TO: Mayor and City Council
FROM: Rod Tonelli, Interim City Manager
SUBJECT:
title
Public Hearing for Resolutions Approving Annexation Agreements for 19940 W. Noel Road, 19922, W. Noel Road, and 19808 W. Noel Road and for Vacation Ordinances Associated with the Development of the South Chicago Logistics Subdivision.
Resolution Approving an Annexation Agreement for 19940 W. Noel Road. (A-7-23)
Resolution Approving an Annexation Agreement for 19922 W. Noel Road. (A-8-23)
Resolution Approving an Annexation Agreement for 19808 W. Noel Road. (A-9-23)
Ordinance Approving Vacation of a Perimeter Landscape Easement North of W. Noel Road and S. Bush Road. (V-5-23)
Ordinance Approving Vacation of a Stormwater Management Easement North and West of W. Noel Road. (V-6-23)
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BACKGROUND:
The petitioner, NP Compass Building 4, LLC, intends to subdivide 69.506 acres of land located approximately north of W. Noel Road and west of S. Bush Road, for the purpose of developing a cold storage facility. The cold storage building would be approximately 589,388 square feet. The subdivision would include annexation and zoning reclassification of three properties that are adjacent to the existing assemblage to match the I-1 (Light Industrial) zoning that is currently in place with the rest of the property assemblage. The petitioner is also applying for vacation of two existing easements that will not be necessary should the property develop as desired by the petitioner. One vacation would involve removal of an existing 60-ft. perimeter landscape easement around the annexing property at 19940 W. Noel Road. The other vacation would involve removal of an existing stormwater management easement that is located west of the western boundary of the landscape easement to be vacated. Exhibits for all annexing properties and proposed vacations have been attached.
Most of the subject properties were annexed into the City in 2005 and zoned to R-1B (Single-Family Residential) zoning for the purpose of future single-family residential development. Residential development of the subject properties never occurred, and the properties were rezoned to their current I-1 (Light Industrial) classification in 2021. As a part of the zoning reclassification process, annexation and development agreements for the currently annexed properties were amended to allow for development of a light industrial business park. Three adjacent properties on four lots are also petitioning for annexation and zoning reclassification to I-1 (Light Industrial) zoning. All properties have been undeveloped farmland or rural residences throughout their history.
The subdivision would result in the creation of three new lots. Lot 1 would be approximately 49.9 acres in size and be located north of W. Noel Road and west of S. Bush Road. This lot would contain the cold storage building, in addition to 211 car parking stalls and 376 trailer parking stalls. Trailer parking stalls would be located north of the cold storage building (181 trailer stalls) and within the southwest portion of Lot 1, west of S. Bush Road (195 trailer stalls). The property will be developed within the framework of closed loop truck network, designed to provide safe but restricted access for truck trailers to the property, without allowing access to the property for truck trailers from Illinois Route 53, Manhattan Road, or other municipal or township roads. An internal road between the southwest portion of Lot 1 and the remainder of Lot 1 north of W. Noel Road would be built to contain all truck traffic on the site. Neither W. Noel Road nor S. Bush Road would be used by trucks operating within the site. Trucks would enter and exit the site off a planned extension of Compass Boulevard, in the northeast portion of the Lot 1. Car parking stalls would be located to the immediate west of the cold storage building, with a separate full access provided off the end of the Compass Boulevard extension. Lot 2 would be located west of the car parking area and would provide stormwater detention for the subject site. Lot 3 would be located southeast of the proposed cold storage building, north of Noel Road. This lot would be excluded from the development area.
Per the amended Annexation and Development Agreement, a 60-ft. wide landscape buffer with a 3:1 berm and fence will be required along the S. Bush Road and W. Noel Road frontages, in addition to the eastern boundary of the Lot 1 to the east of the cold storage building. All perimeter landscaping will be required to meet the standards set forth in the City’s Landscape and Screening Regulations.
The developer will be responsible for extending water and sewer utilities to the site. These utilities are currently provided along Compass Boulevard to the east of the subject assemblage. Water and sewer extensions will be provided along the eastern property line of Lot 1 before terminating north of W. Noel Road. Water and sewer connection fees and development impact fees will be required. Future development must comply with all requirements pursuant to the City’s Zoning Ordinance, Landscaping and Screening Regulations, and Unified Tree Ordinance. A final Landscaping Plan, Tree Preservation Plan, and Photometric Lighting Plan must be approved by City staff prior to issuance of any building permits. Exterior lighting on the cold storage building will be required to comply with terms of the amended Annexation and Development Agreement that requires exterior lighting to be mounted parallel to the ground and perpendicular to the wall or poles and not tipped up or mounted higher than 30 to 35 feet. Exterior fixtures will be cut off luminaires as recommended by “Dark Sky” or Green Globe” guidelines (minimize glare while reducing light trespass and skyglow).
Approval of the annexation of 19940, 19922, and 19808 W. Noel Road, the Preliminary and Final Plat for the South Chicago Logistics Subdivision, and vacation of perimeter landscape and stormwater management easements will allow development of an industrial subdivision for a future cold storage facility with accessory truck trailer and wheeled container parking, located north of W. Noel Road and west of S. Bush Road. Development of a cold storage warehouse facility is consistent with the intent of the amended Annexation and Development Agreement for the subject annexed properties and truck traffic will be limited to the closed loop truck network.
PLAN COMMISSION:
The Plan Commission held a public hearing on the annexations, zoning classifications, and preliminary and final plats of subdivision on October 19, 2023. Mr. Tom Osterberger, KGG, LLC, Mr. Christian Evangelista, NorthPoint, and Mr. Robert Gilbert, Jacob & Hefner Associates, Inc. appeared on behalf of the petitions. Several members of the public voiced opposition to the proposed petitions. Minutes of the meeting are attached hereto.
RECOMMENDATION OF THE PLAN COMMISSION:
recommendation
Mr. Cox motioned, and Mr. Heath seconded, that the Plan Commission recommend the City Council approve the Annexation of 19940 W. Noel Road, Classification to I-1 (Light Industrial) Zoning and approval of an Annexation Agreement, the Annexation of 19922 W. Noel Road, Classification to I-1 (Light Industrial) Zoning and approval of an Annexation Agreement, the Annexation of 19808 W. Noel Road, Classification to I-1 (Light Industrial) Zoning and approval of an Annexation Agreement, the Preliminary Plat of South Chicago Logistics Subdivision, the Final Plat of South Chicago Logistics Subdivision, the Vacation of a Perimeter Landscape Easement North of W. Noel Road and S. Bush Road, and the Vacation of a Stormwater Management Easement North and West of W. Noel Road.
The motion carried by a vote of 7-1. Voting aye was Dillon, Cox, Crompton, Perez, Roehr, Rousonelos, and Heath. Voting nay was Orlando. Commissioner Kella was 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 19940 W. Noel Road;
2. A Resolution Approving an Annexation Agreement for 19922 W. Noel Road;
3. A Resolution Approving an Annexation Agreement for 19808 W. Noel Road;
4. An Ordinance Approving Vacation of a Perimeter Landscape Easement North of W. Noel Road and S. Bush Road;
5. An Ordinance Approving Vacation of a Stormwater Management Easement North and West of W. Noel Road.
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