VILLAGE OF NORTH AURORA
PLAN COMMISSION MEETING MINUTES
April 1, 2025
CALL TO ORDER
Chairman Mike Brackett called the meeting to order at 7:00pm.
ROLL CALL
In attendance: Commissioners, Alex Negro, Tom Lenkart, Richard Newell, and Doug Botkin.
Not in attendance: Commissioner Anna Tuohy, Aaron Anderson, Scott Branson, and Mark Bozik.
Staff in attendance: Community Development Director Nathan Darga, and Planner Morgan Pinardi.
APPROVAL OF MINUTES
- Approval of Plan Commission Minutes dated January 7, 2025.
Motion for approval was made by Commissioner Newell and seconded by Commissioner Botkin. All in favor. Motion approved.
PUBLIC HEARING
- Petition #25-03 (Amendments to Title 15 of the North Aurora Municipal Code): The Village of North Aurora requests text amendments to Title 15 of the North Aurora Municipal Code (Signage Ordinance) amending provisions regarding the North Aurora Auto Mall Special Sign District.
Motion to open the public hearing was made by Commissioner Botkin and seconded by Commissioner Newell. Motion approved.
Community Development Director Nathan Darga introduced Petition #25-03 (Amendments to Title 15 of North Aurora Municipal Code). The request of the petition includes a text amendment to Title 15 of North Aurora’s Sign Ordinance. The sign ordinance has a special district for the Auto Mall, called the Auto Mall Special Sign District. This district has unique rules due to the nature of auto dealerships having a variety of different signs. The Village is proposing a text amendment to add a setback for freestanding signs located on the south side of Orchard Gateway Blvd and Hansen Blvd to be located no closer than one foot away from the property line.
The reason for this change is the Village is working on an upcoming project to repave Orchard Gateway Blvd and part of that project is to signalize the intersection of Hansen Blvd and Orchard Gateway Blvd which is currently a 4 way stop. In order to add a signal, the Village had to acquire some of the right of way from the dealerships on each corner. The new right of way line does a corner clip, which bumps the sidewalk over. The existing Kia sign was built to code, and is setback 5 feet from the property line, but when we acquire the land, the sign will be 1 foot from the property line. Kia has asked to not have to move the sign, the Village is agreeable to that since we are the ones doing the improvement. This amendment applies only to this corner of the Auto Mall District.
Chairman Brackett said there were no questions and comments from the audience.
Chairman Brackett closed the public hearing.
NEW BUSINESS
- Petition #25-03 (Amendments to Title 15 of the North Aurora Municipal Code): The Village of North Aurora requests text amendments to Title 15 of the North Aurora Municipal Code (Signage Ordinance) amending provisions regarding the North Aurora Auto Mall Special Sign District.
Commissioner Botkin said it was fine and that the sign was built to code and can be grandfathered in.
Commissioner Newell asked if all of Orchard Gateway was going to be paved. Darga said that all of Orchard Gateway between Orchard Rd and Randall Rd will get repaved and this intersection will be signalized.
Commissioner Negro had nothing to add. Commissioner Lenkart asked about the distance from the Right-Of-Way (ROW) line to the sidewalk. Darga stated that usually the ROW line is one foot behind the sidewalk and the sign will be one foot away from that. Lenkart also asked if there is a way to round the sidewalk area at the corner instead of a 90 degree turn for bike riders to be able to easily turn. Darga stated he will pass along the suggestion. Commissioner Brackett stated that it looks like the vegetation will be taken out during the project and asked if it is only being removed. Darga responded stating that the parkway trees to the south should remain, but the current landscaping around the sign will likely be torn up during the project. Darga added that they will need to add some landscaping back, but it will be smaller plants, due to the smaller area. Commissioner Bracket would like the area to not look plain when the project is done.
Motion for approval of Petition #25-03, as presented by staff was made by Commissioner Botkin and seconded by Commissioner Newell. Vote: Lenkart – Yes, Negro – Yes, Newell – Yes, Botkin – Yes, Brackett – Yes. Motion approved.
Commissioner Lenkart added that the Towne Center sign on 88 looks like its about to fall down (The sign on the southeast side by best buy). He asked if it was possible to encourage the PUD to take care of the sign, or if the State can trim the trees off of 88. Darga stated that this is a big and complicated topic. The ownership in Towne Center is an interesting topic that will take a while to explain. There are several signage issues in Towne Center and there are many questions about who owns what and who takes care of what. The Village has been looking into this and is trying to figure it out.
- Petition #25-02 (Zoning Map): 2025 Zoning Map
Community Development Director, Darga stated that once a year we are required by state law to update and adopt the official zoning map for the year. The 2025 map shows all the changes from the previous year. The only change that was made in 2024 was at the Public Works Facility site. This site originally had multiple different zoning classifications. They were rezoned to I-1, Limited Industrial District for the 2025 Zoning Map.
Commissioner Brackett asked if Hilltop Road would ever be incorporated. Darga stated that a couple of the houses have annexed already but added that it is unlikely for the area to come in as a whole subdivision. Commissioner Brackett also asked if there were any incentives to encourage that. Darga stated that is usually not the case, as the Village would need to pay for utilities upfront.
Commissioner Newell asked about the other unincorporated parcels Darga stated that the one is the Shodeen property, and the other is the lot behind Woodman’s, eventually both of those parcels will be incorporated. Commissioner Brackett asked if the lots on the northern part of Lincolnway are subdivided. Darga stated that the properties north of River Oaks are unincorporated and are subdivided lots. He also stated that these properties are within our future boundary.
Richard Smith asked if the area across the river by the new fire station is still zoned residential. Darga stated there were no changes to that area in 2024. The only change was the Public Works Building being rezoned as I-1.
Motion for approval of Petition #25-02, as presented by staff was made by Commissioner Lenkart and seconded by Commissioner Negro. Vote: Lenkart – Yes, Negro – Yes, Newell – Yes, Botkin – Yes, Brackett – Yes. Motion approved.
OLD BUSINESS – None
PLAN COMMISSIONER COMMENTS AND PROJECT UPDATES
Darga shared that Giordano’s did pick up there permit and are actively working on the space.
The Dunkin Donuts next to Caseys is now open and there is a second tenant called Wing Snob looking to go into the same building. Darga added that there are a couple Wing Snobs around the area and that they have dropped off building plans for review. Darga also shared that he is optimistic that the permit for the Randall Terrance apartments off Miller Drive will be issued this month. He added that the site work for this project has been completed, but the building permits have been ready for issuance but have not been picked up for some time now. Commissioner Negro asked about the MyPlace Hotel project, Darga stated that there are the 2 parts to the project. They are working on plans for the new mixed-use building on the lot out front, and that MyPlace will likely stay open through the summer and the conversion should happen after that, probably around September/October.
Commissioner Newell asked about the Park District property North of Village Hall. Darga stated that their first project will be the pedestrian bridge across the river, going from Red Oak Nature Center to Les Arends Forest Preserve. The Park District received a grant for the project, and they are working on engineering. The Park District will work on the bridge project first, then move down to the property north of Village Hall. Darga stated that the idea for the property is to stay more natural, however before they bought the property, it was set up for townhomes, so there are water lines, fire hydrants, and other utilities in the ground. The first step would be to figure out if those will be left in the ground or not. Commissioner Lenkart stated he would like them taken out, to make sure the idea of townhomes doesn’t come up again. Brackett asked if the property meets up with our Village Hall parking lot. Darga stated that it does.
Commissioner Brackett asked if Los Girasoles is closed. Pinardi stated they have been closed, but that there has been some interest in a possible new restaurant coming in. Brackett also mentioned the karate place next door that also closed.
Commissioner Botkin also asked about Kids Empire. Darga stated that there are currently 2 permits for the project, one to raise the roof and one for the buildout. There have been a few issues with coordination between the two projects, but all permits have been issued, and they are actively working and calling for inspections. Pinardi stated the roof raising project should be near completion and they should be able to finish the Buildout portion of the project soon too. Commissioner Negro asked about NTB Tire site. The site is being cleaned out. Darga stated that we had them clean it up a little due to violations on the site.
Commissioner Newell also asked who is in charge of keeping the Towne Center area cleaned up. Darga stated it is similar to the sign question, the developer went defunct Target and JC Penney own their own lots, the vacant lots have been purchased by someone else. There are multiple actors and who is responsible for what and who took control of what is complex. The Village knows who owns what, but not who is responsible for what. Darga added that the Clover Development of senior housing on the North side of Orchard Gateway got approved and they are working through their plans.
Commissioners asked if there was anything coming up for the May Meeting. Darga stated that we have a Special Use for a group looking at an industrial building for growing cannabis. Brackett asked about the old Verilife property, and if the proposed dispensary is still happening. Darga stated that Verilife has a lease through sometime this year, and when the lease ends, the dispensary is still approved, and the new group should move in.
ADJOURNMENT
Motion to adjourn made by Commissioner Newell and seconded by Commissioner Negro. All in favor. Motion approved.
Respectfully Submitted,
Morgan Pinardi
Planner
