Plainfield Plan Commission Meeting – October 6, 2026

The Plainfield Plan Commission met on Tuesday, October 6, 2026, at 7:01 p.m. in the Village Boardroom, 24401 W. Lockport Street, Plainfield, Illinois. The meeting covered approval of the September 15, 2026 minutes, a development report, a public hearing for a drive-through special use, and a detailed review of Articles 7 and 8 of the draft Unified Development Ordinance (UDO). The meeting adjourned at approximately 8:48 p.m.

Approval of Minutes

• The Plan Commission unanimously approved the minutes of the September 15, 2026 meeting by voice vote.

Development Report

• Staff reported that Core 5, the industrial project at the northwest corner of Ridge Road and 143rd Street, was approved by the Village Board the previous night. Changes since the Plan Commission review included moving screening farther north to Plainfield Road and creating a larger berm, and a neighboring property owner at Cherry Hill Road and Plainfield Road intends to purchase the residential portion of the property and keep it agricultural.
• Staff also followed up on a commissioner’s prior concern about Bartels Auto Clinic; code enforcement has conducted drive-by checks and is monitoring parking availability.

Public Comments & Testimony

• No members of the public spoke during the allotted public comment period.
• Rich Brouwer, owner of 59 Auto Repair, testified during the Angry Chickz public hearing. He stated that a subdivision agreement among his property, Thornton’s, McDonald’s, and the corner office building shares maintenance costs for the common drive/access area, but the Angry Chickz restaurant property was not part of that agreement. He expressed concern that every customer vehicle would use the shared drive without contributing to maintenance. He said he had contacted the applicant’s architect three weeks earlier and received no answer as of a 2:00 p.m. call that day. He stated he had no objection to the business, but wanted the shared maintenance issue addressed.

Discussion Items

Angry Chickz Special Use – 15732 S. Route 59 (Case 2148-090126.SU)

• Staff planner Steven Barello explained that the building, constructed around 1997 as a drive-through restaurant, did not have a special use for the drive-through because it was not required at the time. The drive-through has been in and out of use, and a special use is now required for the tenant to operate.
• Bavia, a representative from KPNG Architects and Engineers and the applicant, testified that Angry Chickz is a chicken-focused franchise with no current Illinois locations and that the first location he worked on opened in Aurora.
• Commissioners asked about drive-through orientation, access, and landscaping/code compliance. Staff said permits are still under review and a landscape plan could be requested.
• Staff acknowledged the applicant’s shared-drive issue and said the village would work with both parties to find an amicable resolution, including possible cross-access and maintenance agreements.
• The Plan Commission voted 5–0 on a roll call vote to recommend approval of the special use, subject to compliance with the Village Engineer and the Plainfield Fire Protection District. The favorable recommendation will go to the Village Board.

Unified Development Ordinance (UDO) Review – Articles 7 and 8

• Consultant Mike Hoppen from Tesca Associates and Jake from Sightline presented the next UDO installment. Ansel Glink provided legal review. The draft covers zoning districts in Article 7 and uses in Article 8.
• Community engagement results were reported: 485 survey responses, with 45% saying current housing types are sufficient, 30% saying they are not, and 30% unsure. Accessory dwelling unit feedback was mixed. The National Night Out booth drew 200–250 people.
• Proposed district changes include consolidating existing residential districts into R1, R2, R3, and R4; removing unmapped or underutilized districts such as RE and TN; merging B5 and the B5 overlay into C1, BT and parts of B1 into C2, and B3 and parts of B1 into C3; and adding a parks and open space district.
• The consultants said the UDO removes outdated bulk standards, proposes new initial and total impervious coverage limits, and creates more realistic lot sizes, including R1 minimums around 10,000 square feet and R2 in the 7,000 to 10,000 square foot range, to reduce reliance on PUDs and variances.
• Commissioner comments and positions included:
  • Requests for side-by-side comparisons of existing vs. proposed standards in future drafts.
  • A suggestion to create visual maps and strategy diagrams to help boards and the public understand the zoning changes.
  • Concern that rear elevations of homes visible from public roadways should include architectural articulation, not just front and corner side facades.
  • Discussion of whether the 45% total impervious coverage limit is realistic for larger lots with pools and decks; some commissioners suggested matching R1’s total to R2’s 50%.
  • Caution about requiring green roofs because of higher insurance costs, while encouraging solar-ready design and concealed rooftop conduit.
  • Support for modernizing home-based businesses and fence regulations, and for consolidating accessory structure rules into a 1,000 square foot total footprint without limiting the number of structures.
• On short-term rentals, the draft includes a placeholder special use provision for C1/C2 dwellings. Commissioners differed: one commissioner objected to government restrictions on renting private property, while another noted the need to distinguish commercial-scale rentals from occasional rentals. Staff said it remains a placeholder and the village can decide whether to regulate them outside zoning.
• Uses discussion included new housing types such as cottage, three-unit, and four-unit dwellings; mixed housing in districts; treatment of places of worship under RLUIPA; updated home-based business rules; corner stores; professional office location rules in the downtown; body art and massage establishments; and expanded use tables.
• Staff and consultants stated that Article 7 and 8 comments will be reviewed, zoning map work will occur in October and November, and the next UDO presentation will cover parking, landscaping, signs, and additional definitions.

General Discussion

• Commissioners noted that Woodman’s is now open and praised the project. Staff provided informal updates on the former Walmart parcel, where development groups have expressed interest, and on the Coles property, where a potential user is interested but the existing lease continues.

Key Outcomes

• Approved the September 15, 2026 Plan Commission minutes.
• Recommended approval of the Angry Chickz special use to the Village Board, subject to the two stipulations, by a 5–0 roll call vote.
• Received the UDO Articles 7 and 8 review without a formal vote; directed staff and consultants to incorporate commissioner feedback and return with comparison tables, further rear-elevation design language, and future sections.