VILLAGE OF NORTH AURORA
PLAN COMMISSION MEETING MINUTES
DECEMBER 3, 2024
CALL TO ORDER
Chairman Mike Brackett called the meeting to order at 7:02pm.
ROLL CALL
In attendance: Commissioners, Anna Tuohy, Tom Lenkart, Scott Branson, Richard Newell, and Doug Botkin.
Not in attendance: Commissioner Aaron Anderson, Alex Negro, and Mark Bozik.
Staff in attendance: Community Development Director Nathan Darga and Planner David Hansen.
APPROVAL OF MINUTES
- Approval of Plan Commission Minutes dated November 5, 2024.
Motion for approval was made by Commissioner Newell and seconded by Commissioner Tuohy. All in favor. Motion approved.
PUBLIC HEARING
NEW BUSINESS
- Petition #24-07 (East of 1851 Orchard Gateway Blvd): The petitioner, Clover Communities North Aurora LLC, requests the following actions in the Towne Center Planned Unit Development:
- Special Use – Planned Unit Development Amendment
- Site Plan Approval
- Preliminary Final Plat of Subdivision
Chairman Brackett noted the public hearing will be continued from last meeting since the item was tabled last meeting. Chairman Brackett opened the public hearing. There were no public comments. Chairman Brackett closed the public hearing.
Community Development Director Nathan Darga shared Petition 24-07 was tabled last meeting. This petition is the Clover senior housing project off of Orchard Gateway Blvd. Darga added the Plan Commission had a few concerns, so Clover went back and revised their plans to address them. The three site concerns were regarding sidewalk connectivity, adequate parking, and outdoor amenities.
Darga shared that after speaking with staff, engineers, and Clover, the sidewalk has been extended across the entire frontage of the lot in front of the building. This is required since any residential use would be required to put in the sidewalk along their frontage. When the property to the west develops, sidewalk will be required to be installed along the frontage of Orchard Gateway Blvd to the stoplight on the western edge of the parcel regardless the type of use. Darga said the second concern was regarding adequate parking on site. Darga said the previous plan met code for an independent living facility use, which requires one parking space per unit. However, there was a concern that a majority of the units were two bedroom units. In response to the concern, Clover added 50 future land banked parking spaces to the plans should parking become an issue. The third and final concern was outdoor site amenities. Darga said a dog park area was added to the northeastern corner of the parcel, which includes a cross walk and sidewalk to get to it. The area will also have benches. The area will be open space and not fenced, so dogs will need to be on a leash at all times. Clover’s updated colorized landscape plan shows the updated sidewalk, parking, and site amenities. Russell Caplin of Clover Development said Darga summarized all of the updates and had nothing else to add.
Commissioner Tuohy thanked the petitioner for listening to the concerns and that the floorplans for the units are well designed and the overall facility is very nice for the senior demographic. Commissioner Branson said he agreed with Commissioner Tuohy and had no additional comments. Commissioner Newell asked what the criteria and process is to install the land banked parking spaces in the future and what is the unit to parking space ratio for Clover’s other facilities. Caplin said if there were parking challenges or residents were complaining to management that they couldn’t find places to park, that would trigger the land banked spaces to be built. Caplin said there is management staff on site daily to help observe such issues. Caplin said most sites are one (1) parking space per unit, but in the last few years the number has ticked up to about 1.2 parking spaces per unit. The plan shown tonight is well above the 1.2 unit to parking space ratio. Commissioner Botkin said he thought last month’s plan looked good, but these enhancements that the commissioners and staff have worked out make this new plan even better. Commissioner Lenkart asked what the process is if some of the land banked parking spaces were changed to garages. Darga said the parking spaces are roughly the same size as a garage, and it would require a building permit for an accessory building. Darga said as long a garage is in the proposed parking area, there shouldn’t be an issue.
Chairman Brackett asked staff what conditions were added to this petition. Darga said there are three and they are very basic regarding following outdoor lighting and screening requirements for dumpsters and mechanical equipment. Chairman Brackett thanked the petitioner for the updated plans and listening to the commissioners comments and concerns.
Motion for approval of Petition #24-07, as presented by staff, was made by Commissioner Tuohy and seconded by Commissioner Lenkart. Vote: Tuohy – Yes, Lenkart – Yes, Branson – Yes, Newell – Yes, Botkin – Yes, Brackett – Yes. Motion approved.
OLD BUSINESS – None
PLAN COMMISSIONER COMMENTS AND PROJECT UPDATES
Commissioner Lenkart asked about the status of the Gas N Wash project. Darga said it was discussed last night at the Committee of the Whole meeting with the Village Board. Darga added Gas N Wash provided a truck turn radius exhibit and that the Board asked Gas N Wash to add more landscaping screening along the western side of the parcel adjacent to the Asbury building. Darga said Gas N Wash is going to make tweaks to the landscape plan and come back for a final vote in the future. Commissioner Lenkart asked about trucks idling. Darga said the drive aisle is only 24 feet wide in that area and staff added a condition to the PUD stating no idling or parking is allowed on site. Commissioner Lenkart asked about the sidewalk in that area. Darga said staff will double check the sidewalks in the area to ensure the connectivity makes sense. Commissioners asked about a road diet on Route 31. Darga said its been looked at in the past, but according to IDOT the traffic volume exceeds the amount of traffic allowed for a road diet.
Commissioner Newell asked if flashing stop signs, such as the ones at White Oak Dr and Oak St, could be added to Orchard Gateway Blvd by Clover’s development to help pedestrians cross to JCPenney. Darga said staff can look into it, but the stop signs in that area were added since there is a school nearby. Commissioner Tuohy said the Deerpath Rd / Tanner Rd intersection should be looked at to see if it could be updated with flashing stop signs or other traffic calming devices to help pedestrians cross safely. Chairman Brackett asked about the status of Kids Empire and Giordano’s. Darga said both permits have been issued, but the build out progress appears to be slow for both. Commissioner Lenkart asked about Bulldogs. Darga said they are changing their name and will be a breakfast place in the near future.
ADJOURNMENT
Motion to adjourn made by Commissioner Lenkart and seconded by Commissioner Botkin. All in favor. Motion approved.
Respectfully Submitted,
David Hansen
Planner
