town of plainfield
TOWN OF PLAINFIELD PLAN COMMISSION REPORT DATE:
February 5, 2018
CASE NO.:
PP-17-006 and DP-17-019
PETITIONER:
Lincoln Real Estate Holdings, LLC.
REQUESTED ACTION:
PP-17-006 Creation of one 0.57 acre commercial Lot including waivers to not require a sidewalk on the north (Stout Heritage Parkway) and west (Quaker Boulevard) frontages. DP-17-019 Architectural and site design review for a 3,900 square foot medical office building on a 0.57 acre parcel zoned Office District within a Gateway Corridor including waivers for building materials.
SITE INFORMATION LOCATION:
Southeast corner of the intersection of Quaker Boulevard and Stout Heritage Parkway
LOCATION MAP:
APPLICABLE REGULATIONS:
Plainfield Zoning Ordinance Plainfield Subdivision Control Ordinance Plainfield Comprehensive Plan
PLANNING OVERVIEW Project Description: The applicant is proposing to construct a 3,900 square foot medical office building on the southeast corner of Quaker Boulevard and Stout Heritage Parkway. The parcel is currently vacant. The site has three frontages, Quaker Boulevard, Stout Heritage Parkway, and Clarks Creek Road. A variance (BZA-17-012) was granted on Stout Heritage Parkway to reduce the setback
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to ten (10) feet. The applicant is utilizing the administrative Depth of Yard development incentive on the west frontage (Quaker Boulevard) to reduce the setback. The proper enhanced landscaping has been provided for that request. The Clarks Creek Road frontage retains the setback prescribed by the Plainfield Zoning Ordinance. Land Use / Compatibility: The parcel has similarly zoned (OD-Office District) and developed parcels to the north and south. The parcel to the east is zoned AG-Agricultural and is utilized in that manner. Across Quaker Boulevard is a parcel zoned S-School, but it is largely a wooded area flanking a creek. A medical office should not create incompatibility with the adjacent office and agricultural uses. Development Standards: Plans were reviewed for compliance with the Town of Plainfield Subdivision Control Ordinance, OD—Office District, and Gateway Corridor standards. The development is seeking material waivers for the use of fiber cement lap siding and wood trim accents and their percentages of use as well as the sidewalk requirements on Quaker Boulevard and Stout Heritage Parkway. Site Plan: Building Materials: Due to the Gateway Corridor requirements, the structure must be either all brick with a secondary color of brick being 10% or more, plus 2 or more architectural elements; or, multiple materials with primary material being brick, stone, architectural pre-cast or EIFS, for 50% or more, plus second material for 20% or more, plus multiple colors or architectural elements. Elevation North
West
South
East
Material Horizontal Lap Siding (fiber cement) Stone Veneer Wood Trim, Wood Accents Horizontal Lap Siding (fiber cement) Stone Veneer Wood Trim, Wood Accents Horizontal Lap Siding (fiber cement) Stone Veneer Wood Trim, Wood Accents Horizontal Lap Siding (fiber cement) Stone Veneer Wood Trim, Wood Accents
%* 65% 21% 13% 74% 20% 7% 58% 21% 21% 62% 23% 15%
Compliance A waiver for the use of fiber cement and wood trim accents is required.
Mechanical Equipment: Mechanical equipment is proposed to be placed on the northeast corner of the building. A 3½ tall cedar dog-ear fence is proposed for screening of the mechanical equipment. Trash Enclosure: A brick trash enclosure with a cedar gate is shown on the southeast corner of the property. The plan complies. Landscaping: Level 1 perimeter landscaping is required on the east and south sides. A Level 2 perimeter landscaping is required on the north and west sides. As an alternative landscape plan, the plan complies. Lighting: The photometric plan and the light fixtures comply. Parking: The zoning ordinance requires 20 spaces and 1 ADA compliant spaces. The proposal shows 32 spaces and 2 ADA compliant spaces. The plan complies.
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Pedestrian Circulation: A pedestrian connection is proposed from the southeast corner of the building to a new sidewalk along Clarks Creek Road with a demarcated walk across an interior drive aisle. Signs: The applicant has submitted a sign package. Approval of this development plan neither constitutes nor implies the approval of any signs shown on this plan. All signage shall fall under the provisions of Article 7 of the Zoning Code and require an Improvement Location Permit. The signs as proposed comply. Design Review Committee: This request was reviewed by the DRC at their January 16, 2018 meeting. The committee had comments about building materials and questions about the lighting and dumpster gate. They made the following recommendations: 1. The building shall meet the materials requirement. 2. The materials on the trash enclosure shall match the building. 3. Details shall be provided to staff about the rip rap on the west side of the parcel. 4. More details shall be provided on the lighting. 5. The landscape shall be revised to correct the sign landscaping and address comments that will be provided by Elaine. 6. Recommended that more HVAC detail be provided. EXISTING ZONING AND LAND USE Site: North: South: East: West:
OD—Office District OD—Office District OD—Office District GC—General Commercial S—School
PARCEL SIZE:
COMPREHENSIVE PLAN Site: North: South: East: West:
Local Commercial Local Commercial Local Commercial Parks & Open Space Public/Semi-Public
0.57 acres +/-
Applicable Planning Policies: PUBLIC UTILITIES:
Utilities are in the vicinity of the site that can support the development.
FLOODPLAIN:
None
TRANSPORTATION:
The site has frontages along Quaker Boulevard, Stout Heritage Parkway, and Clarks Creek Road. The site will gain access from Clarks Creek Road and no access will be derived from Quaker Boulevard or Stout Heritage Parkway. A pedestrian connection is proposed from the southeast corner of the building across a drive aisle via a delineated crosswalk to a planned sidewalk along Clarks Creek Road. The applicant is requesting a waiver to the sidewalk requirements along Quaker Boulevard and Stout Heritage Parkway as a part of the Primary Plat.
STAFF COMMENTS, QUESTIONS AND CONCERNS 1. Should this project be approved by the Plan Commission, the applicant must still obtain ILP approval, final engineering, building, fire protection, and utility plan approval prior to the issuance of any permits.
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2. Regarding the primary plat, adequate provisions have been made for drainage, utilities, and access. MOTIONS PP-17-006: I move that the Plan Commission approve / deny / continue PP-17-006 as filed by Lincoln Real Estate Holdings, LLC requesting approval of a Primary Plat to create one 0.57 acre commercial lot finding that: 1.
Adequate provisions have / have not been made for regulation of minimum lot width, minimum lot depth and minimum lot area;
2.
Adequate provisions have / have not been made for the widths, grades, curves and coordination of subdivisions public ways with current and planned public ways; and
3.
Adequate provisions have / have not been made for the extension of water, sewer, and other municipal services,
and subject to a waiver from the Subdivision Control Ordinance Article 3.4.A referring to allow for leniency in requiring a sidewalk along the east side of Quaker Boulevard and the south side of the Stout Heritage Parkway, the Plan Commission finds that:
1. The granting of the waiver will not / will be detrimental to the public safety, health or welfare, or injurious to other property;
2. The conditions upon which the request for a waiver is based are / are not unique to the property for which a waiver is sought and are not applicable generally to other property;
3. Because of the particular physical surroundings, shape or topographical conditions of the specific property involved, a particular hardship to the owner would / would not result, as distinguished from a mere inconvenience, if the strict letter of these regulations are carried out;
4. The waiver will not / will contravene the provisions of the Plainfield Zoning Ordinance or the Comprehensive Plan; and,
5. Where the waiver impacts on the design, construction or maintenance obligations of public facilities, that the appropriate public agency has / has not reviewed and approved the proposed development in writing to the Plan Commission. and that such approval shall be subject to the following conditions: 1. Compliance with the Town Standards, including but not limited to: Plainfield Ordinance 1-96 regarding Floodplain Management; Plainfield Ordinance Nos. 12-2015 and 06-2017 regarding Sewage Works; Plainfield Ordinance No. 17-97 regarding Drainage; Plainfield Ordinance No. 19-97 regarding Municipal Waterworks; and Plainfield Ordinance No. 1897 regarding Access Permits. 2. Compliance with the standards and specifications of the Plainfield Subdivision Control Ordinance. 3. Substantial compliance with the primary plat submitted file dated January 24, 2018. DP-17-019: I move that the Plan Commission approve / deny / continue DP-17-019 as filed by Lincoln Real Estate Holdings, LLC. requesting Architectural and Site Design for a 3,900 square foot medical office building on a 0.57 acre parcel zoned Office District within the Gateway Corridor finding that:
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1. The Development Plan complies / does not comply with all applicable Development Standards of the District in which the site is located. 2. The Development Plan complies / does not comply with all applicable provisions of the Subdivision Control Ordinance for which a waiver has not been granted. 3. The Development Plan complies / does not comply with all applicable provisions for Architectural and Site Design Review for which a waiver has not been granted. 4. The proposed development is / is not appropriate to the site and its surroundings. 5. The proposed development is / is not consistent with the intent and purpose of the Plainfield Zoning Ordinance. And, regarding a waiver for material types, the Plan Commission finds that: 1. The proposed development represents / does not represent an innovative use of building material which will enhance the use or value of area properties; 2. The proposed development is / is not consistent with and compatible with other development located along the Gateway Corridor; and 3. The proposed development is / is not consistent with the intent and purpose of the Plainfield Zoning Ordinance. And that such approval shall be subject to the following conditions: 1. Substantial compliance with the site plan and photometric plan, building elevation, landscape plan and line-of-sight illustration dated January 24, 2018.
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February 5, 2018
CASE NO.:
PP-17-006 and DP-17-019
PETITIONER:
Lincoln Real Estate Holdings, LLC.
REQUESTED ACTION:
PP-17-006 Creation of one 0.57 acre commercial Lot including waivers to not require a sidewalk on the north (Stout Heritage Parkway) and west (Quaker Boulevard) frontages. DP-17-019 Architectural and site design review for a 3,900 square foot medical office building on a 0.57 acre parcel zoned Office District within a Gateway Corridor including waivers for building materials.
SITE INFORMATION LOCATION:
Southeast corner of the intersection of Quaker Boulevard and Stout Heritage Parkway
LOCATION MAP:
APPLICABLE REGULATIONS:
Plainfield Zoning Ordinance Plainfield Subdivision Control Ordinance Plainfield Comprehensive Plan
PLANNING OVERVIEW Project Description: The applicant is proposing to construct a 3,900 square foot medical office building on the southeast corner of Quaker Boulevard and Stout Heritage Parkway. The parcel is currently vacant. The site has three frontages, Quaker Boulevard, Stout Heritage Parkway, and Clarks Creek Road. A variance (BZA-17-012) was granted on Stout Heritage Parkway to reduce the setback
1 of 5
to ten (10) feet. The applicant is utilizing the administrative Depth of Yard development incentive on the west frontage (Quaker Boulevard) to reduce the setback. The proper enhanced landscaping has been provided for that request. The Clarks Creek Road frontage retains the setback prescribed by the Plainfield Zoning Ordinance. Land Use / Compatibility: The parcel has similarly zoned (OD-Office District) and developed parcels to the north and south. The parcel to the east is zoned AG-Agricultural and is utilized in that manner. Across Quaker Boulevard is a parcel zoned S-School, but it is largely a wooded area flanking a creek. A medical office should not create incompatibility with the adjacent office and agricultural uses. Development Standards: Plans were reviewed for compliance with the Town of Plainfield Subdivision Control Ordinance, OD—Office District, and Gateway Corridor standards. The development is seeking material waivers for the use of fiber cement lap siding and wood trim accents and their percentages of use as well as the sidewalk requirements on Quaker Boulevard and Stout Heritage Parkway. Site Plan: Building Materials: Due to the Gateway Corridor requirements, the structure must be either all brick with a secondary color of brick being 10% or more, plus 2 or more architectural elements; or, multiple materials with primary material being brick, stone, architectural pre-cast or EIFS, for 50% or more, plus second material for 20% or more, plus multiple colors or architectural elements. Elevation North
West
South
East
Material Horizontal Lap Siding (fiber cement) Stone Veneer Wood Trim, Wood Accents Horizontal Lap Siding (fiber cement) Stone Veneer Wood Trim, Wood Accents Horizontal Lap Siding (fiber cement) Stone Veneer Wood Trim, Wood Accents Horizontal Lap Siding (fiber cement) Stone Veneer Wood Trim, Wood Accents
%* 65% 21% 13% 74% 20% 7% 58% 21% 21% 62% 23% 15%
Compliance A waiver for the use of fiber cement and wood trim accents is required.
Mechanical Equipment: Mechanical equipment is proposed to be placed on the northeast corner of the building. A 3½ tall cedar dog-ear fence is proposed for screening of the mechanical equipment. Trash Enclosure: A brick trash enclosure with a cedar gate is shown on the southeast corner of the property. The plan complies. Landscaping: Level 1 perimeter landscaping is required on the east and south sides. A Level 2 perimeter landscaping is required on the north and west sides. As an alternative landscape plan, the plan complies. Lighting: The photometric plan and the light fixtures comply. Parking: The zoning ordinance requires 20 spaces and 1 ADA compliant spaces. The proposal shows 32 spaces and 2 ADA compliant spaces. The plan complies.
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Pedestrian Circulation: A pedestrian connection is proposed from the southeast corner of the building to a new sidewalk along Clarks Creek Road with a demarcated walk across an interior drive aisle. Signs: The applicant has submitted a sign package. Approval of this development plan neither constitutes nor implies the approval of any signs shown on this plan. All signage shall fall under the provisions of Article 7 of the Zoning Code and require an Improvement Location Permit. The signs as proposed comply. Design Review Committee: This request was reviewed by the DRC at their January 16, 2018 meeting. The committee had comments about building materials and questions about the lighting and dumpster gate. They made the following recommendations: 1. The building shall meet the materials requirement. 2. The materials on the trash enclosure shall match the building. 3. Details shall be provided to staff about the rip rap on the west side of the parcel. 4. More details shall be provided on the lighting. 5. The landscape shall be revised to correct the sign landscaping and address comments that will be provided by Elaine. 6. Recommended that more HVAC detail be provided. EXISTING ZONING AND LAND USE Site: North: South: East: West:
OD—Office District OD—Office District OD—Office District GC—General Commercial S—School
PARCEL SIZE:
COMPREHENSIVE PLAN Site: North: South: East: West:
Local Commercial Local Commercial Local Commercial Parks & Open Space Public/Semi-Public
0.57 acres +/-
Applicable Planning Policies: PUBLIC UTILITIES:
Utilities are in the vicinity of the site that can support the development.
FLOODPLAIN:
None
TRANSPORTATION:
The site has frontages along Quaker Boulevard, Stout Heritage Parkway, and Clarks Creek Road. The site will gain access from Clarks Creek Road and no access will be derived from Quaker Boulevard or Stout Heritage Parkway. A pedestrian connection is proposed from the southeast corner of the building across a drive aisle via a delineated crosswalk to a planned sidewalk along Clarks Creek Road. The applicant is requesting a waiver to the sidewalk requirements along Quaker Boulevard and Stout Heritage Parkway as a part of the Primary Plat.
STAFF COMMENTS, QUESTIONS AND CONCERNS 1. Should this project be approved by the Plan Commission, the applicant must still obtain ILP approval, final engineering, building, fire protection, and utility plan approval prior to the issuance of any permits.
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2. Regarding the primary plat, adequate provisions have been made for drainage, utilities, and access. MOTIONS PP-17-006: I move that the Plan Commission approve / deny / continue PP-17-006 as filed by Lincoln Real Estate Holdings, LLC requesting approval of a Primary Plat to create one 0.57 acre commercial lot finding that: 1.
Adequate provisions have / have not been made for regulation of minimum lot width, minimum lot depth and minimum lot area;
2.
Adequate provisions have / have not been made for the widths, grades, curves and coordination of subdivisions public ways with current and planned public ways; and
3.
Adequate provisions have / have not been made for the extension of water, sewer, and other municipal services,
and subject to a waiver from the Subdivision Control Ordinance Article 3.4.A referring to allow for leniency in requiring a sidewalk along the east side of Quaker Boulevard and the south side of the Stout Heritage Parkway, the Plan Commission finds that:
1. The granting of the waiver will not / will be detrimental to the public safety, health or welfare, or injurious to other property;
2. The conditions upon which the request for a waiver is based are / are not unique to the property for which a waiver is sought and are not applicable generally to other property;
3. Because of the particular physical surroundings, shape or topographical conditions of the specific property involved, a particular hardship to the owner would / would not result, as distinguished from a mere inconvenience, if the strict letter of these regulations are carried out;
4. The waiver will not / will contravene the provisions of the Plainfield Zoning Ordinance or the Comprehensive Plan; and,
5. Where the waiver impacts on the design, construction or maintenance obligations of public facilities, that the appropriate public agency has / has not reviewed and approved the proposed development in writing to the Plan Commission. and that such approval shall be subject to the following conditions: 1. Compliance with the Town Standards, including but not limited to: Plainfield Ordinance 1-96 regarding Floodplain Management; Plainfield Ordinance Nos. 12-2015 and 06-2017 regarding Sewage Works; Plainfield Ordinance No. 17-97 regarding Drainage; Plainfield Ordinance No. 19-97 regarding Municipal Waterworks; and Plainfield Ordinance No. 1897 regarding Access Permits. 2. Compliance with the standards and specifications of the Plainfield Subdivision Control Ordinance. 3. Substantial compliance with the primary plat submitted file dated January 24, 2018. DP-17-019: I move that the Plan Commission approve / deny / continue DP-17-019 as filed by Lincoln Real Estate Holdings, LLC. requesting Architectural and Site Design for a 3,900 square foot medical office building on a 0.57 acre parcel zoned Office District within the Gateway Corridor finding that:
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1. The Development Plan complies / does not comply with all applicable Development Standards of the District in which the site is located. 2. The Development Plan complies / does not comply with all applicable provisions of the Subdivision Control Ordinance for which a waiver has not been granted. 3. The Development Plan complies / does not comply with all applicable provisions for Architectural and Site Design Review for which a waiver has not been granted. 4. The proposed development is / is not appropriate to the site and its surroundings. 5. The proposed development is / is not consistent with the intent and purpose of the Plainfield Zoning Ordinance. And, regarding a waiver for material types, the Plan Commission finds that: 1. The proposed development represents / does not represent an innovative use of building material which will enhance the use or value of area properties; 2. The proposed development is / is not consistent with and compatible with other development located along the Gateway Corridor; and 3. The proposed development is / is not consistent with the intent and purpose of the Plainfield Zoning Ordinance. And that such approval shall be subject to the following conditions: 1. Substantial compliance with the site plan and photometric plan, building elevation, landscape plan and line-of-sight illustration dated January 24, 2018.
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