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

The Plainfield Zoning Board of Appeals & Plan Commission met on Tuesday, December 16, 2025, at 7:00 PM in the Village Boardroom. The meeting included approval of previous minutes, a development report, and a public hearing and vote on the Dunkin' Donuts development at the northeast corner of 135th Street and Route 30. All action items were approved unanimously.

Consent Calendar

• Approval of Minutes: The minutes from the Plan Commission meeting of November 18, 2025, and the Joint Meeting with the Village Board on December 2, 2025, were approved by voice vote without corrections.

Public Comments & Testimony

No members of the public provided comments.

Development Report

Village Planner Bosma reported that the NUC/Elevant apartments were recently approved by the Village Board.

Discussion Items

• Dunkin' Donuts (Case 214-091825): This was an old business item. The applicant, represented by architect Pete Peraskis, proposed a new Dunkin' Donuts brick-and-mortar establishment with a drive-thru on a site at the northeast corner of 135th Street and Route 30. The site also includes an outlot for future development. The applicant sought annexation, rezoning from R-1 to B-3 Highway Business District, a special use for the drive-thru, a variance because the lot is less than the required 1 acre (minimum acreage for B-3), site plan review, and preliminary plat approval.

  Planner Bosma presented staff's report, noting that the site will have access from both Route 30 and 135th Street, with internal driveways. The drive-thru includes a bypass lane with a yield sign. Staff recommended removing one parking stall on the southwest end for traffic efficiency, noting the applicant already exceeds minimum parking requirements by seven spaces. Staff generally supported the site plan due to sufficient landscaping, lighting, and architectural features.

  Applicant Pete Peraskis explained the project's history, including challenges with IDOT during COVID regarding access on Route 30, which led to multiple traffic studies. He stated that the variance is needed because the lot size is intentionally limited to provide more space for the future outlot's access and parking. He noted that 80% of Dunkin' Donuts business is currently drive-thru, justifying the layout.

  Commissioners asked questions regarding access on Route 30 (no additional turn lane planned), the left turn lane on 135th Street, potential traffic bottlenecks, and the placement of parking spaces and the trash enclosure. Commissioner Wagner noted that the east-end parking spaces might cause awkward circulation. Ex Officio Kern questioned the variance criteria and whether the project would proceed without it; Peraskis indicated the owners might abandon the project. Kern also suggested moving the trash enclosure away from the exit. Commissioner Vallerga raised concerns about traffic from a nearby elementary school, but the applicant noted that peak Dunkin' hours (5-8 AM) do not overlap with school drop-off. Commissioners generally expressed support, noting the zoning change made sense given surrounding commercial uses.

Key Outcomes

All six motions related to the Dunkin' Donuts development were approved unanimously by roll call vote (Commissioners Campanella, Fahim, Hynan, Nicholson, Vallerga, Wagner, and Chairman Minnes all voting "yes"). The specific motions and votes:

1. Close Public Hearing: Motion to close the public hearing for the variation from the zoning ordinance. Approved by voice vote.
2. Annexation: Recommend approval of annexation of the property as a logical extension of the Village boundary. Vote: 7-0.
3. Rezoning: Adopt findings of fact and recommend approval of map amendment from R-1 to B-3. Vote: 7-0.
4. Special Use: Recommend approval of special use for drive-thru operation, subject to staff stipulations. Vote: 7-0.
5. Variance: Adopt findings of fact and recommend approval of the requested variance for the lot size, subject to staff stipulations. Vote: 7-0.
6. Site Plan Review: Recommend approval of site plan review, subject to staff stipulations. Vote: 7-0.
7. Preliminary Plat of Subdivision: Recommend approval of preliminary plat, subject to staff stipulations. Vote: 7-0.

Other Announcements

Commissioner Vallerga informed the commission of a food drive organized by the Plainfield Community Alliance, accepting non-perishable food donations at any Plainfield fire station or the police department, with distribution on December 20 at Lifespring Church.

The meeting was adjourned at 7:41 PM, with reminders that Village offices will be closed December 24-25 and January 1, with the next Plan Commission meeting on January 6, 2026.