[{"_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",6246945,"mediaKeyId","3213623-e9f82d68ad92485176383550f60206a3","parentId",3213623,"title","Plan proposed for historic Heard House at 429 W. Downer to become 10 apartments; parking and lot-size variances requested","audioSeconds",263,"startMs",257000,"endMs",520000,"viewUrl","/Search/View?dp=1&key=3213623-e9f82d68ad92485176383550f60206a3&start=257&end=520","thumbnailUrl","https://assets.pipeline.soar.com/3213623-e9f82d68ad92485176383550f60206a3/thumbnail_257000.jpg","articleUrl","/articles/6246945/Aurora/DuPage-County/Illinois/Plan-proposed-for-historic-Heard-House-at-429-W-Downer-to-become-10-apartments-parking-and-lot-size-variances-requested","mediaUrl","https://secure.pipeline.soar.com/6246945-28a9a8b6944ea45f03469906cdb30bc8/orig.mp4?Expires=1771151536&Signature=Robsc3sSkemoW3G3gryD~xrQPGJEZENX4vLMWv~Q0KVLPZsncABXeAPnKTNNTXccAZJ-3y2YsZNLj86AKz6zgZhqPbPbW8CLErDGtXxv~uXLjociqZseTRZx5NKl6nG1vxR-1Mp6RgIZTYffiN0~VvA4gqR5-UT5qmmk131PatAz1s9LRz3tn5VYW4244cC5cozeUOZYI1uW1VElPFK5ZXOzE5cRAfZix7IU1MWg-wTSX0OuQyw1qLTELcI4QfcpLAOIu4h2QHZCl7~zdRE-3XEZB6NMiJC7BYg4FGKbSwSDMS5IvOLNozjmGi6RfAjZPvBxz341M3~12Fu~La-KnQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Aurora, IL","date","2025-05-07T17:10:08.767Z","article","The council heard a presentation on a conditional-use plan description to convert the historic Heard House at 429 West Downer Place into 10 residential apartments.

Jill Morgan, planner in the Zoning Department, told the council the petitioner proposes 10 apartments in the existing historic structure. “They are proposing 10 apartments,” Morgan said, and staff added that “they are apartments each with their own bathroom and kitchen.” Morgan noted the property is already zoned for multifamily use; the plan description requests small variations from standard lot‑size and unit‑square‑footage rules to permit the 10 units.

Why it matters: Staff said the building previously operated as a lodging house with up to 14 residents and consequently became subject to the city’s lodging-house requirements within the past three to four years. The property is currently vacant, and the proposal is intended to reduce residential density while preserving the building’s historic character.

Parking and conditions: Morgan told the council staff recommended 1.5 parking spaces per unit (rather than the standard two) to avoid constructing a visible rear parking lot that could harm the historic character and push parking onto adjacent properties. Staff also proposed a written condition that would allow the Zoning Administrator to require an increase to two spaces per unit if a parking problem is demonstrated.

Unit mix and interior layout: Staff said the project would contain four one‑bedroom units and six studios; the smallest unit size noted was about 495 square feet. Inspectors and staff worked with the petitioner to reduce density from the previously permitted lodging‑house occupancy to the 10 proposed apartments, each with its own kitchen and bathroom.

Process and outcome: The ordinance establishing the plan description (25Dash0317) was discussed at the Building, Zoning and Economic Development Committee and was listed as unfinished in the committee summary. At the council meeting staff provided background and the item remained unfinished for additional review; no final council approval occurred during the meeting.

Next steps: The item remains unfinished and will return to the council after staff completes any outstanding technical review and follow‑up.","mediaType","Video","parentTitle","Streaming LIVE: Aurora Committee of the Whole | 05-06-2025","oneSentenceSummary","City planning staff described a conditional-use plan description for the Heard House at 429 West Downer Place to convert a vacant historic lodging house into 10 individual apartments; the item was continued as unfinished and staff noted parking and lot-size variations and an enforcement history as a lodging house.","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},6246950,"Aurora leaders debate building new Fire Station No. 4 and central public‑safety campus; item carried as unfinished",1586,1671000,3257000,"/Search/View?dp=1&key=3213623-e9f82d68ad92485176383550f60206a3&start=1671&end=3257","https://assets.pipeline.soar.com/3213623-e9f82d68ad92485176383550f60206a3/thumbnail_1671000.jpg","/articles/6246950/Aurora/DuPage-County/Illinois/Aurora-leaders-debate-building-new-Fire-Station-No-4-and-central-publicsafety-campus-item-carried-as-unfinished","https://secure.pipeline.soar.com/6246950-4d2c063a73f5dfa8b6af2df0fd4994cd/orig.mp4?Expires=1771151536&Signature=iW~1PL0vrm80-8fHlcocCs9PFhYKKJ2qn4Cng8~oGA1KhuV~n46fX10rR1rX6TPPz9~rvFuqlQKqYr3iKZTeLK5F5hD6bInaMIWp9uESJ-L6VkDCMCtBqsF00rdHkqOgrdNQWfrWTWo-vvBRC9zEUmZx57IT-jsW6KtAu0VaE~eKqAz1WVbMWHBjHMwGB7d7XQvFUnUuSU0cRvxM-MdDUkIpiQAdBnuRM8htR6UgPFoBAfhB5YPS9jVcZX-XyYLyAhD3J6XzlfNmBZAe0dvyV9oV97ji4sGe7UNBDMePxxa2Yi-AuPmWmbYmUZA1uHvLX1CCto9Lh2bAdNOEGkLGZg__&Key-Pair-Id=KUT5TJCACFTXG","City fire and finance officials gave council members an extended briefing on a planned new Fire Station No. 4 and an east-of-police public‑safety campus that would house the fire department, emergency management and related functions, and asked the council to consider including the project in a larger bond package.

Chief Dave McCabe (Fire Chief) and Chris Minnick (Chief Financial Officer) presented operational, training and financial analyses. Minnick summarized borrowing options and the tax impact on a typical $300,000 home, saying the incremental monthly impact would range from a few dollars up to about $9.25 per month depending on the bond term and whether Station No. 4 is included. Minnick said, regarding a bond scenario, “the impact to a $300,000 property would be about $5.86” under one 20‑year plan and about $7.79 in the alternate scenario that finances the full package over 30 years.

Why it matters: Staff said the proposed campus and new stations (Station 13 already under construction and Station 9 relocation underway) are intended to reduce response times across the city, preserve the department’s ISO (Insurance Services Office) rating, provide larger in‑house training capacity, and consolidate Emergency Management Agency (EEMA) operations into a storm‑shelter‑rated Emergency Operations Center (EOC). Chief McCabe said the department’s in‑house academy “goes far above and beyond what the state requires for training. State requires 180 hours. Our recruits get approximately 500 hours because we believe the importance in training.”

Cost and prior expenditures: The council heard the construction estimate for the new Station No. 4 at roughly $34.9 million. Minnick said the total borrowing if Station No. 4 is included with other projects would be about $88.1 million; he described options for 20‑ and 30‑year amortizations and the estimated yearly debt service. Minnick told the council the city has already paid about $1.2 million for architectural work on Station No. 4 and that terminating current contracts would cost an estimated additional $750,000 to $1.2 million in direct cash costs; staff later clarified total redesign and termination exposure could approach $1.7–$2.0 million in some scenarios.

Operational benefits and risks discussed: Chief McCabe said station relocation and an added Station 13 would convert many high‑orange (slower) coverage areas on the department’s response-time heat map to green or yellow. He described benefits including drive‑through apparatus bays, secure fueling, apparatus parking to avoid vehicles being blocked, expanded training rooms, a configurable EOC with live data feeds, and infrastructure for future electric-vehicle charging. EEMA coordinator Natalie Weiser explained the city’s accredited emergency-management team has grown from about one person to a five-person team and warned that inadequate space and outdated EOC technology limit volunteer integration and could risk accreditation loss if the program cannot continue to meet standards.

Council questions: Aldermen asked for granular cost breakdowns, clarification of sunk costs, and how coverage would shift if Station No. 4 were delayed. Several members stressed the public‑safety imperative: one alderman said public safety is “the number one responsibility of any government.” Staff said a previous site‑selection study (2021) identified the need for Station 13 and recommended relocation of Stations 4 and 9; the study and new dispatch technology factor into projected response-time improvements.

Process and outcome: Multiple related items were discussed in Infrastructure and Technology and Finance committee reports (change orders, construction payments). After the presentation and questions, the council left the item on the agenda as unfinished for further review and asked staff to provide additional cost breakdowns and follow‑up information before returning it to the council.

Next steps: Staff will provide a breakout of the estimated $750,000 termination and redesign costs, updates on EEMA technology needs (an item staff said remains over $1 million), and refined bonding estimates before the item returns to the council.","City fire and finance officials presented designs, operations benefits and detailed costs for a new Fire Station No. 4 and a consolidated public‑safety campus; staff said postponing would still incur sunk costs and rising future expenses, and the council left the item unfinished for further review.",{"_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},6246955,"Aurora to sell 18 acres to Lennar for 159 townhomes; closing contingent on approvals",583,796000,1379000,"/Search/View?dp=1&key=3213623-e9f82d68ad92485176383550f60206a3&start=796&end=1379","https://assets.pipeline.soar.com/3213623-e9f82d68ad92485176383550f60206a3/thumbnail_796000.jpg","/articles/6246955/Aurora/DuPage-County/Illinois/Aurora-to-sell-18-acres-to-Lennar-for-159-townhomes-closing-contingent-on-approvals","https://secure.pipeline.soar.com/6246955-ad0ab8a1d61beb88b46b79e0289d934b/orig.mp4?Expires=1771151536&Signature=EEqGGIk59F2UBMNdBkXAGif5bb-N0wVG1o0ZicZbzKQYZV1mI5dakcIcc6cKJhlilqdDXQGR2A2oZVRhpuKODAxwAM5iaTiLazyw7D3q-DKIPWsDLD~ruy8wdBWrnM9abuWglPmuD9o3jjCynIyAZ50XSRu12fskqqbBdczDWpGqrCC~5nM7YN0uoBbt1Dbqjcc~1MUEglVwN-w7pUqTzm8QUhxKBIhSNQqckUZUgzsjVyfsRgcT5Z3o6P5UPVv2yGtXgGFsWHZ3XJC7uZAoOEnTWWOj8pd~4J1~aF0XAEcXRKadgavA03VIIhDqOqwPGFPTdmvkJtgDNTADCPCysg__&Key-Pair-Id=KUT5TJCACFTXG","The Aurora City Council reviewed a staff recommendation to sell roughly 18 city-owned acres east of Farnsworth Avenue to Lennar Builders for $6,000,042, with the developer proposing 159 for-sale townhomes.

City staff said the sale follows a request for qualifications and an evaluation by a steering committee. Trevor (assistant director, Mayor's Office) told the council the city bought the land in mid‑2024 to steer future development and that Lennar was selected as “the highest, and most qualified bidder.” He said, “They are requesting no city incentives.”

The sale matter was presented as a resolution (25Dash0349) at the finance committee and placed on the consent agenda after questions from aldermen. The staff presentation said the city had originally paid a little over $5.8 million for the parcels; the proposed sale price is about $6.0 million.

Why it matters: Staff said converting the property to a townhome community will increase property-tax revenue on a site previously providing about $42,000 annually; staff estimated the development could ultimately generate about $1.8 million a year in property taxes if the proposed project proceeds as described.

Details and council questions: Tim Kellogg of Templeton Property Consultants, representing Lennar, told the council the developer would work through entitlements and intended to obtain approvals and building permits before closing. Kellogg said, “we would be working to get full approvals, even building permits.” Trevor confirmed the closing would be contingent on approved plans and entitlements: “they will not close until we have a plan that's approved.” The developer intends to construct urban-style, for-sale townhomes similar to other local Lennar products; staff showed examples including Liberty Meadows and Abbey Meadows.

Staff said Lennar proposes 159 three‑bedroom, 2.5‑bath townhomes with two‑car garages and a projected average sale price of about $424,000 per unit; the development would include a private neighborhood park and playground. The council also heard that the buyer will have a 9–10 month due‑diligence period to complete preliminary approvals and that the sale would not proceed to closing until those entitlements are secured.

Process and outcome: The resolution authorizing the sale was put on the consent calendar with no recorded objections during the meeting; a formal recorded vote was not included in the staff summary presented at the time. The staff packet referenced an RFQ process that attracted multiple responses for for‑sale townhome development and described Lennar’s bid as the highest-dollar offer.

Local context: Staff said the purchase was intended to prevent industrial or heavy‑truck uses on the parcel; Trevor told the council the city received industrial and storage inquiries for the site and wanted to guide a residential outcome instead. Aldermen who questioned staff said they had heard some resident concerns but that the item was appropriate to place on consent and to work through design and zoning details in future council review.

Next steps: If the council completes the consent action, Lennar will proceed with its entitlement and design work and return to the council for any required plan approvals; the sale contract and closing will depend on those approvals.","City staff told the council the city selected Lennar through an RFQ to buy 18 acres east of Farnsworth Avenue for a 159-unit for-sale townhome community; sale price is roughly $6.0 million and closing is contingent on entitlements and final approvals.","actionData","errors"]

Article not found

Plan proposed for historic Heard House at 429 W. Downer to become 10 apartments; parking and lot-size variances requested

Aurora leaders debate building new Fire Station No. 4 and central public‑safety campus; item carried as unfinished

Aurora to sell 18 acres to Lennar for 159 townhomes; closing contingent on approvals