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Trustees raise density, height and parking concerns about Randall Oaks annexation and PUD
Summary
The Committee reviewed a developer proposal to annex and redevelop a vacant parcel between Randall Road and Miller Drive as "Randall Oaks": 260 units, about 32,000 sq ft of commercial, underground parking, and a mixed‑use building option. Trustees expressed concern about four‑story massing, parking reductions, and overall density and asked staff and the developer to return with revisions.
The Committee of the Whole on June 15 heard detailed plans for the Randall Oaks development, a proposed annexation from unincorporated Kane County into North Aurora, rezoning to allow a planned unit development and mixed‑use buildings, and a package of code‑exception requests.
Planning staff said the project would require annexation, rezoning (R4 and B2) and a Planned Unit Development approval. Developer Shoddine presented site plans calling for roughly 260 dwelling units and about 32,000 square feet of commercial space, with 178 units clustered in five three‑story buildings west of Miller Drive and additional mixed‑use buildings to the east.
Developer David Patel described the product as three stories over one level of underground heated parking, with each residential unit provided one garage space and surface lots bringing the overall parking ratio to about 1.6 spaces per unit. "All of the apartments have at least one parking space below grade," Patel said, and the firm shown data from comparable projects that average about 1.21 cars per unit. The developer argued the submitted parking plan meets the proposal's assumptions and the commercial parking demand shown in the application.
Trustees and staff pressed on multiple points: the plan commission recommended approval of the overall concept but opposed several exceptions, including a request to allow a four‑story mixed‑use building (the commission recommended three stories), landscaping waivers for unspecified commercial areas, and an 11‑foot setback waiver at the clubhouse corner. Trustees repeatedly voiced concern about density and visual impact, with several saying the four‑story option and a reduced parking standard were a "deal breaker" or that the concept felt too cramped for the site.
On traffic and access, the developer cited a KLOA traffic study supporting a full‑access curb cut onto Randall Road; staff said the village engineer reviewed the study and had no further comments. Trustees asked about whether the Illinois Department of Transportation or Kane County approvals were required; staff said the road segment is under local control and KDOT review is not required at this location.
The committee did not vote on approvals. Instead trustees directed staff to pursue option 4 described by staff: work with the developer on a reduced‑density, revised plan and return with further materials (or remand to the plan commission if needed). The project remains subject to annexation steps, plan commission refinement, and subsequent village board decisions.
What’s next: staff will work with the developer on adjustments to height, setbacks, landscaping and parking and return to committee or the plan commission as appropriate before any annexation or PUD ordinance is forwarded to the village board for a vote.
