VILLAGE OF NORTH AURORA
PLAN COMMISSION MEETING MINUTES
AUGUST 1, 2023
CALL TO ORDER
Commissioner Tom Lenkart called the meeting to order.
ROLL CALL
In attendance: Commissioners Doug Botkin, Scott Branson, Tom Lenkart, Alex Negro, and Richard Newell
Not in attendance: Chairman Mike Brackett, Commissioners Aaron Anderson, Mark Bozik, and Anna Tuohy.
Staff in attendance: Community Development Director Nathan Darga and Planner David Hansen
Also in attendance: Village Attorney Kevin Drendel
APPROVAL OF MINUTES
1. Approval of Plan Commission Minutes dated June 6, 2023
Motion for approval was made by Commissioner Lenkart and seconded by Commissioner Newell All in favor. Motion approved.
PUBLIC HEARING
Motion to open the public hearing was made Commissioner Botkin and seconded by Commissioner Newell. All in favor. Motion approved.
1. Petition #23-03: The petitioner, North Aurora Fire Protection District, requests the following actions for the properties generally located at the corner of Oak Street and Lincolnway (IL 31), in North Aurora, Illinois:
a) Map Amendment to establish the B-3, Central Business Zoning District
b) Special Use – Planned Unit Development with deviations to the Zoning Ordinance
c) Preliminary Final Plat of Subdivision
d) Site Plan Approval
Community Development Director Nathan Darga introduced Petition 23-03. Darga stated the North Aurora Fire Protection District is looking to build their new Fire Station 1 at the southeast corner of Lincolnway and Oak Street. Darga provided a brief PowerPoint presentation showing the current site of the existing Station 1 and the new proposed site. The Fire District is looking to relocate on property the Village currently owns.
Darga shared there are four requests with this project this evening, which includes a Map Amendment to change the existing zoning that is a combination of O-R (Office and Research District) and R-2 (Single-Family Residence District) to B-3 (Central Business District), a Special Use Planned Unit Development with code exceptions, Site Plan Approval and approval of a Final Plat of Subdivision. Darga mentioned the site plan details will be shared in greater depth when the Fire District presents their PowerPoint.
Darga went through the code exceptions for the project. The first exception is for a 50-foot landscape buffer for Lincolnway. Darga explained the property is only 150 feet deep and the Fire District is looking to reduce the buffer to 20 feet. The second exception is regarding the rear yard abutting residential as the code requires 40-foot setback to residential while the project is proposing a 35-foot setback. Darga shared this setback applies since the lots to the east will remain residential at this point in time, since this project only impacting part of Block one, but it is anticipated the entire Block One area will someday become B-3. The third exception is regarding the building height. The Fire District is proposing a maximum height of 40 feet while the code allows a height limit of 35 feet. The fourth exception is regarding the number of parking spaces. A government facility requires 81 spaces per zoning code while the Fire District is proposing 38 parking spaces. The Fire District said the reduced amount of parking spaces would still meet their needs. The fifth exception is regarding parking lot landscaping. The Fire District is requesting not to provide parking lot islands so the parking lot can be used to stage equipment and for training purposes. Darga mentioned staff has some conditions and recommendations in the report that can be discussed later in the meeting.
Commissioner Lenkart swore in all public hearing speakers.
Nathan Custer introduced the project and is an architect from Dewberry representing the Fire District. Dewberry has done over 75 public safety projects over last decade. Custer shared fire stations are typically 50–60-year life cycle buildings. Custer provided a history of the department and its location on the current site. Custer shared the critical success factors for the design, which include aid emergency response time, preserve and build relationships, firefighter health and well-being for mental and physical wellness, good steward of resources, future-proof the building for technology, support family atmosphere, maintain facility and grounds, be a good neighbor for the PUD and set the trend for the area. Custer said the color palette that is used is to not overwhelm residential areas and to jive with building types in the area for the future.
Custer said the design element were used to create a lower development and landscape buffer for the corner of Oak and Lincolnway and built up the building density as the site goes south. This would create zones for public access, semi-public area, and operational access space. Custer said site plan landscaping focuses on mature landscape where appropriate and provides good sightlines for the Fire District to pull out onto Route 31. Custer added the wellness area is located between the building and parking lot along with a plaza on the corner, which has public access. Custer said height, depth, and width of areas is important and the goal is to maximize square footage that is cost effective. Custer also added energy analysis based on the sun’s positioning is a passive design strategy to reduce warming and enhance cooling. This is also taken into consideration for types of elevations and materials used for the project.
Custer mentioned the first floor is the apparatus level and the second floor is the administrative level. The apparatus level is setup for operations, which include fire truck storage, fitness space, bunk rooms, day room, kitchen and locker rooms. The bunk rooms all face out to landscaped green space. The other garage, on the apparatus level, is for the chief and deputy chief vehicles. The second-floor administrative level includes administrative offices, conference space, private restrooms, and a training/community room.
Custer mentioned there are samples here tonight showing the different materials, colors, and tinting’s. The materials for the site include precast concrete due to the plethora of local resources and also promotes efficient cost savings. The exterior colors include red, black, and gray which is well known in fire service industry. Custer said the colors are monochromatic, but the textures and sheens will elevate the look and feel of building. Custer showed 3-D renderings of the site plan for the north and west elevations. The presentation also showed the new plat of subdivision being proposed.
Commissioner Botkin commented that the function and living space is the number one priority for this type of building. Commissioner Botkin said the building exteriors with the gray and rectangular makes the building appear like a distribution warehouse to him. Commissioner Botkin said he understands the look and other stations in the country have similar facades and its tough balancing function and cost, but the exterior lacks character and the design doesn’t look like the other station in town and that this building is setting the tone for this area on Route 31.
Commissioner Newell asked if all the equipment will fit in the new building. Fire Chief Mike Klemencic said the Fire District and Village are in works of a land swap where Village will take over all Fire District’s current property on block. The Fire District will use the barn and station until this new Station is built and then everything will be moved into it. The new station will allow the equipment, which is currently stored in 4 buildings (barn, two garages, and main fire station) to be all under one roof. Commissioner Newell asked if this new building will be able to accommodate future expansion and equipment. Chief Klemencic the Fire District currently has a Hazmat team, technical rescue, and water rescue, which this new building will accommodate for future growth and should be able to for the next 50-75 years. Commissioner Newell asked what traffic control devices will need to be activated at the intersections at Oak/31 and 31/56. Chief Klemencic said the goal was to place the apparatus pull out area near the center of the block as much as possible to prevent traffic back up in northbound lanes. The Fire District doesn’t anticipate it being an issue but there is additional technology that could be utilized to set lights off at both intersections should there be any issues.
Darga shared the trucks would enter through the alley and pull in the back of the apparatus bay area and when there is an emergency, they would exit out front onto Route 31. Darga said the exit is set right between the two turn lanes to prevent pulling out into a que of vehicles. Commissioner Newell asked if one vehicle makes a run will any storage equipment need to be moved in the bay areas. Chief Klemencic said they are maintaining full pull through with all vehicles (fire trucks, ambulances, small suvs) and that the pavement is large enough to pull through and then back in if needed without any vehicles having to go out onto Route 31 to back in.
Commissioner Branson asked if this is the only site the Fire District looked at for the new Station 1. Chief Klemencic said a time travel study was done early on and Randall Road is dividing factor for Station 1 and Station 2. Station 1 covers mostly Randall Road to Mitchell Road and the Fire District tries to maintain a 4 min response Village wide. Current location of Station 1 is 1.4 miles to east boundary and 1.4 miles to Randall Road. The Fire District did look into relocating to east side however 75% of call volume is west of river. The location on Block One had multiple site options, but the closer the sites were to State Street the more the response time increased. Chief Klemencic said the proposed site improves response times and allows for safer maneuvers around the block and intersections that are currently present. Commissioner Branson shared that function is the number one priority, but the look of the building will set the trend of the area and the Fire District should see if it can be modified slightly to add more character. Commissioner Branson mentioned landscaping is nice, but vision at intersections is important and should be taken into consideration. Custer added screening and softening landscapes are in the plan to make the site look pleasing and also setup opportunities for development in the area for the future.
Commissioner Negro shared the building looks great and worked for a fire service in the area for nine years and said he would be excited to work in North Aurora. This facility looks beautiful and have no questions at this time.
Commissioner Lenkart asked about traffic management on Route 31 and if white pavement marking hash marks can be painted onto the state road to prevent queuing. Custer said there is an opportunity to do that, and it is outside the direct scope of the project, but we have seen single hatch or double hatched patterns in front of main apron for other projects. Custer added the hatching also helps people from stopping there and provides continual awareness, so people recognize a fire house is present. Custer said an IDOT permit was required for the project and can see what IDOT would allow. Darga said this is typically included as part of the IDOT permit as part of project.
Commissioner Lenkart asked about the sun/visibility and if the doors facing west will add glare especially in the summertime. Custer said the rendering shows the shadow line and an 8-foot canopy that extends out from the west façade facing doors. Custer said the canopy is there for a couple of reasons such as preventing ice and snow build up by the doors and shading the area since the fire doors are 14 feet high. The depth of the apron between the building and Route 31 will also help with glare since it will allow firefighters to fully pull out of the building before going onto Route 31. Commissioner Lenkart asked what the neighborhood response is for area.
Commissioner Lenkart asked what the plan for the site to the south is. Darga said the rest of the block is currently zoned R-2, but it is anticipated the rest of the block will become B-3 in the future. The Village would work with a developer on a mixed-use concept with commercial and residential once the Fire District is in their new building and the Village owns their current site. The comprehensive plan calls for mixed-use with commercial by the corner for 31/56 and residential by the corner of Monroe/56. Currently, there is no developer, engineering or plans besides the comprehensive plan. When it is developed, it would be another PUD and go through the same process as we are going through tonight.
Commissioner Lenkart asked about the landscaping screening on the right side. Darga said the staff conditions includes screening around the generator and the landscape hedge along parking lot and alley on northeast side adjacent to residential. Commissioner Lenkart asked about the 75% of the calls west of the river and how that is calculated. Chief Klemencic said Station 2 does not have full staffed meds, but in next five years we hope that will be full-time staffed. Chief Klemencic shared 50% of calls are between Randall Rd and the river, 25% on east side of river and 25% west of Randall Rd for Station 1.
Commissioner Newell asked when does the construction scheduled to begin. Chief Klemencic said the plan is demo will begin in late August and break ground in September. Commissioner Branson asked how old the Station 1 and Station 2 buildings are. Chief Klemencic said Station 1 was built in 1963 and has had some additions over time and Station 2 was built in 2007.
Stacy McReynolds (36 Monroe St) thanked the Fire District for being great neighbors for over 25 years. McReynolds had a question regarding the alley way access. Chief Klemencic said the intention is widen the alleyway onto the new site, which would make it more useable and durable than it currently is. McReynolds also asked what is happening to the power lines in the area. Chief Klemencic said there are twelve (12) poles on the property and the Fire District is in conversation with utility companies to remove and potentially bury them. The main reason to bury them is to build our building without disruption to overhead powerlines, for safety purposes, and also ensure homeowners aren’t impacted by outages. McReynolds asked how long the project will take. Chief Klemencic said the goal is to break ground in September and finish by next September.
Sally Smith (28 Monroe St) thanked the Fire District for being great neighbors although a little noisy at times. Smith said the building looks great, but the aesthetics of the building could be prettier. Smith asked what is going to happen to where the existing fire station is. Darga said the existing fire station will be owned by the Village once the new fire station is built and the Village will demo the structures. Darga continued that the comprehensive plan calls for mixed-use and the Village will establish a new PUD for the site and go through the same process again for that site. Smith asked what is happening to the 40 Monroe St building. Darga said the Village is in process of purchasing the site and once it is closed on, the structure will be demolished. Smith shared her concerns of redeveloping the block and the impact it will have on existing homeowners. Smith said she supports the Fire District new station but does not support losing her home to development in the future.
Motion to close the public hearing was made by Commissioner Newell and seconded by Commissioner Botkin. All in favor. Motion approved.
NEW BUSINESS
1. Petition #23-03: The petitioner, North Aurora Fire Protection District, requests the following actions for the properties generally located at the corner of Oak Street and Lincolnway (IL 31), in North Aurora, Illinois:
a) Map Amendment to establish the B-3, Central Business Zoning District
b) Special Use – Planned Unit Development with deviations to the Zoning Ordinance
c) Preliminary Final Plat of Subdivision
d) Site Plan Approval
Darga reiterated the four requests on the agenda tonight. Darga also mentioned staff’s conditions for approval include a landscape plan should include densely compact hedges between the parking lot and alley on the east side and be reviewed for vision triangle concerns, a photometric plan to be approved, dumpsters and generator to be screened per code, mechanicals and rooftop units to be screened per code, and signage to meet the sign ordinance standards. Darga said the plans to date appear to meet all the codes, but don’t have all the details yet.
Motion for approval of a Map Amendment to establish the B-3, Central Business Zoning District was made by Commissioner Botkin and seconded by Commissioner Newell. All in favor. Motion approved.
Motion for approval of a Special Use – Planned Unit Development with deviations to the Zoning Ordinance with staff’s five (5) conditions and one (1) added condition to look into pavement striping and hashing at the new apparatus egress apron on Lincolnway (IL 31) to prevent vehicle queuing and improve driver awareness was made by Commissioner Lenkart and seconded by Commissioner Negro. All in favor. Motion approved.
Motion for approval of a Preliminary Final Plat of Subdivision was made by Commissioner Newell and seconded by Commissioner Botkin. All in favor. Motion approved.
Motion for Site Plan Approval was made by Commissioner Botkin and seconded by Commissioner Newell. All in favor. Motion approved.
OLD BUSINESS – None
PLAN COMMISSIONER COMMENTS AND PROJECT UPDATES
Community Development Director Nathan Darga introduced himself and mentioned he’s been with the Village for about four weeks. Darga mentioned there is a good possibility for a September Plan Commission meeting for a special use for a banquet hall.
Commissioner Branson asked about the status of Dairy Barn. Hansen mentioned the Oswego location appears to be closed permanently so it’s looking like their project in the Village is not moving forward. Commissioner Botkin asked about the status of Fortunato. Hansen said there has been some material supply issues, which have prolonged the project. Commissioner Botkin asked if the Village can reach out to the business owner and see if they can provide an update or project timeline since there hasn’t been much work completed for the project over the past year.
Commissioner Lenkart asked when the dispensary is moving to its new location. Darga shared the exterior of the site is complete and they are working on receiving the interior buildout permit. Commissioner Lenkart asked about Woodman’s pavement markings near their canopy and when that will be completed. Hansen said since it is an added condition of the special use, the Village will remind the contractor/business of the requirement prior to completion of the project. Commissioner Lenkart asked about the River Front Ram dealership. Darga mentioned it was approved by the Village Board in July and the plans have been submitted and are under review. Commissioner Newell added a comment regarding the residents on the Block One. Commssioner Newell asked that the Village be sensitive and inclusive of the residents so their lives aren’t disrupted in any way more than absolutely necessary.
ADJOURNMENT
Motion to adjourn made by Commissioner Botkin and seconded by Commissioner Newell. All in favor. Motion approved.
Respectfully Submitted,
Jessica Watkins
Village Clerk
