OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Joliet Zoning Board of Appeals Meeting Summary – October 16, 2025

Meeting Portal — Thursday, October 16, 2025
BodyJoliet, Illinois
SessionMeeting Portal
DateThursday, October 16, 2025
StatusFILED
Video Record
0:00 / 1:43:51

Transcript — Verbatim
0:00

The meeting will please come to order.

0:03

This is a duly advertised meeting of the Juliet Zoning Board of Appeals.

0:08

In our capacity, we hear petitions for relief from the strict provisions of our city ordinance.

0:15

In matters of this type, the decision of this board is final.

0:20

Does not go to the mayor or the city council for any further action.

0:25

If you disagree with our decision, you do have recourse on a court of record.

0:31

We also hear petitions for variations of land use in matters of this type.

0:37

We act as an advisory committee to the mayor and city council, making the recommendation either for or against.

0:44

The final decision on land use is made by the mayor and the city council.

0:50

Secretary, please pull the board.

0:53

Mr.

0:53

Bias.

0:55

Mr.

0:55

Nattreb will be absent.

0:58

Ms.

0:58

Radakovich.

1:00

Ms.

1:00

Roar.

1:00

Here.

1:01

Ms.

1:02

Schmidt?

1:02

Here.

1:03

Mr.

1:03

Stiff.

1:04

Here.

1:05

Chairman Hennessy.

1:06

Sure.

1:09

First on the agenda is the approval of the Zoning Board of Appeals meeting minutes from September 18th of 2025.

1:17

Motion would be in order.

1:19

Motion to approve.

1:20

Second.

1:20

We have motion to second to approve.

1:22

Pull the board.

1:24

Mr.

1:24

Bias.

1:25

Present.

1:27

Ms.

1:27

Radakovich.

1:29

Ms.

1:29

Roar.

1:30

Aye.

1:30

Ms.

1:31

Schmig.

1:32

I was not at the meeting.

1:35

Mr.

1:36

Stiff.

1:36

Aye.

1:37

Chairman Hennessy.

1:39

Hi.

1:40

Okay.

1:41

Um, I want to make a note before we move forward on the agenda that we did have one agenda item that is withdrawn, and that is petition number 2025 45, which was a special use permit to allow an expansion of an existing home daycare business located at 913 Plaintain Drive.

1:58

So if you are here for that, um, that's not uh it's been withdrawn from the agenda tonight.

2:05

Okay.

2:07

First on the agenda is citizens to be heard on agenda items.

2:11

This section is for anyone wanting to speak regarding agenda items and are allowed a maximum of four minutes.

2:17

It is not a question and answer period, and staff and the zoning board of appeals members do not generally respond to public comments.

2:25

Now on the screen is our public participation rules of procedure.

2:29

Um I also make a note that every agenda item listed today on the meeting for this meeting is a public hearing.

2:37

So if you would like to speak when the agenda item is called during the actual public hearing, you can do so then.

2:44

Um or you can speak now, but it will be outside of the public hearing.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████65%
Technology and Innovation███████10%
Procedural███5%
Economic Development███4%
Utilities and Infrastructure███4%
Cannabis Regulation██3%
Public Engagement█1%
School Infrastructure█1%
Transportation Safety█1%
Summary of Proceedings

Joliet Zoning Board of Appeals Meeting Summary – October 16, 2025

The Joliet Zoning Board of Appeals met on Thursday, October 16, 2025, at 2:00 PM in City Hall Council Chambers. Board members present: Ralph Bias, Ed Hennessy (Chair), Debbie Radakovich, Brigette Roehr, Jane McGrath Schmig, and Jesse Stiff. Bob Nachtrieb was absent. Staff included Planning Director Jayne Bernhard, Community Development Director Dustin Anderson, and others.

Consent Calendar

  • Approval of Minutes (September 18, 2025): Approved unanimously (5-0-1, with Jane McGrath Schmig abstaining as she was not present at that meeting).
  • Petition 2025-45 Withdrawn: The special use permit for a daycare expansion at 913 Plaintain Drive was withdrawn by the applicant before the meeting.

Public Comments & Testimony

  • No public comments were made during the citizens-to-be-heard portion of the meeting.
  • A member of the public, Ron Swetnam, asked a question during the public hearing for Petition 2025-49 regarding the weight of solar panels and snow load. The applicant responded that a structural feasibility report and site visit had been completed.
  • For Petition 2025-40 (fence variation), staff noted that one public comment received via email supported the request; one comment opposed it. No one spoke in person.

Discussion Items

Petition 2025-40 – Fence Height Variation (2916 Reflection Drive)
A variation to allow a 6‑foot fence in a corner side yard (ordinance limits to 4 feet). The applicant (Araceli Avalos and Karina Vega) requested to move an existing 6‑foot vinyl fence from 10 feet off the property line to the property line to gain backyard space, citing financial hardship. Staff found no objection, noting many similar 6‑foot fences in the neighborhood. Board discussed neighbor notification; the adjacent owner had not responded.
Vote: Approved 4‑2 (Bias, Hennessy, Radakovich, Stiff in favor; Roehr, McGrath Schmig opposed).

Petition 2025-41 – Parking Lot Variations (Eastern Ave & Van Buren St)
Three variations to reconstruct existing parking lots for Joliet Central High School (Joliet Township High School District 204). Requests: reduce perimeter landscaping to 0 feet, omit curved landscaped islands, reduce stall area from 180 to 162 sq ft. Applicant (Joe Hammer, Will Group Engineering; Brian Paczesny) argued adherence would lose parking spaces. Staff found hardship due to lot shape and existing conditions. No public comment.
Vote: Approved unanimously 6‑0.

Petition 2025-42 – Signage Variations (2121 W. Jefferson Street)
For a cannabis dispensary (Bisa Lena). Three variations: (1) allow a wall sign on east side not facing a public way, (2) reduce pole sign setback from 15 ft to 1 ft, (3) increase total sign area from 200 to 234 sq ft. Applicant Kuntal Shah and Yusuf Oner stated signs would be internally illuminated and they had permit to sell cannabis. Staff supported variations 1 and 3 but did not find hardship for the pole sign setback. Board members expressed concern about sign clutter on Jefferson Street.
Votes:

  • Variation 2 (pole sign setback): Motion to deny failed 3‑3 (Radakovich, Roehr, McGrath Schmig aye; Bias, Hennessy, Stiff nay). Motion to approve also failed 3‑3 (Bias, Hennessy, Stiff aye; Radakovich, Roehr, McGrath Schmig nay). Variation denied.
  • Variation 1 (east wall sign): Approved unanimously 6‑0.
  • Variation 3 (total sign area): Approved unanimously 6‑0.

Petition 2025-43 – Commercial Building Variations (101 S. Briggs Street)
Four variations to construct a two‑tenant building (Dunkin’ drive‑thru and retail). Requests: reduce perimeter landscaping on three sides, reduce parking stall area to 165 sq ft. Applicant Michael Caldwell (Caldwell Engineering) noted they would add a landscape island voluntarily. Building will replace a 1955 structure; driveway approval already obtained. Board asked about bicycle rack; applicant agreed to discuss with client. Staff found hardship due to site constraints.
Vote: Approved unanimously 6‑0.

Petition 2025-44 – Garage Variations (703 Clement Street)
Two variations: reduce rear garage setback from 10 ft to 5 ft, and increase lot coverage from 46% to 49% for a new detached garage. Applicant Saul Rodriguez (lived there 4 years) proposes a 400‑sq‑ft two‑car garage. Staff noted non‑conformity due to historic lot size. Board noted other garages along the alley have similar setbacks.
Vote: Approved unanimously 6‑0.

Petition 2025-46 & 2025-47 – Truck/Trailer Parking Lot (Vera Court & Oak Leaf Street)
Companion cases: Special use permit (advisory to City Council) and variations (final decision). Site: 2.1‑acre industrial lot recently paved with asphalt. Variations: reduce perimeter landscaping to 0 ft, omit landscaped islands, omit barrier curb. Applicant Nathaniel Washburn (KGG LLC) and Charles Sharp stated the site would provide overflow parking for nearby warehouses, with 26 trailer stalls and 38 passenger spaces. Staff recommended approval of variations but found no hardship for omitting perimeter curb; however, engineering review may require it. Public comment: none.
Votes (Variations): Approved unanimously 6‑0.
Vote (Special Use Permit): Approved unanimously 6‑0. This recommendation goes to City Council (tentatively November 18, 2025).

Petition 2025-48 – Landscaping Business Variations (18 Henderson Avenue)
Three variations to allow continuation of a landscaping business (operated since 2012) in an I‑1 district: reduce landscape easement for outdoor storage from 30 ft to 0 ft, reduce perimeter landscaping from 10 ft to 0 ft, allow gravel parking lot surface in lieu of paved. Applicant Nathaniel Washburn (KGG LLC) said the owner has been cleaning up violations. Staff recommended seven conditions including fencing, paving the driveway, and boarding windows.
Vote: Approved unanimously 6‑0.

Petition 2025-49 – Special Exception for Solar Installation (3300 Channahon Road)
Special exception (advisory to City Council) for a roof-mounted community solar installation on a Target distribution center. Applicant Cale Skagen (Dimension Energy) presented: two systems totaling 10 MW AC, panels not visible from ground, ComEd interconnection approved, projected $940,000 in tax revenue over 20 years (excluding county). A member of the public (Ron Swetnam) asked about structural weight; applicant confirmed structural feasibility. Staff recommended approval.
Vote: Approved unanimously 6‑0. Recommendation goes to City Council (tentatively November 18, 2025).

Key Outcomes

  • Approved (final decisions):

    • Petition 2025-40: Fence height variation (4‑2)
    • Petition 2025-41: Parking lot variations (6‑0)
    • Petition 2025-42: Sign variation for east wall (6‑0) and sign area increase (6‑0)
    • Petition 2025-43: Commercial building variations (6‑0)
    • Petition 2025-44: Garage variations (6‑0)
    • Petition 2025-47: Variations for truck/trailer lot (6‑0)
    • Petition 2025-48: Landscaping business variations (6‑0)

  • Denied (final decision):

    • Petition 2025-42: Pole sign setback variation denied after two 3‑3 votes.

  • Approved as recommendations to City Council (advisory):

    • Petition 2025-46: Special use permit for truck/trailer lot (6‑0)
    • Petition 2025-49: Special exception for solar installation (6‑0)

  • Withdrawn: Petition 2025-45 (daycare expansion).

Note: All votes were final for variations and special exceptions; special use permits and special exceptions require final action by the Joliet City Council. The meeting adjourned after public comment.

Meeting Transcript

The meeting will please come to order. This is a duly advertised meeting of the Juliet Zoning Board of Appeals. In our capacity, we hear petitions for relief from the strict provisions of our city ordinance. In matters of this type, the decision of this board is final. Does not go to the mayor or the city council for any further action. If you disagree with our decision, you do have recourse on a court of record. We also hear petitions for variations of land use in matters of this type. We act as an advisory committee to the mayor and city council, making the recommendation either for or against. The final decision on land use is made by the mayor and the city council. Secretary, please pull the board. Mr. Bias. Mr. Nattreb will be absent. Ms. Radakovich. Ms. Roar. Here. Ms. Schmidt? Here. Mr. Stiff. Here. Chairman Hennessy. Sure. First on the agenda is the approval of the Zoning Board of Appeals meeting minutes from September 18th of 2025. Motion would be in order. Motion to approve. Second. We have motion to second to approve. Pull the board. Mr. Bias. Present. Ms. Radakovich. Ms. Roar. Aye. Ms. Schmig. I was not at the meeting. Mr. Stiff. Aye. Chairman Hennessy. Hi. Okay.

SUMMARIZED BY OPENPUBLICA AI
TRANSCRIPT VIA PUBLIC VIDEO
openpublica.com