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Plan Commission Minutes

VILLAGE OF NORTH AURORA
PLAN COMMISSION MEETING MINUTES
JUNE 4, 2019

CALL TO ORDER
Chairman Brackett called the meeting to order.

ROLL CALL
In attendance: Chairman Mike Brackett, Commissioners Mark Rivecco, Anna Tuohy, Tom Lenkart, Connie Holbrook, Mark Bozik and Doug Botkin. Not in attendance: Commissioners Aaron Anderson and Jennifer Duncan.

Staff in attendance: Village Administrator Steve Bosco, Community & Economic Development Director Mike Toth, Village Clerk Lori Murray.

APPROVAL OF MINUTES
1. Approval of Plan Commission Minutes dated May 7, 2019
Motion for approval made by Commissioner Tuohy and seconded by Commissioner Bozik. All in favor. Motion approved.

PUBLIC HEARING
1. Petition #19-04 (Lot 2 Randall Road Commercial Center) The petitioner requests a
Special Use to amend Ordinance No. 01-04-09-05, being an Ordinance Granting a Special Use as B-2 General Commercial Planned Unit Development for the Randall Road Commercial Center (“PUD Ordinance”) to allow multi-family residential dwellings as a permitted use on Lot 2 only

2. Petition #19-05 The Village requests amending Title 17 of the North Aurora
Municipal Code (Zoning Ordinance) to allow Dwelling, Townhouse in the R-3 General Residence District as a permitted use
Chairman Brackett opened the public hearing. Those who planned to speak were sworn in at this time. Chairman Brackett then closed the public hearing.

NEW BUSINESS
1. Petition #19-04 (Lot 2 Randall Road Commercial Center) The petitioner requests a
Special Use to amend Ordinance No. 01-04-09-05, being an Ordinance Granting a Special Use as B-2 General Commercial Planned Unit Development for the Randall Road Commercial Center (“PUD Ordinance”) to allow multi-family residential dwellings as a permitted use on Lot 2 only
Community & Economic Development Director Mike Toth stated that the request is to allow multi-family residential on Lot 2 of the Randall Road Commercial Center.

Mark Sorrentino, representing Randall Terrace Apartments, addressed the Commission. The proposal is for 66 units with 4 three-story buildings. Units will include a 1, 2 and 3 bedroom mix ranging in size from 830 s.f. to 1400 s.f. All of the balconies will face inward with a focus on the courtyard. The goal is to create a center courtyard area for a high level of socialization for children and adults. There are 30 onsite garage areas, clubhouse, fitness center, pool, small business center, barbecue stations, auto wash area and a small dog park area.

Commissioner Holbrook liked the plan and asked if a study had been done regarding school-age children and how this will impact the schools. Sorrentino said that there are only nine 3-bedroom units and most are 1 and 2-bedroom units, which would not lead to families impacting the schools. Toth said that for 1 bedroom apartments, it would generate zero children for the school district. Two-bedroom units would have a total of 1.752 occupants and a three-bedroom unit would have 2.786 occupants. Sorrentino said that 14% (9 units) of the units are 3-bedroom units and 45% are 1-bedroom units.

Commissioner Holbrook asked if the site would be gated. Answer was yes.

Commissioner Botkin asked about the location of garbage dumpsters. Sorrentino said they would be located at the corners of the property. Toth noted that the garbage areas are required to be enclosed per code.

Toth said that the commission would need a motion for the site plan since the item is up for final site plan consideration.

Commissioner Tuohy asked the petitioner for the timeline on the project. Sorrentino said that once this is approved it will go out for financing. The original goal was to start in 2019. Tuohy asked about the size of the conference room for meetings. Tuohy said it appears to accommodate 10. Sorrentino said there will be 2 offices. One will be the leasing office and the back room would be the conference room.

Commissioner Lenkart said that he does not want to see any more apartment complexes built in North Aurora. Sorrentino said that young families and elderly people who are not wanting to worry about the responsibilities of a home are moving toward the route of apartments.

Lenkart said he would like to hear from the school district as to whether or not they can support more children in the schools before saying yes to more apartments. Tuohy was also interested in the answer to this question, stating that enrollment at Fearn Elementary is down and teachers have been losing their jobs because of it.

Chairman Brackett asked what else other than apartments would be approved in the location. Toth said that the PUD allows for uses in the B1 and B2 district and uses in the general business district which does not include residential.

Commissioner Holbrook asked if there is any plan to have Miller Drive go through. Sorrentino said that the plan is to have it connect to Oak Street.

Brackett asked how Mr. Sorrentino would rank this development compared to what is currently in the village. Sorrentino said he would rank it higher than the Springs because the Springs is such a large property. Sorrentino added that he wants to make this development as nice as a boutique type of property. The thought is to attract people who do not want to be in a large development such as the Springs or the Highlands.

A question was asked about the rental rates. Sorrentino said it will vary from smaller units at $1600/mo to larger units at $2400/mo.

Commissioner Bozik asked if the development would always be rentals or if there is an intent to convert these to condos at some point. Sorrentino said that would not be his intention to convert these to condos.

Toth noted that he omitted the site plan from the new business item so the commission would not be voting on the site plan. The plan commission would need to make a motion for the special use to allow multi-family on lot 2. Toth added that there is a chance staff would need to bring the site plan back separately.

Commission concerns to be addressed: Internal sidewalk/network, connection to the sidewalk on the west side of Miller, sidewalk on Miller to be reflected on the plan, garbage dumpsters to be addressed.

Commissioner Bozik asked, in terms of the fire district, since it is already annexed into the village, did the original annexation have the fire district impact fees and will it be covered by the change of use. Toth said yes. Staff will amend portions of the annexation agreement and look at the fee schedule. As of right now, the annexation agreement does provide fire protection as a capital fee.

Motion made by Commissioner Bozik and seconded by Commissioner Holbrook for approval with the conditions placed by the Village. Roll Call Vote: Bozik – yes, Botkin – yes, Holbrook – yes, Lenkart – no, Tuohy – yes, Rivecco – yes. Motion approved (5-1).

2. Petition #19-05 The Village requests amending Title 17 of the North Aurora
Municipal Code (Zoning Ordinance) to allow Dwelling, Townhouse in the R-3 General Residence District as a permitted use
The vast majority of townhomes in the village are currently in the R3 zoning district. The only district that currently allows townhomes is R4. Toth requested approval of a text amendment to have townhomes be a permitted use in the R3 district.

Motion for approval made by Commissioner Lenkart and seconded by Commissioner Botkin. All in favor. Motion approved.

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

Respectfully Submitted,

Lori J. Murray
Village Clerk

 


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