By Jason Crane
The Aurora City Council approved a proposal to redevelop the vacant and mostly unused former Carson Pirie Scott building at 970 N. Lake Street at the Aurora City Council meeting Tuesday, June 28.
• Seven individuals used their voices for up to three minutes each speaking against, or asking for the city government of Aurora to postpone the proposed Ordinance to redevelop the property at 970 N. Lake Street which has been vacant since 2017. They stated several reasons, including a decrease in the surrounding property value and insisting the city of Aurora government could find more appealing businesses besides the proposed storage facility or car wash.
One speaker supported the proposal.
City government of Aurora documents show the Petitioner, Lake Street 31 Development, LLC, is requesting the establishment of a Conditional Use Planned Development.
The details of the request include the approval of a Plan Description that outlines specific requirements and allows for modifications, including certain additional permitted uses, including a list of prohibited uses, and a requirement to market one of the proposed newly-created retail units along Lake Street for a fast casual, sit-down restaurant.
The existing 187,117 square-foot building has been vacant and largely unused since Carson Pirie Scott vacated the premises in 2017.
Plans include repurposing the former department store into a temperature and access-controlled indoor storage facility with retail units facing Lake Street. The storage facility would have a retail/office component and two flex areas that can be rented for office space.
The proposal reconfigures and upgrades the parking lot by establishing new landscaped areas along the southern and western property lines, landscaped islands throughout the parking lot, and a 30 foot landscaped setback along Lake Street.
In addition, Super Sudz Aurora, LLC, is requesting approval of a Final Plan for Lot 2. The detail of the request includes the construction of a 6,144 square-foot single-bay car wash. A car wash is a permitted use on this property. The entrance and exit into the car wash would be through the shared east/west private drive along the south property line.
There is stacking for 30 vehicles on site when entering the car wash and 41 parking spaces with self-service vacuum stations.
A new 5 foot sidewalk is being provided along Lake Street which will be setback 5 feet from the property line. Landscaping is being implemented throughout the property, including within the newly-created 30 foot setback along Lake Street.
The owner allowed the building to be used as a regional vaccination center in 2021.
Sixth Ward alderman Michael Saville motioned for the Council to hold the vote for six months, Second Ward alderwoman Juany Garza seconded the motion. The measure failed by a tie vote of 6 – 6 after mayor Richard Irvin voted no, to break the tie. Those in favor of holding the vote for six months were: Second Ward alderwoman Juany Garza, Third Ward alderman Ted Mesiacos, Fourth Ward alderman Bill Donnell, Sixth Ward alderman Michael Saville, Seventh Ward alderwoman Scheketa Hart-Burns, and Ninth Ward alderman Edward Bugg.
After the vote failed, alderman Bugg suggested the Council hold the vote for eight weeks. The measure failed by a vote of 7 – 5. Those in favor of holding the vote for 60 days were: Third Ward alderman Ted Mesiacos, Sixth Ward alderman Michael Saville, Seventh Ward alderwoman Scheketa Hart-Burns, Ninth Ward alderman Edward Bugg, Tenth Ward alderwoman Shweta Baid.
Alex Alexandrou, chief administrative services officer for the city government of Aurora, reminded the Council that the City does not own the property.
He said, “So, for us to take a building we don’t own, try and change the minds of the owner, who’s already invested money in this, and in this community, and has agreed to all our requirements.
“This is leading to three new retail restaurant spaces, with outdoor patio, a fourth, high-end car wash, and a fifth, outlot on the Northgate side to connect for that site.
“Any further delay, in our staff’s opinion, is unwarranted, it’s not going to lead to anything changed.
“I’ve been doing this for 32 years in local government, proud to work for the City under four different administrations, for 22 years.
“There have been very few times where our staff has been publicly called out, harangued unfairly, without data, without evidence.”
The City Council approved the following agenda items:
• Approved was a Resolution approving the re-appointment of Dr. John Sparlin and appointment of Elizabeth Christoffel and Ricky Rodgers to the Aurora Education Commission.
City government of Aurora documents show the nomination brought forth represent one veteran candidate and two new candidates.
Dr. John Sparlin is a veteran candidate who is the superintendent for Oswego School District 308.
Elizabeth Christoffel is a City of Aurora Resident from Ward 5. Elizabeth is the scholarship program manager from Community Foundation of the Fox River Valley.
Ricky Rodgers is an Aurora resident from Ward 6. Ricky is the executive director of African American Men of Unity.
• Approved was a Resolution authorizing the appointment of Margaret Stokes, a Ward 8 resident of Aurora and a teacher at Metea Valley High School to the Bicycle, Pedestrian, and Transit, Advisory Board.
• Approved was a Resolution approving the reappointments of Bryan Joseph and Michael Mancuso to the Public Art Commission.
Bryan Joseph is a resident of the 4th Ward, if approved would be appointed for a second term.
Michael Mancuso who is a non-resident of Aurora, if approved would be appointed for a third term.
• Approved was a Resolution approving the re-appointment of Sal Khan, Pedro Gonzalez, and Yvonne Owusu-Safo to the Planning and Zoning Commission.
City government of Aurora documents show the nominations brought forth represents three veteran members: Sal Khan is a 10th Ward resident, if approved will be serving a second term; Pedro Gonzalez is a 5th Ward resident, if approved will be serving a fifth term; Yvonne Owusu-Safo is a 7th Ward resident, if approved will be serving a fifth term.
If the above-mentioned candidates’ appointments are approved, there will be no remaining vacancies on the commission.
• Approved was an Ordinance Granting a Conditional Use Permit for a cannabis infuser facility on the property at 1585 Beverly Court, Units 124 and 125.
The Petitioner, Nature’s Edibles, LLC is requesting approval of a conditional use for a cannabis infuser facility on property at 1585 Beverly Court, #124 and #125.
City government of Aurora documents show on June 25, 2019, the Cannabis Regulation and Tax Act (P.A.101-0027), was signed into law by the State of Illinois, effective January 1, 2020. The Act legalizes the purchase, possession, and private use of cannabis by adults 21 years of age or older for recreational use. The majority of the law pertains to the sales, processing, distribution, taxes and eligible users of cannabis.
Subsequently, the Aurora City Council passed Ordinance Number O19-072 on October 22, 2019, requiring a Conditional Use permit for qualifying Cannabis Infuser Facility with the Conditional Use Permit being permissible in the ORI, M-1, and M-2 Districts and industrial areas of PDD.
The property is two vacant units within the Aurora Corporate Center Park with PDD Planned Development District zoning, which is part of the Farnsworth International Conditional Use Planned Development.
The Petitioner, Nature’s Edibles, LLC, is requesting approval of a Conditional Use for a cannabis infuser facility. The two units are approximately 4,600 square feet of warehouse and office space, including an existing 900 square foot loft space. Approximately 3,600 square feet will be utilized for production consisting of initially two production lines. Within this area, there will be devoted, secured warehouse space for raw materials, and finished inventory. The remaining 1,000 square feet will be utilized for office space and employee common area. The facility will be used to produce product by applying edible labels onto baked goods that have been baked elsewhere. The facility will also produce beverages infused with cannabis. The edible labels and beverage are infused with a precise measured quantity of cannabis which will be printed on the label of the edible goods or noted on the beverage container.
As part of the conditional use review, staff members have reviewed the request per the requirements as stated in the Conditional Use section for cannabis infuser facilities. These regulations are as follows:
a. Facilities shall at all times comply with all requirements, rules and restrictions, including without limitation, geographic location restrictions, as set forth in the Compassionate Use of Medical Cannabis Pilot Program Act (IL Public Act 098-0122) and the Cannabis Regulation and Tax (IL Public Act 101-0027) or as modified by applicable law, and shall at all times comply with the terms and conditions of any conditional use permit that may be granted in the future.
The facility will need to comply with the requirement of the Compassionate Use of Medical Cannabis Pilot Program Act (IL Public Act 098-0122) and the Cannabis Regulation and Tax (IL Public Act 101-0027) in order to obtain a license with the State.
b. Facilities shall not be within five hundred feet (500’), measured from property line to property line, of a grade school, middle school, alternative school, or high school. The authorization of a conditional use for this purpose should not be affected by subsequent establishment of a school within the restricted area.
The facility is not within five hundred feet of a grade school, middle school, alternative school, or high school.
c. No cannabis or paraphernalia shall be displayed or kept at the facility so as to be visible from outside the premises including but not limited to depiction on signage.
There will not be cannabis or paraphernalia displayed or kept at the facility so as to be visible from outside the premises.
d. Onsite use is prohibited. No marijuana shall be smoked, eaten, or otherwise consumed or ingested on the premises.
There will not be any onsite consumption of cannabis or retail sale of cannabis at this facility.
e. Facilities shall have operating hours not earlier than 8 a.m. and not later than 10 p.m.
All operations will be conducted between 8 a.m. and 10 p.m. on any given day.
f. Facilities shall provide evidence upon request of conformity to the performance standards for noise, vibration, smoke, dust, odor, heat, glare, fire hazard and other objectionable influences established by the State of Illinois and administered by the Illinois Environmental Protection Agency, the United States of America and administered by the federal environmental agency, and any applicable County or City ordinance.
Plans have been submitted to the city to ensure the conformity to the performance standards.
g. Co-locations: The City may approve the co-location of a cannabis dispensing facility, a cannabis craft grower facility or a cannabis infuser facility, subject to the requirements of State law, zoning requirements and the conditional use criteria within this ordinance.
Not applicable.
h. Additional conditions may be imposed as part of the conditional use approval to provide for compatibility with adjacent uses and mitigate potential impacts from the dispensing operation.
Not applicable.
i. The following items shall be submitted as part of the conditional use request:
A plan for disposal of any cannabis or byproducts that are not sold to a purchaser or registered qualifying patient or primary caregiver in a manner that protects any portion thereof from being possessed or ingested by any person or animal and shall abide by applicable state or local regulations.
A security plan that includes facility access controls, surveillance systems, on-site security personnel, and other security measures required by state or local regulations.
A copy of the operating procedures adopted in compliance with state statutes. Said operations procedures should include provisions with minimum requirements for facility employees or volunteers (paid or unpaid) including individuals must be at least 21 years of age and must pass a criminal background having not been convicted of a felony under any federal or state law or having been convicted of a violation of any federal, state or city law concerning the manufacture, possession or sale of controlled substances or alcoholic liquor.
A plan for ventilation of the facility that describes the ventilation systems that will be used to prevent any odor of cannabis off the premises of the business. For cannabis infuser facilities, such plan shall also include all ventilation systems used to control the environment for the plants and describe how such systems operate with the systems preventing any odor leaving the premises.Staff members have also evaluated the findings of fact and finds:
The project will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare as this use is going into two units of an existing industrial building within an industrial park.
The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity or diminish or impair property values as this will be compatible with the other industrial businesses within this industry park.
The conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district as this use is going into an existing industrial building therefore, the area is already build out.
There is adequate water and sewer capacity to serve the project. In addition, this is an already developed area, therefore, stormwater facilities, drainage and access has already been accommodated.
There is adequate cross access through private drives to the public streets. This use should cause little to no traffic congestion on the public street as no public will be traveling to this property.
The conditional use in all other respects conforms to the applicable regulations of the PDD Planned Development District.The staff members evaluation and recommendation are based on the following Physical Development Policies:
40.0 To plan and promote industrial, office, office-research development in areas suited to such development and to minimize the negative impacts of industries on surrounding land uses and the environment.
40.01(1) To attract and encourage industrial, office and office-research development to planned sites where requisite public facilities are either present or proposed.
40.01(2) To promote a balanced distribution of industries within the City.
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.
The Planning and Zoning Commission recommended conditional approval of the Ordinance Granting a Conditional Use Permit for a Cannabis Infuser Facility on the Property at 1858 Beverly Court, Units 124 & 125, with the following conditions:
That the Petitioner agrees that the required documents submitted pursuant to the conditional use petition are subject to re-review and comment by staff members if a State license is issued for the property. The petitioner further agrees to make any requested modifications based on said re-review prior to building permit being issued for the property.• Approved was a Resolution approving the acceptance of a Huntington Foundation Grant, in the amount of $50,000, for the Aurora Financial Empowerment Center.
City government of Aurora documents show the purpose is to obtain the City Council’s approval to accept a grant from The Huntington Foundation in the amount of $50,000 to assist with operational costs for the Aurora Financial Empowerment Center (FEC).
In 2019, the City of Aurora applied for grant funds to launch the Aurora Financial Empowerment Center, a part of a growing network of FEC’s embedded in local governments across the country, committed to providing free, one-to-one financial counseling, delivered by professionally trained counselors, to low and moderate income residents. The Aurora FEC was successful in its two-year pilot phase. Therefore, the City of Aurora has entered a contract with up to two annual extensions from 2022-2024 to continue to provide financial counseling and financial literacy to the community.
The success and sustainability of the FEC has led to the city of Aurora approving another contract with The Neighbor Project to continue providing financial counseling and literacy services. The Aurora FEC counselors have steadily increased their caseloads, providing counseling services to low- and moderate-income residents, and referring clients to partner agency services. In its two-year pilot phase, the Aurora FEC has served almost 1000 clients, had 1250 outcomes, helped clients increase savings by more than $644,000 and reduce debt by over $1.4 million.
In response to a growing need of counseling services, especially for residents looking to secure housing or afford growing rental costs, the Aurora FEC has expanded its services to include an additional counselor and a part-time administrative assistant through The Neighbor Project, while also providing additional financial literacy programming.
The contractual services and other direct costs for The Financial Empowerment Center are mainly paid by grants, in-kind donations, and donors. The contractual service amount for 2022 is $347,757. This amount will be paid by CDBG-CV award 221-1330-801.43-55 of up to $150,000, funding from account 101-1304-419.32-20 and other funds raised that are pending or new grants/donors.
The proposed resolution presents an opportunity to continue funding the successful operation of the Financial Empowerment Center. The operational costs will include an increased contractual amount with The Neighbor Project due to increased staff members and services and increased direct costs to the City of Aurora because of the expansion of services.
Approval is requested to accept Huntington National Bank grant funds in the amount of $50,000 for the operational costs of the Aurora Financial Empowerment Center.
• Approved was a Resolution to approve the contract to remodel and add a gender-neutral bathroom from F.H. Paschen S.N. Nielson & Associates, LLC, in the amount of $299,686.68.
City government of Aurora documents show the reason is to obtain approval for the remodeling of the bathroom and addition of a gender-neutral bathroom at the Aurora Fire Station number 5.
Aurora Fire Station 5 opened on 02/26/1990 and is 32 years old. The bathroom scheduled for remodeling is the original bathroom and is 32 years old. There have been only minor changes to the bathroom over the last 32 years (new faucets due to old ones no longer working, and some painting) other than that it is all original. There are tiles that are coming off the walls and tiles popping up from the floor.
The remodel is also important as the Aurora Fire Department has hired several female firefighters. The current setup only has one facility with showers, this addition will increase functionality for all members of the department
Through the City’s Job Order Contracting Services Program, F.H. Paschen, S.N. Nielsen & Associates, LLC, (R20-221) the city government of Aurora received a quote to remodel and add a unisex bathroom. Per the JOC program, all contractors use the same RS Means scale to price the services, the City receives a 7% discount from the cost. The quote to remodel and add a Unisex bathroom at Aurora Fire Station 5 is for the total price of $299,686.68.
F.H. Paschen is using local vendors. Nedrow Decorating, Artlip and Sons, Floorguard, Paul Buddy Plumbing and FH Paschen Carpentry.
As part of the 2022 Capital Improvement Plan, the fire department has $215,000.00 available in account 354-3033-422.72-35 (C137). Due to price increases they are short $84,686.68. The city government of Aurora will process a budget amendment in account 354-3033-422.72-35 to allow for the expenditure of additional bond funds to make up the shortfall.
The remodeling and addition of a gender-neutral bathroom will modernize the facility for years to come and will also allow people of different genders to use the bathroom at one time
The Aurora Fire Department recommends that the Finance Committee and City Council approve the remodel and adding of a gender-neurtal bathroom from F.H. Paschen, S.N. Nielsen & Associates, LLC, in the amount of $299,686.68
• Approved was a Resolution authorizing a Project Management Professional Services agreement with Crowe LLP, 225 W Wacker Drive, Chicago, Illinois 60606 (“Crowe”) in an amount not to exceed $96,000.
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 2022 and 2023, 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
City Clerk Digitization / Online Records – Spring / Summer 2022
NIBRS Implementation / Upgrade – Fall 2021-Spring 2022
NAPD Implementation (RMS) – Summer 2021-Spring 2022
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
Note: The $96k estimation represents a range of 515-575 hours or so 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.
A budget transfer will be required into account 101-1282-419.32-80 for these services.
Current 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 authorizing the renewal of the Line of Credit (LOC) in the amount of $10 million with Old Second National Bank for a one-year term expiring on June 30, 2023.
City government of Aurora documents show the reason is to approve the renewal of the $10 million Line of Credit (LOC) with Old Second Bank for one year.
The City initially approved LOCs with Old Second Bank and Fifth Third Bank in 2019 for $10.0 million. The City has used the LOC’s to provide short-term financing for the City contributions to various land acquisition and economic development projects when bond financing is not practical. Staff members anticipate that there will be additional need for short term financing of economic development projects in the future and the LOC’s provide a practical and cost effective vehicle for those needs. The City makes periodic payments on the LOC’s as appropriate when long term bonds are issued.
Each LOC is renewed separately, and the Fifth Third renewal will be presented at a future Finance Committee meeting. The LOC may not be used for any project not specifically approved by the City Council.
The current balance on the LOC is $7,883,408. The LOC is anticipated to be reduced by payments from the recent GO Bond Series 2022B. Additionally, the City will also receive repayments from developers from various costs initially financed by the City, primarily related to historic preservation tax credits. Once received, the city government of Aurora will apply these payments to the LOC used to initially finance the short-term timing difference between construction costs and repayment of these credits.
The renewal LOC, has slightly different interest rate terms due to the elimination of the London Interbank Loan Rate (LIBOR) on which the expiring LOC interest rate is based. The rate for the renewed LOC will be based on the 30-day Secured Overnight Financing Rate (SOFR) + 200 basis points (2%). SOFR is a published rate and is a common replacement for LIBOR in loans moving forward. SOFR represents the overnight rate that financial institutions charge each other for overnight loans. The rate generated for the renewed LOC (if calculated recently) is 2.85% which is the same as the expiring rate on the Old Second LOC.
Approval of this resolution will renew this ongoing line of credit, which is necessary for the City’s continued economic development project financing when bond financing is not immediately practical.
• Approved was a Resolution authorizing the execution of a tri-party agreement between the City of Aurora, SOA Lake, LLC, and SFI Properties Aurora, LLC to share in the cost of installing a public sanitary sewer line to induce development for a future outlot parcel at 970 N. Lake Street.
City government of Aurora documents show the reason is to obtain the approval of the City Council for a proposed resolution that would authorize the mayor to execute a tri-party agreement between the City of Aurora and SOA Lake, LLC, and SFI Properties Aurora, LLC to financially assist with the design and construction expenses of the public sanitary sewer line from Palace Street to the west side of a proposed outlot to induce development at 970 N. Lake Street; for a City of Aurora cost of not to exceed $60,000.
The site, at 970 N. Lake St., is the former Carson Pirie Scott department store, now owned by Storage of America (SOA) which last year donated the building to set up one of the vaccination sites for the city of Aurora.
The property is zoned B-3 Business and Wholesale District and consists of approximately 128,000 square feet of former Carson’s department store space on 7.97 acres west of Lake Street, south of Manor Place and east of Palace Street; within TIF #5.
SOA has plans to redevelop the current building to consist of indoor climate-controlled units and new retail space facing Lake Street. In addition, SOA is looking to create a commercial outlot at the southeast corner of the property on which SFI Properties Aurora, LLC has expressed interest and formally provided SOA with a letter of intent for the construction of a new carwash.
SFI Properties Aurora LLC is the contract purchaser of the proposed Outlot from SOA Lake, LLC and is an affiliated company with Super Sudz Aurora Inc. Super Sudz intends to construct a new carwash on the Outlot.
Utilities serve the former Carson’s, but a public sanitary sewer is needed to be brought in to support the creation of a new development on the proposed outlot. According to both their consultant and the City’s Engineering Department, the most viable and least expensive option is to create a connection extending from the existing line on Palace Street.
SFI Properties Aurora, LLC, the expected purchaser, and SOA, the seller, have hired a consultant to prepare engineering plans and a detailed cost estimate for the extension. The current estimated cost is $135,000. The cost estimate includes the pipe (approximately 635 linear feet of 8” PVC), manholes, and pavement patching. City staff members have reviewed the plans and the cost estimate for the sanitary sewer and finds them acceptable. The cost estimate will be used to determine the amount of security deposit required to issue the permit.
This cost is significant. City staff members recommend that the city of Aurora share in the cost of the new public sewer line to support the redevelopment efforts. This new sewer line could also help bring additional redevelopment opportunity in the northwest corner of Northgate shopping center. Over the last few years there has been developer interest to create a new outlot in that area but the cost of utilities has deterred any such plans. The proposed sewer extension would serve the outlot that SFI Properties Aurora, LLC proposes to create now and also the outlot to the south that another developer may create in the future.
Key financial points in the Tri-Party Agreement are:
COA agrees to pay an amount not to exceed $60,000 of the design and construction of the sewer line.
SOA will pay for the next $40,000 of the design and construction of the sewer line for a total of $100,000
If the project runs over $100,000, SFI Properties Aurora, LLC will pay for additional costs not to exceed $35,000 for a total investment of $135,000.
If the project runs over $135,000 – SOA and SFI will split the additional costs equally.
The development made possible through the approval of this agreement will have a positive impact on the economic health of the city of Aurora and the Lake Street corridor including but not limited to the following:
A long blighted and vacant property will be brought back to an active and attractive use.
New businesses will enhance the tax base of the City of Aurora.
The development will be constructed of high-quality materials, with enhanced building facades, landscaping including trees and plantings and a new sidewalk.
As with all new developments in the corridor, the project will advance the vision to improve the look of the corridor.
The City’s $60,000 would come from account 235-1830-465.55-63.
Staff members recommend approval of the resolution authorizing the execution of a Tri-Party Agreement between the City of Aurora, SOA Lake LLC, and SFI Properties Aurora LLC to share in the cost of installing a public sanitary sewer line to Induce Development for a future outlot parcel at 970 N. Lake Street.
• Approved was a Resolution authorizing the second amendment to the second amended and restated lease between Holcim-Mamr, Inc., formerly known as Lafarge Aggregates Illinois, Inc. and the city of Aurora.
City government of Aurora documents show amendment of the City’s existing lease agreement with Holcim-Mamr, Inc, formerly known as LaFarge Aggregates Illinois, Inc. to extend certain lease internal deadlines as well as acknowledge price increases from the previous lease.
To afford the City additional time to secure regulatory approvals required for it to undertake a more cost-effective means of storing lime product produced by the City’s water treatment plant.
All residents of the City of Aurora are provided with potable water from the City-owned and operated Water Treatment Plant (WTP). The main treatment process utilized at the WTP is the lime-softening process. This process not only removes and collects the solid particles that are present in the raw water sources (Fox River, shallow well, and deep well water), but also softens the water to provide customers with more aesthetically pleasing drinking water. As the solid particles are removed by the treatment process, they are concentrated and collected, and this by-product must be ultimately disposed.
Since the WTP’s construction in 1992, the lime residual has been disposed by landfilling at great annual expense to the City. In 2012, through an Illinois Environmental Protection Agency (IEPA) permit, the Water Production Division (WPD) began a program to dispose of the lime residual via land application on agricultural fields. Land application allows a beneficial reuse of the waste product and reduces the cost of ultimate disposal by approximately 25%. As this process is still expensive, starting in 2006, a more efficient method of ultimate disposal was investigated regarding placing the lime residual in repurposed portions of a limestone mine.
The Holcim-Mamr Limestone Mine (HM-Mine) is at the intersection of Interstate 88 and IL Highway 25. The mine is approximately 200 to 400 feet below grade, is in both Aurora and North Aurora, and is mainly used to produce limestone and dolomite aggregates for construction uses. The portion of the mine in Aurora is typically referred to as the south mine and has two distinct levels with a third level to be constructed in the future. The first two levels of the mine are almost spent (completely excavated) and thus are no longer useful for material production.
As such, the City and Holcim have been in discussions for quite some time to develop a plan to allow the lime residual material to be placed into the first two levels of the south mine as a method of ultimate disposal. In order to proceed with the placement of the material, a permit from the IEPA is required. Through a lengthy process and via Permit No. UIC-015-COA, the IEPA has approved the underground injection of the lime residual into the spent portions of the HM-Mine as a method of ultimate disposal. This permit became effective on August 24, 2015.
Shortly thereafter in spring 2016, the City became aware of an alternate transfer method to physically place the lime residual material into the HM-Mine at a substantially lower cost. This alternative method, however required additional regulatory approvals and would ultimately require Holcim to change some of its mining processes and vacate a portion of its leasehold.
The City and Lafarge entered into an amended lease in 2019 and then again in 2021 that specifically contemplated use of this alternate method upon future regulatory approvals. The agreement contemplated the City providing notice to LaFarge by June 30, 2022 if it wishes to discontinue its existing disposal methods. Because the City has not received approval for the alternative method, it is not in either party’s to allow for the lease to expire.
The amended lease extends the Lease / Termination date to December 31, 2023. In addition, should the City and Holcim succeed in getting regulatory approvals, the amended lease allows for the continued cost share of the initial cost capital cost. The original agreement capped the City contribution at $550,000, however, due to inflation, the current estimated initial capital estimate has risen to approximately $1.3M and the agreement now caps the City contribution at $650,000.
The City previously agreed to pay Holcim $19.00 per wet ton for hauling and placing the lime sludge. Due to cost of living increases contemplated in the previous lease the amended lease sets the 2022 value at $20.71 per wet ton and will be further adjusted due to cost of living changes for every subsequent year in the event the Storage Facility becomes operational.
The proposed resolution authorizes an amendment to the lease agreement allowing the City additional time to explore the alternative transfer method described above as well as adjusts estimated costs due to inflation.
Approval of this resolution will extend the existing lease between the City and Holcim while both parties work cooperatively to pursue other regulatory approvals.
• Approved was a Resolution requesting approval of a memorandum of understanding (“MOU”) between the Cities for Financial Empowerment Fund, Inc. (“the CFE Fund”) and the City of Aurora for the Aurora Financial Empowerment Center (“Aurora FEC”) to become an FEC Expert Partner (“FEC Expert Partner”) until October 31, 2023.
City government of Aurora documents show the Aurora FEC will become an FEC Expert Partner, continue to operate an FEC as a high-quality public service, actively contribute to the national FEC learning community (“FEC Public Learning Community”), receive technical assistance resources, and continue to use the CFE Fund’s central FEC database at no-cost.
In 2019, the City of Aurora applied for and received the Financial Empowerment Center Implementation Grant funds from the CFE Fund as a match grant to support municipal engagement to improve the financial stability of low- and moderate-income households by embedding financial empowerment strategies into local government infrastructure. The Neighbor Project (TNP) was hired as the servicing contractors for the grant agreement with CFE. The Aurora FEC became a part of a growing network of FECs embedded in local governments across the country, committed to providing free, one-to-one financial counseling, delivered by professionally trained counselors, to low- and moderate-income residents.
The Aurora FEC was successful in its two-year pilot phase. Thereafter, the City of Aurora extended the contract with The Neighbor Project for up to two annual extensions from 2022-2024 to continue to provide financial counseling and financial literacy to the community.
The CFE Fund has supported and continues to support the Aurora FEC through technical assistance resources, access to the National FEC learning community, and licenses to use the CFE Fund’s central FEC database. Important data from this database is regularly used to update the City of Aurora leadership team, as well as community and fiscal partners, of the progress the Aurora FEC is making in delivering its services to the community.
The success and sustainability of the FEC has led to the City of Aurora authorizing a new contract with The Neighbor Project to continue providing financial counseling and literacy services. The Aurora FEC counselors have steadily increased their caseloads, providing counseling services to low- and moderate-income residents, and referring clients to partner agency services. In its two-year pilot phase, the Aurora FEC has served almost 1000 clients, had 1250 outcomes, helped clients increase savings by more than $644,000 and reduce debt by over $1.4 million.
In response to a growing need of counseling services, especially for residents looking to secure housing or afford growing rental costs, the Aurora FEC has expanded its services to include an additional counselor and a part-time administrative assistant through The Neighbor Project, while also providing additional financial literacy programming. Direct costs for The Financial Empowerment Center are mainly paid by grants, in-kind donations, and donors, making it increasingly financially sustainable.
As the Aurora FEC expands, it is important to continue to receive support from a national organization and to be involved in a national learning community. The Aurora FEC receives recommendations for continued success from partnering cities, as well as contributes to the success of other pilot FECs nationwide.
The proposed resolution presents an opportunity to continue receiving no-cost support from the CFE Fund through technical assistance resources, access to the FEC Public Learning Community, licenses to use the CFE Fund’s central FEC database, and designates the Aurora FEC as an FEC Expert Partner to continue to provide FEC services as part of the CFE Fund’s national FEC Public platform. Data generated from the database will enable city of Aurora staff members to develop localized reports detailing the impact that financial counseling is having on improving local household financial stability.
Approval is requested to accept a memorandum of understanding between the CFE Fund and the City of Aurora for the Aurora FEC to become an FEC Expert Partner until October 31, 2023.
• Approved was a Resolution establishing the maximum number of Class B: On-Site Consumption liquor licenses (unofficially related to the application from El Capitan Restaurant, Inc. at 701 N Lake Street, Aurora). [Ward 6]
City government of Aurora documents show the purpose is to increase the number of Class B: On-Site Consumption liquor licenses. A business that is new to the City of Aurora, El Capitan Restaurant, Inc., is opening a restaurant at 701 N Lake Street, Aurora and has submitted a liquor license application.
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.
El Capitan Restaurant, Inc. has submitted a liquor license application to offer alcohol for sale for on-site consumption in a full-service restaurant. If approved, this liquor license will allow the sale of alcohol during business hours. El Capitan Restaurant will offer a full menu of seafood entire and side dishes.
If approved, this resolution will increase the number of allowable liquor licenses to allow for the issuance of the license by the Liquor Commissioner. City staff members have been working closely 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.
The proposed resolution presents an opportunity to further the City of Aurora’s economic development and to bring additional business and people to the City of Aurora.
• Approved was a Resolution authorizing the fuel system replacement at Aurora Fire Department Stations 3 and 8.
City government of Aurora documents show the purpose is to replace the aged fuel system at Aurora Fire Stations 3 and 8 and incorporate the sites into the City’s fuel management network.
The City of Aurora Fleet has five fuel sites: Central Garage, Phillip’s Park, and Aurora Fire Department Stations 1, 3, and 8. Three of the sites, Central Garage, Phillip’s Park, and Station 1, are controlled and monitored through a Fuelmaster fuel management system which allows the Fleet Maintenance Division to track fuel transactions. The transaction data is then used to monitor maintenance intervals, track usage, and account for fuel inventory.
Stations 3 and 8 are both equipped with an above-ground storage tank (AST) and dispenser that provide diesel fuel primarily for fire department vehicles. The diesel-only fuel systems are controlled locally and operate independent of the City’s fleet fuel management network. Fire Department staff members manually report fuel consumption and vehicle meter readings to the Fleet Maintenance Division.
The installation of a Fuelmaster terminal along with the replacement of the aged diesel storage tank and dispenser with dual product (diesel/unleaded) equipment at both Stations 3 and 8 would add unleaded fuel dispensing capability, incorporate both sites into the City’s fuel management network, and alleviate manual reporting. Additionally, the entire City fleet would be able to utilize the two sites which would contribute to overall efficiency by keeping work units in closer proximity to their assigned areas.
Stenstrom Petroleum Services of Lombard, Ill. installed and initialized the City’s existing multi-site Fuelmaster fuel management system, has provided quality service and support, and is familiar with the City’s fuel network infrastructure. To complete the City’s fuel management network, Stenstrom has proposed to replace the existing above ground diesel storage tanks with split compartment dual product tanks, replace the aged dispenser pumps, and install Fuelmaster fuel management system terminals (Sourcewell purchasing cooperative, contract #092920-SYS) at both locations for $188,660.00 and a ten percent (10%) project contingency of $18,860.00.
The fuel system replacement at both sites is approved in the 2022 City of Aurora Capital Improvement Plan and funds are available in account 340-4460-431.73-99 (C136) to finance the project.
• Approved was a Resolution authorizing the purchase of a dump trailer for the City of Aurora Fleet, from ILoca Services Inc., for $65,333.00.
City government of Aurora documents show the purpose is to procure a replacement dump trailer for the city of Aurora fleet.
Unit 48-372 is a 1996 MAC dump trailer assigned to the City’s Street Maintenance Division that is utilized for a variety of hauling operations within the Public Works Department. Given the trailer’s age, condition, and escalating maintenance costs, the City’s Fleet Maintenance Division recommended replacement of the trailer which was approved in the 2022 budget.
The City advertised Bid 22-46, “Purchase of One (1) Dump Trailer” and sealed bids were publicly opened on May 25, 2022.
Nineteen companies viewed the invitation, but only one response was received from ILoca Services Inc., at 9S104 Frontenac Street, Aurora, $65,333.00.
$65,400.00 is available in account 340-4460-431.74-42 for this purchase.
• Approved was a Resolution to award the Southlawn Place and Westlawn Avenue Water Main Replacement project in Ward 5 to Stokes Excavating, Inc., 903 Daisyfield Rd, Rockford, Ill. in the bid amount of nine hundred fifty-six thousand six hundred forty-two dollars and zero cents ($956,642.00).
City government of Aurora documents show the purpose is to replace the existing 6” water main with 8” water main to improve water quality in the area and address an area which has a long history of breaks.
Lead water services will be fully replaced up to the water meters with permission from the homeowners. Closures of entrances to the businesses and residences will be kept to a minimum during construction.
Six base bids and no alternate bids were received, opened, and read aloud on June 1, 2022. The base bid is open cut construction while the alternate bid proposed the option for directional drilling. No alternate bids was received. The lowest responsible base bid in the amount of ($956,642.00) was submitted by Stokes Excavating, Inc. The water main improvements will be funded with account 510-4058-511-73-02 (IC076) which has a 2022 budget amount of $12,151,800.00.
This project was subject to the Local Preference Ordinance, however no local contractors submitted.
There will be lane closures of Southlawn Place and Westlawn Avenue during the duration of the project. Water shutdowns during the project will be planned and coordinated with the local businesses and residences to minimize impact. Impacts to traffic and residents will be kept to a minimum.
• Approved was a Resolution to award a contract to Geneva Construction Co. in the amount of $1,875,989.00 for the 2022 Contract #2 – City Wide Sidewalk, Patching, Striping and Bike Path Overlay Projects.
City government of Aurora documents show the purpose is to award a construction contract for various maintenance projects throughout the City.
The City maintains over 530 centerline miles of streets that include sidewalks, pavement markings and bike paths. Staff members have identified 43,445 square feet of deteriorated sidewalks, 17,793 square yards of deteriorated pavement and more than 25 miles of pavement markings that need to be replaced. This project will include overlaying bike paths, replacing pavement markings on utility projects, sidewalk widening downtown, and other miscellaneous maintenance work throughout the City.
This project was advertised on May 15, 2022 in the Aurora Beacon News, several vendors viewed the documents from the City’s website and bids were opened and publicly read on June 6, 2022. The lowest responsible bid was submitted by Schroeder Asphalt Services, Inc of Huntley, IL in the amount of $1,875,989.00 which is 7.07% more than the Engineer’s Cost Estimate.
The local preference ordinance applies to this project. Schroder Asphalt was the lowest bidder at a cost of $1,875,989.00. Geneva Construction was the only local business that bid, and their bid price was $1,959,978.75. That is a difference of $83,989.75, or 4.48%, which falls within the parameters of the local preference ordinance (O20-029). Geneva Construction has indicated they will match the low bid amount.
The 2022 City Budget provides funds for this project in the following accounts:
Building & Grounds
101-4430-418.38-05
$ 20,000.00
Municipal Motor Fuel Tax
GB097
212-4460-431.73-91
$ 490,000.00
Long Term Control Plan
B031
281-1856-512.73-09
$ 3,600.00
Ward 3 – Sidewalks
313-4460-431.38-18
$ 44,000.00
Ward 9 – Roads
319-4460-431.38-55
$ 140,000.00**
Street Sealing and Patching
340-4040-431.65-06
$ 249,789.00
Capital – Right-of-Way Imp
E004
340-4460-431.38-61
$ 735,000.00
Capital – Neighborhood Imp
GB097
340-4460-431.73-91
$ 190,000.00
Waterline Rehab
IC076
510-4058-511.73-02
$ 3,600.00
** Maximum Amount. Ward 9 Funds to be finalized at later date. Bike path work will be eliminated if less Ward 9 funds are used.
Construction is set to begin in July and be completed by November. Only minor impacts to local traffic are expected.
• Approved was a Resolution approving the Invest Aurora and Ward 3 Façade and Site Improvement Grant Program.
City government of Aurora documents show the purpose is to support and encourage business property owners and tenants in Ward 3 to re-invest in and renovate their buildings and properties.
2022 will be the first year of the Grant Program.
Reimbursements will be made from the Ward 3 grant account, 313-1350-419.50-50. The program will not extend past the current alderman’s term.
Approval of the program will encourage and support business property owners and tenants to improve their buildings and properties to enhance the appearance of surrounding neighborhoods.
• There were no speakers at the public hearing regarding the creation of the proposed East River Bend Tax Increment Finance District.
To conduct a Public Hearing to be held on June 28, 2022 by the City Council for the creation of the East River Bend Tax Increment Finance District.
The creation of this TIF District is part of an existing RDA approved with resolution R21-204 on July 27, 2021 between the City of Aurora and a private developer for the highly visible redevelopment on the east bank of the Fox River of the long vacant parking lot at 100 North Broadway Avenue.