[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6271090,"mediaKeyId","3029462-6d31ed9fef796200bc720cfd4c5606f3","parentId",3029462,"title","Aurora officials preview three downtown redevelopment projects totaling 88 apartments and TIF support","audioSeconds",3896,"startMs",2071000,"endMs",5967000,"viewUrl","/Search/View?dp=1&key=3029462-6d31ed9fef796200bc720cfd4c5606f3&start=2071&end=5967","thumbnailUrl","https://assets.pipeline.soar.com/3029462-6d31ed9fef796200bc720cfd4c5606f3/thumbnail_2071000.jpg","articleUrl","/articles/6271090/Aurora/DuPage-County/Illinois/Aurora-officials-preview-three-downtown-redevelopment-projects-totaling-88-apartments-and-TIF-support","mediaUrl","https://secure.pipeline.soar.com/6271090-53bace30975caefb1ee5c1cb17a64985/orig.mp4?Expires=1771170658&Signature=cQiIcsKUtZjmPH0vFW2mgZh~xkGmQMq~1zxsrwC27VKSMhizRUeHVzKnIj6ZD5QNY-6RlZ4-qv8RytUcEOTxddQW1eixzZBezAYKJj~iUYxCSJEPs0nzJHdC1AzaZtQo14j93LJjYVeMPmSpNWEqbOED1JgdNyqODumpyDw3r1QCSbpULvhDvyH4s7qxmesI1Ucl5L8Hb9F5xUWKV~PtTLfOh~FstpYhUtOslg83nhP6T9voTPFlvYNOGJV6dI3Vlmf5Cb2hydatPvZbPLRQeln5nLC2Oa5ObFQ6d2CwkTeQbvQw2nGZGCmHXk1gCD0wf5D4ohVXnhVyFaYrFjXA4Q__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Aurora, IL","date","2025-04-17T01:05:34.033Z","article","City of Aurora officials and private developers on Feb. 4 outlined three proposed redevelopment agreements that together would convert underused historic and commercial buildings in and near downtown Aurora into 88 residential units.

The projects discussed were the Aurora National Bank building (Floors 4–8 to be converted to about 30 apartments), the Franz Building (about 10 units plus restaurant space) and a warehouse-district conversion at 251 South River Street (about 48 units). David Debo, the city’s director of economic development, and Marty Lyons, a part-time consultant and former city chief financial officer, led the presentation with developers from JH/James Real Estate Partners and the contract purchaser for 251 South River.

City staff and the developers said the downtown rental market is tight and rents have risen sharply since 2019, but construction and other costs also rose, leaving a financing gap the developers say requires city incentives. The proposals rely on a mix of pay-as-you-go TIFs, historic tax credits, developer equity and a loan from the city’s recently formed “transformation fund.” None of the deals would use forgivable grants, according to staff.

Why it matters: Council members said the conversions would activate historic buildings, expand downtown housing supply and support nearby businesses. The projects are intended to advance an administration goal of turning vacant or underused historic buildings into occupied residential and commercial properties, which staff say helps downtown viability and reduces long-term blight.

What staff presented
• Aurora National Bank building (agenda item 25-0090): The proposal would convert floors 4–8 to residential while keeping the basement through third floor commercial. Staff said the developer requests use of an existing TIF (TIF 10) and a pay-as-you-go approach to capture the anticipated annual tax increment that results from higher assessed value after redevelopment. The presentation described an expected increase in the building’s tax bill (staff projected an approximate $100,000 annual tax bill after redevelopment) and a plan to use the increment to repay roughly $2,000,000 to the city’s transformation fund. The developer requested 100% of the increment in the near term; staff proposed a sharing formula that withholds 10%–20% of the increment for taxing bodies if students materialize from the new housing (10% retained if 1–5 students; 20% if 6–10 students). Staff said the school-district reporting requirement will be part of the RDA so the district and developer must report student counts annually.

• Franz Building (agenda item 25-0092): That project covers two address parcels, including a vacant lot. The developer proposes about $5.5 million in total costs, including roughly $560,000 in restaurant build-out allowances for a future tenant. Staff said the developer would receive a small pay-as-you-go TIF and, like the bank building, the agreement contains a student-based revenue-sharing clause (10% of increment if 1 child; 20% if 2 or more). Staff noted developer equity and deferred fees are substantial parts of the pro forma and that developers are deferring a portion of their fees for multiple years to improve deal viability.

• 251 South River Street (agenda item 25-0093): The warehouse-district conversion would create about 48 units. The developer does not yet own the site but has the property under contract conditioned on reaching an RDA and closing the developer’s financing (including historic tax credit commitments). For this deal staff proposed $2,000,000 of upfront support from the transformation fund as a loan to be repaid from the TIF; staff described a 20-year repayment schedule at roughly 2.5% and a deficiency-payment clause that holds the developer responsible if actual assessed taxes fall short of the pro forma. Staff and the developer described scaled parking solutions (surface and on-street) rather than extensive below-grade parking to contain costs. The seller’s asking price and the land cost were discussed as factors that increased required public support.

Council discussion and concerns
Several aldermen pressed on how much tax increment the school district would receive, with Alderman Guerrero (remarks made in his capacity as a council member) noting prior school-board interest in micro-TIF revenue-sharing. Council members emphasized that if no students live in the redevelopment units there is no direct school cost and therefore less immediate fiscal impact to school operations; staff reiterated the proposed student-count clawback to allocate some increment to taxing bodies when students appear.

Alderman Worman formally recused himself on agenda item 25-0093 because of a conflict; he left the chamber during discussion and staff recorded the recusal on the record.

Developers and staff also faced questions about deliverables and schedules: Alderman Mesiakos asked about missing exhibits and schematic drawings; the developers said schematic plans and timelines were being finalized and that planning, historic-preservation review and permitting would follow. Developers committed to provide schematic drawings and updated timelines to staff and council members before the next meeting.

Next steps and status
No final council vote on the RDAs was recorded in the presented segment. Staff said the three items will be placed on the council’s unfinished agenda and returned for full council consideration (and likely removed from consent) at a future meeting; staff said they expect additional conversation next Tuesday. One project (251 South River) requires the developer to firm up purchase and financing commitments (including historic tax credit approvals) before construction can proceed.

Quotes
• “These three projects equate to an additional 88 residential units for the downtown,” David Debo, director of economic development, said during the presentation.
• “There are no forgivable loans being discussed tonight, and the incentives being discussed will either involve no upfront funding or a return of a percent of the money that is advanced,” Marty Lyons, consultant and former city CFO, told the council.

Ending
City staff and developers framed the proposals as incremental steps in a longer downtown redevelopment strategy; members of the council asked for additional detail on exhibits, timelines and school-district revenue-sharing before final votes. The items were set for continued consideration rather than immediate adoption.","mediaType","Video","parentTitle","Streaming LIVE: Aurora Committee of the Whole Meeting | 02-04-2025","oneSentenceSummary","City of Aurora officials and private developers on Feb. 4 outlined three proposed redevelopment agreements that together would convert underused historic and commercial buildings in and near downtown Aurora into 88 residential units.","taxTitle","Aurora, DuPage County, Illinois","taxId",2648,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6271081,"Entrepreneur pitches Rec House game bar; PHS&T committee hears request tied to downtown on-site liquor license",74,6231000,6305000,"/Search/View?dp=1&key=3029462-6d31ed9fef796200bc720cfd4c5606f3&start=6231&end=6305","https://assets.pipeline.soar.com/3029462-6d31ed9fef796200bc720cfd4c5606f3/thumbnail_6231000.jpg","/articles/6271081/Aurora/DuPage-County/Illinois/Entrepreneur-pitches-Rec-House-game-bar-PHST-committee-hears-request-tied-to-downtown-on-site-liquor-license","https://secure.pipeline.soar.com/6271081-43944f4713413c5728b6dde38b68d907/orig.mp4?Expires=1771170658&Signature=Pfmg0eNWn5KuG4urIedpFAsIHU9pOUWNh3PtJOCTTnbRmSPqn0qPFqgzL2zQjOms1PSf884HQgFBO7taiFbYpLa6Ci-e3Yo8d-hL0QSrNTL7ARM297He~c~5RrNPKoLJQxWvkTy~5blh1gW81vCX5zPxCfA8bk4OZn~NiFEQ8HFsHDOtSbLFsrPl3MNFzrSz~mhkwt2aAXXSCrHrlSgdOBsoeLixete5RAbkCC-E5eysnYNbsccTTw71Vn-S9ChI8n1wXbmnqM3jPYC1IR-vOaTjXAp95Rp8l5pvjPQ5Xads02xt2IUMCOwNlPfHPFb2xyOZdPvFD7igmmXZFaRZCA__&Key-Pair-Id=KUT5TJCACFTXG","A prospective downtown entertainment business called Rec House presented a plan on Feb. 4 to convert an upstairs space at 100 South River Street into an activity and game bar featuring bocce/putter lanes, shuffleboard, pinball, darts, a self-service draft wall and an event schedule of leagues and tournaments.

At the Public Health, Safety & Transportation committee report, the chair summarized the committee’s review of a proposed change in the cap on Class D downtown fringe on-site consumption liquor licenses related to an application by Rec House LLC. The business’ representative — identified in the record as “Mr. Gillie” — described a second-floor space above Society 57 coffee and event space, a planned new elevator to access the second floor, and a layout that would include seven rentable game lanes, a 32-seat centrally located bar and family-friendly hours with an age limit of 21 after 9 p.m.

Why it matters: The proposal would add a late-evening entertainment destination in walking distance of theaters and restaurants on the riverfront. The applicant emphasized partnerships with nearby restaurants and the use of QR codes to order local food delivery for patrons; staff and aldermen discussed operational details such as the elevator, accessibility, parking and whether the site qualifies for historic tax credit incentives.

What the applicant described
The presenter said Rec House intends to focus on games with league potential (shuffleboard, darts, pinball, pool, skee-ball and table games) and to host tournaments and weekday league nights to draw steady off-peak traffic downtown. The business plans a 24-handle draft wall with local craft beer and cider, a wristband- or RFID-based self-pour system with default safety limits, and nonperishable, prepackaged snack offerings rather than an in-house kitchen. The presenter said the current target opening is June 1, 2025, subject to construction and permitting timelines.

Council and committee discussion
Aldermen raised operational questions about Monday hours, the elevator installation, whether the site could qualify for historic tax credits, and adjacent parking. City staff indicated the elevator design and permitting details were being finalized and said planning would provide a more detailed schedule. Committee members expressed support for a downtown entertainment option and voted the committee-level items forward (no final council licensing vote appears in the provided excerpt).

Quotes
• “It will be a vibrant upscale activity and game bar,” the presenter (identified in the record as Mr. Gillie) said.
• “We will be family friendly; however, Rec House will require patrons to be 21 after 9 p.m.,” the presenter said when describing hours and age policy.

Ending
The Public Health, Safety & Transportation committee recorded the presentation and the application related to a downtown on-site consumption license cap; staff and the applicant will continue to finalize elevator plans and the construction timeline before the council acts on any licensing changes.","A business owner seeking a downtown 'activity and game bar' called Rec House described an upstairs location at 100 South River Street, a draft wall self-serve model and a schedule of leagues and events. The Public Health, Safety & Transportation committee heard the concept; no final licensing vote was recorded in the excerpt.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6271086,"Aurora launches updated neighborhood-group starter kit and ‘Belong’ leadership board to boost local civic engagement",327,443000,770000,"/Search/View?dp=1&key=3029462-6d31ed9fef796200bc720cfd4c5606f3&start=443&end=770","https://assets.pipeline.soar.com/3029462-6d31ed9fef796200bc720cfd4c5606f3/thumbnail_443000.jpg","/articles/6271086/Aurora/DuPage-County/Illinois/Aurora-launches-updated-neighborhood-group-starter-kit-and-Belong-leadership-board-to-boost-local-civic-engagement","https://secure.pipeline.soar.com/6271086-fcd07ada104d044980ff7c555e345d4e/orig.mp4?Expires=1771170658&Signature=YsfWbztnhjMIJnCUsznfMCU0J5501jphr-ih62txtpJw~~NVRcpbQAtLYqXq7D~RCA~wFRyfhCcPx29f0DcUApT0faimvITdkUZtgHcJs4BcMRU9HQJDYWESOtytLt1T2ID5Lq7ybsX~Qt~TaaApViw9HV1ODkNBVjpKRzi-V6FKWZ4XMoGJvU7Rsd9yPv-BRYBuu-AIxqi-CYfk5QeTYSg2Bnr71S4UtH9RiW6rnNNiJUiZX-XlS2smZhYZoN4xhio2u0sUtVWIUvE3Ie21R8YN6NFjJoEc8VGZGR7ry6skrNM~oJWylMJeDbW4Cn9lJ8tIQ052OkGHiqSYXpsdlw__&Key-Pair-Id=KUT5TJCACFTXG","Ileana Rivera Nunez, the city’s community engagement manager, told the City Council on Feb. 4 that the community engagement team has revamped a neighborhood-group starter kit and plans to launch a new leadership board to increase resident-led neighborhood groups by 25 percent in 2025.

The presentation outlined the starter kit — a seven-page guide staff said will be published on the city website — and described the Belong board, a council- and mayor-facing quarterly forum for neighborhood-group leaders to meet the mayor and coordinate cross-ward activities.

Why it matters: City officials said neighborhood groups and ward-level events have been a central outreach tool and that stronger resident networks help connect city services, volunteers and local priorities. Staff reported more than 20 groups already active and highlighted recurring events such as National Night Out, shred events, back-to-school programming, Easter and cleanup events.

What staff said
Ileana Rivera Nunez described the starter kit as a modernization of a guide originally drafted more than a decade ago; it contains a reference sheet and templates to help existing neighborhood groups better organize meetings, recruit volunteers and connect to city support. The department’s goal, she said, is to make it easier for residents to form or revitalize groups and to provide consistent structure so new members see organized programming rather than ad hoc meetings.

The Belong board (Board of Executive Leaders of Neighborhood Groups) will convene quarterly with the mayor to give neighborhood leaders direct access for sharing concerns and cross-ward collaboration. Rivera Nunez said the first Belong meeting is planned for Feb. 20.

Public and council response
Resident Lauren Burrow, who spoke during public comment, said the neighborhood-group program began after a 2017 meeting about crime and safety and praised the renewed focus and partnership with the police department. Alderman Smith thanked staff for assistance with events such as shred days, cleanups and National Night Out, and asked whether homeowners associations (HOAs) should be listed in the city’s neighborhood-group directory; Rivera Nunez said HOAs can be added if they are open to working with the city.

Ending and next steps
Staff said printed starter kits were distributed to council members and that the online version will be published to the city website. The presentation concluded with an open offer from the community engagement team to assist aldermen and residents who want help starting or growing groups.

Quotes
• “Our goal for 2025 is to increase our neighborhood groups by 25%,” Ileana Rivera Nunez, community engagement manager, said during the council presentation.
• “Kudos for the new energy and the fresh ideas,” resident Lauren Burrow said, recalling the program’s origins.

The program is a staff presentation and informational update; no formal council action or vote on the starter kit or the Belong board was recorded in the excerpt.","City community engagement staff presented a refreshed neighborhood-group starter kit, a target to grow active neighborhood groups by 25% in 2025 and a new quarterly ‘Belong’ board to connect neighborhood leaders directly with the mayor.","actionData","errors"]

Article not found

Aurora officials preview three downtown redevelopment projects totaling 88 apartments and TIF support

Entrepreneur pitches Rec House game bar; PHS&T committee hears request tied to downtown on-site liquor license

Aurora launches updated neighborhood-group starter kit and ‘Belong’ leadership board to boost local civic engagement