VILLAGE OF NORTH AURORA
COMMITTEE OF THE WHOLE MEETING MINUTES
Monday, November 4, 2024
CALL TO ORDER
Mayor Gaffino called the meeting to order.
ROLL CALL
In attendance: Mayor Mark Gaffino, Trustee Jason Christiansen, Trustee Mark Guethle, Trustee Mike Lowery, Trustee Todd Niedzwiedz, Trustee Carolyn Salazar
Staff in attendance: Village Administrator Steve Bosco, Finance Director Jason Paprocki, Community Development Director Nathan Darga, Village Attorney Kevin Drendel, Public Works Director Brian Richter, Police Chief Joe DeLeo.
AUDIENCE COMMENTS – None
TRUSTEE COMMENTS – None
DISCUSSION
- Randall Crossing Promenade
Administrator Bosco introduced the first agenda item stating that it was a concept plan for the Randall Crossing Promenade. He reminded the Board that concept plans are not necessarily full submittals, but ideas that the staff likes to bring before the Board when there may be some questions or thoughts regarding the concept, and when the developer may be looking for feedback to decide whether or not to move forward with a project. If the Board accepts a concept, the developer would then work with the staff to create a submittal if they choose to move forward for Plan Commission review.
Community Development Director Darga explained that the existing buildings at the Randall Crossing Promenade were a mixed use building with retail and residential as well as the My Place hotel. Darga stated that the development began in 2005. The developer was bringing two proposals before the Board, the first being a second mixed use building on the vacant lot to the east of the existing building, and the second proposal to convert the struggling My Place hotel into an independent senior living facility.
The developer of the Randall Crossing Promenade, Kevin Dermody, was on hand speak about the proposal. He began by stating that their goal was to come up with a concept that expanded on what was working at Randall Crossings, he stated that they have had great success with the 40 townhomes that have been build and they maintain 100% occupancy. Dermody stated that they have also maintained 100% occupancy of the mixed use residential apartment building, although there was some struggle with the commercial space.
The new proposed developments would be Randall Crossing Promenade II, which would feature the same design as the original Randall Crossing Promenade I mixed use apartments, as well as converting the My Place hotel to Randall Residences, an independent senior living facility.
Mr. Dermody presented a preliminary site plan which showed the placement of the Promenade II building to be almost in alignment with the Promenade I and the existing hotel, whose footprint and structure would not change, but the interior would be renovated into apartments.
Dermody spoke about what was anticipated for Promenade II, with 30-34 residential units along with first floor flex space. Dermody spoke about the design and features of the apartments. The building elevation would be identical to Promenade I.
Dermody spoke about the economic reasons why they were seeking to redevelop the hotel into independent senior living. He stated that they ultimately decided to redevelop with a focus on seniors, filling the gap between seniors living at home and seniors going into assisted living. This center would be a boutique independent living center. The building would have 56-60 rooms, rents would start at $2,000 a month, there would be common spaces to socialize, concierge services, and outside food providers. There would be no kitchen because the facility would not be assisted living. Dermody stated that the developer would like to retain current staff.
Trustee Lowery asked if research had been done to determine the need for such a development. Dermody explained that their research had shown a gap in the market for this type of independent senior living.
Trustee Christiansen asked if the units would have full kitchens, Dermody stated that they would use the My Place hotel unit kitchens as they were. There would be cook tops and refrigerators but no ovens. They would encourage outside food deliveries as they would be partnering with vendors located within the Promenade.
Trustee Niedzwiedz stated that he was pleased that the developer was being proactive rather than waiting for the hotel to go under. He was in favor of both of the ideas.
Trustee Guethle stated that he was fine with both ideas.
Trustee Salazar stated that she liked the idea and that the independent living will likely fill a need that was not currently being met in the area. She also stated that the Promenade I was a very nice apartment building and something similar would add to the area.
Mayor Gaffino echoed the sentiments of the Trustees and was in favor of both of the developments.
Administrator Bosco stated that Director Darga would be working with Mr. Dermody to move forward through the PUD process.
- Oak Hill Retention (please note that due to his proximity to the agenda item, Trustee Niedzwiedz recused himself from the discussion at 7:22 pm and returned once the discussion concluded at 7:34pm)
Administrator Bosco reminded the Village Board that the Oak Hill HOA had dissolved. The Village had an active SSA, an annual tax levy to collect money to maintain certain aspects of the subdivision, in the event that the HOA or a developer goes defunct. In this case, the SSA had been collecting $10,000 annually, this was increased last year to $25,000 annually. After the HOA dissolved, the Village began to focus more on the pond which had been an issue for a few years. The HOA had brought it to the Village’s attention, not that the Village was responsible for the pond, the Village had a pond assessment completed. V3, the company that performed the assessment, divided the pond into three categories, high, medium, and low priority of urgency for repairs. V3’s estimate on the project was about $375,000 to repair the high and medium priority areas.
Staff had previously discussed repayment option for the subdivision with the Board. Staff recommended repayment options that spanned 10 to 20 years, the Board agreed with spreading repayment through the SSA to the Village for the work done for a 20 span, this would lead to repayments of either $203 a year for repair of high and medium priority areas or $55 a year for just high priority repairs.
The Village sought proposals for the repairs in September and received two back in October. Bosco explained that the proposals included three years of maintenance, V3’s proposal for both high and medium priority repairs $451,231 and Semper Fi Land Inc. was $437,600. Bosco explained that if the $30,000 for maintenance was removed from the Semper Fi quote and the $39,000 in SSA reserve funds were included, that would put the project closer to estimated costs.
Bosco then discussed what the anticipated SSA Levy impact for Oak Hill residents would be. He stated that if both the high and medium priority areas were repaired it would come at a cost of $206 per house a year for 20 years, while high priority only would be $65.
Bosco went on to explain the financial impact this would have on the residents of Oak Hill. He detailed the impact that the lack of having an HOA fee would have on homeowners and how it would offset the levy. He stated that the average homeowner in Oak Hill would go from paying $272 for all of their annual subdivision maintenance to $442.
Administrator Bosco was seeking confirmation from the Board that they still wanted to move ahead with repairs for the high and medium priority areas before staff meets with Oak Hill residents. He then went over the anticipated SSA Levy in detail, breaking down costs for pond construction and maintenance, and common area maintenance per year.
Trustee Salazar asked for clarification on how much more a year an Oak Hill homeowner could expect to pay on their tax bill. Administrator Bosco explained that it would be $170 more than they had previously paid. He stated that that $170 would be the steadiest number as it represented the upfront costs that the Village would pay for the repairs, which the Village had chosen to expend on behalf of Oak Hill without collecting interest on it.
The Village Board agreed to the repair of both high and medium priority repairs.
EXECUTIVE SESSION –
- Review of the Executive Session Minutes Dated 01/15/2024, 02/05/2024, 03/04/2024, 04/01/2024 #1, 04/01/2024 #2, 04/01/2024 #3, 04/15/2024 #1, 04/15/2024 #2, 05/06/2024, 05/20/2024 #1, and 05/20/2024 #2
- Review of the Release of Executive Session Minutes
- Property Acquisition
ADJOURNMENT TO EXECUTIVE SESSION
Motion to adjourn made by Trustee Guethle and seconded by Trustee Salazar. All in favor. Motion approved.
RETURN FORM EXEXUTIVE SESSION
CALL TO ORDER
Mayor Gaffino called the meeting to order.
ROLL CALL
In attendance: Mayor Mark Gaffino, Trustee Jason Christiansen, Trustee Mark Guethle, Trustee Mike Lowery, Trustee Todd Niedzwiedz, Trustee Carolyn Salazar
Staff in attendance: Village Administrator Steve Bosco, Finance Director Jason Paprocki, Community Development Director Nathan Darga, Village Attorney Kevin Drendel, Public Works Director Brian Richter, Police Chief Joe DeLeo.
ADJOURNMENT
Motion to adjourn made by Trustee Guethle and seconded by Trustee Niedzwiedz. All in favor. Motion approved.
Respectfully Submitted,
Jessi Watkins
Village Clerk
