VILLAGE OF NORTH AURORA
PLAN COMMISSION MEETING MINUTES
OCTOBER 6, 2015
CALL TO ORDER
Chairman Brackett called the meeting to order.
ROLL CALL
In attendance: Chairman Mike Brackett, Co-Chairman Jennifer Duncan, Commissioners Anna Tuohy, Doug Botkin, Connie Holbrook, Tom Lenkart. Not in attendance: Commissioners Mark Rivecco, Mark Bozik and Aaron Anderson.
Staff in attendance: Village Administrator Steve Bosco, Community & Economic Development Director Mike Toth, Village Clerk Lori Murray, Village Attorney Kevin Drendel, Village Planner Pete Iosue and Village Engineer Jim Bibby.
APPROVAL OF MINUTES
1. Approval of Plan Commission Minutes dated September 1, 2015
Motion for approval made by Commissioner Botkin and seconded by Commissioner Tuohy. All in favor. Motion approved.
PUBLIC HEARING
Chairman Brackett opened the public hearing. Those planning to speak at the public hearing were sworn in at this time.
1. Petition #15-06: The petitioner requests the following actions for the property located on the northeast corner of Orchard Road and Oak Street:
1. Special Use to allow a B-2 General Commercial District/R-4 General Residence District Mixed Use Planned Unit Development, with the following use exceptions:
a. Section 11.2.A.3.b of the Zoning Ordinance – reduction in the thirty (30) foot building separation.
b. Section 13.8.A of the Zoning Ordinance – reduction of off-street parking stall length.
2. Site Plan Approval
3. Preliminary Subdivision Plat Approval
Attorney John Philipchuck, 111 E. Jefferson Ave, Naperville, Illinois addressed the Plan Commission in regard to petitioner Continental Properties and their application for a mixed use Planned Unit Development at the northeast corner of Orchard and Oak Street of over 28 acres.
The property has an annexation agreement but has never been annexed to the Village. In 2008 the Village Board entered into an agreement with the then owners. The property was to come in with a B-2 zoning designation. Continental Properties has entered into a contract to purchase the property, subject to approval by the Village for the mixed use/special use PUD with an R-4 zoning for the proposed 300-unit apartment complex of which 8 acres would remain for B-2 commercial along the Orchard Road frontage.
A presentation was given by Erik Hahn, Development Director with Continental Properties, W134N8675 Executive Parkway, Menominee Falls, WI. Hahn said that the project will fill a void in the market for high-end multi-family housing.
The proposed property will include the following:
– 300 units with a mix of studio, 1, 2 & 3 bedroom units. Square footage will range from 500 s.f. with the largest 3 bedroom at 1,430 s.f.
– Resident clubhouse, which includes fitness center, pool, outdoor bbq area.
– Two pet playgrounds.
– Extensive landscaping.
– Car care center (power washer and vacuum area).
– Two story townhome style product. Twenty (20) units per building.
– Majority of units connected to private balconies and patios.
Hahn stated that the primary demographic is the young professional (between 20-34 years old).
There is a decreasing home ownership rate across the country. It is down to 64% from 69% in 2004. Post-recession, the percentage of new households is increasing, up from 55% to 59%.
Active adults – 52% of residents are 20-34 years old.
50+ years old – 17.6%
School aged children – 4.7%.
The income of residents in Continental’s portfolio is higher than the national average. Residents have an average per capita income of $36,200, as compared to the country’s average per capita income of $27,871.
The rental price for a 3-bedroom (1400 s.f.) will be $1500/mo.
Annually, residents will spend about $20 million once the development is at 95% occupancy.
Benefits:
– Rooftops will bring additional spending to drive future retail.
– The Springs will contribute roughly $750,000 in real estate taxes annually.
– Continental will invest $42 million dollars
NEW BUSINESS
1. Petition #15-06: The petitioner requests the following actions for the property located on the northeast corner of Orchard Road and Oak Street:
1. Special Use to allow a B-2 General Commercial District/R-4 General Residence District Mixed Use Planned Unit Development, with the following use exceptions: a. Section 11.2.A.3.b of the Zoning Ordinance – reduction in the thirty (30) foot building separation.
b. Section 13.8.A of the Zoning Ordinance – reduction of off-street parking stall length.
2. Site Plan Approval
3. Preliminary Subdivision Plat Approval
Questions:
Commissioner Botkin asked about onsite property management: Hahn said there will be onsite management and up to six (6) employees.
Community & Economic Development Director Mike Toth said that the Village has been working with Continental Properties since January/February of this year. The plan is concurrent with the Village’s newly-adopted Comprehensive Plan. From a zoning perspective, the special use for the planned unit development is required. There are two use exceptions. One for the building separation for the middle buildings and the parking stall lengths from 18-1/2 to 18 feet.
Staff recommended approval of the special use, use exceptions and site plan.
Public Comments
Bruce Goldsmith, 2 Hankes Road, Aurora, IL (representing Mango Creek) – suggested the secondary access remain. Goldsmith said the concern is if the right-in/right-out would be viable so that residents from the new multi-family would be able to access the potential commercial
James Nagley, secretary of the Waterford Oaks Homeowners Association – The HOA Board supports the plan overall and is very excited about the possibilities. Nagley said he looks forward to having a proactive discussion with the landscape architect on the transition area between Waterford Oaks and the proposed development.
Chairman Brackett closed the public portion.
Plan Commission discussion
Commissioner Duncan asked if there would be an entrance through the gate at the right-in/right-out location. Hahn said the Springs is a secured gated community and will have one main entrance which will be off Oak Street.
Duncan asked if the setback being reduced is for the buildings in the courtyard that are back-to-back. Hahn said yes. Duncan asked about parking for tenants. Hahn said that not all units have a direct access garage. It is much like a townhome. There are 10 interior car garages attached to the building on the front side.
Commissioner Lenkart: Confirmed the percentage of units that will be built:
– 40% – 1 bedroom units
– 40% – 2 bedrooms units
– 10% – 3 bedroom units
– 10% – studios.
Lenkart asked about the anticipated number of kids on the property. Hahn said they would anticipate a total of 31 school aged children.
Lenkart said he was concerned that Continental will focus on residential and not developing commercial. Hahn said that Continental would take this to market now and will own the land after December. Hoping to lease up the multi-family within 18 months if they are able to break ground in 2016.
Lenkart noted the one dumpster being exposed and also concerned with only having one dumpster for the entire property. Commissioners Rivecco and Bozik had the same concern.
Toth said that the dumpster area will be required to be screened fully, minimum six foot maximum 8 foot enclosure. Hahn stated that they want to avoid multiple locations for dumpsters since this would result in more traffic and more wear and tear with heavy dumpsters. Pick up is twice a week. Having one trash compactor location will keep odors down and confined to one site.
Trustee Tuohy asked about the length of the standard agreement. Hahn said that the standard lease is a year, but that there are month-to-month leases for corporate units.
Tuohy asked if there is a fence line on the south side or just the east side of the property. Hahn said there will be a decorative faux rod iron fence that would run the perimeter of the property along the east side, down the pond and along the frontage drive.
Commissioner Holbrook questioned if the amount of retail space left is enough for retail development. Toth said this retail portion will be similar in size to Orchard Commons.
Chairman Brackett asked about the timeline for the access drive. Mike Toth said that it would be part of Phase 2.
Chairman Brackett felt it would be best to develop the stub into a road in Phase 1 rather than Phase 2 for traffic flow off Hansen and for future development of the commercial. Toth stated that the installing that road as part of Phase 1 could create confusion as traffic would serve no purpose until the commercial portion was developed.
Duncan mentioned Commissioner Rivecco and Bozik’s comments:
Suggested not counting the interior garage spaces toward the parking total. Hahn said that would be difficult to accommodate since they charge rent for the units.
Motion made by Commissioner Tuohy and seconded by Commissioner Holbrook to approve Petition #15-06 with the following condition outlined in the staff report:
– Upon development of Lot 2, connecting pedestrian links shall be required or provide contiguous connections to the adjacent properties to the north and south with sidewalks.
Roll Call Vote: Tuohy – yes, Holbrook – yes, Duncan – yes, Botkin – yes. Motion approved.
PROJECT UPDATES – None
ADJOURNMENT
Motion to adjourn made by Commissioner Duncan and seconded by Commissioner Tuohy. All in favor. Motion approved.
Respectfully Submitted,
Lori J. Murray
Village Clerk
