By Jason Crane
At the Aurora city government Committee of the Whole meeting Tuesday, the City Council viewed a presentation of a proposed $70 million development of 246 apartments on 1.93 acres of land south of RiverEdge Park at 100 North Broadway between the Aurora Township building and Jake’s Bagels on the east bank of the Fox River.
The resolution authorizing the execution of a redevelopment agreement (RDA) with DAC Developments, LLC was placed on unfinished business for further discussion at the July 27 City Council meeting.
City government of Aurora documents show the purpose is to codify the terms of an agreement for the development of the vacant land at 100 North Broadway, currently a parking lot owned and operated by the Dolan family.
The RDA includes an incentive plan from the city government of Aurora (COA) based on DAC fulfilling a series of obligations that culminates with the completion of a new riverfront market rate 263 unit rental living community.
With the completion of the bicycle and pedestrian bridge just north and strong residential demand for apartments in the downtown core evidenced by low vacancies and increasing rents (as was indicated in a Zimmerman/Volk Associates Housing study, January 2019), COA has been evaluating various plans for residential development on the east side and west sides of the river. DAC initiated discussions with the Dolan family for the 1.93-acre site across from the Two Brothers Roundhouse, Aurora Transportation Center, and Holiday Inn and Suites and began discussions with COA on various aspects of the development.
Earlier DAC was in construction of a 321-unit, $70 million apartment building in Wheeling, since completed and well received, and has since started construction on a 212-unit, $70 million apartment construction project in Des Plaines.
DAC Developments is a Chicago-based real estate development and management company with a focus on multifamily residential and mixed-use ground-up developments in the Chicago MSA. The company is led by Daniel Rezko, an experienced real estate professional with an MBA from the University of Chicago Booth School of Business, and strong ties with partners in the capital markets. Rezko is currently developing approximately $300 million of real estate projects.
Properties on the east and west banks are prime examples of TOD (transit-oriented development) sites. The trend of creating vibrant, livable, sustainable communities that are pedestrian oriented, with mixed-use elements centered on high quality train service has showed continued strength. The 2008 recession, the overhang of buildings suitable for residential use that until recently had sat vacant, and rents that did not justify new construction, have thwarted development on these otherwise desirable properties.
This area has long been envisioned as ripe for residential development. Several city of Aurora government long-range planning documents have envisioned this location on the Fox River to be an extension of downtown with new, high-quality housing. For example, the Seize the Future Master Plan branded this area the “Roundhouse Neighborhood”. The Master plan identified a vision for this area as being a neighborhood that residents enjoy easy access to a first-class commuter facility and the exciting live performances at the new festival park (aka RiverEdge Park) along the Fox River.
The proposed development by DAC of 246 units with a mix of studios, one, two, and three, bedrooms with structured parking with 314 spaces in a five-story building. The building is being designed by Papageorge Haymes, the-internationally recognized Chicago-based architectural firm. Papageorge Haymes in its 40th year, is known as innovative thought leaders, place-makers, and sensitive collaborators with the communities in which they work. The development is expected to cost approximately $70 million.
Residential development of this site will require rezoning for a special planned development, preliminary plan, plat, and final plan. For the last 12-18 months COA and DAC have been in discussions on design, parking, infrastructure, site layout. COA and DAC are ready to bring this forward-thinking project for review and approval.
Despite indications of market strength including the now fully-occupied 80 South River Street development (old West Aurora school district administration building at Benton and River) and the soon-to-be opened other redevelopments in other historic buildings, there have not been any new ground-up apartment buildings built in downtown Aurora in the last 15 years. Although downtown rents have increased approximately 25% over the last three years, and the gap/deficit between costs and value is narrowing, market rents still do not support new construction. Adding to the challenge is that new construction does not have the financial advantages of the Federal and State historic tax credits that helped propel the flurry of downtown renovations and the former Copley Hospital and new construction is not eligible for Tax Increment Financing (TIF) funding with respect to construction costs.
To address this gap, the RDA calls for COA to provide three levels of incentives: a forgivable development loan of $963,000, a grant of $5,787,500, and a TIF that is divided 90% to DAC and 10% to the City that adjusts downward to 80% and 20% respectively.
Presently the project site sits partially in TIF #1 which ends in the year 2022 and partially in TIF #6, which ends in the year 2030. This time frame does not provide sufficient financing to cover the gap in the project as noted above. As such, the City will need to amend TIF #1 and #6. Originally, City staff members reviewed the splitting of TIF #6 at Illinois street to create a new TIF that could involve other future developments. However, due to the presence of approximately $3.1 million in bonds within TIF #6 from previous development projects, the City will need to continue a process of creating a micro-TIF from the current, much larger TIF #6. The new TIF boundaries as proposed are expected still to be a minor amendment to TIF #1 and #6 and therefore can be handled by Ordinance in the same way previous amendment processes have worked for the Galena River TIF, the Broadway Galena TIF, and the River Benton TIF.
The redevelopment agreement has similar provisions as recent RDAs that render these agreements null and void in the event the new TIF is not approved. The forgivable development loan will be for pre-construction costs that will be disbursed monthly for approximately nine months starting upon the approval of the RDA. It will be collateralized by a corporate guarantee by DAC which will warrantee sufficient net worth, coverage and liquidity to cover COA loan risk as verified by CFO or its authorized designee. The loan will bear interest at 5.0% but will be forgiven (both principal and interest) when the final certificate of occupancies for the entire building have been granted. All work product from this loan will be the property of the COA until the development is completed.
The $5,787,500 grant will be disbursed after DAC has contributed the equity in the project sufficient to satisfy the construction lender (approximately $51 Million), with this equity estimated at $10.4 million. COA will fund side by side with the construction lender (pari passu). The City will employ the same process of using independent title services for the holding of developer equity and City grant funds, and title service costs are the responsibility of the developer.
The TIF will take advantage of the projected increase in taxes from a very low $7,000 to levels that reflect almost $70 Million improvement and currently estimated at just under $900,000 on an annual basis once the facility is fully leased. Specifically, DAC will be able to obtain reimbursement for incremental real estate taxes for eligible expenses. This reimbursement, while all incremental, (meaning if it is not created by DAC, it will not be received)- is still significant.
The total of the forgivable loan and grant ($6.750 million) is not currently eligible for funding through the American Rescue Plan Act funding (ARPA), however City staff members will continue to monitor guidance from the U.S. Treasury on this potential. As such it is recommended that this incentive will be funded as follows:
1) $963,000 up front forgivable loan costs in 2021-22 from General Fund Reserves. General Fund reserves as have been reported to the City Council in the monthly Treasurer’s report are sufficient to support up to $8-10 million in one-time capital and one-time development expenses.
2) $2,024,500 million in 2022-2024 for construction costs from either General Fund reserves as noted above or if eligible from ARPA, which has already distributed $17.6 million to the city of Aurora.
3) $4.0 million from the issuance of a taxable bond that will be funded through
a) An annual payment of an estimated $90,000 from the new TIF (the City’s 10% share of increment), which will cover approximately $1.3 million in bonds and
b) through general tax and revenue dollars used to abate said bond each year, similar to our current abatement process done each December for outstanding City debt, not funded through property taxes. This will require the designation of approximately $200,000 to $260,000 depending on final interest rates in Summer 2022.
To add perspective to the above deal points, the City currently abates from $5.7 million to $6.7 million in debt payments each year, depending on the total debt payments due, and has levied a general property tax of $4.0 million for the remaining debt. As such, this development will add approximately 3-4% to the City’s debt service/abatement process/obligations. Given the critical nature of this new development to the revitalization of the City’s downtown, this increase is seen as a critical investment.
The amounts and timing of the two financial incentives were derived by taking project costs against projected income and a market return (15%) that would motivate this developer to move ahead with the project. This is the equivalent return on investment used in the Terminal, Keystone, 80 S. River, and Hobbs development proforma. It is essentially solving for “X” where these other variables are assumed, and needs to calculate what is the deficit or gap that needs to be filled.
It is worth noting that DAC has agreed not to take any fees except overhead expenses for the project until it is permitted, and sufficient reserves have been established.
To provide further perspective, COA has given/committed grants for four downtown residential projects over the last three years. They ranged from $675,000 to $1,800,000 or $27,270 to $40,645 for each new residential unit that was created (including the value of any donated property). The average grant was approximately $33,000 per unit.
The combined grant/forgivable loan being requested here, while larger in scope than the other downtown redevelopment projects that are only 10%-15% of the size of DAC’s, is $6,750,000 for 246 units or $27,439 per unit which is approximately 17% lower than the average provided for those previously approved and currently under construction properties.
Looking at it from a square foot perspective, the aforementioned projects received an average of $35 PSF; The DAC forgivable loan/grant incentive is about $28 PSF. Another basis of comparison is the rehabilitation of the former Copley Hospital. The DAC negotiated request is 15% lower.
The impact of a newly-constructed development on the River bringing 246 apartments into the downtown cannot be understated. It has been an unrealized vision of a number of administrations that recognized the gateway location that will bring residents who will live, spend, and bring more vibrancy, to the downtown. The estimated one-year impacts of building 100 rental apartments in a typical local area include $11.7 million in local income, $2.2 million in taxes and other revenue for governments, and 161 local jobs.
The additional, annually-recurring impacts of building 100 rental apartments in a typical area include $2.6 million in income, $503,000 in taxes and other revenue for governments, and 44 jobs. These impacts were calculated assuming that new multifamily units built in the typical area have an average market value of $145,000; which includes $14,000 in raw land value and $13,672 in permit, hook-up, impact and other fees paid to governments; and incur an average annual property tax of $1,626 per unit. (retrieved from: https://www.nahb.org/-/media/NAHB/news-and-economics/docs/housing-economics/economic-impact/economic-impact-state-2015.pdf; ) .
Revenue generated by residential developments may come from property tax, utility tax, State per capita revenue sharing, and local fines and fees, such as building permit fees. (5 Per-capita revenue sharing includes the state motor fuel tax revenue, use tax revenue, and individual and corporate income tax revenue, which are based on municipal share of the state population).
The amount of local revenue derived from residential property is dependent on what taxes, fines, or fees the municipality imposes, as well as their rates, and county-level assessment practices. The density of the residential developments impacts revenue.
High-density developments can produce high levels of revenue per acre, occasionally exceeding the revenues found in a retail environment.
As the downtown renovations have done for this project, DAC’s development will spur more interest on both sides of the Fox River and enhance the prospects for the nine acres the city government owns on the west side of the new bridge. Building permit fees coming into the City are estimated at $1.2 million and once the TIF is closed in 23 years, taxing bodies could see an annual tax revenue from this development of approximately $1.5 million per year.
• There were no speakers seeking to use their voices for up to three minutes.
The City Council gave unanimous consent to the following agenda items allowing them be on the agenda of the July 27 full City Council meeting:
• Consent was given to a resolution rejecting previous bids for the installation of approximately 1,800 L.F. of security fencing at the Aurora Municipal Airport and accept the proposal from F. H. Paschen under the Job Order Contracting Program in the not-to-exceed amount of $85,595.
City government of Aurora documents show the purpose is to reject bids from two separate bid openings and accept a proposal from F.H. Paschen under the Job Order Contracting program (JOC) in a not-to-exceed amount of $85,595.
Security fencing is required by the FAA in order to minimize runway incursions by wildlife or pedestrians. A Decision Package was approved in 2019 for the installation of security fencing on the northeast side of the airport in the amount of $35,000 per year over a four-year period”.
The formal bid process was attempted twice, once in September 2020 and again in April 2021. The low bidder in 2020 was deemed ineligible as they did not supply the required Department of Labor certifications. The 2021 bid opening had only one bidder whose proposal was approximately $90,000 over the project’s estimated cost.
As a result of the previous bidding results F.H. Paschen was contacted through the City’s Job Order Contracting program (JOC) (R20-221) to provide a quote for this project.
City government of Aurora documents show approval of this request will allow the airport to comply with the FAA’s directive to work towards securing the northeast section of the airport by completing the gap in the security fencing in this area.
• Consent was given to a resolution to approve a Memorandum of Understanding between JH Real Estate Partners LLC & APS Tower Condominium Association and the City of Aurora regarding the use of the property at 105 E. Galena Blvd. for the use of a City of Aurora Public Art mural. Approval of this Memorandum of Understanding is needed prior to the August 1st commencement of the mural work.
City government of Aurora documents show the purpose of this memorandum of understanding has been reviewed and edited by the City of Aurora Law Department, and clarifies the nature of the use of the second-story, east-facing facade wall of 105 E. Galena Blvd. for a City of Aurora Public Art mural. The mural, “Diversity in Technology,” was passed by the Building, Zoning, and Economic City Council Sub-Committee on May 12, 2021.
City government of Aurora documents show Public Art is requesting the approval of this Memorandum of Understanding in order to move forward with the mural project at 105 E. Galena Blvd., scheduled for installation between August 1st and August 31st of 2021.
This Memorandum of Understanding gives the City control over the East-facing, second story facade wall of the Property in order to place, at the City’s expense, directly or indirectly, the approved design for a Public At mural entitled “Diversity in Technology.” The City shall provide all funding for the mural installation and its maintenance. The owner shall receive no compensation for the use of the wall and shall not be required to provide funding for the mural or its maintenance. The owner shall not alter or remove the mural for a minimum of 5 years.
• Consent was given to a resolution to approve Burlington Northern Right of Entry for a city of Aurora Public Art Mural on a viaduct wall along East New York Street, East of LaSalle Street.
The purpose of this request is to approve the Right of Entry document provided by Burlington Northern, to allow mural artists hired by the city of Aurora to paint on BNSF property.
City government of Aurora documents show this city of Aurora Public Art mural project was approved on May 12 by the Building, Zoning, and Economic Development Committee. Burlington Northern provided a Right of Entry document for signature; Burlington Northern was unable to allow the city government of Aurora Law Department to make any changes to their standard Right of Entry form. Permission to paint on BNSF property has been provided. Signature of this Right of Entry document is required to commence installation of the mural on BNSF property.
• Consent was given to a resolution Authorizing an Addendum to the Amended and Restated Potable Water Service Agreement with Calgon Carbon Corporation for the continued lease of Granular Activated Carbon in filter groups 1 – 4, 5 – 8, and 9 – 12 for the Water Production Division.
City government of Aurora documents show the purpose is to obtain City Council approval for an addendum to the subject agreement for pricing and installation of GAC for filters 1 – 4 in 2021, filters 5 – 8 in 2022, and filters 9 – 12 in 2023 at the City of Aurora Water Treatment Plant (WTP).
The water treatment plant (WTP) has 12 dual-media filters which contain sand and GAC which are used to remove solids prior to disinfection of the water. In addition, the GAC media serves to remove taste and odor compounds which are adsorbed on the GAC in the filter bed. Over time the GAC is expended (spent) and needs to be replaced/refreshed, typically between 36 – 42 months. This is done on a staggered basis for the three groups of filters listed above.
The Water Production Division (WPD) has standardized the use of specific GAC, Calgon F-300, as its primary filtration media due to its long-term (20+ years) successful and proven performance. F-300 can be considered a sole source product due to its attributes as a domestic, bituminous coal source and a specific manufacturing method referred to as reagglomeration which produces a high activity, durable, granular product capable of withstanding abrasion associated with repeated backwashing, hydraulic transport, and reactivation for reuse. Spent GAC is reactivated via a high-temperature heating process which volatilizes the adsorbed compounds thus returning the used GAC to additional productive service. Calgon’s program for the turnkey service of supplying reactivated GAC is the Custom Municipal Reactivation (CMR) program. The addendum shows pricing options for both CMR and virgin GAC. The WPD utilizes the lower cost CMR option at significant savings to the City, approximately 64%, without sacrificing substantial performance. The City of Aurora has utilized the CMR program since 2014.
Under the standard 36-month lease arrangement, equal monthly payments are made to compensate Calgon for supplying, removing, and reinstalling reactivated material when requested by the WPD. The City assumes no risk if the GAC must be replaced prematurely due to unforeseen circumstances, nor does the City need to make a lump sum purchase payment, as Calgon maintains ownership of the GAC media. Furthermore, this approach allows the City to save money for a period of time under the Extended Use provision. Beginning with the 37th month of use, lease payments are reduced 50% until which time the GAC is spent and is replaced with reactivated material.
The most recent lease price for CMR GAC was $33.49/cubic foot which applied to filters 5 – 8 and filters 9 – 12 in 2018 and 2019 respectively. Calgon has proposed an increase to $35.53/cubic foot, which is a 6.09% increase. The proposed new price will be held over the 2021 – 2023 period for the replacement of GAC in all three filter groups. The 36-month total lease costs respectively for filters 1 – 4, 5 – 8, and 9 – 12 are $343,930.40, $343,930.40, and $294,188.40. Filters 9 – 12 require less GAC, thus the lower cost.
Funding for leasing GAC is provided annually in the WPD Budget Account No. 510-4058-511-38-28 and has been requested in the 2022 city budget.
Negative impacts to the City of Aurora water quality are possible without the timely replacement of spent GAC with CMR GAC.
• Consent was given to a resolution authorizing the purchase of a deep well motor from Layne Christensen Company in an Amount not to Exceed $159,600.
City government of Aurora documents show the purpose is to obtain City Council authorization for the Water Production Division (WPD) to purchase a 400 horsepower deep well motor from Layne Christensen Company (Layne), 721 W. Illinois Avenue, Aurora in an amount not to exceed $159,600.00.
The City of Aurora Water Production Division utilizes both surface water and groundwater as sources for the City’s drinking water supply. Groundwater is regularly obtained from six shallow aquifer wells and twelve deep aquifer wells. Of these twelve deep aquifer wells, ten utilize either a 350 or 400 horsepower (hp) well pump motor. The proposed 400 hp, 2300V, 17”, Type M Submersible motor will serve as a critical spare to allow for the timely return to service of a well if an existing 350 or 400 hp motor suffers a failure. Historically, the WPD has operated without such a spare, which then requires the damaged motor to be shipped out-of-state for repairs, normally requiring a 12-week turnaround time. Recently, the WPD was without three deep wells due to unexpected motor failures. Any number of unpredictable circumstances can negatively impact the quantity or quality of source water, such as deep wells being unavailable as described, or water quality conditions that impair the Fox River, which in turn requires the use of more raw well water via wells. As such, the WPD believes it is prudent to purchase a spare 400 hp motor for deployment in any of the ten applicable deep wells. This capability is most critical during the high water demand summer season.
Layne has proposed that the spare motor be stored at their Aurora facility (721 W. Illinois Ave.) for a couple of very important reasons. First, Layne has the appropriate knowledge and expertise to provide the recommended, necessary care and maintenance of the motor for indefinite storage or until needed, at no cost to the WPD. Secondly, with Layne storing and maintaining the motor, the motor manufacturer, Flowserve, provides an extended 3-year warranty from purchase plus an additional 12 months from the date the motor is placed in service.
Layne has indicated in their quotation letter that the lead time for such a purchase is approximately 28 weeks (7 months). As such, the motor will be ordered upon City Council approval, (if approved, in August 2021). However, it is expected that it will not be received until early 2022. Thus it would be paid for from the 2022 city budget. Funding has been proposed via a 2022 CIP request, project # I052. Approved funding for this type of purchase would normally be allocated to City Budget Account No. 510-4058-511-73-04.
Layne is the sole regional factory authorized source for sales and service of Flowserve-Byron Jackson pumps and motors utilized by the WPD. Accordingly, the WPD cites the City of Aurora Code of Ordinances, Exceptions to Competitive Bidding Requirement, Article 5, Sec 2-335 (a) (3), “…the product or service desired is provided by only one (1) person…”. This is a sole source provider purchase, therefore local preference does not apply.
The impact could be the unavailability of approximately 1.4 to 2 million gallons per day of deep well source water for up to three months without a spare deep well motor.
• Consent was given to a resolution authorizing the director of Purchasing to enter into an agreement with Standard Equipment Company for the purchase of one truck mounted pipeline inspection system for the Water and Sewer Maintenance Division.
City government of Aurora documents show the purpose for this resolution is to facilitate the purchase of a truck mounted pipeline inspection system to replace an existing pipeline televising camera that is obsolete and constantly in need of repair.
The City of Aurora’s Water and Sewer Maintenance Division is responsible for maintaining over 1,200 miles of storm, sanitary, and combined sewers. In order to protect the health and property of Aurora’s Water and Sewer customers it is critical to have the ability to trouble shoot and pinpoint issues within the system in a timely manner. Furthermore, issues like sanitary sewage basement backups and untreated sanitary sewage leaking into waterways are considered a violation of the federal Clean Water Act.
On April 21st 2021, the City Clerk publicly opened three proposals for this purchase. Standard Equipment of Elmhurst is considered the low, responsive, responsible bidder in the amount of $312,000.00. R.N.O.W. Inc submitted a bid in the amount of $299,920.00. However the equipment proposed by R.N.O.W. does not meet the bidding specifications and has been considered non-responsive.
Local preference does apply to this bid process and Standard Equipment does have an Aurora presence, it was not the deciding factor in the selection.
The 2021 budget contains $340,000 within account 510-4063-511.74-99 within the Water and Sewer fund.
This purchase will help the Water and Sewer Maintenance Division diagnose issues with the City’s sewer system in a timely and efficient manner which will help reduce private property damage, violations of the federal clean water act, and protect the public’s health.
• There is a request to obtain bids for the reconstruction of the staircase from New York Street to the Fox River Trail on the east shore of the Fox River.
City government of Aurora documents show in order to obtain competitive sealed bids for this project, approval from the Finance Committee is needed, as the project is currently not in the budget for 2021.
This staircase from New York Street to the Fox River Trail is in substantial disrepair. The proposed reconstruction consists of replacing the stringers, treads, and railing (railing to match existing) and installing new precast concrete, removable, open treads. The existing concrete support piers, which are decorative and in good condition, will be left in place to be reused. This design was approved by the FoxWalk Overlay District Design Review Committee on October 10, 2019.
To help fund this project, the City applied for and received a grant from the Illinois Department of Natural Resources’ Recreational Trails Program in Fall 2018. This grant will reimburse the City 80% of up to $175,000 in design and construction costs.
The design plans for this project have been finalized and City staff members are prepared to seek bids. With the Committee’s approval, we will advertise for bids and will return to the Committee with a recommendation for award to the lowest responsible bidder by no later than September.
Funding for this project was originally included in the 2018 fiscal year budget as part of a decision package titled “East New York St Bridge Replacement”, but was not carried forward to the current fiscal year. The account to be used to front fund (and be 80% reimbursed for) this project is 340-1830-465.73-76 (Capital Outlay-Improvement / FoxWalk).
This project will substantially improve safety for pedestrians using this staircase with minimal cost to the City and it’s taxpayers. The lone negative impact of this project will be a temporary closure of the stairs and subsequent pedestrian detour during construction, which should not last more than a week or two.
• Consent was given to a resolution with respect to the potential reimbursement of eligible costs in a possible tax increment finance district (TIF) and to induce development interest within the subject area known as the East Bank Development, at 100 North Broadway, and adjacent property on the Fox River in Downtown Aurora.
City government of Aurora documents show the adoption of a reimbursement resolution is the first step following the approval of the redevelopment agreement (RDA) with DAC Developers for a new multi-family residential development at 100 North Broadway on the east bank of the Fox River in Downtown Aurora. This resolution will allow initial expenses to be reimbursed by the TIF once formed later in 2021 or 2022.
Constructing a new multi-family residential development on the banks of the Fox River in Downtown Aurora, particularly near the Aurora Transportation Center, has been a consistent recommendation of numerous City long-range planning documents for decades. Combined with the recommendations of the Downtown Housing Study (2019), the growing demand for rental housing, the redevelopment of long vacant historic buildings in the Downtown, and the recent completion of the new Pedestrian and Bicycle Bridge, the time for implementing the City’s vision is here.
An RDA with DAC Developers to construct a new apartment building that includes a parking structure and various amenities will be presented to City Council at the same meeting as this resolution for review and approval. The development is planned for the property south of Jake’s Bagels, and north of the Aurora Township building, which is currently a parking lot DEC Developers plans to use a variety of sources to fund this redevelopment including grants, loans, tax credits and TIF revenues paid solely from the development.
The creation of the new TIF is critical to the redevelopment agreement and without it, the RDA is void. As such the City will be moving transparently, yet expeditiously to form the new TIF through the same process used in creating previous TIFs over the last number of years.
Adopting this resolution will allow for initial costs incurred during the setup of the new TIF to be reimbursed by TIF revenues at a later date.
• Consent was given to a resolution with respect to the potential reimbursement of eligible costs in a possible tax increment finance district and to induce development interest within 110 Cross Street and adjacent property.
City government of Aurora documents show the adoption of a reimbursement resolution is the first step following the approval of the redevelopment agreement (RDA) with J&H Real Estate Partners, LLC for a renovation of a long vacant building into a mixed-use project at 110 Cross Street. This resolution will allow initial expenses to be reimbursed by the TIF once formed later in 2021 or 2022.
Improving the building and parking lot at the long vacant 110 Cross Street parking will be an exciting project that will continue to expand and improve our Downtown. The developer plans to create fifteen new apartments above a new brewery/restaurant. The vision to add more residential units in our Downtown is supported by the recommendations of the Downtown Housing Study (2019), and the growing demand for rental housing that Aurora is experiencing.
An RDA with J&H Real Estate Partners, LLC to redevelop the long vacant building at 110 Cross Street into a mixed use development including 15 apartments on the upper floors with a new brewery/restaurant on the ground floor will be brought to Council at a future meeting for review and approval. J&H Developers plans to use a variety of sources to fund this redevelopment including TIF revenues.
The creation of the new TIF is critical to the potential future redevelopment agreement and without it, the RDA is void. As such the City will be moving transparently, yet expeditiously to form the new TIF through the same process used in creating previous TIFs over the last number of years.
Adopting this resolution will allow for initial costs incurred during the setup of the new TIF to be reimbursed by TIF revenues at a later date.
• Consent was given to a resolution establishing the maximum number of Class B: On-Site Consumption liquor licenses (unofficially related to the application from Hill Investment Group, LLC d/b/a Umai at 4416 E New York St., Aurora in Ward 10.
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, Hill Investment Group, LLC d/b/a Umai, is opening at 4416 E New York St., Aurora and has submitted a liquor license application. Umai will offer a full food menu and alcoholic beverages.
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.
Hill Investment Group, LLC d/b/a Umai 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.
If approved, this resolution will increase the number of allowable liquor licenses as indicated in the accompanying Exhibit A to allow for the issuance of the license by the Liquor Commissioner. City staff members has 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.
• Consent was given to a resolution establishing the maximum number of Class C: Specialty On-Site Consumption liquor licenses (unofficially related to the application from Planet Fun Enterprises, Inc. d/b/a Galaxi Fun Zone at 301 S Rte 59, Aurora in Ward 10.
City government of Aurora documents show the purpose is to increase the number of Class C: Specialty On-Site Consumption liquor licenses. Planet Fun Enterprises, Inc., d/b/a Galaxi Fun Zone, is currently operating at 301 S Rte 59 in 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.
Planet Fun Enterprises, Inc. d/b/a Galaxi Fun Zone, is an indoor entertainment park offering go karts, mini golf, arcade and many other activities. The applicant offers a variety of prepackaged food options for sale including nachos and pretzels with cheese, ice cream, chips and candy. Rosati’s Pizza also delivers pizza to the location. A liquor license application has been submitted requesting a license to offer alcohol for sale for on-site consumption in the recreational facility.
If approved, this resolution will increase the number of allowable liquor licenses as indicated in the accompanying Exhibit A to allow for the issuance of the license by the Liquor Commissioner. City City staff members has been working with the business owner to ensure that all requirements for a liquor license, as set forth in Chapter 6 of the City’s Code of Ordinances, are met.
• Consent was given to a resolution establishing the maximum number of Class B: On-Site Consumption City of Aurora liquor licenses (unofficially related to application from: Aurora Athletic Club, d/b/a Aurora Athletic Club, 550 Clearwater Dr., Aurora.
City government of Aurora documents show the purpose is to maintain the number of Class B: On-Site Consumption licenses at 106.
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.
The Aurora Athletic Club, d/b/a Aurora Athletic Club is located at 550 Clearwater Dr., Aurora. It is a long-standing establishment that recently underwent a change in percentage of ownership, requiring a new liquor license.
If approved, this resolution would maintain the number of allowable liquor licenses as indicated in the accompanying Exhibit A to allow for the issuance of the licenses by the Commissioner. City staff members has been working with the business representatives to ensure that all requirements for a liquor license, as set forth in Chapter 6 of the City’s Code of Ordinances, are met.
• Consent was given to a resolution authorizing the director of Purchasing to enter into an agreement with Marc Kresmery Construction LLC, 1725 Weld Road, Elgin, in the amount of $96,869.00 to furnish and install a new pump for the waterfall in Phillips Park.
City government of Aurora documents show the purpose is to make the waterfall at Phillips Park once again operational by entering into an agreement with Marc Kresmery Construction LLC in the amount of $96,869.00 to replace the pump and associated piping.
Over the past decade, the City of Aurora has dedicated time and money to repairing the existing, outdated pump which operates the waterfall at Phillips Park. This was enough to keep the waterfall operational until recently, when the pump completely ceased operation.
Based on informal feedback from pump manufacturers and design professionals, it was determined that it was in the best interest of the City to design and formally request bids to furnish and install a new pump.
Following completion of the pump design, the City published the Request for Bids and received one response. Eight potential vendors viewed the documents from the City’s website along with multiple bid sites.
The cost presented in this bid aligns with the Engineer’s estimate of cost and is less than the project budget ($130,000) and informal design/build verbal estimates received previously.
The replacement of the pump and associated piping was budgeted as Capital Improvement Project F057 and will be funded from account 354-4440-451.73-43 (Capital Outlay-Improvement/Park Improvements), which has a current account balance of $469,850.
Local preference does apply, however there was not a local vendor that submitted a bid.
• Consent was given to an ordinance amending the following: Article 2-VI-2 of Chapter 2; Chapter 13.5; Section 220 of Chapter 15; Article II of Chapter 22; Sections 201-207 of Chapter 34; and Sections 21-24 of Chapter 37; all relating to Administrative Boards within the Code of Ordinances.
City government of Aurora documents show the new section will codify the purpose and authority of the following Administrative Boards: Block Grant Working Committee ; Civilian Review Board; Civil Service Commission; Ethics Commission; Fox Walk Overlay District Design Review Committee; Human Relations Commission; Planning and Zoning Commission; Public Arts Commission; and Preservation Commission.
The City has numerous boards and commissions which have all been established over the years at different times, with different resolutions or ordinances. This new section seeks to establish and codify the administrative boards.
This next section of the revised ordinance codifies Aurora’s administrative boards. The other sections of boards and commission ordinances will be forthcoming.
This revised section will codify and update Aurora’s Administrative Boards.
• Consent was given to a resolution approving the appointments of management personnel within the Human Resources Department.
City government of Aurora documents show the positions of chief Human Resources officer, director of Human Resources and director of Training and Development are new and part of the amendment set forth in Legistar item 21-0508.
This resolution will authorize all appointments to the Human Resources Department.
• City Council listened to information about a Final Plan on Lot 2 of Kirkland Crossing, Located at 2903 Kirk Road for a Car Wash, Single Bay Use.
City government of Aurora documents show the petitioner, Car Wash Pro Designers, is requesting approval of a Final Plan for a Car Wash, Single Bay use for the property located at 2903 Kirk Road.
The property is B-2(C), Business District – General Retail with a Conditional Use Planned Development. The Comprehensive Plan designates this property as Commercial. The Subject Property, which is currently vacant, is approximately 1.56 acres. The subject property is Lot 2 of Kirkland Crossing subdivision and is located in the original Dominick’s planned development district. Per the approved Plan Description, O00-149, a car wash is a permitted use in this zoning district.
The petitioner is requesting approval of a Final Plan for a Car Wash, Single Bay (2832) use for the Subject Property. The details of the request include the construction of an approximately fifty-two hundred (5,200) square foot building that will include a single bay. There will be an additional twenty-seven (27) outdoor spaces for customers for vacuuming. Access to the property will be from the shared interior drive on the Subject Property’s east property line. There will be three (3) lanes for customer payment, with each lane being long enough to hold at least ten (10) vehicles. The car wash building will be thirty (30) feet tall, and its exterior materials will be of a tasteful stone and brick material at the ground level, with a stucco EIFS and a metal roof on the two towers at the northern and southern portions.
City staff members have reviewed the Final Plan petition and have sent comments back to the petitioner on those submittals. The petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances.
The City staff members’ evaluation and recommendation are based on the following Physical Development Policies:
14.1 (4): To encourage quality site design throughout the City of Aurora.
31.1 (3): To promote the development of commercial facilities in existing or planned commercial areas.
51.1 (6): To promote the location and expansion of commercial activities within the City consistent with the Comprehensive Plan.
• Final approval for items on the consent agenda are set to be made at the July 27 Aurora City Council meeting.
• At the Aurora city government special City Council meeting Tuesday, unanimous approval was given for appointments made by mayor Richard Irvin of Keith Cross as chief of police and Matt Thomas as deputy Chief of police.
Deputy Chief Cross will become the top cop as chief of police when Kristen Ziman retires August 6. Thomas will take the reigns as deputy chief of police from Cross.
The final step is a swearing-in ceremony.
There were no speakers seeking to use their voices for up to three minutes.