Plan Commission

Agenda Village of Glen Ellyn Special Joint Village Board and Plan Commission Workshop Meeting Monday, August 18, 2025 7:00 PM Glen Ellyn Police Department, Community Room Visitors are most welcome to attend all public meetings and can find copies of the Agenda online at www.glenellyn.org prior to the meeting. Any individual with a disability requiring reasonable accommodation in order to participate in a meeting should contact the Village of Glen Ellyn ADA Coordinator, 630-469-5000, at least five (5) business days in advance of the next scheduled meeting. A. Call to Order B. Public Comment C. New Business 1) Planning Presentation - Discussion of Plan Commission Public Hearings and Rules of Procedure (Community Development Director Henaghan and Village Attorney Stephanides) 2) Comprehensive Plan Discussion - Comprehensive Plan Implementation (Community Development Director Henaghan) D. Other Business E. Adjourn Village of Glen Ellyn Page 1 of 19  8/12/2025 ZONING PRESENTATION August 18, 2025 Jennifer Henaghan, Community Development Director Paul Stephanides, Village Attorney 1 Agenda Role of the Plan Commission Plan Commission Public Hearings Standards Application of Standards Public Hearings Village Board Action Due Process Draft Rules of Procedure 2 Page 2 of 19 1  8/12/2025 What is the Role of the Plan Commission? The Plan Commission is advisory in nature 2-4-5. Duties. (A) To review the Comprehensive Plan of the Village, and to prepare and recommend changes to the Comprehensive Plan to the Village Board of Trustees. (B) To hold public hearings, make written findings of fact and submit the same with recommendations to the Village Board on those matters identified in title 10, chapter 10. (C) To hold public hearings, make written findings of fact and submit the same with recommendations to the Village Board of Trustees on applications for variations from regulations of the Sign Code. (D) To study the provisions of the text of the Zoning Code and review the zoning map pursuant to the Zoning Code, from time to time but not less frequently than annually, so that this chapter and the map pursuant thereto may be duly filed and updated annually. (E) To act on all matters referred to it by the Village Board or upon which it is required to act under the Zoning Code and Subdivision Regulations Code as may be amended from time to time. 3 Plan Commission Public Hearings Zoning Planned Plats of Variations Special Uses Amendments Developments Subdivision Map Zoning Code (Rezoning) Sign Code Text Subdivision Code Stormwater Ordinance 4 Page 3 of 19 2  8/12/2025 Required Standards for Variatoins Stormwater Zoning Code Sign Code Subdivision Code Ordinance • No reasonable • Complies with • Not injurious/Will • Will not alter return/will not statement of not endanger character alter character – purpose public health, • Hardship or- • Unique safety, or welfare • Minimum • Unique circumstances/Not • Unique necessary circumstances generally circumstances/Not variation applicable generally • Unique • Not injurious applicable circumstances • No adverse impact • Hardship • Exceptional on character development • Will not endanger public health, safety, or welfare 5 Additional Considerations for Variations Zoning Code Sign Code Subdivision Code • Hardship • Not based upon financial • Will not alter essential • Not generally applicable gain character • Not based upon financial • Hardship not created by • Not based upon financial gain applicant gain • Not created by applicant • Variation is the minimum • Will not impair property • Not detrimental or variation necessary values, increase traffic, or injurious • Property cannot yield a increase public reasonable return without expenditures • Variation will not result in negative consequences variation • Variation is the minimum variation necessary • Variation is the minimum variation possible • Hardship not created by applicant • Doesn’t compromise PUD 6 Page 4 of 19 3  8/12/2025 Standards for Zoning Code Variations No variation may be granted except in cases where there are practical difficulties or particular hardship…and unless the Board finds: 1. That the property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations governing the district in which it is located; and that the variation, if granted, will not alter the essential character of the locality; or 2. That the plight of the owner is due to unique circumstances; and that the variation, if granted, will not alter the essential character of the locality. 7 Standards for Zoning Code Variations Additional Standards to be Considered 1.Hardship 2.Not generally applicable 3.Not based upon financial gain 4.Not created by applicant 5.Not detrimental or injurious 6.Variation will not result in negative consequences 7.Variation requested is the minimum variation possible 8.Doesn’t compromise PUD 8 Page 5 of 19 4  8/12/2025 Standards for Special Uses Section 10-10-14(E) • Comprehensive Plan recommendations • Compatibility of the character of the area • Will not be hazardous or disturbing • Will be served adequately by essential public services • Will not be detrimental economically to the Village • Will not be detrimental to the general welfare • Will not create undue interference with traffic • Will not increase the potential for flood damage • Will not result in the destruction of important community features 9 Planned Development Evaluation Factors Factors affecting the Factors affecting the Factors affecting the Factors affecting the development community as a whole: neighborhood: development itself: procedures: 1. Proposed use(s) 1. Heights 1. Bulk 1. Development 2. Intensity of use 2. Front, side and rear 2. Gross building areas phasing 3. Traffic yard definitions and 3. Area ratios and the 2. The time required to 4. Noise and odors uses at the designation of the complete the development land surfaces to development and its periphery which they apply; various stages or 4. Spaces between phases buildings 3. Streets, lighting, 5. Common open areas parking or other and/or recreational improvements being facilities performed by the Village, which may 6. Width of streets in affect the the development development 7. Building setbacks 8. Off street parking and loading facilities 10 Page 6 of 19 5  8/12/2025 Standards for Text & Map Amendments Section 10-10-13(E) • Existing uses and zoning classification • Suitability of the property to the permitted uses • Trend or development in the general area • Comprehensive Plan recommendations • Length of vacancy • Extent to which property values would be diminished 11 Application of Standards There is no right to zoning relief under the law. 1. Whether to grant zoning relief is a legislative decision. 2. Courts defer to legislative decisions of a public body. 3. Courts apply a rational basis test . 12 Page 7 of 19 6  8/12/2025 Public Hearings 1. Section 10-10-12(J) of the Village’s Zoning Code: No variation shall be granted except by ordinance duly passed and approved by the President and Village Board after public hearing and written findings of fact and recommendation from the Zoning Board of Appeals. This is consistent with Section 11-13-5 of the Illinois Municipal Code, 65 ILCS 5/11-13-5. 2. Section 10-10-13(D): The Plan Commission shall hold public hearings on applications for text and map amendments. This is consistent with Section 11-13-14 of the Illinois Municipal Code, 65 ILCS 5/11-13-14. 3. Section 10-10-14(C): The Plan Commission shall hold public hearings on applications for special use permits. This is consistent with Section 11-13-1.1 of the Illinois Municipal Code, 65 ILCS 5/11-13-1.1. 4. Section 10-10-15(C)(5): The Plan Commission shall hold public hearings on applications for a preliminary plan for a planned unit development. Such applications are considered special uses. 5. Section 11-3-4(B) of the Village’s Subdivision Regulations Code: As part of the review process, the Plan Commission shall hold a public hearing at such time and place as shall be established by the commission. 13 Village Board Action Public hearing Village Board Village Board at Plan discussion action Commission • All testimony & • Unanimous • Approve, deny, or evidence presented at recommendations amend Plan Commission appear on the • Negative variation meeting Consent Agenda recommendations • Village Board receives • Non-unanimous can be overridden written findings of fact recommendations with a 2/3 vote of & recommendation appear as separate the Village Board • Village Board reviews & agenda items for bases its vote upon the discussion hearing record 14 Page 8 of 19 7  8/12/2025 Due Process 1. For the applicant 2. For members of the public 3. Impartiality 4. Ex parte communications 15 Draft Rules of Procedure 1. Rules of Procedure are authorized by the Illinois Municipal Code, 65 ILCS 5/11- 13-22, and Section 2-4-4(F) of the Village Code. 2. Draft Rules of Procedure A. General Provisions B. Members and Duties C. Meetings 1) Open Meetings Act 2) Robert’s Rules of Order D. Public Hearings E. Amendments to Rules 16 Page 9 of 19 8  8/12/2025 Questions? 17 Page 10 of 19 9  PLAN COMMISSION OF THE VILLAGE OF GLEN ELLYN, ILLINOIS RULES OF PROCEDURE ADOPTED ON _______________, 2025 Page 11 of 19 1. GENERAL PROVISIONS 1.1. The Rules of Procedure adopted herein (“Rules”) by the Plan Commission (“Commission”) shall govern the Commission’s meetings and public hearings. In the event any Rule herein conflicts with a requirement of state law, the Glen Ellyn Village Code or Glen Ellyn Zoning Code (collectively referred to as “other requirement”), the other requirement shall govern and control. 1.2. These Rules are adopted as a supplement to the applicable provisions of the Illinois Compiled Statutes, the Glen Ellyn Village Code (“Village Code”), the Glen Ellyn Zoning Code (“Zoning Code”), and any ordinances, resolutions, or rules adopted by the Village Board as they relate to the Commission. 1.3. These Rules are adopted pursuant to the authority granted by Section 2-4-4 (“Meetings”) of the Village Code. 2. MEMBERS AND DUTIES 2.1. The Commission Chair is appointed by the Village President with the advice and consent of the Board of Trustees. The Chair shall preside at all meetings and hearings of the Commission, shall administer oaths to witnesses or authorize the administration of oaths, and shall decide all points of order or procedure. 2.2. In case of the absence or disability of the Chair, an Acting Chair shall be nominated by the Commission and a motion shall be adopted to appoint the Acting Chair. The Acting Chair shall perform all the duties and exercise all the powers of the Chair. 2.3. A quorum for a meeting of the Commission shall be four (4) members who are physically present for a meeting. Electronic attendance at a meeting shall be governed by the rules adopted by the Village President and Board of Trustees on _________________, 2025. 2.4. Any Commission member who has a proprietary interest, or other conflict of interest, in any matter before the Commission shall not vote thereon and shall remove themself from any meeting or hearing at which said matter is under consideration. If more than three (3) Commission members remove themselves from a hearing, the Board shall refer the matter to the Village President and Board of Trustees for direction. 2.5. Any person appearing before the Commission is prohibited from communicating with the Commission’s members about matters before the Commission outside of Commission meetings. If a member receives such an ”ex parte” communication, it must be made part of the public record by the member who received the communication. Failure to adhere to this Rule by any person appearing before the Commission may result in the member who received the ex parte communication having to recuse themselves from a hearing or result in the dismissal of an application. 2 Page 12 of 19 3. MEETINGS 3.1. Regular Commission meetings shall be held on the fourth Thursday of every month at 7:00 P.M., or such other days and/or times as determined by the Commission, in the Galligan Board Room of the Civic Center or other noticed place, unless such day shall be a recognized holiday. Any regular meeting may be cancelled by the Commission if any case or matter is not ready to proceed, or if a quorum of the Commission is not available for a regular meeting. 3.2. A quorum shall consist of four members of the nine (9) member Commission. 3.4. All Commission meetings shall comply with the Illinois Open Meetings Act, 5 ILCS 120/1 et seq. All Commission meetings shall be open to the public, and no official action shall be taken except during a public meeting. 3.5. The latest edition of Robert’s Rules of Order shall govern the Commission’s meetings except when in conflict with the Village Code or any applicable Village ordinances, rules adopted by the Village Board, these Rules, or State law. 3.6. The order of agenda items may be modified by the Chair with the consent of the Commission. 3.7. The Rules for Public Comment adopted by the Village President and Board of Trustees on _________________, 2025 (“Rules for Public Comment”), as amended, shall govern the Commission. 4. PUBLIC HEARINGS 4.1. Notice of public hearings shall be given in accordance with the Village Zoning Code and State law. 4.2. The Chair shall request a motion to open a public hearing which shall be voted upon by a voice vote. 4.3. Continuances: If a public hearing is to be continued, a motion to continue the hearing to a date certain shall be made which shall be voted upon by a voice vote. All continuances shall be to a date certain and no further notice shall be required. One continuance will be granted to a petitioner, if requested. Further continuances will be at the Commission’s discretion. If after the presentation of the petitioner’s application, other interested parties wish to have the hearing continued so that they might prepare evidence or testimony of their own concerning or in response to the petitioner’s application, the Commission may grant a continuance. 4.4. At the conclusion of a public hearing, a motion to close the public hearing shall be made which shall be voted upon by a voice vote. 4.5. A record of a public hearing must be maintained in the form of minutes. 3 Page 13 of 19 4.6. The petitioner, or the petitioner’s authorized representative, must be present at the public hearing. Whenever a petitioner or the petitioner’s representative fails to appear, the Commission may choose to dismiss the application. Dismissal for a failure to appear is not a determination on the merits and shall not bar the filing of a new application. 4.7. Each person speaking at a public hearing shall be sworn in as a witness and shall identify themselves and provide their address. A speaker may choose to decline to provide their address. 4.8. Petitioners or objectors may present witnesses for direct questions. The Commission may limit the number of witnesses whose testimony is cumulative or not relevant to a matter before the Commission. 4.9. Cross-examination of witnesses shall be permitted, provided that the Chair may limit redundant questions and make other limitations based on relevancy. The examination of a witness shall not be used by a questioner to offer testimony or evidence of the questioner. 4.10. The Chair may require a preliminary statement of the nature of the evidence proposed to be elicited from a witness. 4.11. All questions or statements from the floor must be directed to the Chair. 4.12. Public comment and testimony shall take place in accordance with the Village’s Rules for Public Comment. 4.13. Upon the close of a public hearing, the Commission shall deliberate on an application and shall vote to either recommend to the Village Board than an application be approved or denied by a majority vote of those members in attendance. The Commission must conduct its deliberations and vote in a public session. 4.14. Upon the adoption of a motion to either recommend approval or denial of an application, the Commission shall adopt written findings of fact and a recommendation based upon the Commission’s adopted motion by a majority vote of those members in attendance. 4.15. Commission members who are absent for one or more hearing sessions may vote on the Commission’s recommendation and the adoption of written findings of fact and recommendation if they affirm that they have either listened to the audio of the proceedings and reviewed the evidentiary materials or read the draft meeting minutes and reviewed the evidentiary materials. 4.16. If a petitioner wishes a court reporter to be present at a hearing, the petitioner must engage the court reporter at the petitioner’s cost. The Village shall audio record hearings. 5. AMENDMENT TO RULES 5.1. These Rules may be amended by a vote of four (4) members of the Commission at any regular meeting of the Commission. 4 Page 14 of 19  Glen Ellyn Plan Meeting 8/18/2025 7:00 PM Commission Department: Administration 535 Duane Street Department Head: Jennifer Henaghan Glen Ellyn, IL 60137 Category: Presentation Prepared By: Jennifer Henaghan AGENDA ITEM (ID DOC ID: 2025-691 # 2025-691) Comprehensive Plan Discussion - Comprehensive Plan Implementation (Community Development Director Henaghan) Statement of the Issue: Staff will present information related to Chapter 8 of the Village of Glen Ellyn Comprehensive Plan. Analysis: In advance of the Village's upcoming strategic planning and Zoning Code update, staff will summarize the implementation action steps that were adopted as part of the Village's 2023 Comprehensive Plan. Budget Impact: Contribution to Strategic Plan Action Requested: Discussion only Attachments: 1. 08-18-2025 Comp Plan Presentation Slides Page 15 of 19  8/12/2025 COMPREHENSIVE PLAN IMPLEMENTATION DISCUSSION August 18, 2025 Jennifer Henaghan, Community Development Director 1 What is a Comprehensive Plan? Residential Areas Commercial Areas Subarea Plans Community Facilities Transportation Parks, Recreation & Open Space 2 Page 16 of 19 1  8/12/2025 How was the 2023 Comprehensive Plan adopted? Public Drafts & Plan Engagement Revisions Adoption 3 Chapter 8: Implementation Category Parks, Recreation & Open Space Preserve & Strategy Address Park Needs Enhance Resources Enhance sustainable Partner with the Park Enhance Village Links & building practices, reduce District on building an Reserve 22 by completing pollutants, reduce vehicle event & park space at US Action long range plans and emissions, reduce landfill Bank & enter into lease investing regularly as waste, & educate agreements with the Park appropriately residents to make District for Panfish Park sustainable choices 4 Page 17 of 19 2  8/12/2025 Parks, Rec & Open Space, 3 Recommended Actions Community Facilities, 23 Residential, 35 Transportation, 20 Commercial, 14 Subarea Plans, 2 5 Prioritization Highest • Immediate impact • Easily completed Ongoing, 18, 22% • Prerequisite for long-term project Secondary Highest, 35, 44% • Long-term projects • Indirect impacts to quality of life • Require other projects to be completed first Secondary, Ongoing 27, 34% • Actions that have begun • Changes in policy 6 Page 18 of 19 3  8/12/2025 81 actions • • • • • • • • • • 25 related to zoning • • • • • • • • • • • • • • • • • • • 56 others • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 7 Questions? 8 Page 19 of 19 4