Plainfield Plan Commission Meeting - May 5, 2026

The Plainfield Plan Commission met on Tuesday, May 5, 2026, beginning at 7:00 p.m. and adjourning at 7:58 p.m. Chairman Wunis presided, with Commissioners Campanella, Fahim, Hynan, and Nicholson present and voting. The Commission unanimously recommended approval of a Dutch Bros Coffee site plan review and the Noble Court final plat. No members of the public spoke during the public comment period, and there was no old business.

Consent Calendar

• The Commission approved the minutes of the April 21, 2026 Plan Commission meeting by voice vote without changes.

Public Comments & Testimony

• No public comment was offered. Staff noted the Dutch Bros drive-through use was a permitted use under the approved planned development and did not require a public hearing.

Development Report

• Staff reported that two industrial projects are still working their way to the Village Board; both are awaiting annexation agreement public hearings.

New Business: Dutch Bros Coffee Site Plan Review (Case 2123-021026 SPR)

• Staff planner Stephen Broadwell presented the site plan for Lot 1 of the ECW 2020 subdivision, located south of Route 30 and west of Spangler Road. The site is approximately one acre, zoned B3 Business Highway, and designated Corridor Commercial in the Comprehensive Plan.
• The proposal is a drive-through coffee shop with a building under 1,000 square feet, 21 parking spaces, 20 stacking spaces, one service window serving two lanes, and no indoor seating. Staff said the use is consistent with the zoning and the planned development.
• Applicant Mike Haig of Quattro Development said about 90% of transactions are drive-through; coffee represents about 50% of sales, with energy drinks, teas, and lemonades making up the rest; 95% of orders are drink-only; mobile orders are 10-15% of business; and hours would be 5 a.m.-10 p.m. Sunday through Thursday and until 11 p.m. Friday and Saturday.
• Staff and the applicant noted landscaping and an existing six-foot fence would help buffer adjacent residences, and the photometric plan meets lighting requirements.
• Civil engineer John Greva said stormwater drains to an existing detention basin, emergency overflow routes are provided, and fire truck maneuverability was modeled successfully.
• Commissioner Fahim asked about stacking, emergency access, and stormwater; Commissioner Campanella asked about traffic flow, noise, and grand opening operations; Ex officio Stockdale raised potential conflict points between Dutch Bros and car wash traffic. The applicant said a stop sign, striping, and on-site staff help manage circulation.
• Several commissioners expressed support, including Commissioner Hynan welcoming the brand and Commissioner Nicholson describing it as a good use near I-55.

New Business: Noble Court Final Plat (Case 219-04 2326 FP)

• Staff planner Jonathan Prue presented the final plat for Noble Court, located north of 127th Street and west of 248th Avenue, previously approved as a concept plan and preliminary plat. The applicant is MI Homes of Chicago, represented by attorney Eric Prechtel of Rosanova & Whitaker.
• The final plat includes 41 single-family lots, down from 46 in the preliminary plat. The HOA park site was moved to the northwest quadrant of the central block.
• The site has two access points: a connection to Children's Courtyard's shared driveway onto 248th Avenue, and a new right-in/right-out on 127th Street, reflecting nearby high school traffic and the rail crossing.
• Staff said the development is the first use of the Traditional Neighborhood zoning district, allowing a 52-foot public right-of-way and 26-foot pavement width. Staff suggested limiting parking to one side of the street and adding a one-foot sidewalk easement.
• A 20-foot landscape easement benefiting Canterbury Woods will be preserved and maintained by that HOA.
• Staff noted utility and easement work needed because of prior church-site improvements, and recommended approval with three stipulations.
• Commissioner Hynan raised ongoing traffic congestion around Plainfield North High School during the 6:15-7:15 a.m. peak. Staff mentioned possible signal timing changes and a potential future northbound lane if the property west of the Edward campus develops.
• Commissioner Fahim asked about lot designations and ownership. The applicant explained that lot names shown on earlier exhibits were from the former Grace Point Church subdivision, and MI Homes is a contract purchaser that has not yet sold lots.

Other Discussion Items

• Commissioner Hynan raised a parking concern at Bartlett's Auto Clinic near the Meyer development on Route 59, saying parking appears to overflow into the drive aisle and customer spaces are full. Staff was unaware of complaints and agreed to review prior approvals and any special-use conditions.
• Commissioners discussed the 143rd Street extension from Illinois Route 59 to Illinois 126, expected to open in late summer, along with related future projects including a rail crossing grade separation study and reconstruction of the Wallin Drive/Route 30/143rd Street intersection.

Key Outcomes

• Dutch Bros Coffee site plan review: unanimous roll-call vote (5-0) to recommend approval to the Village Board, subject to the two stipulations in the staff report.
• Noble Court final plat: unanimous roll-call vote (5-0) to recommend approval subject to three stipulations: compliance with the Village Engineer; compliance with the Plainfield Fire Protection District; and completion of dependent legal and easement agreement abrogation, modification, or new agreement execution regarding public utilities access, stormwater management, or otherwise.
• Staff will follow up on the Bartlett's Auto Clinic parking concern and review its prior approvals.
• The next Plan Commission meeting is scheduled for May 19, 2026, at 7:00 p.m.