Village of North Aurora | Crossroads on the Fox

Plan Commission Minutes

VILLAGE OF NORTH AURORA

PLAN COMMISSION MEETING MINUTES

JANUARY 3, 2017

 

 

CALL TO ORDER

Co-chairman Duncan called the meeting to order.

 

ROLL CALL

In attendance:  Co-Chairman Jennifer Duncan, Commissioners Connie Holbrook, Mark Rivecco, Anna Tuohy, Tom Lenkart, Aaron Anderson, Doug Botkin and Mark Bozik.  (Chairman Brackett arrived after the roll call)

 

APPROVAL OF MINUTES

1. Approval of Plan Commission Minutes dated December 6, 2016

Motion to approve the minutes made by Commissioner Tuohy and seconded by Commissioner Bozik.  All in favor.  (Anderson abstained from voting).

 

PUBLIC HEARING

  1. 1.      Petition #17-01: The Village of North Aurora requests a Zoning Ordinance text

amendment to reduce the parking requirement for Food Stores, Grocery Stores, Butcher Shops, and Fish Markets from five (5) parking spaces per 1,000 square feet gross floor area to four (4) parking spaces per 1,000 square feet gross floor area

Jennifer Duncan opened the public hearing.  There were no audience comments.  Duncan then closed the public hearing.

 

NEW BUSINESS

  1. 1.      Petition #17-01: The Village of North Aurora requests a Zoning Ordinance text

amendment to reduce the parking requirement for Food Stores, Grocery Stores, Butcher Shops, and Fish Markets from five (5) parking spaces per 1,000 square feet gross floor area to four (4) parking spaces per 1,000 square feet gross floor area.

 

Commissioner Lenkart noted that CMAP had discussed reevaluating the large parking lots such as those along Orchard Road and Route 31.  It had been mentioned that these lots are never full and end up being a sea of asphalt.  CMAP’s, 20-30 years out, is to have fewer spaces and move buildings closer to the road with parking located behind the building.  Motion for approval made by Commissioner Lenkart and seconded by Commissioner Botkin.  All in favor.  Motion approved (6-0).

 

  1. 2.      Site Plan Approval – Lot 3-2 of Willards Corner

The Plan Commission discussed a site plan approval for a Burger King drive-thru in the Woodman’s shopping center.  Community and Economic Development Director Mike Toth stated that the use is permitted and the underlying PUD allows drive-thrus as a permitted use.  Toth added that staff reviewed the proposed site plan, landscaping plan and building elevations.  Michael Caldwell, representing the developer, stated that the restaurant will have an attached ancillary use for retail.  It will be located in the Woodman’s commercial site, north of the Chase Bank.  The main access will be off of Hansen Blvd and there will be connections to the Chase facility and a common drive to the north. 

 

Commissioner Rivecco asked what the dumpster area would look like.  Caldwell said it would be enclosed in masonry.  Commissioner Tuohy asked if the drive opens to the Chase Bank lot to the south.  Caldwell said that was correct.  Commissioner Lenkart asked about the location of the electrical boxes.  Caldwell noted the location on the site plan and said that the area would also be landscaped.  Lenkart inquired about sidewalks.  Caldwell said there are sidewalks that are along the frontage of Orchard and then access from Orchard to the building.

 

The Plan Commission noted their concerns regarding congestion at the southeast entrance, similar to what McDonald’s had experienced with their drive through.  Caldwell said that signs will be in place to direct customers to the drive-thru.  

 

Chairman Brackett said that there should be sidewalks on Orchard Road to the north connecting to the site.

 

Commissioner Holbrook asked if there is a tenant for the retail space.  Caldwell said there is no tenant at this time.

 

Commissioner Bozik said that overall he is satisfied with the site plan.  Bozik said he prefers to see the southeast entrance as an exit-only with a do-not-enter sign, similar to what McDonalds did with their drive-thru.

 

Caldwell said he would prefer to direct customers through signage instead of an exit only and do not enter sign due to the fact that the building will include another business(s) and not just the Burger King.

 

Motion made by Commissioner Anderson and seconded by Commissioner Holbrook to approve the site plan subject to review by the Village engineer and signage being in place.  All in favor.  Motion approved (6-0).

 

  1. 3.      Village staff would like to solicit feedback from the Plan Commission regarding text

amendments relative to commercial landscape buffer yard requirements

Mike Toth said that the Village of North Aurora currently requires a 50-foot landscaper buffer for commercial corridors.  This would be required for Orchard Road, Airport Road, Deerpath, Routes 31, 56 and 25, Mooseheart, Oak Street and Randall Roads.  Toth said his issue is that some of the 50-foot landscape buffers can have a negative visual effect from the economic standpoint of some of the developments.   Buffer yards are well intentioned but work better in a residential setting.  Toth said he would like to eliminate the 50-foot landscape buffers for the major commercial corridors or at least reduce the requirement.  Lenkart said that if this change is made, it may result in some buildings which are already in place being further set back when new other buildings will be able to build closer to the road.  Lenkart suggested that a better solution may be to consider more sign variances or a reduced height of landscaping to allow for more visibility.  Toth said that the Village can revisit the landscape area.  Bozik said he would be content with revisiting the landscaping requirements to allow for more visibility and in favor of relaxing the 50 foot landscape a bit. 

 

Further discussion on this issue will take place at a future meeting.

 

OLD BUSINESS

  1. 1.      None

 

PLAN COMMISSIONER COMMENTS AND PROJECT UPDATES

None

 

ADJOURNMENT

Motion to adjourn made by Commissioner Bozik and seconded by Commissioner Botkin.  All in favor.  Motion approved.

 

 

Respectfully Submitted,

 

 

Lori J. Murray

Village Clerk


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