North Aurora trustees give mixed feedback on Orchard Plaza concept; special-use gas station draws concern

Trustees of the North Aurora Village Board on Monday reviewed a concept plan for a roughly triangular parcel called Orchard Plaza at the northeast corner of Orchard and Oak streets, with staff and the developer outlining three proposed commercial lots including a fueling center and a five-unit retail building.

The plan was introduced by a village staff member, Nathan, who said the site ‘‘was reserved for commercial purposes’’ when the nearby Springs apartment complex was built and that the property is guided for commercial use in the comprehensive plan and currently zoned B-2 General Business. Nathan said the proposal would subdivide the parcel into three lots, with ‘‘the farthest [north] lot…shown for the fueling center with convenience store, a drive through and space for a restaurant user’’ and a middle lot for a ‘‘5 unit, 11,000 square foot retail center.’’

The developer’s consultants described utilities and access already in place. Bill Zaleski of Advantage Consulting Engineers said utilities were stubbed to the site and that an attempt to secure a second, mid-block access from Kane County DOT was denied: ‘‘We attempted to get an another access into the site in the middle. They flat out said no.’’ Architect Iman Shumodi described exterior materials as ‘‘a mix of bricks, stone, metal, and EIFS’’ and offered to add further facade elements at the board’s request.

Why it matters: trustees repeatedly said the village prefers higher-quality restaurant and retail uses along that corridor and that a fuel station — which in North Aurora requires a special-use approval — could conflict with nearby high-end restaurants and dense residential development that backs up to the site.

Trustee Christy Curtis pressed for richer architectural detail and more landscaping, saying she ‘‘would like to see on the facade a little bit more architectural detail’’ to better match nearby patios and restaurants. Multiple trustees voiced worry about adding another gas station within a short drive of existing stations (Casey’s, Speedway, Woodman’s) and about locating fuel pumps near restaurant patios and high-density housing.

Trustees and staff discussed site constraints created by the lot’s triangular shape and setbacks. Staff said the developer had moved the deeper, southern lot to be preserved for a larger future use (staff suggested that a hotel or larger restaurant would fit the deeper southern parcel more easily than the pinched northern corner). The developer indicated the south lot currently has no committed tenant.

Traffic and process: consultants and staff said a traffic study will be required by Kane County DOT if the project proceeds and that the gas station would be considered a special-use permit. Village staff said the concept review is intended to gather board feedback before the developer proceeds to final engineering and, if necessary, reopen the PUD process with detailed elevations.

Board direction and next steps: trustees did not vote on the concept plan. After discussion the board asked staff to convey that the village is generally open to commercial development on the property but that it is reluctant to support a gas station at that location; staff said that would make special-use approval ‘‘tough’’ to obtain. If the project moves forward, trustees requested more detailed colored elevations, landscape plans, and a traffic study for Kane County DOT review.

The board closed the topic and the developer and consultants left the meeting.