Plainfield Committee of the Whole Workshop - March 23, 2026

The Plainfield Village Board Committee of the Whole met Monday, March 23, 2026, at 7:00 p.m. in the Village Hall Boardroom, 24401 W. Lockport Street. The workshop included public comments, a presentation on proposed Downtown Design Guidelines, and a review of the FY 2026-2027 draft budget and financial policies. No formal votes were taken on workshop items; the board approved minutes and later moved to executive session.

Consent Calendar

• The board unanimously approved the minutes of the Committee of the Whole Workshop of February 23, 2026, by voice vote.

Public Comments & Testimony

• Justin Myers (M-Y-E-R-S), owner of the Plainfield Inn, asked the board to freeze the Village's 5% hotel tax for the Plainfield Inn until a decision is made on short-term rentals such as Airbnbs and VRBOs. He said competition should exist but on the same playing field, noting that Airbnb/VRBO operators do not pay the local 5% hotel tax and are not held to the same safety and tax standards. He expressed support for fair business competition, not for reducing taxes without addressing the unbalanced market.
• Village Administrator Josh Blakemore explained that the Village's zoning ordinance is mostly silent on short-term rentals, that the Village has taken the position that they are not permitted, and that the Village has returned hotel tax checks from short-term rental operators. He said the UDO (Uniform Development Ordinance) will address the issue, but enforcement is difficult without an outright prohibition.
• Several trustees expressed support for formally bringing the Airbnb/VRBO and hotel tax issue before the board. The mayor said the board would ensure Mr. Myers is notified when it is scheduled.
• Michael Bordel, chair of the Historic Preservation Commission (HPC), said the draft Downtown Design Guidelines are important and a good beginning but not inclusive enough; he noted the HPC has had no substantive input beyond a Zoom meeting and requested a Zoom meeting with the consultants before adoption.

Discussion Items

Downtown Design Guidelines

• Staff and JLK Architects consultant Jennifer Foyt presented the proposed Downtown Design Guidelines for future development/redevelopment in a broader downtown area bounded by the DuPage River, Illinois Route 59, and Chicago Street. The guidelines cover general downtown-wide principles and three zones: the Lockport Street Corridor; Main and Des Plaines street corridors; and the Illinois/Oak Street area. The document includes zone-specific guidance on scale, materials, entrances, windows, awnings, lighting, signage, public art, case studies, terminology, and a visual reference guide.
• Board members generally praised the document and said it will be useful for developers and decision-makers. Several trustees requested involvement of the Historic Preservation Commission and said the boundary may need to expand south of Chicago Street to cover potential historic district growth and residential areas. Some trustees cautioned that guidelines need to be clear enough to be enforced and not misused, while still allowing good design.
• The police chief commented that alcove entrances have not been a public safety problem in Plainfield and that good entrance lighting should be included.
• Trustees discussed public art review, referencing a mural on a downtown building; some trustees supported requiring board review of future murals/art, while one trustee criticized the mural as advertising an outside business. Staff noted that public art raises First Amendment considerations and that existing site plan review/sign ordinance may provide review authority.
• Local architect/preservation professional Mr. Lambert corrected the record, noting the Village Board adopted design guidelines in 2002. He said JLK's draft is a good start but not yet sufficient: some concepts are vague and could be loosely interpreted, graphics/overlays need work, and the guidelines should permit thoughtful contemporary buildings while preventing inappropriate development. He offered to participate in discussions.

2026-2027 Draft Fiscal Year Budget and Financial Policies

• Village Administrator Josh Blakemore and staff presented the FY 2026-2027 draft budget. The total all-funds budget is about $118 million, including approximately $44 million in the General Fund, $28 million in the Capital Fund, and $36 million in water/sewer totals. The General Fund budget is balanced. The budget proposes six new full-time positions.
• Staff highlighted three updates to earlier drafts: (1) a transfer from the corporate/general fund to the capital fund, (2) a $10,000 increase in the water/sewer fund related to a potential IEPA lead-testing mandate, and (3) a new vehicle in the capital fund for a facility maintenance position.
• The General Fund revenue summary for the $44.3 million budget shows sales and use tax at almost 30% and property tax at 22%; staff emphasized revenue diversification, a solid fund balance policy, and continued monitoring of state/federal fiscal impacts.
• A trustee requested future property tax reporting to break out commercial and industrial property tax shares versus residential, noting the 22% figure can be mistaken as entirely residential. Staff said that information exists in budget documents and could be expanded historically.
• Water/sewer fund includes about $14 million-$15 million in capital projects; the capital fund is supported primarily by home rule sales tax and utility tax.
• The Village's Financial Policies were reviewed; they were originally formalized in 2010 and staff recommended no modifications this year. Staff answered questions about debt: the Village has IEPA loans, one debt service coming off the books next fiscal year, and credit ratings of Aa1 (Moody's) and AA+ (S&P).

Key Outcomes

• Minutes of the February 23, 2026 Committee of the Whole Workshop were approved unanimously.
• The board agreed to bring the Airbnb/VRBO short-term rental and hotel tax matter before the board in the near future; the Village Administrator was asked to coordinate next steps and notify Mr. Myers.
• No formal action was taken on the Downtown Design Guidelines. Next steps include additional consultation with the Historic Preservation Commission and potentially Mr. Lambert before the board considers formal adoption.
• The FY 2026-2027 budget and Financial Policies will be considered at the April 6, 2026 Village Board meeting; the public hearing has been scheduled and published for that date.
• The board unanimously approved a motion to adjourn to Executive Session under Open Meetings Act Section 2(c)(1) regarding appointment, employment, compensation, discipline, performance, or dismissal of employees or legal counsel, with no intention to reconvene.