WPA murals to redevelopment of former schools at Aurora Committee of the Whole (COW)

By Jason Crane

At the Aurora city government Committee of the Whole (COW) meeting Tuesday, Council members placed several agenda items on unfinished business to be discussed at the October 26 full City Council meeting.

Mayor Richard Irvin wasn’t at the meeting and Fifth Ward alderman Carl Franco was mayor-protem.

• There were seven individuals using their voices for up to three minutes.

The majority of speakers expressed concerns about more than 50 Works Progress Administration (WPA) murals inside the former Todd School and Lincoln School which have been proposed to be redeveloped into workforce housing.

Lincoln School has been closed since 2009 and Todd School since 2019.

During the Great Depression, the U.S. Federal Government initiated a series of programs to provide economic relief to unemployed artists.

The Federal Art Project (FAP) of the Works Progress Administration (WPA) was established in May 1935 until 1943. More than 2,500 murals were created throughout the Country. Aurora’s Mastodon Lake in Phillips Park was created under the program.

Fox Valley Apartments, LP, is requesting the establishment of a conditional use planned development, and to change the zoning district from R-3 One Family Dwelling District to R-5(C) Multiple-Family Dwelling District with a conditional use on the property at 631 and 641 S. Lake Street which includes the adaptive reuse of the historic Lincoln School and the construction of a new building for residential housing.

This allows the historic former Lincoln School to be repurposed into 14 workforce housing units and the construction of a new building behind it which would allow for another 22 workforce housing units.

The project includes adaptive reuse of the historic Todd School for residential housing and a one-story addition for social service use.

Alex Alexandrou, chief administrative services officer for the City of Aurora government reassured individuals concerned about the murals by saying, “We are going to leave no mural behind. That means, at the direction of the School District, who at the very beginning made it a priority when we worked out the first IGA (intergovernmental agreement) between (School District) 129 and the City to take the buildings. That was a key component.

“I want to assure you, the RDA (redevelopment agreement) will include specific language about the restoration, preservation, whatever the most appropriate thing is for the murals, and don’t forget the two statues.

“People are all about the murals, but we’ve got to show some love to the statues!

“I want to make that good, because I think there was some confusion there.

“We have a plan in place as part of the redevelopment, the beneficial reuse of both of these buildings. The murals will be well accounted for,” Alexandrou said.

Shelly Tucciarelli, from Visionary Ventures in Itasca, one of the partners on the development team, said, “Visionary Ventures is committed to providing affordable housing for workforce individuals and families, including the Aurora area.

“We received the allocation from IHDA (Illinois Housing Development Authority) in May. IHDA has put their faith in the development team by providing us a large allocation of tax credits to help fund this development.

“The new design of the building by Cordogan Clark is of high quality. The compliance period of the development is 15 years but we are signing an extended use agreement that will keep the development affordable for 30 years.

“We are currently working with the City with the redevelopment agreement.

“We are also working with the City on the murals in the Todd School. We are working on how they will be removed properly and where they will be displayed for public viewing.

“We have confirmed with the school district that these units of housing will have minimal impact on the school district.

“We consider workforce housing to be built for families that are positioned in the middle between heavily-subsidized housing and market rate, or luxury housing.

“Unfortunately incomes for many of these families are insufficient for market rate housing and they are dropping even lower in the market place food chain.

“They don’t make enough to qualify for market rate housing and they make too much to qualify for subsidized housing.

“This creates a widening gap for those two spaces. This is caused in part by the fact that rent and housing costs continue to go up in major urban and metro areas, but wages are still becoming stagnant for this group. In essence, these families are stuck in the middle,” she said.

Former alderman of Aurora’s Fourth Ward, Rick Lawrence, shared concerns about the proposed redevelopment of the former Lincoln School on Lake Street.

“The neighborhood there is predominately a Hispanic working class neighborhood. The homes are looking much nicer there. It’s a very crowded area.

“Several years ago we worked with the neighbors there to remove the parking on one side because the danger and the kids coming between the cars and we couldn’t get the trucks through.

“It’s on the edge of a huge manufacturing area. It’s actually not a real healthy place to live with the concrete dust and everything that’s constantly in the air. They (officials) can say everything they want about monitoring and sending inspectors, they don’t!

“The people on Woodlawn cannot open up their windows, whatsoever.

“So now, we’re going to do a multi-family dwelling in there. Very high density.

“Let’s look at this first. They’re going to call it workforce development. This is not about redeveloping Lincoln. They’re only using that to get the other building built on there, a 22-unit building.

“The workforce development classification allows them to violate all of our ordinances.

“It allows them to violate our parking ordinances and requirements.

“It allows them to build the building that they would not be allowed to build on that property.

“That property currently is the only playground for the children of that area.

“The Park District has a ball field down the street, that’s too dangerous to drive. ATMI has several hundred trucks a day coming through there. That’s too crowded and too dense there.

“The people from Itasca said that this type of development is not going to create parking issues, but we’ve already reduced it because we’ve called it workforce development.

“There is no parking left on the street. There is only parking on the west side of the street there. On the east side we had to take it off because you can’t have the garbage trucks. Nothing else can get down there if you put it on both sides.

“They said they’re not going to park on the street because it wouldn’t be convenient.

“Anybody from Aurora knows any of these type of developments create cars and create parking.

“So why are we doing it? Why are we allowing the gimmick?

“You know why? Because the people in that neighborhood aren’t going to create waves, and you know it!

“If that was in Stonebridge, if it was out in White Eagle, you’d have a whole crowd of people.

“You put up your little public housing sign…you know they’re not going to come here (Aurora City Hall). They don’t understand!

“Nobody went down there and talked to these people and said ‘we’re going to put this very high dense multi-family thing right in the middle of your neighborhood, where you’re already overcrowded as it is!

“It’s a way for some people to build these buildings and to make money and get contracts off of it. It has nothing to do with improving that neighborhood.

“You’re going to put a multi-family housing unit in a school that’s failing, that can’t even achieve 30 percent proficiency in math, so now we’re going to add more people to the area. But you’re not dealing with the people that directly live in that neighborhood, and somebody should!”

The City Council gave consent to the following agenda items:

• Consent was given to an ordinance terminating the designation of the Aurora Downtown Tax Increment Financing (TIF) redevelopment project area and dissolving the Aurora Downtown Special Tax Increment Allocation Fund.

City government of Aurora documents show in order to close a TIF, the City must notify the taxing bodies in which the TIF is at of the intent to close the District. TIFs can be closed prior to their statutory end date. The procedure for closing a TIF early or at the end of life is the same. This notification provides all taxing bodies early information on the potential new tax base that will be accessible for their respective 2022 tax levies.

Background: TIF #1, as noted by the number is the first TIF to be created by the City. This TIF covers the downtown north of Benton Street. As noted in the ordinance, this TIF has been extended by 12 years from the original duration and has also been amended several times recently during the creation process for the Micro TIFs beginning in FY 2019 is noted as follows: Stolp Island TIF #9 – Keystone Project; Galena Broadway TIF #10 – Terminal Project; River Benton TIF #11 – 80 S. River Project; River Galena TIF #13 – Hobbs Project.

Each year the City files both an independent audit and a State certification report for each TIF district. These reports include information regarding the projects, expenses, debt and tax increment associated with the district. TIF#1 started in 1986 with an assessed value of $5.71 million and as of December 31, 2020 had an assessed value of $23.91 million, a growth of $18.2 million or 319% over the life of the district.

The tax increment for 2021 was $1.764 million and if this tax increment remained the same, this is the amount of new tax revenue available to all taxing bodies for the 2023 fiscal year. The City of Aurora, unlike other non-home rule entities, levies a dollar amount, and is not subject to a rate cap on the tax levy.

In order for the City to take advantage of the growth in the tax base from the TIF closure, the 2021 tax levy would need to be increased by approximately $347,000, again, without a negative impact to any taxpayers. This increase is helpful to all taxing bodies in that many operating costs have increased substantially as a result of the COVID 19 pandemic.

Impact statement:

The closure of TIF #1 will provide an increasing tax base to all taxing bodies in the City of Aurora and has the potential to provide increased tax revenues based on each districts’ levy.

• Consent was given to a resolution authorizing approval of an upgraded annual subscription (renewal) for Executive Programs Membership Basic and Leadership Team Service for IT Research and Advisory Services from Gartner, Inc of Stamford, CT for a three-year term.

City government of Aurora documents show Gartner services have been utilized by the City since 2018. This three-year renewal will provide access to Gartner’s advisory services and documentation to more members of the IT Department’s Senior Leadership team at a lower per license cost. Given the complexity, expense, and strategic nature of the City’s technology initiatives over the next three to five years, an advisory service agreement of this type is recommended.

Background:

Gartner is the largest and most respected source of analysis in the information technology (IT) industry. Gartner serves over 13,000 distinct organizations throughout the world. The company was founded in 1979 and has current annual revenues exceeding $1.5 billion. As IT exploded over the last 30 years, this research firm has become a strategic partner to thousands of client organizations. Gartner provides a wide range of services that are unmatched by its competitors.

This agreement will allow City staff members to access the following Gartner products and services:

• Research – Clients can take advantage of the insight gained through Gartner’s rigorous research processes and proprietary methodologies. Gartner methodologies consist of research practices, procedures and rules that distill large volumes of data into clear, precise, actionable insight so City staff members can formulate plans or make difficult business decisions.
• Contract Review – Gartner analysts review thousands of hardware/software/service contracts each year and will provide pricing proposal and comparative analysis, business terms and conditions review, and negotiation strategy advice.
• Analyst Access – Analysts publish thousands of pages of original research annually. As a client, City staff members will have access to analysts to discuss all areas of current/future projects such as planning, implementing, communication efforts, and purchasing strategies.
• Benchmarking Analytics – Data will be provided in the areas of performance, infrastructure, applications, vendors, customer satisfaction, and purchasing policies.
• Peer Networking – This is most often an underappreciated service in public sector agencies. Gartner hosts an annual Symposium, numerous Summits, and a myriad of opportunities for IT professionals to connect because they are geographically close or are working on similar initiatives. The City’s Gartner representative works to ensure that this component of the agreement is successfully utilized.

Discussion:

Gartner’s services have been utilized in the decision-making process and execution of many technology initiatives identified in the IT strategic plan.

Gartner’s research has guided IT staff members in navigating constantly changing technology marketplaces as well as understanding technology providers’ current and trending competitive advantages, strategies, and challenges. Gartner’s services are paramount to leading and communicating an innovative mindset by educating IT on emerging technologies and the impact across many business sectors.

Direct access to Gartner analysts resulted in helping City staff members make educated selections of APD Body Cameras, NextGen911 solution, Microsoft Enterprise Agreement process, Managed Security Services, the completion of several RFPs, and provided guidance to IT senior executives on the technology marketplace for input into the IT Strategic Plan, vendor negotiation processes and COVID-related IT management trends.

Previous expenditures for 4 Gartner advisory licenses included $104,300 in 2019 and $108,300 in 2020. After the described success of the previous two single-year contracts, the IT staff members desire to extend the advisory services from 4 licenses to 7 licenses and take advantage of discounted pricing of a 3-year contract. The 3-year contract for 7 licenses will average annual payment of $189,470.

Cost for year 1 is $184,848.00, year 2 is $189,413.00 (2.5% increase) and year 3 is $194,148.00 (2.5% increase). Although the total investment in IT consulting services is increasing, the per license investment is decreasing by 2.5% to $26,400 as compared to $27,075 per license in 2020.

In addition, although the extension is for 3 years, City staff members have successfully negotiated the ability to cancel the agreement during the first 60 days of each calendar year should funds not be appropriated for Gartner’s services. This is an important safeguard in the event that the City experiences unexpected adverse financial conditions.

For the first year of this agreement, $92,424.00 is due in 2021 and additional $92,424.00 will paid in January, 2022.

A budget transfer will be submitted to account 101-1380-419.32-80 to fund the 2021 portion of this service and will be included in the 2022 and 2023 budgets.

Impact statement:

This service is designed for the most senior technology executives in the City. This Service has provided the IT Department with an ongoing advisory relationship with Gartner and it has optimized citywide technology costs, staffing, policy, processes and procedures.

Recommendations:

Adopt a resolution approving the implementation of an upgraded Executive Programs Membership Basic and Leadership Team Service for IT research and advisory services from Gartner, Inc. of Stamford, CT for a three-year term.

• Consent was given to a resolution authorizing an agreement with Assured Partners, formerly Group Alternatives, Inc. to provide benefit consulting services for the period of January 1, 2022 through December 31, 2024.

City government of Aurora documents show Assured Partners is a benefit consulting firm specializing in large employers, partnering with clients to control costs and maximize benefit offerings. The City first began utilizing Group Alternatives’ services in 2015 to facilitate the RFP process for the third-party administration of benefits. They assisted the City through the evaluation period which resulted in CIGNA being selected for the City’s third-party administration (TPA). Since that time, Assured Partners, formerly Group Alternatives, has provided services including but not limited to, securing the Humana Health Plan for Medicare eligible retirees, funding analysis, financial and compliance implications of legislative changes, provider network analysis including access and claim impact, ombudsmen with Cigna, Blue Cross and Blue Shield and Humana Medicare Advantage.

Discussion:

Assured Partners, formerly Group Alternatives, has been instrumental in assisting the City with implementing cost effective changes while at the same time maintaining a robust benefit plan for the City’s employees and retirees. Their recommendation to convert the Medicare eligible retirees to Humana Medicare Advantage next year, beginning January 1, 2022, will result in a guaranteed savings of $1,540.052 over the next two years. They also negotiated a renewal agreement with Blue Cross Blue Shield HMO for a 0% increase for the second year in a row.

The data analytics that Assured Partners, formerly Group Alternatives, uses will continue to help the City mitigate rising cost and plan for the future.

This is a 3-year contract, $52,500 each year.

Council approval is needed for professional services over $25,000.

Recommendations:

That the City Council authorize renewal of a three (3) year agreement with Assured Partners, formerly Group Alternatives, Inc., to provide benefit consulting services.

• Consent was given to an ordinance Authorizing A Loan Agreement (Public Water Supply Loan Program – Home Rule Entity) For The Lead Service Line Replacement Project.

City government of Aurora documents show the city government of Aurora has previously applied for a low interest loan from the Illinois Environmental Protection Agency to fund the upcoming “Lead Service Line Replacement” project. The debt ordinance must be adopted by the City for the IEPA to finalize the loan.

Purpose:

The ordinance outlines the requested $4,000,000.00 loan. The City of Aurora qualifies for principal forgiveness for lead service line replacement and for FY2022 the maximum forgiveness amount is $4,000,000.00. The proposed 2022 budget shows the partial loan amount for construction of this service replacement project; the City intends to front fund the construction and seek reimbursement at the same time as payments are made to the contractor. Processing contractor payments significantly quicker in this manner in lieu of waiting for the receipt of loan funds makes the project more attractive to contractors and will most likely result in lower bids.

Background:

The State of Illinois passed Public Act 102-0613 in August 2021 titled the Lead Service Line Replacement and Notification Act requiring full replacement of lead water service lines when disturbed. The City of Aurora has an estimated 19,500 lead water services connected to the public water system. The Lead Service Line Replacement Project will include the full replacement of the lead service from the water main to the water meter in the house or the completion of previous partial lead water services to eliminate all sections of lead between the main and meter.

Discussion:

Passing this ordinance is required by the IEPA to loan the City the funds necessary to construct this project in 2022. The proposed 2022 budget shows the partial value of the loan in account 510-4058-511-73-02.

Impact statement:

By adopting this ordinance, the City will be utilizing available forgivable funds to construct this project. Once completed, the project will reduce the number of lead services lines requiring replacement in the City of Aurora. During construction, there will be various local roadway and lane closures, delays are to be expected. Individual residential water outages will be kept to a minimum while the service is be connected at the water main and inside the house.

• Consent was given to a resolution authorizing the execution of a Local Public Agency Agreement for Federal Participation with the State of Illinois, the execution of a Phase 1 Engineering Agreement with V3 Companies, Ltd., maximum amount of $39,154.00, and the appropriation of $39,154.00 of Motor Fuel Tax (MFT) Funds for Montgomery Road at Wisconsin Central (CN) Railway Tracks Crossing Project, MFT #20-00332-00-FL.

The purpose is to execute the Local Public Agency Agreement by reserving funds for the local agency share of the project cost, approve the Phase 1 Engineering Agreement with V3 Companies, Ltd. and to appropriate Motor Fuel Tax (MFT) Funds by Illinois Department of Transportation (IDOT) resolution.

City government of Aurora documents show the city government of Aurora supports improving bicycle and pedestrian facilities for its residents and commuters. In 2020, the City completed an off-street multi-use path along Montgomery Road, from the Waubonsie Creek Trail to Middlebury Drive, using Federal grant funds.

In 2021, the City was awarded Illinois Transportation Enhancement Program (ITEP) federal funds for a project extending the off-street path on Montgomery Road, from Middlebury Drive to IL Route 59 connecting various amenities along the way.

Building an off-street path across railroad tracks is crucial to achieve overall connectivity within and beyond the area.

Discussion:

Project has received Local Rail-Highway Crossing Safety Program federal funds (2019), a 90 (federal)/10 (local) split, in the amount of $490,680.00. The total project cost is estimated at $545,200.00 with the local share being 10% of the cost ($54,520.00).

The proposed improvements include constructing an eight feet wide asphalt multi-use path on the north side of Montgomery Road, through the Canadian National (CN) Railway tracks within the railroad right-of-way. The multi-use path will eventually become part of the ITEP awarded multi-use path, connecting Middlebury Drive to IL Route 59. Other proposed improvements will involve, pavement marking, signage, railroad track crossing material, railroad gate/flasher infrastructure, circuitry and other pertinent work.

The selection of V3 Companies, Ltd. was made through a Qualified Based Selection process posted in February 2020. Seven firms submitted qualifications for the project.

The 2021 City budget provides the funds through the following account:

GB135 Montgomery Rd. at Wisconsin Central Rails Tracks 203 4460 431 79 99 $40,000.

Impact statement:

The project will provide alternate mode of transport for commuters and encourages recreational use of the amenity.

Recommendations:

Staff members recommend execution and approval of the local public agency agreement, phase 1 preliminary engineering agreement with V3 Companies, Ltd. and to appropriate the MFT funds in the amount of $39,154.00 for section no. 20-00332-00-FL.

• Consent was given to a resolution authorizing the rehabilitation of Fox River intake pump #5 for the Water Production Division in an amount not to exceed $60.000.00.

The purpose is to obtain City Council authorization for Layne Christensen Company (Layne), 721 W. Illinois Avenue, Aurora, IL, to perform all necessary services as described in Layne’s proposal letter to completely rehabilitate the subject pump and return it to full operational and functional status.

City government of Aurora documents show the city government of Aurora utilizes the Fox River as a significant source of its potable water supply. Fox River water is conveyed to the City of Aurora Water Treatment Plant by the river intake pump station. The pump station consists of six pumps with capacities ranging from 1,700 to 4,000 gallons per minute.

Periodic repairs and maintenance are required of any type of pumping equipment, but the extended and continuous pumping of river water is especially hard on these pumps. As such, these units experience wear over their many years of operation. Recently, river intake pump #5 exhibited symptoms of mechanical failure, including abnormal vibration and loss of pumping capacity (flow). Layne was requested to perform an on-site inspection with city staff members and concurred that further inspection and analysis would be required to determine the actual condition of the pump. River intake pump #5 was last pulled for rehabilitation in 2009.

Discussion:

The total estimated cost of labor and materials for this repair project is $59,145.00. A detailed breakdown of the estimated costs is presented in Layne’s proposal letter.

The city entered into a Professional Services Agreement (PSA) with Layne in 2020 under Resolution No. R20-083, which provides a 5% discount on all labor and field services and a 10% discount on specialized services performed by Layne. Layne will perform all work on a time and material basis and will only be compensated for the actual work performed per the terms and conditions of the PSA. In addition, Layne is the sole regional factory authorized source for repair services of Flowserve-Byron Jackson pumps and motors utilized by the Water Production Division.

Funds are available in the city budget account 510-4058-511-38-01. Due to the timing of this repair and the anticipated lead time of 10 – 12 weeks for the major equipment component (bowl assembly), project completion will be pushed into 2022. Therefore, project costs will be allocated from the both the fiscal 2021 and 2022 budgets.

Impact statement:

Without repairs, a loss of 5,000,000 gallons per day of available pumping capacity of source water from the Fox River.

Recommendations:

That a resolution authorizing the rehabilitation of river intake pump #5 by Layne Christensen Company per the existing PSA in an amount not to exceed $60,000.00 be approved by the Mayor and City Council. It is further recommended that this matter be submitted to the Finance Committee for review and recommendation.

• Consent was given to a resolution to extend the agreement between the City of Aurora and Seize the Future, doing business as Invest Aurora for a period of five months from October 1, 2021 to March 1, 2022.

City government of Aurora documents show the City of Aurora Mayor’s Office of Economic Development (MOED) and Invest Aurora (IA) are working to better align their collaborative activities for the coming years for the continued enhancement of successful economic development and support of Aurora’s economy. As a result of COVID 19, the American Rescue Plan Act (ARPA), and other related pandemic related issues, additional discussions and strategies are required based on more data and opportunities for both agencies to consider. Therefore, an additional extension of the current agreement is being requested which will allow for later consideration of a longer renewal in the coming months that outlines both City and Invest Aurora plans more fully to include measurable metrics and key performance indicators.

Background:

Resolution R16-162 provided a long-term agreement which established the relationship between the City of Aurora and IA. This resolution provided for a three-year agreement with two extensions and expired on June 30, 2021. Resolution R21-170 extended the agreement by an additional 90 days and is set to expire on October 1, 2021. The City and IA have a mutually beneficial relationship and a valuable partnership for continuing to promote and develop significant economic development for the City of Aurora. Staff members recommend an extension of the current arrangement for an additional five (5) months until March 1, 2022 to allow for the finalization of the new long-term agreement.

Discussion:

The City and IA continue to improve the City of Aurora economy through the cooperation on such projects as the Old Copley Hospital renovation and the STABLE business relief fund. Moving forward, with further federal funds available and a growing economy facing the challenges of the pandemic, MOED and IA are together developing new plans and programs. Included in this longer-term agreement will be new measurable metrics and key performance indicators better aligning, benchmarking and quantifying IA’s activities working with MOED to further advance the City’s marketing, attraction, retention, grant/loan programs and workforce development goals and initiatives.

The extension of the City/IA agreement is also intended to provide the quarterly payment to IA for operating purposes which is set at $164,864 for 2021.

Impact statement:

The approval of this resolution will allow for continued operations of Invest Aurora through March 1, 2022.

• Consent was given to a resolution authorizing the execution of a sales tax reimbursement agreement with Windfall LLC.

City government of Aurora documents show the agreement calls for the sharing of sales tax revenues between the City of Aurora and Windfall LLC (formerly Pacific) for Phase II of the Pacifica Development project in an amount not to exceed $2.5 million for a not to exceed period of 15 years, whichever occurs first.

Purpose:

Sales Tax sharing was part of an incentive package given to Windfall as an inducement to move forward with their purchase, renovation, reposition and expansion of the former Yorkshire Plaza shopping center on New York Street and State Route 59. The three-tiered incentive packages as approved by City Council on February 27, 2018 with resolution R18-048. Through resolution R19-065 on March 12, 2019 the City approved a sales tax sharing agreement associated with the Phase I improvements to the former Yorkshire Mall.

Background:

The City government continues to examine development and redevelopment activities throughout the Route 59 Development Corridor. The redevelopment of the Yorkshire Plaza is an example of revitalization of sales tax producing businesses that provide needed retail and restaurant facilities to Aurora residents. Expanding this area with more retail is complimentary to the changes immediately south at the Fox Valley Mall site, which is evolving into a mixed use of residential, experiential, and retail uses. Windfall is an international business with a variety of interests with a demonstrated expertise and significant portfolio in real estate. The company repositioned retail shopping centers in the United States by concentrating on securing Asian themed vendors that mix seamlessly with other more traditional stores. He and his team determined that Yorkshire was well positioned to offer a bustling urban ‘Chinatown” experience with an active releasing program, substantially redesigning and upgrading the existing 362,000 square foot shopping center, and now bringing in further retail as a part of Phase II. The original plan design for Yorkshire Plaza has been modified to include this new development and to not go forward with the planned office space on this site. This decision is still in keeping with and forwards the goals of the Route 59 Corridor development activities.

Discussion:

This revenue sharing agreement shares some of the characteristics of the previous agreement, but as a new development the agreement is based on a first dollar sales tax sharing format as this will be completely new retail space. The agreement is based on the developer receiving the 1.0% state shared sales tax and the City receiving the 1.25% home rule sales tax for all activity in Phase II as outlined herein.

The agreement is based on retail space that is expected to generate between $300 and $400 a sq. ft in sales each year. At 48,000 sq., ft, this will generate approximately $16,800,000 in sales revenue, which in turn will create $168,000.00 in state shared tax revenue and an estimated $210,000in home-rule sales tax revenue, assuming that only 80% of total sales will be home -rule sales tax eligible. The total revenue sharing amount is capped at $2.5 million or 15 years, whichever event occurs first. The development space covers a completely unused parking area of the Pacifica Square site and will also create new jobs and improve the City property tax base. With no residential component, this development should also be attractive to School District 204 and again is in compliance with the goals of the Route 59 Corridor plan. No upfront funds are being provided by this agreement. The agreement ends in year 14.

Impact statement:

Executing the sale tax sharing agreement will continue to move things forward and fulfill an obligation of the City. It enables Windfall to continue the development this site.

Recommendations:

Staff members recommend approval of the resolution authorizing the execution of the sales tax sharing agreement with Windfall.

• Consent was given to a resolution establishing the maximum number of Class A: Package Sales (Beer & Wine Only/Gas Station) liquor licenses, (unofficially related to the application from 7-Eleven, Inc., d/b/a 7-Eleven #32334H at 2130 W Galena Bl, in Ward 5 in Aurora.

City government of Aurora documents show to approve the change of ownership of a currently licensed business and maintain the number of Class A: Package Sales (Beer & Wine Only/Gas Station) liquor licenses as currently approved. 7-Eleven, Inc., d/b/a 7-Eleven #32334H, is undergoing an ownership change at 2130 W Galena Bl, and has applied to sell packaged beer and wine at that location for off-site consumption only.

Background:

This request is presented in accordance with the 2011 amendment to the City’s Liquor Ordinance, specifically Section 6-9(a), which charges the City Council with the authority to determine the number of licenses available in each classification.

Discussion:

7-Eleven, Inc, d/b/a 7-Eleven #32334H, is undergoing an ownership change at 2130 W Galena Bl and has submitted a liquor license application for the purposes of selling packaged beer and wine for off-site consumption. This purchase represents a 100% ownership change of the business, however, this ownership transfer is between the current franchisees and the 7-Eleven Corporation. The existing gas station has held a liquor license allowing packaged beer and wine sales at this location since 2016. If approved, this resolution will maintain the number of allowable liquor licenses as indicated in the accompanying Exhibit A and will allow for the issuance of the license by the Liquor Commissioner to the new owner. City staff memmbers have been working with the applicant to ensure that all requirements for a liquor license, as set forth in Chapter 6 of the City’s Code of Ordinances, are met.

Impact statement:

The proposed resolution presents an opportunity to further the City of Aurora’s economic development and to bring additional revenue to the City of Aurora.

• Consent was given to a resolution extending the current Citywide Traffic Signal and Street Light Maintenance contract with Meade Electric Inc., two additional years, for the period December 1, 2021 through November 30, 2023.

City government of Aurora documents show the City participated with DuPage County, City of Naperville and Village of Lombard on a joint bid for electrical maintenance services in August of 2019. Meade Electric Inc. was the low bidder for the Aurora portion of the joint contract at $1,068,968.20. The general premise was to increase the bid pool, in order to receive the best per signal bid possible for traffic signal and combination pole street lighting maintenance. DuPage County was the bidding agency. The current contract began December 1, 2019 and will end on November 30, 2021. Within the contract is an extension clause for two additional years, with a one-time 4% increase for the contract unit prices, for the duration of the extension period, December 1, 2021 through November 30, 2023.

Discussion:

The contract involves routine monthly patrol checks and maintenance of 124 traffic signal locations along with 216 lighting fixtures on traffic signal combination poles and non-routine maintenance (extra-work maintenance & improvements). For the 2 year contract extension, the 4% cost increase would result in a total maximum cost of $ 1,111,726.93 (or $ 555,863.47 per year), subject to traffic signals remaining on City maintenance and maximum use of extra work items. Through agreement between the City and State, we currently maintain 26 State traffic signal locations. Regarding the 26 State traffic signals, the State pays approximately 50% of the maintenance cost, City would be reimbursed by the State a total of approximately $78,000 over the 2 year extension of the contract.

The 2021-2023 contract extension will continue to offer low pricing for needed extra work, an example would be the following:

Video detection system (complete intersection)

Engineer’s Estimate $35,000.00, COA Contract Cost $2,080.00.

The contract includes detailed required maintenance items, monthly inspections of all signals and combination pole lighting, minimum response times and a 24 hour dispatch center. Meade Electric Inc. is one of the largest and most respected electrical maintenance companies in the Midwest and a pool of over 1000 employees to pull from, with a variety of specialties.

The following accounts will be utilized:

Repairs, Mtce, and Services Traffic Signals

Repairs, Mtce, and Services Traffic Signals- State

Traffic Light Pre-Emption Devices

Video Monitoring

Risk Management also utilizes this contract for repairs on an as needed basis for property claim/traffic repairs.

Impact statement:

Traffic signal and combination pole street lighting maintenance.

Recommendations:

Staff members recommend extending the citywide traffic signal and street light maintenance contract with Meade Electric Inc., two additional years, for the period December 1, 2021 through November 30, 2023.

• Consent was given to a resolution authorizing the director of Purchasing to enter into an agreement with Kovilic Construction Company, Inc., 3721 N. Carnation Street, Franklin Park, IL 60131 in the amount of $65,000 for Fox River West Dam and Canoe Chute Repairs.

City government of Aurora documents show the purpose is to authorize the director of Purchasing to enter into an agreement with Kovilic Construction Company, Inc., 3721 N. Carnation Street, Franklin Park, IL 60131 in the amount of $65,000 for Fox River West Dam and Canoe Chute Repairs.

Background:

The west dam on the Fox River and the adjacent canoe chute in downtown Aurora were most recently inspected by an outside Consultant in Fall 2020 as required by the Illinois Department of Natural Resources (IDNR) and the City’s dam permit. A report with the results of that inspection was provided to the City and included a list of suggested repairs prioritized by level of urgency.

After reviewing the suggested repairs and their estimated costs, City staff members determined that the repairs to the canoe chute and spillway should be performed this year. This determination was based on several factors including higher level of urgency, lower individual cost per repair, and the 1992 execution of an Intergovernmental Agreement with the Kane County Forest Preserve District (hereafter referred to as “the District”) under which “The District agrees to share equally with Aurora in the cost of any capital expenditure…necessary for the physical repair of the Canoe Chute”.

It is worth noting that the scope of the repairs to be addressed by Kovilic Construction Company does not include repairs to the pneumatic gate which controls the water level entering the chute. The City is currently exploring options with various contractors to perform these repairs in 2022. A letter from the District indicates that 50% of both this year’s repairs (by Kovilic) and the anticipated repairs to the gate in 2022 will be included for reimbursement to the City in the Districts FY2022/23 budget.

Discussion:

Based on the list of repairs provided in the inspection report, an invitation to bid was published and two bids were read aloud on April 28, 2021. Of the two bids received, Kovilic Construction was determined to be the lowest bidder on the items selected for inclusion in this contract. The total (maximum) value of this contract will be $65,000, which includes $55,750 in selected scope plus a contingency of $9,250 to address additional or worsened conditions onsite.

This project (A031) was budgeted in the CIP ($95,000 in 2021) and will be paid using account number # 231-4430-418.73-99, which has a remaining balance of $169,807.28 for 2021. Based on the above described commitment from the District, the City will be reimbursed at least $23,875 for their share of the selected scope of repairs.

This project was subject to the Local Preference Ordinance. The local bidder was more than 5% over the lowest bid so the Ordinance does not apply.

Impact statement:

Impacts of the repairs include improved water quality, aesthetics, and accommodating and attracting more kayakers and other recreational water users.

• Consent was given to a resolution approving the renewal of a 36-month contract for the City of Aurora’s Internet bandwidth from Urbancom Communications Inc., Oak Forest, Illinois for an amount of $206,637.50.

City government of Aurora documents show City IT staff members are requesting approval to renew a 36-month contract for the City of Aurora’s Internet bandwidth from Urbancom Communications Inc., (Urbancom), for 1000 Mbps of Internet bandwidth upon the start of the new agreement. Urbancom has agreed to provide continuous service at the current rate until the new contract is in place.

Background:

The City has been using Urbancom Communications Inc. since 2007 as one of the providers of Internet bandwidth for the City services, as well as OnLight Aurora. The City has amended the original agreement several times. The current agreement is due to expire on October 31, 2021.

Discussion:

The new agreement for 1000 Mbps/1000 Mbps is $1,750.00 per month, paid in quarterly installments equaling $5,250.00. The contract term price including equipment upgrade is $206,637.50. The rate of $1,750.00 per month charge is a reduction of the current contact’s $1,900.00 per month charge, a savings of 8% over the term of the contract.

Urbancom Communications Inc. uses three Internet services providers for connectivity to provide a fault-tolerant connection.

The current account used is 101-1380419-44-09.

Impact statement:

Accepting this new agreement from Urbancom for Internet service will allow the City to continue to have multiple Internet providers, and allow OnLight Aurora customers with access to additional bandwidth when necessary.

Recommendations:

Approve the renewal of a 36-month contract for the City of Aurora’s Internet bandwidth from Urbancom Communications Inc., Oak Forest, Illinois for and amount of $206,637.50

• Consent was given to a resolution granting the authority to make modification to liens issued through Aurora city government loan and grant programs.

Purpose:

To allow the Mayor, specific staff members or their designees to execute any documents necessary to modify previously granted forgivable and deferred loans for the purpose of updating the names of the property owners.

City government of Aurora documents show several times a year the City offers grant and loan programs, which provide forgivable and deferred loans which are administered through Preservation or Community Services. With these home improvement programs the grant or loan amount is recorded on the property. The grants or loans are either forgiven over a period of time or deferred until the property is sold.

Discussion:

On occasion, property owners seek to add or remove someone from the deed and the City’s lien. This can happen when a property owner gets married, divorced, or some other situation where an owner needs to be added or removed. At this time there is no method by which simple modifications effecting the names listed on the lien can be changed. Any change would require full City Council approval. This resolution would allow the mayor, certain designated staff members or their designees to execute the necessary documents to modify the names on the City liens.

• Consent was given to a resolution approving the appointment of Gerald Butters Jr. to the Grand Army of the Republic Memorial Commission (GAR).

City government of Aurora documents show in June of 2021, the City Council approved changes to Chapter 2, which included a sunset provision for all board/commission members. The sunset was included to bring the board/commission terms into compliance with the new dates provided in the ordinance, as well as survey members if they wished to continue to serve or step down.

The nomination represents a new candidate, Gerald Butters Jr. a non-resident of Aurora, who is a Professor of History at Aurora University. If Mr. Butters appointment is approved, there will be 3 remaining vacancies on the commission.

• Consent was given to a resolution approving the appointments of members to the city’s Human Relations Commission.

City government of Aurora documents show in June of 2021, the City Council approved changes to Chapter 2, which included a sunset provision for all board/commission members. The sunset was included to bring the board/commission terms into compliance with the new dates provided in the ordinance, as well as survey members if they wished to continue to serve or step down.

The nominations brought forth today represent two previously appointed candidates. Susan Sosa Bachmeier, Ward 5 is a veteran candidate and Nafisa Husain, Ward 8, was appointed during COVID-19 and has not yet had the opportunity to participate with the commission.

• Consent was given to an ordinance amending Chapter 2, for Record Keeping Purposes, and Amending Article 2-VI-3 to Codify and update Aurora’s Advisory Boards and Commissions including The Advisory Commission on Disabilities; the Airport Advisory Board; Bicycle Pedestrian and Transit Board; Economic Development Commission; Education Commission; Sustainable Aurora; Tree Board; Veterans’ Advisory Council; and Youth Council.

City government of Aurora documents show this updated section will codify and update the following advisory boards and commissions: Advisory Commission on Disabilities; Airport Advisory Board; Bicycle Pedestrian and Transit Board; Education Commission; Sustainable Aurora; Tree Board; Veterans’ Advisory Council; and Youth Council. This ordinance will also clarify which sections shall be reserved or repealed and reserved throughout Chapter 2.

Background:

The City’s Advisory Boards are not all codified or organized in the same location.

Discussion:

This amendment will codify all advisory boards and organize them together in Chapter 2.

Impact statement:

This revised section will codify and update Aurora’s advisory boards and commissions. It will also clarify which sections shall be reserved or repealed and reserved in Chapter 2.

• Consent was given to a resolution approving the appointment of Eric Rodriguez to be a Ward 1 representative to the Block Grant Working Committee.

City government of Aurora documents show every five years, the City of Aurora government develops a long-term strategic plan called the Consolidated Plan, which must be submitted annually to the U.S. Department of Housing and Urban Development (HUD) in order to receive federal funds.

As a recipient of Community Development Block Grant (CDBG) and other federal funds from HUD, the City of Aurora must follow strict criteria in the creation and implementation of the Consolidated Plan. To comply with the city’s consolidated plan, a resolution “Adopting a Citizen Participation Plan for the City of Aurora Community Development Block Grant Program” was passed, which includes an advisory body known as the Block Grant Working Committee (BGWC). The BGWC serves as an advisory body regarding the city’s use of CDBG funds.

The BGWC is comprised of one member from each ward in the city who is nominated by the Alderman of that ward. There are also three members-at-large, appointed by the Mayor and each Aldermen-At-Large. The committee works with the Neighborhood Redevelopment Division (NRD), reviewing applications and providing feedback, advising the NRD regarding fund distribution and providing recommendations for the Annual Action Plan (AAP).

Serving on the BGWC provides residents the opportunity to gain a deeper understanding of available programs and address specific areas of concern in their respective wards. Members’ terms coincide with their respective Alderman’s term.

To update committee membership and provide the opportunity for all wards with a vacancy to submit candidates, an email was sent to all Aldermen with a vacancy in May of 2021. Below are the candidates nominated by Ward:

• Placed on unfinished business was a resolution approving the final plat for Lot 1 of Fox Valley Apartments-Lincoln School subdivision at 631 and 641 S. Lake Street.

The ordinance establishes a conditional use planned development, approving the Fox Valley Apartments-Lincoln School Plan description and amending Chapter 49 of the Code of Ordinances, City of Aurora, by modifying the zoning map to an underlying zoning of R-5 Multiple-Family Dwelling District for the property at 631 and 641 S. Lake Street (Fox Valley Apartments, LP / Lincoln School / 631 and 641 S. Lake Street / CUPD / Rezoning / Final Plan and Plat – 21-0713 / AU28/1-21.267-CUPD/Rz/Fsd/Fpn – JM – Ward 4)

The petitioner, Fox Valley Apartments, LP is requesting the Establishment of a Conditional Use Planned Development, and to change the zoning district from R-3 One Family Dwelling District to R-5(C) Multiple-Family Dwelling District with a Conditional Use on the property at 631 and 641 S. Lake Street which includes the adaptive reuse of the historic Lincoln School and the construction of a new building for residential housing.

The property is currently with R-3 One Family Dwelling District zoning. The Petitioner is requesting the establishment of a conditional use planned development, and to change the zoning district from R-3 One Family Dwelling District to R-5(C) Multiple-Family Dwelling District with a Conditional Use. The details of the request include a Plan Description with variations to the Zoning ordinance and Building Code to allow the historic school to be repurposed into 14 workforce housing units and the construction of a new building housing 22 units. These variations include varying setbacks, allowing two buildings on one lot, increasing height and lot coverage, and reducing parking due to the use as workforce housing. Additional requirements on the elevations of the new building is also included.

Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat for Lot 1 of Fox Valley Apartments-Lincoln School Subdivision. This request will consolidate the multiple lots into one lot for the two buildings.

The Petitioner is also requesting approval of a Final Plan for a Multi-Family Dwelling (1140) Use. The details of the request include reducing the entrances on Lake Street from three to two curb cuts. The circular drive with parking will remain in front of the building. Additional parking will be added along the drive aisle beside the historic school. A total of 58 parking spaces will be provided. A portion of the concrete behind the building will be redone for a new parking lot for both buildings. The remaining concrete will include the footprint of the new building. The new building’s main entrance will face the parking lot with two exists facing Woodlawn Avenue.

The historic school appears to be eligible for the National Register of Historic Places. As the developer is pursuing using Historic Preservation Tax Credits, the historic school will remain mostly unchanged from the exterior. The renovation also includes preserving many of the significant interior elements, including lockers, doors, and chalk boards. The new school will be compatible to the old through the use of a red brick veneer, regularly arranged window openings, and hipped roof lines. While the entrance is facing the internal parking lot, the more decorative elevation will face Woodlawn Avenue. That elevation will feature four gable cantilever bays and two parapet bays on the end. The building will be clad in brick on the ends, the parapet bays, and in the center along with two varying sizes and colors of cement board siding.

The landscape plan includes additional understory street trees along Woodlawn, beds of shrubs along the entrances and foundations, and evergreen trees and shrubs along the perimeters abutting single-family homes to provide year-round screening.

Staff members have reviewed the Conditional Use Planned Development petition and have sent comments back to the petitioner on those submittals. The petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances.

Local stonemason and carpenter Clark Brown Colwell designed and built the original block of the school, which was called the South Lake Street School when it opened in 1891. The school was remodeled in the late 1920s, with a gymnasium constructed in 1926 and an auditorium and classrooms added in 1928. With this remodel the building was renamed the Abraham Lincoln School. It served as a school until 2009 when it closed and has sat vacant since. Prairie style architectural details are evidenced in the deep roof eaves with wood bracketed soffits and decorative limestone blocks in geometric patterns. The historic school appears to be eligible for the National Register of Historic Places. The developer is pursuing the use of Historic Preservation Tax Credits.

Staff members have the following comments regarding the Findings of Facts:

Conditional Use:

1. The project will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare as the development will reuse a building that has historic significance to the community and reuse a building that has sat vacant for over ten years for rental housing, providing for diverse housing types to accommodate the needs of Aurora’s population.
2. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity or diminish or impair property values as it allows for transition from manufacturing across Lake Street and high density residential to the single-family uses along Woodlawn. It will also create less people using the site than the former school. It will also prevent the property from sitting vacant and becoming a blighted property.
3. The development will not impede the normal and orderly development and improvement of surrounding properties as there is setbacks and landscape screening provided to the single-family. It will also develop a vacant property and thus improve the neighborhood.
4. There is currently adequate water and sewer capacity to serve the project.
5. The project does provide adequate ingress/egress. The main access points will be reduced from three curb cuts on Lake Street to two and the one access from Woodlawn will just be shifted west. The traffic generated by residences should have less of an impact on the neighborhood than a school, which had very high amounts of traffic at specific times of day. While not providing typical two spaces per unit, staff members feel that workforce housing does not produce the standard two parking spaces per unit parking need.
6. The Conditional Use in all other respects conforms to the applicable regulations of the R-5 zoning district.

Rezoning:

1. Staff members have noted below the physical development policies that the proposal meets.
2. The proposal does represent the logical establishment of the requested classification in considering the existing area as it is a high-density residential development that is adjacent manufacturing and single-family housing, providing a buffer between the uses.
3. The proposal is consistent with a desirable trend of development in the area as it provides additional housing options in the area, provides additional range of housing prices, provides buffers to the surrounding uses, and reuses a vacant historic building.
4. The rezoning will allow uses that are more suitable uses than the existing zoning classification as it is not feasible to reuse the historic school for single-family.
5. The rezoning is consistent with the existing area as it brings additional residential housing options to a property that abuts manufacturing across the street.

Public Input: Due public notice was given for the public hearing on this matter.

Policies and guidelines:

The staff member’s evaluation and recommendation are based on the following Physical Development Policies:

11.1 (5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.

11.1 (3) To encourage new development contiguous to existing development.

12.0 To plan and provide for the growth of the city through the integration of land use patterns and functions that promotes complementary interactions between different land use components.

12.1(6) To promote the buffering of low density residential areas from high intensity uses with higher density residential when appropriate.

14.1 (3) To protect, preserve and restore the historical and architectural heritage of the City.

20.0 To insure the provision of decent housing and a quality living environment for every resident of Aurora.

21.1 (1) To promote access to housing opportunities for all economic, racial, religious, ethnic and age groups.

21.1(2) To promote a wide variety of housing types.

21.1 (3) To promote housing in all price ranges for purchase or rent.

22.1 (5) To recognize the unique characteristics of individual neighborhoods and promote their positive attributes.

23.1 (7) To encourage that adaptive reuse of commercial and industrial structures to housing where such conversions are economically feasible, supportive of revitalization efforts, and consistent with the land use plan.

Recommendations:

The Planning and Zoning Commission recommended APPROVAL of An ordinance Establishing a Conditional Use Planned Development, Approving the Fox Valley Apartments-Lincoln School Plan Description and amending Chapter 49 of the Code of Ordinances, City of Aurora, by modifying the zoning map to an underlying zoning of R-5 Multiple-Family Dwelling District for the property at 631 and 641 S. Lake Street.

• Placed on unfinished business was a resolution approving the final plat for Lot 1 and Lot 2 of Fox Valley Apartments-Todd School at 100 Oak Avenue.

City government of Aurora documents show the petitioner, Fox Valley Apartments, LP is requesting approval of a Final Plat for Lot 1 and 2 of Fox Valley Apartments-Todd School Subdivision at 100 Oak Avenue which includes the adaptive reuse of the historic Todd School for residential housing and the one-story addition for social service use.

Background:

The property is vacant with R-3(C) One Family Dwelling District with a Conditional Use zoning.

The Petitioner is requesting approval of a Final Plat for Lot 1 and 2 of Fox Valley Apartments-Todd School Subdivision. The request will create two lots, one being the historic school and the second being the 1-story addition.

Concurrently with this proposal, the Petitioner is requesting the Establishment of a Conditional Use Planned Development, and to change the zoning district from R-3(C) One Family Dwelling District with a Conditional Use to R-5(C) Multiple-Family Dwelling District with a Conditional Use. The details of the request include a Plan Description with variations to the Zoning ordinance and Building Code to allow the historic school to be repurposed into 11 workforce housing units and to reuse the 1-story later addition for social service uses. These variations include varying setbacks, allowing the social service use limited to 5,015 square feet, increasing lot coverage, and reducing parking due to the use as workforce housing. Additional requirements on preserving the historically significant murals and sculptures is also included.

The Petitioner is also requesting approval of a Final Plan for Lot 1 and 2 of Fox Valley Apartments-Todd School Subdivision for a Multi-Family Dwelling (1140) Use and Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use. The details of the request include a Final Plan that includes reconfiguring the parking lot, adding additional parking where the playground is. There will be a total of 33 parking spaces. The Landscape Plan features additional green space behind the 1-story addition and between the parking lot and sidewalk, which will be lined with a hedgerow providing screening from the cars. Additional street trees will be added. The historic school appears to be eligible for the National Register of Historic Places. As the developer is currently pursuing using Historic Preservation Tax Credits, the exterior of the historic school will remain unchanged and therefore, no Elevations are being approved. The renovation also includes preserving many of the significant interior elements, including lockers, doors, and chalk boards.

Discussion:

Staff members have reviewed the final plat petition and have sent comments back to the petitioner on those submittals. The petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances, with the exception of the items reflected in the conditions listed in the staff member recommendation below.

The Mary A. Todd School was completed in 1934 as an elementary school to replace a former school facility – the Oak Street School – which burned in 1927 and was named for Mary A. Todd, a former Oak Street School principal. The school was designed by the Chicago architectural firm of Joseph C. Llewellyn & Co. which designed other Aurora public schools, including the nearby Lincoln School. The Mary A. Todd School appears to be eligible for individual listing in the National Register of Historic Places under Criterion A.

Policies and guidelines:

The evaluation and recommendation are based on the following Physical Development Policies:

11.1 (5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.

11.1 (3) To encourage new development contiguous to existing development.

12.0 To plan and provide for the growth of the city through the integration of land use patterns and functions that promotes complementary interactions between different land use components.

12.1(6) To promote the buffering of low density residential areas from high intensity uses with higher density residential when appropriate.

14.1 (3) To protect, preserve and restore the historical and architectural heritage of the City.

20.0 To insure the provision of decent housing and a quality living environment for every resident of Aurora.

21.1 (1) To promote access to housing opportunities for all economic, racial, religious, ethnic and age groups.

21.1(2) To promote a wide variety of housing types.

21.1 (3) To promote housing in all price ranges for purchase or rent.

22.1 (5) To recognize the unique characteristics of individual neighborhoods and promote their positive attributes.

23.1 (7) To encourage that adaptive reuse of commercial and industrial structures to housing where such conversions are economically feasible, supportive of revitalization efforts, and consistent with the land use plan.

Recommendations:

The Planning and Zoning Commission recommended conditional approval of a resolution approving the final plat for Lot 1 and Lot 2 of Fox Valley Apartments-Todd School at 100 Oak Avenue with the following condition:

1. That all of the review comments per the Engineering Department be addressed prior to approval of the Final Engineering Plans.

• Information was given about a resolution approving a revision to the final plan on Lot 1 of Greenfield Commons subdivision (HelloFresh/Factor 75) at 2372 West Indian Trail, for a processing, finishing and assembly facilities use.

City government of Aurora documents show the petitioner, Factor 75, is requesting approval of a final plan revision for an approximately 13,000 square foot building addition on the west side of the existing building, to allow for continued operations as a Processing, Finishing, and Assembly Facilities (3140) use.

Background:

The property is zoned B-2(C), Business District – General Retail with a Conditional Use Planned Development. The property is Lot of the Greenfield Commons subdivision. The current use of the property as a processing, finishing, and assembly facilities use was approved October 13, 2020.

The Petitioner is requesting approval of a Final Plan Revision for an approximately thirteen thousand (13,000) square foot enclosed building addition on the west side of the existing building. The building will be utilized primarily for accessory storage of materials used for the business.

The footprint of the building addition is similar to the existing storage area. The building addition’s exterior material will be predominantly concrete masonry. The parking lot area to the southwest of the building addition will be slightly expanded to allow for truck traffic and the building addition. The Petitioner has also provided a landscape plan that shows the minimum landscaping requirements for the building addition and the remainder of the Orchard Road frontage will be satisfied.

Discussion:

Staff members have reviewed the final plan revision petition and have sent comments back to the Petitioner on those submittals. The Petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances.

Policies and guidelines:

The evaluation and recommendation are based on the following physical development policies:

10.0: To provide for the orderly, balanced and efficient growth and redevelopment of the City through the positive integration of land use patterns, functions, and circulation systems. To protect and enhance those assets and values that establishes the desirable quality and general livability of the City. To promote the City’s position as a regional center.

11.1 (5): To guide and promote development areas where public utilities, public roads, and municipal services are available or planned.

12.0: To plan and provide for the growth of the city through the integration of land use patterns and functions that promote complementary interactions between different land use components.

Recommendations:

Staff members would recommend approval revision to the final plan on Lot 1 of Greenfield Commons subdivision at 2372 West Indian Trail, for a processing, finishing and assembly facilities use.

• Final approval for items on the consent agenda are set to be made at the October 26 Aurora City Council meeting.