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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: May 21, 2026
SUBJECT:
A Resolution Approving a Final Plan on the Property Located at 1955 E. New York Street for a Food, Textiles, and Related Products (3110) Use (Ugalde Enterprises, LLC/ Tortilleria El Rey - 25-1042 / AU24/4-25.397-CUPD/FPN - AM - Ward 7)
PURPOSE:
The Petitioner, Ugalde Enterprises, LLC doing business as Tortilleria El Rey, is requesting approval of a Final Plan for the property located at 1955 E. New York Street for a food, textile and related products use.
BACKGROUND:
The site, composed of two parcels under the same ownership, is currently improved with an existing building of approximately 21,000 square feet and is zoned B-3, Business and Wholesale. The Petitioner, Ugalde Enterprises, LLC, purchased the property in 2022 to expand their current Chicago-based operations, where they already distribute corn tortillas and tacos to major chains such as Tony's, Pete's, and Cermak Fresh Markets.
The Petitioner is requesting approval of a Final Plan for the subject property. The details of the request include renovating the building to industry standards and City requirements for the use, extensive landscaping throughout the site, a new trash enclosure, a new monument sign, and parking lot repairs and improvements such as new striping. The site will feature 54 stalls, while the required parking stalls are 26. The site will feature a new monument sign conforming with current zoning standard, and a landscape plan that meets Aurora’s standards and requirements. The existing pole sign will be abandoned and removed from the property, bringing the property in compliance with the sign ordinance.
The landscape plan shows additional canopy and evergreen trees along New York Street to provide screening along with shrubs along the building and throughout the parking lot. Building and signage elevations showing the new trash enclosure and signage are included in the proposal.
Concurrently with this proposal, Ugalde Enterprises, LLC, is requesting the establishment of a Conditional Use Planned Development on the property located at 1955 E. New York Street. The details of the request include a Plan Description which establishes an additional permitted use to allow for the production of tortilla or similar products. It also establishes certain prohibited uses. Lastly, the Plan Description establishes additional performance standards addressing standards such as noise, odor, vibration, etc.
DISCUSSION:
Staff has reviewed the Final Plan petition and provided comments to the Petitioner regarding the submitted plans and supporting documents. The Petitioner has addressed the review comments and revised the submittals accordingly. The plans comply with all applicable codes and ordinances, subject to the following conditions set forth in the Staff Recommendation below.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
10.0 To provide for orderly, balanced and efficient growth and redevelopment of the City through the positive integration of land use patterns, functions, and circulation systems. To protect and enhance those assets and values that establishes the desirable quality and general livability of the City. To promote the City’s position as a regional center.
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 promote complementary interactions between different land use components.
32.0 To enhance the positive and minimize the negative impact and relationships that the location, design and appearance of commercial activities have on traffic patterns and on the stability and vitality of surrounding neighborhoods, other commercial centers, and the City as a whole.
93.1 (1) To encourage the use of aesthetically pleasing urban design, architectural styles, and landscape architecture.
93.1 (2) To work toward improved signage and street furniture.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Final Plan on the Property Located at 1955 E. New York Street for a Food, Textiles, and Related Products (3110) Use, with the following conditions:
1) That outdoor storage shall be strictly prohibited.
2) That should the City receive odor complains from surrounding properties, the City, as determined by the Zoning Administrator, may require the property to install within 12 months a chemical hood odor scrubber designed to capture and neutralize volatile organic compound and chemical odorants.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building and Signage Elevations
Location Map
Land Use Petition and Supporting Documents
Legistar History Report - Final Plan
cc:
Alderman Michael Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan on the Property Located at 1955 E. New York Street for a Food, Textiles, and Related Products (3110) Use
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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, by petition dated December 19, 2025, Tortilleria El Rey filed with the City of Aurora a petition requesting approval of a Final Plan for the property located at 1955 E. New York Street and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on May 20, 2026, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on May 27, 2026, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Aurora, Illinois, finds as facts all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Final Plan with the following conditions:
1) That outdoor storage shall be strictly prohibited.
2) That should the City receive odor complains from surrounding properties, the City, as determined by the Zoning Administrator, may require the property to install within 12 months a chemical hood odor scrubber designed to capture and neutralize volatile organic compound and chemical odorants.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plan and related required documents, as attached hereto as Exhibit "A-1" Final Plan, Exhibit “A-2” Landscape Plan, and Exhibit “A-3” Building and Signage Elevations, along with any easement dedications deemed necessary by the Aurora City Engineer.