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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: October 13, 2025
SUBJECT:
An Ordinance Approving a Revised Plan Description to amend a certain section of the Farnsworth International Plan Description for the Property located at 998 Corporate Boulevard, Aurora, Illinois (Lydia Home Association - 25-0362 / AU02/4-24.472- PDD/R/CU - TV - Ward 1)
PURPOSE:
The Petitioner, Lydia Home Association, is requesting approval of an amendment to the Plan Description for the Farnsworth International Planned Development District for the property located at 998 Corporate Boulevard to modify the current Conditional Use language for the ORI West from Autistic and Special needs Mental Health Facility to a Mental Health Facility limited to Residential Treatment Facility including Educational Services for children and adolescents who demonstrate mental health and behavioral difficulties.
BACKGROUND:
The Subject Property is located at 998 Corporate Boulevard and is currently a vacant building that was formally occupied by Sequel Youth and Family Services, LLC. The property has PDD Planned Development District zoning, which is part of the Farnsworth International Planned Development District.
The Subject Property was annexed into the City of Aurora on September 12, 1967, by Ordinance Number O67-3885 with R-1 One-Family Dwelling District zoning. A rezoning from R-1 to M-1 Manufacturing District, Limited, was approved on November 14, 1967, by Ordinance Number O67-3900.
Even though the Subject Property was previously annexed, it was referenced in the Farnsworth International Annexation Agreement, which was approved on May 2, 1989, by Ordinance Number O89-038. A Plan Description for the Farnsworth International PDD was established on May 2, 1989, by Ordinance Number O89-040, which listed this property under Parcel 3 “ORI - West”. A rezoning from M-1 to PDD Planned Development District was also approved through said ordinance. In addition, a Preliminary Plan and Preliminary Plat were also approved via the same ordinance.
In 2001, A Final Plan for an office/warehouse was approved by City Council by Resolution Number PDFNL01-001. Sikich Accounting was a tenant until 2010.
In 2011, Corporate Technical Center, LLC, ("Corporate") the original Petitioner, entered a 10-year lease with Sequel Youth and Family Services, LLC ("Sequel") to operate an autistic and special needs mental health facility for children as part of its national network. The facility, which would be designated "Northern Illinois Academy" or "NIA", would be located at Corporate's property located at 998 Corporate Boulevard. Corporate and Sequel subsequently approached the City for a revision to the property's plan description to allow for the possibility of this use on the property as a special use. At the same time, Corporate petitioned the City for a special use to allow Sequel to operate NIA on the property in anticipation of the City approving the plan description revision.
On December 20, 2011, the City Council approved the proposed plan description revision and adopted an ordinance granting the special use for NIA. In authorizing the special use for NIA via Ordinance O11-075, the City Council expressly limited the activities on the Subject Property to those outlined on the qualifying statement.
In 2016, the City Council approved a revision to the special use on July 26, 2016, by Ordinance O16-048 to expand NIA by allowing for an addition. O16-048 authorized an intensification of the previous special use but preserved all the previous conditions imposed by O11-075 and utilized the same qualifying statement.
In 2021, the City Council rescinded the Special Use (Now called Conditional Use) by Ordinance O21-046 as they determined that the conditions of the Special Use were violated warranting its revocation and that with the closing of the NIA, the special use was terminated by operation of its own enabling ordinances.
The Petitioner, Lydia Home Association, is now requesting approval of an amendment to the Plan Description for the Farnsworth International Planned Development District. This amendment would allow for the application of a Conditional Use as it modifies the current Conditional Use language for the ORI West from Autistic and Special needs Mental Health Facility to a Mental Health Facility limited to Residential Treatment Facility including Educational Services for children and adolescents who demonstrate mental health and behavioral difficulties for the property at 998 Corporate Boulevard. To be clear, if the amendment to the Farnsworth International Planned Development District is not approved then the Conditional Use Petition cannot move forward.
Concurrently with this proposal, the Petitioner is requesting approval of a Conditional Use for Mental Health Facility limited to Residential Treatment Facility including Educational Services for children and adolescents who demonstrate mental health and behavioral difficulties.
The request is to occupy the existing 49,322-square-foot building “as is” for use as a mental health facility serving children, ages 12-21 years old, who have mental health and behavioral challenges and difficulty living in a family setting. All residents will be under the supervision of the Department of Children and Family Services (DCFS) and placed in the facility by DCFS. Funding will be provided primarily through DCFS and the Illinois State Board of Education.
The facility will provide a full range of residential services, including mental health, educational, and therapeutic support. These services will consist of daily educational programming, individual therapy sessions, occupational and group therapy, ongoing psychological evaluations, and recreational activities, among other supportive services.
The existing building already consists of bedrooms, classrooms, a gymnasium, dining areas, and administrative offices. Lydia Home Association will be making minor cosmetic interior improvements and security upgrades. No changes are proposed to the building’s footprint or exterior elevations but are committed to additional landscaping improvements and screening, however, they have not provided a landscaping plan as part of this submittal.
The Petitioner intends to employ approximately 150 employees, be staffed 24-hours, and has a 1:3 child to staff ratio. Lydia Home will have 24-hour video monitoring within the facility and on the exterior fencing which will allow staff to observe the activities within the facility as well as on the exterior.
DISCUSSION:
Land use
The Subject Property falls under Parcel 3 "ORI West" within the Farnsworth International Planned Development District (PDD). This ORI West development was intended to provide and maintain a planned environment in a park-like setting that includes research and development activities, office uses, warehousing and manufacturing that will not have adverse effects upon the environmental quality of the community. The development was to provide adequate space in appropriate locations for various manufacturing and related activities so that the economic structure of the community may be strengthened and that employment opportunities will be found. This Parcel of the Farnsworth International PDD did not include certain uses that are permitted or conditionally permitted in the traditional ORI districts such as educational services (with the exception of business and professional schools, corporate training centers, date processing, and electronic training centers), or associations, non-profit organizations, or similar uses as ORI West was designed so that the movement of raw materials, finished products and employees can be carried on in an efficient and safe manner.
In 2011, when the amendment to the Farnsworth International Planned Development District and the Conditional Use was approved for the previous Autistic and Special Needs Mental Health Facility, the context was different. The approval occurred during the Great Recession, when this area faced several vacancies in both lots and buildings. Today, vacancies are significantly lower, and the area has experienced renewed economic vitality with the construction of the new casino. At this time, it is staff's opinion that the proposed use does not align with surrounding uses in ORI West, the intent of the Farnsworth International PDD, or the City’s Comprehensive Plan.
Public Input
As of the date of this memo, Staff has received a public inquiry from Batavia School District requesting information on this petition and raising concerns regarding this petition (see attached letter). As part of the qualifying statement, the Petitioner responded to Batavia School District concerns regarding the proposed proposal (see attached qualifying statement (Exhibit "H" of the Updated Qualifying Statement).
Rezoning Findings of Fact:
1. Is the proposal in accordance with all applicable official physical development policies and other related official plans and policies of the City of Aurora?
A similar use was located at this property previously, and the prior rezoning finding of facts used the same physical development policies with an emphasis on blight within this area.
See the Petitioner’s Updated Qualifying Statement on Page 7 for full response.
2. Does the proposal represent the logical establishment and/or consistent extension of the requested classification in consideration of the existing land uses, existing zoning classifications, and essential character of the general area of the property in question?
The character of this area is more industrial / office uses, and the City’s Comprehensive Plan designated this site as Office/Research/Light Industrial. Despite a lack of consistency with neighboring properties the prior rezoning finding of facts used the same physical development policies with an emphasis on blight within this area.
See the Petitioner’s Updated Qualifying Statement on Page 7 for full response.
3. Is the proposal consistent with a desirable trend of development in the general area of the property in question, occurring since the property in question was placed in its present zoning classification, desirability being defined as the trend's consistency with applicable official physical development policies and other related official plans and policies of the City of Aurora?
Since the development of this property as an autistic and special needs mental health facility in 2011, the trend of this area has swung to more industrial, office, and commercial uses.
See the Petitioner’s Updated Qualifying Statement on Page 8 for full response.
4. Will the rezoning allow uses which are more suitable than uses permitted under the existing zoning classification?
The amendment to the Planned Development District will permit the reuse of the existing building without extensive remodeling or demolition. Despite a lack of consistency with neighboring properties, the prior rezoning finding of facts used the same physical development policies with an emphasis on blight, a possibility for this building if left unused.
See the Petitioner’s Updated Qualifying Statement on Page 9 for full response.
5. Is the rezoning a consistent extension of the existing land uses, existing zoning classifications, and essential character of the general area?
Same response as Number 4.
See the Petitioner’s Updated Qualifying Statement on Page 9 for full response.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1(3) To encourage new development contiguous to existing development.
11.1(5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
12.0 To plan and provide for the growth of the city through the integration of land use patterns and functions that promotes complementary interactions between different land use components.
13.1(6) To encourage the development of public transportation, bicycle and sidewalk systems that would link residential area or place of work, shopping and recreation.
40.1(2) To promote a balanced distribution of industries within the City.
40.1(7) To encourage improvements in existing industrial areas that minimize industrial blight and reduce incompatibilities with neighboring land uses.
RECOMMENDATIONS:
The Planning and Zoning Commission acknowledges inconsistencies with neighboring uses; however, consistent with our past rezoning at this location for a similar use, the Planning and Zoning Commission recommends APPROVAL of the Revised Plan Description to permit the reuse of the existing building’s highly specialized design for its current use and avoid the property becoming functionally obsolete and potentially blighted.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Plan Description Revision
Land Use Petition and supporting documents
Qualifying Statement
Batavia School District Letter
Maps
cc:
Alderman Michael Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Approving a Revised Plan Description to amend a certain section of the Farnsworth International Plan Description for the Property located at 998 Corporate Boulevard, Aurora, Illinois
body
WHEREAS, the City of Aurora has a population of more than 25,000 persons and is, therefore, a home rule unit under subsection (a) of Section 6 of Article VII of the Illinois Constitution of 1970; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and perform any function pertaining to its government and affairs for the protection of the public health, safety, morals, and welfare; and
WHEREAS, Corporate Technical Center LLC, is the owner of record of the real estate legally described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, and hereafter referred to as Exhibit “A”; and
WHEREAS, by petition dated Thursday, October 24, 2024, Lydia Home Association filed with the City of Aurora a petition Requesting approval of an amendment to the Plan Description for the Farnsworth International Planned Development District for the property located at 998 Corporate Boulevard, Aurora, Illinois in the form of Exhibit “B” attached hereto, and have been duly submitted to the Corporate Authorities of the City of Aurora for review for the property described in Exhibit “A”; and
WHEREAS, the Plan Description established for the subject property with Ordinance O89-040 approved May 2, 1989, shall remain in full forth and effect with the exception of the modifications included herein as Exhibit “B”; and
WHEREAS, after due notice and publication of said notice, the Planning and Zoning Commission conducted a public hearing on Wednesday, May 7, 2025, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on May 14, 2025, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said petition and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning and Zoning Commission, finds that the approval of the revised Plan Description for the property legally described in Exhibit “A” will promote the sound Building, Zoning and Economic Development of the City, and therefore serve the best interests of the City of Aurora.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Three: That all Ordinances or part of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Four: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.
Section Five: That the revised Plan Description in the form of Exhibit “B” attached hereto and included herein by reference as if fully set forth and incorporated in and made a part of this Ordinance is hereby approved.
Section Six: That all modifications and exceptions under the Zoning Ordinance and all modifications and exceptions from the Subdivision Control Ordinance, as set forth in the revised Plan Description, are hereby granted and approved.