VILLAGE OF NORTH AURORA
PLAN COMMISSION MEETING MINUTES
NOVEMBER 5, 2024
CALL TO ORDER
Chairman Mike Brackett called the meeting to order at 7:00pm.
ROLL CALL
In attendance: Commissioners, Anna Tuohy, Tom Lenkart, Alex Negro, Scott Branson, Richard Newell, Mark Bozik, and Doug Botkin.
Not in attendance: Commissioner Aaron Anderson.
Staff in attendance: Community Development Director Nathan Darga and Planner David Hansen
APPROVAL OF MINUTES
- Approval of Plan Commission Minutes dated September 3, 2024.
Motion for approval was made by Commissioner Botkin and seconded by Commissioner Newell. All in favor. Motion approved.
PUBLIC HEARING
- Petition #24-07 (East of 1851 Orchard Gateway Blvd): The petitioner, Clover Communities North Aurora LLC, requests the following actions in the Towne Center Planned Unit Development:
- Special Use – Planned Unit Development Amendment
- Site Plan Approval
- Preliminary Final Plat of Subdivision
Motion to open the public hearing was made by Commissioner Bozik and seconded by Commissioner Negro. Motion approved.
Planner David Hansen introduced Petition #24-07 (East of 1851 Orchard Boulevard). This property is located in the Towne Center Planned Unit Development (PUD), which is zoned B-2 General Commercial District. Hansen mentioned the PUD amendment is to amend the Towne Center PUD to allow certain residential uses on the parcels north of Orchard Gateway Blvd directly north of the shopping center. The site plan approval part of the request is for Clover Communities North Aurora LLC to build an independent living facility on the eastern half of this 11.34 acre parcel. The preliminary plat of subdivision is needed since the parcel will need to be subdivided for the Clover Development, which is approximately 5.45 acres in size.
Hansen said the Towne Center PUD was originally approved in 2005 and included a residential area on the southeast portion of the PUD known as Lot 20. The PUD Ordinance was amended in 2013, which approved warehouse uses on Lot 20. Hansen shared Clover reached out to the Village in late 2023 regarding a residential use for this area. Staff brought the concept plan to the Village Board for review in early 2024. The Village Board supported adding residential back into the Towne Center PUD and had a favorable opinion of the proposed development. The 2005 PUD Ordinance included residential standards in Exhibit F. These standards included details that are no longer applicable to the property. The proposed standards for the new residential area are outlined in Exhibit D, which would be the 2nd PUD amendment ordinance.
Hansen said the Comprehensive Plan for this area is regional commercial. The subject property is located in the Comprehensive Plan’s West Gateway Subarea Plan, which includes the existing North Aurora Towne Center. A recommendation of the West Gateway Subarea Plan states the shopping center should capitalize on its visibility from I-88 by intensifying development and creating a more attractive and walkable environment.
The petitioner is proposing a special use PUD Amendment to add a residential use area in the Towne Center PUD. The petitioner is proposing a senior (55 and older) apartment independent living facility on the vacant property. The 5.45-acre property would be improved with a single four story, 124 unit building with detached garages. Unit amenities include a full kitchen, walk-in showers and emergency pull cords in each unit. The overall building also includes amenities and activities for residents. Amenities include a large community room, coffee bar, fireplace lounge, and fitness center. Activities on site include book clubs, bingo, and various seasonal/social gatherings.
Hansen said the Independent Living Facility use requires one (1) parking space per dwelling unit plus two (2) parking spaces per 1,000 square feet of gross floor area of office. According to the petitioner there are 124 units and less than 1,000 square feet of gross floor area of office. As such, the Zoning Ordinance would require a total of 126 parking spaces for the entire site. The applicant has proposed 150 parking spaces for the site, which include 40 detached garages. The site currently has two access points. The western access point has a dedicated turn lane. The eastern access point is located at a four way stop but does not have a dedicated turn lane. The applicant is conducting a traffic study.
Hansen said site plan review is needed since the Zoning Ordinance requires it for each building permit application for multi-family, townhouse, commercial, and industrial development for which a site plan has not already been approved. Hansen also said preliminary final plat of subdivision is needed since the petitioner intends to subdivide the eastern 9.28-acre parcel into two lots and build an independent living facility on the eastern 5.45 acres. Hansen shared that the Community Development Department finds the information presented meets the Standards for Specials Uses and Planned Unit Developments as submitted by the petitioner. The proposed site plan meets site plan review standards of the North Aurora Zoning Ordinance and the Towne Center PUD. Hansen said there are three conditions added to this petition request, which reiterates the Zoning Ordinance code regarding outdoor lighting, dumpster standards, and mechanical equipment screening. Hansen showed a PowerPoint with images of the proposed site plan, landscape plan and building elevations. Hansen mentioned Exhibit D would allow the following uses and standards for this area: Residential uses permitted for this area would include multi-family dwelling, independent living facility, and assisted living facility. Setbacks and the Floor Area Ratio (FAR) shall meet the Village’s B-2 General Commercial District. Building Height: No residential buildings shall exceed fifty (50) feet in height.
Community Development Director Nathan Darga stated the original PUD had an exhibit that had standards and uses for a residential area, but it is no longer applicable. Darga said these standards have been rewritten to make it apply to present day standards and the existing developments in the area. Exhibit D would be the new standards to govern residential development in this area and the Clover Development that is presented would meet those standards. Hansen introduced Russell Caplin of Clover Development.
Caplin provided a summary of Clover Development, which was founded in 1987 in western New York. Clover’s focus is on age restricted multi family housing and have properties in eight (8) different states. Their portfolio includes about 50 communities, and this type of housing is only type they focus on. There are no apartments, HUD financing, tax credit or affordable housing or meal service in there housing portfolio. Caplin said the residents go out into the community for meals, shopping, healthcare, and places of worship. Most residents who live in these apartments come from the community.
Chairman Mike Brackett confirmed there was no meal service and asked about the assisted living use. Darga said this is not assisted living and does not have a cafeteria or on site nurses. The use is age restricted apartments with amenities, and it is assumed you should be able to take care of yourself. Darga said the proposed Exhibit D mentions assisted living as a possible use for this area, however this project is independent living. Darga said the amendment would make this area a target for residential uses should the market think residential is warranted and would reintroduce the use into the Towne Center area. Also, this proposed area for residential still allows all other uses mentioned in the PUD. The only allowed residential uses would be multi-family dwelling, independent living facility, and assisted living facility. Townhomes were in the original PUD, but they would no longer fit in the PUD due to the lack of parcel size available, so they were excluded from the uses added in Exhibit D.
Commissioner Botkin had no questions. Commissioner Bozik asked if the garages are additional rent and how they are distributed. Caplin said there are 40 detached garages, and they are offered at a premium. Commissioner Bozik had a concern about the garage spaces not being used for parking and that perhaps they shouldn’t count towards the parking count. Commissioner Bozik also asked about the eastern parcels future plans and what the Comprehensive Plan says about this area. Darga said a garage space does count as a parking space towards the parking count and the site meets the parking count requirements for the independent living facility use. Darga said there is still a lot of vacant land in the Towne Center area. There are possibilities of more car dealerships west of Target. Daraga said that including a residential component is a way to help the businesses out there and there are no restaurants in Towne Center due to low daytime population in the area. Introducing residential would help put more people in the area and this area proposed isn’t an ideal commercial space due to its location off I-88 and is across from the commercial area on the other side of Orchard Gateway Blvd. Darga said the Comprehensive Plan calls for intensifying the uses in the area to make it more walkable and pedestrian friendly. Slick City just opened in the old BestBuy location. Darga said the property directly east is wetlands and then the first buildable property, to the east, was bought by a union who is looking to build a union hall. There are no plans for the Village property parcel at this time. Commissioner Bozik said the original residential approved was pushed off due to utility and public safety burden of the area and asked if this was a concern for the proposed project. Darga said utilities are adequate for this area and the proposed new area is quite smaller than where the warehouses were built so it should be able to be serviced. Darga said the Fire District had no initial concerns and will be part of the ongoing review process.
Commissioner Tuohy asked how long after the building is built do you expect it to be at full capacity. Caplin said it takes about a year after the building is open to get to a high occupancy rate, but many of the properties run at 100% with a waiting list. Commissioner Lenkart asks what age a senior person is defined by. Caplin said it would be an age restricted development of 55 and over. Commissioner Lenkart asked how many bedrooms the units are. Caplin said all, but six apartment units are two bedroom units. Commissioner Lenkart said he was concerned that the parking for the 124 units could be skewed since there are majority 2 bedroom units, which could have multiple cars. Caplin said in the portfolio that majority of the properties are between one unit and 1.25 spaces per unit. Commissioner Lenkart said if there are half the units have more than one car it would require an additional sixty two parking spots or over thirty more than what the parking is proposed. Commissioner Lenkart asked if there are any other facilities in the area. Caplin said there is one under construction in Crystal Lake, but there are none operating in Chicagoland yet. Commissioner Lenkart asked what amenities are on site. Caplin said there are community rooms, fitness centers, and other bars and lounges for residents. Commissioner Lenkart asked if there will be a kitchen in the community room. Caplin said there will be a kitchen for warming stuff up or a catering area, but not a commercial kitchen. Darga said the parking does meet the Village’s code for independent living and there is space on site to add additional spaces should it become an issue.
Commissioner Branson asked about garage sizes on site. Caplin said they are all detached one door garages, and no other sites have tandem or two car garages. Commissioner Branson asked if there are any wetland concerns for the site, if this is apartment living only (no condos) and potential rent rates. Darga mentioned the lot is buildable and there are utilities already installed on site. Caplin said the units are only available for rent and the rents are projected to be a single bill (cable, rent, utilities, etc.) of approximately $2,000 price range. Commissioner Branson asked the average age of the renters. Caplin said its approximately around 70 and mostly retirees. Commissioner Negro asked how long the leases are for. Caplin said they are one year leases. Commissioner Negro asked if extended family is allowed to move in. Caplin said all occupants must be 55 and over. Darga added as part of the PUD a condition could be written to have it age restricted for this development and run with the land for any future owners.
Chairman Brackett asked what would differ if this were to be changed into an apartment complex. Darga said the parking lot requirement would be higher since the Zoning code allows one space per dwelling for an independent living facility use compared to an apartment which requires two spaces per unit. Darga said building height, landscaping, and access points would all be the same. Caplin said visitors are allowed, but there is a property manager on site. Darga said the zoning codes definition of the use requires occupants to be 55 or over for an independent living facility. Chairman Brackett asked if the parking spaces are compared, an apartment complex would require about 252 spaces compared to current proposed of 150 units. Darga said Clover has never converted a property to apartments for under 55 and worst case scenario a variance would need to be granted for the lack of parking should it be converted to an apartment complex.
Commissioner Newell asked about green spaces and the landscaping plan. Caplin said the courtyard patio in the rear of the property has a sitting area and comes off the community room. Commissioner Newell asked if there are any ideas to have a walkway go out to the wetland areas to incorporate that area for public use. Darga said this question has been asked numerous times in the past regarding bike paths and to see if the Forest Preserve would want to take over the wetlands and so far, nothing has been achievable.
Commissioner Bozik asked about the construction type and exterior finishes on the building. Caplin said its construction 5B which is wood frame and fully sprinkled including the balconies. Exterior materials include stone features and vinyl. Commissioner Tuohy asked if there will be a property manager on site during the day and what is the pet policy. Caplin said they will be on site during the day and there is no designated dog area and would need to speak to property management regarding the pets. Commissioner Tuohy recommended pets be allowed to increase longevity and asked about garages being utilized as storage areas. Caplin said there are 70 interior storage units for rent, which are cheaper than garage spaces. Commissioner Tuohy asked how many handicap spaces are needed. Darga said they have a lot of handicap spots by the entrances and are more than code requires. The spaces are determined by total parking spaces not by use of property. Caplin said they also meet the fair housing requirements. Commissioner Negro asked about sidewalk connectivity for the site. Darga said there is a sidewalk to connect south to Orchard Gateway Blvd by the stop sign. Darga said there is a sidewalk along south side of Orchard Gateway Blvd by the shopping center. Commissioner Newell asked if there should be sidewalk on north side since it is a residential property. Darga said if the entire site were to develop to residential it could be beneficial.
Commissioner Bozik said a sidewalk should be shown since this is a PUD amendment and if it is not shown now there would not be one in the future and walking in the parking lot would be the only walkways available. Darga said it could be added as a condition to have a sidewalk to run to the western edge of the property. Commissioner Bozik asked who owns the new residential area now. Darga said another property owner does, and part of the sale is to subdivide the eastern portion for the Clover development. Commissioner Bozik asked if there are any landscape color renderings. Darga said staff has provided landscape comments and the petitioner meets the requirements per Zoning Ordinance. Commissioner Bozik said since this is a PUD amendment can’t we ask for additional submittals and requirements. In this case I would like to see a colorized rendering of the landscape plan.
Chairman Brackett asked if the audience had any comments. Corey Spooner of Riverfront Ram said if there is a sidewalk required in front leading west up to Riverfront Ram, these seniors are going to be walking through our parking lot and can cause damage to our vehicles. Spooner said this is a commercial sector that is turning into a residential space. Car dealers are loud, mechanics work until midnight and trucks come through the night to drop off vehicles and parts. Spooner said he is not opposed to the idea but opposed to the location.
Chairman Brackett closed the public hearing.
- Petition #24-13 (230 South Lincolnway): The petitioner, Len McEnery / Gas N Wash, requests the following actions in the B-2 General Commercial District:
- Special Use – Planned Unit Development
- Site Plan Approval
Motion to open the public hearing was made by Commissioner Lenkart and seconded by Commissioner Botkin. Motion approved.
Community Development Director Nathan Darga introduced Petition #24-13 for Gas N Wash at 230 S Lincolnway. Darga mentioned the property is a vacant parking lot that is east of Asbury Gardens, south of Airport Rd, and north of Interstate 88. The parcel is currently zoned B-2 and the property has been vacant for several decades since the OTB was demolished. The property is owned by Asbury Gardens who owns the assisted living facility to the west. The petitioner, Gas N Wash, is proposing to redevelop the 4.7 acre property with a gas station, convenience store with two quick service restaurant spaces inside (one with drive thru), and a separate long tunnel car wash building with vacuums. There is also a separate diesel facility in the rear. Darga showed a PowerPoint of the site plan, landscape plan, building elevations, and signage plan. Darga said since the property is greater than 2 acres in size, so a planned unit development is required. Gas stations and car washes are special uses in the B-2 District. The ordinance would approve the uses and PUD. The Zoning Ordinance would require eighteen (18) parking spaces for the gas station use and one (1) parking space for the car wash use, for a total of 19 parking space for the entire site. The applicant has proposed fifty-five (55) parking spaces for the gas station and sixteen (16) parking spaces for the car wash for a total of seventy-one (71) parking spaces for the entire site.
The existing site has two access points. The petitioner would also add a third access point. The access points would include a full access on Airport Road, a left in and right out for the middle of the site onto Route 31, and the southern access point would be right in right out onto Route 31. Truck traffic would access the site off of Airport Rd or at the center of the site along Route 31. Truck traffic would flow around the buildings through the site to the diesel fueling canopy area on the western side of the property and only be able to exit at the southernmost access point on Route 31. The petitioner is working with Illinois Department of Transportation (IDOT) since Route 31 is an IDOT road. The 2023 Comprehensive Plan recommends ‘Local Commercial’ use for the subject property. The subject property is located in the Comprehensive Plan’s IL Route 31 I-88 Gateway Subarea Plan, which states I-88 Gateway, as Route 31 travels away from the Village Center, and its walkable, grid street blocks, the corridor becomes a large-scale, state highway district that caters to the automobile and truck traffic. Potential uses include a larger one use, or commercial retail and service uses catering to nearby residents and motorists traveling along IL Route 31.
Darga said Gas N Wash is asking for code exceptions in the PUD. Most of the requests have to do with fitting the plan into the existing site after the right of way takes happen and roadway improvements are done, which include widening the road. This area of town has a 50 foot landscape buffer on Airport Rd and Route 31. Several streets in the Village have this buffer. Most parcels on Route 31 have this buffer varied or entirely eliminated due to it being impossible with existing parcel setbacks and configurations. The rear yard landscape setback is being reduced to six (6) inches, which is mostly along the access road that is touching the Asbury parking lot to the west. The garage, dumpster and maintenance building are all in this area for Asbury. Asbury’s main building with residents is located further north and has the largest buffer and landscape area on site. No windows for this building face out towards the diesel area. The other exception for the site is a front yard setback for the canopy coming into the car wash. Darga said there are also signage exceptions that are listed in the packet. Darga showed signage elevations of monument signs, directional signage and wall signs. Darga said there are two monument signs (one for the car wash and one for the gas station). Darga added the signage exceptions are for more signage area and for the number signs located on the building walls. Most are for the Convenience Store (C-store) itself due to the store having two tenant spaces available inside. There is only one drive thru restaurant and the c-store would also have video gaming terminals.
Chairman Brackett asked how the semi traffic will flow on site. Darga said the front eastern portion of the site would have automobile gas pumps and the rear (west side) would have diesel pumps for trucks. Truck traffic would access the site off of Airport Rd or at the center of the site along Route 31. Truck traffic would flow around the buildings through the site to the diesel fueling canopy area on the western side of the property and only be able to exit at the southernmost access point on Route 31. Commissioner Botkin asked if you can go north when exiting the property on Route 31. Darga said only the Airport Rd exit allows vehicles to exit the site north.
Chris Kalischefski, the project planner/architect with the WT Group addressed the Plan Commission. Lyman Tieman, the attorney of Gas N Wash, Len McEnery, the ownership of Gas N Wash, Brian Hurts, the civil engineer for the project, and Micheal Werthmann of KLOA, conducted the traffic study, were in attendance.
Kalischefski mentioned the traffic for the commercial fueling lanes comes from the north and goes through the canopy, but there is a purposeful turn around spot for the trucks going through and can come back up to Airport Rd if necessary. Darga said trucks can turn left in from Route 31 or come in from Airport Rd. Then the trucks would come through the diesel fueling area, then either exit south out to Route 31 or they can make a U turn and go back north and exit onto Airport Rd, but are restricted from going into the front of the building to the general automobile area. Chairman Brackett asked how many fueling lanes there are for the diesel. Kalischefski said there are only two lanes for the fueling canopy near the building, but there is a two way bypass lane on the western edge of the pavement. Kalischefski said this is not a truck stop, there is no designated or aisle parking, no sit down restaurant, no shower room or laundry facility. The prime customers for the site are day runners who are already on Route 31. This should not increase truck traffic or draw more to the area since freeway traffic already have fueling cards to other larger gas station chains. Kalischefski said we are looking for box trucks, day runners and 53 foot trailers for our commercial truck traffic. Chairman Brackett asked about truckers who need to run inside the store. Kalischefski said there is a pavement line that allows trucks to pull up (about 70 feet long area) and run inside. Trucks take about 20 minutes to fuel up.
Kalischefski said the automobile and CDL traffic is separate for a reason and should enhance site accessibility and flow. The roadway connecting Airport Rd to the diesel pumps is 25 feet wide two lane road. Trucks can’t park along this stretch, and this reduces hazards. The car wash customers are also separate on the north side of the site and it’s an express car wash. Kalischefski said the car wash traffic would go to the canopy, through canopy and make a left hand turn so people can see where they are going, go through the tunnel and can vacuum before or after the wash. The car wash is rollover and there is a heater in the car wash to dry the vehicles.
Kalischefski went through the site exceptions for the PUD. The geometry of the site makes these exceptions warranted to meet drive aisle widths and building setbacks. The site exceptions include a reduction of the front yard parking landscape setback to 9′-0″ from the required 50′-0″ landscape buffer required along IL Route 31. Darga said the current setback for the parking lot is zero feet at the property line. Kalischefski said there is a reduction of the corner side yard parking landscape setback to 35′-11″ from the required 50′-0″ landscape buffer required along Airport Road. A reduction of the rear yard parking landscape setback to 6″ from the required 5′-0″. A reduction of the front yard building setback to 16′-0″ from the required 35′-0″ building setback along IL Route 31. Kalischefski said this exception is needed to help provide sun shelters to see the ATMs for the car wash canopy.
Kalischefski went through the sign exceptions for the PUD and said when asking for a variance we need to usually give something up on our end. We have reduced the overall signage for the site by a large quantity. We have six businesses on this site and are complementary to each other. Thus, the sign exceptions are to allow an increase in the total allowed fuel pricing signage area to 46 square feet (15.3 square feet per price x 3 prices) from the maximum of 18 square feet (3 x 6 square feet fuel signs). To allow for signage for the rear (tenant-1) c-store tenant to be allowed along the front (east) and side (north) elevations of the c-store. To allow for the total allowed signage on the south of the car wash to increase to 68.3 square feet (building and pay canopy signage) from the maximum of 49 square feet (32.6′ x 1.5). To allow for the total allowed signage on the north of the c-store to increase to 113.5 square feet (building, auto and diesel signage) from the maximum of 97 square feet (64.6 x 1.5). To allow the number of wall mounted signs on the c-store to be 5 signs from the maximum of 3. Darga said the packet includes the signage plan and all the details. Kalischefski went into detail regarding wall signage challenges since the building determines the sign size and quantity, so we are asking for more signs, but smaller signs. Kalischefski explained why the fueling signage numbers need to be bigger for safety purposes but are still in line with the United States sign council requirements.
Kalischefski said the quick service restaurants will be a coffee offering while the second tenant will be a restaurant for either tacos, burgers or something similar. Kalischefski said the landscape total trees variance is short on the total number required by code, but we still are providing 93 trees for the site, 166 evergreen shrubs, 284 deciduous shrubs, and 1,986 perennials and grasses. This will be a tremendous improvement of the current site. Gas N Wash is known for its landscaping, cleanliness, and ease of maneuvering around the site. All utilities are there and sufficient for the use and won’t be a burden on the community. Kalischefski continued and said there will be high quality masonry materials, a t shaped canopy, and nice use of landscaping and signage. Lastly the floor area ratio density is a max of two (2.0) for the site per code, but we are only at .07. Also, this is an allowable special use in the B-2 and we hire and support local.
Commissioner Newell asked about truck maneuvering into the site. Kalischefski said there will be a provided left lane into the site as well as a dedicated right turn lane on Route 31 on the western portion of the road into the site. Darga said there will be two lanes in both directions with a center left turn lane as well as a deacceleration lane southbound into the middle curb cut. The roadway will be wider than it is today. Commissioner Newell asked where other Gas N Wash businesses are located at. Kalischefski said there are quite a few from Green Oaks to Joliet, but Yorkville has a location that is pretty close. Hansen mentioned the closest Gas N Wash is located at the corner of Orchard Rd and Jericho Rd in Montgomery. Kalischefski said all sites have similar landscaping and food offerings.
Commissioner Negro thanked the petitioner for the through presentation and had no other questions. Commissioner Tuohy asked about the hours of operation for the restaurants. Commissioner Tuohy asked about truck deliveries for the c-store, overnight parking, and video gaming. Kalischefski said the restaurants are not 24/7 but there are set hours for each restaurant. The car wash is not 24 hours. Only the C-store, video gaming and gas pumps for automobiles are 24 hours. Truck fueling are for the day runners, so it is not open all night. Kalischefski said the truck delivery times are in the early mornings and from a safety standpoint, before the rush of other customers. There is no parking or overnight parking allowed for trucks. State of Illinois allows video gaming for diesel fueling, but video gaming is usually more local pull. Video gaming is open 24 hours because it is part of the floor area of the C-store. Commissioner Tuohy asked about underground storage containers. Darga said they will need to follow all EPA regulations. Kalischefski said Illinois is third most stringent State on this topic. The State fire marshal can inspect whenever they want and the technology these days has made leaks and other concerns of tanks extremely rare.
Commissioner Lenkart asked about truck traffic configuration. Darga shared the improvements will help mitigate unnecessary turns and congestion into the site. Commissioner Lenkart was concerned about the turning movements on the southwestern position of the site by commercial fueling canopy. Kalischefski said it meets turning requirements and provides an ample amount of space to turn around. Commissioner Lenkart asked what vehicles are allowed to use the diesel canopy. Kalischefski said fueling in the front is for standard trucks and automobiles. Commissioner Lenkart had a concern about the vacuum area of the car wash regarding congestion. Kalischefski said the vacuum area spaces are 10 feet wide, and the vacuums have it where the hose is used for just that side of the car. The cars will travel south once done with the car wash and exit the site north or east depending on preference. Kalischefski mentioned he has designed various gas stations and car washes in the area and understand the concerns. This site is large enough it should alleviate congestion and dangerous movements. Commissioner Lenkart asked about parking for the C-store and quick service restaurants. Darga said it is on the north side of the c-store and meets code.
Commissioner Negro had no comments. Commissioner Branson asked what the dimensions of the turnaround area is for the trucks. Kalischefski said the width of the driveway is 62 feet and the distance from the canopy to the southern curb is 141 feet. The turnaround is about 87 feet. Commissioner Branson asked if the dimensions are similar to Gas N Wash in Montgomery and what food tenants are there. Kalischefski said Orchard Rd goes out a little wider at this site and there is only one food tenant since the building is 6,500 square feet. Commissioner Botkin had no comments or questions.
Commissioner Bozik asked about the water detention and retention on the property. Brian Hurts, civil engineer, said the site drains west to east. It will go through IDOT hydraulic review. The site is actually reducing the impervious area compared to the site in the past when there was a building on the property. Hurts said the Kane County stormwater ordinance requires the imperious area of Jan 2002 to be listed. This should reduce the impervious surface down to 15,000 to 20,000 square feet to what it is now. The Ordinance requires the Village’s engineer have a say on BMP’s and other stormwater aspects to ensure the roadway does not become a hazard. Commissioner Bozik asked if cross access easements are provided for the north and south sides by Asbury for emergency vehicles. Darga said there is cross access on the north drive aisle, but the south access is blocked off currently but can add emergency access as a condition. Hansen said one of the conditions includes cross access easements on the north end with Asbury, but staff can add the southern access cross easement into the condition as well.
Commissioner Bozik asked what the pavement type will be for the turnaround area. Hurts said the area around the canopy is always concrete, but the turnaround bowl would be asphalt, but we can look at it to see if concrete makes sense. Commissioner Bozik asked about the existing Asbury sign on the property and if that will now be offsite. Darga said staff brought this up as a concern in the preliminary zoning comments. Darga added the Village is working on a project for the intersection of Airport and Lincolnway for the turn radius and redoing the signals. As part of the project, there was going to be a corner clip that would require the sign to be moved. Darga asked if the sign is still on the property or going to be located onto Asbury’s. Hurts said the sign will be relocated to the northwest side of the drive aisle, but on the gas station property. Commissioner Bozik asked to have the off site sign be mentioned as a condition.
Chairman Brackett had a question regarding the size of the truck for diesel pumps. Hurts said there are no size restrictions since the dimensions are for a WB 65 which is the full size truck and trailer. Chairman Brackett asked about the number of monument signs on the property. Kalischefski said that there are two monument signs, one for the car wash and one for the gas station. The size, height and number all meet the sign ordinance. The only thing that is an exception is the fuel pricing area for the c-store on the sign. Commissioner Newell asked about the c-store ownership and if it is a separate company. Kalischefski said Gas N Wash is the owner and it is not sublet.
Al Broholm, North Aurora resident and parcel owner on Route 31, said he is very excited about this project and this property has been vacant and an eye sore for a very long time. It used to be a racetrack, then a banquet hall with a second floor and then an OTB. This is an acceptable use for the property to me. I have bought property in numerous states and helped write the zoning code awhile back. This is a good use for this property and would love to see this project happen.
Chairman Brackett closed the public hearing.
NEW BUSINESS
- Petition #24-07 (East of 1851 Orchard Gateway Blvd): The petitioner, Clover Communities North Aurora LLC, requests the following actions in the Towne Center Planned Unit Development:
- Special Use – Planned Unit Development Amendment
- Site Plan Approval
- Preliminary Final Plat of Subdivision
Chairman Brackett summarized the concerns, which included the parking plan, an age restriction condition, front sidewalk addition and a colorized landscape plan. Darga said age restricted is mentioned in the zoning definition however it can be added as a condition to better clarify the intent. Chairman Brackett said regarding the dealership concern, I don’t think the sidewalk would encourage walking through the parking lot but encourage the residents to go over to the traffic signal to cross especially if this is a residential area. Commissioner Tuohy said as a community and the Comprehensive Plan states pedestrian friendly connections are encouraged. Commissioner Lenkart asked if the sidewalk would be clear in the wintertime or who would maintain them. Darga said the property owners would maintain sidewalk on their property.
Commissioner Botkin said his two concerns are parking and the impact to the wetlands, but both have been addressed so he would recommend approval with the noted conditions. Commissioner Bozik said the parking concern has not been addressed yet and the landscaping/pedestrian access has not been figured out. The overall package doesn’t seem to be complete, and it changes the character of the area too much not to have complete plans. Commissioner Bozik said he would prefer to table it and address these issues before moving forward. Commissioner Newell said the sidewalk, parking, and landscaping needs more work and agrees with Commissioner Bozik. Commissioner Branson, Tuohy and Negro agreed with Commissioner Bozik. Commissioner Lenkart asked if the northeast corner of the property could be modified for a dog park, gathering space or at least have some more green space.
Motion to table Petition #24-07 to the next Plan Commission meeting to address parking, sidewalk access, provide a colorized landscape plan with more amenities and add a condition regarding age restriction to the current and future development owners was made by Commissioner Bozik and seconded by Commissioner Negro. Vote: Tuohy – Yes, Lenkart – Yes, Negro – Yes, Branson– Yes, Newell – Yes, Bozik – Yes. Botkin – No. Brackett – Yes. Motion approved to table Petition to next meeting.
- Petition #24-13 (230 South Lincolnway): The petitioner, Len McEnery / Gas N Wash, requests the following actions in the B-2 General Commercial District:
- Special Use – Planned Unit Development
- Site Plan Approval
Chairman Brackett summarized the concerns, which included the turnaround area. Darga said the staff report has five conditions including screening for dumpsters and monitoring on site trucks. Staff recommends approval with these conditions. Darga said the first proposal was flipped with the car wash on the south and c-store on the north, but this one presented has been the best layout.
Commissioner Negro, Tuohy and Branson said the turnaround is concerning, but it appears it is a staff and engineering issue to review. Commissioner Lenkart voiced his concerns on the truck turnaround dimensions and how the vacuum area congestion could be problematic. Darga said there are a few areas in the Village that have these turnarounds in truck courts. Commissioner Newell said the plan looks great. Commissioner Bozik said the turnaround is a concern, but if it doesn’t work out, the business will be the one who will be impacted and need to correct it. Otherwise, they will lose customers and revenue. Worst case scenario the trucks go out southbound and corrects itself.
Commissioner Bozik said the conditions for the offsite sign and cross access easements should be added and updated. Commissioner Botkin agreed with Commissioner Bozik’s concerns and comments. Chairman Brackett agreed and said the project is going to be millions of dollars and the engineers must be confident it will work. Commissioner Lenkart asked if signage could be added to help alleviate potential turnaround confusion. Commissioner Lenkart asked why they have more signage than Casey’s. Chairman Brackett said they have more businesses on site and that’s why there is more signage. Darga said the sign sizes are smaller than code, but the number of signs is where it deviates from it. Commissioner Tuohy asked if a condition can be added to emphasize the turn radius be reviewed in great detail.
Motion for approval of Petition #24-13, as presented by staff with three additional conditions regarding emergency /cross easement access, off site signage and engineering review of the turnaround area was made by Commissioner Newell and seconded by Commissioner Bozik. Vote: Tuohy – Yes Lenkart – No, Negro – Yes, Branson– Yes, Newell – Yes, Bozik – Yes. Botkin – Yes. Motion approved.
OLD BUSINESS – None
PLAN COMMISSIONER COMMENTS AND PROJECT UPDATES
Darga shared MI Homes bought Autumn Ridge subdivision off of Deerpath Rd. Darga said only one home was built by the other developer and has sat vacant for 20 years. MI Homes was just issued a permit for a model home. Commissioner Lenkart asked what type of homes will be built. Darga said ranch style homes up to two stories, which are semi-custom homes, but not all custom built like the Moose Lake subdivision. Darga said MI Homes would like to complete the entire subdivision in a year or two. Darga said this is an approved project and straight code. Darga said the annexation agreement is expired, and the lots are platted, and roads are in so there is nothing to vote on.
Darga said the Village has also seen a few concept plans come through recently. One is for a mixed use building near Turf Room and would be a mirror image of the existing one. Darga said the project would also include converting the MyPlace Hotel to independent senior living since the hotel is struggling. Both projects would require a PUD amendment. Darga added that a Shodeen concept plan may be another item in the future. This project would be for the land south of Randall Terrace by Miller Drive, west off Randall Rd. Darga said Shodeen had a concept for an apartment project back in 2016. Darga said the parcel is unincorporated and the project would also include connecting Miller Dr and have commercial buildings fronting Randall Rd. Shodeen has built in St. Charles, Geneva, and Batavia in the past.
Darga added Slick City opened in the old BestBuy location. Kids Empire permit has been issued, which will be adjacent to JCPenney. Commissioner Negro asked about UFC Gym. Darga said Signature Fitness was supposed to take it over, but then news dropped the chain was scamming other customers around the area and has closed all locations. Commissioner Newell asked about 950 Ice Cream Drive warehouse and the water usage concern. Darga said it has been bought by the company the Village was speaking to, but the water usage would be so high it would impact Village water system that an impact fee would need to be negotiated prior to opening.
ADJOURNMENT
Motion to adjourn made by Commissioner Brackett and seconded by Commissioner Negro. All in favor. Motion approved.
Respectfully Submitted,
David Hansen
Planner
