cover
TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: April 17, 2026
SUBJECT:
An Ordinance approving a Conditional Use on 2850, 2871, and 2880 Vision Court for a Food, textiles, and related products (3110) Use (Prova, Inc - 26-0264 / SG01/3-26.080 - CU - JW - Ward 5)
PURPOSE:
The Petitioner, Prova, Inc, is requesting the approval of a Conditional Use at 2850, 2871, and 2880 Vision Court which includes the adaptive reuse of an existing two-story industrial building for a light manufacturing facility.
BACKGROUND:
The Subject Property is located at 2850, 2871, 2880 Vision Court and currently zoned ORI(C) Office, Research, and Light Industry with a Conditional Use for a Planned Development, which is part of the Deerpath Commerce Center Subdivision. 2880 Vision Court was utilized as the Trinity Broadcasting Network for several years.
The Petitioner is requesting approval of a Conditional Use for a Food, textiles, and related products use for 2850, 2871, 2880 Vision Court. The details of the request include the renovation of the existing, 65,000 square-foot, industrial building on Lot 2 of Deerpath Commerce Center, Unit 1 Subdivision. Prova, Inc is a Women Owned French Company which manufactures and develops flavor extracts. In North America, Prova is headquartered in New England, and its product is currently imported from France. The petitioner plans to use the building for light manufacturing, power blending, research and development laboratories, office space, and limited warehousing. This would be the first manufacturing site in North America.
As mentioned above, Prova, Inc is requesting the conditional use for all three properties as their plans are to expand their business in the future to the adjacent properties on 2850 and 2871 Vision Court. However, at this time, they are not building or expanding onto these properties.
DISCUSSION:
Staff has reviewed the Conditional Use Ordinance petition and have determined that it meets the applicable codes and ordinances.
Staff has the following comments regarding the Findings of Fact:
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 proposed food manufacturing use will not unreasonably be detrimental to or endanger the public health, safety, morals, comfort, or general welfare. All work and production will be conducted indoors within a controlled, code-compliant environment.
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 properties in the immediate vicinity. The adjacent properties are also in the ORI Office, Research, and Light Industry District with similar uses. The production facility will be completely enclosed and no unfavorable noise or odor shall be detected.
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 establishment of the conditional use will not impede the normal and orderly development of the surrounding property. The proposal will improve the surrounding property by reusing an existing building. If the petitioner wishes to expand the business, a Final Plan review and approval will be required.
4. Will the proposal provide for adequate utilities, access roads, drainage, and/or other necessary facilities as part of the conditional use?
The property is adequate served with public utilities, road access, drainage, and other necessary facilities as this conditional use includes the adaptive reuse of an existing building. All facilities were previously approved and can support the proposed conditional use.
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? (For automobile intensive uses including but not limited to, gas stations, car washes, and drive through facilities, the concentration of similar uses within 1000 feet of said subject property should be given consideration as to the impact this concentration will have on the traffic patterns and congestion in the area.)
The proposal takes adequate measures to provide ingress and egress to minimize traffic congestion. Ingress and egress will be provided through Vision Court. The traffic generated by the food manufacturing will be comparable to the previous use and surrounding properties. This project will not adversely impact traffic safety.
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 district.
POLICIES AND GUIDELINES :
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
10.0 To provide for the 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.
11.0 To guide the growth of the City in an orderly and structured manner.
11.1(5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
14.1(4) To encourage quality site design throughout the City.
40.1(1) To attract and encourage industrial, office and office-research development to planned sites where requisite public facilities are either present or proposed.
40.1(7) To encourage improvements in existing industrial areas that minimize industrial blight and reduce incompatibilities with neighboring land uses.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of An Ordinance approving a Conditional Use on 2850, 2871, and 2880 Vision Court for a Food, textiles, and related products (3110) Use, with the following condition:
1) That should the City receive odor complaints from residential and commercial 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 esters, terpenes, aldehydes, ketones, alcohol vapor, ammonia, amines, other VOCs and Chemical odorants.
ATTACHMENTS:
Exhibit “A” Legal Description
Exhibit “B” Memorandum of Agreement
Land Use Petition and Support Documents
Maps
Legistar Number: 26-0264
cc:
Alderman Michael B. Saville, Chairperson
Alderman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance approving a Conditional Use on 2850, 2871, and 2880 Vision Court for a Food, textiles, and related products (3110) Use
body
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, Trinity Christian Center of Santa Ana Inc, 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 February 24, 2026, Prova, Inc filed with the City of Aurora a petition requesting approval of a Conditional Use for a Food, textiles, and related products use located at 2850, 2871, and 2880 Vision Court 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 April 22, 2026, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on April 29, 2026, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said petition and the before mentioned recommendations and recommended CONDITIONAL 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 Building, Zoning and Economic Development Committee 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 Sec. 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 V of Chapter 34 of the Code of Ordinances, City of Aurora, a Conditional Use permit is hereby granted for a 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 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 petitioner agrees to sign the Memorandum of Agreement attached hereto as Exhibit “B” within fourteen (14) days from the date of passage of this Ordinance and that said Conditional Use permit is granted specifically contingent upon the following conditions:
1) That should the City receive odor complaints from residential and commercial 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 esters, terpenes, aldehydes, ketones, alcohol vapor, ammonia, amines, other VOCs and Chemical odorants.
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 by Article V 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 ORI Office, Research, and Light Industry and upon termination of the use of said property for a Food, textiles, and related products (3110) Use this Conditional Use permit shall terminate and the classification of ORI Office, Research, and Light Industry shall be in full force and effect.
Section Eleven: That this shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.