Gurnee planning board split on Dream Clean car wash; motion to recommend approval fails

The Village of Gurnee Planning & Zoning Board on Dec. 3 again reviewed a remanded petition for a Dream Clean car wash proposed at 7340 Grand Avenue and did not reach a recommending vote in favor: a motion to recommend approval subject to conditions failed on roll call.

Developer Tim Hague (Keystone Ventures / Gurnee Retail Partners) told the board he had met repeatedly with adjoining residents since the board’s November review and offered a suite of off-site and on-site commitments in response to neighbors’ five recurring concerns: augmenting northern boundary screening with additional spruce and arborvitae plantings, improving the berm and planting plan, adding additional stop signs and pavement-striping to reduce cut-through speeds on the East–West access drive, installing decorative wood guardrail along the north edge of the drive to prevent vehicles from crossing the berm into backyards, and adding shields on lighting to limit spill onto houses.

Traffic consultant Javier Milano (KLOA) summarized a traffic evaluation contained in the packet: the revised site (bank + car wash) is expected to generate slightly fewer trips during the morning and Saturday midday peaks but modestly more during the PM peak compared with an earlier baseline; total on-site stacking capacity shown (including overflow) is 46 vehicles, which the consultant said is substantial for a car wash and that extreme queuing events are expected roughly 10–12 times per year (for example after heavy snow), with operational mitigations such as raised tunnel service rate, staff directing traffic and use of overflow lanes.

Neighbors, including Tim Shepherd (Bridlewood) and Scott Musick (Banbury Drive), addressed the board during public comment and described persistent worries: the private service road used for cross-access is narrow and often not plowed consistently, residential lots back up to the service drive, residents fear increased cut-through traffic and safety impacts at the Bridlewood/Grand Avenue approaches, and they doubted that occasional operational measures will prevent weekend or post-storm queues from cutting through neighborhood streets.

Board members expressed several operational and safety concerns during questioning: the proximity of vacuum and drying stations to the south end of the lot, whether the site is unusually tight for a high-capacity tunnel operation, the potential for queuing to spill onto the private service road and adjacent properties, and noise from blowers and vacuums. The developer said a sound study had been performed and that mechanical equipment would be sited and muffled to meet village standards; the applicant proposed 8 a.m.–8 p.m. hours of operation.

After discussion, a board member moved to recommend approval to the village board conditioned on: (1) enhanced landscaping consistent with the developer’s proposal; (2) traffic calming measures including additional striping and signage; (3) house-side shields for drive-aisle lighting; and (4) a guardrail along the north side of the drive aisle where staff deem appropriate. The roll-call vote recorded multiple nays and the motion failed. The chair said the applicant may still take the petition to the village board and that staff will provide available dates.

Because the planning board did not reach a positive recommendation, the petition’s next steps rest with the applicant and the village board schedule. Neighbors requested additional mitigation and emphasized concerns about pedestrian safety, noise, and local traffic patterns.