VILLAGE OF NORTH AURORA
COMMITTEE OF THE WHOLE MEETING MINUTES
Monday, May 19, 2025
CALL TO ORDER
Mayor Gaffino called the meeting to order.
ROLL CALL
In attendance: Mayor Mark Gaffino, Trustee Jason Christiansen, Trustee Laura Curtis, Trustee Mark Guethle, Trustee Mike Lowery, Trustee Todd Niedzwiedz, Trustee Carolyn Salazar
Staff in attendance: Village Administrator Steve Bosco, Finance Director Jason Paprocki, Community Development Director Nathan Darga, Village Attorney Ed Boula, Public Works Director Brian Richter, Police Chief Joe DeLeo, Business Services Manager Michael Toth
AUDIENCE COMMENTS – None
TRUSTEE COMMENTS – None
DISCUSSION
- Perla Water Agreement
Adminstrator Bosco explained that Perla Real Estate USA Inc. and Perla Foods USA Corp. (Perla) is the owner and future operator of 950 Ice Cream Drive. Perla is projected to average approximately 49,000 gallons daily, with a maximum of 69,000 gallons daily once at full operation. Per the Village’s North Aurora Impact Fee Ordinance amended in March 2025, establishing a protocol for impact fees on new large water users, Perla will enter into a Water Impact Agreement with the Village. The impact fee will be half up front, with the full amount to be paid after the second year, which could be the expected amount or less, depending on actual water usage, which will be measured. Steve also explained further provisions in the agreement that cap water usage by Perla, allows the Village to protect North Aurora’s water supply, and spells out water use monitoring and communication between Perla and the Village.
Trustee Lowery inquired about how much water North Aurora has and if there any concerns that large water users might impact our water supply to residents.
Bosco explained that the Village is nearing the end of a two-year water system study with EEI and results are expected as early as June. Bosco also confirmed that once the new water tower being built is complete, North Aurora will have a total of 2.75 million gallons of water in storage, and we produce 2 million gallons of water daily, which will cover our daily average of water use.
Lowery clarified by asking about the aquifers being adequately supplied. Bosco confirmed that preliminary results of the study showed that our aquifers were in better shape that had been suspected, and that our water supply for the time being appears to be able to support the Village for the next few decades.
Trustee Curtis questioned if study results are still pending, should we be making a water agreement at this time, and also inquired how confident is Perla’s estimate of usage and how confident are we that we can supply the water. Bosco confirmed that the Village’s current capacity is beyond what is needed to supply all the water the Village needs, including both Aurora Pack’s and Perla’s usage.
Public Works Director Richter explained that should either business ask for more water in the future, the Village has the option to deny the request.
Trustee Salazar asked to clarify that both agreements include the provision of a water use cap and the ability to restrict or block supply should it become necessary. Bosco confirmed this to be true.
- Veterinary Office Concept
A preliminary concept plan was presented to the board to build the Coyne Veterinary Clinic at 70 Hansen Blvd, a vacant lot on the south side of Oak Street near Woodman’s. Community Development Director Darga presented the proposal for an 8,500 sq ft building with exam, surgical, imaging and X-Ray rooms and kennels for up to 20 animals. The Village code requires 23 parking spaces and they are planning over 50. Exterior plans include fenced-in areas for some animals’ outside use. Entry and exit connections were explained, and architectural renderings of the proposed building were presented. The plans meet the PUD 50-foot setback requirement. The Woodman’s PUD requires a site plan approval process, and veterinary use is a special use so they would require a special use permit.
Luigi Ronderro, the RUE architect on the project, was on hand to answer questions.
Trustee Geuthle asked about the facility’s planned open hours, specifically if it would be open 24 hours. Mr. Ronderro did not have exact operating hours but believed they would be open a typical 8-hour work day.
Trustee Christiansen expressed concern that North Aurora has two existing vet clinics and whether a third would affect those businesses. Trustee Curtis expressed the belief that North Aurora residents have enough pets to warrant a third veterinary office.
Trustees Niedwiedz, Curtis, Salazar, and Lowery all expressed appreciation of the design and approval for the planning process to move forward.
- Cannabis Craft Grower
Adminstrator Bosco explained that a cannabis craft grower went through the Plan Commission process and now presents their special use permit request for the board’s review.
Community Development Director Darga explained the petition is for a special use permit for an existing vacant warehouse at 220 Poplar Place, in which GCF Industries, Inc. is proposing a cannabis craft grow and cannabis transport operation at the subject property located in the I-2 General Industrial District. Hours of operation would be 8am-5pm Monday-Friday. The facility is not open to the public. The facility meets all zoning code requirements for parking and access. The Plan Commission held a public hearing and voted for approval to move forward. The building will require upgrades for security to meet the state’s act for cannabis.
Tim Nitsch, GCF Industries, who designed the security for the building, was on hand to explain the security measures planned for the facility. He stated that there will be two levels of security: a monitored system and an access control system that controls entry and exit of the building. To enter the building requires a background check with the Illinois State Police. An extensive camera system includes 150 cameras, as well as 12-13 cameras in each grow room. State Police have full access to the facility and all cameras. There is 24-hour monitoring of video and access control system.
Trustee Curtis asked about other facilities the companies operates and whether they’ve experienced any security problems at other facilities.
Mr. Nitsch stated that GCF operates an infuser in Romeoville. The North Aurora location would be the largest craft grow facility in Illinois. He has not experienced security issues because all product is stored in a secure vault. His experience is that theft is typically of money and not of product. The North Aurora location will not store any cash. A person would have to get through a masonry wall and steel doors before the police department, which is only 2 seconds away, responded.
Trustee Lowery asked how this facility will benefit the Village. Mr. Nitsch explained they offer high paying jobs (30-50 jobs) with profit sharing and excellent benefits package. They also have a goals to be active members of the community, possibly through donations.
Mayor Gaffino asked about operating hours. Mr. Nitsch responded that law requires they operate Monday through Friday, 8am-5pm. He also maintained there is no consumption in any form allowed on premises.
Chief DeLeo inquired if the police department would be allowed to inspect the facility before they open and also have access to the camera system. Mr. Nitsch replied that yes, he would want to give the department a tour and also that he would check with the state police but believed they would allow the local department access to the camera system.
Trustee Lowery asked if the board would be allowed a tour. Mr. Nitsch offered a tour before they open.
Trustee Christiansen asked about tax benefits to the Village. Darga explained he believes all taxes are collected at the dispensary level that do not apply to this facility. Mr. Nitsch replied that a county tax is collected and there is also a grow tax that is paid to the State of Illinois.
Trustee Niedwiedz asked about impact to surrounding businesses. There was no concern regarding that.
The board agreed the petition could move forward.
- Gas N Wash Incentive Request
Adminstrator Bosco explained that the developer building a Gas N Wash facility at 230 S Lincolnway has experienced an unanticipated cost regarding the water main connection at the property. One water main services the property and its neighbor Asbury Gardens. Looping a water main will be required, as it allows for redundancy when a water main nearby is broken or under repair and helps to protect a water main from breaking during fire suppression operations. The cost will be $111,625. Gas N Wash is requesting an incentive towards this cost. Per the Village’s Economic Development Incentive Policy, the water main connection would be classified as an infrastructure improvement and would be considered a qualified expense for a financial incentive. However, the proposed development contains both qualified and unqualified uses, making the incentive request a gray area for the board to consider. Should the board decide to grant an incentive, they could choose either a TIF reimbursement or sales tax incentive.
Trustee Curtis was not in favor of offering an incentive due to the two unqualified uses at being proposed: a gas station and hosting video gaming on site.
Trustee Christiansen expressed concern about water use by the car wash as a reason to not grant an incentive.
Trustee Salazar asked if the water main would be fixed regardless of receiving an incentive. Bosco confirmed that the water main issue would be addressed. Salazar reminded the board that because she was not in favor of the development of this particular business originally, she would not be in favor of granting an incentive.
Mayor Gaffino asked if they knew about the water main. Bosco confirmed that they did not know until they did the engineering review. Bosco reviewed with Attorney Kevin Drendel if the Village has a right to require an upsize to a water main, and it was confirmed that we do have that right based on our code if it is discovered during the engineering review that the Village’s water utilities are incapable of handling the business’s use. Gaffino expressed he also was not in favor of granting an incentive due to their unqualified uses and that they will have revenue from video gaming.
Bosco brought up that the Village’s Economic Incentive policy if very good and helps have constructive conversations with businesses, but there is a caveat that they can still make requests even if they might not qualify. Thus, the Village may want to adjust some aspects of the policy to ensure a business meets a minimum standard to make a request when they might fall under an unqualified use.
Trustee Lowery asked if Gas N Wash ultimately is not built and a different business tries to build, will the new builder have to fix the water main issue. Bosco said that it would depend on what the type of use of the property would be.
Public Works Director Richter confirmed that looping the water main would always be recommended no matter what business was built on the property because it would protect the water supply to the property’s neighbors, i.e., Asbury Gardens. Bosco reminded the board about the ordinance in place that triggers a review of water use if it crosses a threshold.
Trustees Niedwiedz and Guethle were also in agreement against offering an incentive.
EXECUTIVE SESSION
ADJOURNMENT TO EXECUTIVE SESSION
Motion to adjourn to Executive Session made by Trustee Guethle and seconded by Trustee Salazar. All in favor. Motion approved.
RETURN FROM EXECUTIVE SESSION
CALL TO ORDER
Mayor Gaffino called the meeting to order.
ROLL CALL
In attendance: Mayor Mark Gaffino, Trustee Jason Christiansen, Trustee Laura Curtis, Trustee Mark Guethle, Trustee Mike Lowery, Trustee Todd Niedzwiedz, Trustee Carolyn Salazar
Staff in attendance: Administrator Bosco, Finance Director Paprocki, Community Development Director Darga, Village Attorney Ed Boula, Police Chief DeLeo
ADJOURNMENT
Motion to adjourn made by Trustee Lowery and seconded by Trustee Curtis. All in favor. Motion approved.
Respectfully Submitted,
Holly O’Brien
Village Clerk
