6104-S Final Report.pdf - Will County Land Use

Will County Planning and Zoning Commission
Staff Report
CASE NUMBER: 6104-S (Joliet Township/Section 25)
DATE: April 23, 2013
I. GENERAL INFORMATION
APPLICANT: Midwest Property Trust 1, Owner
Joseph P. Hammer, PE, Agent
DATE APPLICATION ACCEPTED: March 14, 2013
REQUESTED ACTION:
1. Special use permit for truck terminal
APPLICANT’S INTENTIONS: To allow for the operation of a trucking business in I-1 zoning.
COMMON ADDRESS: 17500 Manhattan Road, Joliet, Illinois 60433
TAX NUMBER: 30-07-25-100-039-0000 and 30-07-25-100-040-0000
CURRENT ZONING AND LAND USE: I-1*; Industrial
ADJACENT ZONING AND LAND USE:
NORTH: I-1; Industrial
SOUTH: A-1; Forest Preserve District preserve
EAST: I-1; Industrial
WEST: R-3; Residential
DATE PARCEL WAS MADE A LOT OF RECORD: 7/5/1978 (30-07-25-100-039-0000) and
7/5/1978 (30-07-25-100-040-0000)
APPLICABLE REGULATIONS: Article 155-5 and Section 155-16.40 of the Will County Zoning
Ordinance
II. TECHNICAL INFORMATION
PARCEL SIZE: 14.571 acres (30-07-25-100-039-0000) and 0.59 acres (30-07-25-100-040-0000)
ACCESS FROM PUBLIC RIGHT-OF-WAY: Access to the site is from U.S. Route 52 / Manhattan
Road.
EXISTING UTILITIES: Well and Septic
FACILITY PLANNING AREA: Joliet FPA (Will County GIS, 2005)
SOILS PRESENT:
Elliott silt loam, 2 to 4 percent slopes, non-hydric
Varna silt loam, 4 to 6 percent slopes, eroded, non-hydric (Will County GIS, 2005)
WATERSHED: Des Plaines River Watershed
PHYSICAL SITE CHARACTERISTICS: The subject site consists of 2 parcels. One parcel (30-07-
25-100-040-0000) is improved with a building, gravel driveway and fence. Parcel 30-07-25-
100-039-0000 is vacant with some graveled area. There is no floodplain or inventoried wetlands
on the subject property (Sources: FEMA Flood Insurance Rate Map and National Wetlands
Inventory Map).
Page 1 of 19

CASE NUMBER: 6104-S (JO/25)
DATE: April 23, 2013
WILL COUNTY PLANNING AND ZONING COMMISSION
2002 LAND RESOURCE MANAGEMENT PLAN:
Development Form: Suburban Community
WILL COUNTY 2030 TRANSPORTATION FRAMEWORK PLAN: The subject property is located
on U.S. Route 52 / Manhattan Road at the intersection of Briggs Street. The Will County 2030
Transportation Framework Plan identifies Briggs Road/IL 52 as a new collector that is to be
added from Schweizer Road to Spencer Road. The new road may involve widening along IL 52
north of Laraway Road to avoid impacts to Forest Preserve property. Briggs Road is also
identified as a Collector to be widened to 4 lanes from Spencer Road to I-80.
OTHER LAND USE PLAN(S):
Joliet Township Comprehensive Plan: No plan on file
City of Joliet South Side Comprehensive Plan (March 2007): Industrial
III. OTHER AGENCY COMMENTS
WILL COUNTY HEALTH DEPARTMENT: Has no objection to the proposed special use. The
private sewage disposal system serving the property is designed for domestic sewage only. All
automotive waste fluids, oils and solvents must be disposed of in accordance with Illinois
Environmental Protection Agency requirements. No parking or stock piling of materials or
equipment on or within 10 feet of any part of the private sewage disposal system. See letter
dated April 8, 2013.
VILLAGE OF NEW LENOX: Responded stating that the subject property lies on the Joliet side of
the Boundary Agreement and New Lenox transfers review authority to the City of Joliet. See
letter dated February 15, 2013.
EAST JOLIET FIRE PROTECTION DISTRICT: Has no objection to the issuance of a special use
permit. The District will need to see a print of the proposed changes or additions to be made to
the occupancy. Applicants will be required to install a Fire Alarm System that is directly
connected to the fire department through radio alarm or hard wire. Applicants will be required to
install a Knox Box near the main entrance so access to the occupancy can be gained during
non business hours if needed. See attached letter dated February 13, 2013.
ILLINOIS DEPARTMENT OF NATURAL RESOURCES: EcoCAT report states that The Illinois
Natural Heritage Database contains no record of State-listed threatened or endangered
species, Illinois Natural Area Inventory sites, dedicated Illinois Nature Preserves or registered
Land and Water Reserves in the vicinity of the project location. See EcoCAT report dated
February 11, 2013.
FOREST PRESERVE DISTRICT OF WILL COUNTY: Responded stating property is adjacent to
Sugar Creek Preserve and the southwest corner of the property drains directly onto the forest
preserve property. The district requests at a minimum, an opportunity to review and comment
on the development plan, stormwater management plan, compensatory storage plan and
erosion control plan for this project. Additionally the district suggests the use of some sort of
screening to protect the property from debris blowing into the preserve and creek. See letter
dated April 17, 2013.
AGENCIES THAT HAVE RECEIVED NOTIFICATION BUT NOT PROVIDED WRITTEN
COMMENT:
Joliet Township Highway Commissioner: Return receipt in case file dated February 18, 2013.
Joliet Township Clerk: Return receipt in case file dated, February 13, 2013.
Joliet Township Supervisor: Return receipt in case file dated, February 13, 2013.
Will South Cook Soil & Water Conservation District: Return receipt in case file dated February
27, 2013.
City of Joliet Clerk: Return receipt in case file dated, February 14, 2013.
Illinois Department of Transportation: Return receipt dated February 15, 2013.
_________________________________________________
Will County Land Resource Management Plan: Suburban Community
Page 2 of 19

CASE NUMBER: 6104-S (JO/25)
DATE: April 23, 2013
IV. STAFF ANALYSIS/FINDINGS OF FACT
The applicant would like to operate a trucking business on the property. The applicant stated that
the trucking operation consists of trucks used for grain hauling and that the building would be used
for dispatch and repair of trucks. The applicant also stated that approximately 2 acres of the
property would be used for this operation and the lot would have on average 6 trucks parked.
WILL COUNTY PLANNING AND ZONING COMMISSION
The applicants will have to comply with Will County Zoning Ordinance requirements for landscaping
including installation of a land use buffer for the western border of the property which abuts the
residential area along Briggs Street. U.S. Route 52 is under State jurisdiction. The Illinois
Department of Transportation was notified via Certified Mail but no written correspondence has
been received to date. The site development permit will require Illinois Department of
Transportation approval prior to issuance.
FINDINGS: Special use permit for truck terminal
Section 155-16.40 of the Will County Zoning Ordinance provides the standards by which a Special Use
Permit may be granted. No special use permit may be granted unless:
1. That the establishment, maintenance, or operation of the special use will not be detrimental to or
endanger the public’s health, safety, morals, comfort or general welfare.
The applicant stated that the use on the property will take place on approximately 2 acres of the
property and would consist of, on average, 6 trucks being parked on site. The property is zoned
industrial and has been used for industrial purposes prior to this use. Properties to the north and
east are also zoned industrial and used for industrial purposes. The Forest Preserve District owns
the property to the south and has requested review of the development plans to ensure that any
potential adverse affects are mitigated. The western boundary of the property abuts a residential
area and will require the installation of a land use buffer to mitigate any potential adverse affects to
the residents living in the area.
2. That the special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish or impair property
values within the neighborhood.
The property is zoned industrial and has previously been used for industrial purposes as have the
properties to the north and east of the subject property. The western boundary of the property,
which abuts a residential area, will require the installation of a land use buffer to mitigate any
potential adverse affects to residents of the area. The southern boundary abuts Forest Preserve
District land which serves as a buffer to the residential area south of the property and north of
Laraway Road.
3. That the establishment of the special use will not impede the normal and orderly development and
improvement of surrounding property for uses permitted in the district.
The historical use on the property is industrial. The property is located near other industrial uses to
the north and east of the subject property. The establishment of the special use permit for a
trucking operation will not impede the normal and orderly development of surrounding property for
uses permitted in the district.
_________________________________________________
Will County Land Resource Management Plan: Suburban Community
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CASE NUMBER: 6104-S (JO/25)
DATE: April 23, 2013
4. That adequate utilities, access roads, drainage, and/or other necessary facilities have been or are
being provided.
WILL COUNTY PLANNING AND ZONING COMMISSION
Current access points along U.S. Route 52 will be utilized for the trucking operation. U.S. Route 52
is under State jurisdiction. The Illinois Department of Transportation was notified via Certified Mail
but no written correspondence has been received to date. A site development permit will require
Illinois Department of Transportation approval prior to issuance. Storm facilities will be provided
according the Will County Water Resource Ordinance.
The Will County Health Department advised that the private sewage disposal system which serves
the property is designed for domestic sewage only. All automotive waste fluids, oils and solvents
must be disposed of in accordance with Illinois Environmental Protection Agency requirements.
5. That adequate measures have been or will be taken to provide ingress and egress so designed as
to minimize traffic congestion in the public streets.
Ingress and egress to the property will remain the same. The Illinois Department of Transportation
was notified via Certified Mail but no written correspondence has been received to date. The
applicant stated that a traffic impact study was prepared for the proposed use and indicated that
existing facilities meet standards of evaluation for use.
6. That the special use shall in all other respects conform to the applicable regulation of the district in
which it is located, except as such regulations may in each instance be modified by the County
Board pursuant to the recommendation of the Planning and Zoning Commission.
The special use permit will conform in all other respects to the applicable regulations of the I-1
district.
7. At least one (1) year has elapsed since any denial by the County Board of any prior application for
a special use permit that would have authorized substantially the same as all or part of the sites,
unless conditions in the area have substantially change.
This is the first time request.
V. STAFF RECOMMENDATIONS
Approval of special use permit for a truck terminal with the following conditions:
1. Upon (fourteen) 14 days of written notice to the owner of record at their last known address, Will
County Land Use Department and Will County Sheriff’s Department employees are hereby granted
the right of entry in and upon the premises for the purpose of inspecting the premises and uses
thereon for compliance with the terms and conditions of the special use permit.
2. Applicant shall comply with the regulations of the Will County Health Department.
3. Applicant shall comply with the regulations of the East Joliet Fire Protection District as described in
the letter dated February 13, 2013 and submit an approval letter when compliance is achieved.
4. Applicant shall comply with the requests of the Forest Preserve District of Will County to address
the concerns stated in the letter dated April 17, 2013.
5. Applicants shall install a land use buffer along the western border of the property which abuts the
residential area on Briggs Street in accordance with Will County Zoning Ordinance standards.
_________________________________________________
Will County Land Resource Management Plan: Suburban Community
Page 4 of 19

CASE NUMBER: 6104-S (JO/25)
DATE: April 23, 2013
Additional Information
The applicants are hereby advised of the following:
WILL COUNTY PLANNING AND ZONING COMMISSION
1. The applicants shall comply with the current Will County Building Ordinance and Codes (Resolution
# 01-442).
2. The applicants shall comply with the current Water Resource Ordinance for Unincorporated Will
County
3. The applicant shall comply with all zoning regulations established by the Will County Zoning
Ordinance.
4. No special use permit shall be valid for a period longer than one (1) year from the date it is granted
unless a building permit or certificate of occupancy is obtained within such period and the erection
or alteration of a building is started or the use is commenced within such period. The County Board
may grant an extension of this period, valid for no more than one hundred eighty (180) additional
days, upon written application within the first year of the special use permit and upon good cause
shown without notice or hearing. The County Board may grant one (1) additional extension of this
period, valid for no more than one hundred eighty (180) additional days, upon written application
within the initial extension and upon good cause shown without notice or hearing. If any special use
is abandoned, or is discontinued for a continuous period of one year, the special use permit for
such use shall become void, and such use shall not thereafter be reestablished unless a new
special use permit is obtained.
ATTACHMENTS
1. Aerial (Will County GIS Department)
2. Plat of survey
3. Letter from Will County Health Department dated April 8, 2013
4. Letter from Village of New Lenox dated February 15, 2013
5. Letter from East Joliet Fire Protection District dated February 13, 2013
6. Letter from the Forest Preserve District of Will County dated April 17, 2013
7. EcoCAT report dated February 11, 2013
8. Zoning map (unofficial)
9. Land Resource Management Plan form map
10. Criteria completed by the applicant
Prepared by: Martha M. Glas, Will County Land Use Department
Date of Site Inspection: April 19, 2013
Date of PZC Hearing: May 7, 2013
J:\Development Review\CURRENT PLANNING\CASES BY TOWNSHIP\Joliet\6104-S\6104-S Written
Report.doc
_________________________________________________
Will County Land Resource Management Plan: Suburban Community
Page 5 of 19

CASE NUMBER: 6104-S (JO/25)
DATE: April 23, 2013
Picture 1: Photo of the subject property looking
southwest from across U.S. Route 52.
WILL COUNTY PLANNING AND ZONING COMMISSION
Picture 2: Photo of the subject property looking
southeast from across U.S. Route 52.
Picture 3: Photo looking north from the subject
property across U.S Route 52.
_________________________________________________
Will County Land Resource Management Plan: Suburban Community
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CASE NUMBER: 6104-S (JO/25)
DATE: April 23, 2013
Picture 4: Photo looking east at the subject
property from Briggs Street.
WILL COUNTY PLANNING AND ZONING COMMISSION
Picture 5: Photo looking east along U.S. Route
52 from Briggs Street.
Picture 6: Photo looking west along U.S. Route
52 from the driveway of the subject property.
_________________________________________________
Will County Land Resource Management Plan: Suburban Community
Page 7 of 19

CASE NUMBER: 6104-S (JO/25)
DATE: April 23, 2013
WILL COUNTY PLANNING AND ZONING COMMISSION
Subject Property
_________________________________________________
Will County Land Resource Management Plan: Suburban Community
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Scale: 1:3,481
Disclaimer of Warranties and Accuracy of Data: Although the data developed by Will County for its maps, websites, and Geographic Information System has been produced and processed from sources believed to be reliable, no warranty, expressed or implied, is made regarding accuracy, adequacy,
completeness, legality, reliability or usefulness of any information. This disclaimer applies to both isolated and aggregate uses of the information. The County and elected officials provide this information on an "as is" basis. All warranties of any kind, express or implied, including but not limited to the
implied warranties of merchantability, fitness for a particular purpose, freedom from contamination by computer viruses or hackers and non-infringement of proprietary rights are disclaimed. Changes may be periodically made to the information herein; these changes may or may not be incorporated in any
new version of the publication. If you have obtained information from any of the County web pages from a source other than the County pages, be aware that electronic data can be altered subsequent to original distribution. Data can also quickly become out of date. It is recommended that careful attention
be paid to the contents of any data, and that the originator of the data or information be contacted with any questions regarding appropriate use. Please direct any questions or issues via email to gis@willcountyillinois.com.
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Aerial
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N:\Tech\2012\1032\Surveying\Alta_Topo\1032A.dwg, Model, 4/19/2013 12:38:09 PM, ehawkinson
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Scale: 1:10,000
Disclaimer of Warranties and Accuracy of Data: Although the data developed by Will County for its maps, websites, and Geographic Information System has been produced and processed from sources believed to be reliable, no warranty, expressed or implied, is made regarding accuracy, adequacy,
completeness, legality, reliability or usefulness of any information. This disclaimer applies to both isolated and aggregate uses of the information. The County and elected officials provide this information on an "as is" basis. All warranties of any kind, express or implied, including but not limited to the
implied warranties of merchantability, fitness for a particular purpose, freedom from contamination by computer viruses or hackers and non-infringement of proprietary rights are disclaimed. Changes may be periodically made to the information herein; these changes may or may not be incorporated in any
new version of the publication. If you have obtained information from any of the County web pages from a source other than the County pages, be aware that electronic data can be altered subsequent to original distribution. Data can also quickly become out of date. It is recommended that careful attention
be paid to the contents of any data, and that the originator of the data or information be contacted with any questions regarding appropriate use. Please direct any questions or issues via email to gis@willcountyillinois.com.
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Zoning
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6104-S
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