HomeMy Public PortalAbout01-09-2020 HPC Minutes Meeting of the Historic Preservation Commission
Record of Minutes
Date: January 9, 2020 Location: Village Hall
CALL TO ORDER, ROLL CALL, PLEDGE
Chairman Bortel called the meeting to order at 7:00 p.m. Roll call was taken: Commissioners Lucas,
Schmidt, Olsen, Derrick, Hendricksen, Hagen, Rapp, and Chairman Bortel were present. Commissioner
Barvian was absent.
Also, in attendance: Jonathan Proulx, Director of Planning; Jessica Gal, Associate Planner, & Yuchen
Ding, Associate Planner.
Chairman Bortel led the pledge to the flag.
APPROVAL OF AGENDA
Commissioner Derrick made a motion to approve the agenda. Seconded by Commissioner Hendricksen.
Voice Vote. All in favor. 0 opposed. Motion carried 8-0.
APPROVAL OF MINUTES
Commissioner Hendricksen made a motion to approve the Minutes of the Historic Preservation
Commission held on November 14, 2019 as presented. Seconded by Commissioner Rapp. Voice Vote.
All in favor. 0 opposed. Motion carried 8-0.
CHAIR’S COMMENTS
Chairman Bortel reminded the commission about the workshop on February 19th and provided them an
update on the presenters. Chairman Bortel stated Landmarks Illinois is looking for a sponsor for a
Saturday meeting. Chairman Bortel reminded the commission of the evening meeting in Kendall County
on February 19th. Chairman Bortel indicated he will be arranging another tour of the Farnsworth House.
COMMISSIONERS COMMENTS
Commissioner Hendericksen stated he has noticed the owner of 15326 S. Joliet Road did not follow the
letter of agreement that was approved for the fence. Mr. Proulx stated staff is aware and there are in
communication with the property owner to find a resolution. Commissioner Hendericksen stated the
property owner has a responsibility to make it right. Commissioner Olsen asked if the Village inspected
and approved the fence. Commissioner Olsen indicated the current fence is a violation of the code. Mr.
Proulx explained that the property owner calls for the final inspection for a fence, which has not occurred.
Mr. Proulx also stated the height of the fence in the front of the house may be in violation of code.
PUBLIC COMMENT
Chairman Bortel asked for public comment and there was no response.
OLD BUSINESS
NEW BUSINESS
1834-040519.HPC 15134 S. Fox River Paul Jackson
Commissioner Derrick made a motion to open a public hearing. Second by Commission Lucas. Vote by
roll call: Lucas, yes; Schmidt, yes; Olsen, yes; Derrick, yes; Hagen, yes; Hendericksen, yes; Rapp, yes;
Bortel, yes. Motion carried 8-0.
Ms. Gal stated the applicant is requesting landmark designation for the residence located at 15134 S. Fox
River Street, west of Village Green Park in Downtown Plainfield. The applicant purchased the residence
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January 9, 2020
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and property in 2016. The home was originally constructed circa 1840, shortly after the original platting
of Plainfield. The Village’s 2006 survey of the urban core recommends the subject structure for local
landmark status as well as being a contributing structure to a historic district. The home predates the Civil
War, one of 26 homes in the Upright vernacular form.
Ms. Gal reviewed the staff report dated January 7, 2020. Ms. Gal concluded the nomination package
provides a detailed history of the residents of the Mitchell-Keen-Jackson home as well as a thorough
explanation on its architectural elements. Based on the information available prior to the public hearing
and discussion by the HPC, staff believes the subject property qualifies for landmark designation.
Commissioner Olsen asked if Keen is spelled with an “e” at the end. Chairman Bortel explained his
research and the family he spoke with is not sure if the “e” should be there or not.
Commissioner Hendricksen stated the house is a treasure and thanked the applicant for bringing the house
forward for landmarking.
Commissioner Derrick asked if there is any more detail to the integrity of the building and its materials
relative to the 1990 tornado. Chairman Bortel stated he reached out to the owners of the house of the time
of the tornado and the owners decided to keep the house and fix it. Chairman Bortel explained what
damage was done and how it was repaired. Commissioner Derrick asked if the house was not blown
down and rebuilt. Chairman Bortel stated no. Commissioner Derrick wanted to clarify the integrity of
the building and the massing is the same from before the tornado.
Commissioner Derrick stated the upright and wing is the really import part of the nomination and feels
Appendix G should reflect that. Commissioner Derrick stated there is some inconsistences in the
Overview in how many of these resources are left and suggested cleaning that up.
Commissioner Hendericksen made a motion to close the public hearing. Second by Commission Lucas.
Vote by roll call: Lucas, yes; Schmidt, yes; Olsen, yes; Derrick, yes; Hagen, yes; Hendericksen, yes;
Rapp, yes; Bortel, yes. Motion carried 8-0.
Commissioner Lucas made a motion to recommend approval of the landmark designation for the property
known as the Mitchell-Keen-Jackson residence, located at 15134 S. Fox River Street, based on the criteria
outlined in the staff report and landmark nomination form subject to changes discussed by the
commission.
Second by Commissioner Derrick. Vote by roll call: Schmidt, yes; Olsen, yes; Hendericksen, yes; Hagen,
yes; Rapp, yes; Derrick, yes; Lucas, yes; Bortel, yes. Motion carried 8-0.
1862-112219.DEMO 15024 S. Des Plaines St. Redhead Rentals. LLC
Commissioner Lucas made a motion to open a public hearing. Second by Commission Rapp. Vote by
roll call: Lucas, yes; Schmidt, yes; Olsen, yes; Derrick, yes; Hagen, yes; Hendericksen, yes; Rapp, yes;
Bortel, yes. Motion carried 8-0.
Ms. Gal stated the applicants are requesting approval of a demolition permit for the demolition of a
residential structure located at 15024 South Des Plaines Street, on the west side of South Des Plaines
Street between West Lockport Street and West Oak Street. The purpose of the demolition is in order to
construct a commercial building and related parking on the subject property. The playhouse located on
the southside of the property is not included as part of this demolition request. The applicants intend to
integrate the playhouse, which is of historic value, into their redevelopment plans for the subject
property.
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Ms. Gal stated the subject structure is not locally landmarked and is not located within a locally
designated historic district. It is included in the Historic Urbanized Core Survey (attached) as a
contributing structure to the Arnold’s Addition Historic District. As a contributing structure to a historic
district and being a structure that it is 50 years of age or older, the demolition permit ordinance calls for
the Historic Preservation Commission to hold a public hearing to determine if an “alternatives analysis”
and 90-day delay in action on the demolition permit is warranted.
Ms. Gal reviewed the staff report dated January 7, 2020. Ms. Gal concluded The Historic Preservation
Commission shall consider the extent to which the architectural and historical significance of the structure
warrants a delay in demolition. Consideration must also be given to the condition of the structure and
whether rehabilitation for a commercial use is feasible. The applicants have provided plans for the
redevelopment of the subject property that are attached for the Commission’s review. Should the
demolition be approved, the applicants’ development will require site plan review and approval by the
Village of Plainfield Board of Trustees. If approved, new construction is anticipated to begin in Spring
2020.
Chairman Bortel swore in Michelle Smith, applicant. Ms. Smith explained that the house will be
demolished but the playhouse will not because they believe it has historic value. Ms. Smith stated that
parts of the home will be repurposed and used in the new development.
Commissioner Derrick asked what the new use will be. Ms. Smith stated it will be a restaurant and a
boutique hotel.
Chairman Bortel swore in David & Lisa Schmidt, architects. Mr. Schmidt explained the vision of the
applicant which includes a 4,000 square feet footprint for a restaurant and boutique hotel. Mr. Schmidt
explained the difficulty of getting the existing footprint, which is 1,400 square feet, to fit with their
proposed use. Mr. Schmidt explained what the major obstacles would be to keep the house and
repurpose it. Ms. Schmidt explained the restaurant use would be the on the first floor, the second floor
would be an eight (8) room boutique style hotel, and the on the third floor there would be a roof
top terrace Ms. Schmidt stated the building will be mostly stone and brick masonry. Ms. Schmidt stated
the backyard of the building would be event space and the playhouse.
Commissioner Derrick asked if the breezeway and the garage are included on the 1,400 square feet
footprint. Mr. Schmidt stated no, that it is only the house.
Commissioner Derrick stated that the picture on the Urban Survey and present-day photo are very
different. Commissioner Derrick asked if all the details in the present photo was under siding that was
removed or added. Ms. Smith stated the details were added to the home, along with newer
siding. Chairman Bortel asked if the previous owner added all the detail to the home before Ms. Smith
purchased the property. Ms. Smith confirmed. Commissioner Derrick asked if anyone in attendance
remembers if the previous owner completed the work in the present-day photos.
Chairman Bortel swore in Tom Ruane, resident. Mr. Ruane confirmed that the previous owner did add all
the detailing on the present house.
Chairman Bortel swore in Michael Lambert, resident & President of the Plainfield Historic Society. Mr.
Lambert stated the house had the eaves and brackets were cut off in the 1970’s. Mr. Lambert provided
the commission with a photo of the original house (attached). Mr. Lambert confirmed that the previous
owner tried to restore the character of the home.
Mr. Lambert provided a statement on the behalf of the Plainfield Historic Society, which included the
history of the owners of the property and the people who have lived in the house. Mr. Lambert also
explained the significance of the people who owned the property or lived there. Mr. Lambert stated that
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this home was occupied by a Plainfield pioneer family for over 110 years and is one of four
surviving Cubic Italianate or French Empire homes. Mr. Lambert asked the commission and applicant to
consider all adaptive reuse of the house, since it is an extremely important house because of the
architecture and history.
Mr. Lambert stated that because a building does not meet certain codes, is not a reason a building should
be demolished. Mr. Lambert mentioned that there was a recent demolition request and the proposed
building was of European style and the commission did not feel it fit into the downtown. Mr. Lambert
request that the commission focus on how this building could be preserved to respect the deep history of
the Village of Plainfield.
Commissioner Hendrickson stated the commission has not address the style of the proposed building and
agrees there can be modifications to help the building fit in better. Commissioner Hendricksen stated that
he is hoping the applicate would be flexible to making some changes to the building’s architectural
style.
Commissioner Derrick asked if the building will be from lot line to lot line. Mr. Schmidt stated no, it is
about 10 feet from the north and the south lot lines. Commissioner Olsen asked how many square feet the
lot is. Ms. Gal stated the survey states 14,788 square feet, which includes the parking lot.
Commissioner Olsen asked if the applicant saw the photo presented this evening before tonight. Mr.
Schmidt stated no. Commissioner Olsen asked if the photo would have influenced their decision. Ms.
Smith stated that looking at the photo you can see how much the building has been added onto.
Commissioner Derrick clarified that the commission is only interested in the original part of the house,
even in its sad condition. Commissioner Derrick indicated that with the photo the house could be restored
accurately. Commissioner Derrick indicated she understands the challenges with preserving the home but
she would like preservation to be considered because of the lack of these types of homes and it would be
such a treasure for the community.
Ms. Smith stated that before they purchased the home, they researched the historic value of the home.
Ms. Smith questioned why the home in the last thirty (30) years has been deemed to have historical value,
since it was not indicated on the survey. Chairman Bortel stated the survey is sixteen (16) years old.
Commissioner Derrick stated that there has been some restoration completed after the survey was
completed and now it is easier to see what the house was before the architectural detailing was removed
from the house. Chairman Bortel explained how the HPC and the Village decided which properties to
survey based on their architecture and history. Commissioner Olsen stated that on the survey it states it is
a contributing structure. Mr. Lambert stated he was on the commission when the surveys were completed
and the survey was completed based on a visual inspection, so that is why the building at the time of the
survey did not meet a high significance level and the history was not known to the surveyor.
Commissioner Derrick stated the applicant maybe able to get the rehabilitation tax credits.
Commissioner Derrick stated she would like the alternative analysis to explored. Commissioner
Hendrickson indicated he would be respective to the application, if the applicant will work closely with
the HPC architecturally. Ms. Schmidt explained that the applicant did ask them to explore using the
current building. Ms. Schmidt explained the components of what the applicant would need to have for
the use they are proposing. Ms. Schmidt stated that using the current building would be cost prohibited.
Chairman Bortel indicated that applicant should have come to the HCP before purchasing the property to
see if there was any historic value, since it is their job as a commission to preserve historic buildings. Ms.
Smith stated eight (8) years ago they approached the previous owner to purchase the property and at that
time the owner was intent on preserving the property. Ms. Smith stated a year ago the owner approached
them because they were ready to sell the property. Ms. Smith stated that the property was in worse shape
now than it was eight (8) years ago and she did look into the historic value. Ms. Smith indicated the
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house is in a commercial area in downtown and the house is not feasible for the proposed use.
Commissioner Derrick stated the commission is looking for the applicant to keep the important elements,
the representation of the home, and add to it.
Commissioner Rapp asked if their original intention was to demolish the property. Ms. Smith stated eight
(8) years ago their intention was to not demolish the building, instead to use it for a bed and breakfast.
Ms. Smith explained that their plan changed because of the changes to the downtown area.
Commissioner Rapp asked if they toured the house eight (8) years ago and if the condition has changed
drastically in that time. Ms. Smith stated yes but at the that time they had a different plan and did not
look at the property the same way.
Commissioner Lucas asked the applicant to tell them more about the structural soundness of the home.
Ms. Smith indicated that there are 2x4’s for support in the basement. Mr. Schmidt stated the basement
beams are cracking, the columns are cobbled together, and the floor joist are not spaced correctly, so the
entire home would need to be lifted and/or moved to repair the basement. Mr. Schmidt explained the
work that would need to be completed to make the basement structurally sound and fit the needs on the
applicant.
Commissioner Derrick suggested to use the existing building as part of the restaurant and adding on the
hotel. Mr. Schmidt stated the applicant needs to install an elevator, commercial grade kitchen, and
sprinklers. Commissioner Derrick stated the building is significant enough to ask for the alternatives
analysis and see if the existing building can be used. Commissioner Derrick wants to make sure that the
commission exhausts all their options. Commissioner Hendricksen stated it may be beneficial to continue
this conversation to another meeting, since there was a lot of information presented this evening.
Chairman Bortel asked staff if we could obtain a quote from the Farnsworth Group for a structural
evaluation. Commissioner Hendericksen reminded the chairman that the structural evaluation will not
take into consideration the proposed use.
Mr. Schmidt stated that he is not suggesting the house is unsound. Mr. Schmidt stated the current
structure does not meet handicap accessibility, energy codes, fire codes and plumbing codes for the
purposed use. Mr. Schmidt stated trying to marry a concrete and steel structure to an existing wood
structure will be costly.
Mr. Proulx explained what actions the commission can take this evening. Mr. Proulx stated the applicant
has been working with staff for roughly a year. Mr. Proulx stated that staff recommends adaptive reuse
when possible, and staff uses the urban surveys as a point of reference and this structure was not
recommended for local landmark status. Mr. Proulx indicated there was new evidence presented this
evening that was not available on the survey that contributions to the significance of this structure.
Commissioner Olsen asked what the square footage of the original structure is. Ms. Smith stated roughly
800 square feet. Commissioner Olsen suggested moving the original structure on the property and using
it for the lobby of the hotel. Mr. Schmidt reiterated that the structure will require a lot of work to bring
the home to code. Ms. Schmidt stated that the house does not fit into their business plan, since the
applicant would like a first-floor restaurant with hotel space on the second floor. Commissioner Olsen
suggested that this business plan might not fit the property. Commissioner Hagen feels that the
commission should not be commenting on the applicant’s business plan.
Commissioner Hendericksen made a motion to close the public hearing. Second by
Commission Rapp. Vote by roll call: Lucas, yes; Olsen, yes; Derrick, yes; Hendericksen, yes; Hagen,
yes; Rapp, yes; Bortel, yes. Motion carried 7-0.
Staff and the commission discussed their motion options.
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Commissioner Derrick makes a motion to continue the public hearing for the demolition request to the
March 12, 2020 Historical Preservation meeting. Second by Commissioner Hendricksen.
Commissioner Hagen asked what does the motion mean. Commissioner Derrick stated she would request
to continue and ask the applicant to answer some specific questions before the next meeting.
Commissioner Derrick would like to know whether it is possible to save the original cubic form of the
building and create a substantial addition.
Mr. Proulx stated that the HPC is authorized to make any motions, however, the additional information
being requested should be tied back to the criteria in the code. Mr. Proulx referenced the criteria in the
staff report. Mr. Proulx cautioned the HPC not to utilize the continuance as an alternative means of
pursuing the alternatives analysis, without the request going before the Village Board. The
Commissioners discussed the criteria and the limitations of the ArchiSearch survey, especially since the
building is different than when surveyed.
Commissioner Hendricksen states that he would like the applicant to come back in a month with an
alternative consideration of the building. Commissioner Derrick states that the photo provided by the
Historical Society is new information and it could be restored to that beautiful building again.
Mr. Schmidt asked if they can select their own companies to complete the alternative analysis. Chairman
Bortel confirmed. Commissioner Hendricksen indicated he wants the applicant to come back to the
commission with reworked plans that combine the old with the new. Ms. Smith stated that they like their
plan and it fits with the modern buildings around it, especially Station One. Ms. Smith indicated she is not
interested in replicating the look of the house for the building. Ms. Smith stated the house doesn’t fit in
that space anymore either.
Following discussion of the continuance, Commissioner Derrick withdraws her motion to continue the
case to the next meeting. Commissioner Hendricksen withdrew his second.
Commissioner Hendricksen made a motion to deny the application for demolition. Second by
Commissioner Lucas.
Mr. Proulx stated procedural that the commissioner needs to vote on the motion for a
continuance. Chairman Bortel requests the Commission to take action on the first motion for the
continuance that was already seconded.
Vote by roll call: Olsen, no; Lucas, no; Rapp, no; Hagen, no; Derrick, no; Hendericksen, no; Bortel, no.
Motion fails 0-7.
Mr. Lambert asked why the commission has not discussed if the building could be moved. Ms. Smith
stated that she is willing to donate the home to the Historical Society.
Commissioner Lucas asked for clarification on how the motions would move forward. Mr. Proulx stated
that staff needs to move the case forward and the 90-day alternative analysis report is the closest thing per
code to deny the demolition by the commission. Commissioner Hendricksen stated the case will go to
Village Board even if the commission denies that demolition applicant.
There was discussion on the options outlined in the Zoning Ordinance. Staff clarified that
the Zoning Ordinance identifies two options: to approve the demolition permit or to recommend an
alternatives analysis. Mr. Proulx indicated that a motion to deny the demolition application would be
interpreted by staff as a motion to recommend a 90-day alternatives analysis. Commissioner Hendricksen
stated he does not want to change his motion, since he does not feel like the applicant is willing to work
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with them on architectural improvements. Ms. Smith clarified that she is not opposed to making changes
to the building but does not want the new building to look like the house.
Commissioner Derrick asked if the motion passes that was made by Commissioner Henricksen made the
applicant would go the Village Board for action on 90-day alternatives analysis. Mr. Proulx stated yes
that is his interpretation. Mr. Proulx explained that the commission does not have the authority per code
to deny a demolition permit.
Commissioner Lucas asks for confirmation on the options allowed by the zoning ordinance. Mr. Proulx
confirms that the two options are to recommend approval of the demolition permit or recommend an
alternatives analysis. Mr. Proulx stated a favorable vote to deny the demolition applicant would be
interpreted as the commission wants the Village Board to act on the alternative analysis report.
Chairman Bortel requests the Commission to act on the second motion for denial of the demolition
application that was already seconded.
Vote by roll call: Olsen, no; Lucas, no; Rapp, no; Hagen, no; Derrick, no; Hendricksen, no; Bortel, no.
Motion fails 1-6.
Commissioner Lucas made a motion to require a 90-day delay in issuance of a demolition permit for the
residential structure located at 15024 S. Des Plaines Street and require the applicant, the HPC, and staff to
consider alternatives to the proposed demolition.
Second by Commissioner Derrick. Vote by roll call: Olsen, yes; Hendericksen, abstains; Hagen, no;
Rapp, no; Derrick, yes; Lucas, yes; Bortel, yes. Motion carried 4-2.
Historic Preservation Logo
Chairman Bortel stated the current logo fits on the plaques appropriately and does not see the need to
change the logo. Commissioner Hendricksen asked if this would include changing the letterhead.
Chairman Bortel confirmed. Commissioner Hendricksen stated he does not feel the logo needs to be
changed. Chairman Bortel stated the logo could be changed on the letterhead but does not want to have
two different logos on the plaques around town. Commissioner Schmidt stated he would be for a logo
change. Commissioner Olsen agreed that she would like the logo changed.
Chairman Bortel asked the commission if they would like to do away with the current logo completely or
just change the one we used on stationary. Commissioner Schmidt and Olsen agreed to only have one
logo and do away with the current logo. Commissioner Rapp stated he does not want the logo to change.
Commissioner Hendricksen suggested to continue the logo discussion to another meeting, so they all had
more time to think about it. The commission agreed to discuss the logo at their next meeting.
DISCUSSION
Mr. Proulx stated that the staff is reviewing the sign code and wanted the commission to know that there
will be an agenda item for a future meeting to discuss signage with the commission in the central sign
district.
Chairman Bortel told the commission to let him know if they would like to attend lunch with the
presenters for the workshop on February 19th.
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ADJOURN
Commissioner Derrick made a motion to adjourn. Commissioner Olsen seconded the motion.
Voice vote. All in favor; 0 opposed. Motion carried 8-0.
Meeting adjourned at 9:31 p.m.
Respectfully submitted,
Tracey Erickson
Recording Secretary
Click on the link to view the video of the January 9, 2020 Historical Preservation Commission Meeting.
https://plainfieldil.granicus.com/player/clip/631?view_id=2