Plainfield Plan Commission Meeting - July 21, 2026: Crossroad Flex Industrial Park Concept Plan and Corner Side Yard Fence Text Amendment

The Plainfield Plan Commission met on Tuesday, July 21, 2026, at 7:00 PM in the Village Boardroom. The meeting covered two primary new business items: a concept plan for the Crossroad Flex Industrial Park (a light industrial/commercial business park) and a proposed zoning text amendment to allow taller, partially screened fences on corner side yards. The commission also approved the previous meeting’s minutes and discussed a code enforcement concern regarding a local auto clinic.

Consent Calendar

• Approval of Minutes (July 7, 2026): The minutes from the previous meeting were approved by a unanimous voice vote.

Public Comments & Testimony

• No members of the public spoke during the public comment period. The applicants for the two agenda items were present and addressed the commission.

Discussion Items

1. Crossroad Flex Industrial Park (Case 2140-062626.CP)

• Applicant Presentation: Bill Caton and architect Charles Smith presented a concept plan for a 6-building flex business park on approximately 7.75 acres (6.2 buildable) zoned B3 (Highway Business). The project would include about 71,400 sq. ft. for light industrial flex users and 26,800 sq. ft. for commercial storefront/warehouse businesses (e.g., flooring, tile, cabinetry). The applicant emphasized that the development is not a traditional industrial park or retail center, but a “flex industrial” product designed for small businesses needing both showroom and warehouse space. The plan includes 167 parking spaces (only 98 required), with perpendicular parking along a private access drive.
• Staff Report: Planner Stephen Broadwell noted the site is vacant and has been proposed for other uses (retail, senior living, trucking). The comprehensive plan designates the area as industrial, and the B3 zoning allows commercial. Staff recommended buffering toward the south senior living facility and restricting outdoor storage and late hours. The major concern was safety of perpendicular parking on the main access drive, which is atypical and could create conflicts with through traffic.
• Commission Deliberation:
  • Commissioner Fahim suggested adding solar panels and EV charging stations; the applicant expressed interest in exploring solar options.
  • Commissioner Campanella and others echoed staff safety concerns about parking backing into the access drive, especially with future development of adjacent outlots.
  • Commissioner Hynans proposed a compromise of angled (30-degree) parking on one side to reduce backup conflicts.
  • Commissioner Wagner noted the northernmost spots near the turn could be eliminated.
  • Chairman Metis and others requested the applicant work with staff to redesign the parking layout, possibly rotating buildings east-west to allow a separate drive aisle.
  • The applicant agreed to consider alternatives and noted the project is financially constrained; changes may affect viability.
  • Commissioners supported the use of the site for flex industrial, calling it a good transition between commercial and industrial zones.
  • The commission also discussed use restrictions via a PUD (Planned Unit Development) to prohibit auto repair, outdoor storage, etc., which the applicant said would be included in covenants.
• No formal vote was taken on the concept plan; the commission directed the applicant to continue working with staff on the parking and access design before returning for a future hearing.

2. Text Amendment for Corner Side Yard Fences (Case 2141-063026.TA)

• Staff Presentation: Jake Morrows explained that the current ordinance (Section 9-34(3)) allows a 4-foot open-style fence encroaching 50% into the corner side yard setback. Staff proposed amending to allow a 5-foot fence (total height) with a 1-foot decorative lattice topper, provided the fence is open or shadow-box style. The amendment also requires a 10-foot minimum setback from the sidewalk (typically 15 feet) and preserves visibility triangles. The impetus was the large number of variance requests (5 pending) and the discovery that over 1,000 homes in subdivisions like Grand Park require a specific shadow-box fence with a topper, making the current 4-foot open fence incompatible.
• Public Hearing: Opened and closed with no public testimony.
• Commission Deliberation:
  • Commissioner Wagner asked about houses where the driveway is on the corner side; staff clarified the 50% encroachment rule still applies and can be adjusted for unique lots.
  • Commissioner Campanella (HOA president) raised concerns about a 15-foot setback from the front of the house required by some HOAs, which conflicts with the proposed allowance of fences up to the front building line. She requested that the village require HOA approval before issuing fence permits.
  • Commissioner Fahim asked about maintenance enforcement and why the amendment was not delayed for the upcoming UDO; staff said it was needed now due to the volume of variance requests.
  • Commissioner Hynans supported a 15-foot setback from the front of the house to avoid a “wall of fences” along streets.
• Motion: Commissioner Vilerga moved to recommend approval of the text amendment as outlined in the staff report, with an amendment to require a 15-foot setback from the front of the house. The motion was seconded by Commissioner Hynans and passed unanimously (7-0) on a roll call vote.

Key Outcomes

• Crossroad Flex Industrial Park: No formal vote; the concept plan was discussed with direction to the applicant to revise the parking layout and address safety concerns in collaboration with staff. The project will require a PUD and site plan approval in future hearings.
• Text Amendment for Corner Side Yard Fences: Recommended approval (7-0) with the amended 15-foot setback from the front of the house. The amendment will proceed to the Village Board for final consideration.
• Discussion: Commissioner Hynans raised a code enforcement issue regarding Bartell's Auto Clinic, citing excessive vehicles parked on-site that may create a fire hazard. Staff agreed to follow up with the code enforcement officer.

Adjournment

The meeting adjourned at approximately 8:31 PM. The next Plan Commission meeting is scheduled for Wednesday, August 5, 2026, due to National Night Out.