Doomed To Failure, Route 59's Proposed Gas Station, Car Wash Yanked Off Joliet City Council Agenda

JOLIET, IL —An out-of-town businessman with two gas stations in North Aurora saw his dream of building a new gas station, car wash and fast-food restaurant next to the CarMax on Route 59 collapse this week when his project went to the Joliet City Council for review.

At Monday's discussion-only meeting, he saw it coming as some Council members expressed a negative reaction to the idea of building a second car wash along Route 59. After all, there is one existing car wash across the road on 59.

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So when Tuesday night's meeting began, the Joliet city clerk informed the City Council that a decision was already made that the proposed car wash and gas station construction project was being removed from the Council's agenda.

"It got pulled. It wasn't going to pass," remarked one political source familiar with City of Joliet government.

Joliet Patch broke the news of the major development proposal in a story published Saturday. According to a Council memo, new deputy city manager Nolan Ming, who just moved back to the area after working in local government in Tennessee, urged the Joliet City Council to approve a special use permit to allow an automobile service station and an accessory car wash at the northeast corner of Route 59 and Theodore Street.

In anticipation of Tuesday night's vote, Erik Linsner, president of Joliet's Hampton Glen Master Homeowners Association, submitted the following letter to Mayor Terry D'Arcy and the City Council.

Joliet Patch has obtained the letter and is publishing its entirety.

"My name is Erik Linsner, and I serve as President of the Hampton Glen Master Homeowners Association. On behalf of our Board of Directors and the residents we represent, I am writing to express our strong opposition to the proposed special use permit for a gas station, car wash, and future restaurant at the northeast corner of Route 59 and Theodore Street. The proposal includes a 24-hour gas station with a convenience store, eight fuel pumps, an accessory car wash, and future restaurant development.

"Hampton Glen is a residential community located immediately west of Route 59 and within close proximity to the proposed development site. Many of our residents utilize Route 59 and Theodore Street multiple times each day to access their homes, schools, shopping, parks, and community services. As one of the closest residential communities to this proposed development, Hampton Glen would experience the direct impacts of increased traffic, noise, lighting, and round-the-clock commercial activity.

"Our residents strongly believe this development represents an unnecessary and inappropriate use of this property.

"First, there is no demonstrated need for another gas station at this location. There is already a gas station located near Walmart directly across from the proposed site, as well as additional gas stations approximately one mile north and one mile south along Route 59. Likewise, car wash facilities already exist directly across the street from this proposed development. The area is already well served by these businesses, and this project would largely duplicate existing services rather than meet an unmet community need.

"Second, the proposed 24-hour operation raises serious public safety and quality-of-life concerns. The gas station would operate around the clock, creating increased nighttime traffic, light pollution, noise, and activity. This location is also situated near a liquor store, gaming café, Walmart, and other commercial establishments that already generate significant evening and overnight activity. Adding another 24-hour business to this concentration of uses will further increase the likelihood of loitering, disturbances, and demands on local law enforcement resources.

"Third, Route 59 and Theodore Street already experience heavy traffic volumes. Adding a gas station, car wash, and drive-thru restaurant will increase vehicle turning movements, congestion, and traffic conflicts at an already busy intersection. Residents are concerned about increased accident potential, especially as customers enter and exit the site throughout the day and night.

"Fourth, this development will negatively impact nearby residential neighborhoods. The proposal includes a tunnel car wash with vacuum stations, which will generate additional noise throughout the day. Fuel deliveries, bright lighting, vehicle queuing, and 24-hour customer traffic will further affect the quality of life of residents living nearby. The article notes that the Pheasant Landing subdivision is directly south of the proposed site. Hampton Glen residents share many of the same concerns regarding noise, traffic, safety, and neighborhood character.

"Fifth, there are environmental concerns associated with introducing another fueling station into the area. Underground fuel storage tanks, increased stormwater runoff, vehicle emissions, and the operational demands of a high-volume car wash all create potential environmental impacts. While regulations may mitigate some risks, those risks are unnecessary when similar businesses already exist in the immediate area.

"Sixth, this proposal represents poor land-use planning for a highly visible commercial corridor. This parcel is a valuable piece of property that could be utilized for businesses that provide greater benefit to residents and the City of Joliet without the negative impacts associated with a 24-hour gas station and car wash. Professional offices, medical facilities, family-oriented restaurants, community-serving retail, or other commercial uses would likely be more compatible with the surrounding area.

"Finally, our residents are concerned about the long-term effect this type of development may have on nearby property values and the overall attractiveness of the corridor. Residents have made significant investments in their homes and neighborhoods, and many believe a 24-hour gas station and car wash next to existing gas stations, car washes, liquor sales, and gaming establishments does not enhance the character of the area or support the City's long-term development goals.

"As elected officials, we respectfully ask that you consider whether this proposal truly serves the best interests of Joliet residents. The area is already saturated with gas stations and car washes, and the negative impacts on surrounding neighborhoods outweigh any limited convenience this development may provide.

"For these reasons, the Hampton Glen Master Homeowners Association respectfully urges the Joliet City Council to deny the requested special use permit for the proposed gas station and car wash.

"Thank you for your time, consideration, and service to the residents of Joliet."