1

If prospective attendees require an interpreter or other access accommodation, please contact the

Edwardsville City Clerk’s office at 618-692-7500 no later than 48 hours prior to the commencement of

the meeting to arrange the accommodations.

118 Hillsboro Avenue P.O. Box 407 Edwardsville, Illinois 62025-0407 Tel 618-692-7535 Fax 618-692-7505

PLAN COMMISSION AGENDA

Commission Members

John McDole, Chair

Michael Boline, Vice Chair

Beth Schlueter, Designated Alt.

Greg Coffey

David Gerber

Brian Pepper

Mike Pierceall

Kent Scheffel

Cari Wencewicz

Kevin West

___________________________________________________________________________________

Please click the link below to join the webinar: https://zoom.us/j/92212037544?pwd=eTNkeDV5Uzl4aktzZmxTRkk3Q0JvUT09

Passcode: 572122

Or Telephone, dial (for higher quality, dial a number based on your current location):

US: +1 312 626 6799 or +1 301 715 8592 or +1 646 558 8656 or +1 253 215 8782 or +1 346

248 7799 or +1 669 900 9128

Webinar ID: 922 1203 7544

Passcode: 572122

International numbers available: https://zoom.us/u/aeJnRhQXGD

I. ROLL CALL

II. PUBLIC COMMENT: Members of the public may submit comments to this meeting by

calling 618-307-1715 and leaving a message or by emailing

publiccomment@cityofedwardsville.com. Comments will be read at

the meeting.

III. APPROVAL OF MINUTES

A. Regular Meeting Minutes – 03-15-21

Meeting Date: April 19, 2021

Meeting Time: 7:00 P.M.

Meeting Location: City Hall

118 Hillsboro Avenue

and via Zoom

2

If prospective attendees require an interpreter or other access accommodation, please contact the

Edwardsville City Clerk’s office at 618-692-7500 no later than 48 hours prior to the commencement of

the meeting to arrange the accommodations.

118 Hillsboro Avenue P.O. Box 407 Edwardsville, Illinois 62025-0407 Tel 618-692-7535 Fax 618-692-7505

IV. PUD CONCEPT PLAN

A. Case 2021-21 – Pfund Construction – A Conceptual Project Workshop for The

Pfarm at East Union located at 134 East Union St (PID: 14-2-15-02-17-303-014).

The proposed Planned Unit Development (PUD) is a ±1.81-acre site that will

include 14 detached villas, one 8-unit garage, and two parking areas containing 20

parking spaces in total. The property is zoned R-2 Multiple Family Dwelling

District.

V. OLD BUSINESS: None

VI. NEW BUSINESS: None

VII. ADJOURNMENT

1

PLAN COMMISSION

March 15, 2021

7:00 PM

MINUTES

Approved:___________________

Date:____________________

The regularly scheduled meeting of the Edwardsville Plan Commission was held at 7:00 p.m. at City Hall located at

118 Hillsboro Avenue in Edwardsville, Illinois.

I. ROLL CALL:

Present Absent

J. McDole, Chairman M. Campbell G. Coffey

M. Boline, Vice Chair M. Benz, Architect K. West

B. Schlueter, D. Alt. C. Byron, Byron Carlson Petri & Kalb LLC

D. Gerber J. McNutt, Midwest Petroleum

B. Pepper J. Feldmann, Cochran Eng.

M. Pierceall M. Maller, TWM

K. Scheffel C. Wenzel, Crevo Capital

C. Wencewicz J. Desch, Crevo Capital

E. Fultz, Staff J. Henderson, Henderson Assoc. Architects

C. Miller, Staff S. Boad

T. Kehrer, Staff A. Robertson

E. Williams, Staff A. Detmer

J. Harvey

J. Cunningham, ECTV M. Wever

K. Wever

H. Shaw

M. Peters

M. Taylor

A.Heffernan

W. Wayman

J. Barlow

II. PUBLIC COMMENT:

III. APPROVAL OF MINUTES

A. Minutes of the regular meeting for February 17, 2021.

MOTION: Mr. Gerber moved for approval. SECONDED: Mr. Scheffel.

ROLL CALL: 8 Ayes, 0 Nays, 0 Abstains.

2 IV. PUBLIC HEARINGS

A. Case 2021-16: GG Madison, LLC is requesting an Amendment to the Planned Unit Development

(PUD) for Outlot 2 of 157 Center to allow a kitchen to be constructed in an accessory building.

The subject property is located at 2 157 Center and is better identified as PID 14-2-15-22-00-000-

041. The property is currently zoned B-2 Commercial/Business District with a PUD Overlay. All

other conditions of the PUD will remain in effect.

Property Size

Total PUD Area – 4.05 acres

Lot 2 – 0.83 acres

Zoning District

B-2 Commercial District

(w/ PUD Overlay)

Utilities

City of Edwardsville

Ameren

Request Amendment:

To allow a kitchen to be constructed in an accessory building

There is an outdoor cooler and dumpster enclosure near where this would be constructed. They

would be moving the dumpster enclosure a little further north and add a kitchen as part of the free

standing structure. The cooler would remain where it currently is. This would not impact any

parking spaces. The kitchen addition would be 12 x 19. This kitchen would be accessory only to the

current business use. It would be 17 feet from the principal building and 5 feet from the rear (west)

property line.

Staff Recommendation:

Staff recommend approval of the Amended PUD Site Plan with the following conditions:

1. PUD Amendment must meet all requirements of the Madison County Health Department;

and

2. All building materials conform to those specified in the site plan.

Mike Pierceall asked if there were any easements as it sits 5 feet from the rear property line. Emily

Fultz stated there is no easement in the back.

Mike Boline expressd concern with the west facing wall that will be extended. The opposite side

will be shared with vehicular traffic. He said there is no curb and along that wall they are proposing

natural gas appliances to be placed. He believes there is a safety concern if someone lost control of

their vehicle and went through that wall. He recommends ballards. Beth Sclueter agrees adding that

as a requirement to approval.

MOTION: Mr. Boline moved for approval with the requirement to add ballards on the west side of

the proposed kitchen. SECONDED: Mr. Gerber.

ROLL CALL: 8 Ayes, 0 Nays, 0 Abstains.

V. PUD CONCEPTUAL WORKSHOP

A. Case 2021-09 – Midwest Petroleum Co. – A Conceptual Project Workshop for Midwest Petroleum

3 PUD located at 8065/8069 State Route 143 (PIDs: 10-2-16-16-00-000-014.001 and 10-2-16-16-00-

000-014). The proposed project will include a demolition and rebuild of the existing gas station /

convenience store. The facilities will be expanded to include an approx. 6,000 SF convenience

store and 8 fueling stations. The project is located within the I-55 Corridor District and must

comply with the Mixed-Use Commercial district regulations of the I-55 Development Plan.

Midwest Petroleum is located near the northeast intersection of Route 143 and Interstate 55. The

property is currently zoned Mixed Use Commercial District within the I-55 corridor. It comprises

two parcels and these parcels combined are 3.05 acres. The City’s 2010 Comprehensive Plan shows

this site as I-55 corridor.

Proposed Use:

Gasoline Station with Convenience Store

Lot Type - Small Box Retail (Sec. 3.1.3G of I-55 Dev. Code)

Within the mixed use commercial district, this lot type is a Special Use.

5,486 Sq. Ft. Building

New Fuel Canopy for 8 pumps

Site Drainage:

The site generally drains south to the north

Utilities:

City sanitary sewer south of Rt. 143

Bond-Madison Water

Ameren electric and natural gas

The development team gave their proposal at this time.

Chris Byron was present via zoom on behalf of Midwest Petroleum. Joe Feldmann of Cochran

Engineering and James McNutt, owner of the property, were present via zoom also.

Joe Feldmann spoke regarding the project. They are proposing a large expansion to the the existing

C-store. There is a proposed large detention basin to take care of the drainage. The existing

entrances off of Route 143 will be improved.

Emily Fultz read comments into record at this time.

Mary Mendoza, whose property line is adjacent to Midwest Petroleum, sent a letter of concern.

Trash blowing onto her property and noise from patrons on the parking lot are concerns she cited.

She would like to see a privacy fence between the properties. She asked about groundwater

contamination during construction. She asked if she would be subject to flooding after the

expansion. She also wanted to know if the old septic tanks would be removed on their property.

John & Judy Jennetten wrote a letter with concerns about the expansion. They do not believe it

meets the I-55 code requirements.

Staff report was now presented.

Staff Concerns / Inconsistencies with I-55 Development Code:

1. Exceeds maximum area of 1.5 acres

2. Exceeds maximum lot width of 100’

3. Exceeds maximum building setback of 5’ from front property line

4. Exceeds maximum side yard setback of 25’

4 5. Exceeds maximum rear yard setback of 25’

6. Build to pedestrian scale w/ appropriate massing & materials (Sec. 3.4.5.2.2)

7. Two primary facades required for two frontages (Sec. 3.4.5.2.2)

8. 60% of façade facing the street between 2’ and 8’ should be glass/windows

9. Establish a clear boundary between the lot and the street by the use of walls, berms and landscaping

10. Building should form street edge (Sec. 3.1.3.E.2.2.b)

11. Parking is required to be on the side of or behind the building (Sec. 3.1.3.E.2.2.b)

12. Architectural features required every 20’ (Sec.3.4.5.2.2)

13. Site Landscaping required per Chapter 1228 and Section 1250.13.

Mike Pierceall stated the I-55 code does set the standard. He asked what specifically staff is looking for them to

change. Emily Fultz stated there is a lot of pavement on the site. She has seen gas stations/c-stores develop in

more urban areas that are developed a little more differently. The I-55 district is supposed to be very pedestrian

oriented in nature.

Beth Schlueter expressd concern with how pedesterian friendly it could be right next to the interstate. She said

she would have a problem approving it unless it had the changes to bring it in line with the code.

Mike Boline asked if this was the property that had a delayed annexation agreement with the City. Emily Fultz

stated the property is under an annexation agreement with the City. He asked if they had to comply with the sign

code. Emily Fultz stated because it is a PUD and the annexation agreement requires them to comply with the

terms of the development ordinance of the City, they do have to comply with our sign code.

James McNutt stated the signage on the building would be the only one’s changing.

Mike Pierceall had concerns with the gas pumps being placed in the back in an area that is rural and cannot be

driven up to. He believes the 5 foot setback isn’t warranted.

Chris Byron stated it is a difficult site to work with and the developer has tried to get as close as possible to the

I-55 corridor requirements.

James McNutt discussed what is in the plans. They intend to put in a fence as a buffer from the neighbor. They

will also be doing significant landscaping that will be done throughout the property. They are doing a survey to

validate concerns regarding water in the back.

Mike Boline asked how much square footage of the site will be dedicated to gambling. James McNutt said

currently it is shown as a storage room on the plans. He deferred to Joe Feldmann for this who said it is 150

square feet.

Beth Schlueter asked if car washes were permitted in the I-55 corridor plan. Emily Fultz stated they are a

Special Use in this corridor.

John McDole asked how large the site is now. Emily Fultz responded saying there are 2 parcels. James McNutt

said the whole site is 3.05 acres. Joe Feldmann said, of the 3.05 acres, they would be using about half of that

space.

Joe Feldmann addressed some of the concerns that were brought forth by a concerned citizen. An old septic tank

will be removed and they will be connecting to City sewer. Their drainage will be taken care of with a large

dentention basin. There will be no lighting that will be traveling off-site. There is a proposed landscape buffer

and fence along the east side to provide buffering for trash, lighting, and sound.

Beth Schlueter discussed what would be the most critical concerns with the inconsistencies with the I-55

Development Code.

5

John McDole reminded everyone that this is a conceptual workshop and there will be no vote tonight. He asked

Emily Fultz what the path forward is from here tonight. She stated the developer will refine their plans and

submit an even more detailed development plan. Staff review with the developer will happen next. After that,

the formal PUD development plan will be brought forward to Land Use Committee for a recommendation. After

that, it will go to Plan Commission for a formal public hearing for recommendation to City Council.

B. Case 2021-10 – Crevo Capital – A Conceptual Project Workshop for Bluff Falls Planned Unit

Development, located northwest of the intersection of New Poag Road and Stadium Drive, and

better identified as part of parcel 14-1-15-17-00-000-001. The proposed single-family residential

subdivision will be set on 52.6 acres and will contain approximately 172 dwelling units consisting

of both manufactured and modular construction. Roadways are proposed to be private, while

sanitary sewer, storm sewer, and water utilities are proposed to be public. The proposed

subdivision contains amenities such as a clubhouse, swimming pool, dog park, and playground.

The proposed development is located in Unincorporated Madison County but is proposed to be

annexed to the City of Edwardsville with a zoning classification of R-1 Single Family Residential

District.

The property owner is Bluff Property LLC. The property is proposed to be zoned R-1 Single Family

Residence. It is currently in unincorporated Madison County so they are proposing to annex the

property and rezone it to single family. The property size will be approximately 52.6 acres. The

2010 Comprehensive Plan shows this site as “Special Interest Planning.” They are proposing 172

building envelopes with 3.27 acres active green space and 3.4 acres passive green space. The

drainage on the site generally goes to the west. The utilites for the site would be City of

Edwardsville for water and sewer and Ameren would be the electric provider.

Marsha Maller of TWM was present to speak on behalf of the applicant. She descibed this

development as progressive homes for today’s working family. She described it as a unique piece of

property as it has a common point of access to a triangular piece of property in the Northwest corner

of the property. The triangular piece will serve as the largest portion of storm water detention. She

descibed this as one lot with 172 proposed homesites. Each homesite area will be 65 foot wide by

105 foot deep giving a building area of 31’ x 64’. They are proposing a front yard setback of 25’, a

side yard setback of 7.5’ and a rear yard setback of 15’. They are also proposing accessory

buildings such as sheds or garages that would meet City code. Each house would have a driveway

that would be at least 18 feet wide and the depth would be enough for 3 cars deep and 2 cars wide

allowing 6 cars per homesite. This development will not allow parking on the street so there is 26

feet of pavement width. The posted speed limit for this development would be 15 mph. They are

proposing two entrances onto New Poag Road. They are proposing 3.27 acres of active green space

and 3.45 acres of passive green space. Active amenities for the development would be a pool, bike

path, playground, walking trail, and recreational area. The passive spaces would include a garden,

dog park, vegetated areas, and natural waterways.

Jenna Desch of Crevo Capital was present to speak regarding this case. She presented examples of

the interior and exterior of the homes. She stated this project would be the highest and best use of

the ground. Due to the high water table on the property, the City does not recommend basements

but instead slab or crawl space foundations only. The manufactured homes would be built in a

factory controlled environment with very strict guidelines. She discussed the features of the homes.

Emily Fultz read into record public comments received via email with several residents expressing

concern with the project. Several residents also spoke via zoom and in person with their concerns

with the development.

6 Jenna Desch addressed the concerns residents have. She said the houses are owner occupied so the

residents would own their home. The developer would own the land. The homeowners would be

responsible for mowing their yards. Since the streets are private, the developer will maintain them.

Once the homes arrive on-site, 40-50% of the work will be done on-site to finish them. The homes

will be about 1,200-2,000 square feet with a price point of the high $130’s to over $200,000. The

reason the driveway would allow for six cars is because street parking is not allowed. She also

stated the homes would be strapped to a foundation with a slab and footings that go into place.

Anchors are driven into the ground and steel straps are attached that connect the anchors to the

beams on the homes. The Department of Housing and Urban Development implemented several

requirements that make these homes very sturdy. With regard to the concern of it impacting school

enrollment, she stated enrollment in the school district has remained stagnant for the last 15 years.

She said the real esate taxes would be based on personal property and would be less than what a

single family home would be. They are planning to implement a grant system to help people with

the down payment on these homes.

Staff Concerns / Inconsistences with Code Requirements:

1. R-1 Bulk Standards:

• Minimum Lot Size – 7,500 Square Feet (6,825sf proposed)

• Minimum Lot Width – 75 Feet (65’ proposed)

• Minimum Setbacks

• Front – 25 Feet (from back of curb)

• Side Yards – 10 Feet (7.5’ proposed)

• Rear Yard – 30 Feet (15’ proposed)

• Maximum percent of lot building coverage – 30% (34.3% proposed)

2. Sidewalks only provided on one side of the street, not both sides (Sec. 5-8)

3. Private vs. public streets

Mike Pierceall asked about the square footage requirements. He also wanted to know what the

period of time would be for the lots to be leased. He is opposed to sidewalks on one side of the

street with the density that is proposed. He also wanted to know if he could lease the unit out. He

believes more information needs to be submitted regarding the project.

Jenna Desch stated there would be four plans for homeowners to choose from in which they can be

customized. The length of the lease is a 100 year land lease that is renewed annually. All

homeowners will know all the fees included in their lease before they ever purchase a home. There

is no leasing, renting, or sub-leasing of these homes allowed.

Eric Williams addressed the flooding concerns. He verified it is not part of a FEMA flood plain.

That area is levee protected.

Mike Boline stated he would like to see sidewalks on both sides of the street. He would like to have

a better understanding of the cultural preservation area and why there is no development allowed in

that area. He asked if the developer would be willing to set aside a number of homesites for

affordable housing rentals in which the rent and tenant eligibility are tied to market factors. He also

wanted to know if the developer would commit to a right of first refusal provision.

Marsha Maller stated there have been Phase 1 and Phase 2 surveys on this. There were artifacts

found. You can either excavate them all or preserve them. This would be a deeed restricted area and

could never be developed. It allows for great recreational space.

7 Jenna Desch said they would not be leaving some of the homesites as affordable housing rentals, as

they will not be doing rentals in this community. With regard to first right of refusal, she said it is

planned to be a legacy asset of theirs.

Beth Schlueter asked if there have been any similar developments nationally like this.

Jenna Desch said they have researched this and found some in the South. The one’s they have

found have been geared towards the 55+ communities. There’s will not be an age restricted

community.

Mike Pierceall asked what amenities would be included in the phases. He also wanted to know if a

market analysis and study have been done with regard to the expectations of being able to bring

prospects to this development.

Jenna Desch said all amenities would be done at the beginning.

Brian Pepper questioned the no street parking. He asked how it would work if a homeowner had

visitors over.

Jenna Desch said there is extra parking around the clubhouse area that cars can park at.

Kent Scheffel asked if all the storm water will be caught and channeled into the detention area.

Marsha Maller stated there are several areas where the water will discharge. The water from the

development will be piped to the detention ponds.

Beth Schlueter stated she likes the idea of no parking on the street but doesn’t believe it’s realistic.

She would like to know the rationale for no parking on the street.

Jenna Desch said they would be open to pocket areas of parking throughout the development.

Mike Boline said he is concerned about utility costs for heating a slab home.

Jenna Desch responded they do not plan on having natural gas there. They will encourage the use of

solar panels which they will allow.

As this goes forward, Beth Schlueter said she wants to see more detailed information about the

expected fees.

Kari Wencewicz asked if there would be any public transit in that area.

Jenna Desch said they have reached out to Madison County Transit about adding a bus stop out

there.

C. Case 2021-11 – Amazing Grace at Logan Place – A Conceptual Project Workshop for Amazing

Grace at Logan Place, located at 6 and 7 Logan Place (PIDs 14-2-15-11-16-404-032 and 14-2-15-

11-16-404-031). The subject property is currently zoned R-1 Single Family Residential District.

The proposal includes the use of the property for a ministry serving women in need by offering

educational opportunities focused on self-esteem building, nutrition, and finance. The ministry will

not provide sleeping quarters or overnight services. The project proposal includes 14 parking

spaces at 7 Logan Place as part of Phase 1 and an additional 22 spaces on lot 6 as part of Phase 2.

8 This property is comprised of two parcels and is located on South Brown Avenue and Logan Place. The

property size is 1.17 acres. The Comprehensive Plan shows this area as neighborhood. The proposed

use is a ministry/Christian-based day program for women. The utilities are City of Edwardsville water

and sewer and Ameren electric and gas.

Jamie Henderson spoke on behalf of the applicant. This will be a two lot phased development. It will

only be a day use project. The existing residence is about a 150 year old home. The interior and exterior

of the home will be restored. It will be a three phase project. The first phase will be renovating the

existing structure with the addition of an elevator and stair tower on the rear of the building. Phase 2

will include the addition of a commercial kitchen and a dining facility and sunroom. Phase 3 will

include the addition of a 3 car garage with additional storage there. There will be 30 parking spaces.

There are planned detention areas at the southwest corner. Since it is a day use, there will not be any

parking lot lighting.

A concerned resident who lives on Logan Place asked what the intent of the building would be. Jamie

Henderson gave an overview.

A resident who lives at 601 Sheridan spoke in favor of the project. Amazing Grace volunteers replaced

the fence on her property.

The owner of 526 Dewey Ave. spoke regarding the proposed hours of operation. She feels 9:00PM is

too late. She asked about the funding source and the ability of upkeep.

The residents at 4 Logan Place spoke saying thry support the mission that Amazing Grace is doing.

They wanted to know if there is any road improvements planned for that area and any development of

sidewalks around there.

Eric Williams stated there is currently not any roadway improvements being planned for that area.

A resident in the area stated that Lewis & Clark has classes until 9:00PM and she doesn’t feel that it

burdens the neighborhood so she thinks it shouldn’t be a problem for Amazing Grace to have hours

until 9:00PM.

Shaunalyn Boad addressed some of the concerns that have been raised. She purchased the property in

2017. She described the mission as a mentor and skills training program. It is a program to help young

women find their true self worth and self confidence. The program will help them learn how to budget

their money. They will learn how to cook meals at reasonable rates without having to eat out all the

time. There will be fitness and wellness classes offered as well. There will be a free meal offered each

night in which they can cook alongside the mentors.

A resident also added that the restoration is being done by volunteers and donations so it’s a process

that is not happening quickly.

Staff Concerns / Inconsistences with Code Requirements:

1. Number of parking spaces provided for Phase 1 = 34

• Parking Required = “1 space per each 2 employees + spaces adequate in number as

determined by Administrator to serve visitors.” (Municipal or Privately-owned

recreation or community building)

• Est. maximum capacity = 70 students (3/vehicle)

2. Phase 2 parking off-site

9 3. Greenspace

Additional Passive Greenspace needed (1,038 SF)

Amenities needed for Active Greenspace

Emily Fultz stated that phase 2 parking would require some type of written agreement with Lewis &

Clark if that avenue is pursued. She also said the City would like to see more details regarding the

active green space. She also believes they are about 1,000 square feet short on the passive green space.

Mike Boline asked about the historic houses at 401 & 409 S. Brown Ave. that are being considered for

demolition for a parking lot.

Jamie Henderson said he would speak unofficially regarding the houses as he has not been a part of

any conversations regarding them. He said Amazing Grace is waiting to see what will happen with

the properties as they are owned by Lewis & Clark.

Eric Williams spoke regarding the properties. He believes that 409 S. Brown Avenue is beyond

repair. He said Lewis & Clark was looking at options to rehab 401 S. Brown Avenue as a training

program in construction trades through the school.

VI. OLD BUSINESS: None

VII. NEW BUSINESS: None

VIII. ADJOURNMENT

Motion to adjourn by Ms. Schlueter, seconded Mr. Scheffel.

06/17

Case No.__________________

Name of Development _________________________ Date _______________________________________

Location:Section ________________ Area of entire tract ______________________________________Township ______________ Number of proposed building envelopes _____________________Range_________________ Current Zoning __________ Proposed Zoning _______________

Contact Information:Name of Developer ___________________________ Engineering Firm _____________________________Attn: _______________________________________ Attn: _______________________________________Address ____________________________________ Address________________________________________________________________________________ ___________________________________________Phone(_____) _______________________________ Phone(_____)________________________________

Property interest of Applicant: ( ) Owner ( ) Contract Purchaser ( ) Other ____________________

STEP 1 REQUIREMENTS Section Included Deficient N/A

Sketch plan of the proposed PUD development to scale1243.07

(a) 1.

Project statement of intent addressing the following:1243.07

(a) 2.

Location of the proposed project;1243.07(a) 2.A.

Site and site characteristics, including lot size(s), total siteacreage, maximum gross square feet of the building floor areaproposed, and the minimum percentage of the site to bemaintained in active and passive greenspace (consistent withLand Development Code, Division 1, Article 5, Section 5-17,Provision of green space) and a general description of howexterior lighting and signage will be addressed;

1243.07(a) 2. B.

Proposed building height(s), setbacks, and planned exteriorbuilding materials to be used;

1243.07(a) 2. C.

Proposed land uses (If a mixed use development, applicant willbe prepared to address the provisions of section 1243.05(Uses));

1243.07(a) 2. D.

Proposed infrastructure improvements (public or private);1243.07(a) 2. E.

PLANNED UNIT DEVELOPMENTPRELIMINARY APPLICATION

Page 2 of 2PUD - Preliminary Application _______________________________________________ Case No._____________

06/17

Demographics of proposed occupants (in the case ofcommercial and/or industrial occupants, also include standardindustrial classification (SIC codes);

1243.07(a) 2. F.

Proposed project scheduling and/ or phasing if appropriate;1243.07(a) 2. G.

All proposed deed restrictions and/or covenants for theproposed project;

1243.07(a) 2. H.

The planning objectives and the character of the developmentto be achieved through the PUD;

1243.07(a) 2. I.

The number and type of dwelling units proposed, including thedensity and intensity calculations required by this ordinance,and the approximate location, arrangement, and intensity of useand size of any nonresidential buildings and structures and theirparking facilities;

1243.07(a) 2. J.

The approximate proposed traffic and pedestrian circulationplan, including major streets, pedestrian and bike paths, andtrails;

1243.07(a) 2. K.

The approximate location of any proposed major commonopen space, any proposed community and public facilities, andany floodplain, wetlands or other natural resource areasdesignated for preservation;

1243.07(a) 2. L.

A plan showing how the site will adhere to fire, police andemergency vehicle needs, including overall site access as well asaccess to individual buildings; and

1243.07(a) 2. M.

Other items which may be required per the instructions by thecity planner

1243.07(a) 2. M.

List containing the names and addresses of all owners ofproperty located within 250 feet of the property (not includingexisting right-of-way)

1243.07(d) 2.N.

Step 2A pre-application conference will be set for the applicant to meet with the PUD review committee to provide inputabout the information submitted. The PUD review committee may offer an initial informal reaction to the projectplans, but such comment are advisory and in no manner committee the city to any plan proposal or element.

Step 3Plan Commission Conceptual Project Workshop – Unless waived as provided in the ordinance, the applicant shallpresent their project in an informal public Conceptual Project Workshop with the Plan Commission.

I do hereby affirm that I am complying with the Planned Unit Development regulations of the City of Edwardsville asnoted in the foregoing application checklist.

__________________________________________ ______________________________________________Date Signature of Engineer

__________________________________________ ______________________________________________Date Signature of Developer

PUD Development Plan Preliminary Information

The Pfarm at East Union 364 East Union Street Edwardsville, Illinois

Prepared by: Thouvenot Wade & Moerchen Inc.

600 Country Club View Edwardsville, Illinois 62025

Phone - 618-656-4040 Fax – 618-656-4343

Email – jvenvertloh@twm-inc.com

March, 2021

2

Developer Contact Information: Pfund Construction 3925 Blackburn Road Edwardsville, Illinois 62025 618-692-9502 The The Pfarm at East Union Planned Unit Development will be located on a 1.81 Acre parcel. The development will consist of fourteen (14) single family buildings and one 8-uit garage. Access to each unit will be via East Union as well as the two parking lots located at each end of the development.. Please refer to the attached concept plan for more information. Please also refer to PUD Step 1, Item 2, Sub items A through L below to help better describe the proposed uses and characteristics within the development.

2. Project Statement of Intent

A. Location - The proposed 1.81-acre development is located at 134 East Union Street.

Congressional description of the property is Section 2 Township 4N Range 8W of the 3rd Principal Meridian. See attached Concept Plan for Location Map.

B. Site & Site Characteristics – The overall size of the proposed PUD will be 1.81 Acres. The proposed site will be developed on an existing undeveloped lot. The existing site generally slopes from the northeast to the southwest with Mill Creek meandering along the southern and eastern boundary lines. The site will contain fourteen (14) residential buildings and one 8-unit garage within the proposed development. An additional 20 surface parking spaces will be provided for resident parking. The R-2 zoning district requires 20% of the total project area to be dedicated as greenspace. 0.25 acres of active greenspace will be provided and meets the requirement of 12% of total area. 0.20 acres of passive greenspace will be provided. This area will consist of the existing woods in the southeastern corner of the site which meets the requirement of 8% of the total area.

C. Buildings as proposed will be a modern prairie style architecture constructed of a mix of stone and hardboard siding with architectural asphalt shingle roofs.

Setbacks for the proposed development are being proposed as follows;

i. Front Yard Setback – 5’ ii. Side Yard Setback from property line – 5’ to proposed garage / 25’ at northeastern

property line iii. Side Yard Setback between structures – 10’ iv. Rear Yard Setback – 25’

D. The proposed land uses within the PUD will consist of 1.81 Acres R-2 residential zoning district.

There will be no mixed-use features with this project.

E. The proposed infrastructure improvements for the project will consist of private water services from east Union to serve the 14 buildings, sanitary sewer extension and sanitary sewer laterals, and private utilities to serve the proposed buildings. The sanitary sewer will be accessed from the existing main along East Unions Street. The water service will be accessed via the existing water main along East Union Street.

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Public utilities are accessible along the frontage of East Union. There is an existing gas main underground that will serve the proposed site. Telephone, electric and cable are overhead along the frontage of the site.

F. The demographics of the mutli-family residential buildings will depend on the buyers. The units will be constructed on a speculative basis.

G. The proposed project will be built as demand warrants. It is anticipated that 2 building per year will

be constructed for a build out timeline of 7 years from the start of construction. It is anticipated buildings will begin as soon as sitework and approvals are obtained for the development.

H. Deed restrictions or covenants will be finalized with the Final Development Plan.

I. The objective of this PUD is to provide a development with a neighborhood feel and maintenance

free living. The buildings will have a lot of character and the onsite amenities proposed will live up to the standards required of a development of this nature.

J. The site density being proposed is 14 units / 1.81 Ac. = 7.73 units / acre.

K. Traffic circulation will be fairly straightforward. The 2 proposed parking lots can be accesses via East Union Street and the existing sidewalk along East Union and the proposed sidewalk connecting the 2 parking lots will provide access to residents.

L. Passive Greenspace is being provided in the southeast corner of the site which is existing wooded

area. Active greenspace is being proposed behind Unit 1 – Unit 7 and in front of Unit 8 – Unit 14. This proposed configuration will act as a courtyard and community gathering space. The details of the Active Greenspace are still being finalized at this time.

M. Review of the available NFIP FEMA Flood Maps has been conducted and no floodplains exist on

site.

N. The proposed site will be easily accessible to emergency responders. Emergency access will be via East Union Street.

PROF. LICENSE NUMBERIL. PROF. DESIGN FIRM

IL. PROF. ENGR. CORP.

IL. PROF. STR. ENGR. CORP.

IL. PROF. LAND SURV. CORP.

MO. PROF. ENGR. CORP.

MO. LAND SURVEYING CORP.

184-001220

62-035370

81-005202

048-000029

001528

000346

REV. DESCRIPTION

PROJECT NO:

DATE

DRAWN BY:

DESIGNED BY:

CHECKED BY:

APPROVED BY:

SEAL

CONSULTING ENGINEERING

GEOSPATIAL SERVICES

TITLE:

ILLINOIS SWANSEAWATERLOOEDWARDSVILLEPEORIA

PROJECT:

THOUVENOT, WADE& MOERCHEN, INC.

WWW.TWM-INC.COM

DATE SIGNED:

LICENSE EXPIRATION:

MISSOURI ST. CHARLESST. LOUIS

TENNESSEE NASHVILLE

TN. PROF. ENGR. FIRM 8974

EDWARDSVILLE

600 COUNTRY CLUB VIEW, SUITE 1

EDWARDSVILLE, ILLINOIS

62025

618-656-4040

SIGNATURE:

10/30/2021

ISSUED FOR REVIEW

3/5/2021

JJV

JJV

JJV

EAST UNIONCITY OF EDWARDSVILLE

MADISON COUNTY, ILLINOIS

CONCEPT PLAN

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