Plan Commission approves Rocket Wash, new 105th Street and related zoning and plan changes

The Plan Commission approved a package of land-use actions that clears the way for a Rocket Wash car‑wash, construction of a new public road called 105th Street, and related zoning and comprehensive plan changes on property at the southwest corner of State Highway 165 and State Highway 31.

Rob, a village staff member, summarized the proposal and paperwork brought by Wilkam Development LLP: a certified survey map (CSM) to dedicate right‑of‑way for 105th Street (which will connect Highway 31 to 72nd Avenue) and three lots — Lot 1 at about 2.3 acres for the Rocket Wash site, Lot 2 at about 3.2 acres (graded for a future ~12,000‑square‑foot pad), and Lot 3 at about 3.1 acres shown for a future ~16,900‑square‑foot commercial building. Rob said the development agreement and required financial security must be finalized and recorded before the CSM is recorded and that public improvements must be accepted before any occupancy is issued.

The commission also approved the Rocket Wash site and operational plans and the digital security imaging system (DSIS) agreement. Rob described the proposed facility as roughly 5,500 square feet with a canopy over the wash area and two detached solar canopies (one over parking and one over vacuum bays). Operating hours proposed are Monday through Saturday 7 a.m. to 9 p.m., and Sundays 7 a.m. to 8 p.m.; staffing was described as about 20 employees (five full‑time, 15 part‑time) with a maximum of seven employees on site at any one time. Parking and circulation plans in the packet show 8 parking stalls (including one accessible stall) and 22 vacuum spaces. The applicant’s materials estimate an average of about 300 vehicle trips per day with a maximum daily projection near 1,000, and an average of one truck trip with up to three truck trips on some days. A detached garbage/recycling enclosure and an attached storage shed were described in the materials (the packet transcription lists the shed size inconsistently; the exact square footage is not specified in the record).

Rob said stormwater and other public improvements for the road construction include retention/detention basins; the basin on Lot 3 would accept runoff from 105th Street construction and would be the Lot 3 owner’s maintenance responsibility once built. He also said the village is drafting a development agreement that will include tax‑incentive (TIN) details and financial security requirements tied to the public improvements.

Several commissioners raised traffic‑safety questions. Commissioner Neil Gautormsson asked the approximate distance from the existing intersection to the new 105th Street; Mark Eberly, the applicant’s engineer, said it is roughly 475 feet. Commissioners pressed whether left turns would be permitted from 105th Street onto Highway 31; engineers and staff said Highway 31 is divided at that location and access will be right‑in/right‑out only, with DOT‑required striping and a turn lane to serve the new approach. Commissioners also asked about speed, prewarning, and potential U‑turns at the wide intersection; staff responded that a traffic impact analysis informed the improvements and that the state manages some changes on state highways, while the village can use police patrols and coordinate further measures as needed.

The commission voted to approve the certified survey map and public improvement plans, the site and operational plans and DSIS agreement, Plan Commission Resolution 25‑07 (comprehensive plan amendment), and the zoning map and text amendments required for the project. Motions were recorded in the transcript (for example, "Motion by Neil; 2nd by Tom" for the CSM) and voice votes were taken; the chair announced the approvals.

Next steps recorded by staff include finalizing and executing the development agreement, ensuring required financial securities are provided and obtaining fire‑department sign‑off for access prior to issuance of permits and any occupancy. The commission adjourned after completing the votes.

Votes at a glance: • Certified survey map and public improvement plans (105th Street, Lots 1–3): Motion by Commissioner Neil Gautormsson; second by Commissioner Tom Gensner; outcome: approved (voice vote). • Site and operational plans and DSIS agreement for Rocket Wash (Lot 1): Moved by Commissioner Judy Juliana; second recorded as "Carrie" in the transcript; outcome: approved (voice vote). • Plan Commission Resolution 25‑07 (comprehensive plan amendment for Lot 1): Motion made and seconded; outcome: approved (voice vote). • Zoning map and text amendments for the project (Lot 1 PUD, Lot 2 B2 with urban land holding overlay): Moved by Commissioner Judy Juliana; second by Commissioner Neil Gautormsson; outcome: approved (voice vote).

What happens next: staff will finalize the development agreement and confirm financial security; public improvements must be completed and accepted before occupancy is permitted. The transcript did not record a construction timeline or permit issuance dates.