Phase 3: R-3 and I-55 Corridor
City Council Approves New I-55 Development Code
At their regular meeting on August 16, 2022, the Edwardsville City Council unanimously adopted the updated I-55 Development Code. The Code in its entirety is available here.
The primary change in the updated I-55 Development Code is the elimination bulk regulations (e.g. setbacks, building height) based on building type. Rather, bulk regulations are now are now based on zoning district. This will allow the subdivision of land to occur before the final end user is known—the standard development process.
Other code highlights include:
- Shared Parking – shared parking between uses with opposite peak hours, like residential and office uses. (p. 7)
- Land Banked Future Parking – Up to 25% of the required parking may be land banked, meaning that it may remain greenspace reserved for future parking use, if needed. (p. 8)
- Bicycle Parking – All developments are required to provide bicycle parking within 50 feet of the building entrance. (p. 8)
- Parking Locations – In the Goshen Center District, parking is not permitted between the building and the street. In the Goshen Mixed Use District, one double-row of parking is permitted between the building and the street, and in the Goshen Commercial and Pin Oak Commercial Districts, there are no restrictions on parking between the building and the street. (p. 11, p. 15)
- Goshen Center PUD – Development in the Goshen Center District must be in the form of a PUD with a minimum size of 15 acres. This will result in a cohesive development. For reference, Trace on the Parkway is approximately 26 acres, including outlots. (p. 2)
- Design Standards – In the Goshen Center District, design standards similar to those found in the B-1 Central Business District, are included. (p. 12)
- Prioritize Connectivity with Shared Use Paths – For every street type except residential, a 10’ wide shared use path is required on both sides of the street. Residential street types are designed with 5’ sidewalks on each side. (p. 22-25)
- Supplemental Regulations for Fuel Centers – Fuel Centers are heavily regulated so as not to allow truck stops. Automobile repair functions are not permitted, nor are ancillary uses such as showers, barbers, laundry, etc. Additionally, fuel pumps must be setback 40 feet from residential property lines and overnight parking is not permitted. (p. 20)
- Pedestrian Connections – Each cul-de-sac must have a pedestrian access easement of at least 10 feet in width to connect the transportation network opposite the cul-de-sac. (p. 21)
- Zoning Districts/Map – Zoning Districts have been re-named. The Mixed Use Commercial District has been broken down into the Goshen Commercial and Pin Oak Commercial. The Town Center District has been broken down into Goshen Center and Goshen Mixed Use. The areas identified as Neighborhood Residential and Rural Residential have been combined into one Residential District, which permits single-family dwellings and townhomes. The footprint of this district is the same as the Neighborhood Residential and Rural Residential districts. Multi-family uses are only permitted in the Goshen Center and Goshen Mixed Use Districts. (p. 2)
Draft I-55 Code
The revised, Draft I-55 Development Code Plan will be considered by the Plan Commission at the following meeting:
Edwardsville Plan Commission
July 18, 2022 at 7:00 p.m.
Edwardsville City Hall
118 Hillsboro Ave., Edwardsville, IL 62025
The UPDATED draft I-55 Development Code is available for download here.
Findings Memo presented to City Council
It is anticipated that the I-55 Corridor will experience considerable growth and development over the next several years and decades. As a result, the City has developed plans and policies to guide this future growth. The I-55 Development Code provides detailed form based and use elements to govern this area. However, recent development proposals have demonstrated a need to develop a more efficient and effective development process while meeting the established vision for the district. The workshops and meetings that will be held on the I-55 Corridor will inform this effort.
Findings from the joint meeting of of the City Council and Plan Commission, as well as other public engagement elements (conversations with area residents, developers, and elected officials), were compiled into one memo and presented to the City Council on July 14, 2020. The memo, available here, not only identifies findings from the public engagement, but addresses some elements of the I-55 Development Code that will be eliminated and many that will be retained as part of the update process.
Joint meeting of the City Council and Plan Commission
On May 18, 2020 at 7:00 p.m. the City Council and the Plan Commission will hold a virtual joint workshop (via Zoom) facilitated by Teska Associates for the purpose of evaluating the current I-55 Development Code and discussing a more streamlined way of achieving the goals set forth in the Code. A Context Memo is available to review and should be used to "set the stage" for this meeting.