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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: January 10, 2025
SUBJECT:
An Ordinance Establishing a Conditional Use Planned Development and Approving the Galena Hotel Plan Description for the property located at 116 W. Galena Boulevard (Fox River House LLC - 25-0004 / AU22/3-24.509 - CUPD - JM - Ward 6)
PURPOSE:
The Petitioner, Fox River House LLC, is requesting the Establishment of a Conditional Use Planned Development on the property located at 116 W. Galena Boulevard which includes a Plan Description to allow for the development of 21 micro units.
BACKGROUND:
The Subject Property is currently vacant with DC Downtown Core District zoning.
The Petitioner is requesting the Establishment of a Conditional Use Planned Development. The details of the request include a Plan Description to allow residential on the first floor and to permit small units with a minimum of 220 square feet.
The project includes redeveloping the historic Galena Hotel. The building was opened as the Fox River House in 1862 and was also known as the Huntoon House after its original builder and operator E.D. Huntoon. The building operated as other various hotels from 1862 until present day. The building underwent two extensive remodelings, one around 1872 and another in 1943. The exact extent of the remodelings are unknown but suggest the second floor oriel and attic dormers may have been added later. The interior of the buildings was likely heavily altered in the 1943 remodeling.
The current plan is to redevelop the building into 21 micro units ranging in size from 260 square feet to 550 square feet. The first-floor will have five units including converting the existing lobby into a new apartment. The second and third floors will contain 7 units each with an additional two larger units on the fourth floor.
The only major change to the building is a rear brick elevator addition and new rear stairwell. The developers worked with City staff and the State Historic Preservation Office to position these changes to have the least impact on the historic building with the elevator shaft being shorter than the building so as not to be visible from the street. A new metal enclosure will be added around the dumpster and mechanical equipment. The interior will mostly be reconfigured but the center stairwell corridors, the building’s most significant and intact public spaces, will be restored.
DISCUSSION:
Staff has reviewed the Conditional Use Planned Development 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.
Staff worked with the developers early on in the process to better understand micro units. Micro units provide affordability for residents desiring to live in urban areas providing convenient access to jobs, public transportation, amenities, and entertainment. Micro-units are being developed as a solution to today’s affordable housing crisis. Typically they have higher occupancy rates than any other rental apartment type, rent premiums of 25 to 100 percent per square foot compared to larger units, are sustainable, and a large but almost entirely untapped market in the Aurora region, among other advantages.
Staff has the following comments regarding the Findings of Facts:
Conditional Use Planned Development:
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 project will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare as the development will reuse a building that has historic significance to the community and provide diverse housing types to accommodate the needs of Aurora's population.
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 conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity or diminish or impair property values as it will redevelop a building that was most recently used as an hourly boarding house with many property maintenance issues. The building is surrounded by other redeveloped residential buildings and will have a positive impact by adding additional affordable units to the downtown. The project will have a positive impact on property values as it will clean up what was once a blight on the area.
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 development will not impede the normal and orderly development and improvement of surrounding properties for uses permitted in the district as the surrounding properties are developed with similar residential apartments.
4. Will the proposal provide for adequate utilities, access roads, drainage, and/or other necessary facilities as part of the conditional use?
There is currently adequate water and sewer capacity to serve the project.
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?
The project does provide adequate ingress/egress. Access points to the site already exist along Galena Boulevard. The small units are envisioned to have less cars per unit than larger apartments. Currently there are several city parking lots in the vicinity with additional parking opening when the casino moves out of the downtown.
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.
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?
N/A
8. Are the uses permitted by such exceptions necessary or desirable and appropriate with respect to the primary purpose of the development?
The uses are necessary, desirable, and appropriate with respect to the primary purpose of the development as the use brings additional housing to the downtown, promoting the continued redevelopment and growth of the downtown.
9. Are the uses permitted by such exception of a nature or so located as to not exercise an undue detrimental influence on the surrounding neighborhood?
The uses are of a nature and are so located as to not exercise an undue detrimental influence on the surrounding neighborhood as the are existing redeveloped buildings containing residential units in the neighborhood.
10. Are the use exceptions so allowed reflected by the appropriate zoning district symbols and so recorded on the zoning district map?
The exceptions so allowed are reflected by the appropriate zoning district symbols and are so recorded on the zoning district map.
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.
14.1 (3) To protect, preserve and restore the historical and architectural heritage of the City.
20.0 To insure the provision of decent housing and a quality living environment for every resident of Aurora.
21.1 (1) To promote access to housing opportunities for all economic, racial, religious, ethnic and age groups.
21.1(2) To promote a wide variety of housing types.
21.1 (3) To promote housing in all price ranges for purchase or rent.
22.1 (5) To recognize the unique characteristics of individual neighborhoods and promote their positive attributes.
23.1 (7) To encourage that adaptive reuse of commercial and industrial structures to housing where such conversions are economically feasible, supportive of revitalization efforts, and consistent with the land use plan.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the An Ordinance Establishing a Conditional Use Planned Development and Approving the Galena Hotel Plan Description for the property located at 116 W. Galena Boulevard.
ATTACHMENTS:
EXHIBITS:
Exhibit "A" - Legal Description
Exhibit "B" - Plan Description
Land Use Petition with Supporting Documents
Parking Memo
Information on Micro Units
Legistar Number: 25-0004
cc:
Alderwoman Patty Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman Bill Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Establishing a Conditional Use Planned Development and Approving the Galena Hotel Plan Description for the property located at 116 W. Galena Boulevard
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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, Fox River House 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 November 13, 2024, Fox River House LLC filed with the City of Aurora a petition requesting the Establishment of a Conditional Use Planned Development on the property located at 116 W. Galena Boulevard 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, after due notice and publication of said notice, the Planning and Zoning Commission conducted a public hearing on January 8, 2025, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on January 15, 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 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 Section 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 VI of Chapter 34 of the Code of Ordinances, City of Aurora, a Conditional Use permit is hereby granted for a Planned Development 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 Planned Development 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 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 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 Section 34.601 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 DC Downtown Core District and upon termination of the use of said property for a Planned Development, this Conditional Use permit shall terminate and the classification of DC Downtown Core District shall be in full force and effect.
Section Eleven: That this Planned Development shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.
Section Twelve: That all modifications and exceptions under the Zoning Ordinance and all modifications and exceptions from the Subdivision Control Ordinance as set forth in the Plan Description, are hereby granted and approved.