Plainfield Plan Commission Workshop on Unified Development Ordinance – February 3, 2026

The Plan Commission met on Tuesday, February 3, 2026, at 7:02 PM in the Village Boardroom to hold a workshop on the Unified Development Ordinance (UDO) Recommendations Report presented by consultants Tesca Associates and Sightline. Commissioners also approved the minutes from the December 16, 2025, joint meeting with the Zoning Board of Appeals.

Consent Calendar

• Minutes Approval: The minutes of the Joint Zoning Board of Appeals and Plan Commission meeting of December 16, 2025, were approved by voice vote (all ayes) after a correction: Commissioner Capanella was incorrectly listed as absent on page 2 but noted as present on page 3 (he arrived 14 minutes late). Chairman Minnes noted the passing of co-host Ken Deluk after that meeting.

Public Comments & Testimony

• No members of the public were present, and no public comments were offered.

Discussion Items

• Unified Development Ordinance Recommendations Report: Mike Hoffman (Tesca Associates) and Jake (Sightline) led a presentation outlining proposed changes to the UDO. Key discussion topics included:
  • Reorganization: The proposed structure consolidates administrative procedures (Articles 1–5), subdivisions (Article 6), zoning districts (Articles 7–8), and development standards (Articles 9–11) with a new glossary (Article 12).
  • Combining Plan Commission and Zoning Board of Appeals: Commissioners expressed general support for merging the two bodies into a single “Planning and Zoning Commission” to streamline meetings and eliminate procedural overlaps. Questions about the name and public recognition were raised, but the consensus was favorable.
  • Zoning Administrator Role: The consultant recommended clearly outlining the zoning administrator as a single staff point person, consolidating previous titles (e.g., village planner, community development director). No reduction in staff is intended.
  • Administrative Adjustments: Expanding staff-level approval for minor variations (e.g., 10% of bulk standards) to reduce the number of applications requiring Plan Commission review, while maintaining appeal rights.
  • Plan Unit Development (PUD) Process: Modernization includes removing mandatory PUD triggers by project type/size, revising the review steps (concept, preliminary, final plan), and ensuring the village obtains desired public amenities earlier in the process. Concerns were raised about late disclosure of costly off-site improvements; staff noted that such improvements are often addressed in annexation agreements rather than PUD negotiations.
  • Zoning Districts: Proposes four residential districts (R1–R4), three commercial districts (C1–C3), two industrial districts (I1–I2), and a new Open Space (OS) district to replace the existing A1 Agricultural district (since no active farming remains). The Traditional Neighborhood (TN) and other unused districts would be eliminated. Commissioners discussed lot sizes (current average ~8,000–9,000 sq ft) and the desire to allow smaller lots by-right to reduce reliance on PUDs. Concerns were raised about preserving opportunities for higher-end custom homes versus production homes; staff suggested using concept plan guidance and possibly PUD conditions to achieve diversification.
  • Uses: Use categories to be consolidated into broader baskets (e.g., personal services), with separate regulation for cannabis and adult uses. Accessory dwelling units (ADUs) and sustainability features (e.g., solar panels, rain cisterns) would be explicitly permitted.
  • Parking: Recommendations include reducing minimum parking requirements, considering maximums (especially for big-box retail like Kohl’s), and possibly removing off-street parking requirements for downtown. Commissioners cautioned against removing requirements that could create future parking crunches for high-demand uses.
  • Landscaping and Signs: Emphasis on native species, stormwater management, tree diversity, updated buffer yard standards, and exterior lighting controls to reduce light pollution. Sign regulations will be reorganized for content neutrality and include a master sign process for large commercial developments.
• Community Outreach: A resident survey will be launched for about one month, supplemented by pop-up events and website materials. The Recommendations Memo will be made public after incorporating feedback from this meeting.

Key Outcomes

• Unified Development Ordinance Recommendations Memo: Commissioners offered feedback as noted above; additional written comments may be sent to staff. The memo will be finalized and published in February 2026.
• Next Steps: The consulting team will proceed with drafting the UDO in phases, returning to the Plan Commission in approximately three months with specific sections. Community outreach (survey and pop-ups) will begin immediately.
• Adjournment: The meeting adjourned at 8:25 PM. The next Plan Commission meeting is scheduled for February 17, 2026.