TO: Mayor and City Council
FROM: Beth Beatty, City Manager
SUBJECT:
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Public Hearing for a Resolution Approving an Annexation Agreement for 2800 Mound Road.
Resolution Approving an Annexation Agreement for 2800 Mound Road. (A-5-24)
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BACKGROUND:
The petitioner, Go West LLC., is requesting approval of an annexation, classification to an I-2 (General Industrial) zoning district, and an associated annexation agreement for approximately 9.4 acres located at 2800 Mound Road. The proposed annexation consists of two (2) separate parcels, which are shown in the attached Plat of Annexation. The subject properties have been undeveloped woodlands with some on-site farming throughout their existence. The property owner will be required to consolidate these two (2) parcels within thirty (30) days after approval of the annexation.
The petitioner is requesting classification of the property to an I-2 (General Industrial) zoning designation. The petitioner wishes to use the property for a future contractor’s yard, with the potential to pursue underground mining at the property. The proposed annexation agreement stipulates the terms by which both the contractor’s yard and future underground mining would operate. The annexation agreement, as written, would allow open storage of equipment and materials in connection with the contractor’s yard use. The agreement would also allow underground mining, quarrying and extraction of earth, minerals, sand, gravel, limestone, and other aggregates, including the use of blasting with explosives. Mining and quarrying with blasting shall only be permitted underground and no surface mining or quarrying shall be permitted on the subject property. Blasting procedures will be required to comply with all local, state, and federal laws and regulations.
Operable trailers could be parked and stored on the property on a temporary basis in accordance with the requirements of the City’s Zoning Ordinance but may not be used for permanent storage. At staff’s request, the applicant submitted a traffic impact study to analyze the impacts of estimated trucking operations to and from the site, with specific focus on how the proposed uses would affect the intersection at Mound Road and Houbolt Road. The results of the study have been included as an attachment to this Council Memo.
The City’s Non-Residential Design Guidelines for any permanent structures will be required on the site. Existing wells can be used for irrigation purposes, but should the property require potable water in the future if a permanent building is built, connection to City water mains will be required. The closest City water main is located approximately 1,400 ft. to the southwest.
The agreement also outlines several uses which would be prohibited on the subject property. These uses include outdoor off-premise advertising, sexually oriented businesses, mobile home or recreational vehicle parks, residential dwelling units, salvage yards or storage of inoperable motor vehicles, livestock slaughtering or processing, and other uses enumerated or similar to those found in the Heavy Industrial list set forth in Section 47-18.5(1) of the City’s Zoning Ordinance.
The subject property is approximately ½ mile south of the nearest residential area, which is located north of Interstate 80. The property is surrounded by a combination of woodlands, railroads, quarrying, and industrial uses on all sides. Detachment fees have been paid for the Troy Fire Protection District.
Approval of the annexation, zoning classification to I-2 (General Industrial) zoning district, and annexation agreement would allow the use of a future contractor’s yard with underground mining. The proposed annexation agreement outlines which uses would and would not be allowed should the annexation be approved. The property is located within a dense industrial zone and is surrounded by General Industrial zones within the City of Joliet and Intensive Industrial zones within Will County. While there is a considerable residential cluster of homes approximately ½ mile north of the subject property, these homes are already adjacent to Interstate 80 and its associated externalities.
PLAN COMMISSION:
The Plan Commission held a public hearing on the annexation and zoning classification at its August 15, 2024, meeting. Attorney Kenneth Carlson of Tracy, Johnson, and Wilson and John Russ of Go West Family Investments, LLC appeared on behalf of the petition. No one appeared in favor or in opposition to the petition. Minutes of the meeting are attached hereto.
RECOMMENDATION OF THE PLAN COMMISSION:
recommendation
A motion was made by Dominic Orlando, and was seconded by Jason Cox, to recommend the City Council approve the Annexation of 2800 Mound Road, Classification to an I-2 (General Industrial) zoning district, and approval of an Annexation Agreement. The motion carried by a vote of 7-0. Voting aye were 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. A Resolution Approving an Annexation Agreement for the annexation of 2800 Mound Road.
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