VILLAGE OF NORTH AURORA
PLAN COMMISSION MEETING MINUTES
JANUARY 7, 2025
CALL TO ORDER
Chairman Mike Brackett called the meeting to order at 7:00pm.
ROLL CALL
In attendance: Commissioners, Anna Tuohy, Alex Negro, Scott Branson, Richard Newell, and Doug Botkin.
Not in attendance: Commissioner Aaron Anderson, Tom Lenkart, and Mark Bozik.
Staff in attendance: Community Development Director Nathan Darga, Planner David Hansen and Building Permit Tech Morgan Pinardi.
APPROVAL OF MINUTES
- Approval of Plan Commission Minutes dated December 3, 2024.
Motion for approval was made by Commissioner Negro and seconded by Commissioner Botkin. All in favor. Motion approved.
PUBLIC HEARING
- Petition #24-17 (1000 Kilbery Ln and N.A. Lodging’s Randall Crossing Lot 4): The petitioner, Kevin Dermody, requests the following actions in the Randall Highlands Planned Unit Development:
- Special Use – Planned Unit Development Amendment
- Site Plan Approval (Lot 4)
Motion to open the public hearing was made by Commissioner Newell and seconded by Commissioner Botkin. Motion approved.
Planner David Hansen introduced Petition #24-17 (1000 Kilbery Ln and N.A. Lodging’s Randall Crossing Lot 4). The request for the petition includes a Special Use for a Planned Unit Development (PUD) Amendment to Randall Highlands PUD with code exceptions and Site Plan Approval for Lot 4. The comprehensive plan designation for this area is regional commercial. The petition includes 1000 Kilbery Ln (MyPlace Hotel) and east of 1105 Ritter St known as Lot 4. Hansen said there are two parts to the PUD amendment petition. First is to convert the MyPlace Hotel into an independent living facility and the second is to build a mixed use building on Lot 4 that would be very similar to the mixed use building on Lot 3. The Applicant is proposing to redevelop Lot 4 (1.49 acres) with a three story mixed use building with a ground floor commercial area and thirty-four (34) residential apartments.
Hansen said regarding the MyPlace Hotel, there are no proposed site changes to Lot 2 as part of this petition only the use of the property. The current hotel operates with sixty-three (63) rooms and common area amenities. Upon conversion of the hotel, it is anticipated the independent living facility would operate with a maximum of sixty-one (61) residential units and refreshed/enhanced common areas. The Zoning Ordinance would require a total of sixty-three (63) parking spaces for the entire site. The Applicant will utilize the seventy (70) existing parking spaces, which will be more than is required by code. Hansen showed a site plan of the area for Lot 2, 3 and 4.
Hansen said Lot 4’s part of the petition includes code exceptions to the PUD and site plan approval. Hansen shared in 2005; a multi-district mixed use PUD known as the Randall Highlands development was approved. This included areas for commercial, townhomes and single-family. Randall Highlands refers to the single-family and townhome portion of the development and Randall Crossing generally refers to the commercial areas. In 2017, a PUD amendment for forty (40) townhomes known as Randall Crossing Townhomes on Lot 1 and a hotel known as MyPlace Hotel on Lot 2 was approved. In 2020, a PUD amendment for a single mixed-use building with multi-family and commercial uses known as Randall Crossings Promenade on Lot 3 was approved.
Hansen said the proposed mixed-use building would include thirty-four (34) residential units consisting of studio, one-bedroom and one-bedroom plus apartments along with a ground floor commercial space totaling 2,000 square feet as well as a patio area. Hansen said sixty-eight (68) parking spaces are provided. Per the parking requirements of the Zoning Ordinance, the site would require a total of sixty-seven (74) parking spaces. In regard to the Comprehensive Plan this area is designated regional commercial, which has the potential to host both regional and local commercial uses. Hansen shared that a subarea plan for the Randall Highlands area was not conducted as part of the Comprehensive Plan. However, staff believes that an integral element of the West Gateway Subarea Plan could also be applied to the Randall Highlands development: higher density residential uses should separate active commercial areas from the Village’s quiet single-family neighborhoods and provide dense population to support planned commercial uses.
Hansen said the requested actions for the PUD amendment include code exceptions for Lot 4. The exceptions are regarding parking spaces, landscaping requirements, building height and removing a step back setback provision in the PUD. Hansen shared sixty-eight (68) parking spaces are provided and per the parking requirements of the Zoning Ordinance, the site would require a total of sixty-seven (74) parking spaces so the plan would be under parked by six spaces. Hansen shared that there are also two landscaping exceptions regarding on-lot landscaping requirement for number of trees and to allow greater than 10 parking spaces in a row without a parking island. The petitioner is requesting to allow no parking lot islands in the parking row along the northern property line. Hansen said the proposed site plan parking lot island spacing is consistent with the surrounding Randall Crossing development parking lot design for adjacent Lot 3 and the hotel property.
Hansen stated the building height is another exception. The PUD establishes a maximum building height of thirty-five (35) feet, which corresponds with the maximum building height of thirty-five (35) feet (and no more than three stories) required of the underlying B-2 General Commercial District. The proposed three-story building will maintain a height of forty-one (41) feet; therefore, an exception is needed for the additional four (6) feet of height. Hansen concluded the exceptions with the applicant proposing to eliminate the “Step Back Setback’” for this PUD. The PUD includes an additional setback (“Step Back Setback”) that requires one (1) additional foot of setback for each foot of building height over twenty-five (25) feet. Hansen mentioned the current setbacks meet the zoning ordinance, which was changed seven years after this PUD was adopted.
Hansen added the site will have site access off of Ritter Street. This access point is currently shared with Lot 1 (MyPlace Hotel) and Lot 3 (Randall Promenade building). There are no new access points being proposed as part of the development. Lot 4 is currently vacant thus site plan approval is needed for this site.
Hansen said the Community Development Department recommends approval of the petition subject to the five conditions. The petition meets the standards for special use and site plan review for both the Randall Highlands PUD and North Aurora Zoning Ordinance. Conditions include: 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 facades, and lighting poles shall be of a consistent design with the surrounding properties and shall be subject to approval by the Community Development Director. The other two conditions are regarding the dumpster enclosures and mechanical equipment follow the Zoning Ordinance standards.
Community Development Director Nathan Darga shared there are many annexation and PUD amendments over the past 20 years. Darga said the site plan for Lot 4 tries to mirror the building on Lot 3 so it lines up with the roadway and elevation. The existing Lot 3 building has Krema Coffee and all the apartment units are leased out. The hotel is not performing as originally expected. Chairman Brackett confirmed that some standards in the PUD don’t meet the current Zoning Ordinance standards. Darga said the step back setback is a provision in the PUD and is not in the Zoning Ordinance present day and not being enforced anywhere else in the Village. Chairman Brackett asked if all three sites are owned by the same entity.
Jennifer Slown said she is the property manager for Randall Crossing Townhomes and Promenade and has a close relation to the property owner of the MyPlace Hotel. Slown said all three properties are owned by the same group but have different entity names. Kevin Dermody is the lead project developer. Randy Mueller is the builder and her comanager is Scott Slown, which are both in attendance. Slown shared she was with the group when the other mixed use building was built in 2021.
Commissioner Botkin asked what the occupancy levels and current demographics of the existing mixed use building are. Slown shared Randall Promenade on Lot 3 is only studios and one bedrooms that attracts recent graduates, downsized retirees and business professionals. The building is very quiet and currently 100% occupied. 25% of the tenants are original tenants and turnover, year over year, is low. The current building has luxury packages, cameras on site and remote access via phone. Krema Coffee came in last year and has made the site even more desirable.
Commissioner Newell asked about the parking in this area with the three properties and Turf Room. Slown said the current apartment building shares the lot with the MyPlace Hotel, but in the evening the apartment lot has approximately 10 to 12 spaces available of the 64 spaces. Slown said the total number of apartments for the project has been changed to 30 apartments instead of the 34 originally proposed to meet the parking space requirement. Slown said the independent living facility will be overparked while the mixed use building will meet the Zoning Ordinance requirement. Slown said most tenants for the current apartment building only have one vehicle.
Commissioner Newell asked if there are kitchenettes in the hotel rooms currently. Slown said yes, they have cooktop ranges with a few burners, microwave, dishwasher, fridge and cabinets in each unit. Slown shared the units may be remodeled, but there are no plans to knock down walls to increase the size except for to combine two units for a fitness area.
Commissioner Branson asked about rent costs for the independent living facility. Slown said the idea is to have the rents be about $2,000 and have some wellness classes, a physical therapist room and other amenities for residents. Slown said the apartment rents for Lot 4 will be similar to Lot 3, which studios lease for $1,500 with a water view and one bedrooms lease for $1,800. The proposed building will have a third room option that would be a one bedroom with a den. Commissioner Branson asked how large the independent living facility room sizes will be. Slown said about 400 square feet. Slown said current studios in Lot 3 have room sizes of about 450, but they have a full kitchen while the hotel rooms have a smaller kitchen area. Commissioner Branson asked about the dumpster area of the MyPlace Hotel. Slown said the screening will match the existing building and meet code. Commissioner Branson asked about the police presence for this area over the last few years. Slown said there has been one call for the apartments over the last two years, which was a domestic. Slown added the change in use for the Hotel will reduce the number of transients and vehicle traffic coming through the site. Slown said the change in use should help any hotel nuisance calls decrease, and the tenants will be residents of the community. Slown said the only exterior changes will be to remove the existing signage and make the new sign more elegant. Slown said the new mixed use building will match the existing building of Lot 3. Commissioner Branson asked how many parents and children live in these apartments. Slown said only 2 units have children with one child each.
Chairman Brackett asked about the commercial component of the new building such as size and layout. Slown said the northeast corner of the building will be the commercial area, which will be 2,000 square feet and can be built out as office space, restaurant, or other such uses. Slown said Krema may be interested with a new food item idea use once the building is built. Chairman Brackett asked what is on the ground floor of the existing building. Slown said there is Krema Coffee, six residential units and mixed use office space (mental health therapist, councilor and logistic company). The proposed building will be one space with more residential on the main floor.
Commissioner Negro asked if there are any age restrictions for the apartment units. Slown said there is not, and ages range from new graduates to retirees in their 70s along with married couples. Darga said the hotel use will be age restricted for 55 and over while the apartment units will not be age restricted. Darga said it will be independent living where there may be vendors on site, but there is no nursing, medical or cafeteria on site. Darga added there will be individual units and community areas for potential programing and events. Slown said there will be a concierge staff attendant there 24/7 to help answer questions but will not be providing any medical services. Commissioner Negro asked about shared parking on other properties. Darga said the Village does not have a concern since its all owned by the same group, but if the properties are sold off then some parking agreement may be necessary in the future.
Chairman Brackett asked if the commercial space in the existing building has had any parking challenges and if there has been any discussion with Turf Room to alleviate their spaces overflowing onto these lots. Slown said there has been no parking issues and Krema has three dedicated parking spaces. Slown said Kevin Dermody has reached out to the owner of Turf Room a few times but has not received a response back. Darga said Turf Room is overparked per code, but the restaurant is very successful. There is more vacant land around this area so if it becomes an issue then more parking could be built. Darga said the owner of Turf Room knows about the project and has not voiced an opinion on the matter. Scott Slown said Promenade I is overparked already and Promenade II is anticipated to be overparked as well so we may look into working with Turf Room to have them use some our spaces so there is a more formalized relationship regarding parking.
Commissioner Tuohy asked about the independent living facility use and how the security will work. Slown said there will be a key fob to get in and the doors would auto lock. Commissioner Tuohy said the rooms are approximately 350 square feet and are tiny. Slown said it is a little smaller than a studio apartment and there is a smaller sized full fridge you would see in a hotel kitchenette. Commissioner Tuohy asked about storage closets and garbage. Scott Slown said there are closets in the unit, but the idea would have storage on each floor or work with self-storage companies in the area. Scott Slown added garbage will be collected twice a week via a cleaning service, which will also clean the unit. Slown said the pricing packages will provide different options and services. There will be programs ran out of the community room on a daily basis. Darga said the units are market rate, which will help determine if the units are listed for too much. Commissioner Tuohy said she was concerned with the design, room sizes, and limited storage. Slown said the kitchen space should meet the daily needs of a tenant. Chairman Brackett said the building is currently a hotel, that is not doing well, and the zoning aspect is all we can review and provide feedback for at this time. Chairman Brackett said he understands the concern on size and pricing, but that is what the market will decide. Scott Slown added there is an idea we could look into of losing a unit per floor and make it a small storage area for each unit.
Commissioner Newell asked if the petitioner has experience with 55 and older communities. Scott Slown added they do have experience, however the independent living facility would be run under a different group.
Chairman Brackett said there were no questions and comments from the audience.
Chairman Brackett closed the public hearing.
NEW BUSINESS
- Petition #24-17 (1000 Kilbery Ln and N.A. Lodging’s Randall Crossing Lot 4): The petitioner, Kevin Dermody, requests the following actions in the Randall Highlands Planned Unit Development:
- Special Use – Planned Unit Development Amendment
- Site Plan Approval (Lot 4)
Commissioner Botkin asked about the building height exception. Darga added the building height is proposed at 41 feet while the PUD and Zoning Ordinance allows up to 35 feet in height. There will be a six (6) foot difference in height to help match the elevations of the existing building on Lot 3. Commissioner Tuohy asked if the number of ADA parking spaces are met for the independent living facility. Darga said it meets the parking code, but with 55 and older they may need to have more ADA spaces due to the demographics. Slown said there will be open parking for tenants but can make necessary accommodations should a situation warrant it.
Motion for approval of Petition #24-17, as presented by staff with an added condition regarding reviewing the ADA handicap parking spaces, was made by Commissioner Newell and seconded by Commissioner Botkin. Vote: Tuohy – Yes, Negro – Yes, Branson – Yes, Newell – Yes, Botkin – Yes, Brackett – Yes. Motion approved.
OLD BUSINESS – None
PLAN COMMISSIONER COMMENTS AND PROJECT UPDATES
Darga shared Planner David Hansen will be leaving the Village for a planner role in the United City of Yorkville, and this is his last Plan Commission meeting. Darga added Building Permit Tech Morgan Pinardi will be the new planner. Chairman Brackett and the Plan Commission thanked Hansen for his service and congratulated Pinardi on her promotion to Planner.
Darga shared Crave has closed after being open for only a few months. Darga said on the opposite end of the spectrum, Slick City is packed and doing really well since it opened. Darga added Shodeen had a concept plan review at the Village Board for their apartment complex with commercial frontage along Randall Rd. Some topics of concern from the Board were regarding the four story mixed use building and that the site didn’t meet parking code requirements for the apartments. Darga said Shodeen is anticipated to come to the Plan Commission meeting in the next few months with their concept. Commissioner Botkin asked about an update for Gas N Wash. Darga said the concept was approved at the Village Board last month. Commissioner Negro asked about the Scooters concept on Route 31. Darga said the group reviewed the site in greater detail and couldn’t make it work. Darga said Wing Snob, alternative to WingStop, reached out and expressed interest and may be looking to go into the Randall Square area in near future. Commissioner Newell asked if Giordano’s is still going in off Orchard Rd. Pinardi said the permit is ready and the Village has reached out on a few different occasions to let the permit applicant know it’s ready.
ADJOURNMENT
Motion to adjourn made by Commissioner Branson and seconded by Commissioner Negro. All in favor. Motion approved.
Respectfully Submitted,
David Hansen
Planner
