Plan Commission Workshop on Unified Development Ordinance Articles 1-5

The Plainfield Plan Commission met on June 2, 2026, from 7:01 PM to 8:03 PM in the Village Boardroom for a workshop to review Articles 1 through 5 of the draft Unified Development Ordinance (UDO). The meeting focused on administrative procedures, nonconformities, and plan unit developments. No public comments were made. Commissioners provided feedback on several provisions, and the consultants outlined next steps for community outreach and subsequent articles.

Consent Calendar

• Approval of Minutes: The Commission unanimously approved the minutes from the May 5, 2026, meeting via voice vote (all ayes).

Discussion Items

• Unified Development Ordinance (UDO) Articles 1-5 Review: Consultants from Site Line Planning and Tesla Associates presented the draft, which is part of a 12-article code rewrite. Key topics included:
  • Article 1 (Introduction): Purpose statement, transition rules from existing codes, interpretation guidance (text vs. graphics), and a new reasonable accommodation section to comply with federal/state laws (e.g., ADA, Fair Housing Act).
  • Article 2 (Administrative Bodies & Notice): Roles of the Village Board, Planning & Zoning Commission, HPC, and Zoning Administrator. Consolidated application procedures and updated notice standards: signs must be posted 15–30 days prior, notice via first-class mail (instead of certified mail) with an affidavit, and published notice in print/online newspapers (per state statute). Commissioner Velera raised concerns about signs falling over; staff noted administrative flexibility to continue hearings if signs are down. Commissioner Wagner questioned the hard rule requiring applicant attendance at public hearings; the Commission agreed to add flexibility for the Zoning Administrator to waive attendance if reasonable.
  • Article 3 (Development Application Procedures): Standardized 45-day review time frames (extendable), removal of submittal requirements from the ordinance, new sections for administrative adjustments (e.g., dimensional relief) and ordinance interpretation. Commissioner Velera asked for clarification on concept plan triggers and how appeals work (appeals of administrative decisions go to Village Board; appeals of Board decisions go to court). The Commission discussed that the planning commission is an advisory body; language should use "recommend" rather than "deny" to reflect that final decisions rest with the Village Board.
  • Article 4 (Plan Unit Developments – PUDs): Mandatory triggers for PUDs (project type/size) have been removed to allow flexibility. Two PUD procedures: standard (separate preliminary/final) and concurrent. Concept plans will still come to the PZC. Community amenities provisions: a broader list of amenities is allowed, with public benefits preferred for large-to-mid-size PUDs. Commissioner Menas noted that fewer PUDs are expected due to planned zoning district flexibility (to be presented in September).
  • Article 5 (Nonconformities): Provisions to limit expansion of nonconforming uses/structures while allowing property owners to invest in improvements like accessibility ramps and solar panels. Extension of nonconforming side walls permitted only if no new nonconformity is created (e.g., height limit unchanged). The Commission discussed tracking nonconformities (rarely logged) and how variances establish by-right status.

Key Outcomes

• Feedback for Revisions: Commissioners requested several changes to the draft:
  • Clarify sign posting maintenance language and add flexibility for hearings if signs are down.
  • Soften the public hearing attendance requirement to allow the Zoning Administrator to waive it when reasonable.
  • Replace "shall" with "must" or "must not" throughout the ordinance for clarity (as recommended by Commissioner Velera).
  • Extend the 90-day window for HPC scheduling (Article 3.12) to 45 days for consistency, and extend the 6-month expiration for certificates of appropriateness (Article 3.12) to 12 months to accommodate project delays.
  • Ensure application procedure language reflects the advisory vs. decision-making roles (use "recommend" instead of "deny").
• Next Steps: Consultants will conduct community outreach at events (e.g., Cruise Night, National Night Out) to gather input on later articles. The draft of Articles 7 and 8 (uses and zoning districts) is being finalized internally, with a presentation to the Commission anticipated in September 2026. A summary of the earlier community survey will be shared at a future meeting. The next Plan Commission meeting is scheduled for June 16, 2026.