VILLAGE OF NORTH AURORA
COMMITTEE OF THE WHOLE MEETING MINUTES
FEBRUARY 17, 2020
CALL TO ORDER
Mayor Berman called the meeting to order.
In attendance: Mayor Dale Berman, Trustee Mark Gaffino, Trustee Mike Lowery, Trustee Laura Curtis, Trustee Mark Carroll, Trustee Tao Martinez, Trustee Mark Guethle. Village Clerk Lori Murray.
Staff in attendance: Village Administrator Steve Bosco, Finance Director Bill Hannah, Community & Economic Development Director Mike Toth, Public Works Director John Laskowski, Police Chief Dave Fisher, Water Superintendent Paul Young.
AUDIENCE COMMENTS – None
TRUSTEE COMMENTS – None
1. Aurora Packing Development
Community & Economic Development Director Mike Toth stated that this item went before the Plan Commission at a public hearing on February 4th. The plan had full support by the Plan Commission.
John Whitehouse, representing Aurora Packing, addressed the board with the following information. At the north entrance of Aurora Packing, the 24-hour traffic at that intersection, has 900 cars coming across the tracks from Route 25 during the day (westbound) and 742 going east. Of those, 231 come into Aurora Packing and 199 go out. There are 700 cars a day in both directions on south Grant Street. About 100 of those southbound go into Aurora Packing and about 40 of those northbound come out of Aurora Packing. Employment is expected to increase by 50% from 300 to 450. Truck traffic will double from 30-35 a day to about 60 a day.
The Plan Commission recommended that Aurora Packing be strongly encouraged via signage to limit truck traffic to the south street entrance off of Route 25.
Another concern was that the water usage would double. At this time, Aurora Packing is North Aurora’s largest water consumer at 5 million gallons a month. That will only increase by 10% due to the efficiency of the new equipment and internal recycling that would be used for wash down at the end of the day.
There were no questions from the board.
Toth said there were 8 conditions listed on the staff report. They will be finalized into the PUD agreement which will come back to the next village board meeting.
There are a few items that the petitioner will be requesting as far as the zoning for the property:
-Special use for the pud – the zoning ordinance requires that any nonresidential development over 2 acres in size is required to be a pud. They are requesting a special use for PUD given the 12+ acres in size of the property.
-The landscape ordinance would require roughly 336 shade trees. The landscape that came back included 200 shade trees. Staff reviewed and determined this would adequately addresses the site development.
-Easement over Grant Street – The village retains rights over that property. There are 2 small segments that would be placed in the easement that the Village has rights to that will require approval.
-Actual parking of the ADA handicapped spaces on a portion of village property. The plan calls for a number of parking spaces (7) that would be located on village property. As part of the PUD ordinance, the village would bring back language that would require that the village work with the property owner to maintain a no-fee lease for the property.
-Site approval – Site plan approval would be required since the property is a non-residential development and the addition is over 25% of the gross floor area.
-Plat of Consolidation – This would bring the property into 2 separate lots. One would be the main campus and the other would be green space.
There were no questions from the Board. Mayor Berman said that the village is looking forward to the development.
2. Randall Crossing Mixed Use Development
Mike Toth said that the Randall Crossing Mixed Use Development was discussed at the Committee of the Whole on Jan 20th. There was full support by the Plan Commission at their last meeting. The Annexation Agreement is being amended to allow the development of the property through the mixed use. The petitioner is also asking for reduction of impact fees. The actual schedule of the annexation agreement requires that the commercial portion of the development would be $3.00/psf for the traffic impact fee and there would be 2800 s.f. of actual commercial space which would equate to $8400. The annexation fee currently reads that the petitioner pays $1800 per dwelling unit.
Toth noted that the petitioner is also asking for the elimination of the water connection fee. It is anticipated at this time that the 3-inch connection would be made. The total reduction in impact fees would be $43,668 based upon the current water connection fee and the current square footage. There would still be a traffic impact fee at $1/psf for the entirety of the building which would come to approximately $25,000.
Ed Roberts representing the development group addressed the board stating that they are requesting elimination of the water connection fee and reducing the traffic impact fee down to $1/psf.
Trustee Gaffino asked what the hardship is for requesting the fee reductions. Gaffino said that the Village has the fees in place for a reason. Roberts said it is all about helping a pro forma work and trying to reduce fees where possible. Roberts noted there will be increased site work cost that was not expected.
Trustee Curtis asked if the developer requested the same deal when building the hotel. Toth said yes. Curtis said she agreed with Trustee Gaffino that the fees are in place for a reason we have these fees for a reason. Curtis asked where the uniformity is in having this code. Curtis said her concern is that the village will have expenses related to this project. If it is not being addressed by the petitioner, then it will be absorbed by the village and the taxpayers.
Roberts said that there are a lot of fees associate with the project and appreciate any concessions. Roberts added that they are committed and a leading developer in North Aurora.
Trustee Gaffino asked Roberts if they have asked the library or the fire district for concessions. Roberts said that he has been told in the past that the concession from the library or the fire district would not happen.
Trustee Curtis said that going forward the village should look at its policy. Curtis added that the village has a fiduciary responsibility to its residents.
Trustee Carroll said that he did not see a 28-unit residential development having the same amount of traffic impact, and would therefore be agreeable to reducing the traffic impact fee. Carroll said he would still keep the tap on fees in place. The rest of the board agreed.
Toth said that if the board just looked at the traffic impact fee, the total reduction would be $32,000.
Village Administrator Steve Bosco said that with more incentive requests coming to the village, it would be a good idea to have a conversation on having a standardized assessment on when incentives are brought to the board.
There was no further discussion.
Motion to adjourn made by Trustee Curtis and seconded by Trustee Lowery. All in favor. Motion approved.
Lori J. Murray