Special Meeting and Committee of the Whole Workshop - April 27, 2026

The Village of Plainfield held a Special Meeting and Committee of the Whole Workshop on April 27, 2026, at 7:00 PM. The special meeting addressed approval of a collective bargaining agreement with the police union. The workshop included three development-related agenda items: a large industrial/warehouse project, a concept plan for a new office/commercial building, and a request to change the land use designation on a 40-acre site. No public comments were made during either session.

Consent Calendar

• No consent calendar items were presented.

Public Comments & Testimony

• No members of the public addressed the board.

Discussion Items

• Collective Bargaining Agreement (Special Meeting): Village staff presented the Collective Bargaining Agreement (CBA) with Metropolitan Alliance of Police Plainfield Chapter 93 (patrol division). The union had ratified the agreement the prior week. Staff recommended approval to avoid retroactive pay. The agreement included routine operational changes, clean-up related to a separate sergeants' unit, and an updated wage table to remain competitive. Village President and Board approved the motion unanimously (7-0).
• F1: Northwest Corner of Johnson Rd. & Ridge Rd. (Core5 Industrial Project): Staff introduced a formal development proposal for a 1.2 million square foot light industrial building on approximately 161 acres, with four commercial lots along Ridge Road. The project had received a unanimous recommendation from the Plan Commission in March 2026 after a public hearing. A handful of public comments had focused on maintaining access for Keller Farms residents during road reconstruction. Staff noted the project complies with the updated Comprehensive Plan, which designates the area primarily industrial with commercial at the corner. The applicant (Core5 Industrial and DPGF) presented updated plans, including removal of industrial access from Ridge Road and deferral of a traffic signal. Board members raised concerns about light pollution and requested significant berming and landscape buffering on the north side (adjacent to future residential). The applicant stated they use dark-sky-conscious lighting (low poles, shielded wall packs). Board also discussed preserving existing tree lines, using native plants, and coordinating with Kendall County on potential road widening. Overall, the board expressed general support but requested modifications before final approval, expected in May.
• F2: HXE Holding LLC - NWC of Lockport St. & Village Center Dr.: Staff presented a concept plan for a new office/commercial building by Helix Engineering (a Plainfield-based utility engineering firm). The plan includes two buildings: a 9,000 sq ft one-and-a-half-story west building (Helix headquarters) and a 3,700 sq ft east building with leasable space. Parking is located behind the buildings. The Plan Commission had offered favorable feedback, with homework to coordinate with the fire district. The applicant highlighted the design's compatibility with the downtown aesthetic, using masonry, glass, and a breezeway. Board members uniformly praised the architecture, the local investment, and the pedestrian-friendly design. They encouraged retail-oriented uses in the leasable space and careful placement of rooftop units for visibility and noise. No votes were taken; the board indicated strong support for moving forward.
• F3: 14000 S. Lincoln Highway Land Use Discussion: Staff and the applicant (Continental Properties) sought board feedback on a proposal to change the Comprehensive Plan's land use designation for an approximately 40-acre site from Single Family to Multifamily (apartments). The site is west of Route 30, north of 143rd Street, adjacent to Dayfield and Harvest Glen subdivisions. The applicant proposed a 300-unit apartment community (15 two-story buildings) on about 22 acres, with a large portion north of the Norman Drain to be donated to the Park District for connectivity and trails. Estimated investment was $79.5 million, with 500 construction jobs and projected rents averaging $2,255/month. Board members expressed varied views: several trustees opposed the change, citing over-saturation of apartments, density concerns, and a preference for for-sale housing to foster community investment. Others were open to a less dense option like townhomes (e.g., mixed residential designation at 7-8 units per acre). Trustee Panucci raised the issue of affordability for young residents. Mayor Gardelis suggested the board should seek expert analysis on whether single-family development is economically feasible on the site before making a decision. No vote was taken; the board directed staff to obtain more information from the Comprehensive Plan consultants and to consider a future workshop on general housing affordability and market conditions.

Key Outcomes

• Special Meeting: The Village Board unanimously authorized the Village President to execute the Collective Bargaining Agreement with MAP Chapter 93 (motion carried 7-0).
• Core5 Industrial Project: No formal vote; board generally supportive but requested enhanced lighting standards, substantial landscape buffering on north side, tree preservation, and native plantings. Staff to incorporate feedback before the formal May 2026 Board meeting.
• HXE Concept Plan: Board expressed unanimous support for the concept and encouraged the applicant to proceed with site plan review, addressing fire district coordination and rooftop unit placement.
• Lincoln Highway Land Use: Board did not endorse the multifamily land use change. Trustees directed staff to consult with the Comprehensive Plan consultants regarding the feasibility of single-family use and to schedule a separate workshop on housing affordability and market trends. Applicant was encouraged to consider a lower-density townhome option.