Contentious I-3 Rezoning for DuPage Township Storage Yard Narrowly Advances

A proposal to rezone a 20-acre parcel in DuPage Township from agricultural to the county’s most intensive industrial classification narrowly earned a recommendation for approval from the Will County Planning and Zoning Commission on Tuesday, following sharp criticism from neighboring residents and municipalities.

The 4-2 vote sends the controversial case for property at 13141 S. High Road to the full Will County Board for a final decision. The applicant, Aaron Holdings, LLC, seeks to change the zoning from A-1 (Agricultural) to I-3 (Heavy Industrial) to develop an outdoor storage yard for RVs, boats, and other vehicles.

The request comes less than a year after the County Board denied a special use permit for the same outdoor storage use on the property, which sits surrounded by oil refineries, a landscaping business, and a handful of residences.

Al Domanskis, attorney for the applicant, argued that the I-3 zoning is a natural fit for the area, which is dominated by heavy industrial uses, including large oil tank farms operated by ExxonMobil and Citgo. He presented the outdoor storage yard as a low-impact use that serves a growing need for residents in nearby communities like Romeoville, Lemont, and Lockport.

Domanskis also addressed a primary concern of objectors: that the I-3 zoning would permit a truck terminal by right. He asserted that such a use is “impossible” due to existing road limitations, including a 5-ton weight limit on the southern portion of High Road and a low-hanging 13-foot-3-inch Citgo pipeline to the north.

“Whether a condition is added or not, this is not suitable for any kind of truck parking,” Domanskis stated, explaining that the plans for the storage yard are already substantially complete.

However, residents and officials from Romeoville and Lemont remained unconvinced.

“They don’t want outside storage. They want trucking,” said Dave Wilks, a resident of High Road. “The road ain’t rated for it.” Wilks described High Road as narrow and unsafe, citing a recent incident where a semi-truck overturned and another where fire trucks from two different departments could not pass each other.

Don Caldwell, representing the Village of Romeoville, echoed those concerns. “If it is provided the I-3 zoning, there’s no way to prevent that from happening,” she said of a potential truck terminal. “That would put it on us to enforce that, and we don’t think that’s fair.”

Other objectors raised concerns about increased water runoff, environmental impacts, and the precedent of allowing the county’s most intense zoning classification without adequate infrastructure.

The commission’s debate reflected the contentious nature of the case. Commissioner John Kiefner questioned if the I-3 zoning could be legally restricted to only allow the storage yard, a possibility legal counsel advised against.

“It’s the fit for the property,” said Commissioner Roger Bettenhausen, who voted in favor. “It’s obvious that unless there’s infrastructure improvements, it can’t be a truck terminal because there’s no way to get there.”

Commissioners Matthew Gugala and Kimberly Mitchell cast the two dissenting votes. “I’m a no. I voted no the last time. This is worse,” Gugala said.

Chairman Hugh Stipan, who voted yes, reminded the audience that the commission’s role is to evaluate the appropriateness of the zoning itself. “It’s what the zoning dictates,” he noted, before the final vote was cast.

Joining Stipan and Bettenhausen in the majority were Commissioners Kiefner and Luis Navarret. The recommendation now moves to the Will County Land Use and Development Committee before a final vote by the County Board.