is 10 to 12 feet from the property line before the sidewalk begins. They would consider a fence in that area if needed. Another commission member added the parking light standards will also have to be reviewed because those could also be an issue. Staff will do a plan review of the lighting standards to ensure no light spillage onto neighboring properties. There was discussion among the commission as to meeting the greenspace requirements. Staff stated the passive greenspace has been satisfied with the plan submitted. They are providing the bike trail connection and with the green roof, it will also exceed the 6% active greenspace requirements. Mr. Henderson asked if the beer garden would be considered as active greenspace if that area is not blacktopped. A commission member asked if there were going to be bands in this beer garden. Currently, there is no live music. The City does allow bands until 11:00 pm per ordinance. They would be mindful of their own residents which will be located above the business. It was asked if Madison County Transit has approved the connection to the trail. Staff did not like the idea of mid-block connection to the bike trail. They will work with the City, IDOT, and MCT to make the connection as safe as possible. Matt Pfund, present to speak in regards to the acquisition of the IDOT property. IDOT would like to sell the triangle piece. There has been discussion with IDOT and City staff as to what could be placed within this parcel. There has been no decision or final plan as to what will be the best use of that corner. If the developer wants to purchase just the area needed, there would have to be three (3) appraisals to purchase it. If the developer wants to buy the entire triangular parcel, it would have to be auctioned and anyone could bid on it. As long as the parcel is being used as right-of-way use (bike trail connection), they can grant the parcel to the City at no cost. If the property is then sold within a 10 year period, the money would have to be paid to IDOT. No one present to speak in favor of the development. The commission thought the development group has answered staff’s concerns. They feel this is a positive development. They did confirm IDOT will provide a curb cut either way so the development will begin prior to the land sale. Dale Jellen, owner of the property next door on the west side, was present to express his concerns with a cemetery located at the northeast area of the property. He is not sure whose property the cemetery is located on. IV. OLD BUSINESS None. V. NEW BUSINESS Mark Rabe submitted his resignation from the commission. The Chairman, thanked him for his many years of service. VI. ADJOURNMENT Motion to adjourn by Mr. Pierceall and seconded by Mr. Rabe. Meeting adjourned.