Planning commission approves rezoning for Greenfield Road car-wash after public concerns over traffic and aesthetics

The Oak Park Planning Commission voted to rezone 24850 Greenfield Road from Planned Corridor Development (PCD) to B-2 General Business, enabling an automatic car wash and related site improvements on the former Rite Aid property.

The rezoning motion passed on a roll call after public comment and lengthy applicant presentations. The applicant proposed retrofitting the existing 14,500-square-foot building into an automatic tunnel car wash with 36 stacking spaces, enclosed vacuum bays and expanded landscaping between the site and adjacent residential properties.

Why it matters: The site sits at 10 Mile and Greenfield and has been difficult to fill since Rite Aid closed. Supporters argued adaptive reuse and a high-quality car-wash operator would improve property conditions and spur reinvestment; opponents said Oak Park already has several car washes and another facility could worsen traffic near Greenfield Road.

Developer and team statements: Applicant representative Gabriel "Gabe" Shuckman said the proposal included "expanded landscape buffer" and outreach to nearby religious institutions and schools. Shuckman told the commission "95% of the people that come to the car wash are new traffic trips ... So we're not generating any new traffic." He added the company planned a membership-driven model and called the project a roughly "$10,000,000 investment in the city of Oak Park." (Gabriel Shuckman)

Engineering and site claims: Mitchell Harvey of Stonefield Engineering said the plan increases landscaping from about 10% to roughly 30% of the site, retains and adds trees (keeping most existing trees and planting about 47 new ones), closes the western curb cut on 10 Mile Road at the county's request, and includes a water-reclamation system that "we're actually able to reuse about 90% of our water from car wash to car wash." (Mitchell Harvey)

Design approach: Architect Veil Kamales said the project minimizes exterior changes, preserves building height and footprint, and focuses on reusing existing masonry and materials.

Opposition and concerns: Multiple residents raised concerns about traffic, visual character and neighborhood impacts. Julie Edgar, a nearby resident, told the commission "We do have a lot of car washes already in Oak Park" and said she would "vote against rezoning the property" because of aesthetics and existing traffic problems on Greenfield. Edgar later reiterated that Oak Park is trying to be a "transit friendly community" and questioned adding another vehicle-oriented use.

Commission questions and scrutiny: Commissioners asked whether independent traffic studies or public-safety input had been obtained. A commissioner asked for evidence beyond applicant representations; staff confirmed that applicants met current submittal requirements but did not present an independent traffic study during the hearing.

Staff clarifications: Planning staff noted the zoning ordinance requires 21 stacking spaces and the applicant is providing 36. Staff also explained that state law requires mailed notice only to properties within 300 feet and that competing businesses is not a permitted reason to deny a site-plan application.

Vote and next step: After discussion the commission approved the rezoning by roll call. The commission then approved the project's site plan in the same meeting. The applicant said they plan to proceed "as soon as possible." (Gabriel Shuckman)

What remains: The approvals clear the way for construction and equipment installation; commissioners and members of the public raised a request for traffic and public-safety follow-up, which would typically be handled through permitting and any required engineering reviews before building permits are issued.