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Gurnee planning board approves reduced parking for Imports Unlimited auto repair at 4015 Grove Avenue
Summary
The Planning & Zoning Board voted to approve a parking modification Jan. 8 that reduces off‑street parking for a proposed 14‑bay auto repair use at 4015 Grove Avenue from the code‑required 70 spaces to 35; staff said the PUD records the modification and it will bind future occupants unless the use or site plan changes.
The Village of Gurnee Planning and Zoning Board on Jan. 8 approved a parking modification allowing 35 off‑street parking spaces for a proposed Imports Unlimited auto repair and service facility at 4015 Grove Avenue, less than the 70 spaces the zoning code requires for the 14 proposed service bays.
Staff presentation and request: Planner Adrian Tran told the board the petitioner’s preliminary site plan meets regulations except for parking. For an auto repair and service use, village code requires five parking spaces per service bay, which would yield 70 required spaces for 14 bays; the petitioner proposed 35 spaces because a 30‑foot landscape buffer along the west side, a single curb cut and the site’s compact layout limit available surface area.
Owner testimony and operations: The petitioner, identified in the record as Dino/Donald Soros of Praxis Construction, said Imports Unlimited would operate largely by appointment and that a portion of the work is long‑term restoration where vehicles can remain inside for months. A representative of TI Imports (name not specified) said in current operations they work inside seven bays and typically have about 32 vehicles on site (approximately 24–25 in the yard area) at any given time. The Praxis representative said the proposed layout and business model justify fewer off‑street stalls and offered to execute an affidavit if that would address the board’s concerns about future owners.
Board questions, findings and conditions: Board members asked what would happen if a different, higher‑turnover business replaced Imports Unlimited. Staff explained that the parking modification will be incorporated into the site’s PUD, so subsequent occupants would be subject to the recorded site plan and any parking commitments reflected in the PUD; however, if a different use with a different parking formula were proposed later, the village would reassess parking as part of any new application. Board members also clarified that on‑street parking exists on Grove Avenue but that street spaces are not an acceptable substitute for required on‑site parking under village practice.
Vote and outcome: A motion to approve the parking modification (to reduce required off‑street parking from 70 to 35 spaces at 4015 Grove Avenue, consistent with the petitioner’s testimony) was moved and seconded. Roll call in the transcript recorded affirmative votes by Commissioners Morgan and Martin; the chair declared the motion carried. No additional conditions were recorded in the motion text in the meeting transcript.
Ending: The petitioner said he looks forward to building the project; staff said the PUD will reflect the approved parking. The board did not impose additional conditions in the motion recorded in the meeting transcript.
