Plainfield Committee of the Whole Workshop Summary - November 10, 2025

The Committee of the Whole Workshop of the Village of Plainfield President and Board of Trustees was held on Monday, November 10, 2025, at 7:00 PM in the Boardroom. The meeting covered three main workshop items: the proposed 2026 Plainfield Common Ground Music & Arts Festival, a concept plan for a 377-unit apartment development on 119th Street (Fiduciary Real Estate Development), and the 2025 tax levy. Trustees also provided comments on veterans, local sports achievements, and mental health emergency trends.

Consent Calendar

• The minutes of the Committee of the Whole Workshop held on October 27, 2025, were approved by unanimous voice vote.

Public Comments & Testimony

• During the initial public comment period, no members of the public spoke.
• Regarding the Fiduciary concept plan, three residents from the neighboring Sterling Estates and Wolf Creek subdivisions spoke in opposition. Joe Paul Thing (1195 South Wolf Drive) stated he backs up to the proposed development and argued that the density is too high, traffic on 119th Street is already dangerous, and the proposed lighting and noise would degrade quality of life. He suggested lower-density single-family homes instead. Angel Santana (Sterling Estates) read a prepared statement opposing the 406 units on 31 acres, citing severe safety risks for school traffic, an aging bridge, and overloaded schools. He urged the board to reject the concept and consider a low-density alternative. Bruce Brown (23739 West Cotwall Drive) showed a photo of a Naperville development (8 acres for 14 home sites) as an example of lower-density growth, argued the site could be developed with less density, and emphasized the bridge cannot handle more traffic. Crystal Griffith (living at the dead end near the site) expressed concern about potential emergency access to Wolf Drive, noted the difficulty of turning left onto 119th Street, and worried about safety for pedestrians and cyclists.

Discussion Items

2026 Plainfield Common Ground Music & Arts Festival

• Chief presented a synopsis of the proposed festival scheduled for October 3, 2026, from noon to 10:00 PM at Settlers Park and adjacent vacant land. The event would feature bluegrass music, local food trucks, craft brewers, and arts vendors. Organizers Brandon Wright, Amanda Wright, and Katie Carrier (Common Ground Cooperative, a 501c3) seek approval for alcohol sales on village property. Estimated attendance is 2,000. Parking would use the Village Hall lot (with potential shuttle from Pace lot), with a possible road closure of Village Center Drive contingent on nearby business support. Security costs are estimated at $5,000 (one sergeant, three police officers, and two medics); the village's special event ordinance requires the organizer to pay 50%, with a 25% deposit. The organizer requested a reduction due to the first-time event. Board members expressed strong support, noting the early planning and high-quality proposal. Trustees confirmed there were no objections to the use, and consensus was to reduce the required fee by half for the first year.

Fiduciary Real Estate Development – 119th Street Concept Plan (Case 2117-092925.CP)

• Jonathan (staff) introduced the concept plan for 377 apartment units (13.1 units/acre) on 31 acres at 119th Street east of Route 59, designated for multifamily in the comprehensive plan. Developer Tony DeRosa of Fiduciary Real Estate Development (Milwaukee) presented the company’s track record, including the successful Seasons at Plainfield (320 units, 94% occupancy, highest rents in market). The proposal includes two-story buildings with private garages, a clubhouse, pool, pickleball court, and EV charging stations. Parking ratio: 2.14 spaces per unit. Estimated property tax increment: $1.35 million/year; impact fees: $4.1 million. The developer noted 79% of Seasons residents came from outside Plainfield, and the average resident age is 35. Trustees expressed concerns about traffic on 119th Street, density, and the cumulative impact of recent development approvals. Several trustees (Wojowski, Kiefer, Panucci, Sula) cited the need to first understand the 119th Street corridor improvements and the upcoming Phase I study with Naperville. Mayor and others asked whether the opposition was to apartment use itself or to density/design. Board feedback was mixed: while no trustee outright opposed apartment use in the location, most said the current density (377 units) is too high and they would consider a revised plan with lower density. The project was not approved; the board encouraged the developer to revisit the design and density, and to wait until the 119th Street study progresses.

2025 Tax Levy

• Tracy Pleckham presented the preliminary estimate of $11,586,000 (maximum levy), approved at the November 3 Board meeting. The levy funds police pensions ($350,000 increase), tort immunity ($650,000), and general operations. An 11% increase in EAV would yield a 1.1 million revenue increase if the rate (0.4430) is maintained. A 5% rate reduction would produce only $550,000 additional revenue but would cut corporate and police protection funds. The average homeowner would see no change in the village portion of their tax bill if rate is maintained, or a ~$31 savings if reduced by 5%. Village taxes represent about 6% of the total property tax bill. Trustees unanimously agreed to maintain the current rate (no increase, no decrease), directing staff to prepare the ordinance accordingly.

Key Outcomes

• Festival: The board expressed support for the 2026 Common Ground Festival, with consensus to reduce the security fee deposit by half (from 25% to an amount reflecting the 50% obligation, effectively 12.5% of estimated costs) for the first-year event. Organizers will work with staff on final details.
• Concept Plan: The board did not approve the Fiduciary concept plan. The developer was advised to reduce density, improve site design, and re-submit after the 119th Street corridor study provides clearer infrastructure plans. Trustees signaled openness to a lower-density multifamily project in that location.
• Tax Levy: Board consensus is to maintain the current tax rate; the levy ordinance will be presented for adoption at the December 1 Village Board meeting.
• Other: Trustees supported the mayor's suggestion to retain a professional to help the board assess overall housing and apartment needs in the village. The meeting concluded with a unanimous vote to adjourn to Executive Session (discussing pending litigation).