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TO: Mayor John Laesch
FROM: Jill Morgan, Senior Planner
DATE: May 21, 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:
To fix an administrative error. Staff and Petitioner Prova, Inc. previously agreed to modify the condition in O26-032; however, the revised condition was mistakenly not included in the ordinance approved on May 12, 2026 (O26-032) via consent agenda. The mechanism to fix this error is to rescind the prior approval and re-approve this ordinance. For internal tracking purposes, a new Legistar item was created.
BACKGROUND:
For background on the conditional use, please see Legistar 26-0264.
DISCUSSION:
Staff and the Petitioner requested agreed to modify the condition as follows to better addresses the types of smells that might emanate from this facility and provides a protocol for future testing.
Previously, the condition read:
"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."
The City Zoning Administrator, Corporation Counsel, and the Petitioner agree that this language is inadequate and recommend the following:
"In lieu of the standards set forth in Section 49-108.10(e)(11)(h)(2) regarding odors, the Parties agree that odors from the legally established use shall not be discernable at the property line and shall not exceed the odor threshold concentration. The measurement of the threshold odor shall be in accordance with the American Society for Testing Materials E679 (the successor standard to ASTM D1391-57) (the “Standard”). Detailed plans for the prevention of odors in violation of the Standard herein established may be required before the issuance of a building permit. After establishment of the use, Petitioner agrees to continue operating consistent with the Standard set forth herein. If Petitioner’s use does not comply with this Standard, Petitioner must implement an odor control system designed to reduce odor emissions to levels consistent with the Standard. Petitioner further agrees to test the threshold odor in accordance with the Standard at the City’s request no more than once a year."
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:
Staff recommends rescinding the original ordinance and adopting this revised ordinance to correct the administrative error and improve the agreed condition language.
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 ________________
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An Ordinance approving a condition for the Conditional Use on 2850, 2871, and 2880 Vision Court for a Food, textiles, and related products (3110) Use (revised)
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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, 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; and
WHEREAS, by petition dated February 24, 2026, Prova, Inc ("Petitioner") 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 the real estate property legally described in Exhibit A.
Section Six: That this Conditional Use permit hereby granted is solely for the purpose of manufacturing, blending, researching developing, and warehousing flavor extracts 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 condition:
In lieu of the standards set forth in Section 49-108.10(e)(11)(h)(2) regarding odors, the Parties agree that odors from the legally established use shall not be discernable at the property line and shall not exceed the odor threshold concentration. The measurement of the threshold odor shall be in accordance with the American Society for Testing Materials E679 (the successor standard to ASTM D1391-57) (the “Standard”). Detailed plans for the prevention of odors in violation of the Standard herein established may be required before the issuance of a building permit. After establishment of the use, Petitioner agrees to continue operating consistent with the Standard set forth herein. If Petitioner’s use does not comply with this Standard, Petitioner must implement an odor control system designed to reduce odor emissions to levels consistent with the Standard. Petitioner further agrees to test the threshold odor in accordance with the Standard at the City’s request no more than once a year.
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.