VILLAGE OF NORTH AURORA
COMMITTEE OF THE WHOLE MEETING MINUTES
Monday, January 20, 2025
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 – Resident Caleb Bosman of 805 Doral, North Aurora spoke about “no trespassing” signs that have been erected on the property located between Oberweis Ave and Sharon Lane. He expressed that he would like to have the signage removed so his son could continue to play in the area.
TRUSTEE COMMENTS – None
DISCUSSION
- El Coronel Class B Liquor License
Administrator Bosco stated that El Coronel, a restaurant located at 200 Butterfield Road, was requesting a Liquor License. The request was for a small restaurant license because the restaurant was less than 2,000 square feet in area. That would require a Class B which would allow then to serve full liquor: wine, spirits, and beer. Bosco explained that this was a new restaurant, there had been some turnover in that space and this restaurant was replacing the Real Minas restaurant which will have their license on an upcoming agenda for removal. El Coronel had indicated that they did not currently want video gaming.
The Board was in favor of moving ahead with the request.
- Promenade II
Administrator Bosco explained that the next two items on the agenda would be regarding the Promenade II and would be presented by Community Development Director Darga. The Promenade II is located in the Randall and Orchard area and currently was a PUD and an annexation agreement amendment.
Director Darga explained that the request covered the properties at 1000 Kilbery Ln (the MyPlace Hotel) and east of 1105 Ritter Street, known as N.A. Lodging’s Randall Crossing Lot 4. The lots within the Promenade are zoned B2 commercial. The area was originally approved in 2005 as part of the Randall Highlands PUD and had been amended several times over the years. The two most recent include the 2017 amendment that created these three lots and approved the hotel. There was also an amendment in 2020 that approved the mixed use building on lot 3. Darga stated that the applicant had two requests, one would be to build a second mixed use building on lot four and the other was to convert the MyPlace Hotel into independent senior living.
Darga spoke about the senior living conversion request first. He stated that it was a special use in the B2 district, the amendment would grant that. There were no external changes proposed for the building, aside for the signage. Inside, the number of rooms would decrease from 63 as some of the rooms would be taken out for community spaces. The rooms would generally be the same size that the existing hotel rooms have, they currently had kitchenettes in them.
The second request would be for a new mixed use building on lot four. The building would be a mirror image of the existing building within the site. The new building would include 30 units and a ground floor of 2,000 square feet of commercial space. The building would be designed to match the existing building, the landscaping would also be very similar. There would be an outdoor patio space in the event the building has a restaurant tenant.
Darga stated that the Plan Commission met on January 7, 2025 and held a Public Hearing on the PUD amendment, they recommended approval with a few conditions:
The petitioner shall resolve the issue of the building’s location in the easement prior to the issuance of a building permit.
- Wall signage for the commercial space shall be permitted on the north, east, and south faces.
- Lighting poles shall be of a consistent design with the surrounding properties and shall be subject to the approval by the Community Development Director.
- All dumpsters located on the subject property shall be screened per Section 14.11.A of the Zoning Ordinance
- All mechanical equipment shall follow Village standards outlined in Section 123.D of the Zoning Ordinance
- Ensure ADA parking requirements are met for the independent living facility.
Darga stated that there were a couple of code exceptions being called out, the building height would be 40 feet as opposed to the height restrictions in a B2 district being 35 feet. The existing PUD had an extra setback in it, which has not been used on any of the lots but it is in the language, the amendment would remove that.
The Board was in favor of moving forward with the project.
Kevin Dermody, was on hand for any questions on behalf of the development.
- Randall Highlands/Randall Crossing Annexation Agreement
Administrator Bosco stated that this agenda item was related to the previous agenda item. He explained that because the development was part of an annexation agreement, it had to go through another process, the amendment to the annexation.
Director Darga explained that the annexation agreement was still in its final months, so the Village would have to amend it. Darga spoke about the draft Amendment to the Randall Highlands/Randall Crossing Annexation Agreement created by Village Attorney Drendel. He stated that it addressed approving the mixed use building as well as a few other things. This would require a Public Hearing at the second Village Board meeting in February.
- Invasive Tree Removal Project (Sharon Lane/Oberweis Avenue)
Administrator Bosco explained that there was a patch of land, a total of three parcels, two of which were dedicated to the Village after the Banbury Ridge subdivision was completed. That patch was located between Oberweis Avenue and Sharon Lane. The third is part of the Pine Creek III subdivision and was plotted as a wetland detention area and is covered by an SSA. Bosco stated that over the years that patch of woods has grown with larger invasives. There were currently “no trespassing” signs that had been put up in 2023. The Village received a complaint about accumulated materials and activity going on in the wooded area. The signs were put up with the intention of returning with a plan or idea about opening up the area to the residents.
The Village was approached by a group of volunteers that work with the Forest Preserve of Kane County that clear patches of invasive plant species. The group would like to volunteer to remove invasive species from the patch of land. Bosco spoke of a plan, after the invasives were removed, to add a mulch path to connect Sharon and Oberweis with a mulch path and removing the “no trespassing” signage.
The Village Public Works department would work in conjunction with the volunteer group and allow them to utilize Village equipment to clear the area.
Public Works Director Richter stated that the Public Works Department would provide a hands on training for the equipment. Staff would also be on hand at the site while volunteers were working. Richter stated that the project would include removal of invasive species and replacing them with native plantings as budget allows.
Dale Swanson of 208 Jessica Court, North Aurora was present to speak on behalf of the volunteer group. He stated that it was an ongoing battle trying to get a handle on invasive species, but it was a goal to clear out the area and get people back into nature.
Trustee Guethle asked for clarification regarding who would be utilizing the mechanical equipment and tools. Mr. Swanson explained that the volunteer group had been trained by the forest preserve to use the equipment. He stated that they go through a training process once every year or two.
Trustee Salazar asked for clarification on the use of herbicide in the area. Mr. Swanson explained that they use applicators to control the distribution of herbicide in a precise manner.
Mayor Gaffino spoke about a time he witnessed the group’s efforts and stated that he thought it would be a good match for the Village.
Administrator Bosco stated that the Village would install signage to let the residents know about the restoration of the area.
There was conversation about the length of the project and that it would be an ongoing project, however the “no trespassing” signs would be taken down after the initial clearing of the area.
There was discussion regarding whether the land’s designation would be a park. Administrator Bosco stated that that emphasis was on letting people know that it was a Village owned and public space.
The Board was in favor of moving forward with the project.
- Fiscal Year 2024-25 Mid-Year Update
Administrator Bosco explained that this agenda item was the precursor to the Village’s budget process. The Village begins the budget process internally in January and February, the first budget numbers are presented to the Village Board in March, and then again in April, with final approval in May. The Village’s budget year starts June 1.
Finance Director Paprocki presented a slide show to the Board, the first slide was regarding the General Fund Sales Tax Revenue. Paprocki stated that just under 50% of the Village money that comes into the General Fund is from sales tax. Paprocki explained that after the cannabis tax came on in 2020 the sales tax revenue increased significantly. He said that this year the Village budgeted $6.3 million in revenue, which was down due to the Village’s anticipation of the grocery tax elimination, but that had not happened yet. Staff was currently projecting just under $7.2 million in revenue which was a little more than the previous year, however the grocery tax will go away January 2026. The staff was expecting that sales tax revenue would be going down anywhere from $600, 000 to $700,000 annually with the loss of the grocery tax. Paprocki explained that even though the tax was going away at the state level, municipalities could adopt a local ordinance opting to keep the 1% grocery tax. If the Village wanted to do that, an ordinance would need to be filed with the Illinois Department of Revenue by October 1, 2025. Staff plans of discussing this further during the budget process over the next couple of months.
Paprocki stated that another major revenue source for the General Fund is income tax. Income tax had gone up significantly every year over the last five years. This is distributed on a per capita basis. Staff budgeted $2.8 million for this year, and was currently projecting $3,078,000.
General Fund Use Tax has gone up and down over the last few years, much of that due to some of the laws that had gone into effect. In 2018-2019 a lot of the online retailers were having to start charging use tax on online purchases. In 2021 the Leveling the Playing Field Act, which took a lot of the things that were previously Use Tax and pushed them over to Sales Tax. Recently, Paprocki stated, there was an amendment to the Leveling the Playing Field Act that would be going into effect January 1, 2025, in which Use Tax was projected to go down again, however it should result in an increase of Sales Tax. This year staff budgeted $694,000, the current year projection was $679,000.
Building Permits vary year-to-year, generally the Village budgets between $300,000 and $350,000. That was generally the base revenue if special projects were excluded. Paprocki stated that last year the Village’s Building Permit revenue was just under $900,000, this year staff was projecting $638,000.
Some of the major General Fund expenses for the year were the Police Pension contribution at $1.8 million, contracted inspection services $102,000 YTD, dispatch services $240,000, and tree replacement and trimming $137,000. There was a budgeted transfer to the Capital Projects fund of $400,000. Paprocki stated that the Fund balance at the beginning of the fiscal year was $9.3 million, which equates to 64.9% of the Village’s budgeted transfers and expenditures, the Village’s policy is 40%-50%.
Paprocki then spoke about the TIF, stating that property tax revenue for the United TIF YTD was $993,000 which was a significant improvement over last year. There was a budgeted transfer of $700,000 from the Route 31 TIF to help with the Fire District land swap. There was also a $250,000 DCEO grant for the Fire District land swap.
The Route 31 TIF had property tax revenue of just under $400,000. The Route 31 TIF will expire on August 25, 2025, what to do with remaining funds will need to be discussed.
In regard to the Non-Home Rule Sales Tax, Paprocki stated that the rate changed from .5% to 1% on July 1, 2024. The tax does not apply to vehicle sales, groceries, or certain medical items. The tax was budgeted at $2,691,000 but current projection was $2,771,300.
The Utility Tax includes the Electricity Tax and the Gas Tax. The Electricity Tax was up 0.8% from 2023-24 at $225,000. The Gas Tax was down 3.7% from 2023-24 to $72,000.
Paprocki spoke about the major projects coming out of the Capital Projects Fund. The Annual Road Program expenditures YTD were $2,050,000. The Public Works Facility design and construction management, $721,000 had been spent YTD.
The Capital Projects Fund received $400,000 from the General Fund. The Fund balance at June 1, 2024 was $14,517,898. The accumulated reserve was to be utilized on the Public Works Facility construction as well at Police Station Debt.
Paprocki moved on to the Water Fund, stating that revenue had remained flat over the last few years although the Village had increased rates. Paprocki spoke about the Water Fund expenses and reserve stating that the major expenses were a SCADA system upgrade and the construction of a central water tower. He then spoke about the future water rates, stating that the Village was in year two of a five year 50% increase plan. The rates increased by 12.5% as of June 1, 2024. Paprocki explained that there may need to be discussion about accelerating the rate increase plan for capital needs.
EXECUTIVE SESSION –
- Property Acquisition
ADJOURNMENT TO EXECUTIVE SESSION
Motion to adjourn to Executive Session made by Trustee Salazar and seconded by Trustee Niedzwiedz. All in favor. Motion approved.
RETURN FROM EXECUTIVE 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, Police Chief Joe DeLeo.
ADJOURNMENT
Motion to adjourn made by Trustee Salazar and seconded by Trustee Guethle. All in favor. Motion approved.
Respectfully Submitted,
Jessi Watkins
Village Clerk
