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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: January 8, 2026
SUBJECT:
An Ordinance Granting a Conditional Use Permit for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use to allow an emergency warming shelter on the Property located at 712 S. River Street (City of Aurora - 25-0984 / AU28/4-25.375-CU - TV - Ward 4)
PURPOSE:
The City of Aurora is requesting approval of a Conditional Use for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) use to allow an emergency warming shelter on property located at 712 S. River Street.
BACKGROUND:
The Subject Property is located at 712 S. River Street and is currently utilized as City offices with P Park and Recreation District zoning.
The City of Aurora is requesting approval of a Conditional Use for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) use. Specifically, this conditional use is to seek approval to allow an emergency warming shelter for individuals who are unable to access other permanent shelter options, from November until either May 1 or the last day with temperatures at or below 32 degrees, providing a safe and compliant environment for unhoused residents during extreme winter conditions.
The shelter will operate when temperatures reach 32 degrees or below or when severe weather conditions are declared. It will accommodate up to 64 individuals, including guests, staff, and volunteers, to ensure safety, effective management, and appropriate supervision. Guest hours will be from 7:00 p.m. to 7:00 a.m., with staff and volunteers on-site as needed for preparation, coordination, and site management.
At this time, meals will be provided for breakfast and dinner. While some food preparation may occur on-site, most meals will be prepackaged or catered.
DISCUSSION:
Staff has reviewed the Conditional Use Ordinance petition and has determined that it meets the applicable codes and ordinances.
Staff has the following comments regarding 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?
The proposed emergency warming shelter will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare as the development will improve the general welfare. In fact, it will enhance the general welfare by providing a safe, supervised, and climate-controlled space for vulnerable individuals during extreme weather conditions. In addition, this zoning adjustment reflects the City’s commitment to a life-saving, humane, and carefully regulated response to winter weather emergencies.
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 emergency warming center will not be injurious to nearby properties or impair the use, enjoyment, or value of surrounding land uses. The City is not making any exterior changes to the existing building, therefore, there should be no impact regarding lighting and noise as all activities will occur indoors. In addition, proper supervision and onsite management will ensure that the center integrates respectfully into its surroundings.
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 emergency warming center will not impede the normal or orderly development of surrounding properties. It is a seasonal, and low-impact use that supports public safety without altering long-term development patterns in the area. The facility will operate within an existing structure, require minimal site modification, and will not introduce conditions that would hinder future improvements or permitted uses on adjacent properties.
4. Will the proposal provide for adequate utilities, access roads, drainage, and/or other necessary facilities as part of the conditional use?
Adequate utilities, road, drainage have been accounted for as this is an existing building.
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?
Yes. Adequate measures are in place to ensure safe ingress and egress to the site. The emergency warming center will operate within an existing facility with established access points from River Street that are designed to accommodate vehicle and pedestrian traffic. The use is expected to generate minimal traffic. No modifications to public streets are required, and the anticipated traffic levels will not create congestion or negatively impact surrounding roadways.
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?
The Conditional Use in all other respects conforms to the applicable regulations of the various zoning districts.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has not received public inquiries regarding this petition.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1 (5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
11.1 (3) To encourage new development contiguous to existing development
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.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the Ordinance Granting a Conditional Use Permit for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use to allow an emergency warming shelter on the Property located at 712 S. River Street with the following conditions:
1. That hours of operation for guests shall be from November 1st to May 1st, 7:00 p.m. to 7:00 a.m. daily, when temperatures are at or below 32 degrees. Any minor change to the hours of operation must approved by the Zoning Administrator on written application. The Zoning Administrator may, in their sole discretion, grant, deny, or partially grant the application for a minor change to the hours of operation. Any appeal of the Zoning Administrator’s decision or a major change to the hours of operation must be heard by the Planning and Zoning Commission after notice pursuant to the City’s Zoning Ordinance, and a final decision made by the City Council.
2. That the emergency warming shelter shall have a maximum of 64 individuals, including guests, staff, and volunteers.
3. That if the emergency warming shelter ceases to be used for 12 continuous months, the conditional use shall automatically expire with no further legislative action by the City.
ATTACHMENTS:
Exhibit "A" Legal Description
Maps
Legistar Number: 25-0984
cc:
Alderman Michael B. Saville, Chairperson
Alderman 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 Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use to allow an emergency warming shelter on the Property located at 712 S. River Street
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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, City Of Aurora, 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 November 12, 2025, City of Aurora filed with the City of Aurora a petition Requesting approval of a Conditional Use for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) use to allow an emergency warming shelter on property located at 712 S. River Street 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 January 7, 2026, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on January 14, 2026, 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 Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) to allow an emergency warming shelter 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 Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) to allow an emergency warming shelter 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 hours of operation for guests shall be from November 1st to May 1st, 7:00 p.m. to 7:00 a.m. daily, when temperatures are at or below 32 degrees. Any minor change to the hours of operation must approved by the Zoning Administrator on written application. The Zoning Administrator may, in their sole discretion, grant, deny, or partially grant the application for a minor change to the hours of operation. Any appeal of the Zoning Administrator’s decision or a major change to the hours of operation must be heard by the Planning and Zoning Commission after notice pursuant to the City’s Zoning Ordinance, and a final decision made by the City Council.
2. That the emergency warming shelter shall have a maximum of 64 individuals, including guests, staff, and volunteers.
3. That if the emergency warming shelter ceases to be used for 12 continuous months, the conditional use shall automatically expire with no further legislative action by the City.
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 P Park and Recreation District and upon termination of the use of said property for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) to allow an emergency warming shelter, this Conditional Use permit shall terminate and the classification of P Park and Recreation District shall be in full force and effect.
Section Eleven: That this Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) to allow an emergency warming shelter shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.