TO: Mayor and City Council
FROM: Nolan Ming, Deputy City Manager
SUBJECT:
title
Ordinance Approving a Special Use Permit to Allow Development of Lots Within the Cedar Creek Watershed Protection Area, Located East and West of the Union Pacific Railroad and South of Millsdale Road (M-3-26)
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BACKGROUND:
The subject properties have been undeveloped throughout their histories. A tributary for Cedar Creek runs through each of the subject parcels. The two properties that are located west of the Union Pacific Railroad are in the CenterPoint Intermodal Center and the property east of the Union Pacific Railroad is located within the East Gate Logistics Park.
In June of 2025, the City entered into a Settlement and Mutal Releases Agreement with Houbolt Road Extension JV, LLC, Centerpoint Properties Trust, Centerpoint Joliet Terminal Railroad, LLC, East Gate-Logistics Park Chicago, LLC, New Wave Farms, LLC, and Northpoint Development LLC relating to the construction of the East Gate Logistics Park development in Joliet. The Agreement stipulates that East Gate is required by the City to construct a closed loop truck network that would serve as the exclusive method of tractor-trailer truck ingress and egress within the East Gate property, only to be accessed to and from the East Gate property by tractor-trailer trucks via a single access point on Millsdale Road. The Agreement further states that the closed loop truck network shall include a proposed bridge crossing the Union Pacific Railroad at a point immediately south of Millsdale Road and connecting with Millsdale Road at a point west of the Union Pacific Railroad.
In 2007, the City passed Ordinance #15820 (Zoning Ordinance section 47-15G) regarding the Cedar Creek, Sugar Creek, Jackson Creek, and Jackson Branch watershed protection areas. The ordinance requires that any development of a lot or parcel containing territory located in these protection areas receives approval of a special use permit through the Plan Commission and City Council. The protection area is defined in section 47-15G.3(B) as property lying within 100 feet of the ordinary high-water mark of the creeks, within 25 feet of the upland edge of any wetland within the watersheds, or within 100 feet of the center thread of any tributaries to the creeks actually located with the 100-year floodplain. The criteria for this type of request are listed under section 47-15G.4. The subject properties are located within 100 feet of the ordinary high-water mark of Cedar Creek and are therefore located within a designated creek protection area. Before construction of the Railroad Bridge and its permanent entrance point onto Millsdale Road can commence, the City Council must approve the requested Special Use Permit.
Section 47-15G.4 of the City’s Zoning Ordinance details the criteria that must be met for a Special Use Permit to be granted. The applicant provided a detailed overview, which can be found in the Plan Commission Staff Report Packet, of how it intends to satisfy the requirements. Staff find that the request meets the criteria outlined in the Watershed Protection Area Ordinance. Engineering Plans that have considered site construction, grading, detention, and landscaping proposals have been approved by staff in accordance with the requirements of Watershed Protection Area Ordinance. As required by Section 47-15G.12 of the City’s Zoning Ordinance, the applicant has also provided evidence of a 25-foot-wide vegetation strip that would extend landward from the ordinary high-water mark of Cedar Creek tributary. Grading would be at least 30 feet from the ordinary high-water mark and disturbance would be at least 21 feet from the nearest waterway wetland. The applicant has also obtained its National Pollutant Discharge Elimination Permit (NPDES) for construction activities related to stormwater control.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on the subject petitions at its August 20, 2026, meeting. Nathaniel Washburn from KGG LLC, appeared on behalf of the petitions. Several members of the public were in attendance. Minutes of the meeting are attached hereto.
RECOMMENDATION OF THE PLAN COMMISSION:
recommendation
Jeff Crompton moved that the Plan Commission recommend approval of M-3-26: Special Use Permit to allow development of lots within the Cedar Creek Watershed Protection Area, located east and west of the Union Pacific Railroad and south of Millsdale Road. Michael Turk seconded the motion, which passed with six (6) aye votes. Voting aye were: Cox, Crompton, Martin, Radakovich, Turk, and Hammac. Voting nay were: none. Commissioners Eulitz and Leon were absent.
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RECOMMENDATION OF THE ADMINISTRATION:
recommendation
Staff concur with the recommendation of the Plan Commission and recommend that the Mayor and City Council approve the following:
1. Ordinance Approving a Special Use Permit to Allow Development of Lots Within the Cedar Creek Watershed Protection Area, Located East and West of the Union Pacific Railroad and South of Millsdale Road