TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
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Ordinance Approving a Special Use Permit to Allow the Sales, Leasing, Rental, and Maintenance of New and Used Commercial Vehicles Including Semi-Trailer Trucks, Located at 3050 Channahon Road (ZBA 2025-25)
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BACKGROUND:
The petitioner and property owner, Ketone Acquisitions LLC, is requesting a special use permit to allow the sales of new and used commercial vehicles including trucks within an existing industrial subdivision at 3050 Channahon Road. The subject site is within Ketone Business Center subdivision, which is an industrial subdivision located south of Channahon Road at Houbolt Road that was first approved in 2016. The entire subdivision has I-2 (general industrial) zoning and mainly contains logistics and transportation uses. The subject site is at the southeast corner of the intersection of Channahon Road and Houbolt Road and is currently undeveloped.
The subject lot is 18.5 acres but only has around 5 acres of buildable area due to the stormwater easements on the north and south portions of the site. The conceptual site plan shows that the proposed 5.4-acre development would contain a 24,750-square-foot office and repair building with 8 dock doors on each side. The surrounding paved parking area would contain employee parking, around 14 trailer spaces, and around 27 tractor spaces. The specific user is unknown at this time, but the petitioner states they have had interest from several groups. The main sales product would be semi-tractors, but sales could also include semi-trailers, construction equipment, and other commercial vehicles. The onsite repair services would be limited to the fleet-owned trucks and would not be open to the public.
In May 2019, City Council approved a special use permit (Ordinance #17956) to allow a truck and travel fueling center at the site, which at the time was Lot 3 in Ketone Business Center Unit 2 Subdivision with an address of 3100 Channahon Road. In June 2021, City Council approved a special use permit (Ordinance #18240) to allow a tire repair and sales center for Cassidy Tire on Lot 3 in addition to the fueling center. Following this approval, in 2022 the property owner subdivided Lot 3 to separate the Cassidy Tire development (now Lot 10) from the subject site (Lot 11). The owner has continued to market Lot 11 for a travel and fueling center but does not believe they will find a suitable user for this type of development.
Access to the site would be from the existing private driveway along the east side of the subject site. This existing access road would not be changed or expanded as part of this request. No additional access points to Channahon Road (Route 6) or Houbolt Road are requested. There are no additional public improvements required with the development of this lot. Staff is not requiring a traffic impact study for the proposed use.
The development would be required to comply with the City’s Zoning Ordinance requirements, including but not limited to the Landscape and Screening Regulations and the Non-Residential Design Standards. The existing stormwater areas within the onsite easements will remain and will not be modified.
Staff finds that the request meets the following special use criteria: the establishment and operation of the special use will not be detrimental to public health and safety nor will it impede the normal and orderly development and improvement of the surrounding property. The proposed use will be similar to the existing transportation-related uses within the subdivision. Adequate utilities, access roads, and drainage are provided within the subdivision. The site has ingress and egress via the existing private access road.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter on July 17, 2025. Kyle Schuhmacher, petitioner with Ketone Partners, represented the petition. No one spoke in favor of or in opposition to the petition. Meeting minutes are attached.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
Ralph Bias moved that the Zoning Board of Appeals recommend approval of the Special Use Permit to allow the sales, leasing, rental, and maintenance of new and used commercial vehicles including semi-trailer trucks, located at 3050 Channahon Road, subject to the following conditions:
1. That a landscape plan that meets City Ordinance shall be submitted as part of the building permit plan set;
2. That the development shall comply with the City’s Non-Residential Design Standards;
3. Should the property be declared a public nuisance, it may be subject to a rehearing and a possible revocation of the Special Use Permit.
Jesse Stiff seconded the motion, which passed with six (6) aye votes and no nay votes. Voting aye were: Bias, Hennessy, Nachtrieb, Radakovich, Roehr, and Stiff. Voting nay were: none. Absent were: none.
RECOMMENDATION:
recommendation
Staff concurs with the recommendation of the Zoning Board of Appeals and recommends that the Mayor and City Council adopt the following, subject to the same conditions approved by the Zoning Board of Appeals above:
1. Ordinance Approving a Special Use Permit to Allow the Sales, Leasing, Rental, and Maintenance of New and Used Commercial Vehicles Including Semi-Trailer Trucks, Located at 3050 Channahon Road
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