North Aurora committee reviews Gas & Wash proposal at Asbury site amid screening and gaming concerns

A proposed Gas & Wash development on a 4.7-acre parcel owned by Asbury at the corner of Route 31 and Airport Road drew detailed scrutiny from the North Aurora Committee of the Whole on Dec. 2 as trustees pressed the applicant on screening for a neighboring senior residential building, truck circulation and the inclusion of video gaming in the convenience store.

The Committee heard a staff introduction of the project and a presentation by community development staff and the applicant. Nathan, a community development staff member, described the planned program as an approximately 8,000-square-foot building that would include a convenience store, two quick-service restaurants (one with a drive-through), a long tunnel car wash and video gaming, with seven auto fuel islands in front and two diesel islands in the rear. The applicant proposes 71 parking spaces; the village code requires 19.

Why it matters: The parcel is zoned B-2 and is proposed as a planned unit development (PUD) because it exceeds two acres. Trustees’ concerns focused on proximity to an Asbury residential/skilled nursing building that trustees said houses elderly residents, and whether landscaping would grow quickly enough to screen headlights, lighting and noise. Several trustees directly questioned the inclusion of video gaming at a gas-station convenience store, saying they were uncomfortable with that amenity so close to the residential facility.

Applicant and staff responses: Chris Kulashevsky of WT Group, the project architect, described geometric constraints on setbacks and said the team proposes mitigation through landscaping and site design. He listed proposed planting quantities: “we are adding 93 trees to this whole site. 64–69 are shade trees or deciduous trees, 9 evergreens, 15 ornamentals, 166 evergreen shrubs and numerous, almost 2,000 perennials and grasses.” He added the masonry side of the building facing the residential structure has no windows and said the design includes a double row of landscaping. The applicant also offered a sound fence as a possible requirement if trustees deem it necessary.

On truck circulation, the applicant said diesel fueling would be separated at the rear and traffic studies were submitted to both the village and IDOT; staff said IDOT will require turn-lane and taper/stacking improvements on Route 31. Nathan told the committee that Route 31 sees roughly 17,000 cars per day and that left-turn/right-turn lane geometry will be coordinated with IDOT.

Trustee requests and next steps: Trustees signaled a clear preference for adding heavier evergreens/conifers on the northern edge nearest the Asbury property, discussed the possibility of low berming as an additional screen, and asked staff to explore no-overnight-parking enforcement for trucks. Staff told the Committee this was the last review before a final village board vote and asked members to raise any conditions now.

No formal vote on the PUD occurred at the Committee meeting; staff said the item will go to the village board for a final decision. The packet includes a draft contract and the Planning Commission’s prior comments.

Quotes: “We are adding 93 trees to this whole site,” said Chris Kulashevsky, the project architect, describing the mix of shade trees, evergreens, shrubs and perennials proposed for the site. “We submitted a traffic study to both the village and IDOT,” Nathan said, noting IDOT requirements for turn lanes and stacking.

The Committee left the record open for staff to refine screening and circulation conditions before the item proceeds to a village board final vote.