Plainfield Zoning Board of Appeals & Plan Commission Meeting – December 16, 2025

The Plainfield Zoning Board of Appeals and Plan Commission met on Tuesday, December 16, 2025, at 7:00 PM in the Village Boardroom. Chairman Minnes presided. Roll call showed Commissioners Campanella, Fahim, Nicholson, Vallerga, and Wagner present; Commissioner Hynan was absent. Ex officio non‑voting members Kern and Stockdale also attended. The meeting covered approval of previous minutes, a development report, and a public hearing and votes on the Dunkin’ Donuts proposal at the northeast corner of Route 30 and 135th Street.

Consent Calendar

• Approval of Minutes: The minutes of the November 18, 2025 Plan Commission meeting and the December 2, 2025 joint meeting with the Village Board were approved unanimously by voice vote.
• Development Report: Staff reported that the NUC/Elevant apartments had been recently approved by the Village Board.

Public Comments & Testimony

No members of the public offered comments.

Discussion Items

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

• The applicant, architect Pete Peraskis, presented a proposal for a new Dunkin’ Donuts with a drive‑through on a lot less than one acre. The site is part of a larger parcel that includes an outlot for future development. The project required annexation, rezoning from R‑1 to B‑3, a special use for the drive‑through, a variance for the lot size (less than the B‑3 minimum), site plan review, and a preliminary plat of subdivision.
• Peraskis explained that the variance was needed because enlarging the lot would limit access for the future outlot. He noted that IDOT initially denied access on Route 30 due to distance requirements, but after multiple traffic studies and coordination with the village engineer, an acceptable access plan was developed.
• Staff planner Bosma recommended approval subject to stipulations, including removal of one parking stall on the southwest island (to improve circulation) and addition of a yield sign at the drive‑through bypass lane. Staff noted that the parking count exceeds the minimum by seven spaces.
• Commissioner Nicholson expressed concern about the Route 30 access becoming a bottleneck, but acknowledged limited options. Commissioner Campanella echoed that concern. Commissioner Wagner questioned parking lot circulation near the eastern spaces. Ex officio Stockdale questioned whether the variance met the four criteria, noting that the petitioner could redraw lot lines to increase greenspace. The applicant stated that if the variance were denied, the project might not proceed. Ex officio Kern raised concerns about the trash enclosure location near the 135th Street exit and suggested moving parking spaces or the trash. He also encouraged a local mural element. The applicant responded that moving the trash to the front would be operationally undesirable.
• Overall, commissioners expressed general support for the project, citing appropriate land use and design.

Key Outcomes

All motions were approved unanimously (6‑0, with Commissioner Hynan absent):

1. Close the Public Hearing – approved by voice vote.
2. Recommend Approval of Annexation – motion by Commissioner Vallerga, seconded by Nicholson. Roll call: 6 ayes.
3. Recommend Approval of Rezoning (R‑1 to B‑3) – motion by Nicholson, seconded by Vallerga. 6 ayes.
4. Recommend Approval of Special Use for Drive‑Through – motion by Campanella, seconded by Fahim. 6 ayes.
5. Recommend Approval of Variance (Lot Size) – motion by Fahim, seconded by Wagner. 6 ayes.
6. Recommend Approval of Site Plan Review – motion by Vallerga, seconded by Campanella. 6 ayes.
7. Recommend Approval of Preliminary Plat of Subdivision – motion by Nicholson, seconded by Fahim. 6 ayes.

The Commission’s favorable recommendations will be forwarded to the Village Board for final action. The meeting adjourned at 7:41 PM.