Illinois does not have a statewide development impact fee enabling statute. Aurora, as a home-rule municipality, may impose impact fees under 65 ILCS 5/1-2-1, but the city does not levy general residential impact fees. New residential construction inside Aurora pays standard building permit fees calculated on construction valuation, plus school and park land/cash donations under the city's subdivision and annexation ordinances when a parcel is subdivided or platted. Because Aurora has no codified ADU use, no separate ADU-specific impact fee exists.
Illinois municipal impact fees are governed by the Road Improvement Impact Fee Law (605 ILCS 5/5-901 et seq., applicable only to certain transportation impact fees in large counties) and by the general home-rule authority of Article VII Section 6 of the Illinois Constitution. Aurora does not levy a general impact fee on single-family or accessory residential construction. The principal new-construction charges in Aurora are: (1) zoning and plan review fees through the Department of Development Services; (2) building permit fees calculated on construction valuation under the Illinois Building Code adopted in Chapter 26 of the Aurora Code; (3) electrical, plumbing, and mechanical permit fees; (4) water and sanitary sewer tap-on fees through the Aurora Department of Water and Sewer Maintenance, applicable only if a new service line is installed (sharing the existing tap with the principal dwelling avoids new connection charges); (5) school and park land/cash contributions under Aurora's subdivision regulations, triggered only when a parcel is subdivided, re-platted, or annexed (not on a building permit for a structure on an existing platted lot). The land-cash formula is anchored in the Illinois Plat Act (765 ILCS 205/) and city subdivision ordinances and is calculated on per-bedroom or per-unit student-yield and park-acreage standards. Because Aurora's Chapter 49 Zoning Ordinance does not recognize ADUs as a distinct use, there is no ADU-specific impact fee. Adding a second unit through a variance or use variation could trigger school/park land-cash if it requires re-platting, but a simple addition on an existing lot generally does not.
Failure to pay required building, electrical, plumbing, mechanical, or tap-on fees blocks issuance of the permit and certificate of occupancy. Unpermitted construction to avoid fees: stop-work order, after-the-fact permit fees (often doubled), mandatory exposure of concealed work. Unpaid water and sewer charges become a lien collectable on the Kane, DuPage, Will, or Kendall County property tax bill. Avoidance of school/park land-cash on a subdivision triggers refusal to record the plat with the County Recorder.
Aurora, IL
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Aurora, IL
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Aurora, IL
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Aurora, IL
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