TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
title
Ordinances Associated with Ketone Business Center Unit 4 Subdivision:
Ordinance Approving the Preliminary Plat of Ketone Business Center Unit 4 Subdivision, a Minor Subdivision (P-3-25)
Ordinance Approving the Recording Plat of Ketone Business Center Unit 4 Subdivision, a Minor Subdivision (RP-8-25)
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BACKGROUND:
The petitioner and property owner, Rock Creek Industrial LLC, seeks approval of a preliminary plat and recording plat of Ketone Business Center Unit 4 Subdivision, a minor subdivision, located at 3350 Channahon Road. The subject site is Lot 5 of Ketone Business Center Unit 3 Subdivision, which was recorded in 2021. The purpose of the subdivision is to create two lots from the existing lot to allow a second user to occupy and construct a building on the property.
Over the past few years, City Council has approved several special use permits for 3350 Channahon Road, including: a special use permit to allow the sales of new and used trucks and associated equipment (Ordinance #18558, approved in October 2023); a special use permit to allow a trucking facility with cargo container storage and stacking (Ordinance #18423, approved in November 2022); and a special use permit to allow a truck terminal (Ordinance #18117, approved in October 2020).
The subject site was recently developed with a 57,000-square-foot building, an employee parking area to the east of the building, and a paved trailer parking area on most of the remainder of the site. The existing building is being built out for a truck equipment sales and rental facility. Proposed Lot 12, which will be 13.9 acres, will contain the existing building and surrounding parking for this use. Proposed Lot 13, which will be 13.3 acres, is proposed to be developed for a trucking facility per the previously approved special use permit. Lot 12 will continue to have approximately 101 car parking stalls and will be re-striped to have 230 tractor stalls. Lot 13 is proposed to have approximately 76 car stalls and 301 trailer stalls. The proposed site plan will not have more trailer parking stalls than the conceptual site plans included with the previous special use permit approvals. The Payment In Lieu of Taxes (PILOT) program for truck facilities will apply to any trailer spaces constructed on Lot 13 for any truck terminal or truck parking use, per the previously approved special use permits.
Ketone Business Center is an industrial subdivision located south of Channahon Road at Houbolt Road that was initially approved in 2016. The entire subdivision has I-2 (general industrial) zoning and mainly contains logistics and transportation uses. The Ketone subdivision was designed to provide internal circulation to the lots to limit access points on Route 6. The subject site is currently accessed from the private road that runs along the east side of the lots to the north. Lot 12 will retain the existing access points off the private road, while access to proposed Lot 13 will be through Lot 12 via an access easement along the south side of the property. The recording plat will grant this access easement as well as a private utility easement and a private drainage easement related to the utilities and storm sewer for Lots 12 and 13. The owner will also need to dedicate a public utility easement through a separate plat of easement for the existing and proposed public water main on the east side of Lot 5. No additional public improvements or storm detention are needed as they were completed previously for the Ketone subdivision.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on this matter at their meeting on July 17, 2025. Kyle Schuhmacher, petitioner with Ketone Partners, represented the petition. No one spoke in favor of or opposition to the petition. Meeting minutes are attached.
RECOMMENDATION OF THE PLAN COMMISSION:
Jason Cox moved that the Plan Commission recommend approval of the Preliminary Plat of Ketone Business Center Unit 4 Subdivision, a Minor Subdivision, located at 3350 Channahon Road.
Brigette Roehr seconded the motion, which passed with seven (7) aye votes and no nay votes. Voting aye were: Cox, Crompton, Eulitz, Kella, Radakovich, Roehr, and Turk. Voting nay were: none. Absent were: Martin and Perez.
RECOMMENDATION:
recommendation
Staff concurs with the recommendation of the Plan Commission and recommends that the Mayor and City Council approve the following:
1. Ordinance approving the Preliminary Plat of Ketone Business Center Unit 4 Subdivision, a Minor Subdivision
2. Ordinance approving the Recording Plat of Ketone Business Center Unit 4 Subdivision, a Minor Subdivision
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