Plan Commission Meeting - November 18, 2025

The Plainfield Plan Commission met on November 18, 2025, at 7:00 PM in the Village Boardroom. The meeting covered approval of prior minutes, a continuance for a Dunkin' Donuts proposal, and public hearings for two special use permits: a bed-and-breakfast-type rental at Riverfront Manor and an animal boarding facility at Plainfield Pet Resort. Both special use permits received unanimous recommendations for approval.

Consent Calendar

• Approval of Minutes (November 4, 2025): Approved by voice vote with a motion by Commissioner Fahim and second by Commissioner Hynan. No changes or comments were made.

Public Comments & Testimony

• No members of the public addressed the commission on items not on the agenda.

Discussion Items

1. Dunkin' Donuts (Case 214-091825.AA.REZ.SU.VAR.SPR.PP)

• The applicant requested a continuance to the December 16, 2025, Plan Commission meeting. The commission voted unanimously (voice vote) to open and continue the public hearing.

2. Riverfront Manor LLC - 24044 W. Main St. (Case 2118-102325.SU)

• Staff Report: The petitioner seeks a special use permit for a bed-and-breakfast rental property (short-term rental) associated with the Sanctuary event venue. The property is a historic home built in 1841, currently vacant. Village code does not have standards for short-term rentals; staff determined a special use permit similar to a bed-and-breakfast in the BT district was appropriate. A condition limits rentals to Sanctuary event guests only, with no events on site. Up to 10 guests, nine parking spaces.
• Applicant Presentation: Nancy Queeton (spelled N-A-N-C-Y, K-V-E-T-O-N) presented with her husband Mark and partners Michaela and Bob Boness. The vision is to restore the Flanders House, offer two-night minimum stays for wedding parties and event guests, and maintain a quiet, high-quality operation. No food service will be provided. Exterior work includes painting and landscaping. The property will be professionally managed with strict no-party policies. The applicant noted they are working with the fire department for sprinkler/fire safety.
• Commission Questions:
  • Commissioner Fahim asked about residency restrictions; clarified that it is not limited to Plainfield residents but to Sanctuary event guests.
  • Commissioner Campanella inquired about classification; staff explained short-term rentals are not defined in code, but this proposal is tied to Sanctuary, not open to general public. Code compliance would monitor via complaints or public listings.
  • Commissioner Nicholson asked about association with Sanctuary; applicant confirmed only guests of Sanctuary events can rent.
  • Commissioner Hynan discussed the area's redevelopment potential and historic preservation; noted the home cannot be demolished and may receive landmark designation.
  • Commissioner Wagner asked about minimum stay (two nights), expected events (80-90/year), exterior changes (painting, no major redesign).
  • Ex officio Kern asked about targeted opening (February/March 2026) and stay duration (two nights typical, no cap but unlikely long stays).
  • Chairman Minnes asked about dumpster placement (residential bins after construction) and basement use (locked off initially, future game room/office). Commissioner Hynan clarified the home is historic but not necessarily protected from demolition; staff deferred to historical commission.
• Outcome: Public hearing closed by voice vote. Motion to adopt findings of fact and recommend approval with stipulations passed unanimously via roll call (7 yes votes: Commissioners Campanella, Fahim, Hynan, Nicholson, Wagner, and Chairman Minnes. Commissioner Vallerga absent).

3. Plainfield Pet Resort - 14411 S. Rt 59 (Case 2119-102425.SU)

• Staff Report: The petitioner seeks a special use permit for non-medical overnight boarding (animal kenneling). Kenneling was previously provided when a veterinary clinic operated on site. The vet relocated in 2023; current uses (daycare, grooming, puppy preschool) are permitted. The building has existing kennels; renovations to add suites are planned. Hours: Mon-Fri 8-6, Sat 8-4, Sun 8-2. Capacity: up to 70 dogs for daycare and overnight. Approximately 9 employees. A rear fenced area will be expanded for outdoor play. Staff recommends approval as a logical continuation of use, with no nearby residential properties.
• Applicant Presentation: Emmanuel Bayer (law firm) represented Pet Suites of America. They noted the use previously existed for over 30 years and that the site is surrounded by industrial uses. The applicant owns the veterinary practice a mile away. They have over 2,000 customers in Plainfield and are active in the Chamber of Commerce. Outdoor expansion will use chain-link fencing; no building additions. Pickups and drop-offs are by appointment.
• Commission Questions:
  • Commissioner Hynan asked about traffic impact, especially on Route 59. Applicant (Rick Chlibovschi, spelled) stated minimal traffic, Sunday slowest day. Drop-offs/pickups scheduled throughout day. Tiffany Trudeau (applicant) noted they support a traffic light at the intersection but IDOT has not responded. Commissioner Hynan noted the area's congestion and the future bypass may help.
  • Commissioner Wagner asked about overnight monitoring; applicant confirmed 24/7 camera and alarm system tied to management, with staff living nearby.
• Outcome: Public hearing closed by voice vote. Motion to adopt findings of fact and recommend approval with stipulations passed unanimously via roll call (7 yes votes: same as above).

Key Outcomes

• Dunkin' Donuts: Continued to December 16, 2025, meeting.
• Riverfront Manor (24044 W. Main St.): Unanimous recommendation (7-0) to approve special use permit for a bed-and-breakfast rental property, subject to stipulations including rentals limited to Sanctuary event guests and no on-site events.
• Plainfield Pet Resort (14411 S. Rt 59): Unanimous recommendation (7-0) to approve special use permit for animal kenneling/boarding, subject to stipulations in staff report.
• Next Meeting: December 2, 2025, is a joint meeting with the Board of Trustees to discuss the Unified Development Ordinance (UDO) update. The regular Plan Commission meeting will be on December 16, 2025.