By Jason Crane
Mayor of Aurora, Richard Irvin, at the Aurora city government Committee of the Whole (COW) meeting Tuesday, July 19, honored Aurora Police officer Will Whitfield with the Mayor’s MVP Award for going above and beyond to enhance the quality of life for Aurora residents.
Officer Whitfield held his second-annual Christmas in July event, Saturday at the Aurora Police headquarters to collect money and supplies for women and children in the Mutual Ground domestic violence and sexual assault shelter in Aurora.
More than one ton of toiletries was collected and $6,000 in cash, to triple the $2,000 raised last year.
Advancement director for Mutual Ground, Kathy Melone, said, “A huge thank you to everyone who participated in this event. It’s extremely important for us to have donations coming in to Mutual Ground.
“Last I checked, we had 15 adults and 18 children currently in shelter.
“As you can imagine, that’s running a pretty large household and we need all different kinds of items from food supplies to school supplies.
“For the kids, we’re doing a big back pack event, coming up soon, but the toiletries are equally as important.
“This event is particularly impactful and spectacular because it’s bringing in so many of our most needed donations, all in one swoop!”
• 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, July 26:
• Consent was given to a Resolution approving the appointment of Elizabeth Diederich, Alexandra Engelhardt, Meredith Lindgren, and David Givens to the city’s Advisory Commission for Disabilities.
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 four new candidates.
Elizabeth Diederch is a Ward 5 resident who works at Waubonsee Community College.
Alexandra Engelhardt is a non-resident of Aurora who is the executive director of Fox Valley Special Recreation Association.
Meredith Lindgren is a Ward 4 resident who is an active member of the community with her involvement at West Aurora High School, Big Brothers Big Sisters, and Family Counseling, as well as the Hesed House.
David Givens is a Ward 1 resident who is a security field supervisor for Services of America.
If the above-mentioned candidates’ appointments are approved, there will be no remaining vacancies on the commission.
• Consent was given to a motion authorizing and directing the chief human resources officer to execute a settlement agreement on behalf of the City in Workers Compensation Claim #189203815 and Claim #189417752-001.
• Consent was given to a Resolution updating amusement fees charged by the city of Aurora.
The purpose is to update and revise Chapter 8 fees related to “Amusements.”
City government of Aurora documents show at the end of 2021, the Illinois legislature amended the Illinois Video Gaming Act to require that any fees enacted under the statute shall be shared equally between the restaurant establishment and the terminal owner. This change has triggered us to re-evaluate and update amusement fees. City of Aurora amusement fees were last revised in September 2019.
Annual licensing fees: Under the City’s current fee structure, they only require the video gaming (gambling) terminal owner to be licensed, and do not require the restaurant establishment to be licensed. The City government licenses restaurants and other establishments for having arcade games and pool tables, so it seems logical to license them to have video gaming (gambling) machines. Based on this addition to the annual licensing, both the video gaming (gambling) operator/distributor and the establishment owner will both be required to be licensed, and each will pay an annual fee of $1,000.
Annual operational fees: Under the current operational fee schedule the establishment pays an operator’s fee of $25 a month and the distributor pays a $100 fee (per machine, per month). Because these fees are to be shared equally, the City government increased the total of these combined fees from $125 a month to $150 per month, per machine. This amount was modestly increased and allows for the fee to be evenly split between both the establishment and the distributor.
These revised fees are a moderate increase to current video gambling licensing and operational fees, and will update the City’s fee structure to be in compliance with the State statute.
• Consent was given to an Ordinance Vacating Easements on the Jet Brite Car Wash property at 1427 N. Farnsworth Avenue.
City government of Aurora documents show the Petitioner, Jet Bright Car Wash, is requesting the vacation of easements for the property at 1427 N. Farnsworth Avenue.
The property is used as a car wash, single bay and is zoned B3(C) Business and Wholesale District with a Conditional Use. The property was originally approved for a car wash in 1992 with Final Plan Revisions being approved in 2007 and 2010. An additional Final Plan Revision was approved in 2022.
The Petitioner is requesting the vacation of easements. When the Final Plan Revision was approved in 2022, an accompanying Final Plat of Subdivision was also approved. This Plat of Vacation seeks to vacate some of the remaining easements that are no longer applicable after the approval of the Final Plan. The easements to be vacated are an ingress/egress easement, a sanitary sewer easement, and a stormwater control easement.
Staff members have reviewed the Vacation Ordinance – Easement petition and have determined that it meets the applicable codes and ordinances.
• Consent was given to a Resolution authorizing the creation of the Finish Line Grant Program to be administered by the City and accepting the transfer of funds previously paid to Invest Aurora for similar purposes.
City government of Aurora documents show this Resolution will authorize the rebranding, marketing and administration of the Finish Line Grant Program by MOED to increase business start-up, recruitment and expansion for the downtown core.
The Finish Line Grant Program has helped to enhance the economic viability of downtown Aurora. With the amendment of the agreement between the City and Invest Aurora, administration of the FLG is being transferred to MOED. This program is intended to add retail and commercial space to Aurora’s downtown while improving the facades of key downtown buildings. In doing so, these projects will help create momentum and a vibrant community through increased retail and restaurant attraction.
This program will continue to assist incoming businesses that will improve the economic vitality of the City. As provided for under separate communications to the City Council, FLG will also be coordinated in conjunction with the new Re-Start Retention Grant program, increasing overall efficiency in grant administration and improving the business experience through streamlining all programs.
The city of Aurora government remains committed to the attraction of retailers and restaurants. The Finish Line Grant is an integral part of business recruitment. Because FLG is funded through transfers from City Tax Increment Finance Districts, all recipients/projects must be within these TIF districts. This incentivized program will allow for a marketing platform to attract businesses more easily and offer a competitive advantage over other communities.
Requirements for eligibility and guidelines for the Finish Line Grant program are not changing. Total funding being transferred from Invest Aurora to the City is $606,000, for use in 2022. The 2023 budget will also recommend the continuation of the FLG grant program as a decision package to be reviewed later this Fall that would encompass the entire City of Aurora.
Approval of this resolution will support further business recruitment and expansion throughout the downtown as outlined in the program.
• Consent was given to an Ordinance Designating the City of Aurora East River Bend Tax Increment Financing District Redevelopment Project Area.
City government of Aurora documents show the East River Bend Tax Increment Financing District (“TIF District”) is being created to support the DAC development at 100 N Broadway. Staff members have been working with consultants, Kane, McKenna and Associates, and Klein, Thorpe and Jenkins, Ltd to assist with the creation of the TIF District. The Ordinances create the TIF District that will support the DAC residential apartment development, as approved by the City Council in a previously approved Redevelopment Agreement in 2021.
The subject parcels are within the City’s Downtown area, generally bordered on the south by Spring Street (as extended west to the Fox River), on the east by Broadway Avenue, on the north by a certain parcel occupied by Jakes Bagel and Deli, and on the west by the Fox River. Parts of the proposed TIF District is within the City’s existing TIF # 1 and other parts are within the City’s TIF # 6.
Constructing a new multi-family residential development on the banks of the Fox River in Downtown Aurora, particularly near the Aurora Transportation Center, has been a consistent recommendation of numerous City long-range planning documents for decades. Combined with the recommendations of the Downtown Housing Study (2019), the growing demand for rental housing, the redevelopment of long vacant historic buildings in the Downtown, and the recent completion of the new Pedestrian and Bicycle Bridge.
The TIF District Redevelopment Plan prepared by Kane, McKenna and Associates that guides improvements, activities and projects within the TIF District in order to stimulate private investment, along with a map and legal description of the TIF District. Designating a TIF District will allow the City to collect and use incremental property taxes in support of redevelopment efforts over a period of up to 23 years.
Staff members anticipate that the TIF District, and the associated redevelopment activities therein, will increase the City’s overall tax base, by facilitating investment and development, which will offset any incidental Department or staffing impacts.
• Consent was given to an Ordinance approving certain minor changes to the eligibility study and report and to the redevelopment plan and project for the East River Bend tax increment financing district pursuant to 65 ILCS 5/11-74.4-5(a).
City government of Aurora documents show the East River Bend Tax Increment Financing District (“TIF District”) is being created to support the DAC development at 100 N. Broadway. Staff members have been working with consultants, Kane, McKenna and Associates, and Klein, Thorpe and Jenkins, Ltd. to assist with the creation of the TIF District. This ordinance approves minor changes to the eligibility study and report and to the redevelopment plan and project for the proposed new TIF.
The subject parcels are within the City’s Downtown area, generally bordered on the south by Spring Street (as extended west to the Fox River), on the east by Broadway Avenue, on the north by a certain parcel occupied by Jakes Bagel and Deli, and on the west by the Fox River. Parts of the proposed TIF District is within the City’s existing TIF # 1 and other parts are within the City’s TIF # 6.
The following minor changes are being recommended by the City’s consultants at Kane, McKenna and Associates, in order to more precisely describe the prior TIF district boundaries in the vicinity, and in order to incorporate the most recently certified initial EAV of the properties in the TIF District:
In the Eligibility Study, “Executive Summary:” In the first paragraph, change the third to last sentence to read “Parts of the Study Area is within the City’s existing TIF # 1 and other parts are within the City’s TIF # 6.”
In the Eligibility Study, Page 3 “General Scope and Methodology:” Change the last sentence on the page to read “The conclusions in this report are conditioned on portions of the Study Area being removed from the City’s Downtown Tax Increment Financing District 1 and Tax Increment Financing District 6, respectively, prior to designation of the Study Area as a TIF District.”
In the TIF Plan, Page 24 “Most Recent Equalized Assessed Valuation (EAV) of Properties in the Redevelopment Project Area:” Change the only sentence to read “The most recent equalized assessed valuation for the RPA is based on the 2021 EAV and is estimated to be approximately $84,735.”
Staff members anticipate that the TIF District, and the associated redevelopment activities therein, will increase the City’s overall tax base, by facilitating investment and development, which will offset any incidental Department or staffing impacts.
• Consent was given to a resolution requesting Payment Card Industry Data Security Standard (PCI-DSS) compliance assessment by Crowe LLP, 225 West Wacker Dr, Suite 2600, Chicago, Il 60606-1224 for a total amount not to exceed $65,000.00
City government of Aurora documents show the City is required to be compliant with the Payment Card Industry Data Security Standards (PCI-DSS) and identify the key components of secure data environments that stores and/or processes credit card information. This is critical to ensure the security of payment card transactions and cardholder data.
PCI-DSS is a set of industry standards designed to protect payment card data aligned to the following control objectives:
1) Build and maintain a secure network.
2) Protect cardholder data.
3) Maintain a vulnerability management program.
4) Implement strong access control measures.
5) Regularly monitor and test networks.
6) Maintain an information security policy.
In April 2022, Merrick Bank, the City government’s credit card processing institution, contacted the Finance Department through Core Business Technologies, the Managed Service Provider for Merrick Bank, to provide the City’s status as it pertains to PCI-DSS compliance as a level 3 merchant (one of their larger processing accounts).
Core Business Technologies provided the audit report from January 4, 2016, which states the City has been out of compliance for the SAQ (Self-assessment questionnaire) and vulnerability scans.
Crowe LLC was engaged to assist with the development of a Payment Card Industry (PCI) Program.
Crowe LLC is the City government’s strategic partner since 2013. They have intimate knowledge of City’s infrastructure, systems, data and assets. Due to sensitive nature of PCI audit, the City government prefers going with Crowe LLC as a preferred vendor.
Development of the program involved the same steps 1-5 as being proposed with Aurora:
- PCI Scoping Workshop
- PCI Scope Reduction Consulting
- PCI Gap Assessment
- PCI Remediation Consulting
- PCI Compliance Assessment
Estimated Fees – PCI Consulting
Services
Estimated Time
Estimated Fees
====================================================================
Step:1 PCI Consulting Workshop 150-195 Hours *$48,000 – $65,000.00
Formal scope Identification.
Formal Scope Reduction Recommendations
Open Consulting (questions and ad hoc testing etc.)Step:2 Scope Reduction **TBD **TBD
Scope reduction decisioning
Open Consulting (questions and ad hoc testing etc.)Step:3 PCI Gap Assessment **TBD **TBD
Walkthroughs
Documentation Review
Sample testing
Open Consulting (questions and ad hoc testing etc.)** To be determined after PCI Consulting Workshop is completed and the scope has been defined.
Funding is available in account # 101-1283-419.32-80 Professional Fees/Consulting Fees.
If a data breach occurs and the City is not PCI compliant, penalties and fines ranging between $5,000 and $500,000 could be imposed.
• Consent was given to a Resolution to execute “amended exhibit F” to the approved redevelopment agreement (R22-0223) with the Windfall Group LLC.
City government of Aurora documents show the Windfall group is requesting to update exhibit F of the RDA (approved by City Council on February 8, 2022) in order to move back various milestones, set for the design, entitlement and construction process as required under the Agreement.
In February of this year, City Council approved a redevelopment agreement with the Windfall Group. Exhibit F of that agreement outlines various deadlines for the Developers to comply with under the terms of the agreement.
Windfall has been working with city government of Aurora staff members since the approval of the RDA undertaking a series of meetings and discussions. Through these meetings progress has been made, however, the design work has taken longer than expected. There was a significant amount of time spent identifying the proposed building footprint to ensure appropriate public open space along the riverfront, along the north side of the building that will create a 45-foot-wide public plaza leading to the pedestrian/bicycle bridge landing. Staff members met with multiple departments and groups including the APD and ACCA on site to ensure sufficient setbacks will be put into place. Those increased setbacks led to changes in the buildings design.
Therefore, staff members and the developer are requesting Council approval of an amended project timeline to push back key steps by approximately 2-3 months in order to accommodate the delay caused by the necessary design changes.
This Resolution to execute amended exhibit F of the RDA will allow for the redevelopment of 309 N. River Street to proceed as part of the continued development of the west bank of the riverfront.
• Consent was given to a Resolution creating the Re-Start Retention Grant Program to provide continued support to Aurora small businesses due to adverse financial conditions arising out of the COVID 19 Pandemic.
City government of Aurora documents show this Resolution will authorize the creation of a grant program to support Aurora businesses to re-start or stay open in the face of adverse financial conditions arising from the COVID 19 Pandemic.
Although nearly all COVID 19 restrictions regarding the conduct of day-to-day business have been lifted in Illinois and the counties covered by the city of Aurora government, businesses are still faced with the financial aftermath of the pandemic. These conditions include but are not limited to the repayment of deferred rent, reopening costs, higher labor costs, and supply chain issues that impact their daily bottom line.
The City and Invest Aurora successfully provided relief to Aurora businesses through the STABLE and CERF grant programs during the pandemic. The two programs combined issued nearly $1.9 million in grant funding. While this may seem like a large investment, it should be compared to the value and revenue the City’s total businesses represent. Using 2021 financial data, the City had approximately $2.4 Billion in taxable sales and had an assessed value of commercial property of nearly $700 Million (total assessed value is $4.4 billion for all property). Retaining this level of activity (sales revenue) and investment (property values) will always require continuous investment by the City. In order to keep the City’s local small business community thriving, a newly developed grant program, titled Re-Start Retention Grant Program, is being proposed for the remainder of 2022 and in to 2023.
The city of Aurora government remains committed to the retention and attraction of small independent businesses (retail and restaurants). As noted above, businesses are dealing with labor shortages and the higher cost of labor thereof, as well as increasing costs in supplies and equipment. This situation compounds the prior issues of deferred rent or loans outstanding resulting from the pandemic. Below is a breakdown of the major components of the program including funding, requirements, and guidelines.
Funding for the Re-Start Retention grant program is proposed to come from two sources in 2022. The first source is recommended to be $230,000 in remaining funding from the CERF program (The CERF program was originally funded for $1.2 million and final usage of the program was just over $960,000. The second source of funding for this program will be the American Rescue Plan Act (ARPA) through the State and Local Fiscal Recovery Fund (SLERF) for an estimated $270,000 for a total estimated 2022 funding of $500,000. Grants for this program are anticipated to be initially allocated (not distributed) on a Ward by Ward basis at $50,000 per Ward. Not all Wards have the same amount of need for business support and actual distribution of Grant funding is not recommended to be transferred into Ward Funds. If unused at the end of 2022, these funds will be redistributed to businesses in need throughout the City and subject to City Council approval. While funding is available, a budget amendment will also need to be approved for the General Fund and the ARPA Fund.
The City’s CERF program was based on an urgent need in the community with the goal to distribute funding to businesses in a responsible and expedient manner. The new Re-Start Retention Grant program shares this goal, but may also be renewed based on available funding into the future. As such grants will be cycled on a quarterly basis as follows:
Grant Submission deadline: January 1, April 1, July 1, October 1. (First submission deadline could be before October 1, 2022 for this partial year)
Grant Review Period – Staff members review of compliance and need based on applicant data will occur in first month of each quarter.
Council Review Period – Recommended grants will be placed on Finance Committee Agenda in second month of each quarter (February, May, August, and November) and will proceed through Council approval process
Grant Cycle will repeat as applications and funding allow.
Staff members will provide the Finance Committee with semi-annual updates on grant status and this information can also be attached to any given quarter’s approval agenda item.
• Consent was given to a Resolution establishing the maximum number of Class A: Packaged Sales (Gas Station/Beer and Wine Only) liquor licenses (unofficially related to the application from Casey’s Retail Company at 330 N Eola Rd). [Ward 8]
The purpose is to increase the number of Class A: Packaged Sales (Gas Station/Beer and Wine Only) liquor licenses. Casey’s Retail Company, d/b/a Casey’s #6514 purchased the gas station at 330 N Eola Rd and has submitted a liquor license application to sell packaged beer and wine for off-site consumption.
City government of Aurora documents show 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.
Casey’s Retail Company purchased the gas station at 330 N. Eola Rd. A liquor license application has been submitted requesting a license to offer packaged beer and wine for sale for off-site consumption only.
If approved, this resolution will increase the number of allowable liquor licenses as indicated in the accompanying exhibit A to allow for the issuance of the license by the Liquor Commissioner. City staff members have been working with the business owner to ensure that all requirements for a liquor license, as set forth in Chapter 6 of the City’s Code of Ordinances, are met.
• Consent was given to a Resolution approving Tidy Up Experts, LLC as the janitorial services provider for the Aurora Police Department Complex from September 1, 2022, through December 31, 2023 with the option of three, one year extensions upon mutual agreement.
The purpose is to execute a successor contract for janitorial services for the Aurora Police Department.
City government of Aurora documents show the Aurora Police Department Complex, at 1200 E. Indian Trail, is the City’s central law enforcement facility. Given the considerable size, high traffic volume, security posture, furnishings, and continuous operation, daily janitorial maintenance is critical to preserve the general conditions and create a clean, hygienic, environmentally friendly workplace for employees and citizens alike.
The current janitorial services contract expires August 31, 2022, and to establish a successor contract, a request for proposal (RFP 22-34 Janitorial Services for the Aurora Police Department Complex) was publicly advertised in the Aurora Beacon Newspaper, on Demandstar, and also posted to the City’s website.
A total of 41 vendors viewed the advertisement and a pre-bid meeting which included a facility walkthrough was conducted on April 11, 2022. Proposals were received from 10 vendors and publicly opened on April 20, 2022. The proposals were evaluated based on five qualifying components: Price was weighted at 30%, availability and capacity at 25%, experience and references at 20%, company qualifications at 15%, and minimum qualifications and responsiveness at 10%.
This janitorial services contract emphasizes the appearance and general conditions of the workplace and public areas of the building which are a reflection of quality, public safety, transparency and accountability for the visitors and employees at the facility and to the citizens of Aurora. Following thorough evaluation of all the proposals, the submission from Tidy Up Experts, LLC, of Chicago yielded the highest weighted score and their references carried high levels of satisfaction.
Local Preference does not apply to request for proposals.
The contract term for Janitorial Services for the Aurora Police Department Complex would be from September 1, 2022, through December 31, 2023, with the option of three additional, one year extensions upon mutual agreement.
The monthly service fee of $17,000.00 shall be drawn from monies budgeted in account 101-4010-417.36-03.
Tidy Up Experts, LLC is not indebted to the City government.
• Placed on unfinished business for possible further discussion at the full City Council meeting Tuesday, July 26 was a Resolution approving a Finish Line Grant of $100,000.00 to Bernie Laskowski/Craft Urban previously approved by Invest Aurora and now transferred to the City of Aurora.
City government of Aurora documents show this Resolution approving a Finish Line Grant (FLG)to Bernie Laskowski/Craft Urban is a part of the transition process wherein the Finish Line Grant Program is being transferred from Invest Aurora to the Mayor’s Office of Economic Development (the City) for ongoing administration.
The renovation of 41 Stolp Ave and 1 W Downer Pl has been a multi-step process involving several actions of the City Council as follows:
The first is resolution R19-421 on December 30, 2019 provided for the City’s purchase of the adjacent vacant lot (1 W. Downer Place) and a commitment to fund up to $600,000 in a renovation/construction loan subject to terms to be spelled out in a subsequent RDA.
The second is resolution R20-077 on April 1, 2020 that formalized mutual understandings and commitments between Mr. Laskowski and the City.
The third resolution approved on March 23, 2021 was R21-066 which changed the development of the second floor from apartments to banquet facilities.
The fourth resolution R21-315, approved on November 9, 2021, acknowledged the increased project costs due to COVID 19 Pandemic causes and the City approved a $350,000 grant from American Rescue Plan Act funding.
The restaurant is nearly complete, with a planned opening by August 2022. Upon completion, the project would also be eligible for reimbursement funding of $100,000 from the FLG program. The final estimated project costs are $1,917,000 and as noted in the Redevelopment Agreements with Craft Urban involves $725,000 in private investment, necessary for qualification under the FLG program.
As a part of the new agreement with Invest Aurora, the City is assuming administration of the FLG program. Two projects are in transition, meaning they have been approved but not completed/funds distributed as of the date of the transition of the FLG program. As such Craft Urban and a second project, Wyckwood House are being brought separately to the City Council for approval.
Invest Aurora is transferring $606,000 in funding back to the City to provide resources for the program going forward.
FLG and other grants that are not in the 2022 budget will require a budget amendment, which will be presented to the City Council as soon as all programs are approved.
Approval of this resolution will allow for the continued administration of the FLG program for the benefit of Downtown businesses.
• Placed on unfinished business for possible further discussion at the full City Council meeting Tuesday, July 26 was a Resolution approving a Finish Line Grant of $71,000.00 to Shannon Gutierrez/Wyckwood House at 80 S. River St. previously partially approved by Invest Aurora and now transferred to the City of Aurora.
City government of Aurora documents show this Resolution approving a Finish Line Grant (FLG) to Shannon Gutierrez/Wyckwood House is a part of the transition process wherein the Finish Line Grant Program is being transferred from Invest Aurora to the Mayor’s Office of Economic Development (the City) for ongoing administration.
Wyckwood House is a new tenant that has helped complete the occupancy of spaces at the 80 S. River development. Wyckwood House has moved from 14 W. Downer St. to this new location, expanding their retail footprint to 4,800 sq ft, dedicated to events, private shopping and cocktail bar.
Invest Aurora originally reviewed business plans that warranted a FLG of $56,000.00, but after reviews with the Development Service Team and recommendations made by the MOED Office, this FLG grant request is $71,000 which, based on the tenant’s increased investment is still in keeping with the requirements of the FLG program. That total encompasses the original FLG and $15,000 for grease trap infrastructure as required by the Fox Metro Waterwater Reclamation District.
Renovations/Build out is presently complete at a total cost of $245,746.12.
As a part of the new agreement with Invest Aurora, the City is assuming administration of the FLG program. Two projects are in transition, meaning they have been approved but not completed/funds distributed as of the date of the transition of the FLG program. As such Craft Urban and a second project, Wyckwood House are being brought separately to the City Council for approval.
Wyckwood House total development plans changed from the initial review by Invest Aurora to the present request. The buildout of the space at 80 S. River is now complete and the Mayor’s Office of Economic Development is taking over the process of acquiring receipts, waivers of lien, Certificate of Occupancy and other requirements under the FLG program as previously administered by Invest Aurora. Invest Aurora is transferring $606,000 in funding back to the City to provide resources for the program going forward.
FLG and other grants that are not in the 2022 budget will require a budget amendment, which will be presented to the City Council as soon as all programs are approved.
Approval of this resolution will allow for the continued administration of the FLG program for the benefit of Downtown businesses.
• Information was given about a Resolution approving a Final Plan on Lot 2A of the Second Resubdivision of Fox Valley East Region I Subdivision, Unit No. 1 at northeast corner of Fox Valley Mall, south of New York Street, west of Route 59 for a senior housing development.
City government of Aurora documents show the Petitioner, Integrated Development II, is requesting approval of a Final Plan for 2A of The Second Resubdivision of Fox Valley East Region 1 Unit No. 1 at the northeast corner of Fox Valley Mall, south of New York Street, west of Route 59 which includes the construction of a senior housing development.
The property consists of 7.79 acres lying at the northeast corner of the Fox Valley Mall. It is a surface parking lot, part of which serves the Fox Valley Mall and part of which served the now demolished Sears building. In March of 2021, the Petitioner received approval of a Conditional Use Planned Development rezoning the property to underlying R-5A Midrise Multiple Family Dwelling District by Ordinance O22-017. At the same time, a Preliminary Plan was approved for a senior housing development.
The owner, Centennial Real Estate Company (“Centennial”), purchased the Fox Valley Mall in 2015. Then in 2018, a partnership controlled by Centennial purchased the Sears’ and Carson’s Site after falling into bankruptcy. Since then, Centennial has been making substantial investments essential to the Mall’s revitalization including the remodeling of the mall center. In early 2021, they demolished the Sears building to make way for a future retail and residential development. In 2021, a multi-family residential development was approved by City Council and is now under construction.
Centennial has teamed up with Integrated Development II to redevelop the property for a luxury senior housing development.
The Petitioner is requesting approval of a Final Plan. The proposal is for the construction of a senior housing development including amenities and the associated parking. The building consists of two 5-story u-shaped residential wings with a centralized 1-story amenities area connecting the two wings. The wings of the building are comprised 108 independent living units, 84 assisted living units and 22 memory care units. The independent living units consist of one-bedroom or two-bedroom units ranging from 792 sq. ft. to 1,593 sq. ft. The assisted living units will consist of studios, one-bedroom or two-bedroom units ranging from 634 sq. ft. to 948 sq. ft. and the memory care units will consist of studios including a few shared units ranging from 331 sq. ft. to 672 sq. ft.
In total, 161 parking spaces are being provided, of which 54 are enclosed spaces underground within the building and 107 spaces are in three off-street surface parking lots.
The senior community will offer concierge living for all residents. There are several amenities on the 1st floor including a fitness center, a library, a beauty salon, art center, social areas, different dining venues and bars. The second floor which houses the memory care units will have separate amenities for these individuals. Each wing will have a roof garden area. In addition, there will be walking path around the property and outdoor amenities including a pickleball court and a splash pad.
Stormwater management from the original mall has already been accounted for in Spring Lake, west of Commons Drive along McCoy Drive. As a positive, the development will be decreasing the impervious area which will reduce the amount of stormwater runoff.
The building elevations depict an urban design consisting of elevations primarily clad in brick in shades of reddish brown and off-white being broken up using cast stone along the first story.
The masonry is broken up using stucco and fiber cement panels on the upper floors and between windows. The urban wall is broken up into more vertical elements using metal balconies, large, multi-pane windows, projecting and recessed bays, varying rooflines, and a variety of metal cornices. The use of various materials in varying shades of reddish browns, off-whites and tans help to create additional diversity.
Landscaping is being implemented throughout the site. In addition to traditional landscaping the Petitioner is also proposing to include native planting area scattered throughout the property.
City government of Aurora staff members have reviewed the Final Plan 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.
Staff members have been working collaboratively with the Petitioner on this development to ensure it consistency with the approved Route 59 Corridor Plan for the Fox Valley Sub-Area. The Sub-Area Plan recommends the modernization of the mall from a traditional commercial center into a mixed-use development that would include a diversity of housing options to attract new residential and provide housing opportunities in varying stages of life. This development will help reform this area to create a more walkable mixed-use development and will promote an intergenerational community within the Fox Valley Sub-area.
The Staff members’ 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(3) To encourage new development contiguous to existing development.
11.1(5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
12.1(3) To encourage residential development in close proximity to places of work, shopping and recreation.
13.1(4) To provide for the location of high density residential, commercial, and industrial centers close to or along transportation routes designed to accommodate the movement of people and goods to and from such centers.
13.1(7) To promote mass transit stations and intensive land uses, including high-density residential complexes, to locate in relative proximity to one another so as to stimulate transit use.
Staff members recommend conditional approval of the Resolution Approving a Final Plan on Lot 2A of the Second Resubdivision of Fox Valley East Region I Subdivision, Unit No. 1 at northeast corner of Fox Valley Mall, south of New York Street, west of Route 59 for a senior housing development, with the following conditions:
- That the Final Plan be contingent upon Final Engineering approval.
- That the Petitioner provide a recorded shared maintenance and access agreement for the private drives between the property owners within 120 days of the Final Plan approval.
- That the Petitioner provide a recorded copy of the vacation of any private utility easements, that encroaches within the building footprint, prior to issuance of a certificate of occupancy permit.
• Final approval for items on the consent agenda are set to be made at the July 26 Aurora City Council meeting.