TO: Mayor and City Council
FROM: Beth Beatty, City Manager
SUBJECT:
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Ordinance Approving a Re-Approval of a Preliminary Plat of Cadence Crossings Subdivision for an Additional Three Years (P-11-23)
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BACKGROUND:
All In Campus, the property owners of the subject site, seek re-approval of the preliminary plat of Cadence Crossing Subdivision. The City annexed and zoned the subject site to I-1 (Light Industrial) and approved a Special Use Permit for truck and trailer parking, freight cartage, truck repair facilities, and the sale of new and used trucks and trailers at the December 21, 2021 City Council meeting. One month later, at the January 18th, 2022 City Council meeting, the City approved the Preliminary Plat of Cadence Crossing Subdivision and vacations of right-of-way.
The City’s subdivision regulations set an effective period of two years for an approval of a preliminary plat at which time approval of a recording plat of all or a section of the subdivision must have been obtained from the City Council or the owner can request an extension for up to an additional three (3) year period. The purpose of the extension request is to allow Cadence Premier Logistics, a trucking and logistics company who operates a multi-use development along the northeast and southeast corners of Illinois 53 and Emerald Drive, to continue to move forward with their expansion plans to the west side of Illinois 53 and Emerald Drive.
The Cadence Crossing development project has stalled largely due to the construction delay of the Emerald Drive and Illinois Route 53 intersection, which has required review and approval from multiple utility companies and IDOT. The Joliet Department of Public Works expects the intersection improvements and Emerald Drive extension to be completed in 2024. At the November 7, 2023 meeting of the City Council, All In Campus received approval to construct a temporary truck and trailer parking lot for approximately 350 trailers or tractor / trailers on the southerly 10 acres of Lot 1 of the preliminary plat of Cadence Crossings Subdivision, which shall be known as the “Interim Marshalling Area.”
The land use plan for the six-lot 70.03-acre Cadence Crossing Subdivision has not changed since the January 2022 Preliminary Plat of Subdivision approval and includes:
• Lot 1: Truck and trailer “Marshalling Center” with 350 trailer stalls and 366 tractor trailer stalls (26.28 acres);
• Lot 2: Stormwater detention (5.18 acres)
• Lot 3: Stormwater detention (2.75 acres)
• Lot 4: Multi-use, 253,200 square foot “Pit Stop” facility that includes a 7-bay truck and trailer repair operation, new and used truck and trailer sales, parts storage, and restaurant. This facility will have approximately 190 vehicle parking stalls, 66 truck parking stalls, and loading docks (18.13 acres)
• Lot 5: Multi-tenant 114,308 square foot warehouse that will have approximately, 42 truck stalls, 178 vehicle stalls and loading docks (10.0 acres)
• Lot 6: Stormwater detention ( 7.01 acres)
The future development would require a connection to city water and sewer. In addition, public improvements, landscaping, screening, paving, curbing, site lighting and adherence to the City’s Non-Residential Design Standards will be required as per City Ordinances. Sewer and water connection fees and developer impact fees will also be required for the future development. The annexation agreement applies the City’s Payment In-Lieu-Of-Taxes (PILOT) fee to a portion of the development.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on this matter at their December 21, 2023 meeting. Mr. John Philipchuck, Attorney and Mr. Rocky Caylor, Cadence Premier Logistics, appeared on behalf of the petition. No one appeared in opposition or in support of the reapproval request. One person submitted comments seeking clarification on whether truck traffic would be allowed on Zurich Road. Staff and the petitioner confirmed that no trucks will be emanating from the proposed development onto Zurich Road. Meeting minutes are attached.
RECOMMENDATION OF THE PLAN COMMISSION:
recommendation
Jason Cox moved that the Plan Commission recommend approval of the request to reapprove the Preliminary Plat of Cadence Crossings Subdivision for an Additional Three Years. John Kella seconded the motion, which passed with seven (7) aye votes. Voting aye was: Dillon, Kella, Cox, Roehr, Rousonelos, Heath and Orlando. Crompton and Perez were absent from the meeting.
RECOMMENDATION:
recommendation
The Administration concurs with the recommendation of Plan Commission and recommends that the Mayor and City Council adopt an Ordinance approving a re-approval of the Preliminary Plat of Cadence Crossings Subdivision for an Additional Three Years.
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