By Jason Crane
Amy Morton, owner and operator of Stolp Island Social restaurant that opened in 2019 in downtown Aurora, addressed the Aurora City Council at the Committee of the Whole (COW) meeting Tuesday, Aug. 2.
Morton, daughter of legendary restaurateur Arnie Morton of Morton’s Steakhouse, explained the importance of the restaurant to receive $45,000 from the American Rescue Plan Act (ARPA). She said, “I get that it’s very, very, difficult to understand that we are asking for this money. It is a huge amount!
“I also think it’s really important for me to explain how much it costs to run a restaurant.
“I know it seems that we’re not open a lot this Summer.
“We’re open four nights currently, and one brunch.
“We wish that we were open six nights!
“It’s so expensive to run a restaurant. There’s so many people that you don’t see that are needed.
“I knew this Summer was going to be difficult. We just had to get to August 29 (when the Paramount Theatre reopens).
“We are blessed with the Paramount Theatre being here, as is the entire City. They are a driving factor and a driving force in what’s going on.
“When the Paramount reopens, we will be going back to the hours that we had when we first opened the restaurant, which is six nights a week for dinner, closed on Mondays, Sunday jazz brunch. When there is a show, Wednesday and Saturday lunches.
“I am here to say you can trust me and my commitment!”
• There were two individuals seeking to use their voices for up to three minutes each:
Aurora resident Matthew Orr voiced his opposition to Stolp Island Social receiving $45,000 from the American Rescue Plan Act (ARPA).
“I’ve been to Stolp Island, they have good food. I do enjoy it!
“They’re only open about 20 hours out of the week.
“They refuse to believe they’re sustainable just off of the Aurora residents….
“It’s kind of disappointing that they’re only open for about 20 hours out of the week and they say they can not sustain their budget.
“They’re basically asking for more money from the City. We’ve already given them about, a little bit over, I want to say $300,000 to $400,000.”
• Mercy Galicia, on behalf of Illinois Tejano Organization invited members of the City Council to their annual scholarship event 7 p.m. to 11 p.m., Saturday, Aug. 6 at Batavia Moose Lodge.
• Placed on unfinished business for possible further discussion at the full City Council meeting Tuesday, August 9 was a Resolution authorizing the provision of American Rescue Plan Act (ARPA) funding for Stolp Island Social in the amount of $45,000.
City government of Aurora documents show while staff members will be evaluating assistance requests from businesses throughout the city who experienced debilitating Covid related financial impacts through the new Re-Start program; the City has been evaluating case by case assistance to key Downtown restaurants in the interim. The Paramount Theater continues its process of returning to a normal theatrical schedule after the COVID-19 pandemic shutdown and has not had a regular summer schedule in 2022.
The financial ramifications of this and other Covid losses has had an adverse impact on restaurants in the downtown most notably Stolp Island Social that is physically attached to the Paramount. Provision of ARPA Funding (money available to the City through federal funding) will allow Stolp Island Social to bridge the gap between theatrical seasons
The corner of Stolp and Galena Avenue is at the center of the downtown and is a key location in support of a positive downtown experience of dining and entertainment. A lynchpin of the redevelopment of the vacated Waubonsee College building was attracting an experienced and well regarded restaurateur as the ground floor anchor tenant. Amy Morton, daughter of the renowned founder of the steakhouses that bear the family name and owner of two successful and established restaurants in Evanston, signed on and opened the already well reviewed unique restaurant in the fall of 2019.
A robust financial structure to develop this award winning project spearheaded by Community Builders included city, ACCA, township, gaming funds, TIF, and federal assistance for the construction of the Art Center, Artisan Lofts, Coulter Court, and a future restaurant that became Stolp Island Social.
The city financed most of its $3,500,000 outstanding commitment for this comprehensive development through a Section 108 loan and a Community Development Assistance Program (CDAP) loan from the Aurora Township Program. These loans are paid back by various sources including rental payments by the restaurant.
The only City dollars not anticipated to be repaid is a Finish Line grant of $100,000. The $200,000 the city advanced in January of 2020 is scheduled to be paid back after the restaurant pays direct operating expenses. In summary the $45,000 requested, plus the Finish Line grant money are the only City funds that are grants rather than loans or profit participation.
In contrast the restaurant lost approximately $63,000 in 2021 and approximately $200,000 since its on and off opening since the end of last year.
The reason for these losses, even when the restaurant was closed, has much to do with maintaining staff members, reopening expenses and, as mentioned above substantially lower than projected revenues this summer.
Prior to the closing of the restaurant in 2020, Stolp Island Social was on track to exceed $1,750,000 in sales. The city is scheduled to earn approximately 4% of these revenues or about $70,000/year resulting in an approximately three-year payback period once the restaurant achieves profitability.
As the recovery from the pandemic continues, virtually every business has been disrupted by supply chain interruptions, increased costs for materials, and labor shortages which have significantly increased costs when workers can be found to fill jobs. These disruptions and changes to operations have significantly impacted the restaurant industry, so much so that the US Department of the Treasury in its final rule for Coronavirus State and Local Fiscal Recovery Funds has provided that agencies receiving ARPA Funding allocations, such as the City, “…can also provide assistance to impacted industries like travel, tourism, and hospitality that faced substantial pandemic impacts…” In contrast to the assistance provided when the building was renovated and the space for Stolp Island Social was redeveloped, this funding is directly related and in direct response to the ongoing challenges posed by the COVID-19 pandemic.
Based on these factors, staff members are recommending an allocation of $45,000 from the American Rescue Plan Act (ARPA) funding that the City has received. These funds would be utilized to offset decreased revenues to allow for the retention of staff members. The funding would be utilized to help Stolp Island Social bridge the gap until the Paramount reboots with a full season of shows as anticipated in September. Without the funding, hours for staffing will be cut significantly, resulting in many workers taking other jobs and significantly impacting Stolp Island Social’s ability to achieve adequate staffing levels when the Paramount season opens.
Utilization of ARPA funding for this purpose is consistent with use guidelines as provided in the Final Rule. Assistance to small businesses and assistance for impacted industries such as the hospitality industry are specifically named permitted uses for funding allocations. This use of ARPA funding for restaurants is also consistent with City practices. The City Council approved an assistance package including a $41,000 ARPA funding allocation to Al-Tiro in May in response to the negative financial consequences of the Covid pandemic.
Approval of this allocation of funding from the City of Aurora’s ARPA funds will support the continued revitalization of vibrant restaurant locations in support of theater and entertainment activities in the downtown. Without this funding allocation, Stolp Island Social will likely incur significant additional difficulty being able to achieve adequate staffing levels when the Paramount season begins in September. In those cases wherein Stolp Island Social can attract staff members, the costs to do so will be higher than current retention.
The City Council gave consent to the following agenda items likely to be placed on the full City Council agenda Tuesday, Aug. 9:
• Consent was given to a Resolution authorizing the Execution of Labor Agreement Between the City of Aurora and Aurora Supervisors Association (ASA) of the Aurora Police Department from June 1, 2020 to December 31, 2024.
City government of Aurora documents show the purpose is to obtain authorization to execute a labor agreement between the City of Aurora and Aurora Supervisors Association of the Aurora Police Department.
The ASA contract expired May 31, 2020. A rollover was set in place from June 1, 2020 to December 31, 2021. Negotiations for a successor contract began in April 2022 between the City of Aurora government and ASA.
The Union ratified the new contract July 12, 2022. Highlights of negotiated terms include hazard pay, updated language to the 115 Trust, and an educational incentive increase. Wage increases are driven by a differential based on the APPO contract.
For 2020 and 2021, the wage increase is 2.5% and 2%, similar to what other bargaining units received in those years. For years 2022 and 2023, the wage increase is 3.5% per year. For 2024, the wage increase is 3%.
• Consent was given to a Resolution to renew a 12-month agreement with AT&T for Intrastate services in the amount of $115,716.00.
This contract establishes costs to provide intrastate calling rates for inbound and outbound calls at City locations.
City government of Aurora documents show City intrastate telephony services are provided by circuits from AT&T that terminate at APD, City Hall, and two AT&T locations within the Aurora city limits. These circuits provide access to the Public Switched Telephone Network (PSTN) .
It is not a change to services, but a change to the rates provided by AT&T. It represents a 23% increase to the rates supplied in the previous contract signed in 2019. Staff members are requesting this one-year extension to allow for moving to more cost-effective Voice over Internet Protocol (VOIP) solution.
Without agreeing to this contract and fees, the City would fall to retail rates for these services which are more than double the rates being quoted.
• Consent was given to a Resolution to accept the low bid from Ramirez Group LLC at 3630 Randolph St., Lansing, Ill. for the repairs to the Stolp Island Place Parking Deck (“SIP”) in the amount of $153,430.00.
City government of Aurora documents show the purpose is to maintain the SIP at 5 E. Downer Place in the Central Business District.
The SIP was built in 1991 and provides 350 public parking spaces. The SIP structure is a precast design and shear connectors are used to fasten the precast sections. The connectors used in the 1990’s were steel which is strong however these do rust and corrode over time. Many of the top deck connectors have already been repaired, however starting back in 2015, it was decided to do a more permanent repair that is estimated to last 30 years. The last repairs were done in 2018. Additionally, delaminated concrete repairs and traffic toppings to seal and waterproof the structure are part of the general maintenance. Traffic toppings are recommended every 8-10 years.
Six companies bid on this project. Ramirez Group LLC, Inc was the lowest, responsible bidder and has been recommended by Walker Consultants.
The Local Preference Ordinance does apply to this project, however no local contractors submitted.
There are funds of $107,000 available in an approved decision package, and a budget amendment of $46,500, approved by City Council July 12, in MVPS account 520-4432-437-38-05 for the SIP maintenance repairs.
There will be sections of the parking deck that will be closed during the repairs. Regardless, there should be ample parking spaces for users of the parking deck during construction.
• Consent was given to a Resolution to award a contract to Hard Rock Concrete Cutters, Inc. in the bid amount of $61,790.00 for the 2022 Sidewalk Cutting Project.
City government of Aurora documents show the purpose is to award a Construction Contract for sidewalk maintenance projects throughout the City.
The City maintains more than 530 centerline miles of streets that include sidewalks, pavement markings and bike paths. In addition to the yearly street resurfacing project, the City tries to perform an annual maintenance contract to replace deteriorated sidewalks, deteriorated bike paths, deteriorated pavement and old pavement markings that need to be replaced.
In addition to the City wide sidewalk removal and replacement taking place under Contract 2 by Geneva Construction Company, part of the sidewalk maintenance plan recommended this year is a sidewalk cutting program. This work shall consist of saw cutting existing sidewalk horizontally to remove vertical elevation differences of ¼” up to 1 ¾” on each side of a sidewalk joint. All cutting will leave a non-slip surface in accordance with the American with Disabilities Act (ADA) requirements with the resulting finish being ADA compliant. The proposed work will complete the areas in the Carillon at Stonegate neighborhood that were not completed in 2021, as well as other subdivisions in Ward 10 and Ward 9.
This project was advertised on June 26, 2022 in the Aurora Beacon News. Several vendors viewed the documents from the City’s website and bids were opened and publicly read on July 15, 2022. The one bid received and lowest responsible bid was submitted by Hard Rock Concrete Cutters, Inc. of Wheeling, in the amount of $61,790.00 which is 19.4% more than the engineer’s cost estimate.
The local preference ordinance does apply to this bid, however no local bidders submitted.
Construction should begin by September and be completed by October. Only minor impacts to pedestrian traffic are expected.
• Final approval for items on the consent agenda are set to be made at the August 9 Aurora City Council meeting.
• Information is on the agenda for a charitable solicitation application for Muscular Dystrophy Association 161 N. Clark St. Ste. 3550 Chicago, I for their Fill the Boot – MDA event from September 9, 2022 to September 11, 2022.
• Consent was not needed on a Resolution approving a revision to the Final Plan on Lot 1A1, 2A1, 3A1 and 4A1 of The Third Resubdivision of Fox Valley East, Region I Subdivision, Unit No. 1 at North side of Fox Valley Mall, South of New York Street and West of Route 59
The Petitioner, Centennial Real Estate Company, is requesting approval of a Final Plan Revision for Lots 1A1, 2A1, 3A1 and 4A1 of the Third Resubdivision of Fox Valley East Region I Unit No. 1 on the north side of Fox Valley Mall, south of New York Street and west of Route 59 which includes the extension of a private road and parking lot reconfiguration.
City government of Aurora documents show the Property is on the north side of the Fox Valley Mall and is surface parking, part of which serves the Fox Valley Mall and part of which served the old Carson Pirie Scott building. A portion of the property is zoned PPD Planned Development District, which is part of the Fox Valley East Planned Development District. The other portion of the property recently received approval of a Conditional Use Planned Development rezoning the property to underlying R-5A Midrise Multiple-Family Dwelling and a Preliminary Plan for a 5-story apartment building.
The Petitioner is requesting approval of a Final Plan Revision. Centennial Real Estate Company has been working with the developers of the future residential on rerouting the ring road and reconfiguring the existing parking lots in this area to serve the future redevelopments. A portion of the new private road extension, across from Entrance #6, has already been approved. This Final Plan will further extend the private road to the west in front of the Carson Pirie Scott building. It will then be extended north to New York Street. In doing this extension, the surrounding parking lots with be reconfigured. After the rerouting and reconfiguration, a total of 2,862 parking spaces will remain for the mall use which exceed the parking ratio for this property.
Staff members have reviewed the Final Plan Resolution 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 staff members’ evaluation and recommendation are based on the following physical development policies:
10.0 To provide for the orderly, balanced and efficient growth and redevelopment of the City through the positive integration of land use patterns, functions, and circulation systems. To protect and enhance those assets and values that establishes the desirable quality and general livability of the City. To promote the City’s position as a regional center.
11.1(3) To encourage new development contiguous to existing development.
11.1(5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
Staff members recommend conditional approval of the Resolution approving a revision to the Final Plan on Lot 1A1, 2A1, 3A1 and 4A1 of The Third Resubdivision of Fox Valley East, Region I Subdivision, Unit No. 1 at North side of Fox Valley Mall, South of New York Street and West of Route 59, with the following conditions:
- That the Final Plan be contingent upon Final Engineering approval.
- That the Petitioner grant a City easement over any portion of the shared path that is within private property.
• Consent was not needed on a Resolution approving the Final Plat for TH LLC Subdivision, at 41 South Stolp Avenue in Ward 6.
The Petitioner, Craft Urban Aurora, is requesting approval of a Final Plat for TH LLC Subdivision, at 41 South Stolp Avenue, which includes consolidating two lots into one lot that is approximately one acre.
City government of Aurora documents show the Property is zoned DC, Downtown Core. The Property is at the northwest corner of South Stolp Avenue and West Downer Place. The building at 41 S. Stolp Ave is a two story commercial building. The property at 1 W. Downer Place is owned by the City of Aurora and is in the process of being transfer to Craft Urban. The combined acreage of the two lots is approximately one acre.
The Petitioner, TH LLC, is requesting to consolidate the two parcels into Lot 1 of TH LLC Subdivision. Consolidating these two lots will allow for the Petitioner to utilize the Property as a sit-down restaurant with outdoor seating. The City of Aurora is transferring ownership of 1 W. Downer Place to that Petitioner to utilize for the restaurant’s outdoor seating.
Staff members have reviewed the Final Plat petition and have sent comments back to the Petitioner on those submittals. The Petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances.
The staff members’ evaluation and recommendation are based on the following Physical Development Policies:
14.1 (2): To promote the preservation and revitalization of older residential neighborhoods and commercial areas within the City of Aurora.
14.1 (5): To provide for the visual enhancement of the City through attractive landscaping, quality signage and diverse building design and arrangement.
33.1 (10): To promote the better appearance of the Downtown through landscaping, open spaces, plazas, quality signage, the provision of street furniture and the exterior renovation of buildings and quality new construction.