HomeMy Public PortalAboutResolution 1584RESOLUTION NO. 1584
RESOLUTION ADOPTING RESIDENTIAL INFILL DESIGN GUIDELINES
NOW THEREFORE, BE IT RESOLVED BY THE FRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF PLAINFIELD, A HOME-RULE MUNICIPALITY, WILL
AND KENDALL COUNTIES, ILLINOIS, AS FOLLOWS:
1. That the Residential Infill Design Guidelines attached hereto and made a
part hereof as Exhibit "A" are hereby adopted by the President and Board
of Trustees of the Village of Plainfield.
Adopted this 20th day of April, 2009 by the Corporate Authorities of the Village of Plainfield
on a roll call vote as follows:
AYES: Dement, Fay, Lamb, Manning, Racich
NAYS: Vaupel
ABSENT: None
APPROVED THIS 20~' DAY OF APRIL, 2009 by the President of the Village of Plainfield,
Illinois.
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VILLAGE CLERK'
Residential Infill Design Guidelines
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Village of Plainfield -Planning Department
April 2009
Table of Contents
Introduction/1'urposc 4
Background 5
F,xisting C:onditic~ns C
Site & Foriri 9
Roofs 11
Materials 12
I?orches 13
Windows 14
lloors & Entries 15
Additions 1 G
Garages 17
1~lultiple-Iaanvl~' Residences 18
Business 'Transition Zoning 19
Landscaping c~ Tree Preservation 2U
Appendix A: Plainfield Architecture 21
Appendix B: Resources 24
Introduction/ Purpose
These guidelines are. to encourage redevelopment that is compatible with
the existing character of the village. core as well as continue to preserve the
character of the existing neighborhoods. Continued. regional growth has
increased developmental pressures ill the village core. '.["here guidelines arc
targeted towards the village core, but can also apply to new development
outside of the area.
The design guidelines serve as a reference for property owners, developers,
residents, and public officials responsible for reviewing development plans
within die area. The criteria are meant to address the exterior appearance of
buildings. "I'he g~udelines are not intended to prohibit creative. approaches to
Indlvxdual budding deslf~ris, or to promote architectural uniformity. It is the
intent of this document to foster collaboration lyetween the Village and the
developer/builder early in the design process o.f a redevelopment project.
In Plainfield, the goal of redevelopment projects is for them to reflect an
undcrstancling of the immediate site surroundings and village character.
The projects should consider existing features including massing, height,
setbacks, proportions, scale, roof forms, materials, articulation, lighting,
signs and awnings while creating appropriate architectural design.
The. intent of the guidelines is not to recreate traditional architectural styles
that do not allow for contemporary architectural designs or materials, but to
provide a framework within which good desilrrl can flourish in context and
enhance the existing Village character. tldditionally, the guudelines attempt
to define characteristic architectural elements to assist in the development
of both neo-traditional and contemporary design solutions. "These reflect
the Midwestern architecture associated with Plainfield.
'These guidelines are. to be used in conjunction with the Design Manual
for the Lockport Street Corridor (2000). The Design 1Nanual ccmcentrates
on business structures typically found on Lockport: Street and addresses
the surrounding areas: These inhll guidelines axe. applicable to residential
development, while the Desif~x~ Manual is focused on tlie. commercial areas
of the historic core.
4 Village of Plainfield -Residential Infill Design Guidelines
Background
Settlement ~ Original Town
Plainfield is known as the. oldest colxununity in l~'ill (;ounty, predating the
formation of t11e county itself. Members of the Potawatomie tribe. lived in
the area when French fur traders arrived in the 1820x. Permanent settlers
arrived shortly thereafter, but the first l:xnd sale in the area did not occur
until 1833,
"Planefield" was laid out in thirteen blocks, now the area surrounding the
Village Green, by Chester Ingersoll in 1834. In 1835, Fill County separated
from Cook County. "I'he same year, Jarnes IVlattllews platted the eastern
section of the Village. 'l:'he northeast section of the Village was laid out by
Sgture Arnold in 18.35-3G.
Major Corridors
/Tong Main. Street, in the northern part of the Village, a stagecoach line
ran front Chicago to Ottawa. 'I"he first business in town, the Plainfield
(Ilalfway) I Iouse, was located on this route and is no~v listed in the: National
Register of I-Iistoric Places. The name comes from its location at the
Inidpourt of the stage like. It served primarily as an inn and tavern, but was
x150 L1Sed a5 W111 C~OllIlty*'s first franchised post office and the headquarters
of the local militia.
Iiy the 18GOs, most cc~nlinerce shifted to Lockport Street, the main route
from the west to the Illinois & Michigan Canal to the east. Lockport
Street remains the commercial center for the historic core. Many original
builcliugs remain; however, several fres occurred between 1881 and 1898.
The earliest buildings arc wood frame commercial and religious builduigs.
Additional commercial and residential. buildings date from the late 19th
century and early 20th century.
In 1913, Lockport Street was chosen as a segment of the Lincoln
Highway, the first paved, transcontinental highway. P1airlfield's section
was paved in 1921. ].n 1939, 1'lailtfielcl vas designated on an alternate route
of U.S. Route 66. Portions of this route, which was deconunissioned in
1985, are now a scenic byway. Plainfield became one of only two places in
the U.S. where two of the longest paved highways at the time intersected. It
vas the only place where the trvo roads shared the same alignment
Joliet Road is also another road important in the early history of Plainfield.
'The road served as a connection between Plainfield arld Joliet as early as the
1840s and became a major commercial corridc7r for Plainfield in the 19GOs.
Illinois Route 59, formerly known as Division Street, become a major
tlxyrnughfare and commercial corridor ui the 1990x.
Recent Changes
Since 1990, when an F5 tornado struck parts of the Village on August 28th,
the Village has grown rapidly. '1"he population of tl7e Village. was 4,557 in
1990 and grew to 13,038 in 2000. Growth occurred at an even faster pace
over the next fe~v years, with the population doubling in a £ew years and
reaching .37,334 in 2()07.
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Original Town portion of an 1862
plat of the Village.
Village of Plainfield - ltesidentail Infill Design Guidelines
Plainfield or Halfway House
constructed in 1834 and along the
Chicago-Ottawa Road.
Newer development in the Village.
Existing Conditions
Village Core
The core of Plainfield extends southward from approximately the
intersection of Illinois Route 59 and the Canadian National/EJ & E
railroad tracks to just north of Fort I3cggs Drive. lts western boundary
is the Du Page River. The eastern boundary is the Lake Renwick Flexon
Rookery Nature Preserve, the Canadian National/EJ & E railroad tracks, as
well as a portion of the area to the north and east of the railroad tracks.
'E ~.; ~ The village core. consists of a wide variety of lot size ranging from less
`;-_~ ~ ~ ~ than 5,000 square. feet to more than 30,000 square feet. The diversity
is ~ _ in lot size. re$ects a diverse building stock as well. Typically; residential
"" construction 17rior to 1900 is wood while brick, stone and other materials
'^~ £ ;~ ~ `! were incorporated in later construction.
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r _:; t,`~~L ~! ; 'T'here are twr> goals fox the historic downtown core iu the Comprehensive
,~~J Plan: protect the character and integrity of the downtown area, and
f _ focus on expanding the traditional downtown district through historic
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_ pre5ervatlorl Arid new rnVeStlnent.
Village Core The Comprehensive Plan designates the land within the historic downtown
core under several land use categories, 'T'he residential land uses axe from
highest intensity to lowest intensik: Multiple Family Residential, Village
Residential, and Medium Density Residential. Village Residential is khe
most prevalent classification with a density of 4.0-6.0 dwelling Louts per
acre. Village Residential allows for single family detached residences
anti attached residences with up to four units. It. can also be a transition
betLVeen lower and l~iglaer intensity uses. This is appropriate fox much
of core given its size and location to corridors that axe transitioning to
commercial uses.
For conuncrcial uses, the T.rarasitional and Mixed lJse classifications are the
most relevant to these guidelines. Properties on IL 59/Division Street acid
U.S. 30/]oliet Road are designated 'T"rrnditional Commercial. The purpose
of this designation is to encourage the conversion of residential structures
to professional and commercial uses while maintaining the historic and
residential character of the structures. Mixed 1Jse comprises a small area
of the village core and provides a variety of uses including retail, office,
institutional, and residential.
6 Village of Plainfield -Residential Infill Design Guidelines
Neighborhoods within the Villege Core
The village core is a relatively small area, but within it are several areas
that. function as neighborhoods. These arc. the Village Gxcen, Axnold's
Addition, the Lockport Street Business Corridor, the northeast. quadrant
comprised primarily of Bartlett, Center and Lantern, the Joliet Koad area,
and the Hightnew Subdivision.
Village Green
The Village Uxeen was platted in 1835 and the area arntcnd it developed
over the next 100 years. The earliest house is a Greek. Revival cottage from
c. 1835, while the mast recent. change is a bungalow that was altered to a
two-story residence in 2005. The lots around the Green are relatively small
fox the village; approximately 1U,U00 square. feet. Over half of the blocks
surrounding the Green have alleys. "These blocks typically have detached
garages tri the rear of tl~e residences with the garage facing the alley while
the remauiing blocks coinrnnnly have detached garages that are set to the
rear of the property with an entrance from the front. '1'11e area includes
some. mid-2Uth century ranch residences with attached garages.
The area to the west of the Green suffered extensive damage from the
tornado. Several residences were reconstructed following the tornado,
while others were extensively° remodeled. 'Phis area is also near the Electric
Park site, a resort in the early 2Uth century along the. Du Page River.
The area surrounding the Village Green. is predominantl}r Low Density
Residential, with some: Multiple N'atnily residcnccs. The areas nn and
adjacent to Lockport Street are part of the B-5 "Traditional Business overlay
distrrict:.
Arnold's Addition
Tlae northeast portion of the historic urban core was not officially platted
until Squire Arnold's death iri 1845. Main Street coiizcided with the Chicago
- Ottawa Trail acid is the site of one of tie village's earliest buildings,
the Plainfield/L~alfway House. As with the. Village Green area, this part
of Plainfield developed over time, with early Greek Revival residcnccs,
C~ueen Anne style residences, bungalows, and later, several multiple family
apartment buildings. LTir]ike the relatively rigid structure around the Village.
Green, the lots in Arnolci's Addition are irregularly shaped with variations in
the parcel size. Some of the larger parcels ate deep lots that arc adjacent to
the DuPage River. Much of this area is zoned I,ow Density Residential or
I~Iultpile r'anily Residential.
Lockport Street Business Corridor
The I,oclcporc Street Business corridor developed after the initial settlement
in Plainfield. when Lockport Street became. a main route to L,oekport and
the I & M Canal. "I"his area has a variety of buildings and types from
commercial to residential. Gtideines for this area are covered extensively
in the Design l~Ianual. 'I"he zoning is the B-5 overlay district.
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The Village Green (center) and
surrounding neighborhood.
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Arnold's Addition encompasses a vari-
ety of uses and building types.
Village of Plainfield - Residentail Infill Design Guidelines 7
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The East Side of Plainfield first
developed along the Naperville
Road, Main Street, Lockport Street,
and Joliet Road corridors.
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Highview, developed mid-century, is
on the left, and the Joliet Road area
is to the right.
East Side
This side of town developed first along khe major road corridors in the.
mid 1850s and filled in through tl~e mxd 20th cenhuy. There axe a variety
of residential styles, particulaa-ly CTreek Re.~rival cottages to the south, and
Queen .Anne residences to the nortlx. Detached garages dominate and few
of the blocks have alleys. This area of town has several neo-traditional
detached garages that reflect the arclutecture of the main residence. Several
of these are located on. Bartlett. Avenue, but others are scattered throughout.
the village core. This part of town is laredoxninantly zoned Low Dexxsity
Residential with some ce~mmercially zoned properties along the major
corridors.
U.S. 30/Joliet Road
The. area surrot7nding Toliet Road, now LJ.S. Route 3D, has a variety of
architectural styles, types, and uses. 'I"here are several residences from the
rnid to late 19th century along with. residences and commercial. development
from the 20th. centtuy. This is a heavily traveled corridor with commercial
clevelopmcnt at the periphery: Some of the residences are transitionirxg to
coxrunercial uses. Those that do not feonk U.S. Route 30 retain more of
their residential character.
Mid-Century Subdivisions
"I"o the south of the Village Green, but accessed from IL 59/Division
Street, is Hgli~riew It xs predominantly a subdivision of nud-century
residences. There are several earlier residences, ht.rt ranch homes with
attached garages dominate. 'I"ypically these residences are brick, or wood
and may have synthetic siding. 'Phis area is zoned 1,,ow Density Residential
anti tl~e. southern portion of it abuts a retail center.
8 Village of Plainfield -Residential Infill Design Guidelines
Site & Form
Guidelines
"I'he orientation of the building
should be com}?atible with the
orientation of tlae existing adjacent
bLUldtrags.
The massing should use. farms and
relate to that of the surrounding
buildings.
The scale of the bLiilding should lae
proportional. to existing buildings.
The setbacks sluauld be comparable to
neighboring buildings.
The height, v olume, a.nd bulk
should be cotnpakible with that of
neighboring buildings.
The heiglat of the. foundation should
be comparable to the height of the
foundation ota neighboring bLUldings.
Craftsman sry
Second story
First-story sid
Paired columr
stone support
The exterior of this home is predominantly siding and shingles. Ste-one.
is used nn the porch columns and the stairs. The sirnplicity of materials
helps the residence blend with the. adjacent properties. 'I'lie garage is
detached and to the rear, as with the neighboring pre]perty.
Bave return
Bay window
This infill residence. is recently constructed, but its roofline, bay window,
and entry parch relate to neighboring infill houses and older residences.
Village of Plainfield - Residentail Infill Design Guidelines 9
This group of properties respccteci the front
setback of predominantly mid-cent~rry ranch
neighborhood. However, the architectural styles
and rnassing are not in keeping with the existing
homes.
These neo-traditional. residences sit relatively
close. to the street and have detached garages
to the rear. `l"he.se residences would be
appropriate in areas with older and newer
homes.
Windows are not compatible with each other
Entry not proportionate and does not blend
with others in the neighborhood
Tlzis teardown residence is not compatible with the surrounding early and mid-twentieth centuuy
residences. Its scale, fenestration pattern, two-story entry, materials, and roof pitch do not fit
with the adjacent properties. The size of the gabled dormer on the roof is not proportionate to
the size of the lopped roof.
Smaller Cape Cod proportions with
one and one half stories and dormer
windows ~
This infill home has Tudor style -~..~,
influences, but with a greater number
of materials than traditional Tudor style
residences. This can complicate the
exterior and detract from its appearance,
rather than add to it.
T'lze house to the left dwarfs
its much smaller neighbor, a
Cape Cod style home. In dais
case, the difference. is partially
due to changes in elevation.
I-Iowever, infill development
can better blend in by
~~~ considering its neighbors.
Residential Trends in the Village Core
Kesidential lots in the lustorit core of the village range in size frc~nz less
than 5,000 square feet to over 30,000 square feet. The area surrounding
the Village Ureen has some of the smaller lots in the tort, wlzile lots that
were at one point on the edge of the village:. boundaries arc often larger.
lnfill development should keep in maid the site of adjacent parcels and
setbacks when planning for new construction.
Infill projects do not need to replicate the look of nearby properties, but
should be compatible with and relate to the properties that are around
it. Many of the earliest buildings in the village had very simple forms,
typically rectangular masses. "1"hose built around the turn of the century
were often much mare complex with many variations to the basic form
including projecting bays, an asymmetrical facade, and irregular wincio~v
placement.
10 Village of Plainfield -Residential Infill Design Guidelines
Roofs
Guidelines
'1'he type. and pitch of the roof
should be compatible with
adjacent properties.
Simple gabled or hipped roofs
with a pitch similar to the
neighboring structures are
typically appropriate.
Changes in the plane in the roof
can add articulation and visual
interest, but should be added to
serve a purpose.
Roof materials shocild be
similar to those on neighbcaring
buildings or should be.
appropriate for the style.
This infill residence has Queen Anne
style influences. The columns and
railings on the porch are compatible
with the architecture of tlie. residence
as a whole. The xnajoriry of the houses
nearby have front porches, although this
is the only full facade porch.
Simple raoFline wil
intersecting gable;
Regionally approp
trimwork as archit
detail
Simple balustrade
'I'bis neo-traditional residence has a n~rmber of elements that make it
suitable for inclusion in neo-traditional neighborhoods and as an infill
residence.. It has a simple roofline with intersecting gables, which similar to
the gabled ell plan popular around the turn of the centtu'y. It has trimwork
and details that differentiate. it from similar properties, but it is not overly
embellished.
Fiber cement
board siding
Architectural
detailing with
turret
Full facade pc
Wall Dormers
Shed roof
Hipped roof
'I'bis neo-traditional residence. is an example of a variety of roof types that
work well together. It has a supple gabled roof with gabled roof wall. dormers.
The porch has a hipped roof, classical cnlunuis and. folk victorian touches. A.
small shed roof porch with an entry is located on the side.
Village of Plainfield - Residentail Infill Design Guidelines 11
Materials
Guidelines
Veneers of materials should be used
in a ~vay that implies that the materials
serve a structural purpose.
The materials used on. the front
should. be used on all sides.
Articulation can be used to break up
a facade, brit the breaks in the facade
should serve a purpose.
"1"his residence's simple form and use of materials
creates an aesthetically pleasing appearance. "1'he
Colonial Revival influences are compatible with
the adjacent tnix of new and old structtrre.s.
The exterior wall material and txiin details axe critical elements
on an infill project. T'he wall material. does not necessarily need
to bc: the same as adjacent ar nearby properties, but it should
be compatible with nearby properties. The colors used for infill
development and addition, should be coinpatiblc ui hue and tone
with. the remainder of the property and. with adjacent properties.
Hipped
window
Fiber ce
board s
Classic
Angled siding This resiclence appropriately uses
brick and fiber cement board siding.
Additional detailing is provided with
Fiber cement board siding the white trim, classical cohunns, ancl.
a bay window There is brick on all
First-story brick on all elevations of the first floor. 'T'rim
elevations separates the first story from the
second. "I'he second $oor and cave. are:
Classical CAlumns fiber cement board siding. The. angling
of the fiber cement board siduig in the
cave adds additional visual interest.
Wall Materials Clapboard is the most common
material used fox siding on residences
I'~ ~ ',r ~ ,.~:, .,, .. , in the core of the, village. It was
~•'; "~," , ", supplemented l,>y wood shingles
a ,,~: on <ueen Anne influenced homes.
Y!, ~ ,~ Brick residences are not as comnxon,
~t
"~"~`~ but several American Foursquare
Fiber Cement Board Clapboard Wood Shingle residences are brick. Limestone was
commonly used for the foundation
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I~ on resicicnces built prior to the
"" ~ ~" 20th ce.ntua.y. ~1 few farmhouses in
Mcr, ' ' ~" .; outlying areas are constructed of
lunestone. fiber cement board is an
alternative to wood or vinyl siding
Vinyl Brick Limestone
and works well for infill developtrient.
12 Village of Plainfield -Residential Infill Design Guidelines
Porches
Guideiines
Porches should be proportional
in size to those. on surroutading
properties.
Porches should be in a style
appropriate to the structure.
Porches should be compatible with
those on adjacent properties.
Porches should be incorporated
if they are common in the
neighborhood.
Identical roof pitches
Well detailed
Appropriately sized
This small infill residence has an
appropriate: entry- porch. It provides
some articulation to the front facade
and is also functional. The porch
also relates to the adjacent late 19th
and early 2(]th century residences
that are nearlay.
This locally landmarked ~~merican Foursquare residence has a full facade front porch that follows the
guidelines. 1t also has a rear addition that blends with the original exterior. In many cases, offsets
between the original and newel and additions are encouraged. The owners of the residence utilized
the. rehabilitation grant program to assist with the restoration of the original clapboa ~ d siding.
F
Smooth transition between
original residence and addition ~ ;
Appropriately -
sized windows
Village of Plainfield - Residentail Infill Design Guidelines 13
"I"his single story neo-tradirional residence has a full facade recessed
front porch. It is intermixed among one and two story residences.
It shows in$uence of the Crafts~rian style. with brackets, shingles,
and porch columns.
Windows
Guidelines Appropriately sized
The window and door styles shc,>uld and spaced gabled
complement the existing styles on dormer windows
surrounding properties.
The Fenestration pattern should
respect that of surrot:~nding
properties. Particularly the shape,
proportions, arrangement, and detail
exhibited on historic homes that
provide inspiration for inll,l projects.
The placement of witadows should
make reasonable attempts to consider
the privacy of adjacent properties.
Shutters should be sized to -fit the.
window openings.
Appropriately sized
shutters
Entry with sidelight:
and transom
This infill residence is iriflucnced by the Colonial Revival style. "I'he
dormer windows are well placed, centered above the four second-story
wuidows. The shutters are non-functional, but are sized and placed
as if operable. The garage is detached and to the rear with a gabled
dormer suiular to those on the main structure.
This window, on an 1~330s CTreek. Revival
building, has operable shutters, and six light
over six light double hung windows.
Six light, divided
light windows
Shutters placed at edge of window
opening, not at edge of trim
Operable shutter
are appropriate f
window size
ialanced placement
Afl windows are
vertically proportioned
Simple entry
The vertical proportions and balanced placement of windows on this infill residence help
it blend with its neighbors. The gable front roof and front porch assist with this.
14 Village of Plainfield -Residential Infill Design Guidelines
Doors & Entries
Guidelines
The entry and door should be
proportionate with the rerraainder of
the structtu•e.
The entry should be a single story
unless a two story entry is appropriate
for the structure or the area.
The entry should be compatible with
the entries on adjacent properties.
"1"his late 19th cenhiry
residence has a small
entry porch that utilizes
cletnents present
clsewliere oar the
etiterior. There are
turned porch columns
that fit with the Victorian
era architecture of the
residence. The front
door and storm door axe
also appropriate for The
residence.
'1"his early 20th century residence has added Craftsman
features to its front elevation. The alterations to the
residence ue appropriately sized and are in keeping
with the era of the residence's construction.
Continuation of roof pitch
Incorporation of Craftsman
elements
A neo-traditional residence, this house incorporates
several 19th and early 20th century- elements. These
includes the full facade front porch, the pitch of the
roof, and the balanced placeme~tt of the windows.
Village of Plainfield - Residentail Infill Design Guidelines 15
Additions
Guidelines
Additions ot~ homes should be
compatible, but distinguishable from
the original structure.
Additions should consider the bulk
and volume of adjacent properties.
The materials used on the addition
should. be compatible with those of
the original structure.
Openings on the addition should be
in keeping with those of the original
structure..
Appropriate
windows
Change in
foundation
material
Now an affic?. rhis buildi~ ~;; was cznginally a residence. It is located
along the I~oure 59 corridor and is now used as a business. The rear
addition is distiriguishablc from the original portion by the lattice along
the foundation, but it generally blends with the original building.
'I"he original residence was a small one
and one half story I-Mouse. /ln addition
was added to the left and the rear due
to the shape of the lot and its location
adjacent to Eloadplaii. The addition
is distinguishable from the original.
residence. I Iowever, it is compatible
with the original residence. Several
elements barrow directly from the.
original type and architectural influences:
the. original residence and the addition
have vergeboard, there is a cut away
bay window on the first: story; anti the
windows have vertical proportions similar
to tlic original.
Additi
Cut away bay window
'I'lxis American Foursquare has several
alterations. It has an addition to the rear
and side (not visible) and the two-car
garage. '1'he addition is distinguishable
From the original residence, but includes
architecrliral elements fro~ri the original
building and is sensitive to the anginal
structure.
Vergeboard
priginal residence
16 Village of Plainfield -Residential Infill Design Guidelines
Garages
Gambrel rnnf
Shed dormer
Casement wir
This eetached carriage house incc7rporates several elements present uz
the house - the gambrel roof, slxed dormer, casement windows, and
wood siding -and also appears modern in consircrction. The location
on the side and rear of the property takes advantage of the home's
corner lot location.
Guidelines
The size, design, and location of the
garage should be compatible with
the principal structure and nearby
properttes.
The. garage should use the same or
similar materials as the principal
structure.
The opetungs on. the garage should
be similar in size to those of adjacent
properties.
Corner lots should consider taping
advantage of the opportunty to
place the garage on the side of the
Roof slope compatible with structure.
exsting roof Ilne
tlttached garages ri~ay be added in
Eyebrow window areas with predominantly detached
garages if the garage is sized and
placed appropriately.
Colors and materials match
existing house
This compatible garage is attached to an e~cisting home. It is set back
from the front facade and is distinguishable fxam tl~e origv7a1 house.
The eyebrow window adds architectural detailing that relates to details
on the existing home.
Same roof pitch
bong lots should consider taking
advantage of the opportunity to place
the garage. detached to the rear or
attached to the side or rear of the
structure..
If the garage is located on the front
of the. building, the percentage
of street fa~adc occupied by the
garage should be comparable to the
percentage of street facade occupied
by a garage on nearby properties.
Cornice returns
Single car garage doors
ittached garage on a newer residence takes advantage of the corner lot to
the garage on tl~e side of the house. The garage uses the same materials
principal structure. It: has cornice returns and separate garage doors that
t blend with the existing neighboring houses.
Village of Plainfield - Residentail Infill Design Guidelines 17
Multiple-Family Residences
Guidelines
Buildings with fewer than four units
should incorporate elements of
traditional residential architecture in
Plainfield.
As appropriate, larger buldings should
incorporate elements of traditional
architecture in Plainfield.
'1'he form, massing, and type of the
buildings should respect adjacent
properties.
~~
While the majority of development in the core of the Village
is single-fanuly residential, there are opportunities for multi-
family housing. 'T'here is the potential for condo or apartment
buildings with an urban feel. This development would best near
the lluI'age Kiver and areas addressed by the Riverfront I~laster
Pla~7. "Townhouses and rowhouses would also be. appropriate
redevelopment for limited areas of the Village core. "l"hose would
be appropriate for linaitech areas of the urban core as designated in
the Village's Comprch~nsive Plan.
~' ;~ , ~`
`Three or four story mule-family buildings would be appropriate
for limited areas in the Village core. This example has retail on
the first floor, residential units above, street parking in the front
and resident parking to the rear. it is constructed of brick, well
articulated, and well proportioned.
This townhome development
has elements of traditional and
contemporary arclitectlire.
`1'ownhousc developiner~t is appropriate
for limited areas of the Village's urban
core and expanded urban core. This
development shoulch relate to adjacent
properties and include elements of
traditional architecture. This example is
located outside of the expanded urban
core. l Iowevcr, its scale and architectcre
would be compatible with that: of the
urban core.
18 Village of Plainfield -Residential Infill Design Guidelines
Business Transition Zoning
The same guidelines apply for
properties that are zoned or could be
zoned business transition. Additional
details on the purpose and intent
of the zoning classification are
in the Zoning Ordinance and. the
Cona.prehcnsive Plan. Generally, the
fallowing is recommended for these
properties:
The rehabilitation or restoration of
buildings is encouraged.
preservation of existing structures is
encouraged to retain the character of
the area.
The original style or type should be
retained.
Detailing with the
vergeboard in gable
Synthetically sided, but
with white trimboards
that provide some
differentiation
Historic entry porch
This former residence is located less than one block from the. main
commercial corridor. It retains its historic form. while operating as a
business. Builduigs of this type. and scale provide a transition from the
denser, urban forms a.lorag the train stireet and similar buildings that
remain residences nearUy.
Original residence
Balanced window
placement as on
original residence
Unchanged setback, with
offset for architectural effect
i1 large addition was added onto this former residence located alang the
Route 59 corridor. The addition allowed for additional. ofhce space wlulc
retaining the setbacks and character of the area.
Architectural detailing with
multi-gabled dormer
Fiber cement board siding
Setback consistent with
adjacent properties
New professional office constructiott
located between commercial and
residential properties.
Village of Plainfield - Residentail Infill Design Guidelines 19
r
Appendix A: PIS i afield Architecture
Top: A National Register listed
Greek Revival structure on Main
Street that dates from the 1830s.
Above: An Italianate residence
located on Bartlett Avenue.
Right: A Shingle style home
located on Center Street with
the characteristic shingle siding,
asymmetrical roof, and two story
bay window.
Far Right: This Queen Anne
residence is on Illinois Street and
serves as an example of the style.
Residential Architectural Styies
Many residences in Plauifield have. influences of one or more architectural
styles, brit are not truly representative of a specific style. Few homes are
arChllteCt destgrzed.
Greek Revival (c. 1830-1860)
Greek Rev-ival structures occurred much later in Illinois than other parts of
the country. Ty~~ically the. structures had a gable or hipped roof, a cornice
emphasized with a wide band. of trim, and often small rectangular frieze
windows below the trim. Other windows were typically double hung with
six panes in each sash. '1"he Eront door was often sz.zrrounded by sidelights
with a transom above it. Wings were common as were porches. Greek
Revival structures are some of the earliest in Plainfield. and there arc a
number of smaller buildings with an in$uence of the style.
Neo-Classical/Classical Revival (c. 1895-1950)
.Dull-height porch dominates front facade, roof supported by classical
columns with Ionic or Corinthian capitals. Balanced window and door
placement. The foundation is typically limestone and. above grade.
Italianate (c. 1840-1885)
'I,he Italianate style began in England and was inspired by Italian
farmhouses. 'I',he Italianate stivle is present in commercial and residential
buildings. Residential builcings often had a low pitched roof with
overhanging eaves, anti decorative brackets. 'I"he windows were tall and
often rounded, frequently with an arch. There was often a small porch.
The foundation was typically limestone and several feet above. grade.
Shingle (c. 1880-1900)
The Shingle style is less common. Roofs are steeply pitched with an
irregular roof line.. The sides are often clad with shingles, which arc
uninterrupted at the corners. Asymmetrical facades and porches are typical.
Queen Anne (c. 1880-1910)
Queen Azure style bulldings, and those with an iu$uencc of the style axe
one of the more common types in Plainfield. The style typically has a
steeply pitched and irregularly shaped roof with a front facing gable.
20 Village of Plainfield -Residential Infill Design Guidelines
There are often decorative. details such as wood slvngles or half-timbers,
frequently in the gable ends. Porches -partial, fu71 facade, and asymmetrical
- are common and often extend along at least one side wall.
Colonial Revival & Cape Cod (c. 1895-1960, c. 1925-1950)
Colonial Revival buildings, typically bLUlt from c. 1680-1955 are common
ui the Village. They typically have a gabled or hipped roof and the
facade is symmetrical. The windows are double hung with multi-pane
sashes. `I"he entryway is often surrounded by pilasters or sidelights. r1
small entry porch with slender columns is also common. Dutch (.;olonial
Revival style buildings have a gambrel roof Also common are Cape Cod
buildings, which were built from c. 1925-1950. These buildings are usually
one and one half stories with a gabled roof and gabled dormer windows.
The facade is symmetrical, with the door often having a pediment and
surrounded by pilasters.
Tudor Revival (c. 1890-1940)
Tudor Revival builduigs are less common in the Village. "I'herc are several
with an influence of the style. The buuldings normally have steeply pitched
gabled roofs. IIalf timbering is often present in the eaves. 1~"requentlj; tlae
windows axe casement with multiple panes of glass. '1"he front door is often
rounded.
Craftsman/Bungalow (c. 1910-1935)
The Craftsman style. was influenced b}' the Arts & Crafts movement
and these residences typically had low slopuig roofs, exposed rafter tails,
triangular knee braces, and nnalti-paned sash w-indows over a single sash.
I_iungalc>w homes have elements of the style. Typically they are square ar
rectangular ui shape and arc one to one and one half stories. 'T'hey often
have gahled roofs, and often a gabled dormer. Some have exposed beams
and rafter tails. The windows may be paired and axe double hiing with a
multi-paned sash over a single pane sash.
Modern (c. 1920-1980)
Modern Styles are not conunon in the. Village, lout there are several
examples. There are residences that have Moderne as well as Modern
elements. IVloderue struch~res often have a flat roof, stucco walls, curved
edges, and an asymmc:txical facade. Modern structures, typically later,
commonly have flat or lc>w-pitched roofs, walls with a smooth finish, an
asymmetrical facade, and an emphasis on the horizontal.
Above right: Tudor Revival residence on Lockport Street with an
asymmetrical roof line, stucco and half-timbering on the second
story, and grouped casement windows.
Right: A bungalow style residence with Craftsman style influences.
The residence has a hipped roof, gabled dormer, bay window, and
an enclosed porch.
Top: A Colonial Revival on Center
Street with a bay window, dormer
window, symmetrical facade and
pork porch columns.
Above: Cape Cod style residence
with a gabled roof, gabled
dormers, and paired windows.
Village of Plainfield - Residentail Infill Design Guidelines 21
Residential Vernacular Types
I-Mouse (c. 1880-1890)
'T'here arc fety l-Houses in tl~e Village, but there are several variants on the
form, Pre-Classic I-Houses. Most I-Houses have a side gabled roof. 'I"hey
are typically two stories, one room deep, and at least two rooms wide. A
clvrnney may be in the center or at tl,e gable ends. Pre-Classic I-I-louses
commonly 1).ave a small entry porch with a hipped roof.
Above: Side Hall Plan residence
with Ttalianate influences, including
a gabled roof, corner boards with
pilaster caps, and Flat roof door
hood with brackets.
Upright & Wing (c. 1830-1890)
Upright. and ~~'itig homes have a two or r)ne and orre half story "upright"
section and a single story "wing". Tioth sections have a gabled. roof. The
door is often in the wing portion and. tlaere is a partial porch. "The form
was often common during the C.:~reek Revival period and often has elements
of the style.
Side Hall Plan (c. 1830-1880)
The side hall. plan is named for the hall and stairwell on the. side of the.
house. Thls type has a gabled roof and is two rooms deep. IVlost side hall
plates ui Planfield have a front gabled roof, but there arc side galled roofs
as well. '1`lte type is also known as a"'Iwo-Thirds Georgian" since- it was
tnissitag the side. wings present on Georgian residences. Some examples in
Plainfield have Greek Revival or Ttaliatiate ufluences. Italianatc. influenced
buildings often have small entry I)orches with.l)rackets.
Gabled Ell (c. 1865-1885)
Gabled Ell buildings, often with variations resulting in a T-Plan. c.)r a Cross
T?lan, arc common in Plainfield. '.They arc two stories with a gabled roof:
7'he door is typically on the "ell" section c-~f the house and there is often a
partial porch. Many of these btlilduigs have influences of a style, typically
Italianate or Queen i~nne.
American Four Square (c. 1900-19.5)
Tlvs type was popular early in the 20th century. T'he buildings had a hipped
roof, often with a gabled or hipped. dormer window i:n the front and often
on the sides. 't'here was typically a full facade. front. porch. Tl~e foundation
was raised. and. usually concrete block.
Top Left: Gabled EII type residence
with a gabled roof, bay window,
and hipped roof entry porch.
Left: Locally landmarked American
Foursgaure with a hipped roof,
hipped dormer window, paired
windows, and a full facade porch.
22 Village of Plainfield -Residential Tnfill Design Guidelines
Top: T-House close to the expanded
downtown with a side gabled roof,
three bays, and gabled front entry
with paired columns.