TO: Mayor and City Council
FROM: James V. Capparelli, City Manager
SUBJECT:
title
Ordinances Associated with 1 Industry Avenue
Ordinance Approving Annexation of 28.97 Acres at 1 Industry Avenue (A-2-23)
Ordinance Approving the Classification of 1 Industry Avenue to I-2 (General Industrial) Zoning (A-2-23)
Ordinance Approving a Special Use Permit to Allow a Salvage Yard with the Purpose of Shredding Recyclable Materials Including but Not Limited to Automobiles, Located at 1 Industry Avenue (ZBA 2023-14)
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BACKGROUND:
BL Duke, a scrap metal recycling company that serves both industrial and general public customers, has been operating an industrial salvage yard at 1 Industry Avenue since 2015. The property is owned by One Industry Holdings LLC, and BL Duke is the tenant. One Industry Holdings desires to annex into the City of Joliet, have its property classified to I-2 (General Industrial) zoning district, have its Special Use Permit request for a salvage yard approved so that BL Duke can add the shredding of recyclable materials to its existing industrial recycling operations at its existing salvage yard. The shredding of recyclable materials will include but not be limited to automobiles. BL Duke anticipates that the proposed shredding operations will work in tandem with the battery reclamation operations that is being proposed for the redevelopment of the former U.S. Steel property at 927 Collins Street into an eco-park campus.
This property has long been associated with Joliet’s industrial history. It was home to the Phoenix Horseshoe Company from the 1860s to the 1950s as well as to the manufacturing of other steel products for various industries through 2013. The 28.97 acre complex includes a multitude of long, tall metal clad industrial buildings as well as a few stone and concrete block buildings. There is a 1.5 story stone office building. The concept plan for the expansion at this complex is included with the staff report packet. Currently, BL Duke anticipates that the industrial shredder will be located on the north side of the property. The company may construct one or more structures to accommodate the proposed shredder in accordance with the permitting process through the Illinois Environmental Protection Agency and adherence to state regulations. The location of the proposed shredder is approximately 1,500 feet and over ¼ mile from the nearest residential property in Joliet and Crest Hill. There is an approximate 40’ drop in elevation from Broadway Street to the primary area of existing and proposed industrial activity at this property as well as an existing tree line along Broadway Street to help with visual screening and sound buffering. Most of the land along the subject property’s western border is owned by the City of Joliet and is intended for the future extension of the Broadway Street Greenway.
BL Duke leases the adjacent 26.5-acre property to the east, along the Des Plaines River, from the Metropolitan Water Reclamation District of Greater Chicago for its barge access. This 26.5-acre property is not part of this special use permit nor annexation request due to complexities with the existing MWRD lease. A Canadian National rail spur, which is leased by Watco (a third-party logistics provider), bisects the two properties that are part of BL Duke’s Joliet salvage yard operations. The company intends to more heavily utilize the existing barge and rail infrastructure should the industrial shredder operations be approved. BL Duke recently completed a new barge terminal at their Chicago facility so that they can barge more materials to and from Joliet as opposed to utilizing trucks. In addition, the company recently rebuilt a rail line on the property at 1 Industry Avenue to haul more materials by rail.
The petitioner has submitted a draft annexation agreement, which is being reviewed by City staff as of the writing of this staff report. The existing office building, which is near Industry Avenue, already has City sewer service but not water service. The City intends to replace the water main along Industry Avenue in 2025 after which water connection to the office building can be completed. Additional improvements and future impact fees will be further detailed in the annexation agreement if applicable.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter at their March 16, 2023 meeting. Mr. Gary Davidson, attorney, and Mr. Lou Plucinski, petitioner, appeared on behalf of the petition. No one appeared or submitted comments in support or opposition to the petition. Meeting minutes are attached.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
Mr. Bob Nachtrieb motioned to approve the Special Use Permit to allow a salvage yard with the purpose of shredding recyclable materials including but not limited to
automobiles, located at 1 Industry Avenue, subject to the following conditions:
1. That the Special Use granted shall herein terminate and lapse unless a building permit or certificate of occupancy is obtained not later than 180 days of the effective date of this ordinance and the erection or alteration of a building is started or the use is commenced within such period. The Board may grant an extension of this period, valid for no more than one hundred and eighty (180) additional days, upon written application and good cause shown without notice or hearing. Whether or not there is an intention to abandon the Special Use, if any special use is discontinued for a continuous period of one year, or if an intent to abandon the Special Use is evident in a shorter period of time, the Special Use for such use shall become void, and such use shall not thereafter be reestablished unless a new Special Use Permit is obtained; and
2. Should the property be declared a public nuisance, it shall be subject to a rehearing and a possible revocation of the Special Use Permit
Mr. Jim Riggs seconded the motion. The motion passed, with seven (7) aye votes. Voting aye were: Hennessy, Alessio, Nachtrieb, Riggs, Safford, Roehr and McShane.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on this matter at their March 16, 2023 meeting. Mr. Gary Davidson, an attorney with Castle Law, appeared on behalf of the petitions. No one appeared in support or opposition nor were any written comments submitted. Meeting minutes are attached.
RECOMMENDATION OF THE PLAN COMMISSION:
Mr. Bob Wunderlich motioned to approve the Annexation of 28.97 Acres at 1
Industry Avenue, Classification to I-2 (General Industrial) Zoning and Approval of
an Annexation Agreement. Mr. Marc Rousonelos seconded the motion. The motion passed, with seven (7) aye votes. Voting aye were: Kella, Cox, Crompton, Roehr, Rousonelos, Wunderlich and Heath. Dillon and Perez were absent.
RECOMMENDATION:
recommendation
The Administration concurs with the recommendations of the Zoning Board of Appeals and the Plan Commission and recommends the Mayor and City Council adopt the following Ordinances associated with 1 Industry Avenue for approval:
• Ordinance Approving the Annexation of 28.97 Acres at 1 Industry Avenue;
• Ordinance Approving the Classification of 1 Industry Avenue to I-2 (General Industrial) Zoning; and
• Ordinance Approving a Special Use Permit to Allow a Salvage Yard with the Purpose of Shredding Recyclable Materials Including but Not Limited to Automobiles, located at 1 Industry Avenue, subject to the conditions mentioned in the staff report.
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