Public Meetings - Plainfield, Illinois

The Village Board of Plainfield, Illinois met on Monday, November 17, 2025, at 7:00 PM in the Boardroom at 24401 W. Lockport Street. The meeting covered a range of items including the initiation of a sister city investigation, approval of a major multifamily development, final plats for subdivisions, and routine consent agenda items. Key votes included approval of a resolution to investigate a sister city agreement with Nisporeni, Moldova, and unanimous approval of the 288-unit Nook by Elevant Apartments project. Consent Calendar - Minutes of the Board Meeting held on November 3, 2025. - Bills Paid and Payable Reports for November 17, 2025. - Cash & Investment, Revenue, and Expenditure Reports for October 2025. - Ordinance No. 3768 authorizing the transfer of certain real property to the City of Naperville pursuant to the Local Government Property Transfer Act. - Re-approval of the Woodman’s Food Market Final Plat (NEC of 119th Street and Route 59), subject to staff stipulations. - Ordinance No. 3769 amending Chapter 5, Article VII regulating inoperative motor vehicles. The consent agenda was approved unanimously. Public Comments & Testimony - No members of the public spoke during the public comment period. Discussion Items Sister City Investigation with Nisporeni, Moldova - Presidential Comments: Mayor Argoudelis introduced a resolution to authorize investigation of a sister city or twinning agreement with the municipality of Nisporeni, Nisporeni District, Republic of Moldova. The Mayor noted that Plainfield, along with Naperville, has a large population of Moldovan immigrants. - Consul General Anton Lungu spoke about the initiative, emphasizing cultural and people-to-people ties. He described Nisporeni as a regional hub with 12,000 residents, 70 km from the capital, known for youth initiatives, sports facilities, and craftsmanship. He stated that the agreement would be sustained by Moldovan families residing in Plainfield. - Trustee Keeper expressed concern about opening the door to international issues and suggested focusing on local matters. - Trustee Benucci echoed similar concerns about suddenness and potential floodgate for other groups. - Trustee Paniker noted the motion was only to start the investigation, not to finalize an agreement, and expressed openness to learning more. - Vote: The resolution (No. 1863) passed 4-1-1 (Trustee Benucci voted no, Trustee Keeper abstained; Trustees Paniker, Ruin, Sula, and Wachowski voted yes). The Nook by Elevant Apartments (Case 2116-092325.AA.REZ.VAR.SPR) - Staff Presentation: Director Melrose presented the proposal for a 288-unit multifamily development on nine acres at 15052 Wood Farm Road. The project includes four four-story buildings (72 units each), with a density of 32 units per acre (R4 max is 15 units/acre). Three variances are requested: density overage, unit sizes below minimum, and maximum units per building. The developer proposes a preferred educator program for District 202 teachers (three months free rent on a 15-month lease, capped at five teachers per year, with $500 renewal credit). Traffic improvements include $700 per unit ($201,600 total) plus impact fees to library, park, and fire district (over $500,000). The developer also agreed to add a sidewalk along Wood Farm Road. - Traffic Consultant Andrew Bowen (KLOA) presented data showing less than 50 vehicles per hour during peak periods on Wood Farm Road, far below IDOT turn lane warrants. He noted that only about 12 cars per peak hour would be delayed by left turns into the site. - Trustee Comments: Several trustees praised the architecture, density near downtown, and creative impact fee arrangement with the school district. Trustee Sula suggested using 3,000 Kelvin lighting to minimize circadian disruption and recommended considering geothermal for long-term utility savings. Trustee Benucci supported the project's character and layout. Trustee Keeper appreciated the effort and noted it as a litmus test for higher density. Trustee Wojowski raised concerns about pedestrian and bicycle connectivity to downtown, and staff confirmed plans for crossings and sidewalks. - Public Hearing: Opened and closed with no additional public comment. - Vote: Motion to adopt Plan Commission findings of fact and direct attorney to prepare ordinances passed unanimously (6-0). Playa Vista Phase 2B Final Plat (Case 2113-080925.FP) - Staff Presentation: Mr. Prue introduced the final plat for Phase 2B of Playa Vista, which includes reconfiguration of lots to widen the landscape buffer along Ridge Road and the east leg of the Ridge Road/Plainfield Road intersection (Mirador Drive). - Trustee Sula inquired about sidewalks; staff noted that final engineering is still reviewing pedestrian connections along Ridge Road. Trustee Sula emphasized the need for wayfinding signage if sidewalks are not immediately provided. - Vote: Approved unanimously. Playa Vista Townes Subdivision (Case 2110-082025.FP/SSA) - Staff Presentation: Final plat for Playa Vista Townes, adjacent to the Phase 2B plat. - Trustee Sula reiterated sidewalk concerns; staff noted a path on the south side of 135th Street will be extended west to Ridge Road. - Vote: Approved unanimously. Donation Box Application – Cradles to Crayons - Staff Presentation: Mr. Melrose recommended approval of a donation box at 24829 W 135th Street (Goddard School property). The box meets all ordinance standards and must be reapproved every six months administratively. - Trustee Sula suggested moving the box away from a tree to improve natural surveillance. - Vote: Approved unanimously. Lockport Street Trunk Sewer Design Contract - Public Works Report: Staff presented a request to authorize a Design Engineering Services Agreement Work Order with Baxter & Woodman, Inc. for the Lockport Street Trunk Sewer, not to exceed $215,000. The sewer will extend from Meadow Lane west to Steiner Road, allowing decommissioning of a temporary lift station in the Greenbrier subdivision. Construction is planned for spring 2027. - Vote: Approved unanimously. Key Outcomes - Sister City Investigation Resolution No. 1863 passed 4-1-1, authorizing staff to explore a twinning agreement with Nisporeni, Moldova. - The Nook by Elevant Apartments approved unanimously, including annexation, rezoning, variances, and site plan. Staff directed to prepare ordinances. - Playa Vista Phase 2B Final Plat approved unanimously. - Playa Vista Townes Final Plat approved unanimously. - Payment to Ekl Williams & Provenzale, LLC in the amount of $4,900 authorized unanimously. - Donation Box for Cradles to Crayons approved unanimously. - Lockport Street Trunk Sewer Design Contract with Baxter & Woodman (not to exceed $215,000) authorized unanimously. - Reminders: Plan Commission meeting November 18, Committee of the Whole Workshop November 24, Village Offices closed November 27-28, next Village Board meeting December 1. Combined Plan Commission/Trustee meeting set for December 2 at 7:00 PM. - Trustee Comments: Trustee Benucci thanked staff for Christmas lights. Trustee Paniker presented a check for the Shop with a Cop program ($300 per child for 40 kids, shopping December 19 at Target). Trustee Sula reported a resident complaint about sale of smoke products to minors (referred to authorities) and ongoing noise construction complaints on 143rd Street East extension; staff confirmed citations issued and patrols increased. Administrator Blakemore praised the Nook project's creative impact fee arrangement and provided an update on the special census (federal shutdown ended, field work expected to resume). Building Official Lonnie Spires gave retirement remarks after 17 years of service.

The Plainfield Historic Preservation Commission met on Thursday, November 13, 2025, at 7:00 PM in the Village Boardroom. The meeting included approval of prior minutes with a correction, public comments regarding the Flanders House, a public hearing and unanimous recommendation to designate 23822 W. Lockport St. as a local historic landmark, and updates on the village's comprehensive plan. Consent Calendar - Approval of the agenda (motion carried unanimously). - Approval of the September 11, 2025, minutes with a correction: Commissioner Schmidt was noted as absent, and a typographical error ("maybe" changed to "may be") was corrected. The motion carried unanimously. Public Comments & Testimony - Caleb (address 24044 West Main) and Bob Ones, with Michaela and Mark Queeton, introduced themselves as new owners of the property at 24044 West Main St. (the Flanders House). They expressed a strong desire to preserve and restore the house, which is listed on the National Register but was moved from its original location. They asked for guidance on proper preservation steps, including interior renovations and potential local landmark designation. Commissioners recommended contacting staff (Jonathan Prue) for a Certificate of Appropriateness (COA) and provided information about the National Register nomination photos and the Plainfield Historical Society. Discussion Items - Chair's Comments & Comprehensive Plan Update: Commissioner Schmidt reported a meeting with Jacob Said, a consultant working with the village on a comprehensive plan and unified zoning ordinance update over the next 18 months. The consultant was invited to attend future LDDC or HPC meetings. Commissioners were encouraged to review the zoning ordinance for recommendations to streamline historic preservation processes. - Landmark Nomination – 23822 W. Lockport St. (Case 2087‑030325.HPC): Staff presented the nomination for a Queen Anne style house built in 1888 (based on a builder's board found on site). The property has been owned by the same extended family since construction and underwent a careful restoration/reconstruction from 1992 onward, guided by a historic photograph. The owners were unable to attend due to a funeral. The commission discussed criteria D (architectural style), F (design details/craftsmanship), and J (suitability for preservation). They set the period of significance at 1888, noting that the front porch (a sensitive addition) is not original. Character-defining features include the massing, window openings, reconstructed roof cresting, and the original bay windows (reinstalled). Additional photographs of all elevations were requested for the nomination file. Key Outcomes - Public Hearing for 23822 W. Lockport St.: The public hearing was opened and closed by unanimous votes (7‑0). - Recommendation to Approve Landmark Designation: The commission voted unanimously (7‑0) to adopt staff's findings of fact and recommend approval of local landmark designation for 23822 W. Lockport St. based on criteria D, F, and J, with a period of significance of 1888. - Next Steps: The revised nomination will be forwarded to the Village Board for final approval, likely at the December 2025 meeting. - The meeting adjourned at approximately 8:30 PM.

The Committee of the Whole Workshop of the Village of Plainfield President and Board of Trustees was held on Monday, November 10, 2025, at 7:00 PM in the Boardroom. The meeting covered three main workshop items: the proposed 2026 Plainfield Common Ground Music & Arts Festival, a concept plan for a 377-unit apartment development on 119th Street (Fiduciary Real Estate Development), and the 2025 tax levy. Trustees also provided comments on veterans, local sports achievements, and mental health emergency trends. Consent Calendar - The minutes of the Committee of the Whole Workshop held on October 27, 2025, were approved by unanimous voice vote. Public Comments & Testimony - During the initial public comment period, no members of the public spoke. - Regarding the Fiduciary concept plan, three residents from the neighboring Sterling Estates and Wolf Creek subdivisions spoke in opposition. Joe Paul Thing (1195 South Wolf Drive) stated he backs up to the proposed development and argued that the density is too high, traffic on 119th Street is already dangerous, and the proposed lighting and noise would degrade quality of life. He suggested lower-density single-family homes instead. Angel Santana (Sterling Estates) read a prepared statement opposing the 406 units on 31 acres, citing severe safety risks for school traffic, an aging bridge, and overloaded schools. He urged the board to reject the concept and consider a low-density alternative. Bruce Brown (23739 West Cotwall Drive) showed a photo of a Naperville development (8 acres for 14 home sites) as an example of lower-density growth, argued the site could be developed with less density, and emphasized the bridge cannot handle more traffic. Crystal Griffith (living at the dead end near the site) expressed concern about potential emergency access to Wolf Drive, noted the difficulty of turning left onto 119th Street, and worried about safety for pedestrians and cyclists. Discussion Items 2026 Plainfield Common Ground Music & Arts Festival - Chief presented a synopsis of the proposed festival scheduled for October 3, 2026, from noon to 10:00 PM at Settlers Park and adjacent vacant land. The event would feature bluegrass music, local food trucks, craft brewers, and arts vendors. Organizers Brandon Wright, Amanda Wright, and Katie Carrier (Common Ground Cooperative, a 501c3) seek approval for alcohol sales on village property. Estimated attendance is 2,000. Parking would use the Village Hall lot (with potential shuttle from Pace lot), with a possible road closure of Village Center Drive contingent on nearby business support. Security costs are estimated at $5,000 (one sergeant, three police officers, and two medics); the village's special event ordinance requires the organizer to pay 50%, with a 25% deposit. The organizer requested a reduction due to the first-time event. Board members expressed strong support, noting the early planning and high-quality proposal. Trustees confirmed there were no objections to the use, and consensus was to reduce the required fee by half for the first year. Fiduciary Real Estate Development – 119th Street Concept Plan (Case 2117-092925.CP) - Jonathan (staff) introduced the concept plan for 377 apartment units (13.1 units/acre) on 31 acres at 119th Street east of Route 59, designated for multifamily in the comprehensive plan. Developer Tony DeRosa of Fiduciary Real Estate Development (Milwaukee) presented the company’s track record, including the successful Seasons at Plainfield (320 units, 94% occupancy, highest rents in market). The proposal includes two-story buildings with private garages, a clubhouse, pool, pickleball court, and EV charging stations. Parking ratio: 2.14 spaces per unit. Estimated property tax increment: $1.35 million/year; impact fees: $4.1 million. The developer noted 79% of Seasons residents came from outside Plainfield, and the average resident age is 35. Trustees expressed concerns about traffic on 119th Street, density, and the cumulative impact of recent development approvals. Several trustees (Wojowski, Kiefer, Panucci, Sula) cited the need to first understand the 119th Street corridor improvements and the upcoming Phase I study with Naperville. Mayor and others asked whether the opposition was to apartment use itself or to density/design. Board feedback was mixed: while no trustee outright opposed apartment use in the location, most said the current density (377 units) is too high and they would consider a revised plan with lower density. The project was not approved; the board encouraged the developer to revisit the design and density, and to wait until the 119th Street study progresses. 2025 Tax Levy - Tracy Pleckham presented the preliminary estimate of $11,586,000 (maximum levy), approved at the November 3 Board meeting. The levy funds police pensions ($350,000 increase), tort immunity ($650,000), and general operations. An 11% increase in EAV would yield a 1.1 million revenue increase if the rate (0.4430) is maintained. A 5% rate reduction would produce only $550,000 additional revenue but would cut corporate and police protection funds. The average homeowner would see no change in the village portion of their tax bill if rate is maintained, or a $31 savings if reduced by 5%. Village taxes represent about 6% of the total property tax bill. Trustees unanimously agreed to maintain the current rate (no increase, no decrease), directing staff to prepare the ordinance accordingly. Key Outcomes - Festival: The board expressed support for the 2026 Common Ground Festival, with consensus to reduce the security fee deposit by half (from 25% to an amount reflecting the 50% obligation, effectively 12.5% of estimated costs) for the first-year event. Organizers will work with staff on final details. - Concept Plan: The board did not approve the Fiduciary concept plan. The developer was advised to reduce density, improve site design, and re-submit after the 119th Street corridor study provides clearer infrastructure plans. Trustees signaled openness to a lower-density multifamily project in that location. - Tax Levy: Board consensus is to maintain the current tax rate; the levy ordinance will be presented for adoption at the December 1 Village Board meeting. - Other: Trustees supported the mayor's suggestion to retain a professional to help the board assess overall housing and apartment needs in the village. The meeting concluded with a unanimous vote to adjourn to Executive Session (discussing pending litigation).

The meeting was called to order at 7:00 PM with the Pledge of Allegiance and roll call. Commissioners present: Campanella, Fahim, Heynan, Nicholson, Volerga, Wagner, Chairman Menace, plus ex officios Stagdill and staff Jake Melrose. The main agenda item was The Nook by Elevant apartments (Case 2116-092325.AA.REZ.VAR.SPR), carried over from the previous meeting due to lack of quorum for a vote. Approval of Minutes - Unanimously approved minutes from the Joint Zoning Board of Appeals and Plan Commission meeting held on October 21, 2025. Public Comments - No members of the public spoke during the allotted time. Development Report - Staff reported that the Village Board approved two projects: Seven Brew Coffee (previously before the Plan Commission) and the Wall & Woods mixed-use development by Mark Companies, located west of Village Hall. Old Business: The Nook by Elevant Apartments - Project Summary: The applicant proposes a 288-unit apartment complex on a parcel west of Wood Farm Road and north of Lockport Street. The development consists of four buildings (72 units each) with a density of approximately 31–32 units per acre. The project includes 268 covered parking spaces, various amenities, and a traffic study under review. The applicant seeks annexation, rezoning from R-1 (Low Density Single-Family Residential) to R-4 (Multiple Family Residential), multiple variances, and site plan approval. The public hearing was closed at the October 21 meeting; this session was limited to commissioner deliberation and voting. - Commissioner Comments: Chairman Menace expressed continued concerns about the high density, despite understanding the economics. Commissioner Wagner appreciated the design changes made after prior feedback and supported the project as a way to introduce workforce housing that can lead to future homeownership. Other commissioners echoed support, noting alignment with the comprehensive plan (which has designated the area for multi-family since the early 2000s) and the need for attainable housing. One commissioner stressed the importance of a walking path to downtown Plainfield. - Votes: - Variance Approval: Motion by Commissioner Fahim, seconded by Commissioner Nicholson. Motion included stipulations for compliance with the village engineer and Plainfield Fire Protection District. Roll call: Campanella yes, Fahim yes, Nicholson yes, Villerga yes, Wagner yes, Chairman Menace no. Passed 5-1. - Annexation Approval: Motion by Commissioner Villerga, seconded by Commissioner Campanella. Roll call: all six present voted yes. Passed 6-0. - Map Amendment (Rezoning): Motion by Commissioner Nicholson, seconded by Commissioner Vallerga. Roll call: all yes. Passed 6-0. - Site Plan Review Approval: Motion by Commissioner Vallerga, seconded by Commissioner Campanella. Motion included five stipulations: compliance with village engineer and fire district, provision of a landscape plan per code, specifics on courtyard activation, and a signage package meeting code. Roll call: Campanella yes, Fahim yes, Nicholson yes, Villerga yes, Wagner yes, Chairman Menace no. Passed 5-1. Key Outcomes - All four motions carried, giving a favorable recommendation to the Village Board. The applicant was directed to continue working with staff as the project moves forward for final approval. The meeting adjourned at 7:13 PM.

The Zoning Board of Appeals and Plan Commission of the Village of Plainfield held a regular meeting on Tuesday, November 4, 2025, at 7:00 PM, chaired by Chairman Menace. The meeting covered approval of prior minutes, a development report, and a continued discussion and voting on the Nook by Elevant apartment project. Consent Calendar - The Commission unanimously approved the minutes from the October 21, 2025 meeting via a voice vote. Public Comments & Testimony - No members of the public came forward to speak on items not on the agenda. Development Report - Jake Melrose reported that the Village Board had approved two projects: 7 Brew Coffee and the Wall & Woods mixed-use development (by Mark Companies) at the previous night's meeting. Old Business: Nook by Elevant Apartments - The Commission revisited the Nook by Elevant apartment project (288 units, density 31-32 units/acre) located north of Village Hall off Wood Farm Road. The public hearing was closed at the prior meeting; no additional public testimony was taken. - Commissioners offered comments: Chairman Menace expressed concerns about the requested density; Commissioner Fahim appreciated design changes and supported the project as a housing ladder; Commissioner Heynan agreed with density concerns but noted the comprehensive plan calls for multi-family in the area; Commissioner Nicholson was excited for the project and urged continued work on a walking path to downtown. Key Outcomes - Variance Request (Zoning Board of Appeals): Motion by Commissioner Fahim, seconded by Commissioner Nicholson. Vote: 6 in favor (Campanella, Fahim, Nicholson, Vilerga, Wagner, Chairman Menace) and 1 opposed (Chairman Menace). Recommended for approval subject to compliance with village engineer and fire district requirements. - Annexation: Motion by Commissioner Vilerga, seconded by Commissioner Campanella. Vote: 6 in favor (all present), 0 opposed. Recommended for approval. - Map Amendment (Rezoning from R1 to R4): Motion by Commissioner Nicholson, seconded by Commissioner Vallerga. Vote: 6 in favor, 0 opposed. Recommended for approval. - Site Plan Review: Motion by Commissioner Vilerga, seconded by Commissioner Campanella. Vote: 5 in favor (Campanella, Fahim, Nicholson, Villarga, Wagner), 1 opposed (Chairman Menace). Recommended for approval subject to five stipulations: compliance with village engineer and fire district, landscape plan, courtyard activation specifics, and signage package. - The project will receive a favorable recommendation to the Village Board. Next Meeting - The next Plan Commission meeting is scheduled for November 18, 2025, at Village Hall. The meeting adjourned at 7:13 PM.

The Plainfield Village Board met on November 3, 2025, at 7:00 PM. The meeting included the swearing-in of an ex-officio plan commissioner, recognition of local high school marching bands, public comments on a proposed mixed-use development, and votes on several development and administrative items. Key actions included approval of the Wallin Woods multifamily development (4-2), unanimous approval of a Seven Brew Coffee drive-thru, and authorization of a facility accessibility assessment and replacement of police department rooftop units. Consent Calendar - Approved the minutes of the October 20, 2025, board meeting. - Approved the bills paid and bills payable report for November 3, 2025. Public Comments & Testimony - Stephanie Kuhn (Wallin Woods resident): Expressed serious concerns about the proposed Marquette Wallin Woods multifamily site, citing a traffic study conducted in 2023 that did not account for recent school enrollment increases, new developments (Keller Farm), or true local peak traffic times near Ira Jones Middle School and Wallin Oaks Elementary. She also noted that Wallin Oaks and Ira Jones are over capacity (108% and 107% respectively, projected to increase). She requested the board deny final approval until a new, comprehensive traffic study is completed. - Jared Steimer (Wallin Woods resident): Opposed the development, citing concerns about density (565 rental units vs. 217 existing homes) and that all units are rentals rather than for-sale homes. He argued that a community of homeowners provides more stability and long-term investment in the neighborhood, and urged a no vote until density and rental-only issues are addressed. - Lyle Huggard: Commented that the planned building materials (not brick) do not match the existing brick structures along Lockport Street, and questioned the traffic study's methodology, noting high traffic on Route 126 during early morning hours. - Samantha Dickey (Wallin Woods resident): Called the development an "egregious failure" and urged the board to work on preventing similar issues in the future by addressing long annexation agreements that allow outdated plans to be revived. Discussion Items - Swearing-in of Ex-Officio Plan Commissioner: Michael Stockdown was sworn in as an ex-officio plan commissioner. - Recognition of Plainfield High School Bands: The board recognized Plainfield North High School Band (first place in Class 5A, fourth overall in finals) and Plainfield Central High School Band (fourth place in Class 5A, 11th overall in finals). Band directors Tim Hatcher and Chris Vanderwill spoke about the students' achievements and community support. - Agenda Amendment: The board unanimously voted to remove Item 6 (Plainfield Business Park West) at the developer's request. - Public Hearing for Nook by Elvant Apartments: The board opened and continued the public hearing to the November 17, 2025, meeting. No testimony was taken. - Wallin Woods Multifamily Development (Marquette Companies): Staff presented the revised plan: 565 residential units (down from the originally approved 790+), 8,000 sq ft of commercial, a dog park, and a trail connection to Settlers Park. The developer also committed to donating a 3-acre parcel for park expansion in exchange for permit fee waivers. A traffic study from December 2023 concluded no major road improvements were needed, only a deceleration lane and signal timing adjustments. Board members discussed the reduced density (15.6 units/acre vs. 22), the change from 5-story to 3-story maximum height, and the developer's effort to buffer existing homes with landscaping. Some trustees expressed concern about traffic impacts and the inclusion of triplexes (not all single-family) along Ottawa Street. The vote was 4-2 to approve the site plan and final plat. - Seven Brew Coffee Drive-Thru (Special Use, Variances, Site Plan): The proposal is to redevelop the vacant Chili's site at 12740 S. Route 59. The plan includes a drive-thru with stacking for 38 cars, a pass-through lane, and LED lighting with shields. Staff noted the site conforms to code and received a positive recommendation from the Plan Commission. The developer (Laura Pacino) reported high demand in the region and noted that this larger site would accommodate queues better than their Naperville location. Board members raised concerns about pedestrian/bike access and lighting, but ultimately voted unanimously to approve all three items (variances, special use, site plan). - 2025 Tax Levy Preliminary Estimate: The board acknowledged a preliminary estimate of $11,586,000, which is the maximum amount the village can request. A public hearing will be held December 1, 2025. The board will discuss the rate further at a November 10 workshop. - Facility Accessibility Assessment: The board authorized a $34,149 agreement with WT Group to assess all public facilities for ADA compliance and develop a transition plan. This is part of a broader effort to meet new DOJ ADA rules, including website compliance and public right-of-way assessments. - Police Department Rooftop Unit Replacement: The board approved the purchase and installation of two 50-ton rooftop units (Trane) and associated building automation upgrades, totaling up to $702,687.30. The installation will be done by Helm, the village's existing service provider. Key Outcomes - Approved (4-2): Site plan review and final plat for Wallin Woods multifamily development (Trustees Paniker and Sula voting no). - Approved (unanimous): Ordinance 3766 (variances) for Seven Brew Coffee. - Approved (unanimous): Ordinance 3767 (special use permit) for Seven Brew Coffee. - Approved (unanimous): Site plan review for Seven Brew Coffee. - Acknowledged (unanimous): Preliminary estimate of 2025 tax levy ($11,586,000). - Approved (unanimous): Service agreement with WT Group for facility accessibility assessment ($34,149). - Approved (unanimous): Proposals for police department rooftop unit replacement (Trane: $335,353.20; Helm: $367,334.10). - Continued: Public hearing for Nook by Elvant Apartments to November 17, 2025.

The Plainfield Village Board held a Committee of the Whole Workshop on October 27, 2025, to discuss appointments to boards, a residential concept plan from Pulte Homes, the 2025 tax levy preliminary estimate, and water/sewer rate proposals. No public comments were made. Consent Calendar - The Board unanimously approved the minutes of the October 13, 2025 Committee of the Whole Workshop. Public Comments & Testimony - None. Discussion Items Presidential Appointments and Swearing-In - The Board unanimously approved the appointment of Azalia Allen to the Police Commission (term expiring April 30, 2028) and Kim Wagner to the Plan Commission (term expiring April 30, 2027), along with Michael Stogdill and Hagen Kern as ex-officio Plan Commission members (terms expiring April 30, 2028). The new commissioners were sworn in. F.1 Pulte – Varley Property (Concept Plan) - Pulte Homes presented a concept plan for 89 single-family homes on approximately 40 acres at the northeast corner of 119th Street and 248th Avenue. The proposal includes a mix of ranch-style and two-story homes (1,600–3,300 sq. ft.) with lot sizes ranging from 7,600 to 13,000 sq. ft., resulting in a density of 2.2 units per acre—well below the comprehensive plan's target of 7 units per acre for mixed residential. - Board members and staff provided feedback: requested connectivity to existing multi-use paths on 119th and 248th, preservation of existing trees, use of native plants in landscaping, and more creative naming. Concerns were raised about traffic on 119th Street and the need for sidewalks and crosswalks, especially near Plainfield North High School. The Board encouraged Pulte to include a wider range of housing types, including workforce housing options. No formal vote was taken; the discussion was for preliminary input only. F.2 2025 Tax Levy - Tracy Pleckham presented the preliminary tax levy estimate for 2025. The recommended preliminary estimate is $11,586,000, based on a projected 15% increase in equalized assessed value (EAV) to maintain the current tax rate of 0.4430. The 2024 extension was $10,074,204. - Key points: The village's property tax rate has remained stable for 14 years with only one reduction. Most new revenue would be directed to police pension and tort immunity funds due to rising costs (36% increase in workers' comp and liability insurance). Staff also provided draft budgets for Tort Immunity, Audit, and Police Pension funds. - Discussion included the impact of a 5% rate reduction scenario, which would reduce corporate fund revenue by $442,000. The Board agreed to consider the preliminary estimate at the November 3 Village Board meeting and further discuss rate adjustments at the November 10 workshop. F.3 Water/Sewer Rates - Scott Threewit and Dan Beerman presented an overview of water and wastewater operations, capital projects (including a new 1-million-gallon water tower, ground storage tank, and PFAS treatment preparations), and rate comparisons. Plainfield’s average monthly bill for 1,000 cubic feet ($124.20) is well below the regional average ($156) and the Lake Michigan communities average ($157.85). - Staff proposed annual rate increases tied to Illinois American Water’s wholesale rate increases (average 3.4% annually) plus an additional $0.50 monthly capital charge increase each year. The goal is to make the water/sewer fund self-sustaining and reduce reliance on non-operating revenues (e.g., home rule sales tax transfers of $3 million annually). - Board members expressed support for aligning rates with Illinois American Water increases, possibly codified by ordinance with a cap requiring board approval for spikes (e.g., increases above a certain percentage). The Board directed staff to prepare a draft ordinance for further discussion at upcoming workshops. Transparency and addressing PFAS costs were emphasized. Key Outcomes - Unanimous approval of minutes from October 13, 2025. - Unanimous approval of appointments to Police and Plan Commissions. - Preliminary input provided to Pulte on Varley property; no vote taken. - Board acknowledged the preliminary tax levy estimate; will consider at November 3 board meeting. - Board directed staff to develop a water/sewer rate ordinance tied to Illinois American Water increases, with potential cap and annual adjustments.

On Tuesday, October 21, 2025, the Plainfield Zoning Board of Appeals and Plan Commission held a joint meeting in the Village Boardroom, 24401 W. Lockport Street, Plainfield, Illinois. The meeting began at 7:01 PM and adjourned at 8:33 PM. The board approved prior meeting minutes, received a development report, held public hearings on the 7 Brew Coffee drive-through and The Nook by Elevant apartment proposals, and approved the 2026 meeting schedule. The Nook vote was continued to November 4, 2025 because Commissioner Heinen was required to recuse. Consent Calendar - Approved the October 7, 2025 Plan Commission minutes by voice vote. (The written minutes were not provided in the meeting materials.) Development Report - Staff reported that the Oswego Boundary Agreement was approved the previous night. - The Unified Development Ordinance update will be discussed at a joint Plan Commission and Village Board workshop tentatively scheduled for December 2, 2025. Public Comments and Testimony - No residents spoke during the general public comment period. - During The Nook public hearing, Fran Lehman, founding pastor of LifeSpring Church, said he had hoped the property would be developed residentially, welcomed the proposal, asked to stay involved on stormwater issues because his church is across the street and between the site and the river, and supported future full access at the Wood Farm Road and Lockport Street intersection. 7 Brew Coffee Drive-Through (Case 2115-091925.VAR.SU.SPR) - The applicant, Hubrew/7 Brew Coffee, requested a special use permit, site plan review, and three variances for a drive-through-only coffee stand at 12740 S. Route 59, the former Chili's site in the Kensington Center (PIN 07-01-33-208-006-0000), zoned B3 Highway Business District. The building would be 510 square feet, with a 238-square-foot detached cooler, no indoor seating, hours of 5:30 AM to 10 PM weekdays and until 11 PM weekends, and five employees on site at peak times. - The variances requested were from Section 9-99 (more than one wall sign), Section 9-116 (drive-through facing a public street), and Section 9-121 (LED lighting). The applicant proposed a shielded LED light band on the canopy trim rather than exposed LED tubing. - The site plan preserves 17 existing parking spaces and provides 38 drive-through stacking spaces, compared with the code minimum of 4. Access would use two existing shopping-center entrances, with the southern point exit-only and cross access to the north; a bypass lane can be activated as a third order lane during surges. - Applicant representative Chris George said 7 Brew has 507 stands nationwide; the brand uses team members with iPads in the drive-through lanes and offers over 20,000 drink combinations. He acknowledged early high demand at the Naperville location, said Naperville sales volume had dropped 33% in the past three months, and cited traffic engineering showing peak queues of 34 to 35 cars, supporting the proposed 38-car queue. - Commissioners asked about dumpster truck access and the large open grassland area. The applicant agreed to coordinate trash pickup and to work with staff on enhanced landscaping, including landscaping along the interior drive-through lane. - The public hearing was opened and closed by voice vote, with no audience members speaking. The Nook by Elevant (Case 2116-092325.AA.REZ.VAR.SPR) - Elevant Development proposed annexing an 8.8-acre parcel on Wood Farm Road directly east of the post office (PIN 06-03-09-300-045-0000), rezoning from R-1 Low Density Single-Family Residential District to R-4 Multiple Family Residential District, and variances from Section 9-52 (density) and Section 9-54 (maximum dwelling units per building and minimum floor area per unit). The plan includes 288 apartments in four four-story buildings, or 72 units per building; the R-4 district allows a maximum of 15 dwelling units per acre and 24 units per building. The proposed 45-foot building height is within the 48-foot maximum. One-bedroom units would range from 625 to 700 square feet. - The site plan provides 436 parking spaces: 268 covered and 168 exterior. Amenities would include a pool with sundeck, fitness center, party room, four courtyards, dog wash station, game rooms, co-working areas, libraries, package rooms, garden plots, bocce, gazebos, and bike storage. Exterior finishes include red brick, black accents, hardie panel, cast stone, anodized aluminum balconies, and black windows. - Staff recommended approval. The landscape plan is conceptual and must be completed before the Village Board meeting. The annexation agreement is in draft and may include impact fees for pedestrian connectivity. Lockport Street is expected to transfer from IDOT to the Village in three to five years, possibly allowing a full-access Wood Farm Road and Lockport Street intersection. - Applicant Todd Bryant said Elevant will own and operate the property, will not sell it, and will not use a third-party manager. He cited a Tracy Cross study estimating Plainfield absorption of 585 multifamily units per year. A school district estimate of 70 to 80 students was later put at 29 by Tracy Cross; the applicant is proposing a teacher recruitment program with one month of free rent and waived application fees. Rents would be about 4 to 5 percent higher than nearby Class A communities. Construction could start May 1, 2026, with first phase in 2027 and project completion in 2029. - Commissioner discussion was generally supportive. Commissioner Nicholson said the density was higher than usual but made sense near downtown; Chairman Minnesota stressed safe pedestrian and bicycle connections to downtown and Wood Farm Road improvements. Commissioner Campanella asked about EV charging; the applicant said EV charging stations would be included. Staff stated no prior village project has had a density variance of this level, but staff supports it because of the downtown-adjacent location. - The public hearing was opened and closed by voice vote. The chair then announced that Commissioner Heinen was required to recuse himself, leaving fewer than the four votes needed, so the final votes were postponed. The board voted by voice vote to continue the case to November 4, 2025, with one abstention. 2026 Meeting Schedule - The board approved the Plan Commission and Zoning Board of Appeals 2026 meeting schedule by unanimous roll call vote. Key Outcomes - Approved the October 7, 2025 Plan Commission minutes. - Recommended approval of the 7 Brew Coffee variances, special use permit, and site plan review, all by unanimous 4-0 roll call votes, subject to staff stipulations including compliance with the village engineer, the Plainfield Fire Protection District, and interior drive-through lane landscaping in lieu of foundation plantings. - Closed the 7 Brew public hearing and The Nook public hearing; continued The Nook by Elevant case to November 4, 2025, for the required votes. - Approved the 2026 meeting schedule.

The Zoning Board of Appeals and Plan Commission met jointly on Tuesday, October 21, 2025 at 7:01 PM in the Village Boardroom. The meeting covered two major public hearing cases (7 Brew Coffee and The Nook by Elevant), administrative approvals, and a development report. Consent Calendar - Minutes Approval: The Commission unanimously approved the minutes of the Plan Commission meeting held on October 7, 2025. - 2026 Meeting Schedule: The Commission unanimously approved the proposed 2026 meeting schedule for the Plan Commission and Zoning Board of Appeals. Public Comments & Testimony - No general public comments were made. - Regarding The Nook by Elevant: Fran Lehman, pastor of Life Spring Church (located across Wood Farm Road), expressed general support for the residential development, noting he had hoped for residential rather than commercial use on the site. He raised concerns about stormwater management given the property’s history of floodplain issues, and expressed a desire for a future full-access intersection at Wood Farm Road and Lockport Street. Discussion Items 1. 7 Brew Coffee Drive-Through (Case 2115-091925.VAR.SU.SPR) - The applicant, Hubrew (franchisee of 7 Brew), proposed a 510‑square‑foot drive‑through coffee stand with a double drive‑through lane on a 1.1‑acre site at the former Chili’s location in Kensington Center (12740 S. Route 59). The project required a special use permit and three variances: (a) more than one wall sign (on three elevations), (b) an LED light strip on the canopy trim (shielded variant proposed), and (c) the drive‑through facing a public street (Route 59). Staff recommended approval subject to stipulations. - Commissioners discussed queuing capacity (38 stacking spaces provided, exceeding the code requirement of 4), traffic concerns at other 7 Brew locations (e.g., Naperville), the location of the trash enclosure, and the large open green space in the center of the site. The applicant committed to working with staff on additional landscaping in that area and coordinating trash pickup times. The applicant also confirmed the use of shielded LED lighting to reduce light pollution. - Key Outcomes: All three motions (variances, special use permit, and site plan review) were approved unanimously (4‑0) by the Zoning Board of Appeals and Plan Commission, subject to stipulations including additional screening landscaping along the interior drive‑through lane. 2. The Nook by Elevant (Case 2116-092325.AA.REZ.VAR.SPR) - The applicant, Elevant Development, proposed a four‑building, 288‑unit multifamily apartment complex on an 8.8‑acre site east of the post office on Wood Farm Road. The proposal required annexation, rezoning from R‑1 to R‑4, and variances from density limits (R‑4 allows 15 units/acre; the project would be denser) and building configuration standards (72 units per building vs. the 24‑unit maximum). The presentation highlighted amenities (pool, gym, courtyards, co‑working spaces, etc.), covered parking (1.5 spaces per unit), and a phased construction timeline (spring 2026 to 2029). Staff recommended approval. - Commissioners discussed pedestrian connectivity to downtown, traffic impacts on Wood Farm Road, the need for improvements at the Lockport/Wood Farm intersection (currently limited due to IDOT jurisdiction), and the density variance. The applicant noted a Tracy Cross study indicating demand for 585 multifamily units per year in Plainfield and mentioned a teacher recruitment program (free rent for teachers) to mitigate school impacts. - Key Outcomes: The public hearing was closed. However, due to one commissioner (Heinen) needing to recuse himself, the Commission lacked a quorum to vote on the substantive motions. A motion to continue the item to the next meeting (November 4, 2025) was passed (3‑0‑1, with Chairman Minnich abstaining). The vote on annexation, rezoning, variances, and site plan will be taken at that future meeting. Key Outcomes - 7 Brew Coffee: Unanimous approval (4‑0) of variances, special use permit, and site plan with stipulations. - The Nook by Elevant: Public hearing closed; item continued to November 4, 2025 for voting due to commissioner recusal. - Minutes and 2026 Schedule: Approved unanimously.