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Boulevard_Place_Summry__Staff_Report__and_Graphics REPORT SUMMARY BOULEVARD MULTI-TENANT BUILDING SITE PLAN REVIEW CASE NUMBER: 1902-101420.SPR SUMMARY 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. ISSUES  Plan Commission unanimously recommended approval of the proposed project.  Plan Commission liked the design of the building and stated it was setting the bar for the remainder of the project. Staff agreed and stated it was up to Village staff and the Village as a whole to continue to work with the development team and future users to continue this high level of appeal throughout the development.  The Plan Commission asked what the future plan will look like with the junior/medium box retail center to the west of this proposed plan. The applicant indicated that this area is still in some flux as junior or mid-box retailers are few and far between so the size and shape of this is still to be determined. RECOMMENDATION Staff and the Plan Commission have reviewed the site plan and recommend approval. Should the Village Board of Trustees concur, the following motion is offered for your consideration: SITE PLAN REVIEW MOTION I move we approve 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; Prepared by _______________________________ October 28, 2020 Jake Melrose, AICP, Economic Development Manager REPORT TO THE PLAN COMMISSION Page #1 of 3 CASE #1902-101420.SPR 10/29/2020 BOULEVARD PLACE MTB SITE PLAN TO: PRESIDENT COLLINS & BOARD OF TRUSTEES FROM: JAKE MELROSE, AICP, E.D. MANAGER DATE: OCTOBER 28, 2020 SUBJECT: BOULEVARD PLACE MULTI-TENANT BUILDING CASE NUMBER: 1902-101420.SPR REQUEST: Site Plan Review LOCATION: Lot 8 of The Boulevard Unit 1 APPLICANTS: 55/30 Acquisitions, LLC CURRENT ZONING: B3 Highway Business District (PUD) COMP. PLAN: 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 REPORT TO THE PLAN COMMISSION Page #2 of 3 CASE #1902-101420.SPR 10/29/2020 BOULEVARD PLACE MTB SITE PLAN efficiently and without entitlement delays as the market demanded so long as it met the intent and overall character of the master concept 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 / Stormwater 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 / Façade / Architecture The applicant has provided architectural elevations illustrating high-quality materials utilized on each façade 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 area with over 70 plantings in this area that wraps around the drive-thru lane(s) to the north. The REPORT TO THE PLAN COMMISSION Page #3 of 3 CASE #1902-101420.SPR 10/29/2020 BOULEVARD PLACE MTB SITE PLAN applicant will ensure 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. CONCLUSION/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 and the Plan Commission recommend approval of the proposed site plan. Should the Board of Trustees concur, the following motion is offered for your consideration: SITE PLAN MOTION I move we approve 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; 4 9 5 9 9 5 6 7 8 1 0 9 9 9 1 3 1 3 1 0 8 1 0 9 9 1 4 4 8 1 0 5 6 1 1 7 1 0 1 0 7 8 88 7 7 7 7 rtmengineering consultantsrtmengineering consultants650 E. Algonquin RoadSuite 250Schaumburg, IL 60173Telephone: (847) 756 - 4180www.rtmec.comDesign Firm: 184006777-0002PARKING SUMMARY SEED SEED SEED SEED SEED B & B (1) ACE STA 1 gal (34) HEM WIN 3 gal (3) FOT GAR 1 gal (41) HEM WIN B & B (2) GLE SKY 1 gal (50) CAL KAR B & B (2) GLE SKY 1 gal (35) HEM WIN 3 gal (3) FOT GAR 1 gal (42) HEM WIN B & B (1) GLE SKY 3 gal (19) RIB AL2 1 gal (10) HEM ORO 3 gal (3) BUX CHI 3 gal (6) SPI WAT 1 gal (8) PEN HAM 1 gal (6) PEN HAM 6` Ht. (1) PIC BUR 1 gal CAL KAR (48) 3 gal (7) SPI LIT 4"pot (43) VIN DAR B & B (1) SYR RET B & B (1) TIL RED B & B (9) JUN HOR 1 gal (12) ACH MOO 6` Ht. (3) PIC BUR 3 gal (11) ROS DO3 1 gal RUD HIR (18) 3 gal VIB AUT (1) B & B TIL RED (1) 3 gal SPI LIT (19) 3 gal (8) SYR MIS 3 gal HYD L58 (5) 1 gal (17) PEN HAM 3 gal (5) ROS DO3 1 gal (14) HEM WIN 3 gal (5) SPI WAT 3 gal (7) SYR MIS SEED flat (117) LIR BIG B & B (1) ACE STA 1 gal HEM ORO (15) 3 gal ROS DO3 (5) 3 gal RIB AL2 (12) B & B JUN HOR (11) B & B (1) SYR RET 1 gal HEM WIN (27) 3 gal CLE HUM (9) 6` Ht. (3) PIC BUR 1 gal (25) PAN SH3 3 gal HYD LIM (9) 3 gal SPI LIT (7) B & B ACE STA (1) 3 gal SPI WAT (15) B & B (10) THU SM2 3 gal SPI LIT (7) B & B SYR RET (1) 9 9 5 6 7 1 0 9 9 OUTLOT 10 1 3 1 3 1 0 1 4 1 0 1 0 TREES CODE BOTANICAL NAME COMMON NAME CONT SIZE QTY REMARKS ACE STA Acer miyabei `State Street`Miyabei Maple B & B 3"Cal 3 GLE SKY Gleditsia triacanthos `Skyline`Skyline Honey Locust B & B 3"Cal 5 PIC BUR Picea omorika `Bruns`Bruns Spruce B&B 6` Ht.7 SYR RET Syringa reticulata Japanese Tree Lilac B & B 2.5"Cal 3 THU SM2 Thuja occidentalis `Smaragd`Emerald Green Arborvitae B&B 6` Ht.10 TIL RED Tilia americana `Redmond`Redmond American Linden B & B 3"Cal 2 SHRUBS CODE BOTANICAL NAME COMMON NAME CONT SIZE QTY REMARKS BUX CHI Buxus x `Chicagoland Green` TM Glencoe Boxwood 3 gal 3 CLE HUM Clethra alnifolia `Hummingbird`Summersweet 3 gal 18" H.9 FOT GAR Fothergilla gardenii Dwarf Fothergilla 3 gal 6 HYD LIM Hydrangea paniculata `Limelight` TM Limelight Hydrangea 3 gal 9 HYD L58 Hydrangea paniculata `Little Lime`Little Lime Hydrangea 3 gal 5 JUN HOR Juniperus horizontalis `Blue Chip`Blue Chip Juniper B & B 18" H.20 RHU GRO Rhus aromatica `Gro-Low`Gro-Low Fragrant Sumac 3 gal 36"H.21 RIB AL2 Ribes alpinum `Green Mound`Green Mound Alpine Currant 3 gal 30" H.31 ROS DO3 Rosa x `Double Knockout`Rose 3 gal 30" H.21 SPI WAT Spiraea japonica `Anthony Waterer`Anthony Waterer Spirea 3 gal 18" H.26 SPI LIT Spiraea x bumalda `Little Princess`Little Princess Spirea 3 gal 18" H.40 SYR MIS Syringa patula `Miss Kim`Miss Kim Lilac 3 gal 36"H.15 VIB AUT Viburnum dentatum `Autumn Jazz`Southern Arrowwood 3 gal 1 GROUND COVERS CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY REMARKS ACH MOO Achillea x `Moonshine`Moonshine Yarrow 1 gal 24" o.c.12 CAL KAR Calamagrostis x acutiflora `Karl Foerster`Feather Reed Grass 1 gal 24" o.c.98 HEM WIN Hemerocallis x `Little Wine Cup`Little Wine Cup Daylily 1 gal 18" o.c.193 HEM ORO Hemerocallis x `Stella de Oro`Stella de Oro Daylily 1 gal 24" o.c.25 LIR BIG Liriope muscari `Big Blue`Big Blue Lilyturf flat 12" o.c.117 PAN SH3 Panicum virgatum `Shenandoah`Switch Grass 1 gal 18" o.c.25 PEN HAM Pennisetum alopecuroides `Hameln`Hameln Dwarf Fountain Grass 1 gal 24" o.c.31 RUD HIR Rudbeckia hirta Black-eyed Susan 1 gal 18" o.c.18 VIN DAR Vinca minor `Dart`s Blue`Dart`s Blue Periwinkle 4"pot 12" o.c.43 SEED Bluegrass, Fescue Rye Mix with Erosion Control Blanket 8,500 SF PLANT SCHEDULE LP-100 LANDSCAPE PLAN TS 20-121 10/5/2020 20 0 SCALE: 1" = 20' 20 40 60 NORTH DATECOMMENTREV. SEAL: DATE: JOB NO.: DRAWN BY: CHECKED BY: DRAWING TITLE: SHEET NO.: © DESIGN PERSPECTIVES INC. ALL RIGHTS RESERVED THE BOULEVARD OUTLOT 10 PLAINFIELD, IL 1167 Hobson Mill Drive Naperville, Illinois 60540 Telephone: (630) 606-0776 www.design-perspectives.net TSSTA TE O F I L L IN O ISREGISTERED L A N D S C A P E A RCHITECTPARKWAY & BOULEVARD LANDSCAPE PLANTINGS BY OTHERS PROJECT LIMITS PROPERTY LINE PLAINFIELD JOLIET BOUNDARY LP-500 LANDSCAPE DETAILS DATECOMMENTREV. SEAL: DATE: JOB NO.: DRAWN BY: CHECKED BY: DRAWING TITLE: SHEET NO.: © DESIGN PERSPECTIVES INC. ALL RIGHTS RESERVED THE BOULEVARD OUTLOT 10 PLAINFIELD, IL 1167 Hobson Mill Drive Naperville, Illinois 60540 Telephone: (630) 606-0776 www.design-perspectives.net TS 20-121 10/5/2020 TSSTA TE O F I L L IN O ISREGISTERED L A N D S C A P E A RCHITECT LP-501 LANDSCAPE SPECIFICATIONS DATECOMMENTREV. SEAL: DATE: JOB NO.: DRAWN BY: CHECKED BY: DRAWING TITLE: SHEET NO.: © DESIGN PERSPECTIVES INC. ALL RIGHTS RESERVED THE BOULEVARD OUTLOT 10 PLAINFIELD, IL 1167 Hobson Mill Drive Naperville, Illinois 60540 Telephone: (630) 606-0776 www.design-perspectives.net TS 20-121 10/5/2020 TSSTA TE O F I L L IN O ISREGISTERED L A N D S C A P E A RCHITECT 0.5 0.6 0.5 0.6 0.7 0.8 0.8 0.7 0.7 0.8 0.9 0.9 1.0 0.9 0.8 1.0 0.9 0.9 1.0 1.1 1.1 1.2 1.1 1.0 0.9 0.8 1.1 1.2 1.2 1.2 1.2 1.3 1.4 1.5 1.4 1.4 1.2 1.1 1.0 0.9 1.1 1.2 1.4 1.5 1.6 1.6 1.7 1.7 1.8 1.8 1.7 1.6 1.5 1.4 1.3 1.2 1.2 1.1 1.1 1.3 1.4 1.5 1.7 1.9 2.1 2.2 2.2 2.3 2.3 2.3 2.1 1.9 1.8 1.8 1.7 1.6 1.5 1.4 1.4 1.0 1.1 1.3 1.7 1.9 1.9 2.1 2.4 2.8 2.9 2.7 2.7 2.9 2.8 2.3 2.2 2.2 2.3 2.3 2.0 1.8 1.8 1.6 1.5 1.1 1.2 1.2 1.3 1.6 2.0 2.4 2.5 2.5 2.7 3.3 3.1 2.7 2.7 3.0 3.2 2.8 2.5 2.7 2.8 2.7 2.4 2.2 2.1 2.0 1.8 1.5 1.1 1.2 1.3 1.4 1.5 1.6 1.8 2.2 2.7 2.8 2.8 3.0 2.9 2.4 2.2 2.3 2.5 2.9 3.9 3.6 3.1 3.1 2.9 2.8 2.7 2.5 2.3 2.0 1.7 1.4 1.1 1.2 1.4 1.5 1.7 1.8 2.0 2.3 2.7 3.1 3.2 2.7 1.8 1.6 1.8 2.0 2.2 2.4 3.5 5.5 4.1 3.2 3.2 3.3 3.2 2.9 2.6 2.3 1.9 1.6 1.3 1.0 1.2 1.4 1.6 1.8 2.1 2.2 2.4 2.7 3.1 2.1 1.5 1.3 1.4 1.6 1.8 2.1 2.6 3.0 3.7 4.6 4.0 3.8 3.9 3.7 3.3 2.9 2.5 2.1 1.8 1.4 1.1 0.9 1.2 1.4 1.6 1.9 2.2 2.5 2.4 2.0 1.5 1.1 1.1 1.2 1.2 1.4 1.7 2.1 2.7 3.0 3.1 3.5 4.4 4.9 4.7 4.3 3.6 3.1 2.8 2.5 2.2 1.6 1.2 1.0 0.8 1.3 1.6 1.7 1.9 1.9 1.4 0.9 0.8 0.9 0.9 1.0 1.1 1.2 1.5 2.1 2.5 2.7 3.0 3.4 4.2 5.0 5.2 4.6 3.6 3.1 3.0 2.9 2.3 1.7 1.4 1.1 1.0 0.9 1.4 1.4 1.3 1.0 0.6 0.6 0.6 0.7 0.8 0.8 0.9 1.1 1.4 1.8 2.1 2.4 2.9 3.3 3.9 4.4 4.5 4.4 4.2 3.5 3.2 2.9 2.3 1.9 1.5 1.3 1.1 1.3 1.3 1.0 0.6 0.5 0.5 0.5 0.6 0.6 0.7 0.8 1.0 1.2 1.5 1.8 2.2 2.6 3.0 3.4 3.6 3.5 3.3 4.3 5.2 3.5 2.8 2.3 2.0 1.7 1.5 1.2 1.5 1.2 0.7 0.5 0.5 0.5 0.5 0.5 0.5 0.6 1.3 1.7 2.1 2.4 2.7 2.9 3.1 3.0 3.1 3.3 3.7 4.6 3.2 2.4 2.2 1.9 1.5 1.7 1.1 0.7 0.5 0.5 0.4 0.4 0.4 1.5 1.9 2.1 2.3 2.4 2.5 2.6 3.0 3.1 3.0 3.2 3.4 3.0 2.6 2.0 2.0 1.7 0.6 0.6 0.4 0.4 0.3 1.8 1.9 2.0 2.1 2.6 2.9 2.8 2.6 2.4 2.8 3.1 2.6 2.0 1.4 0.7 0.5 0.3 1.5 1.6 1.7 2.3 2.4 2.4 2.3 2.3 2.4 2.5 2.2 1.7 1.0 0.6 0.4 1.2 1.3 2.0 2.0 2.0 2.1 2.1 2.1 2.0 1.6 1.2 0.7 0.4 0.5 1.6 1.7 1.8 1.9 1.9 1.8 1.7 1.2 0.8 0.6 0.5 0.6 1.4 1.6 1.7 1.8 1.8 1.6 0.8 0.7 0.6 0.8 0.9 1.4 1.5 1.7 1.7 1.7 1.6 1.5 0.8 0.7 0.7 0.9 1.0 1.2 1.2 1.4 1.6 1.7 1.8 1.8 1.7 1.6 0.7 0.8 1.0 1.2 1.3 1.5 1.5 2.1 2.0 1.9 1.9 1.9 1.8 1.7 0.7 0.8 1.1 1.4 1.6 1.7 1.8 1.9 2.1 2.5 2.3 2.1 2.0 2.0 2.0 0.7 0.8 1.1 1.4 1.8 2.1 2.1 2.0 2.3 2.5 2.4 2.1 2.2 2.3 2.1 0.8 0.9 1.2 1.6 2.0 2.2 2.2 2.5 2.9 2.6 2.3 2.3 2.2 0.7 0.7 0.8 1.0 1.1 1.1 1.3 1.7 1.0 1.7 1.3 1.2 0.7 0.5 0.4 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.9 0.7 0.4 0.3 0.3 0.3 0.3 0.3 0.3 1.3 1.0 0.5 0.4 0.3 0.3 0.3 0.3 1.5 0.8 0.5 0.4 0.3 0.3 1.8 1.3 0.6 0.4 0.3 1.7 0.9 0.5 0.3 0.5 0.3 Description Avg Max Min PARKING AREA STATISTICS 1.8fc 5.5fc Description Avg Max Min ALL SITE 0.3fc rtmengineering consultants650 E. Algonquin Rd., Ste 250,Schaumburg, IL. 60173 T.847.756.4180 www.rtmassociates.comrtmengineering consultants No. 2020-0103 08.28.2020 PAGE 01 COPYRIGHT 2020 LGI Building NO. 10 Proposed Design THE BOULEVARD PLACE PLAINFIELD ILLINOIS Building NO. 10 Proposed Plan 6,000 SQUARE FEET THE BOULEVARD PLACE No. 2020-0103 08.28.2020 PAGE 02 COPYRIGHT 2020 LGI BRICK COLOR “A” GLEN-GERY CHAR-COAL (K13-3063) (UTILITY) BRICK COLOR “B” GLEN-GERY DUNES GRAY SMOOTH SIOUX CITY BRICK (UTILITY) BRICK COLOR “C” ENDICOTT SMOOOTH MEDIUM IRONSPOT #46 (UTILITY) CERTAINTEED LANDMARK ARCHITECTURAL SHINGLES IN HUNTER GREEN 4/12 PITCH GRAY STANDING SEAM METAL ROOF W/ SNOW JACKS 4/12 PITCH EXAMPLE OF LOUVERED WINDOWS, BLACK OR CLEAR ANODIZED ALUMINUM FRAMES WITH CLEAR LOW-E INSULATED GLASS VERTICAL CEMENTITIOUS SIDING PANELS EXAMPLE OF RE-CLAIMED BARNWOOD VERTICAL SIDING, SEALED 1 2 3 4 5 6 7 1 2 3 7 5 3 5 6 6 4 1 2 7 6 5 TYPICAL ROOF EQUIP-MENT SCREEN TO BE FINALIZED WITH TEN-ANT PLANS TYPICAL ROOF EQUIP-MENT SCREEN TO BE FINALIZED WITH TEN-ANT PLANS Building NO. 10 Proposed Plan + Elevations 6,000 SQUARE FEET THE BOULEVARD PLACE No. 2020-0103 08.28.2020 PAGE 03 COPYRIGHT 2020 LGI Illustrative Site Plan The Boulevard: Plainfield and Joliet, Illinois 48.800 SF Preliminary Plans Prepared by Houseal Lavigne 14,000 SF 6.500 SF 22,500 SF 14,200 SF 26,000 SF 9.500 SF 1.500 SF 10.500 SF 13,500 SF 16.300 SF 000 SF DRAFT 4.000 SF 10.000 SF \4,000 S 22,500 SF 27,000 SF 17,000 SF 152,000 SF 0 75 150 300 North THE BOULEVARD 1