Public Meetings - Plainfield, Illinois

The Committee of the Whole Workshop of the President and Board of Trustees convened at 7:00 PM on October 13, 2025, at 24401 W. Lockport Street, Plainfield, IL. The meeting covered the Fiscal Year 2025 Audit, the Wallin Woods Multi-Family Development (Case 2055-042224.SPR.FP), the Northwest Corner of Johnson Rd. & Ridge Rd. Concept Plan (Case 2112-082225.CP), and a Fiscal Year 2026 Budget Update. No formal votes were taken on workshop items; board members provided feedback and direction to staff and developers. Consent Calendar - The minutes of the Committee of the Whole Workshop held on September 22, 2025, were approved by unanimous voice vote. Public Comments & Testimony - Mike Kenniley (K-E-N-I-L-E-Y) of 15621 S. Benson Avenue addressed the board regarding the Safe Routes to School sidewalk project in the Benson and Plainfield Acres subdivisions. He expressed concerns that the project (Phase 1) would impact approximately 20 feet of front yards, remove trees and yard lighting, and create drainage and privacy issues. He noted a survey of 34 homes in the area found mixed opinions, with some residents welcoming the project but many opposing the intrusion. He requested that the board consider the neighborhood's input before proceeding. Discussion Items - F.1 Fiscal Year 2025 Audit: Jim Savio of Sikich LLP presented the annual comprehensive financial report. Highlights included an unmodified (clean) opinion, a general fund unassigned balance of $13 million (40% of FY26 expenditures, equal to about a five-month reserve), and a net change of $1.2 million in the general fund. The village’s IMRF pension funded ratio was approximately 90%, and the police pension fund ratio improved from 73% to 76%. No audit adjustments or material weaknesses were noted. Trustee Sula inquired about tracking return on investment for infrastructure spending and cost per mile for road maintenance. Village staff indicated these topics would be covered during budget discussions. - F.2 Wallin Woods Multi-Family Site Plan Review (Case 2055-042224.SPR.FP): Marquette Companies (David Lyon) and Kalar Slater Architects (Joe Sinett) presented a revised plan for 565 residential units (down from 794–825 entitled) and 8,000 sq ft of commercial space (down from 164,900 sq ft entitled) on the 36-acre site at 24651 W. Lockport Street. The plan includes four building types, a central amenity building with pool, pocket parks, a multi-use path connecting to Settlers Park, and preserved tree lines. Board discussion focused on: - Mayor Argadellas suggested combining two pocket parks into a larger green space at the southeast corner to better connect with Settlers Park. - Trustees expressed appreciation for the reduced density and commercial square footage, the transition to single-family homes along Ottawa Street, and the internal green space. - Trustee Sula raised concerns about the development being a private rental community with gated-style amenities, arguing it could limit integration into the broader Plainfield community. She suggested partnerships with the YMCA or park district and more public-facing retail along Lockport. Developer responded that the community is not gated, and the northeast corner plaza is designed for public programming. They noted they would consider further community integration ideas. - Trustee Paniker asked about price points and Marquette’s history of long-term ownership. The developer agreed to provide estimated pricing and ownership history via email. - Traffic concerns were noted regarding ingress/egress, with developer mentioning potential modifications to left-turn lanes at Van Dyke and Lockport. The board asked staff and developer to review traffic flow carefully before formal approval. - F.3 NWC of Johnson Rd. & Ridge Rd. Concept Plan (Case 2112-082225.CP): Core5 Industrial Partners (Liam Logan, Kevin Green) and Mid-America Development (David Bossey) presented a concept for 214 acres at the northwest corner of Ridge Road and 143rd Street/Johnson Road. The plan includes a 1.25 million sq ft industrial building on 150 acres, 47 acres of future residential (zoned R-1), and 9 acres of commercial fronting Ridge Road. The building would be 40-ft clear with ESFR sprinklers, 185-ft truck courts, and multiple access points on Johnson Road and Ridge Road. Board feedback included: - Strong support for preserving the existing tree line on the western boundary. - Concern about truck circulation and buffering on the north side: Trustee Rouen argued that the truck queuing area on the north side should be moved or better buffered, and that the proposed 60-ft total buffer (30 ft industrial, 30 ft future residential) was insufficient. He urged a larger greenbelt to be installed now rather than waiting for future residential development. - Trustee Banucci supported the industrial use as consistent with the comprehensive plan and appreciated the commercial component on the hard corner. - Trustee Sula asked about energy use and retrofit potential; developer explained the building is passive and would be re-leased if vacated. Solar panels were deemed not financially feasible at this scale. - The plan commission had previously recommended reducing access points on 143rd Street and favoring multiple smaller buildings over one large one. No formal decision was made; the board directed the applicant to address buffering and access concerns in future submissions. - F.4 Fiscal Year 2026 Budget Update: Tracy Pleckham presented a mid-year update on the General Fund budget. Key points: - Total FY26 General Fund budget: just over $40 million. - Sales and use tax are 28% of revenue; property tax 22%. State-shared revenues (sales tax, income tax, motor fuel tax, PPRT) account for 47% of the budget. - Sales tax revenues through October are at 61% of budget (ahead of the 50% target), partly due to the leveling of the playing field for online sales. - Income tax is at 47% of budget (on track). Building permit revenues have already surpassed the annual budget. - Property tax collections are at 100% for the year. - Overall, 65% of revenues are collected vs. 40% of expenses, indicating a strong fiscal position. - The tax levy timeline was previewed: discussion begins October 27, with a public hearing anticipated December 1 and levy consideration that same night. Key Outcomes - No formal votes were taken on workshop items; all feedback is preliminary. - Staff and developers for Wallin Woods were directed to refine plans based on board comments (green space connectivity, traffic flow, price/ownership data, community integration ideas). - Staff and developers for NWC Johnson & Ridge were directed to address buffering on the north side of the industrial site, reduce or reconfigure access points, and preserve existing tree lines before returning for formal approval. - The FY2026 Budget Update was received; the tax levy process will begin at the next workshop on October 27, 2025. - The next Village Board meeting is scheduled for October 20, 2025, at 7:00 PM; the next Committee of the Whole Workshop is October 27, 2025, at 7:00 PM.

The Plan Commission held a regular meeting on Tuesday, October 7, 2025, at 7:00 PM in the Village Boardroom. The agenda included approval of minutes, a development report, two final plat approvals for Playa Vista subdivisions, and concept plan reviews for a large industrial/commercial/residential project at the northwest corner of Ridge Road and 143rd Street and a luxury multifamily development on 119th Street. Extensive public comments were heard, particularly opposing the industrial concept. Two final plats were recommended for approval; no votes were taken on the concept plans, which remain in early stages. Consent Calendar - Approval of Minutes: The minutes of the Plan Commission meeting held on September 16, 2025, were approved by voice vote without dissent. Public Comments & Testimony - General Comments: Doug Zimney (902 Plainfield Road) argued that item 3 (NWC Johnson & Ridge concept plan) required proper public hearing notice under village code, stating no signs were posted and adjacent owners were not notified. Staff clarified that concept plans do not constitute public hearings; therefore, no such notice is required. Zimney expressed strong opposition to the proposed 1.25 million square foot industrial building adjacent to estate lots. - General Comments: Pete Pisteris (1998 Road at Swigle) noted that earlier this year, village leadership indicated no development was imminent west of Ridge Road, and expressed concern that plans have emerged within months. - Item 3 (NWC Johnson & Ridge): Multiple residents and officials spoke in opposition: - Doug Zimney reiterated concerns about traffic, environmental studies, and lack of community input. - A resident described existing gridlock on Laraway Road and questioned 143rd Street's capacity for additional truck traffic. - Cheryl Road (Naasi Township trustee) raised traffic congestion, commute times, and questioned the source of labor data for warehouse employment. - Biff George (Cherry Road) questioned how much development is enough and cited safety concerns for residential areas. - Eric Bernacki (Nay Say Township Supervisor & Vice Chair of Kendall County Regional Plan Commission) noted that the county and township comprehensive plans designated the northwest corner as commercial node and the rest as rural residential, and that the infrastructure (Johnson Road, 126) is inadequate for heavy trucks. - David Renard (Nay Say Township) urged rejection of industrial use, stating it would fundamentally change the rural residential character. - Patty Zimney (902 Plainfield Road) echoed neighbors' opposition, warning of further resistance if the project advances. - Jeremiah Finistad (Nay Say Township farm) raised concerns about emergency access and train crossings, and noted that the 143rd Street corridor improvements could affect traffic. - Item 4 (Fiduciary Multifamily): One resident (Todd Morris) commented that adding 400 units (est. 800 cars) would worsen already dangerous traffic conditions on 119th Street. Another asked about the possibility of Section 8 housing; staff and commissioners refrained from answering, noting the question is inappropriate for planning discussions. The applicant stated they finance conventionally and do not use tax credits. Discussion Items 1. Playa Vista Townes (Case 2100-082025.FP.SSA) – Final Plat - Staff reported the 15.5-acre site at SE corner of Ridge Road and 135th Street, contiguous to existing Playa Vista. Plans include 118 townhome units in 21 buildings (six per building in some cases). The final plat is consistent with previously approved preliminary plat and special use permit. - Applicant Dan Fabish (Four Star) confirmed the plat is as previously reviewed. - Commissioners discussed right-of-way dedication for a future traffic signal or roundabout at Ridge Road and 135th Street. Chairman Minnes expressed preference for smaller building clusters (3–4 units) rather than six-unit stacks. - Motion: Commissioner Vilerga moved to recommend approval subject to staff stipulations; seconded by Commissioner Heinen. Vote: 4–1 (Commissioners Campanella, Nicholson, Heinen, Vilerga in favor; Chairman Minnes opposed). 2. Playa Vista Phase 2B (Case 2113-080925.FP) – Final Plat - Staff noted this unit was split from the original Unit 2 to provide additional right-of-way and landscape easement along Ridge Road, enhancing buffering. The plat is in compliance with the preliminary plat. - Applicant confirmed willingness to replat to meet village requests. - Public comment: A resident asked about Section 8 housing; staff clarified the village has no purview over such federal programs and noted the development is for-sale units. - Motion: Commissioner Heinen moved to recommend approval with the two stipulations; seconded by Commissioner Nicholson. Vote: Unanimous (5–0). 3. NWC of Johnson Rd. & Ridge Rd. Concept Plan (Case 2112-082225.CP) - Staff (with one recusal due to firm involvement) presented the concept: 200+ acres at northwest corner of Ridge Road and 143rd Street (currently unincorporated), including 1.25M sq ft industrial warehouse, 45 acres of R1 residential, and 9 acres of commercial. Access proposed off Plainfield Road, Ridge Road, and Johnson Road (143rd St). Staff noted excessive truck parking and too many access points on Johnson Road. - Applicant Liam Logan (Core Five Industrial Partners) presented company background (54M sq ft built, strong Chicago presence) and project details: 150 acres for industrial, 45 for residential, 9 for retail. They emphasized market demand, location near I-55, and a 60-foot buffer between uses. They raised power capacity concerns (ComEd transformer not available until early 2028, delaying occupancy if construction starts 2026). - Public testimony (see above) overwhelmingly opposed the industrial component, citing traffic, zoning, rural character, lack of studies, and inconsistency with previous comprehensive plans. Eric Bernacki highlighted that the county and township plans designated this area for commercial node and rural residential, and that the comprehensive plan update that zoned it industrial was disappointing. - Staff acknowledged traffic and environmental studies would be required later in the formal process. Jonathan stated that 143rd Street improvements (widening, future Route 126 alignment) are in the transportation plan. - Commissioner comments: - Commissioner Nicholson expressed opposition to the current plan, citing excessive building size, too many access points, and lack of clarity on the residential component. - Commissioner Vilerga questioned the residential parcel and potential commercial alignment along Ridge Road. - Commissioner Campanella suggested considering smaller industrial buildings instead of one large building; applicant stated market demand is for million-square-foot facilities. - Chairman Minnes echoed concerns about building size and access, and recommended reducing access points on Johnson Road and evaluating a layout with multiple buildings. - No vote taken; this was a concept plan seeking preliminary feedback. Applicant will continue working with staff. 4. Fiduciary Real Estate Development Multifamily Concept Plan (Case 2117-092925.CP) - Staff reported the 31-acre site on south side of 119th Street east of Route 59, adjacent to industrial park west and single-family homes east. Proposed 377 luxury apartment homes in two phases (232+ units), with density 13.1 units/acre (below the comprehensive plan's 15+). Applicant Fiduciary developed the successful Seasons of Plainfield (320 units, 98.3% occupancy, highest rents in market). - Tony DeRosa (Fiduciary) presented: buildings are two-story with private entrances, attached/detached garages, Class A finishes, EV charging, pollinator patches, and dark-sky lighting. Parking ratio 2.14 spaces/unit. Estimated annual property tax revenue $1.3M. 79% of Seasons residents moved from outside Plainfield. - Public comment: Todd Morris raised traffic safety concerns and questioned Section 8 (as noted). - Commissioner comments: - Commissioner Heinen praised the Seasons project but found the site plan very rigid; suggested more curvature, reduced density, and careful alignment of access points with future 119th Street improvements and adjacent Naperville development. He recommended exploring emergency access via Wolf Drive. - Commissioner Vilerga echoed rigidity and density concerns, but appreciated the transparent tax revenue and economic impact data. Asked about buffering from adjacent industrial uses; applicant noted they use garages and landscaping. - Commissioner Nicholson liked the quality and buffering, but supported limiting to one access point on 119th Street. - Commissioner Campanella questioned left-turn difficulty from 119th into the site and suggested a walking path to the Woodman's development. - Chairman Minnes recommended reducing density, possibly reorienting buildings to avoid cookie-cutter layout, and moving the clubhouse away from the industrial side. - No vote taken; next step is presentation to the Committee of the Whole (likely late October/early November). Key Outcomes - Playa Vista Townes Final Plat: Recommended approval (4–1) subject to staff stipulations. - Playa Vista Phase 2B Final Plat: Recommended approval (unanimous) subject to two stipulations. - NWC Johnson & Ridge Concept Plan: No formal action; applicant will refine plan, including reducing access points, addressing building scale, and coordinating with staff. Further public input will occur in subsequent formal application stages. - Fiduciary Multifamily Concept Plan: No formal action; applicant will present to Committee of the Whole in 3–4 weeks. Staff and commissioners provided specific design feedback to be incorporated. - Development Report: Village board favorably received the Plainfield Business Park West proposal; rejected the Redwood Communities ranch townhome plan on 127th Street due to density and location concerns.