TO: Mayor and City Council
FROM: Beth Beatty, City Manager
SUBJECT:
title
Ordinance Approving the Preliminary Plat of Laraway ANR Pipeline TC Energy Subdivision. (P-5-24)
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BACKGROUND:
The petitioner, ANR Pipeline TC Energy, seeks approval of the Preliminary Plat of Laraway ANR Pipeline TC Energy Subdivision. The subject property is located at 4101 S. Cherry Hill Road. The property was originally annexed into the City in 2006 at the request of the property owners who intended to develop the property as a future single-family residential subdivision. The property has remained undeveloped agricultural land since its annexation. The requested preliminary plat would create two lots on the existing 79-acre parcel, with future development of a gas compressor facility on the smaller, 20-acre lot (Lot 2).
The proposed gas compressor facility would be utilized to assist in the transportation of natural gas through an existing pipeline system that crosses the northern portion of the subject property. The facility is a necessary piece of equipment to ensure the continued operation of pipelines and the supply of natural gas to the public. The developer, TC Energy, has stated that the proposed facility is part of a scope to be able to supply an increased volume of natural gas due to increased demand as power plants are converted from coal to natural gas. The underlying zoning designation for the subject property is R-1B (Single-Family Residential). However, the proposed gas compressor facility use is classified as an essential service and is allowed in any district insofar as it is permitted, authorized, or regulated by law or other ordinance.
The facility would consist of a main building where the gas compression would take place, in addition to a few small accessory buildings for storage and potentially another building for staff operations. All compression would take place within the main compression building, however, certain above-ground piping, and equipment adjacent to the main building would be necessary. Buildings within the site would be serviced with well water and septic infrastructure since both water and sanitary sewer mains for the City are over two miles from the site. County approval of well and septic infrastructure on the site will be required. The petitioner has stated that the site would be staffed by no more than 10 employees at any time, and that vehicular traffic to and from the site would be minimal. The staff report packet contains images of a comparable facility that was recently built in Sandwich, Illinois.
Fire and gas protection systems would be put in place at the facility to alert on-site personnel of a fire or natural gas leak. These systems are designed to address hazardous conditions by automatically stopping the compressor units before dangerous incidents occur. The facility would be required to meet standards for its equipment from the Environmental Protection Agency (EPA) to reduce emissions of greenhouse gases and smog-forming volatile organic compounds (VOC’s). Noise levels from the facility would not be allowed to exceed a day-night average level of 55 decibels pursuant to interstate system regulation standards. Noise at this level is comparable to normal conversation or moderate rainfall.
The subject property is surrounded by farmland on all sides. The facility as proposed would be located approximately .6 miles west of an existing residential neighborhood in the Village of Manhattan. Another neighborhood in unincorporated Jackson Township is approximately .5 miles southwest of the proposed site. I-1 (Light Industrial) zoning districts can be found further north and to the southwest of the site. It is unlikely that the properties surrounding the subject location will develop with single-family residential housing as was originally planned when these properties were annexed into the City of Joliet in 2006. The closest residential subdivision within the City of Joliet is located over 2.5 miles to the west of the subject location.
Lot 2 on the attached preliminary plat would host the proposed gas compressor facility. Lot 2 would be a 20-acre portion of the existing 79-acre parent parcel. The plat shows one point of access to and from Lot 2. City staff review of the overall site plan, landscaping plan, and building design will be required prior to issuance of building permits. The petitioner is working with City staff to produce concepts for building exteriors that will result in a more rural and less industrial aesthetic. The petitioner will be required to submit final and recording plats for the proposed subdivision. At the time of final platting, the City will require an escrow for ½ road public improvements for South Cherry Hill Road, located east of the site, and Breen Road, a future extension of which would be located south of the subject property. Water main extension costs within these ½ road improvements will be included in the proposed escrow amounts.
Approval of the Preliminary Plat of the Laraway ANR Pipeline TC Energy Subdivision will allow the petitioner to proceed with preparation of the site’s final and recording plats, in addition to construction drawings and finalizing cost estimates for public improvements. Upon approval of the final and recording plats, the petitioner would be allowed to develop Lot 2 for future use of a gas compressor facility. The preliminary plat petition was discussed at the July 24, 2024, Land Use and Economic Development Committee meeting. Minutes of that meeting have been included in the Council Memo packet.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on the preliminary plat at its September 19, 2024, meeting. Mr. Andrew Black appeared on behalf of the petitions. Mr. Dave Skoryi, a resident who lives adjacent to the subject property, posed several questions about the sound effects that would be caused by the proposed gas compressor facility. Minutes of the meeting are attached hereto.
RECOMMENDATION OF THE PLAN COMMISSION:
recommendation
Dominic Orlando motioned, and Brigette Roehr seconded, that the Plan Commission recommend the City Council approve the Preliminary Plat of Laraway ANR Pipeline TC Energy Subdivision. The motion carried by a vote of 7-0. Voting aye were Commissioners Kella, Cox, Crompton, Roehr, Orlando, Dillon, and Radakovich. Commissioners Perez and Rousonelos were absent.
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RECOMMENDATION OF THE ADMINISTRATION:
recommendation
The Administration concurs with the Plan Commission and recommends the Mayor and City Council approves the following:
1. An ordinance approving the Preliminary Plat of Laraway ANR Pipeline TC Energy Subdivision.