Aurora City Council approves construction for Casino’s new site

By Jason Crane

The Aurora City Council approved, 10-1, the final plans by PENN Entertainment, at the Tuesday, June 27 City Council meeting, to clear the final step to begin the construction process.

Recently-elected alderman-at-large John Laesch was the one dissenting vote.

The Hollywood Casino Aurora will move from its downtown location on the Fox River, closer to the I-88 expressway, across from Chicago Premium Outlets mall. The property is made up of several parcels consisting of approximately 18.7 acres lying west of Farnsworth Avenue, north of Corporate Boulevard, south of Bilter Road, and east of Church Road.

The development will include a modern, best-in-class casino, with approximately 900 slots and 50 live table games (including a baccarat room and a poker room), a Barstool Sportsbook with the ability to be host to popular Barstool personalities and a first-class hotel, with approximately 200 hotel rooms. In addition, the property will feature a full-service spa, high-quality bars and restaurants, and approximately a 10,000 square foot event center.

Construction is set to begin later this year, and will bring nearly 1,000 construction jobs and 700 permanent jobs.

The original Hollywood Casino Aurora opened in 1993.

There were five individuals who signed up to use their voices for up to three minutes each: Their comments can be viewed on the city government of Aurora’s YouTube page after the 12 minute mark by clicking here.

The City Council approved the following mayoral appointments:

• Approved was the mayoral appointment of John Blickem as assistant superintendent of the Water and Sewer Maintenance Department.
• Approved was the reappointment of Sarah Ramos and Lillian Feinberg, as well as the appointment of Kevin Martinez to the Aurora Youth Council.

Sarah Ramos is a senior at IMSA and resident of the 1st Ward.

Lillian Feinberg is a junior at Rosary High School and resident of the 5th Ward.

Kevin Martinez is a junior at East Aurora High School.

• Approved was a Resolution reappointing Marc Straits, Fawn Clarke Peterson, and Natasha Ritsma, as well as the appointment of Ginger Ingram to the Public Art Commission.

City government of Aurora documents show the nominations represent three veteran candidates and one new candidate:

Marc Straits is a resident of the 4th Ward and will be serving a third term.

Fawn Clarke Peterson is a resident of the 4th Ward and will serve a third term.

Natasha Ritsma is a non-resident of Aurora and will serve a second term.

Ginger Ingram is a resident of the 3rd Ward, is the co-owner of Grandma Bear’s Daycare, and local artist.

• Approved was the reappointment of Abhijit Choudhury to the Planning and Zoning Commission.

City government of Aurora documents show Abhijit Choudhury is a resident of the 10th Ward and will be serving a second term.

• Approved was a Resolution reappointing Christopher Minick to the Aurora Police Pension Board.

City government of Aurora documents show the Police Pension Board is a five-member Board. Two of the members are elected by active members and one member is elected by the beneficiaries. The remaining two members are appointed by the mayor.

• Approved was a Resolution appointing Jill LaVine and Michael Zafran to the Grand Army of the Republic Memorial Commission.

City government of Aurora documents show the nomination represents two new candidates.

Jill LaVine is a resident of the 7th Ward and a former museum assistant at the G.A.R. Military Museum.

Michael Zafran is affiliated with the Sons of Union Veterans camp in Aurora.

The City Council approved the following agenda items:

• Approved was a Resolution to execute a memorandum of understanding with The Boys and Girls Club of Aurora for a possible land donation adjacent to Garfield Park.

City government of Aurora documents show this Memorandum of Understanding with the Boys and Girls Club of Aurora (hereinafter “BGCA”) will start the first steps in a land donation of the land adjacent to Garfield Park.

The BGCA is looking for centrally-situated land to build a new club to serve the youth of Aurora. Entering into this agreement will allow the BGCA to perform due diligence on the donated land before expending any resources on professional design services.

The City government owns a plot of land adjacent to Garfield Park. The City has been in discussions with BCGA on constructing a facility on this plot of land. Aurora is the second largest city in the State and is the only city in the top 10 population that does not have access to its own club. The BGCA would offer structured, high-impact, programs and opportunities for local youth throughout Aurora as well as partnering with local and national partners to provide additional opportunities to the youth. A centrally-situated club will provide a safe place, provide emotional support, provide mentors, and help kids succeed in school.

This agreement would allow BCGA the ability to make inspections of the property and complete due diligence prior to the land being donated. Any final agreement for the donation would require a donation agreement which would go through City Council and require all the requisite permits and approvals. Additionally, any buildings on that property would have to be approved by the City Council.

The land that would be donated (at a later date and through a separate action) would provide a clubhouse that would have spaces for a recreation center, library, sensory room, STEM lab, game room, teen center, workforce redevelopment center, art room, and a kitchen and café. This building would be approximately 45,000 square feet at the donated property. It would serve approximately 450 K-12 youth a day and would be free of charge after school Monday through Friday and from 8 a.m. – 7 p.m. in the Summer. This initial agreement is the first step in making the club a reality.

Impact statement: This resolution would not create a significant impact on City staff members or services. This agreement allows the BGCA the ability to complete due diligence on the land that would be donated prior to executing an official agreement to transfer the land.

• Approved was a Resolution authorizing the City to accept a grant award of $294,657.51 from the U.S. Department of Justice COPS Office to enhance the Aurora Police Department Crisis Intervention Unit.

City government of Aurora documents show the purpose is to obtain City Council approval of a grant to be used to enhance the Aurora Police Department Crisis Intervention Unit.

The Aurora Police Department is committed to a social worker co-response model which allows mental health professionals and police officers to work together to service members of the community and their families who are suffering a mental health crisis.

The Aurora Police Department was awarded a grant offered through the U.S. Department of Justice Community Oriented Policing Services Office, which would aid in the expansion of a co-response model, the Crisis Intervention Unit.

This grant will provide $294,657.51 over a 24-month period from 9/2022 through 10/2024 and is intended to pay for social workers at the Aurora Police Department, employed through the Family Services Agency of Greater Elgin, and provide the necessary training to APD police officers assigned to the Crisis Intervention Unit.

Payments made in relation to this funding award will be paid from account number 101-3536-421.50-50.

The City has authorized $140,000.00 to enhance the Crisis Intervention Unit in a Decision Package for the 2023 budget.

Those funds will be used to aid in costs that are ineligible under the DOJ grant, such as infrastructure improvements and miscellaneous operational costs, and can be found in account number 101-3536-421.32-99.

There will be no supplantation or comingling of operational and grant award funds in support of the Crisis Intervention Unit enhancement project.

This resolution must be approved and signed to properly execute the agreement and to begin implementing the project.

• Approved was a Resolution authorizing a two-year project management professional services agreement with Crowe LLP, 225 W Wacker Drive, Chicago, (“Crowe”) in an amount of $392,000.

City government of Aurora documents show as the City continues an aggressive digital transformation timeline and improvement of City technical services, the need for additional project management capacity has become necessary to ensure quality delivery of medium-to-large-scale complex projects.

City IT project managers have successfully delivered many projects in recent years and will continue to do so. However, with several key projects due to be delivered in 2023, 2024 and 2025, IT Project Managers are beyond existing capacity. IT is attempting to meet the delivery demands of upcoming projects by engaging with Crowe for an on-demand service.

The City has successfully collaborated with Crowe, LLP on past and current projects. This expertise and knowledge of existing City systems will ensure that projects are delivered efficiently.

Included below is a sample of various projects Crowe have successfully delivered over the last decade. These primarily represent Project Management, Business Analysis, and various Assessments / Strategy / Planning projects — just about any of the below would be included in the PMO as a service offering as part the ‘menu.’

Project Name Approx. Project Dates

NIBRS Implementation / Upgrade Fall 2021-Spring 2023

Open Data Strategy Fall 2021 – Spring 2022

IT PMO / PMO Toolkit Summer 2019 – Fall 2020

(Included Q1 2021 IT Strategic Plan update)

BenTek Online Benefits Enrollment Fall 2019

Everbridge Emergency Notification System Fall 2018

IT Strategic Planning / IT Roadmap Feb – July 2018

FOIA Process Improvement Jan – Mar 2018

(Next Request Implementation)

Payroll Department Process Analysis Feb – Aug 2017

Public Safety CAD/RMS Implementation 2016 – 2019

IT Reorganization 2014/15

Utilizing Crowe on an as-needed basis to manage project implementations has ensured consistent delivery of projects and programs as Crowe’s existing knowledge of City software and processes are highly valuable in each engagement. This has shown to be very valuable in developing city-wide initiatives like the IT Strategic Plans which Crowe helped create and maintains bi-annually. Crowe is managing the implementation of city-wide scheduling and timekeeping solutions including business process mapping and the integration of the timekeeping solutions with the existing payroll system. It is with mission critical solutions as described here that staff members desire to continue to partner with Crowe.

Crowe’s consulting subscription service allows flexibility for the City to engage Crowe for project management support on an as-needed basis for upcoming software implementations, as well as other ad hoc project management to support the City of Aurora’s IT Project Management Office. Additionally, Crowe brings Project Management Institute (PMI) trained professionals to manage delivery of City IT projects.

Crowe’s public sector focus and commitment to providing a dedicated team to Aurora make them unique in the project management space.

Note: The $392,000 estimation represents a range over 1,400 hours for the duration of the 2 years depending on resource.

Utilizing Crowe on an as-needed basis using this to manage project implementations will ensure consistent delivery of projects as Crowe’s existing knowledge of city software and processes will be highly valuable in each engagement.

Crowe’s consulting subscription service allows flexibility for the City to engage Crowe for project management support on an as-needed basis for upcoming software implementations, as well as other ad hoc project management to support the city of Aurora’s IT Project Management Office. Additionally, Crowe will bring Project Management Institute (PMI) trained professionals to manage delivery of City IT projects.

The contract will be a two year contract with optional two 1-year extensions upon mutual agreement. Estimated costs for optional year 3 would be $205,800.00 and optional year 4 would be $216,000.00.

A budget transfer will be required into account 101-1282-419.32-80 for these services in 2023 and will be budgeted for future years.

Impact statement:

IT project management staff members are over utilized. Upcoming projects will face delays if outside project management services are not provided.

• Approved was a Resolution establishing a fee schedule for raffle licenses, related to Chapter 25, Sec. VIII, “Raffles” of the Code of Ordinances.

City government of Aurora documents show the purpose is to implement and maintain raffle fee provisions by separate resolution and clarifying the fee structure.

Historically, fees for raffle licenses have been set by ordinance. When fees are set by ordinance, subsequent changes to the fee schedule require the passage of a new ordinance and updating of the online code of ordinances. Other fees in the city are also set by resolution, such as this proposal for raffle fees.

At this time, if fees are modified, the ordinance must be updated, and the online code of ordinances must be changed to reflect the fee amendments. Setting fees via separate resolution is more efficient than amending the ordinance and changing the online code of ordinances.

The proposed amendment will clarify the fee amounts. It is unclear what fee is to be charged for raffles with an aggregate prize value of $500.01 through $500.99 or with an aggregate prize value of $5,000.01 to $5,000.99. Staff members are not proposing a change in the fee amounts, but is merely asking to clarify the existing amounts to be charged.

This amendment is designed to streamline the process of setting fees for Raffle applications and make progress toward a consistent citywide process for license and permit fees.

• Approved was a Resolution approving the purchase of 48 Tecton jury base armless chairs and 40 Tecton chairs on casters from Group Management Office Furniture of Aurora, Ill., through the National Cooperative Purchasing Alliance contract #07-116 in the amount of $58,967.40.

City government of Aurora documents show the purpose is to purchase replacement chairs for the Aurora Police Department Community Room. These chairs are used by City government and police staff members, as well as community members, and are being purchased to replace worn chairs that have reached the end of their useful life in the community room.

The 2023 budget included a decision package from the Aurora Police Department to replace chairs in the police department community room. The current chairs in the community room are worn and squeaky to distraction, and many are broken and are at risk of being unsafe for use.

During the budget cycle, it was noted that the chairs in the APD community room have been in service for over twelve years and were in need of replacement. These chairs receive regular use by both City government and police staff members, as well as regular community meetings and outside agency training events. It was noted that many chairs were broken and became concerned that future use would render these chairs unsafe for the public and staff members.

City officials found Group Management Office Furniture, an Aurora business that participates in the NCPA Cooperative agreement and is a vendor that has provided reliable service to the Aurora Police Department and the City of Aurora in the past. Group Management Office Furniture demonstrated that they are able to meet the needs of the police department and will provide these needed chairs through this turnover period.

A decision package was approved and funding is available in the 2023 budget in account 101-3536-421.61-41.

Local preference does not apply when using a cooperative purchase program.

• Approved was a Resolution authorizing the City to accept a grant award of $24,658 from the Morton Arboretum for the 2023 Chicago Region Earmark Urban and Community Forestry Support in the Chicago Region Grant Program with the City to contribute matching funds of $8,261 to improve the forest health of the downtown.

City government of Aurora documents show the purpose is to obtain City Council approval of a grant to be used to improve the tree canopy and forest landscape and health of the downtown.

The City government continually strives to expand and improve the tree canopy downtown. The landscape of this area presents several challenges including limited open space, steep riverbanks, invasive tree species and mature trees in need of particular care.

The grant will provide $24,658 (75%) of funding and the City will fund $8,261(25%) for a total improvement of $32,919 to the forest health of downtown. The funds will be used for the following: planting and care of 34 new trees, pruning 10 existing trees, removal of invasive species between the bike path and the river, and professional development training for all Downtown Services staff members, including IAA Advanced Tree Site and Selection Certifications for the two Horticulturists. The labor costs for staff members to attend training will cover and complete the required matching funds from the City.

Grant work is expected to start in July 2023 and be completed in fall 2024. The grant period runs through August 2025.

Funding for the grant will require a budget amendment of $24,658 for expenses from accounts:

101-4030-418-38-05 Contracted Services $14,369

101-4030-418-42-01 Education Training $1,500

101-4030-418-65-40 Trees $7,829

101-4030-418-61-22 Landscaping Supplies $750

101-4030-418-65-21 Mulch $210

• Approved was a Resolution authorizing the acceptance of the low bid from F.H. Paschen, S.N. Nielsen & Associates LLC, for the renovation of the Human Resources Department office for $683,500.00 plus a ten percent (10%) project contingency amount of $68,350.00.

City government of Aurora documents show the purpose is to enhance the functionality, security, and appearance of the City’s Human Resources Department offices.

The City’s Human Resources Department offices are on the first floor of City Hall, at 44 E Downer Place, Aurora, IL 60507. The office space is antiquated, with an awkward allocation of space, and inadequate infrastructure to accommodate the current needs of the City. The entire office would be best served with a complete renovation, which would greatly improve functionality, infrastructure, and security.

The City retained Kluber Architects + Engineers to provide plans for a renovation. After review and approval of the renovation design plans, the City published solicitation 23-19 “Human Resources Department Interior Renovations” on March 24, 2023. Responses were received from the following companies:

R.C. Wegman Construction Co. (Aurora, Ill.)

KWCC, Inc. (Montgomery, Ill.)

Industria, Inc. (Des Plaines, Ill.)

FH Paschen, S.N. Nielsen & Associates LLC (Chicago, Ill.).

Although the City’s current Job Order Contracting (JOC) program is a viable source for implementing this renovation, projects are occasionally advertised for bid in order to demonstrate the value of the JOC program.

On April 19, 2023, the received bids were publicly opened and F.H. Paschen, S.N. Nielsen & Associates LLC, the City’s current JOC contractor, submitted the lowest responsible bid of $683,500.00. A ten percent (10%) contingency of $68,350 will be added to this project.

The bid was subject to the Local Preference Ordinance; however, no Aurora contractor was within five percent (5%) ($34,175).

Monies for this project are available in account 354-4411-417.73-40 (C138).

F.H. Paschen has no outstanding debt with the City.

• Approved was a Resolution to award the contract for the 115-125 S. Fordham Avenue and Lancaster Avenue Sanitary Sewer Improvements project to Stokes Excavating, Inc. in the amount of one hundred sixty thousand, six hundred eighty dollars and zero cents ($160,680.00).

City government of Aurora documents show the purpose is to provide separate sanitary services for properties that have a combined sanitary service that is partially situated on private property.

This project is on the west side of S. Fordham Avenue south of Garfield Avenue at specifically address 115, 119, 121 and 125. The City’s Water and Sewer Maintenance Division was previously notified by several homeowners at each location regarding basement back-ups that occurred. After some investigation, the Engineering Division determined that multiple services are tributary to an insufficiently sized 6” collector sewer on private property behind these houses. This 6” sewer travels west and connects to the S. Commonwealth Avenue sanitary sewer. These current configurations do not meet the Illinois Environmental Protection Agencies sanitary sewer design standard specifications. The City is proposing to install new sanitary services so that each property will have a separate service to a public sanitary sewer as required by the IEPA. Temporary construction easements will be obtained where it will be necessary to perform work on private property. It is anticipated that each house has a lead water service that will be replaced and one service on the east side of the street that will be disturbed as part of the construction.

Four bids were received, opened, and read aloud on May 31, 2023. The lowest total bid in the amount of $160,680.00 was submitted by Stokes Excavating, Inc. The sanitary sewer improvements ($130,680.00) will be funded with account 510-4063-511-73-14 which has a 2023 budget of $7,320,000.00 (IB018) and the water service replacements ($30,000.00) will be funded with account 510-4058-511-73-02 which has a 2023 budget of $5,345,341.38 (IC080). This contract is subject to the local vendor preference ordinance. However, none of the contractors submitting bids were eligible according to the requirements listed in the ordinance.

Impact statement:

115-125 S. Fordham Avenue between Garfield Avenue and Kensington Place will be closed to thru traffic for a couple of weeks during construction. There will not be a stoppage in sanitary sewer service during the duration of the project.

• Approved was a Resolution authorizing a two-year Ward 2 Residential Property Improvement Grant Program in the amount of $25,000 per year to assist qualified residents with driveway and fence projects in Ward 2.

City government of Aurora documents show the purpose of this program is to help residents of Ward 2 correct code violations and improve the safety and appearance of their homes.

Eligible homeowners include Aurora’s Ward 2 residents who live in their homes and are low income.

Alderwoman Juany Garza and Ward 2 have offered the Fence/Landscaping Improvement Program for over ten years. In response to requests by residents in the 2nd Ward, alderwoman Garza and the Ward 2 Committee have decided there is a need for eligible residents to improve their driveways and fences. This new program will enhance the curb appeal of homes.

Work covered by this grant includes the removal of existing chain link fence from the front yard and replacement at the proper setback line with wrought iron in any design up to a maximum of five (5) feet back along each side of the house. The applicant will choose asphalt or concrete to repave or repair the driveway within permitted requirements and procedures of the Building and Permit Department.

Funds are available in the Ward 2 Special Programs Account 312-1350-419.50-99. Vendors will be paid up to $4,999 per qualified address from this account within budget constraints.

Impact statement:

Work will be done on private property and should not disrupt traffic or cause road closings.

Minimal work may be needed from Buildings and Permits regarding necessary permits and from Purchasing regarding vendors and processing the purchase orders.

• Approved was a Resolution authorizing the Ward 5 Residential and Nonprofit Grant Program.

City government of Aurora documents show the 5th Ward alderman shall receive, review and approve requests for grants for community wide enhancements and or improvements to benefit the 5th Ward.

Since 2015, alderman Carl Franco has continued the Residential and Nonprofit Grant Program.

Applications will be accepted on a first-come, first-served basis and funds will be distributed based on availability of annual budgeted funds at the discretion of the 5th Ward alderman. With a minimum threshold of $1,000.00 and up to $15,000.00.

Grants will not be considered for public improvements or enhancements if applicant is also utilizing an existing city program whereby applicants are receiving assistance or compensation from said program. Grants are not meant for commercial use or individual home improvements and hence requests for such will not be considered.

Applicant will be reimbursed from the Ward 5 grant account 315-1350-441.50-50, while funds are available, not to exceed $25,000.00 annually. Program will not be extended past the current aldermen’s term.

Impact statement:

Ward 5 Residents and Nonprofit organizations will benefit by improving their community.

• Approved was a Resolution authorizing the Ward 8 Residential and Nonprofit Grant Program.

City government of Aurora documents show the 8th Ward alderwoman shall receive, review and approve request for grants for community wide enhancements and or improvements to benefit the 8th Ward.

Alderwoman Patty Smith established the 8th Ward Residential Grant Program in 2021 to assist with community enhancements and improvements.

Applicants will be reimbursed from the Ward 8 grant account 318-1350-419-50.50, while funds are available, not to exceed $25,000.00 annually.

Applications will be accepted on a first come, first serve basis and funds will be distributed based on availability of annual budgeted funds at the discretion of the 8th Ward alderwoman. With a minimum threshold of $1,000 and up to $15,000.

Approved tree requests not fulfilled in the City Spring or Fall planting can be considered for this grant. Said trees are limited to parkway trees and will follow the City of Aurora selection and planting.

Grant will not be considered for public improvements or enhancements if applicant is also utilizing an existing city program whereby applicants are receiving assistance or compensation from said program.

Impact statement:

Ward 8 Residents will benefit by improving their community.

• Approved was an Ordinance amending Chapter 22 Code of Ordinances pertaining to harassment and discrimination prohibitions requesting approval of a non-discrimination ordinance for City officers, employees, appointees and in City contracts.

City government of Aurora documents show the purpose of this ordinance to protect and safeguard the rights and opportunity of all persons to be free from all forms of discrimination, including discrimination based on real or perceived race, color, religion, national origin, sex, sexual orientation, gender identity, disability, or familial status.

This ordinance demonstrates the City government’s commitment to promoting the public health and welfare of all persons who live and work in the city of Aurora. Chapter 22 only has the Human Relations Commission ordinance. The City is looking to enhance this Chapter with this ordinance.

A non-discrimination ordinance establishes a legal framework that prohibits discriminatory practices in several areas. It sends a clear message that discrimination is not tolerated. In addition, the ordinance aligns with the mayor’s objectives of promoting equity, diversity, and inclusion.

City officials are looking to update internal policies through the human resources handbook to adopt policies that promote non-discrimination.

Fostering inclusion creates an environment where individuals can freely express themselves, participate in and contribute to the overall well-being of Aurora. From an economic development perspective, establishing clear protections against discrimination enhances the city’s reputation and appeal thus attracting businesses, investment, and talent.

• Approved was an Ordinance establishing the Music, Events, and Entertainment (MEE) Commission under Chapter 2, Article VI of the Code of Ordinances.

City government of Aurora documents show the purpose is to create an advisory commission comprised of a diverse, knowledgeable group of members serving in an advisory capacity to the city council concerning the needs of the events and entertainment community in Aurora.

The MEE commission will be tasked with creating and maintaining a public calendar home to all live performance events citywide. The commission will also work with live performance artists, including but not limited to, poetry, comedy, music (instrumental, vocal and DJ) to find locations for them to perform.

The format, mission and goals of this board align with other current city boards, commissions and councils.

This advisory commission will be tasked with the following:

Organizing, supporting and/or promoting live entertainment in Aurora;

Create and manage a master calendar of all live performances that is accessible to the public;

Host public meetings to learn more about matters that affect the live performance community in Aurora;

Make appropriate recommendations to the City Council regarding the growth of the live performance community in Aurora.

This commission will fill a gap in the city’s current host of arts-based boards/commissions. The goal will be for this commission to work in concert with the other groups.

• Approved was an Ordinance amending Chapter 25, Article VIII of the Code of Ordinances pertaining to raffles.

City government of Aurora documents show the purpose is to conform the language in Chapter 25, Article 25-VII of the Code of Ordinances with current Illinois law.

The City Raffle Ordinance was last updated in 2014. The Illinois Raffles and Poker Runs Act, 230 ILCS 15 has been updated several times since 2014. The current Illinois Raffles and Poker Runs Act expands the type of organizations eligible to conduct Raffles and Poker Runs beyond what is contained in the 2014 version of the ordinance.

Illinois law identifies the following businesses as eligible for raffle licenses; religious, charitable, labor, business, fraternal, educational, veterans’, or other bona fide not-for-profit organizations. The current City code does not specifically identify “business” or “other bona fide not-for-profit organizations” as eligible for a raffle license. The current code also does not define these organizations, therefore, the proposed amendment incorporates the definitions of eligible organizations into the code for clarity. The current code does not reference Poker Runs, however, it is important to define poker run because staff members occasionally receive questions on the subject. Inclusion of the definition and direction in the code for those wishing to conduct a Poker Run will make the process easier for the public. The proposed amendments will also provide clarity as to the ability for additional non-profit fundraising, law enforcement, and fire protection agencies to obtain raffle licenses, in conformity with Illinois law.

The proposed amendments also provide a mechanism for those applicants with a prior felony conviction to appeal the denial of a raffle license based on said conviction(s).

The proposed changes will make this section of the Code of Ordinances consistent with Illinois law, 230 ILCS 15.

• Approved was a Resolution authorizing the execution of a property purchase and sales contract for property at 101 N. Lake and 102 N. River Street, Aurora, Ill.

City government of Aurora documents show this resolution will facilitate the acquisition of strategically situated vacant property, and the facilitation of the redevelopment of the property that also conserves downtown public parking, especially when events are occurring at River Edge Park and/or the Paramount Theater.

The properties, at the northeast corner of Lake Street and New York, are parcels at a key gateway into Downtown. They have come on the market within the last year. These properties became available as a result of the merger of West Suburban Bank with Old Second Bank. Having such large and visible gateway properties become available provides the City with a significant redevelopment opportunity. As noted above, controlling the property also helps ensure adequate parking in the downtown. The City wants to assure that the properties find their highest and best use that enhance the Downtown area.

For decades the City of Aurora has planned to improve this area of the Downtown especially moving north of New York Street towards Wilder Park. One example of City Strategic and Comprehensive Plans includes the 2017 Downtown Master Plan. Staff members have worked both internally and with the assistance of consultants to further plan for the northwest area of the downtown that could potentially become a new district that has a unique character and feel. In order to make visionary plans a reality, the City needs to manage capital (this property), explore partnerships, and create a culture for investment accountability.

The City plans to continue the strategy of supporting a mix of uses in the downtown that includes residential (affordable and market rate), restaurants, community facilities, office, open space, commercial and retail uses. As a gateway into the Downtown, examples of highest and best uses for this property include restaurants or retail.

Purchasing these properties is a strategic move in the downtown. The City’s intention will be to control the property to be able to convert the now vacant financial institution to an active restaurant or retail space (for example) which will further enhance the downtown. The new businesses envisioned will also fit well with attendees at River Edge Park and the Paramount Theater, which are both within proximity of the properties.

Strategically, if this property is purchased by the City, a portion of the property could also be maintained for public parking. At this time, nearly half of the site is used for public parking that is convenient for the adjacent Restaurant Row, and nearby RiverEdge Park and the Paramount.

The City has negotiated a sale price with the seller of $1,600,000 from the original $2,000,000 listing price. In order to obtain the discounted price of the property, the City must close on or before June 30, 2023. After that date, the purchase price increases to $1,700,000. The City has valued the property using the expertise of Valbridge Property Advisors, at a minimum fee simple value for the land alone of $2,250,000 and a building value of $400,000 (maximum value is $2,650,000 land and $500,000 building). This value compares favorably to the City’s valuation of the properties being developed for the Windfall Development and the DAC development:

Windfall property: 2.9 acres valued at $1.6 million per the approved redevelopment agreement

DAC property: 2 acres purchased at $1.8 million

These comparables along with the valuation done by Valbridge show that the $1.6 million purchase price is below both the valuation price and the original asking price by the seller by 20%. Beyond this price point alone City staff members of Economic Development and Central Services departments have inspected the building and conclude that it is serviceable for future development and does not have material infrastructure defects. Finally, the site has an EPA Phase I and II environmental site assessment done in 2022 by the Environmental Services Group, Ltd, with no further investigation, hence remediation, needed. In summary, this transaction is an investment in the downtown wherein the City will use one asset (city funds) to acquire another asset (the property). The future potential use of this property will need to provide a return on this investment in the same way the city has calculated recent development agreements that included land in the project.

Funding for this purchase is provided in the 2023 approved budget in the Gaming Tax fund account number 215-4411-417.71-01 Capital Outlay-Land. A budget amendment of approximately $425,000 to this account will be necessary and will be brought forward to the City Council at a later date.

Impact statement:

Controlling these properties will provide the City with the opportunity to plan for and implement a highest and best use for this key gateway into the Downtown. If the properties are sold to a private party, the future use may not be in the best interest of the City as a whole for the strategic development of the downtown and the ability to provide public parking will be negatively impacted. Future development of this site will increase the City’s real estate tax base both at this property and, by encouraging investment development in the surrounding area.

• Approved was an Ordinance amending the annual budget for the fiscal year beginning January 1, 2022 and ending December 31, 2022 (amendment #2 for the 2022 fiscal year).

City government of Aurora documents show the purpose is to obtain the City Council’s approval of a proposed amendment to the 2022 City Budget.

Pursuant to 65 ILCS 5/8-2-9.1 through 9.10, the City of Aurora operates under the budget system of government finance. The City Council adopted the 2022 budget December 7, 2021 through the passage of Ordinance No. O21-066.

While the city attempts to anticipate all potential expenditures for a fiscal year when that year’s budget is developed, circumstances occasionally arise that require expenditures that were not contemplated in the original financial plan. 65 ILCS 5/8-2-9.6 permits a municipality operating under the budget system to amend its annual budget by a two third’s vote of its governing body.

The City Council approved a previous amendment to the 2022 City Budget July 12, 2022.

The proposed ordinance would provide for certain changes in the 2022 City Budget. Below is an explanation for each change. The item numbers discussed below correspond to the item numbers assigned to each change.

Items 1 through 2 and 23 through 27: HOME Program (offsetting revenue and expenditure increases totaling $2,093,200). These items adjust the budget for the actual annual HOME Program allocation and the additional HOME ARP allocation to the city. At the time the 2022 budget was prepared, City officials did not have final allocation information. The amounts included in the original 2022 budget reflected only an estimate of the allocation.

Items 3 and 28 through 31: CDBG COVID Program (offsetting revenues and expenditures increases totaling $913,800). These items adjust the budget for the COVID-19 CDBG funding allocation to the city.

Items 4 and 32 through 38: Block Grant Fund (offsetting revenues and expenditures increases totaling $1,571,000). These items adjust the budget for the actual annual CDBG Program allocation to the city. At the time the 2022 budget was prepared, City officials did not have final allocation information. The amounts included in the original 2022 budget reflected only an estimate of the allocation.

Items 5 and 40: Economic Development, TIF # 4 Bell Gale Fund (offsetting revenue and expenditure increase of $9,100). This item provides for the payment of redevelopment costs for the Bell Gale project for which the developer qualified for reimbursement under Resolution No. R12-239. Adequate fund balance was available in the fund to cover the costs.

Items 6 and 12: Transfer from General Fund to Capital Improvements Fund (offsetting revenues and expenditures increases totaling $10,000,000). These items provide resources to the Capital Improvements fund to cover capital projects.

Items 7 and 50 through 56: Debt Service Fund (increase revenue of $15,660,000 and expenditure increase of $601,300). These items adjust the budget to account for the 2022 A GO bonds the city issued for various capital improvement projects.

Items 8 and 10: Transfer from General Fund to Property and Casualty Fund ($4,500,000). These items provide resources to the Property and Casualty Fund to cover the accrued costs associated with property and casualty insurance claims.

Items 9 and 11: Transfer from the General Fund to the Employee Compensated Benefits Fund ($6,000,000). These items provide resources to the Employee Compensated Benefits Fund to cover the accrued costs of severance and sick leave.

Items 3 Non-Departmental, General Fund (expenditure increase of $500,000). This item adjusts the budget to account for the intergovernmental agreement the city has with the Aurora Public Library for the allocation of PPRT.

Items 14: Professional Fees/ Test New Hires, Human Resources, General Fund (expenditure increase of $42,000). This item adjusts the budget to account for the testing services for the hiring of new police and fire officers.

Item 15: Special Programs/Other, Economic Development, General Fund (expenditure increase of $50,000). This item provides for funding of the economic development agreement with Aurora Mart LLC (R21-165).

Items 16, 17 and 19: Salaries/Full-Time/Prior Year Retro, Various Departments, General Fund (expenditure increase of $2,727,000). These items provide for the payment of retroactive pay increases related to the settlement of collective bargaining agreements.

Item 18: Salaries/Overtime Sworn, Police Department, General Fund (expenditure increase of $2,001,200). This item provides for overtime costs that were greater than expected. Increases in the number of officers retiring and officers in training generated requirements for scheduling other officers to work.

Items 20 through 22: Equipment services Fund- Equipment and Fuel (expenditure increase of $744,000). These items serve to adjust the budget for the cost of fuel for city vehicles that was greater than expected during the year and to adjust the budget for the cost of automotive parts for repairs.

Item 39: Economic Development, TIF #14 Lincoln/Weston Fund (expenditure increase of $4,500,000). This item adjusts the budget to account for the economic development agreement for the Copley Development project.

Item 41: Economic Development, TIF #7 W Farnsworth Fund (expenditure increase of $424,800). This item adjusts the budget to account for the redevelopment agreement with the Pizzuti project.

Item 42: Economic Development, TIF #18 DAC Fund (expenditure increase of $963,000). These items adjust the budget to account for the redevelopment agreement with the DAC Development LLC.

Items 43 and 44: Equitable Sharing Treasury Fund (expenditure increases totaling $20,500). These items provide for the payment of costs for expendable tools and equipment to support law enforcement activities that were not initially budgeted for the year.

Item 45: ARPA Fund (expenditure increases totaling $5,500,000). This item serves to adjust the budget for the ARPA grant to provide financial assistance to the Aurora Civic Center Authority.

Items 46 through 49: 2017 General Obligation Bond Fund (expenditure increases totaling $3,784,900). These items adjust the budget for capital expenditures for neighborhood street projects reclassified to the 2017 GO Bond fund, which closed the fund out at the end of 2022.

Item 57 through 60: Property and Casualty Fund – Liability Claims (expenditure increase totaling $2,534,000). These items serve to adjust the budget for the payment of costs associated with general liability claims that were higher than expected during 2022. Adequate monies were available in the fund for the claims.

Item 61: Employee Health Insurance Fund (expenditure increasing totaling $140,000). The increase is due to the number of employees moving to the high deductible plan.

Item 62: Employee Compensation Benefits Fund (expenditure increasing totaling $602,200). This item serves to adjust the budget for the accrual of costs associated with employee severance, especially for firefighters and police officers, which were higher than expected during 2022. Adequate monies were available in the fund for the accrual of the costs.

• Approved was an Ordinance amending Section 48-57 of the Code of Ordinances, City of Aurora, effective July 1, 2023, and establishing the utility rates for water and sewer services provided within the City thereafter.

City government of Aurora documents show the purpose is to obtain the City Council’s approval of a proposed ordinance that would adjust the city’s rates for water and sewer service on July 1, 2023 and 2024.

For the past several years, the city has adhered to the practice of adjusting its rates for water and sewer service moderately each year rather than imposing larger increases at irregular intervals. The City has a history of making rate adjustment decisions taking into account prevailing economic conditions. The City froze utility rates during 2020 and implemented a modest rate adjustment in 2021 to respect the financial hardships experienced by residents and businesses during the COVID pandemic.

Operating and capital maintenance needs did not decline during that period, and in fact the City experienced significant cost increases in certain areas such as chemicals, electricity, and system maintenance. The cost of chemicals has increased by 90% since 2021 and budget adjustments are frequently necessary to account for these increases. The City needs to adjust rates to keep pace with the cost increases that have occurred since the pandemic when rates were frozen and adjustments kept to a very low level.

Staff members are proposing modest rate adjustments that address operating needs of the system and provide for implementation of 70% of the Capital Improvement Plan. This rate structure allows for a prudent level of funding for system operations and maintenance while simultaneously respecting and acknowledging the recent inflationary trends that residents have been experiencing. This structure is based on a cost of service model as described in the narrative. The cost of service model was provided by a previous rate study consultant.

A history of the city’s Class 1 water and sewer service rates per 100 cubic feet of water consumed (i.e., the consumption charge rate) since 2013 is shown below.

Effective Date Rate* Amount of increase Percentage increase

September 1, 2013* $4.40 $0.03 0.69%

July 1, 2014* $4.65 $0.25 5.68%

July 1, 2015* $4.80 $0.15 3.23%

July 1, 2016* $4.95 $0.15 3.13%

July 1, 2017* $5.05 $0.10 2.02%

July 1, 2018* $5.15 $0.10 1.98%

July 1, 2019 $5.35 $0.20 3.88%

July 1, 2020** $5.35 $0.00 0.0%

July 1, 2021 $5.50 $0.15 2.80%

July 1, 2022 $5.80 $0.30 5.45%

July 1, 2023 $6.20 $0.40 6.90%

July 1, 2024 $6.60 $0.40 6.45%

*Applicable to residential customers.

**Rate deferred due to COVID 19 pandemic.

In order to address the anticipated operating and capital needs of the water and sewer system, the Water and Sewer Fund requires an aggregate revenue increase of 6% for 2023-24 and 6% for 2024-25. The current water rate structure includes a basic fixed fee (availability charge) and a water use/consumption rate (volume rate).

A typical household water customer consumes approximately 12 ccf per bi-monthly billing period. This equates to a bill, on average, of about $90.65. With the proposed rates, this will increase by $4.80 to $95.45 per bi-monthly bill effective July 1, 2023. This customer would see their bill increase to $100.25 effective July 1, 2024 under the proposed rate structure.

Because the rate study is proposing no increase to the availability charge of $21.05, customers who use less than the average will see a lower impact to their bill. For instance a customer who uses 600 cubic feet of water will see their bill change from $55.85 to $58.25 which represents an increase of $2.40 per bill.

Seniors qualifying for the Senior Exemption would see an even smaller increase in their bills. The Senior Exemption provides a credit of 50% of volume charges for water and service. Beginning July 1, 2023 a qualifying senior would experience a bill changing from its current level of $38.45 to $39.65, an increase of $1.20 each 2 months. Effective July 1, 2024, the bill for qualifying senior citizens would increase to $40.85 every 2 months assuming 600 cubic feet of water use.

The proposed rates would provide an estimated $2.287 million additional revenue in the next year and $2.425 million in the following year.

Consistent with the City Council’s efforts to remove “temporary” information such as water and sewer rates from the City Code, this ordinance will continue the practice of adopting the water and sewer rates by exhibit (which will not be codified) and remove all previously established water and sewer rates from the Code altogether.

• Approved was an Ordinance establishing a conditional use planned development, approving the Hollywood Casino Plan Description and amending Chapter 49 of the Code of Ordinances, City of Aurora, by modifying the zoning map thereto from B-3 Business and Wholesale District and M-1 Manufacturing – Limited District to B-3(C) Business and Wholesale District with a Conditional Use Planned Development for the property at West side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard.

City government of Aurora documents show the Petitioner, HC Aurora, LLC, is requesting the establishment of a conditional use planned development, and to change the underlying zoning district for a portion of the property from M-1 Manufacturing – Limited District to B-3 Business and Wholesale District on the property on the west side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard.

The existing Hollywood Casino at 1 West New York Street has been operating for nearly 30 years. However, due to a variety of factors including the steady decline in revenue at the Casino’s current location and changes in gaming trends, the Petitioner, working with the City, started to investigate alternative locations for a new casino.

On October 25, 2022, the City Council approved a Redevelopment Agreement with Penn Entertainment for the Hollywood Casino Development by Ordinance O22-072 for a new casino, hotel, and entertainment venue for the property on the west side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard.

The Property is made up of several parcels containing approximately 18.68 acres. The parcels along Farnsworth Avenue are now mostly vacant, which consisted of a former car dealership, the Fox Valley Inn and the Motel 6. The Papa Bear restaurant, which has been closed for several years due to a fire, and the properties along Church Road, consisting of the Gaslite Manor Banquets and C Club, will be demolished as part of this development. A portion of the parcels are zoned B-3 Business and Wholesale District, and the other parcels are zoned M-1 Manufacturing – Limited District.

The Petitioner is requesting the establishment of a Conditional Use Planned Development, and to change the underlying zoning district for a portion of the property from M-1 Manufacturing – Limited District to B-3 Business and Wholesale District. The details include the approval of a Plan Description that outlines specific requirements and allows for modifications to the zoning ordinance and building code amendments to permit for the construction of a casino, hotel, and entertainment venue. Specifically, the Plan Description establishes additional permitted uses, modifies certain bulk restrictions, which include the reduction of setbacks and establishment of parking requirements, and describes the public improvements that will be completed as part of this development. The plan description also modifies certain building code amendments allowing the sound transmission to revert to the standard language in the International Building Code (IBC) and allows for different building materials for the hotel building. Lastly, it establishes a special sign district to allow for a cohesive sign package consisting of regulations for ground signage including monument signs and directional signs and wall signage including identification wall signs and a number of large digital wall signs.

Concurrently with this proposal, the Petitioner is requesting approval of a Preliminary Plat and Plan. The proposed Preliminary Plat allows for the consolidation of several parcels into one lot and dedication of right of way along Church Road, Bilter Road and Farnsworth Avenue.

The details of the Preliminary Plan request include the construction of new modern casino with approximately 224-room hotel and entertainment venue. The casino includes approximately 1,200 gaming positions and a Barstool Sportsbook. The entertainment venue consists of approximately a 12,000 sq. ft. ballroom, 5,000 sq. ft. meeting rooms, and a 13,000 sq. ft. event courtyard. The proposal also includes a spa and a variety of high-quality bars and restaurants within the hotel and the casino.

The proposed access to the property is via Farnsworth Avenue, Bilter Road, Church Road, and Corporate Boulevard with the two main access points being off Farnsworth Avenue. The northerly access is restricted to a right-in right-out and the southerly access is a full signalized access, which lines up with the access into the Chicago Premium Outlet Mall. The Preliminary Plan shows a total of 1600 parking spaces on the property with 564 shown as surface parking spaces and 1036 parking spaces within an attached parking garage which is on the south portion of the proposed building. A minimum of 20 parking spaces will have electric vehicle charging stations.

Stormwater management is not required by City Ordinance, however, the Petitioner, will be installing permeable pavers within parking lot at the southeast corner of the development to provide a water quality treatment (BMPs) as part of the design.

As part of the Preliminary Plat and Plan submittal, the Petitioner, was required to submit a traffic study that would estimate the increase in traffic to this region. This traffic study was reviewed by the City of Aurora and HR Green, the City’s consultant, to determine the necessary public improvements required. As part of the approved Redevelopment Agreement, the City is responsible for constructing the roadway improvements for Farnsworth Avenue, Bilter Road and Church Road.

The roadway improvements for Farnsworth Avenue will extend the existing cross section at IL Route 56 south to the tollway ramps. This will generally consist of making a 4-lane roadway into a 6-lane roadway with associated turn lanes and intersection improvements, as necessary.

There are two associated engineering projects ongoing on Bilter Road. Bilter Road is classified as a major collector between Farnsworth Avenue and Eola Road, but the four lane road narrows to two lanes between Premium Outlets Boulevard and the Illinois Prairie Path. The future improvements to this section of Bilter Road include widening, as well as adding curb and gutter, street lighting, a bike path, and a sidewalk. The second engineering project will start at the western limit of Premium Outlets Boulevard and continue west to the intersection of Church Rd and Bilter Rd. The western limit will be the storage length of the intersection improvements as determined through the design process.

The roadway improvements for Church Road will include improvements at the intersection with Bilter Road, including turn lanes and a left turn lane into the Casino property from Church Rd. Southern limits of the Church Road improvement will be just south of the southern entrance into the Casino property. The northern limits will be the storage length of the intersection improvements as determined through the design process.

The construction of the City of Aurora roadway improvements along the casino property frontage is expected to be completed by the end of 2025, prior to the planned casino opening.

The building elevations and signage that are found in the packet are preliminary. These will be fully reviewed and approved as part of the Final Plan and Plat Petition.

Over the last few years, City government staff members have been working collaboratively with the Petitioner to find a suitable location for the Casino that will make it a regional attraction that supports other businesses and provides a revenue source that helps keep property taxes as low as possible for the city’s residential and business community. This location is ideal to help bolster the success of the Casino while having minimal traffic impact being near 1-88 and along an arterial and major collector road.

The City of Aurora held an open house regarding this proposal on May 18th, 2023, with approximately 75 people in attendance.

Staff members have evaluated the proposal with respects to the finding of facts and has found the following:

That the proposed redevelopment should not be unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general welfare as this is an underutilized property within an important commercial corridor. Therefore, it should help strengthen the City’s tax base by providing a revenue stream to the City by a variety of taxes including property, hotel, food and beverage and gaming tax. It also provides additional employment opportunities.

The proposed redevelopment should not be injurious to the use and enjoyment of other property in the immediate vicinity as it should minimally impact the surrounding area with the proposed public improvements that are being constructed. It should also be a benefit as it is bringing additional patrons to the surrounding commercial areas.

The proposed redevelopment should not impede the normal and orderly development as the proposed development is consistent with the surrounding commercial, office, and industrial uses.

There are already adequate utilities, and this property is surrounded by public streets which can serve the proposed development. In addition, there is extensive road improvement being completed as part of the redevelopment.

The proposed redevelopment takes adequate measures to minimize traffic congestion on the public streets. The roadway improvements that are being constructed are designed to not only accommodate the anticipated increase in traffic generated by the relocation of the casino but goes above and beyond and accommodates the anticipated traffic for the year 2050.

Working with the Petitioner, staff members determined the parking requirement being provided is consistent with the other communities.

Penn Entertainment has done its own analysis and has determined that a hotel is feasible and an important part of the casino complex. Because the Casino is the driving force for the hotel demand, a market feasibility study for the hotel was not requested by the City for this project.

The proposed casino complies in all other respects to the B-3 zoning regulations except those modified within the Plan Description.

The proposal is in accordance with all applicable official physical development policies and other related official plans and policies of the City of Aurora as the development promotes the City as a regional center and promotes the construction of new development contiguous to existing development where existing utilities, public roads, and municipal services are available.

The proposal does represent the logical establishment and/or consistent extension of the requested classification as the uses along Farnsworth Avenue are mainly commercial or office uses. In addition, this would be a natural extension of the zoning as half the property is already zoned B-3 Business and Wholesale.

The proposal is consistent with a desirable trend of development in the general area of the property as the area along Farnsworth Avenue is a predominately a commercial corridor.

The rezoning to B-3 Business and Wholesale will allow uses which are more suitable than uses permitted under the M-1 Manufacturing, Limited zoning as the uses along Farnsworth Avenue are predominately commercial uses and not manufacturing or industrial uses.

The rezoning is a consistent extension of the existing land uses and existing zoning classifications and essential character of the general area. The land uses in this area are consistent with the B-3 Business and Wholesale zoning. In addition, half of the property is already zoned B-3 Business and Wholesale so that would be a natural extension.

Policies And Guidelines:

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.

11.01(3) To encourage new development contiguous to existing development.

11.01(5) To guide and promote development to areas where public utilities, public roads, and municipal services are either available or planned.

14.0 To plan and provide for the growth of the City while protecting, conserving and enhancing its social, cultural and aesthetic environment and economic resources.

62.01(5) To coordinate development in the vicinity of major intersections and interchanges with the design of street and highway facilities so as to maintain safe and efficient traffic movement

50.0 To promote sound, diversified and organized industrial, office and commercial growth within the City to widen employment opportunities and strengthen the economic base.

• Approved was a Resolution approving a Preliminary Plan and Plat for HC Aurora Subdivision on the west side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard.

City government of Aurora documents show the Petitioner, HC Aurora, LLC, is requesting approval of a preliminary plan and plat for the property on the west side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard.

The existing Hollywood Casino at 1 West New York Street has been operating for almost 30 years. However, due to a variety of factors including the steady decline in revenue at the Casino’s current location and changes in gaming trends, the Petitioner, working with the City, started to investigate alternative locations for a new casino.

On October 25, 2022, the City Council approved a Redevelopment Agreement with Penn Entertainment for the Hollywood Casino Development by Ordinance O22-072 for a new casino, hotel, and entertainment venue for the property on the west side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard.

The Property is made up of several parcels containing approximately 18.68 acres. The parcels along Farnsworth Avenue are now mostly vacant, which consisted of a former car dealership, the Fox Valley Inn and the Motel 6. The Papa Bear restaurant, which has been closed for several years due to a fire, and the properties along Church Road, consisting of the Gaslite Manor Banquets and C Club, will be demolished as part of this development. A portion of the parcels are zoned B-3 Business and Wholesale District, and the other parcels are zoned M-1 Manufacturing – Limited District.

The Petitioner is requesting approval of a Preliminary Plat and Plan. The proposed Preliminary Plat allows for the consolidation of several parcels into one lot and dedication of right of way along Church Road, Bilter Road and Farnsworth Avenue.

The details of the Preliminary Plan request include the construction of new modern casino with approximately 224-room hotel and entertainment venue. The casino includes approximately 1200 gaming positions and a Barstool Sportsbook. The entertainment venue consists of approximately a 12,000 sq. ft. ballroom, 5,000 sq. ft. meeting rooms, and a 13,000 sq. ft. event courtyard. The proposal also includes a full-service spa and a variety of high-quality bars and restaurants within the hotel and the casino.

The proposed access to the property is via Farnsworth Avenue, Bilter Road, Church Road, and Corporate Boulevard with the two main access points being off Farnsworth Avenue. The northerly access is restricted to a right-in right-out and the southerly access is a full signalized access, which lines up with the access into the Chicago Premium Outlet Mall. The Preliminary Plan shows a total of 1,600 parking spaces on the property with 564 shown as surface parking spaces and 1036 parking spaces within an attached parking garage which is on the south portion of the proposed building. A minimum of 20 parking spaces will have electric vehicle charging stations.

Stormwater management is not required by City Ordinance, however, the Petitioner, will be installing permeable pavers within parking lot at the southeast corner of the development to provide a water quality treatment (BMPs) as part of the design.

As part of the Preliminary Plat and Plan submittal, the Petitioner, was required to submit a traffic study that would estimate the increase in traffic to this region. This traffic study was reviewed by the City of Aurora and HR Green, the City’s consultant, to determine the necessary public improvements required. As part of the approved Redevelopment Agreement, the City is responsible for constructing the roadway improvements for Farnsworth Avenue, Bilter Road and Church Road.

The roadway improvements for Farnsworth Avenue will extend the existing cross section at IL Route 56 south to the tollway ramps. This will generally consist of making a 4-lane roadway into a 6-lane roadway with associated turn lanes and intersection improvements, as necessary.

There are two associated engineering projects ongoing on Bilter Road. Bilter Road is classified as a major collector between Farnsworth Avenue and Eola Road, but the four lane road narrows to two lanes between Premium Outlets Boulevard and the Illinois Prairie Path. The future improvements to this section of Bilter Road include widening, as well as adding curb and gutter, street lighting, a bike path, and a sidewalk. The second engineering project will start at the western limit of Premium Outlets Boulevard and continue west to the intersection of Church Rd and Bilter Rd. The western limit will be the storage length of the intersection improvements as determined through the design process.

The roadway improvements for Church Road will include improvements at the intersection with Bilter Road, including turn lanes and a left turn lane into the Casino property from Church Rd. Southern limits of the Church Road improvement will be just south of the southern entrance into the Casino property. The northern limits will be the storage length of the intersection improvements as determined through the design process.

The construction of the City of Aurora roadway improvements along the casino property frontage is expected to be completed by the end of 2025, prior to the planned casino opening.

The building elevations and signage that are found in the packet are preliminary. These will be fully reviewed and approved as part of the Final Plan and Plat Petition

Concurrently with this proposal, The Petitioner is requesting the establishment of a Conditional Use Planned Development, and to change the underlying zoning district for a portion of the property from M-1 Manufacturing – Limited District to B-3 Business and Wholesale District. The details include the approval of a Plan Description that outlines specific requirements and allows for modifications to the zoning ordinance and building code amendments to permit for the construction of a casino, hotel, and entertainment venue. Specifically, the Plan Description establishes additional permitted uses, modifies certain bulk restrictions, which include the reduction of setbacks and establishment of parking requirements, and describes the public improvements that will be completed as part of this development. The plan description also modifies certain building code amendments allowing the sound transmission to revert to the standard language in the International Building Code (IBC) and allows for different building materials for the hotel building. Lastly, it establishes a special sign district to allow for a cohesive sign package consisting of regulations for ground signage including monument signs and directional signs and wall signage including identification wall signs and a number of large digital wall signs.

Over the last few years, City government staff members have been working collaboratively with the Petitioner to find a suitable location for the Casino that will make it a regional attraction that supports other businesses and provides a revenue source that helps keep property taxes as low as possible for the city’s residential and business community. This location is ideal to help bolster the success of the Casino while having minimal traffic impact being near 1-88 and along an arterial and major collector road.

The City of Aurora held an open house regarding this proposal on May 18th, 2023, with approximately 75 people in attendance.

Policies And Guidelines:

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.

11.01(3) To encourage new development contiguous to existing development.

11.01(5) To guide and promote development to areas where public utilities, public roads, and municipal services are either available or planned.

14.0 To plan and provide for the growth of the City while protecting, conserving and enhancing its social, cultural and aesthetic environment and economic resources.

62.01(5) To coordinate development in the vicinity of major intersections and interchanges with the design of street and highway facilities so as to maintain safe and efficient traffic movement

50.0 To promote sound, diversified and organized industrial, office and commercial growth within the City to widen employment opportunities and strengthen the economic base.

Recommendations:

The Planning and Zoning Commission recommended conditional approval of the Resolution approving a Preliminary Plan and Plat for HC Aurora subdivision on the west side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard, with the following conditions:

1) That the documents be revised to incorporate the Zoning and Planning staff member comments included in the memo dated June 5, 2023, prior to petitioning for Final Plan and Plat approval.

2) That prior to construction of any improvements on the Nicor’s property, the Petitioner shall provide a recorded copy of the easement to the City allowing the proposed drive aisle and signage.

3) That prior to occupancy permit, the Petitioner shall provide a recorded copy of all vacations for any private easements between the owner and other utilities.