By Jason Crane
At the Aurora city government Committee of the Whole (COW) meeting Tuesday, Feb. 1, consent was given to a resolution approving a redevelopment agreement with Windfall Group LLC for the development of rental apartments and owner-occupied townhomes along the west side of the Fox River at 309 N. River Street.
City government of Aurora documents show the purpose of this resolution and redevelopment agreement will facilitate the development of the first phase of the property on the West Side of the Fox River adjacent to the new pedestrian bridge and Wilder Park. This development will continue the growth of residential units and retail/restaurants within the downtown in accordance with the downtown housing study.
The city government has had a long-term goal of the development of properties along the east and west banks of the Fox River north of the downtown as evidenced by the creation of Tax Increment Finance (TIF) districts #5 and #6 in 2007. These TIFs have had mixed performance over the past 14 years, however, with the completion of the pedestrian bridge the city government has received interest in residential development projects on both sides of the River adjacent to the bridge. In order to continue the successful redevelopment of the downtown into a destination for entertainment, dining and living, the city government continues the strategic addition of each of these uses. Residential development will support recently added restaurants, RiverEdge Park, the Paramount, and the new Copley Theatre.
The west side of the river has a nine-acre site, owned by the city government, that will be subdivided into three parcels that are north of the Casino/Pinney Street. The first development being considered is the far north portion of the properties and will involve the construction of 160 market rate residential units and potential retail/restaurant uses on the first floor on approximately three acres.
Adding this development to the recently approved DAC development for approximately 250 units and previously approved developments at Keystone, Terminal, 80 S. River Street, and the Hobbs Building brings the total new market rate units constructed or planned up to roughly half of the number of units included in the original housing study and as such puts the city government on course to add these units over a five year period.
The city government has received a proposal from Windfall Group LLC (Windfall) for the above described development. Eddie and Judy Ni, have been great partners in the development of the former Yorkshire Plaza into the Pacifica Square development, a vibrant and growing retail and residential development at the corner of New York Street and Route 59.
Windfall is experienced in other real estate uses including residential. Windfall acts as the general partner with a series of limited partners. They are currently building about 280 units in Jamaica (Queens) New York.
Windfall had built more than 5,000 residential units outside of Shanghai (China) and are working to build another 3,000 units in various markets throughout the United States, including 450 units in Champaign, Ill.. Windfall has provided a Pro Forma that outlines the costs and funding for the development. The developer plans to finance this project through $7.5 million in developer and opportunity zone (also developer) equity. This will be combined with debt financing from the developer in the amount of $38.0 million.
Finally, the city government will provide up front financing of $8.2 million in the form of $1.6 million in donated land and $6.6 million in cash. This $6.6 million is planned to be financed through two sources. The first and primary source will be the property tax increment created by the development and the second source is recommended to be current gaming tax funds. Ideally, as discussed below most of the city government’s incentive will come back in real estate taxes.
This incentive includes $500,000 in upfront soft costs that will be matched dollar for dollar by Windfall. All expenses incurred for soft costs will be deducted from the $6.6 million in funding to be provided for construction purposes as outlined in the redevelopment agreement. In the event the project does not proceed to completion, the city government maintains ownership of all plans and intellectual property included in these soft costs (similar to the language in the DAC redevelopment agreement.
The amount of gaming tax funds required will vary based on whether the city government chooses to issue revenue bonds or general obligation bonds. City staff members have met with District 129 to discuss the creation of a Micro TIF for Phase I as it is three acres in size and therefore is large enough to be in a separate TIF. As a part of this discussion both city government and District staff members agreed to recommend a 20-year TIF that will run with the debt service needed for the $6.6 million up front funding. A copy of the funding analysis shows the following key points:
1) A minimum of 20% of the tax increment is designated to be redistributed to all taxing bodies, which is the same requirement in the current TIF #5.
2) If a general obligation bond is used, the city government will still need to contribute an estimated $500,000 in other funds. In this scenario, it is also projected that the redistribution amount could increase to 30% in 2036, but this is contingent upon having a one year reserve balance for debt service.
3) If a revenue bond is used, the city government will need to contribute just under $3 million in other funds and no increase from the 20% redistribution will occur due to higher interest rates.
Given the above, this development will provide an immediate benefit to these taxing bodies of approximately $100,000 each year, which is greater than the amount currently received from the entire TIF #5 at $74,400 as noted in the 2022 approved budget.
Regardless of the financing mechanism used, this development represents a continued commitment to reducing incentive amounts. The upfront cost of $6.6 million represents 12.3% of the total development costs. The addition of the land at an agreed upon value of $1.6 million brings this ratio to 15.2%.
As has been the case in recent development projects, this incentive will be in the form of a forgivable loan. This format provides a federal tax benefit to the developer while ensuring compliance with the redevelopment agreement. Failure to comply with all aspects of the redevelopment agreement will result in the outstanding balance of the forgivable loan being converted to a repayable loan. The city government will rely of the developer’s personal guarantee and/or liens or reversion rights subject to the terms of the first lien.
• There weren’t any individuals seeking to use their voices for up to three minutes each.
The City Council gave consent to the following agenda items likely to be placed on the full City Council agenda Tuesday, Feb. 8:
• Consent was given to a Resolution approving the appointment of members to the Aurora Youth Council.
City government of Aurora documents show in June 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 brought forth represents two new candidates. They are: Jean-Michael Trotter and Maya Talavera, both from West Aurora High School.
• Consent was given to a Resolution designating Juneteenth as a paid holiday for city of Aurora government employees.
City government of Aurora documents show the purpose is to designate Juneteenth as a paid holiday for City of Aurora employees, beginning in June 2022.
In June 2021, Juneteenth was signed into law as both a federal holiday and a State holiday in Illinois, marking the culmination of a decades-long process to recognize June 19, 1865, as the official end of slavery in the United States of America.
Juneteenth commemorates June 19, 1865, when Union soldiers brought the news of freedom to enslaved black people in Galveston, Texas, nearly two-and-a half years after the signing of the Emancipation Proclamation January 1, 1863. Juneteenth, a portmanteau of June and nineteenth, is a holiday celebrating the liberation of those held as enslaved people in the United States.
Under the new federal law, June 19 will be recognized as an official national holiday observed on the actual day if it falls on a weekday. If June 19 is on a Saturday, the holiday is observed the Friday before, and if it falls on a Sunday, the holiday is observed the Monday after.
Under the new state law, June 19 will be recognized as an official state holiday, and all flags covered by the Illinois Flag Display Act will be flown at half-staff. In addition, a Juneteenth flag will fly over the State Capitol in Springfield.
The Aurora community has celebrated Juneteenth for more than 20 years with an annual Juneteenth Celebration hosted by AAMOU and supported by the City, the Aurora African American Heritage Advisory Board, and Aurora City Council members.
In 2018, aligning with federal and state holidays, the City Council approved Resolution 18-172, designating Rev. Dr. Martin Luther King, Jr.’s birthday as a paid holiday for city of Aurora employees.
This resolution would do the same for Juneteenth.
• Consent was given to a Resolution approving the appointment of members representing Aurora to the Aurora Area Convention and Visitors Bureau Board (AACVB).
City government of Aurora documents show in 2013, the city of Aurora entered into a new intergovernmental agreement with the AACVB, which allowed for Aurora to appoint a total of fifty (50%) of the at-large members board. Each participating municipality was also able to appoint a representative. The mayor of Aurora submitted a letter nominating appointees for the at-large positions that represented various entities related to the tourism for a term of one year, municipal representatives were provided three year terms.
Following the revision in 2013, the AACVB and the city of Aurora re-authorized the agreement in 2015 and again 2016. One of the terms of the revised agreement requested by the Aurora City Council was to formalize the appointment process by the mayor nominating and the Council voting to approve.
The city of Aurora government has one municipal representative and 10 at-large appointments on the board. The nominees for the at-large candidates are as follows: Jim Pilmer: At-large, Dr. Jamal Scott: At-large, and Christine Goerlich Weber: At-large.
• Consent was given to a Resolution approving the appointments of the members of the City’s administrative boards including the Building Code Board of Appeals; Fire Code Board of Appeals; and the Permanent Building & Fire Code Committee.
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 represent new candidates. Members of the Building Code Board of Appeals and the Fire Code of Appeals are automatically selected to be appointed to the Permanent Building & Fire Code Committee. They are Jonathan Bieritz and Matthew Clegg.
• Consent was given to a Resolution authorizing the 2022 ward neighborhood clean-up and shred events in all Wards in the city of Aurora.
City government of Aurora documents show annually, the City of Aurora aldermen and alderwoman along with their ward committees decide when neighborhood cleanups and shred events will be held. Decisions are based on available funds for the current year.
The 2022 neighborhood clean-ups and shred events are proposed for Wards 1, 2, 3, 4, 5, 6, 7, 8, 9 and 10. Groot and Accurate Document Destruction will be contacted to provide disposal services. The cost is determined by the amount of debris hauled away.
• Consent was given to a Resolution authorizing the purchase of two LiveScan biometric capture devices from Idemia Identity & Security USA LLC, Anaheim, Cal. for $45,671.00, purchasing two years of support of those devices at $18,352.00 and purchasing a six-month support agreement on the currently-owned LiveScan devices for $7,065.50, for a total award of $71,088.50.
City government of Aurora documents show the Police Department has used two TPE LiveScan devices for many years to capture biometric data and the current hardware is beyond end of life. This resolution will provide for the short-term support of the existing hardware while new hardware is purchased, delivered and configured.
The LiveScan solution is utilized by the Police Department to speed up the registration and enrollment of biometric data, while maintaining rigorous quality control at each step of the capture process.
LiveScan supports multi-modal biometric data capture and enrollment including fingerprints, palm prints, facial images, DNA, iris, scars, marks and tattoos, and demographics. Registration data is stored and transmitted using industry-standard formats and security protocols. These devices have been configured by Idemia to query State databases for biometric data.
Idemia will bring forward the existing integrations to the State databases at no cost to the City.
These LiveScan devices were purchased and installed at two locations at the Police Department in December, 2014 from MorphoTrust USA, which is now Idemia. Support on these devices has been discontinued by Idemia leaving the City’s upgrade path to be a new purchase of hardware.
The initial purchase price of these two new devices is $45,671.00 which includes one year of warranty support. Support for years two and three amounts to $18,352.00.
To ensure that the currently-owned LiveScan devices remain supported until the new devices arrive, Idemia has offered a six-month support agreement in the amount of $7,065.50.
The purchase of these three items brings the total award to $71,088.50.
Idemia Identitiy & Security USA LLC is the sole source provider of the requested item in accordance with city of Aurora Code of Ordinances, Section 2-335 (a) (3), the product or service desired is provided by only one source,
• Consent was given to a Resolution authorizing the mayor to execute a local public agency amendment #1 for federal participation with the state of Illinois and for the appropriation of $203,000.00 of REBUILD Illinois Bond Funds for the Farnsworth Avenue Bridge Project.
City government of Aurora documents show the purpose is to give the mayor authority to execute a local public agency amendment in the future and to appropriate REBUILD Illinois Bond Funds by Illinois Department of Transportation (IDOT) Resolution.
Farnsworth Avenue crosses Indian Creek just north of Indian Trail. The current structure was constructed in 1970 and consists of three 8’ diameter Corrugated Metal Pipes that are badly deteriorated. The City has been moving forward through various stages of the project and the bids were opened at the IDOT State letting on Friday, Jan. 21, 2022.
D. Construction, Inc. of Coal City, Ill was the lowest responsible bidder, with a low bid amount of $2,563,926.01. The Local Public Agency Agreement that was previously approved by the Council estimated the construction amount to be $2,397,000.00. Staff members are currently in the process of working with Kane-Kendall Council of Mayors (KKCOM) and IDOT staff members to obtain additional STP-Bridge Funds to cover 80% of the additional construction costs. For purposes of this agreement and the additional funding request, the City has estimated the construction cost to be $2,600,000.00, which is an additional $203,000.00 above the last Local Public Agency Agreement.
For purposes of this resolution, the City is assuming that no additional federal funds will be obtained. Therefore, the City is requesting an appropriation of $203,000.00 of REBUILD Illinois Bond Funds with IDOT to cover the full amount.
If the City is successful in obtaining an additional $162,400.00 of federal funds, the amount of additional City funds needed would be $40,600.00.
Since it is unclear at this time what additional federal funds may be obtained, the City is requesting authorization for the mayor to execute local public agency amendment #1 when the final dollar amounts are determined with IDOT and the final agreements are ready to execute. The increase to the City share as shown on that future amendment will be at or less than the $203,000.00 approved by this resolution.
Bridge construction will take place most of the 2022 construction season, subject to required utility relocations. Construction will take place under traffic, no detour will be required. Traffic in each direction will be reduced to one lane, with the southbound left turn lane open during all stages. Intermittent lane closures may occur during certain work activities.
• Consent was given to a Resolution authorizing the mayor to execute a local public agency amendment #1 for federal participation with the state of Illinois and to allocate $103,361.50 of additional funds for the Access to Transit – Aurora Transportation Center (ATC) east platform parking lot enhancement.
City government of Aurora documents show the purpose is to give the mayor authority to execute a local public agency amendment in the future and to appropriate additional funding for the project.
The Aurora Transportation Center (ATC) east platform parking lot is west of the R.R track and north of Spring Street and west of Lincoln Avenue parking lot. The City has been moving forward through various stages of the project and the bids were opened at the IDOT State letting on Friday, Jan. 21, 2022.
Alliance Contractors, Inc. of Woodstock, Ill. was the lowest responsible bidder, with a low bid amount of $1,093,661.50. The Local Public Agency Agreement that was previously approved by the Council estimated the construction amount at $990,300.00.
This project has Congestion Mitigation and Air Quality (CMAQ) Federal Funds at an 80/20 split (80% federal, 20% local). The 20% local share was split with the Regional Transportation Authority’s (RTA). Both of these funding sources have maximum participation amounts which were achieved at the time of the last agreement. At the time of the Local Public Agency Agreement, the City’s true local share of construction and construction engineering was estimated to be $331,615.15.
Staff members are in the process of working with Kane-Kendall Council of Mayors (KKCOM), RTA and IDOT staff members to obtain additional CMAQ Funds to cover 80% of the additional construction costs and RTA funds to cover a portion of the local share.
For purposes of this resolution, the City is assuming that no additional federal funds will be obtained. Therefore, the City is requesting an additional $103,361.50 to cover the full amount.
If the City is successful in obtaining an additional CMAQ federal funds and/or RTA funds, the City share could actually decrease by as much as $208,311.40 from what was anticipated at the time of the approved Local Public Agency Agreement.
Since it is unclear at this time what additional federal funds may be obtained, the City government is requesting authorization for the mayor to execute local public agency amendment #1 when the final dollar amounts are determined with IDOT and the final agreements are ready to execute. The increase to the City share as shown on that future amendment will be at or less than the $103,361.50 approved by this resolution.
Roadway traffic will be reduced to one lane in each direction at various times during construction. Some parking stall access will be reduced during construction.
• Consent was given to a Resolution approving the contract with NCIC Inmate Communications for inmate phone service in the Aurora city jail.
City government of Aurora documents show the purpose is for recommendation of bid award for the Aurora city jail inmate phone system to the most responsible bidder, meeting the requirements and intent of the specifications and best responding to the city government’s needs.
The contract with the previous provider for the jail’s inmate phone service expired at the end of 2021. Currently, detainees are allowed to make their phone calls on city government phones in the intake area. The new phone system would be in cells to increase officer safety by eliminating unnecessary contact with detainees and reducing the amount of time spent by staff members providing calls to detainees. These calls would be tracked, logged, and recorded in accordance with Illinois law. Detainees would still be provided with three free phone calls within three hours of being taken into custody as required by law.
In October of 2021, The city of Aurora released a request for proposal (21-75) for the inmate telephone system at the Aurora Police Department jail. Two companies responded with bid packages: NCIC Inmate Communications and Stellar Services. The previous inmate phone system vendor did not respond to the RFP. Jail supervisors reviewed the packages based on the system capabilities. The commission rate was not reviewed until after a selection was made on a preferred vendor based on system capabilities in order to not be influenced by potential rates.
NCIC Inmate Communications was selected as the vendor that would best serve the interests of the police department and detainees due to it meeting more of the bid requirements than Stellar Services. The system offered more features and tools for jail personnel, investigators, and detainees. The equipment is safe, durable, and appropriate for use in a jail setting.
There is no cost to the city of Aurora for the installation, maintenance, and servicing of the phone system. All services provided by NCIC Inmate Communications are paid for by persons utilizing the inmate phone system. Additionally, the city of Aurora will collect revenue from phone calls made after the three free calls based on a commission rate set by the vendor.
This is a continuation of inmate phone systems that had previously been handled by another vendor who’s contract with the City expired. There is no cost to the city government or general public. There is no impact to other City departments.
• Consent was given to a Resolution authorizing the purchase of replacement vehicles and equipment for the city of Aurora fleet from the Suburban Purchasing Cooperative, Sourcewell, and BidBuy for $1,877,955.00.
City government of Aurora documents show the purpose is to seek authorization to purchase replacement vehicles and equipment to ensure the continued readiness of the city of Aurora fleet.
The Fleet Maintenance Division monitors the city of Aurora fleet to identify vehicles and equipment that have met replacement criteria, are no longer cost effective to continue operating, or are incapable of effectively performing their intended functions. Vehicles identified for replacement are either reassigned to lesser roles, traded, or sold.
The city of Aurora participates in the Suburban Purchasing Cooperative (SPC), Sourcewell (formerly known as National Joint Purchasing Cooperative), and BidBuy (Illinois State e-Procurement Program) for the purchase of replacement and additional vehicles and equipment. These programs bid vehicles and equipment for purchase, which allows the City to satisfy its own bidding process with less effort and use a greater purchasing power to get lower prices.
All vehicles and equipment listed are available through the Suburban Purchasing Cooperative, Sourcewell, or BidBuy. When purchasing through a cooperative program, local preference will not apply.
The quoted prices totaling $1,877,995.00 include all requested vehicles, equipment, and anticipated factory options. Vehicle graphics and some secondary equipment, such as emergency warning lights and add-on accessories will be procured and installed through the Fleet Maintenance Division.
Funding for the requested vehicle and equipment purchases is approved in the 2022 city of Aurora budget.
Due to unexpected supply/labor induced price increases, three of the requested purchases will exceed budgeted amounts. To satisfy the shortfalls, transfers of $15,000.00 to 340-4460-431.75.10 and $6,600.00 to 510-4063-511.75-10 have been submitted, drawing from surpluses in other accounts.
• Consent was given to a Resolution ratifying the purchase of Microsoft Enterprise Security licenses from Dell Marketing LP, Round Rock, Tex. for $28,600.00 for the last 3 months of 2021 and approving the additional licenses to be added to the city government’s existing Microsoft Enterprise agreement at an annual cost of $118,536.00 for years 2022 and 2023.
City government of Aurora documents show the purpose is to ensure a high-level of security is provided on all City employee accounts, the IT Department and its managed security service provider, Data Defenders require additional Microsoft licenses and features.
In November, 2021, several City employee accounts were compromised by external actors, which caused IT to initiate the Incident Response Plan. During the containment and remediation phases of this Response Plan, it became very apparent that increased security measures would have mitigated, or in this case possibly eliminated, the effects of the incident.
The State of Illinois holds a Microsoft Licensing Solutions Provider (LSP) Statewide Master Contract which provides government pricing levels on all Microsoft products that has been awarded to Dell, a Microsoft Licensing Solutions Partner. Through the State contract, the City is provided a level of pricing and service which is comparable to the pricing provided to commercial customers who license 15,000 or more users.
The City government approved resolution R21-075 (21-0192) in April 2021 for a three-year Enterprise agreement for the purchase of Microsoft software from the State of Illinois Department of Innovation and Technology Joint Purchasing Contract CMT #1176800 with Dell Marketing L.P. in a total amount of $1,237,190.52 or $412,396.84 annually.
The addition of these licenses will increase the annual amount to $530,932.84 for years 2022 and 2023.
Without these additional licenses, insight into unauthorized attempts to access City network resources will be severely compromised.
• Consent was given to a Resolution to use NTI National Technologies, Downers Grove, Ill., as the primary fiber vendor and Adesta LLC of Willowbrook Ill. as the secondary vendor for 2022 City fiber optic projects for $2,663,165.00 plus a 5% contingency.
City government of Aurora documents show since 2018, NTI has performed successfully as the City’s primary and strategic vendor, carrying out a full audit of the fiber optic network for asset management, preventive maintenance, and remediation.
NTI has extensive knowledge of the City’s outside plant and offers competitive rates validated on Kane County Bid 23-018 dated June 12, 2018 for Fiber Optic Support Services.
Additionally, Kane County Bid 23-018 has been extended through November 2022 through Kane County Resolution 19-225 “Authorizing Extension of Fiber Optic Support Services Agreements” dated July 9, 2019.
NTI National Technologies, in Downers Grove, Ill., has been the emergency fiber repair vendor for the city of Aurora since 2018. NTI National Technologies also performed the fiber optic audit on the city of Aurora’s fiber optic network in 2018. This has given NTI extensive field knowledge of the City’s fiber optic network. The audit also provided the splicing information that the City is in the process of adding to its GIS ArcMap software.
NTI National Technologies has done extensive fiber work for the city of Aurora. NTI has provided service for the city of Aurora and has given competitive pricing based on the Kane County Bid 23-018 for Fiber Optic Support Services. City staff members can request comparative pricing from Adesta, LLC if pricing submitted by NTI does not conform to the Kane County Bid.
Prioritized Proposed Fiber Projects for 2022 are listed below:
- New Public Works Campus Phase 1 – $325,052.00;
- Fiber to the Aurora Airport – $1,778,272.00;
- Yearly open purchase order for fiber maintenance/field repairs – $80,000.00;
- Fiber to Well 29 (1374 Deerpath Road) – $144,266.50;
- Fiber to Well 27 (1048 Almond Drive) – $98,086.50;
- Fiber to Lift Station White Eagle (4100 Palmer Drive) – $183,827.50;
- Fiber to Lift Station Clark Street (155 Baje Industry Drive) – $53,660.50.
Local preference does not apply, as this resolution is piggybacking on the Kane County Bid.
2022 budget for these listed projects is $2,663,165.00. With a request for a 5% contingency of $133,158.25, this resolution is set not to exceed $2,796,323.25.
Approving this resolution will ensure fiber projects start by Spring and will get completed before frozen ground in the Fall. This request will have a positive impact as the city of Aurora will get the most competitive pricing for any fiber work that is done in the city of Aurora.
• Consent was given to an Ordinance amending Sections 6-2, 6-4, 6-10, 6-13 and 6-28 of Chapter 6 – Alcoholic Liquor, of the Code of Ordinances.
City government of Aurora documents show the proposed amendments are to clarify existing code sections and to enhance sections of the code in order to accommodate changing and popular business models.
As part of an ongoing effort to improve upon the liquor code, the proposed amendments include modifications that will clarify existing sections, without proposing substantive revisions. First, the modification of the Liquor Store definition as contained in Sec. 6-2 will help clarify the definition by itemizing the criteria to determine an appropriate location for a liquor store. Second, the modification of Sec. 6-4 will emphasize that a liquor license is always required in order to allow alcohol consumption at a business by adding the existing definition of Sale to that section. Third, a minor modification is contained in Sec. 6-13(c) correcting the language from “Special Use Permit” to the appropriate “Conditional Use Permit.”
Substantive changes are proposed in several sections. First, Sec 6-2 – Definitions, contains the addition of a new endorsement, Boutique Package Sales Endorsement, as well as the addition of the option for a single guest tap in brewery/brewpubs and craft breweries, in order to keep up with changing and popular business models. While BYOB is available to licensees upon application and approval, the proposed change to the BYOB definition properly identifies the BYOB option as an endorsement. Second, proposed changes to Sec. 6-10(b) add clarification to the BYOB Endorsement and clarify that BYOB is for beer and wine only, something that is not clear when reading the current code. Proposed modifications to this section add additional clarifying language where necessary.
Finally, proposed changes to Sec. 6-28 (a)(3) include a reorganization of the allowable hours for the sale of alcohol, for ease in citing sections of the code. Substantively, the changes propose that the on-site consumption business hours for Sunday be modified from 12:00 noon to 9:00 a.m. with the service of food. This proposed change allows more flexibility for the service of Sunday brunch and to accommodate earlier crowds that are present for sporting events on Sundays.
Further, Sec. 6-28 (d) modifies the casino hours to allow the casino to abide by the State of Illinois Liquor Control Act and the Illinois Gaming Board hours.
With respect to extended hours on holidays, there are a couple of proposed changes to Sec. 6-28. The code currently allows liquor licensees to automatically extend their hours on New Year’s Eve and Thanksgiving Eve and allows for businesses to apply to extend hours even later on New Year’s Eve until 4 a.m.
Historically, on a yearly basis, the deputy liquor commissioner has asked Council for permission to allow businesses to apply for extended hours on St. Patrick’s Day and Cinco de Mayo.
The proposed modifications to Sec. 6-28(f) allow each licensed business in good standing to apply for extended hours up to two times per calendar year (not including a New Year’s Eve extension) and allow each business the flexibility to choose the special dates they wish to celebrate.
Many proposed amendments are for clarification purposes as well as ease of interpretation by staff members and the public. Proposed substantive changes are to encourage and welcome new business concepts to the City of Aurora.
• Final approval for items on the consent agenda are set to be made at the February 8 Aurora City Council meeting.
No action was required for the following agenda items, therefore they will not need to be voted on:
• Here is information about a final plat for Lincoln Prairie by Del Webb Subdivision, Phase 1 on vacant land south of Wolf’s Crossing and east of Eola Road including a Final Plan on both sides of S. Eola Road, just north of Del Webb Boulevard for a pedestrian bridge.
City government of Aurora documents show the property is approximately 115.53 acres of vacant land which is part of Lincoln Prairie Planned Development District. This property was annexed into the City of Aurora in December of 2002 pursuant to an approved annexation agreement. A plan description was also approved at the same time which zoned this area for general manufacturing uses. At that time, the City was interested in having an industrial area to relocate existing industrial uses that were in operation throughout the City in incompatible residential neighborhoods. However, that industrial vision never came to fruition and this property has sat undeveloped.
In February 2021, the City approved the Wolf’s Crossing Subarea Plan which redesignated the future land use for this area as primarily low-density residential use. In April of 2021, the City Council approved a revision to the Annexation Agreement and Plan Description which zoned this property for single-family residential uses. A Preliminary Plat and Plan for the Lincoln Prairie by Del Webb Subdivision was also approved at the same time which consists of 550 age-restricted single family residential homes.
The Petitioner is requesting approval of a Final Plat for Phase 1 of Lincoln Prairie by Del Webb Subdivision. The details of the request include subdividing the property into 178 lots with Lots 1-158 and 523-533 being developed as age-restricted single family residential homes. The private roads and guard house will be on the Lot 557. Lot 555 will house the amenity center along with a stormwater detention facility and wetland area. Lots 551, 553, 556, 558 will be developed as open space and Lots 552, 554, 559 will contain stormwater detention facilities.
The details of the request include the construction of 169 age-restricted single family residential homes within a gated community. The gross density is 1.46 dwelling units per acre for this first phase. Access into this first phase will be via a gated entrance from a full access off Eola Road. In addition, a gated fire access will be provided to Bode Road for emergency use only.
The development has been broken down into a series of Scenic, Distinctive, and Echelon lots. Lots 41-90 are considered Scenic lots which have a minimum of 44’ in width and 5,280 sq. ft.; Lots 17-40, 19-127, 131-132, and 147-153 are considered Distinctive lots which have a minimum of 50’ in width and 6,000 sq. ft.; and Lots 128-130, 133-136, and 154-158 are considered Echelon lots which have a minimum of 64’ in width and 7,680 sq. ft.
The proposed building elevations are keeping with the same series as the lots. The Scenic Series homes vary in size from 1,502 sq. ft. to 1,595 sq. ft. There are three models with six different elevations per model. The Distinctive Series homes vary from 1,646 sq. ft. to 2,060 sq. ft. There are four models with six to seven different elevations per model. The Echelon Series homes vary from 2,213 sq. ft. to 2,754 sq. ft. There are three models with five to seven different elevation per model. The elevations are mostly one-story with a two or three car garage. The homes are clad in vinyl siding with several models having some masonry on the front elevation. Some elevations are accentuated by vertical board siding, square shingles in the gable end, columned porches, and/or decorative trusses. Loft and sunroom are offered on all models and basements are offered on the Distinctive and Echelon Series.
In addition, the Petitioner is requesting approval of a Final Plan for the construction of a 12’ wide pedestrian bridge over Eola Road which would then be conveyed to the City. This bridge will Connect Lincoln Crossing and Lincoln Prairie by Del Webb Subdivisions to the future commercial parcel and to Wolf’s Crossing Elementary School and Bednarik Junior High School. As part of the pedestrian bridge, the Petitioner will be extending a 12’ wide multi-use path on the west side of Eola Road to the school district’s property and extending a 12’ wide multi-use path on the east side of Eola Road to the Stonecrop Drive. The construction of the bridge will satisfy the Petitioner’s Park Land Cash obligation for the Lincoln Prairie by Del Webb Subdivision. The approved Annexation Agreement also includes provision to allow golf carts on the pedestrian bridge and the paths so that the residents of the age-restricted community can utilize the commercial without the need to drive their vehicles to shop.
The Final Plan proposal also includes a Landscape Plan consisting of landscaping around the bridge, path, and along Eola Road.
The bridge consists of a metal material with a cable railing. The abutments, retaining walls and fence columns will have a stone veneer finish. The Petitioner will be working with the City on the final engineering design which includes bridge details, finishes, materials, decking, protection and abutment.
As part of the proposal, the Petitioner will be dedicating an easement and right-of-way along Eola Road for the abutment and maintenance of the pedestrian bridge.
Since the Planning and Zoning Commission, the Petitioner has been working with the City’s Engineering Division with regards to the proposed improvement in the floodplain . As a result, the Petitioner is requesting to phase the platting of Phase 1 and Engineering has no objection to the proposed changes. The proposed phasing plan would first plat the lots that are already outside of the limits of floodplain (Phase 1A). The phasing and platting of Phase 1A will allow developer to begin construction on these lots (areas not in the floodplain). The second phase will plat lots that are within the existing floodplain (Phase 1B). The petitioner has submitted for FEMA Conditional Letter of Map Revision (CLOMR) to begin the process of removing these lots out of the floodplain. Phase 1B can be platted once a CLOMR has been issued by FEMA.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan for Phase 1 of Del Webb Subdivision. The details of the request include the construction of 169 age-restricted single family residential homes within a gated community. The gross density is 1.46 dwelling units per acre for this first phase. Access into this first phase will be via a gated entrance from a full access off Eola Road. In addition, a gated fire access will be provided to Bode Road for emergency use only.
The development has been broken down into a series of Scenic, Distinctive, and Echelon lots. Lots 41-90 are considered Scenic lots which have a minimum of 44’ in width and 5,280 sq. ft.; Lots 17-40, 19-127, 131-132, and 147-153 are considered Distinctive lots which have a minimum of 50’ in width and 6,000 sq. ft.; and Lots 128-130, 133-136, and 154-158 are considered Echelon lots which have a minimum of 64’ in width and 7,680 sq. ft.
The proposed building elevations are keeping with the same series as the lots. The Scenic Series homes vary in size from 1,502 sq. ft. to 1,595 sq. ft. There are three models with six different elevations per model. The Distinctive Series homes vary from 1,646 sq. ft. to 2,060 sq. ft. There are four models with six to seven different elevations per model. The Echelon Series homes vary from 2,213 sq. ft. to 2,754 sq. ft. There are three models with five to seven different elevation per model. The elevations are mostly one-story with a two or three car garage. The homes are clad in vinyl siding with several models having some masonry on the front elevation. Some elevations are accentuated by vertical board siding, square shingles in the gable end, columned porches, and/or decorative trusses. Loft and sunroom are offered on all models and basements are offered on the Distinctive and Echelon Series.
As part of Phase 1, the Petitioner is also constructing an amenity center on the eastern portion of Lot 555, overlooking the pond. The amenity center consists of two buildings connected by a cover breezeway. The northern building consists of 3,934 sq. ft. and will be used as the sales center until such time the sales are completed. It will then be converted to have additional amenity space, including a billiards room, arts and craft area and a lounge. The southern building consists of 18,985 sq. ft. and will be used as the main amenity center. This building will include offices, an indoor pool, fitness center, aerobics area, a billiard room, and social gathering areas. There are additional outside amenities including an outdoor pool, tennis courts, bocce ball courts, pickle ball courts, barbecue area, and cover shelters. The amenity center has a total of 124 parking spaces, of which 18 spaces are handicapped. Access will be off Del Webb Boulevard. The Petitioner is proposing a future addition to the amenity center if needed and future expansion of the tennis and bocce ball courts. The elevations are mainly hardie board siding with a stone knee wall and porcelain accent walls.
Sidewalks and trails are being built throughout the development. There are several stormwater detention facilities being constructed within this first Phase. In addition, the Petitioner is also proposing to construct additional stormwater detention on the adjacent off-site parcel to the south to meet the runoff requirements. This facility will be expanded in the future phases. The Petitioner has an agreement with Fox Metro for the construction of a regional lift station which will provide sanitary service for Lincoln Prairie by Del Web and future phases of the Lincoln Prairie development.
The Final Plan proposal includes a full Landscape Plan consisting of street and lot trees, a variety of landscaping around the stormwater detention facilities, foundation landscaping, and landscaping throughout the open spaces to help buffer the community.
Since this is a gated community the streets will be private. The Homeowner’s Association will be responsible for the maintenance of the private streets, the amenity center, common areas, landscaping, and mowing and snow removal of individual residential lots.
The Park portion of the Land Cash Dedication Ordinance is being satisfied by the construction of a pedestrian bridge crossing Eola Road connecting pedestrians to the future commercial but also, to Wolf’s Crossing Elementary School and Bednarik Junior High School. Once constructed, the pedestrian bridge will be conveyed to the City. The Homeowner’s Association will be responsible for the maintenance of the landscaping and path leading up to the bridge. In addition, there will be an annual contribution from the Homeowner’s Association for the maintenance and repair of the bridge decking, including snow removal and deicing on the bridge. The Final Plan for the bridge and agreement will be reviewed and approved under future separate actions.
The School portion of the Land Cash Dedication Ordinance is being waived for the age-restricted community as this development will not have an impact on the school system. In addition, to help ensure no impact on the schools, the Petitioner has agreed to encumber the age-restricted community with a covenant. The covenant shall run to the benefit of the City and Oswego Community Unit School District 308 and include payment of a penalty for violation of the Covenant.
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, except for the items reflected in the conditions listed in the staff members recommendation below.
This is the second development in the overall Lincoln Prairie Planned Development which is one of the largest developments within Ward 9 and within the City of Aurora since the early 2000’s housing boom. The age-restricted community is providing for diversity in housing to accommodate the needs of Aurora’s population.
• Here is information about a Resolution approving a revision to the Final Plan to relocate and expand the car wash drive aisle on the property at 1427 N. Farnsworth for Jet Bright Car Wash.
The Petitioner Jet Bright Car Wash is requesting approval of a Final Plat for the property at 1427 N. Farnsworth Avenue.
The properties are currently zoned B3(C) and B2, being utilized for a single bay car wash and vacant land, respectively.
The Petitioner is requesting approval of a Final Plat. The site currently consists of three separate lots, two being vacant and one holding the current Jet Brite car wash. This Final Plat seeks to combine all three lots into two lots, one being vacant for future development and one to house Jet Brite car wash and its expanded drive aisles and vacuum canopies.
Concurrently with this proposal, the Petitioner is Requesting approval of a Final Plan Revision to relocate and expand the car wash drive aisle. At its peak, the Jet Brite queue can extend into Farnsworth Avenue, being able to stack at most roughly 30 vehicles. The proposed drive aisles show the capability of stacking up 90 cars with no concerns of backing up onto Farnsworth Avenue. A total of 42 additional vacuum spaces will be constructed to accommodate the expansion. The proposed layout would be able to get customers through the business faster and will not be disrupted by a lack of spaces, which currently an issue.
A large stormwater detention basin is being constructed to the east of property which will service Jet Brite. Any future development will need to construct their own stormwater basin. Landscaping is being continued along Farnsworth, similar to the existing landscape beds.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat. The site currently consists of three separate lots, two being vacant and one holding the current Jet Brite car wash. This Final Plat seeks to combine all three lots into two lots, one being vacant for future development and one to house Jet Brite car wash and its expanded drive aisles and vacuum canopies.