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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;