TO: Mayor and City Council
FROM: Nolan Ming, Deputy City Manager
SUBJECT:
title
Ordinances Associated with Third Coast Intermodal Hub 2A Subdivision
Ordinance Approving the Preliminary Plat of Third Coast Intermodal Hub 2A Subdivision (P-7-26)
Ordinance Approving the Final Plat of Third Coast Intermodal Hub 2A - Unit 1 Subdivision (FP-2-26)
Ordinance Approving the Recording Plat of Third Coast Intermodal Hub 2A - Unit 1 Subdivision (RP-11-26)
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BACKGROUND:
The applicant, TCIH Land Holdings, LLC, is requesting approval of the Preliminary Plat and Unit 1 Final and Recording Plats of Third Coast Intermodal Hub 2A - Unit 1 Subdivision. The subject site, which is located east of Illinois Route 53 and north and south of Breen Road, contains a series of parcels that have been agricultural or woodlands throughout their existence. These properties were annexed into the City in 2021 with the intention of being developed as a future industrial subdivision.
In June of 2025, the City entered into a Settlement and Mutal Releases Agreement with Houbolt Road Extension JV, LLC, Centerpoint Properties Trust, Centerpoint Joliet Terminal Railroad, LLC, East Gate-Logistics Park Chicago, LLC, New Wave Farms, LLC, and Northpoint Development LLC relating to the construction of the East Gate development in Joliet. Section10(L) of the Agreement states that East Gate shall be permitted to construct an aggregate of 3,000,000 square feet of Industrial Warehouse buildings on the east portion and/or west portion prior to approval of the site’s Regional Traffic Plan and the City shall be permitted to issue occupancy permits for such industrial warehouse buildings not exceeding 3,000,000 square feet in aggregate, provided that any and all tractor-trailer access with respect to such industrial warehouse buildings shall comply with the terms of Section 3 of the Agreement, including, but not limited to, the completion of the construction of the 53 Bridge for any such industrial warehouse buildings constructed on the east portion (east of Illinois Route 53). The applicant has applied for simultaneous approval of necessary right-of-way dedications to allow construction of the Illinois 53 Bridge, that would enable tractor-trailer truck access to the east side of the development.
The preliminary plat consists of 12 lots that range in approximate size from 0.3 to 70.6 acres. All lots except for Lot 12 are included in the Unit 1 Final Plat. Lots 5, 8, and 12 are sized for future warehouse development, though Lot 8 also contains floodplain in the northwest corner of the lot, in addition to a proposed detention basin along the southeastern portion of the lot. The Final Plat shows a 1.1 million square foot warehouse building on Lot 5. As previously stated by the Settlement and Mutual Releases Agreement, the City would not issue occupancy permits for any warehouse building east of Route 53, including the proposed building on Lot #5, until construction of the 53 Bridge is complete.
Lot 7, located north of the former Breen Road right-of-way, would contain a tributary for Cedar Creek and two compensatory storage basins for flood storage capacity and a detention basin for stormwater detention. As these improvements affect the Cedar Creek Watershed Protection Area, the applicant has applied for a simultaneous Special Use Permit, which will be addressed separately from this report. Lot 4, located south of the proposed Third Coast Parkway extension, across from Lot 7, contains a series of easements and an additional stormwater detention basin. Lots 1, 2, 3, 6, and 10 generally contain public utility, access, and landscaping easements that are necessary for the provision of utilities and roadway circulation throughout the site. Lot 9, located east of the proposed warehouse building on Lot 5, would contain an additional compensatory storage basin and stormwater detention. A future special use permit will be required before construction work can begin on Lot 9, since it is within the Jackson Creek Watershed Protection Area. Lot 10 is located within a proposed traffic circle bounded by the proposed extension of Third Coast Parkway on the east, Compass Boulevard on the south, and a connecting roadway to the northwest. Lot 10 would contain a detention basin, stormwater management easement, and landscaping easement.
The subdivision would include an extension of Third Coast Parkway, which would connect the west and east sides, or Hub 1 and Hub 2A of the development. Third Coast Parkway would cross Illinois Route 53 and bend southward to a roundabout where it would meet Compass Boulevard to the west, and a proposed private drive that would extend southward, parallel to Lot 5. From the roundabout, Third Coast Parkway would continue eastward, running along the north and east sides of Lot 5. An extension of Third Coast Parkway to the southeast is proposed to serve future hubs of the East Gate development.
All public improvements would be required as per the Annexation and Development Agreements, Settlement and Mutal Releases Agreement, Subdivision Regulations, and requirements of the Public Works and Public Utilities Departments. All stormwater detention facilities will be owned and maintained by individual property owners or by an Association. All roadways contain 30-foot-wide landscaping buffers with a 3:1 berm. Sewer and water connection fees and development impact fees would be required.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on the subject petitions at its August 20, 2026, meeting. Nathaniel Washburn from KGG LLC, appeared on behalf of the petitions. Several community members were in attendance. Resident Scott Shear voiced his concern with the proposed watershed potentially increasing the amount of water leaking into his basement. Public Works Deputy Director Sean Mikos responded, saying that Public Works staff could investigate this matter, but that runoff would be required to be maintained on the subdivision site. Minutes of the meeting are attached hereto.
RECOMMENDATION OF THE PLAN COMMISSION:
recommendation
Jeff Crompton moved that the Plan Commission recommend approval of P-7-26: Preliminary Plat of Third Coast Intermodal Hub 2A Subdivision. Wendell Martin seconded the motion, which passed with six (6) aye votes. Voting aye were: Cox, Crompton, Martin, Radakovich, Turk, and Hammac. Voting nay were: none. Commissioners Eulitz and Leon were absent.
Jeff Crompton moved that the Plan Commission recommend approval of FP-2-26: Final Plat of Third Coast Intermodal Hub 2A - Unit 1 Subdivision. Wendell Martin seconded the motion, which passed with six (6) aye votes. Voting aye were: Cox, Crompton, Martin, Radakovich, Turk, and Hammac. Voting nay were: none. Commissioners Eulitz and Leon were absent.
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RECOMMENDATION OF THE ADMINISTRATION:
recommendation
Staff concur with the recommendation of the Plan Commission and recommend that the Mayor and City Council approve the following:
1. Ordinance Approving the Preliminary Plat of Third Coast Intermodal Hub 2A Subdivision
2. Ordinance Approving the Final Plat of Third Coast Intermodal Hub 2A - Unit 1 Subdivision
3. Ordinance Approving the Recording Plat of Third Coast Intermodal Hub 2A - Unit 1 Subdivision, subject to receipt of the following fees and documentation:
a. A performance bond or letter of credit for public improvements;
b. A one and one quarter percent (1¼%) inspection fee for public improvements;
c. An engineering review fee as determined by City staff.