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Boulevard Multi-Tenant Staff Report for Plan CommissionTO: FROM: DATE: SUBJECT: CASE NUMBER: REQUEST: LOCATION: APPLICANTS: CURRENT ZONING: COMP. PLAN: I i I I. ui....iii . _ VILLAGE OF PLAINFIELD PLAN COMMISSION JAKE MELROSE, AICP, E.D. MANAGER OCTOBER 20, 2020 Michael P. Collins PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Harry Benton Margie Bonuchi Kevin M. Calkins Patricia T. Kalkanis Cally Larson Brian Wojowski BOULEVARD PLACE MULTI -TENANT BUILDING 1902-101420.SPR Site Plan Review Lot 8 of The Boulevard Unit 1 55/30 Acquisitions, LLC B3 Highway Business District (PUD) General Commercial DISCUSSION The petitioner, 55/30 Acquisitions, LLC — the Boulevard Place developer, is proposing to construct a 6,000 square foot multi -tenant building (MTB) with a drive-thru located in the Boulevard Place development at the NWC of Interstate 55 and U.S. Route 30 and is seeking site plan approval. In August of 2019, the Village approved a special use permit for a planned unit development for the Boulevard Place while reviewing a master concept plan of the project. The proposed uses of retail/restaurant and a drive-thru are permitted in the B3 Highway Business District and the approved planned unit development for the subject property. Existing Conditions/Site Context The existing subject area is located on the west side of the Boulevard Place roadway centered in the project just south of the main intersection to Costco Wholesale. The proposed MTB project will be completely surrounded by additional Boulevard Place development; however, below are the adjacent land uses of the Boulevard Place commercial development: North: Vacant/undeveloped (B-1) East: Railroad ROW South: B3 Highway Business District/County Commercial (gas station and new car wash) West: Prairie (Will County A-1) SITE PLAN ANALYSIS The Boulevard Place master concept plan was reviewed as part of the PUD entitlement process as a guide to future development of the proposed project. As staff indicated during this review, this master concept plan was to be a fluid document to allow the project to be developed efficiently and without entitlement delays as the market demanded so long as it met the intent and overall character of the master concept plan. 24401 W. Lockport Street Plainfield, IL 60544 Phone (815) 436-7093 Fax (815) 436-1950 Web www.plainfield-iLorg REPORT TO THE PLAN COMMISSION Page #2 of 3 CASE #1902-101420.SPR 10/I6/2020 BOULEVARD PLACE MTB SITE PLAN The proposed 6,000 SF multi -tenant building (MTB) is located on the westside of the Boulevard Place roadway and just south of the main intersection of the project in Phase 3 of the project. The master concept plan illustrates one 11,500 SF building located directly adjacent to that main intersection. As shown on the proposed site plan, a conceptual layout of a future 3,500 square foot restaurant is still shown in this location. Staff believes that although the one stand-alone proposed building is now two buildings; the proposed development is still consistent with the original master concept plan providing for a potential 9,000 — 10,000 SF of retail/restaurant space along this area's frontage and the proposed development does not constitute a major change to the planned unit development. Vehicular Access/Parking The proposed site plan illustrates the 6,000 SF building fronting the Boulevard Place roadway to the east and an access drive to the south of the building. The site plan proposes two forms of access to Phase 3 from the Boulevard roadway with the access drive to the south and an access drive to the north. Internal access points to the site will be from the drive that will front the future junior box retail center of Phase 3 and eventually the proposed parking will be integrated into the overall parking plan of Phase 3 and will be shared with the adjacent retail center. The parking stall count of 36 and drive thru stacking requirements of the B3 Highway Business District (retail 1:300, restaurant 1:100) and the Boulevard PUD conform as a standalone project. Engineering / Storinwater Management Current Village policy does not require final engineering at the time of site plan review; however, the stormwater of the project has been designed and constructed but the proposed project will still require final engineering review and the approval of the project is contingent on this review. Zoning Ordinance Compliance Staff notes that the proposed site plan complies with the zoning ordinance as it relates to bulk and density regulations, as well as the PUD requirements set forth. Elevations / Facade / Architecture The applicant has provided architectural elevations illustrating high -quality materials utilized on each facade blending masonry, cementitious siding, and reclaimed barnwood with a pitched roof design. Each elevation has some form of horizontal or vertical articulation. Per the PUD, the drive-thru, rear, and right elevations would be considered the secondary facades of the building and the front elevations would be considered the primary facades. All the proposed building materials conform to the PUD requirements for both the primary and secondary facades. Landscaping The applicant submitted a landscape plan as part of the site plan review application that conforms to the Village code and the PUD requirements. Staff noted in the initial review that the placement of the drive-thru fronting the Boulevard Place roadway would require a dense landscaping treatment to buffer that appearance. The applicant has provided a heavy landscaped REPORT TO THE PLAN COMMISSION Page #3 of 3 CASE #1902-101420.SPR 10/16/2020 BOULEVARD PLACE MTB SITE PLAN area with over 70 plantings in this area that wraps around the drive-thru lane(s) to the north. Staff is working with the applicant on potentially providing more evergreen plantings in this area in addition to the three spruce trees for more seasonal screening. Another dense landscaping area has also been provided on the southern access drive with 30 trees proposed to be planted on the site. Vision triangles and appropriate sight lines have been left open particular at the drive-thru exit and the southern access drive corner. Lighting / Photometrics The applicant has submitted a photometric plan. This plan is atypical in its review as the light spill component of the code is difficult to apply given the central location of the proposed project within the development. Staff's initial review finds the photometrics to be acceptable with diminishing light in appropriate areas. The proposed mounting height of the parking lot light fixtures cannot exceed 20 feet per the PUD and cut sheets will be provided. Trash Enclosure A trash enclosure is identified on the plan however an elevation has not been provided currently. The PUD does require the enclosure to be of similar, high -quality building materials as the principal structure. Staff has asked to have a dumpster enclosure elevation and will confirm the conformance to the PUD. CON CLUSION/RECOMMENDATION The site plan proposal to develop a multi -tenant building in the Boulevard Place is consistent with the Village Comprehensive Plan, the approved Boulevard Planned Unit Development and master concept plan, and prior to any comments staff recommends approval of the proposed site plan. Should the Plan Commission concur, the following motion is offered for your consideration: SITE PLAN MOTION 1 move we recommend approval of the proposed site plan review for the Boulevard Place Multi -Tenant Building, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District;