VILLAGE OF NORTH AURORA
PLAN COMMISSION MEETING MINUTES
JULY 1, 2014
CALL TO ORDER – 7:00 p.m.
Chairman Brackett called the meeting to order.
ROLL CALL
In attendance: Chairman Mike Brackett, Commissioners Mark Rivecco, Tom Lenkart, Aaron Anderson, Mark Bozik and Connie Holbrook. Not in attendance: Co-chairman Jennifer Duncan and Commissioner Anna Touhy.
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 June 3, 2014
Motion for approval made by Commissioner Rivecco and seconded by Commissioner Bozik. All in favor. Motion approved.
PUBLIC HEARING
1. Petition #14-10 (Fairfield Marriott Hotel Development) The petitioner requests
the following actions on Lot 5 (and part of Lot 4) in the Orchard Commerce Development:
1) Special Use to allow a major change to the Planned Unit Development with deviations to the required building height, setback and wall sign height.
Chairman Brackett opened the public hearing. Attorney John Philipchuck (111 E. Jefferson Ave, Naperville, IL) representative for the hotel, addressed the commission. The petitioner proposed a 4-story Fairfield Inn and Suites on the north side of I-88 next to Genesis and Deerpath. The petitioner is requesting a couple of modifications to the PUD. The hotel would be similar in size to the Holiday Inn on the south side of I-88. There would be mechanicals on the roof and therefore the petitioner would ask for the permitted height to be 55.25 feet from 35 feet. Another modification would be in terms of setbacks. The petitioner is proposing a front setback of 48 feet instead of 55 feet. Staff found that the increase height of the hotel to be beneficial and the building’s orientation to be ideal; and that the setback reduction would be acceptable for those reasons. The petitioner also asked for a modification to the 3 walls signs in order to get adequate visibility for people exiting at Orchard Road to stay at the Fairfield Inn. Staff was in favor of this modification.
Staff noted that they would like to see one additional landscape island on the north side of the parking. Atty. Philipchuck said that the petitioner would be in agreement with this request.
Chairman Brackett closed the public portion of the hearing.
Commissioner Rivecco thought the proposed plan was a good one and that he did not have a problem with a 4-story building in the location. Rivecco said that he was unable to see what the building would look like from the drawing that was provided. Mike Toth provided a rendering of the building.
Commissioner Anderson said that he had a lengthy conversation with the client who is in the process of working with four hotels throughout the country and that the hotels will be constructed with 100% union labor. Atty. Philipchuck said he has not confirmed this information. Commissioner Bozik noted that information regarding union labor was not relevant to the meeting’s discussion regarding the proposed change to the PUD.
Commissioner Lenkart said that it will be hard to sell the estate properties with a 4-story hotel and that the Village should consider how to transition. Toth said that through the Comprehensive Plan discussion, there has been talk about further medium to high density residential to ease toward commercial development. Lenkart asked about the size of the three signs. Toth said that signage has been reviewed and the petitioner is allowed three signs as long as the signs do not exceed the square footage. The petitioner’s only request for signage is the difference in height.
Commissioner Bozik said that he had no issues with the height or setback changes. Bozik asked if the Village is requiring sidewalks along Deerpath Road. Village Administrator Bosco said that there are already sidewalks in place on Deerpath.
Commissioner Lenkart asked if there will be a banquet facility at the hotel. Philipchuck said no.
Chairman Brackett asked about the time frame for the hotel. Philipchuck said that is client would like to begin construction this year. Bosco said that the item will be brought to the Committee of the Whole meeting on July 7 to review the annexation agreement.
There were no further discussion or questions.
Chairman Brackett asked if any of the commissioners were opposed to the findings as submitted by Staff. All were in agreement with the findings.
Motion made by Commissioner Lenkart and seconded by Commissioner Rivecco to allow for a major change to the PUD, allowing for a building height no taller than 55 feet, allow the decrease in setback and increase elevation of the signs to the top of the building. All in favor. Motion approved.
2) Site Plan Review (non public hearing item) – Motion made by Commissioner Lenkart and seconded by Commissioner Holbrook to accept as submitted to with Staff recommendations. All in favor. Motion approved.
2. Petition #14-09 The Village of North Aurora requests the following text amendments to the North Aurora Municipal Code (Zoning Ordinance ):
1. Title 17.8.2 to allow Medical Cannabis Dispensaries in the District B-1 =
Community Business District, B-2 – General Business District and B-3 – Central Business District as a permitted use.
2. Title 17.9.2 to allow Medical Cannabis Dispensaries in the I-1 = Limited
Industrial District, I-2 – General Industrial District and I-3 – Central Industrial District as a permitted use.
3. Title 17.9.2 to allow Medical Cannabis Cultivation Centers in the I-2 – General
Industrial District as a permitted use.
4. Title 17.10.2 to allow Medical Cannabis Dispensaries in the O-R – Office and
Research District and O-R-I Office Research and Light Industrial District as a permitted use.
Mike Toth informed the Plan Commission that the Village Board felt that medical cannabis dispensaries should be a permitted use, similar to that of a drug store.
Chairman Brackett closed the public portion of the meeting.
Toth said that the medical cannabis dispensary is similar to an adult use so the Village would have to provide reasonable zoning.
Bosco said there is a limit throughout the state as to how many dispensaries can be located in the entire state. Most will be in the Chicago metro area.
Commissioner Rivecco wondered if dispensaries should be a special use, especially in the B districts and ORI districts. The Village would then be able to evaluate the individual use and the Village to review for all checks and balances. Rivecco added that the County has proposed it be a special use and review it every four years.
Commissioner Bozik waived readings of the findings of fact and accept what was submitted by Staff.
Motion made by Commissioner Lenkart and seconded by Commissioner Bozik to accept the text amendments as recommended by staff. All in favor with the exception of Commissioner Rivecco who opposed. Motion approved.
OLD BUSINESS
1. None
PLAN COMMISSIONER COMMENTS AND PROJECT UPDATES
Chairman Brackett suggested that questions and comments for the meetings should be limited to the items on the agenda. Toth added that comments should be germaine to the project.
Brackett asked about the Route 31 sidewalk development. Toth said that as part of grant that was awarded to the Village a couple of years ago. Engineering is currently working to finalize the plan.
Bosco noted that an update will be given at the July 21st meeting regarding the status of the Activity Center.
Oak Street project – Was to be a 6 – 7 week project, but will end up being 4 weeks at most.
Mitchell Road – Preliminary engineering started a few weeks ago. There is a section of road that is in Aurora Township and they do not intend to pave it. The Village is looking for an intergovernmental agreement to have it be part of the Village and pave that section of road. The project is a seven-week project and the road will be closed until August.
BP Gas Station – going through final inspections. They are working with the fire district. An opening date is not known at this time until they pass inspections.
Share and Care officially closed on their new building.
ADJOURNMENT
Motion to adjourn made by Commissioner Rivecco and seconded by Commissioner Holbrook. All in favor. Motion approved.
Respectfully Submitted,
Lori J. Murray
Village Clerk
