HomeMy Public PortalAboutPlainfield-Design Guidelines 7-30-19THE BOULEVARD: PLANNED DEVELOPMENT DESIGN GUIDELINES
July, 2019
Prepared by Houseal Lavigne
DRAFT
DRAFT
Intent and Applicability 1
Intent 1
Applicability 1
Relationship to Zoning and Subdivision Ordinances 2
Design Guidelines General Framework 2
Suppression of Plainfield and Joliet Codes 2
Applicable Zoning 2
Building Code 2
Administration 3
Procedures 3
Interpretations 5
Permitted Land Uses 6
Performance Standards 7
Site Development Standards 7
Signs 7
Parking and Loading 13
Landscape 15
Screening 18
Building Layout and Dimensional Standards 19
Building Façades 19
Building Height 20
Building Design Standards 20
Primary Façade Design 21
Secondary Façade Design 22
Tertiary Façade Design 22
Open Space 23
Application of Design Guidelines 23
Definitions 23
Exhibit 01 24
TABLE OF CONTENTS
DRAFT
PHASE 3
PHASE 4
PHASE 1
PHASE 2
U.S.
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Phase 2
Phase 3
Phase 4
Figure 01
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PHASE 3
PHASE 4
PHASE 1
PHASE 2
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Phase 2
Phase 3
Phase 4
Figure 01
Intent
The Boulevard Planned Development covers approximately 171 acres of property located
generally at the northwest corner I-55 and US Route 30, including areas in both the City
of Joliet and the Village of Plainfield. The Planned Development designates a portion
of The Boulevard consisting of approximately 54 acres for commercial development.
Approximately 18 acres of the commercial development is designated for a large box
warehousing store which is not intended to be governed by these Design Guidelines. The
remainder of the commercial development, consisting of Phases 2, 3 and 4 as depicted
in Figure 1 and being comprised of approximately 36 acres (the “Subject Property”),
shall be governed by these Design Guidelines. The intent is to establish a hybrid lifestyle
shopping center with a pedestrian friendly, mixed-use environment.
The Boulevard Planned Development Design Guidelines have been developed to
encourage the use of exciting and unique storefronts and gathering spaces to create a
shopping environment that attracts customers and results in increased sales. Through
careful planning each store and building should become inviting and effective retail
establishments which will be compatible with the overall design and quality of the
development. The streetscape should be designed to encourage patrons to linger and
relax through well landscaped areas and pedestrian amenities. The various buildings
which will comprise The Boulevard should create a unique environment that makes the
development a new destination for shopping and dining in the region.
Applicability
The City of Joliet and the Village of Plainfield each have independent regulations
that govern development within their boundaries. However, these ordinances were
not designed to function in a complementary fashion and, in some instances, contain
directly conflicting provisions. In the spirit of intergovernmental cooperation and in an
effort to bridge the differences between the applicable regulations of each community,
The Boulevard Planned Development Design Guidelines have been established
as mandatory development standards for the Subject Property and approved as
part of The Boulevard Planned Development by each of Joliet and Plainfield. The
Boulevard Planned Development Design Guidelines are intended supplant the zoning
regulations of the applicable municipality in order to create a coherent and uniform
set of standards to govern the development and operation of the Subject Property.
INTENT AND APPLICABILITY
1Planned Development Design Guidelines
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RELATIONSHIP TO ZONING AND SUBDIVISION ORDINANCES
Design Guidelines General Framework
The Design Guidelines are comprised of standards for permitted land uses, site
development standards, building layout and dimensional standards, building design
standards, and open space requirements.
Applicable Zoning
The Design Guidelines supersede the development standards of the Joliet and Plainfield
zoning and sign ordinances. Where the Design Guidelines are silent on any matter
relating to land use, building, or development, the applicable provisions of the municipal
ordinances of governing jurisdiction shall apply, but only to the extent that the provisions
do not conflict with these Design Guidelines.
Building Code
The provisions of The Boulevard Planned Development and the Design Guidelines
are not intended, in any way, to modify or amend the provisions of the building codes
or other applicable life safety ordinance or laws of Plainfield or Joliet. In any case
where building codes or life safety regulations conflict with The Boulevard Planned
Development, the building or life safety regulations shall apply.
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ADMINISTRATION
Procedures
1. Jurisdiction.
a. Plainfield
i. A portion of the subject property is located in the Village of Plainfield.
The Village of Plainfield shall have sole and exclusive jurisdiction over
the review and approval of plans for that portion of the subject property
located in the Village of Plainfield. The Village acknowledges that
portions of the subject property located in the Village of Plainfield will
service buildings located in the City of Joliet and that portions of the
subject property located in the City of Joliet will service buildings located
in the Village of Plainfield. The Village acknowledges that it will benefit
from areas within its jurisdiction that will service buildings located in the
City of Joliet and will not withhold or otherwise delay the review and
approval of plans, the signature of plats or the issuance of permits for said
portions of the the subject property that may provide parking, signage or
other benefits (consistent with these Design Guidelines) for that portion
of the subject property located in the City of Joliet. Where any portion
of the subject property is located entirely within the jurisdiction of the
City of Joliet, the Village acknowledges that it shall have no authority to
review plans or issues permits for said portion of the subject property.
b. Joliet
i. A portion of the subject property is located in the City of Joliet. The City of
Joliet shall have sole and exclusive jurisdiction over the review and approval
of plans for that portion of the subject property located in the City of Joliet.
The City acknowledges that portions of the subject property located in the
City of Joliet will service buildings located in the Village of Plainfield and that
portions of the subject property located in the Village of Plainfield will service
buildings located in the City of Joliet. The City acknowledges that it will
benefit from areas within its jurisdiction that will service buildings located in
the Village of Plainfield and will not withhold or otherwise delay the review
and approval of plans, the signature of plats or the issuance of permits for
said portions of the subject property that may provide parking, signage or
other benefits (consistent with these Design Guidelines) for that portion of
the subject property located in the Village of Plainfield. Where any portion
of the subject property is located entirely within the jurisdiction of the
Village of Plainfield, the City acknowledges that it shall have no authority
to review plans or issues permits for said portion of the subject property.
c. Intergovernmental Cooperation
i. It is anticipated that the Village of Plainfield and the City of Joliet will
enter into an intergovernmental agreement (IGA) concerning, among
other things, the provision of utility services, police and fire services, snow
plowing and the maintenance of public right-of-way. The IGA is intended to
provide efficient utility services to the subject property and ensure uniform
operation as a singular planned development between jurisdictions.
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2. Pre-filing Review and Transmittal of Application.
a. Conference.
i. A prospective applicant, prior to submitting a formal application for
the development of any portion of the subject property, shall meet for a
pre-filing conference(s) with the appropriate designee as defined herein, the
designee, and any other Plainfield or Joliet official or employee designated
by the designee. The purpose of the conference(s) is to help the applicant
understand the vision, purpose, and intent of The Boulevard Planned
Development, and the Design Guidelines, and the application requirements.
b. Filing of Application. Following the completion of the prefiling conference(s), the
applicant shall file an application for the development of a site in The Boulevard
Planned Development in accordance with this Section. The appropriate designee
as defined herein shall deliver copies of the application to other Plainfield or
Joliet departments for review and comment if deemed necessary by the designee.
c. Deficiencies. The appropriate designee as defined herein shall determine whether
the application is complete. If the designee determines that the application is
not complete, he/she shall notify the applicant in writing of any deficiencies.
d. Review by Designee. Upon receiving the complete application, the appropriate
designee as defined herein shall determine whether the proposed development:
i. Would constitute a minor change to The Boulevard
Planned Development and Design Guidelines; or
ii. Would constitute a major change to The Boulevard
Planned Development and Design Guidelines.
e. Major Change. Major Changes are modifications which alter the concept
or intent of The Boulevard Planned Development or these Design
Guidelines. Factors which shall be considered in determining whether
a proposed change constitutes a major change include those which:
i. Are inconsistent with the Intent and Purpose set forth herein;
ii. Seek approval of a use not specifically permitted or
substantially similar to a use permitted herein;
iii. Require greater than 10 percent modification
of the standards set forth herein; or
iv. Require a deviation or variance from an otherwise applicable
provision (one that has not been modified by these Design Guidelines
or as set forth in the Planned Development Ordinance) of the
Municipal Code of Plainfield or Joliet, whichever is applicable.
f. Minor Change. Minor Changes are modifications that are not defined as
major changes and do not alter the concept or intent of The Boulevard
Planned Development or Design Guidelines. Final approvals of a site plan,
landscape plan, engineering plans, and building elevations for each Phase or
any sub phase of The Boulevard shall be processed as a Minor Change unless
a Major Change is required pursuant to the definition of a Major Change
as set forth herein. Minor Changes shall be approved by the applicable
jurisdiction provided that the application meets the requirements of these
Design Guidelines and any other applicable municipal code provisions.
g. Process for Review and Approval. The Major Change or Minor Change, as
applicable, shall be processed in accordance with the applicable municipal
code. All Major Changes shall require a public hearing before the applicable
planning and zoning commission and shall be approved by ordinance of the
Village Board or City Council, as appropriate. Minor Changes shall not require
a public hearing, but shall be approved administratively, or at the Village’s
or City’s sole discretion, may require approval by the Village Board or City
Council by ordinance with the recommendation of the Plan Commission.
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3. Application Requirements.
a. The applicable municipal application for a major change, minor change, or
planned development, whichever is applicable, shall be filed with the appropriate
designee as defined herein. Said application shall specify whether it is for a
Major Change or Minor Change and shall be in such form and accompanied
by such information, as shall be determined by the designee. Every application
shall contain, at a minimum, the following information, and related data:
i. The names and addresses of the owner of the subject site, the
applicant, and all persons having an ownership or beneficial interest
in the subject site and proposed planned site development.
ii. A statement from the owner of the subject site, if not the applicant,
approving of the filing of the application by the particular applicant.
iii. A survey of, and legal description and street address for the subject site.
iv. A statement indicating compliance of the proposed planned site
development with The Boulevard Planned Development and
Design Guidelines, or if not compliant, the manner in which it is
not compliant and justification for approval of a Major Change.
v. A scaled site plan showing the existing contiguous land uses, natural
topographic features, development phase, public thoroughfares,
transportation, and utilities along with the proposed planned
site development showing building façade designation; building
location and relation; build-to-line; and building separation.
vi. Schematic drawings illustrating the design and character of the
building elevations. The drawings shall also include a schedule
showing the number, type, and floor area of all uses or combinations
of uses, and the floor area of the entire development.
vii. A landscaping plan showing the location, size, character
and composition of vegetation and other material.
viii. Engineering plan, either final engineering or preliminary
engineering, as may be appropriate based on whether
applicant is seeking a Minor Change or a Major Change.
ix. A schedule of development showing the approximate date for beginning and
completion of each stage of construction of the planned site development..
Interpretations
If uncertainty exists regarding the interpretation of terms, development standards,
architectural standards, or any other regulation contain within these guidelines, the
appropriate designee as defined herein shall determine the intent of the provision in
question.
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PERMITTED LAND USES
Permitted uses in The Boulevard Planned Development are reflected in Table 01.
1. Permitted Uses. Uses which are marked by a “P” in
the table are allowed as a matter of right.
2. Conditional Uses. Uses which are marked by a “C” in the table shall
require approval as a Major Change in order to determine if the
use is appropriate in the context of the Purpose and Intent of The
Boulevard Planned Development and these Design Guidelines.
3. Uses Not Permitted. Uses which are marked by a “X” in the table are
prohibited, unless subsequently permitted as a Major Change.
4. Uses Not Listed. In the event that a use is proposed that is not listed in the
table, the appropriate designee as defined herein shall determine if the use is
the same or similar to a use listed in the table. If it is, the use shall be treated
in the same manner as the “similar” use. If not, the use is prohibited.
Table 01: Permitted Land Uses
Permitted Land Use Phase 2 Phase 3 Phase 4
Retail Uses
General retail P P P
Wholesale X X X
Grocery store X X X
Alcoholic Beverage Retailer X X X
Motor Vehicle Uses
Gasoline service/sales X X X
Eating/Drinking Uses
Coffee/tea shop P P P
Fast casual restaurant P P P
Sit-down restaurant [1]P P P
Tavern/brew pub [1]P P P
Outdoor dining P P P
Entertainment Uses
Theater or cinema X P P [2]
Entertainment, recreation, or amusement facility X P X
Service Uses
Athletic, health, or fitness facility X P P [2]
Bank, no drive in P P P
General service P P P
Temporary and Permanent Dwelling Uses
Hotel [3]C P P
Multifamily dwelling [3]X X C
[1] Shall not derive more than 45 percent of gross sales from the sale of wine, beer, or other alcoholic beverages.
[2] Shall be located more than 200 feet from every boundary of Phase 1.
[3] Street activating uses such as retail, leasing offices, club rooms, fitness rooms, lobbies, and the like are encouraged on the first level.
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PERFORMANCE STANDARDS
Uses in The Boulevard Planned Development shall be prohibited from activities which
may produce or cause any of the following:
Any noise or sound that is objectionable due to intermittence, beat, frequency,
shrillness, or loudness;
Any obnoxious odor;
Any excessive quantity of dust, dirt, or fly ash; provided however, this prohibition shall
preclude the sale of soils, fertilizers, or other garden materials or building materials in
containers of incident to the operation of a wholesale, home improvement, or general
merchandise store operated by a national or regional chain;
Any fire, explosion, or other damaging or dangerous hazard, including the storage,
display, or sale of explosives or fireworks, but the foregoing shall not prohibit the
operation of a gasoline service/sales use as permitted herein or a propane sales facility
as permitted herein and in accordance with applicable law or the sale of fireworks on
a temporary basis in connection with civic holidays conducted within the confines
of a building containing at least 25,000 square feet of floor area and operated by a
national chain; or
Any dumping of garbage or refuse, other than in enclosed receptacles intended for
such purpose.
SITE DEVELOPMENT STANDARDS
Signs
The provisions of this section of the Design Guidelines shall govern the display,
construction, erection, alteration, use, location, repair, and maintenance of all signs,
together with their appurtenant and auxiliary devices in respect to structural and fire
safety in The Boulevard Planned Development.
1. Sign Measurement.
a. Area to be Included. The supporting structure or bracing of a sign shall be
omitted in measuring the area of the sign unless such structure or bracing is made
part of the message or face of the sign. Where a sign has more than 1 display
face, the area of the sign shall be measured by the largest if the display faces.
b. Area of Signs. The area of signs shall be measured by computing the
area of the smallest regular geometric figure that can encompass all
words, letters, figures, emblems, and other elements of sign copy.
c. Multiple Users. Where more than 1 user occupies a building, the owner of the
building shall be responsible for allocating permitted signage among such users.
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2. Sign Size. The maximum size of aggregate sign(s), regardless of sign type, shall
not be greater than 1 square foot of sign area per lineal foot of building frontage.
3. Permitted Signs. The following sign types shall be permitted
in The Boulevard Planned Development.
a. Shopping Center Signs
i. Highway Electronic Message Center.
1. The existing pole sign located adjacent to I-55 and as
identified in the Site Plan shall be permitted.
2. The pole sign shall be converted to include a panel
identifying The Boulevard, which signage panel shall
be not larger than 256 square feet per side.
3. The pole may also be converted to include a electronic
message center, which electronic message center shall
be not larger than 334 square feet per side.
4. A landscape planting area is required at the base of highway
electronic message center. The landscape area shall be at least
equal to the square footage of each side of the sign in question
and shall feature landscape materials which are consistent
with and complementary to other required landscape.
ii. Multi-Tenant Shopping Center Signs
1. 1 multi-tenant shopping center sign shall be
permitted for each phase of The Boulevard.
2. Multi-tenant shopping center signs shall be double-sided signs attached
to a permanent foundation or decorative base and not attached or
dependent on support from any building, pole, posts, or similar uprights.
3. The building materials of the permanent foundation or decorative
base of a multi-tenant shopping center sign should be consistent with
the building materials used in the phase for which the sign relates.
4. The shopping center sign shall be not taller than twenty feet in
height nor have a sign area greater than 50 square feet.
5. Multi-tenant shopping center signs shall only be comprised of individually
affixed copy or an electronic message board. Flat or box signs shall be
prohibited. The shopping center sign shall be located not less than ten
feet from any street frontage, public or private, or any drive aisle.
6. To protect visibility of automotive traffic, cyclists, riders, and
pedestrians, no substantial impediment to visibility shall be created
or maintained at the intersection of any street and parking drive
aisle within the triangular area created by measuring 46 feet along
the street and parking drive aisle from the intersection of the street
and parking drive aisle and a line connecting those points.
7. A landscape planting area is required at the base of all multi-
tenant shopping center signs. The landscape area shall be at least
equal to the square footage of each side of the sign in question
and shall feature landscape materials which are consistent
with and complementary to other required landscape.
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b. Wall Signs. The installation of a wall sign requires a sign permit
issued by the appropriate designee as defined herein.
i. Wall signs shall be permitted on any facade with street
frontage (public or private) and facade adjacent to an off-street
parking area where customer access is also available.
ii. Wall signs shall not exceed a maximum area of 1.5 square feet for each
linear foot of each facade on which a sign is permitted. On multi-story
buildings, wall signs shall be permitted for both first and second story
tenants with each floor being allotted a maximum sign area of 1.5
square feet for each linear foot of façade on which a sign is permitted.
iii. No wall sign shall protrude above the highest roof
line or above the top of the parapet wall.
iv. No wall sign shall horizontally project more than 12 inches from
the wall of the building or structure to which it is attached.
v. Only 1 wall sign per building frontage of the building
or unit of a building shall be permitted.
vi. On multiple-tenant buildings with multiple wall signs, all signs shall be of the
same style, proportions, base colors, and constructed of the same materials.
vii. Wall signs shall only be comprised of individually affixed
copy. Flat or box signs shall be prohibited.
viii. Wall signs may be illuminated through external sources.
Internal illumination shall be prohibited.
ix. No wall sign shall cover any architectural features (architectural features shall
include, but not be limited to: pediment, cornice, belt course, pier, windows,
pilaster, roof, decorative stone or tile inlay, kick plate/bulkhead, raised or
colored brick pattern, and corbel) of the building to which it is affixed.
x. No wall sign shall be affixed to HVAC screening, elevator overrun,
or other features protruding from the roof of the structure, with
the exception of building parapets which have been designed and
integrated into the architecture of the building and which are in line
with and not set back from the perimeter façade of the building.
xi. Standalone or attached outlot buildings may display an
additional wall sign towards a main parking area of the
development and not oriented towards a street.
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c. Monument Signs. The installation of a monument sign requires a sign
permit issued by the appropriate designee as defined herein.
i. The maximum size of a monument sign shall be
based on building frontage per Table 02.
ii. The maximum height of any monument sign shall be no
greater than 8 feet above the center line datum elevation of
the street immediately adjacent to the sign location.
iii. Each building, including multi-tenant buildings may not have more than
1 monument sign, with a maximum of 2 display surfaces. However, any
building, including multitenant buildings, which front on more than 1
roadway for an excess of 250 feet may display a secondary monument sign,
the size of which shall be equal to or less than the primary monument sign.
iv. To protect visibility of automotive traffic, cyclists, riders, and
pedestrians, no substantial impediment to visibility shall be created
or maintained at the intersection of any street and parking drive
aisle within the triangular area created by measuring 46 feet along
the street and parking drive aisle from the intersection of the street
and parking drive aisle and a line connecting those points.
v. Monument signs shall only be comprised of individually affixed copy or
an electronic message board. Flat or box signs shall be prohibited.
vi. Monument signs featuring individually affixed copy may be
illuminated through external sources. Internal illumination
of individually affixed copy shall be prohibited.
vii. No part of any monument sign may be closer than 5 feet from any street
frontage, public or private, and any drive aisle, right-of-way or build-to-line.
viii. No monument sign shall be located within 8 feet of any electrical
power line, service drops, line conductors, or in any location where
the appropriate designee, as defined herein, finds a reasonable danger
that any electric power line would come in contact with the sign.
Table 02: Permitted Monument Sign Allowance
Building Frontage Maximum Sign Area per Face
≤ 50 Feet 25 square feet
> 50 feet 25 square feet plus one additional square foot of sign area per each two feet, or major fraction thereof, of building frontage beyond 50 feet
Maximum 50 square feet
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4. Window Signs. Window signs may cover a maximum of 20
percent of the window on which the sign shall be located. The
installation of a window sign does not require a sign permit.
5. Temporary Signs. The display of a temporary sign requires a temporary
sign permit issued by the appropriate designee as defined herein.
a. The maximum size of a temporary sign shall not be greater than 6 square feet.
b. The maximum height of a temporary sign shall be no greater
than 3 feet above the center line datum elevation of the
street immediately adjacent to the sign location.
c. No part of any temporary sign may be closer than 5 feet
from any street right of way or property line.
d. To protect visibility of automotive traffic, cyclists, riders, and pedestrians,
no substantial impediment to visibility shall be created or maintained at the
intersection of any street and parking drive aisle within the triangular area created
by measuring 46 feet along the street and parking drive aisle from the intersection
of the street and parking drive aisle and a line connecting those points.
e. A maximum of 2 temporary signs shall be displayed concurrently.
f. A temporary sign shall be displayed for a period not to exceed
60 days per calendar year. The appropriate designee as define
herein may permit extensions to this time limit.
g. No temporary sign, nor any portion thereof, shall be
affixed to any building, sign, or structure.
h. No temporary sign shall be located within 2 feet of any
electrical power line, service drop, or line conductor.
i. Temporary signs shall be constructed of durable, all weather material.
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6. On-Site Traffic Directional Sign. Onsite traffic directional signs are permitted
as necessary to assist in the movement of vehicular traffic on a property
for the purpose of the safety of both pedestrian and vehicular traffic.
a. The maximum size of any onsite traffic directional sign
shall not be greater than 3 square feet.
b. The maximum height of any onsite traffic directional
sign shall not be greater than 3 feet.
c. No part of any onsite traffic directional sign may be closer than
25 feet from any street right-of-way or property line.
d. No part of any onsite traffic directional sign may be
located within any required landscape areas.
e. On-site traffic directional signs shall be decorative, double-sided engineering
grade reflective aluminum or similar material, as shown in Exhibit 01.
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Parking and Loading
The provisions of this section of the Design Guidelines are intended to provide
accessible, attractive, secure, and well maintained off-street parking and loading areas
with the appropriate number of spaces in proportion to the needs of the proposed use,
increase public safety by reducing congestion of roadways and circulation areas, and to
encourage The Boulevard Planned Development patrons to park once and walk between
developments in the site. Required parking shall not be calculated on a lot-by-lot basis,
but shall be calculated based on each phase. To this end, a use located in the City of
Joliet may rely on parking located in the Village of Plainfield, provided that said parking is
located in the same phase of The Boulevard. Parking may be constructed in sub phases,
provided that sufficient access is provided to the sub phase and the proposed parking
supply meets the applicable minimum requirements for the uses to be established in said
sub phase. Parking shall be a permitted principle use of a lot in The Boulevard.
1. Parking Spaces Required. The total number of parking and loading spaces shall
be based upon the sum of the separate requirements for each proposed use of
the development phase, except as otherwise provided for in this Section.
2. Amount of Parking Required. The minimum number of parking spaces to
be provided for the designated uses shall be as follows in Table 03.
Table 03: Parking Requirements
Land Use Minimum Parking Requirement
Retail Uses
General retail 1/250 GFA
Multi-tenant retail (in excess of 120,000 square feet)1/250 GFA
Wholesale 1/800 GFA
Motor Vehicle Uses
Gasoline service/sales 1/Gas Pump
Eating/Drinking Uses
Coffee/tea shop 1/250 GFA
Fast casual restaurant 1/250 GFA
Sit-down restaurant 1/250 GFA
Tavern/brew pub 1/250 GFA
Entertainment Uses
Theater or cinema 1/4 Seats
Entertainment, recreation, or amusement facility 1/250 GFA
Service Uses
Athletic, health, or fitness facility 1/250 GFA
Bank, no drive in 1/300 GFA
General service 1/300 GFA
Temporary and Permanent Dwelling Uses
Hotel 1/room and 1/250 GFA of conference or restaurant area
Multifamily dwelling 2.0/dwelling unit
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3. Design Standards. Each required off-street parking space
shall conform to the standards detailed in Table 04.
4. Surfacing. All off-street parking areas shall be improved with a hard-surfaced, all
weather, dustless material as approved by the appropriate designee as defined herein.
5. Striping. All off-street parking areas shall delineate parking spaces with paint
or other permanent materials, which shall be maintained in a clearly visible
condition. Americans with Disabilities Act compliant parking spaces shall
be identified with the appropriate sign and shall be visible at all times of
the year, regardless of snow cover, plant growth, or similar conditions.
6. Curbing. Curbing shall be provided along the perimeter of parking
areas, internal walkways, and landscape islands to prevent vehicles from
damaging or encroaching upon pedestrian spaces or landscaped areas.
7. Drainage and Grading. Where a parking area will be used to detain
stormwater runoff, the depth of water shall not exceed 6 inches.
8. Lighting. Adequate lighting shall be provided for parking areas. Poles on which lights
are mounted shall not exceed 20 feet in height. Illumination shall be arranged to
deflect light away from adjacent properties and streets. Full cutoff luminaries with
angles of not more than 90 degrees shall be utilized. Flat lenses are required for all
lighting fixtures. Illumination shall not exceed 0.5 foot-candles at the property line.
9. Loading Spaces. Loading spaces shall be provided in compliance with the
applicable municipal code, provided that no designated loading spaces shall
be required for a building comprising less than 18,000 square feet. .
Table 04: Parking Design Standards
Parking Angle Single Loaded Module Width (A)Double Loaded Module Width (B)Stall Width (C)Stall Length (D)Aisle Width (E)45°32’51’9’18’12’
90°42’60’9’18’24’
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U.S.
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V illag e B oulevardM ink CreekParking Lot Interior Area
Building Foundation Area
Parking Lot Perimeter Area
Figure 11
Landscape
Landscape required by this Section shall mean living plants in a combination of
trees, shrubs, and/or ground cover. Unless otherwise stated in this ordinance, all size
specifications for plant materials shall be based upon the time of planting. When caliper
is specified for tree planting, the caliper of the tree trunk shall be measured at 12 inches
above the ground level. Any plant materials used to meet the requirements of this Section
shall not include any plant material determined by the State of Illinois as an invasive
species. The use of native landscape materials is encouraged.
1. Planting Types.
a. Canopy trees: A self-supporting woody, deciduous plant having not
less than a 2.5 inches caliper and reaches a mature height of not
less than 20 feet and a mature spread of not less than 15 feet.
b. Ornamental trees: A self-supporting woody, deciduous plant having not
less than a 1.5 inches caliper and normally attains a mature height of at
least 15 feet and usually has 1 main stem or trunk and many branches.
Several species may appear to have several stems or trunks.
c. Evergreen trees: A tree having foliage that persists and remains green
throughout the year and having a height of not less than 6 feet at
installation and maturing to a height of not less than 20 feet.
d. Shrub: A woody perennial plant (deciduous or evergreen) of low
to medium height characterized by multiple stems and branches
continuous from its base and having a height of not less than 2 feet
and normally maturing to a height of not more than 5 feet.
e. Ground cover: Plants, other than turf grass, normally reaching an
average maximum height of not more than 18 inches at maturity.
2. Required Landscape Elements. Figure 11 illustrates
the location of required landscape areas.
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3. Building Foundation Area.
a. All buildings are required to maintain a building foundation area
along primary and secondary façades with a minimum depth of 5
feet. No building foundation area landscape shall be required on any
secondary façade of a building designated as a service area. However,
the use of landscape elements such as planters is encouraged to
minimize the visual impact of any “back-of-house” type activities.
b. Building foundation plantings shall be designed to supplement and
complement other required landscape elements, to frame important
views, and visually soften long expanses of wall. Building foundation
planting shall respond to the windows and materials of the building.
c. Foundation plantings shall be installed across a minimum of 50 percent
of the length of the primary façade and a minimum of 60 percent of
the length of the secondary façade, except where walkways, entrances,
outdoor patios or other similar amenity spaces are located.
4. Parking Lot Interior Area.
a. All parking lots shall include landscaping and trees located within the parking
area as required by this Section. Landscape elements required by this Section
shall be in addition to landscape elements required under other sections of the
Design Guidelines. It is the objective of this Section to provide shade within
parking areas, break up large expanses of parking lot pavement, provide a safe
pedestrian environment, and assist in the absorption of stormwater runoff.
b. 1 parking lot island shall be provided between every 20 parking
spaces. Parking lot island locations may be varied based on
the specific site requirements or design scheme.
c. Double rows of parking shall provide parking lot islands
that are the same dimension as the double row.
d. A minimum of 1 canopy tree shall be provided for every parking lot island. If the
island extends the width of a double row, then 2 canopy trees shall be provided.
e. The use of ornamental trees, evergreen trees, shrubs, and other plant
materials are encouraged to supplement the canopy tree plantings but
shall not create visibility concerns for automobiles and pedestrians.
f. Parking lot islands shall be at least 144 square feet in area and at least 6 inches
above the surface of the parking lot and protected with concrete curbing,
except where designed specifically for the absorption of stormwater.
g. Parking lot islands shall be properly drained and irrigated as
appropriate to the site conditions to ensure survivability.
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5. Parking Lot Perimeter Area.
a. Parking lot design shall provide for perimeter landscape areas around the
perimeter of each phase of The Boulevard. Perimeter landscape areas shall
not be required internal to a phase or between individual lots in each phase.
b. Perimeter landscaping shall be a minimum depth of 7 feet as
measured from the back of curb, to accommodate vehicle bumper
overhang and ensure planting areas that are adequate in size.
c. The landscape treatment shall run the full length of the parking lot and shall
be located between the property line and the edge of the parking lot. All
perimeter parking lot areas shall be protected with raised concrete curbs.
d. Perimeter parking lot landscaping shall consist of a minimum
of 2 evergreen or ornamental trees, 1 canopy tree, 20 shrubs,
and 40 ground cover plantings, every 100 lineal feet.
6. Tree Preservation. The preservation of significant and high quality trees
was considered during site plan design. In lieu of tree preservation
not possible through site planning, the natural areas surrounding
Mink Creek and Lilly Creek will be enhanced and restored.
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Screening
1. Trash and Recycling Receptacles
a. Trash and recycling receptacles shall be screened using the same materials and
elevations as used on the main structure, on 3 sides to a height that screens the
containers, having a minimum height of 6 feet, and a maximum height of 8 feet.
b. The use of materials that are not the same as the materials and elevations
of the main structure shall not be used to meet this requirement.
c. Enclosure openings directly visible from a public right-of-way shall have a solid
material gate. For larger enclosure areas, a separate gate access is encouraged.
d. Enclosures shall be of an adequate size to accommodate expected
containers. It is encouraged to design the enclosure area to be
expandable to accommodate future additional containers.
e. Trash enclosures shall not be located within a required street front or
street side setbacks or occupy area used for required parking spaces.
2. Ground Mounted Mechanical Units
a. All ground-mounted mechanical units, including but not limited to
air-conditioning condensers, heat pumps, ventilation units, computer
cooling equipment, etc., and any related utility structures and equipment,
that are visible from any public space in The Boulevard Planned
Development shall be screened from public view. The screening may
consist of fencing, landscaping or some combination thereof. The
screening shall be designed and established so that the area or element
being screened is no more than 20 percent visible through the screen.
3. Roof Mounted Mechanical Units
a. All roof-mounted mechanical units shall be screened from any public space
in The Boulevard Planned Development using an opaque screening material
compatible with the architecture of the building or architecturally designed
screening such as a parapet wall. The screening of the roof-mounted
units shall be designed to blend with the building and roof materials.
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U.S.
R
o
u
t
e
3
0 Mink C reek
V illa ge B oulevardPrimary Facade
Secondary Facade
Tertiary Facade
Figure 16
BUILDING LAYOUT AND DIMENSIONAL STANDARDS
Building Façades
1. Primary Façade. The primary façade of the building shall include that
façade(s) which contains the primary entrance to the building.
2. Secondary Façade. The secondary façade of the building shall
include a façade(s) which is not a primary façade, and fronts
Village Boulevard, or any parking area, parking circulation drive, or
secondary façade of any other building theretofore constructed.
3. Tertiary Façade. The tertiary façade of the building shall include that
façade(s) which is not a primary or secondary façade and fronts the
tertiary façade of any other building theretofore constructed.
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Building Height
The following building heights shall be considered maximums in the applicable phase as
indicated in Table 05. Building height shall be measured from the front finished grade to
the top of the parapet or eave line of a pitched roof.
BUILDING DESIGN STANDARDS
These standards are established to ensure that buildings within The Boulevard are unique
yet consistent parts of the overall planned development. Building designs should provide
sufficient articulation to create human-scaled architecture, create a sense of place within
each development phase, and complement the design of The Boulevard as a whole. In
the case that more than 1 façade designation may be attributed to a single façade, the
more stringent requirements shall apply. The following standards shall apply to anchor
and outlot buildings.
1. Roofs. Roofs shall provide a skyline to add interest in both height and plane changes.
Roof slopes and materials shall be consistent with the shopping center standard.
2. Vista Terminations. When buildings are situated such that the centerline of a
street or open space intersects with said building, the building façade shall be
located and designed as a vista termination to visually attract a viewer’s attention
at the end of a visual axis and designed to terminate a view with an architectural
feature such as a tower, corner tower, symmetrical façade centered on a visual
axis, an architecturally embellished entrance, or similar architectural devices.
3. Entrances. Whenever possible, entrances shall be co-located with vista terminations.
All entrances shall be visually defined to emphasize a sense of arrival and place.
4. Service Areas. Whenever possible, service areas shall be located on tertiary
facades. When a building does not have a tertiary façade, as identified in Figure
17, service areas shall be located on a secondary façade. Service areas located
on a secondary façade shall be integrated into the design of the building to
minimize visual impact through architectural features and landscape elements.
Table 05: Building Height
Development Phase Building Height Maximum Building Height Minimum Stories
Phase 2 20 feet 18 feet 1
Phase 3 40 feet 18 feet 2
Phase 4 60 feet 18 feet 5
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Primary Façade Design
The primary façade of all buildings should be designed in a manner which fosters a
pedestrian environment. Primary façades shall be consistent with the overall shopping
center design and create unique and interesting elevations. Primary façades shall be
designed to reduce mass and create an interesting visual rhythm and skyline. Primary
façades should feature varying material color, texture, and vertical and horizontal plane
change through the use of features such as bulkheads, piers, cornices, window hoods, etc.
1. Building Materials. Building materials of primary façades shall be masonry,
stone veneer systems, stucco or precast panels with stamped or inlaid brick
texture on the first level. EIFS acrylic finishes or quik-brik concrete masonry
units may be utilized above the first level. However, in no instance shall
the finish of the EIFS acrylic finishes or quik-brik concrete masonry units
utilized mimic or match the texture of the masonry, stone veneer systems,
stucco, or precast panels with stamped or inlaid brick texture utilized. A
maximum of 3 building materials may be used on a primary façade.
a. Balance of Building Materials. When 2 or more building materials are used on
a façade, the material used on the first level should be visually heavier than the
material used above the first level to give a sense of support and grounding.
For example, masonry on the first level and EIFS acrylic stucco above.
b. Colors. The use of garish, high-intensity, metallic, fluorescent,
day glow, or neon colors is prohibited. A list of recommended
building materials is included in Exhibit 01.
c. Additional Detail. Additional detail such as inlaid tile, soldier courses,
trim, planters, and decorative lighting are encouraged.
2. Windows. Windows shall be of clear glass or with a low-emissivity coating. No
mirrored or tinted glass shall be permitted. Window size should respect the
pedestrian scale and be aligned to follow the grade of the sidewalk. The following
requirements shall be applicable to the land use categories as indicated:
a. Retail Uses.
i. Windows should comprise a minimum of 70 percent of the
first level of the primary façade of any retail use.
ii. The developer should avoid horizontal banding on windows and limit
mullions to reduce visual barriers between consumers and merchandise.
iii. Any windows in the doorway of a retail use shall not count
towards satisfying the minimum window requirement.
b. Eating/Drinking Uses.
i. Windows should comprise a minimum of 70 percent of the first
level of the primary façade of any eating/drinking use.
ii. Any windows in the doorway of a eating/drinking use shall not
count towards satisfying the minimum window requirement.
iii. The developer is encouraged to install sliding, French, or folding
doors and windows to create an indoor/outdoor environment.
c. Entertainment Uses.
i. Windows should comprise a minimum of 30 percent of the first
level of the primary façade of any entertainment use.
ii. Windows in doorways shall count towards
satisfying the minimum requirement.
d. Service Uses.
i. Windows should comprise a minimum of 50 percent of the
first level of the primary façade of any service use.
ii. Windows in doorways shall count towards
satisfying the minimum requirement.
iii. Windows should be evenly spaced and the same size.
e. Temporary and Permanent Dwelling Uses.
i. Windows shall have a vertical proportion.
ii. Windows shall be regularly spaced and the same
size, except for accent windows.
3. Façade Articulation. In order to provide for primary façade articulation,
primary façades shall step back a maximum of 2 feet and shall step
forward a maximum of 1 foot from the build-to-line for a minimum of
40 percent and maximum of 70 percent of the primary façade.
21Planned Development Design Guidelines
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Secondary Façade Design
The secondary façade of all buildings should be designed in a manner which fosters a
pedestrian environment. Secondary façades shall be consistent with the overall shopping
center design and create unique and interesting elevations. Secondary façades shall be
designed to reduce mass and create an interesting visual rhythm and skyline. Secondary
façades should feature varying material color, texture, and façade articulation which
complements the primary façade and activates the public realm.
1. Building Materials. 60 percent of building materials of the seconday façade
shall be masonry, stone veneer systems, stucco, or precast panels with stamped
or inlaid brick texture. The remaining 40 percent of building materials of the
secondary façade may incorporate EIFS acrylic finishes or quik-brik concrete
masonry units. In no instance shall the finish of the EIFS acrylic finishes or
quik-brik concrete masonry units utilized mimic or match the texture of the
masonry, stone veneer systems, stucco, or precast panels with stamped or
inlaid brick texture utilized. The type and design of materials utilized on the
secondary façade shall complement those utilized on the primary façade.
2. Windows. Windows shall not be required but are encouraged on the secondary
façade. If windows are installed, no mirrored or tinted glass shall be permitted,
and window size and placement shall be complementary to the primary façade.
3. Façade Articulation. In order to provide for secondary façade articulation,
secondary façades shall step back a maximum of 2 feet and shall step forward
a maximum of 1 foot from the build-to-line for a minimum of 30 percent and
maximum of 70 percent of the secondary façade. Articulation of the secondary
façade shall be complimentary to the articulation of the primary façade.
Tertiary Façade Design
The tertiary façade of all buildings should be designed in a manner which complements
the primary and secondary façades and is consistent with the overall shopping center
design.
1. Building Materials. Building materials of tertiary façades may consist wholly of
precast panels with stamped or inlaid brick texture, EIFS acrylic finishes, or quik-
brik concrete masonry units, however, a combination of non-natural and natural
materials is encouraged. The type and design of materials utilized on the tertiary
façade shall complement those utilized on the primary and secondary façades.
2. Windows. Windows shall not be required but are encouraged on the tertiary façade.
If windows are installed, no mirrored or tinted glass shall be permitted, and window
size and placement shall be complementary to the primary and secondary façades.
3. Open Space Integration. Developers are encouraged to integrate tertiary façades
with required open spaces through the use of murals, side entrances, lighting,
and other features which connect buildings with active or passive open space.
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OPEN SPACE
1. Definition. Open space shall not include landscape or sidewalk
required herein and shall be defined as land or water that is open to
the air and used for active or passive recreation, including;
a. Lawn;
b. Garden;
c. Courtyard;
d. Square;
e. Plaza;
f. Outdoor dining;
g. Park;
h. Linear green;
i. Water features;
2. Location. Open spaces should be provided in areas which are easily accessed
and viewed by pedestrians. The nature of activities for which open space is
programmed should have an active relationship with surrounding buildings.
3. Amenities. Developers are encouraged to activate open spaces to include
the creative and flexible use of outdoor furniture, recreational amenities,
and/or landscaping. All amenities in open spaces should complement the
aesthetics of the building. Open spaces not otherwise activated should
be furnished with benches and trash cans, as detailed in Exhibit 01.
4. Outdoor Dining. When outdoor dining areas are immediately
adjacent to parking areas or parking circulation areas, there shall be
physical barrier to separate them, as detailed in Exhibit 01.
DEFINITIONS
Except where specifically defined herein, all words used carry their customary meanings.
For terms not defined herein but defined in the Code of Ordinances of Plainfield or Joliet,
the definitions in those ordinances shall apply. In the event that a definition in the Design
Guidelines conflicts with a definition in the Code of Ordinances of Plainfield or Joliet, the
definitions in the Design Guidelines shall control.
Term Definition
Appropriate Designee
shall mean the Village of Plainfield Director of Planning or the City of Joliet Director of Community Development depending on the location of the proposed site development.
On-Site Traffic Directional Sign shall mean a sign which assists in the movement of vehicular traffic on a property for the purpose of the safety of both pedestrian and vehicular traffic.
Planned Site Development shall mean the development of any phase or any portion of a phase of The Boulevard Planned Development.
Primary Façade shall mean the façade(s) which contains the primary entrance to the building.
Secondary Façade
shall mean the façade(s) which is not a primary façade, and fronts Village Boulevard, or any parking area, parking circulation drive, or secondary façade of any other building theretofore constructed.
Service Area Shall mean the area that provides for loading, refuse, utilities or other similar “back-of-house” type activities.
Site
shall mean the building and corresponding parking, landscaping, and open space of any development within any phase of The Boulevard Planned Development.
Tertiary Façade shall mean the façade(s) which is not a primary or secondary façade and fronts the tertiary façade of any other building theretofore constructed.
23Planned Development Design Guidelines
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Exhibit 01
EIFS Swatches
Building Materials
Brick: Buff
Simulated Stone Veneer Metal Roof Concrete Tile Roof
Brick: Brown Brick: Red Cast Stone
24 Planned Development Design Guidelines
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Outdoor Dining Example Brick & EIFS Examples
Victor Stanley Bench
Bronze
Victor Stanley Trash Receptacle
McGraw-Edison LED Talon
Parking Lot Light
Candela Pendant Large
Pedestrian Light
Example On-Site Traffic
Directional Sign
25Planned Development Design Guidelines
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THE BOULEVARDDRAFT