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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: October 13, 2025
SUBJECT:
An Ordinance Granting a Conditional Use Permit for a Mental Health Facility limited to Residential Treatment Facility including Educational Services for children and adolescents who demonstrate mental health and behavioral difficulties on the Property located at 998 Corporate Boulevard (Lydia Home Association - 25-0363 / AU02/4-24.472- PDD/R/CU - TV - Ward 1)
PURPOSE:
The Petitioner, Lydia Home Association, 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 located at 998 Corporate Boulevard.
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 (page 168))
Conditional Use Findings of Fact:
1. Will the establishment, maintenance or operation of the conditional use be unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general welfare?
Lydia Home Association has been in operation for over 100 years, with current locations in Evanston and Chicago. These are both located in residential neighborhoods and the Petitioner asserts neither have been detrimental to or endangered those communities’ public health, safety morals, comfort or general welfare.
See the Petitioner’s Updated Qualifying Statement on Page 9 for full response.
2. Will the conditional use be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted or substantially diminish and impair property values within the neighborhood; factors including but not limited to lighting, signage and outdoor amplification, hours of operation, refuse disposal areas and architectural compatibility and building orientation?
The Petitioner asserts that this will not be injurious to the use and enjoyment of other properties as demonstrated by their two other facilities in residential neighborhoods. The Petitioner further indicates that fencing and gates will be provided around the entire property to ensure the safety of their staff and the residents. Staff will evaluate the locations of the fencing and gates once provided.
See the Petitioner’s Updated Qualifying Statement on Page 10 for full response.
3. Will the establishment of the conditional use impede the normal and orderly development and improvement of surrounding property for uses permitted in the district?
The Conditional 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 12 for full response.
4. Will the proposal provide for adequate utilities, access roads, drainage, and/or other necessary facilities as part of the conditional use?
This is an existing building with adequate utilities, existing roads, and detention.
See the Petitioner’s Updated Qualifying Statement on Page 12 for full response.
5. Does the proposal take adequate measures, or will they be taken to provide ingress and egress so designed to minimize traffic congestion in the public streets? (For automobile intensive uses including but not limited to, gas stations, car washes, and drive through facilities, the concentration of similar uses within 1000 feet of said subject property should be given consideration as to the impact this concentration will have on the traffic patterns and congestion in the area.)
Is not appliable to this use.
See the Petitioner’s Updated Qualifying Statement on Page 12 for full response.
6. Does the conditional use in all other respects conform to the applicable regulations of the district in which it is located, except as such regulations may in each instance be modified by the city council pursuant to the recommendations of the commission?
Same response Number 3. All bulk requirements are being met.
See the Petitioner’s Updated Qualifying Statement on Page 13 for full response.
7. FOR HOTELS: Does the market feasibility study, that was provided to the City, include all the requisite data and demonstrate that the proposed hotel use has sufficient demand generators already in place or proposed as part of the hotel use development and other factors present, to support the economic viability of such hotel use, in order to prevent blight, excessive vacancies or obsolescence as a result of such hotel use being abandoned, after construction thereof?
Is not applicable to this use.
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 recommends CONDITIONAL APPROVAL as this will permit the reuse of the existing building’s highly specialized design for its current use, preventing the property from becoming functionally obsolete and potentially blighted if that use discontinues with the following conditions:
1. That no more than 40 children shall reside at this location at any given time.
2. That a minimum 1:3 child-to-staff ratio between the hours of 7am - 11 pm and a minimum 1:5 child-to-staff ratio between the hours of 11pm - 7 am be maintained at all times at this location.
3. That services provided at this location shall be limited to residents of the facility and their families/caretakers, and no outside individuals shall receive services at this location.
4. That a site plan showing the location of the fencing/gate be submitted to and reviewed and approved by the Zoning and Planning Division and Fire Prevention Bureau prior to submitting for building permit.
5. The applicant shall implement the previously approved landscape plans dated September 26, 2000, and dated June 8, 2016, in their entirety, and shall remove and replace all weeds, dead, or dying landscaping prior to certificate of occupancy.
ATTACHMENTS:
Exhibit "A" Legal Description
Land Use Petition and Supporting Documents
Old Floor Plan
Old Floor Plan Additions
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 Granting a Conditional Use Permit for a Mental Health Facility limited to Residential Treatment Facility including Educational Services for children and adolescents who demonstrate mental health and behavioral difficulties on the Property located at 998 Corporate Boulevard
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 October 24, 2024, Lydia Home Association filed with the City of Aurora a petition 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 located at 998 Corporate Boulevard, Aurora, Illinois for the property described in Exhibit “A”; and
WHEREAS, after due notice and publication of said notice, the Planning and Zoning Commission conducted a public hearing on May 7, 2025, reviewed the petition and recommended CONDITIONAL 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 CONDITIONAL 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 proposed Conditional Use is not contrary to the purpose and intent of Chapter 49 of the Code of Ordinances, 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: In accordance with Sec. 104.3 of Chapter 49 of the Code of Ordinances, City of Aurora, being the Zoning Ordinance and the Zoning Map attached thereto, and Article V of Chapter 34 of the Code of Ordinances, City of Aurora, a Conditional Use permit is hereby granted for 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 real estate property legally described in Exhibit “A”.
Section Six: That this Conditional Use permit hereby granted is solely for the purpose of a Mental Health Facility limited to Residential Treatment Facility including Educational Services for children and adolescents who demonstrate mental health and behavioral difficulties and is subject to all of the conditions set forth herein which shall be binding and remain in full force and effect upon the property, the petitioner and their respective heirs, executors, administrators, successors, assigns and devisees for the duration of said Conditional Use.
Section Seven: That the petitioner agrees to sign the Memorandum of Agreement attached hereto as Exhibit “B” within fourteen (14) days from the date of passage of this Ordinance and that said Conditional Use permit is granted specifically contingent upon the following conditions:
1. That no more than 40 children shall reside at this location at any given time.
2. That a minimum 1:3 child-to-staff ratio between the hours of 7am - 11 pm and a minimum 1:5 child-to-staff ratio between the hours of 11pm - 7 am be maintained at all times at this location.
3. That services provided at this location shall be limited to residents of the facility and their families/caretakers, and no outside individuals shall receive services at this location.
4. That a site plan showing the location of the fencing/gate be submitted to and reviewed and approved by the Zoning and Planning Division and Fire Prevention Bureau prior to submitting for building permit.
5. The applicant shall implement the previously approved landscape plans dated September 26, 2000, and dated June 8, 2016, in their entirety, and shall remove and replace all weeds, dead, or dying landscaping prior to certificate of occupancy.
Section Eight: That should any of the above-stated conditions not be met or that the property described in Exhibit “A” is not developed in accordance with the Conditional Use the City Council shall take the necessary steps to repeal this Ordinance.
Section Nine: That future proposals for expansion or intensification of whatever kind for the property legally described in said Exhibit “A”, except as provided for herein, shall be considered only upon proper application, notice and hearing as provided by Article V of Chapter 34 of the Code of Ordinances, City of Aurora.
Section Ten: That the property legally described in Exhibit “A” shall remain in the underlying zoning classification of PDD Planned Development District and upon termination of the use of said property for a Mental Health Facility limited to Residential Treatment Facility including Educational Services for children and adolescents who demonstrate mental health and behavioral difficulties, this Conditional Use permit shall terminate and the classification of PDD Planned Development District shall be in full force and effect.
Section Eleven: That this Mental Health Facility limited to Residential Treatment Facility including Educational Services for children and adolescents who demonstrate mental health and behavioral difficulties, shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.