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Record of Proceedings

Joliet Zoning Board of Appeals Meeting – November 20, 2025

Meeting Portal — Thursday, November 20, 2025
BodyJoliet, Illinois
SessionMeeting Portal
DateThursday, November 20, 2025
StatusFILED
Video Record
0:00 / 54:30

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:00

Okay, 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 the board is final.

0:19

Respect it does not go to the mayor or the city council for any further action.

0:24

If you disagree with our decision, we do have recourse and record of record.

0:30

We also hear petitions for variations of land use.

0:34

Matters of this type.

0:36

We act as an advisory committee to the mayor and city council.

0:40

Making a recommendation either for or against.

0:53

Mr.

0:54

Noctree?

0:55

Here.

0:55

Ms.

0:56

Radokovich will be absent.

0:58

Ms.

0:58

Rohr?

0:59

Here.

1:00

Ms.

1:00

Schmig?

1:01

Here.

1:01

Mr.

1:02

Stiff.

1:02

Here.

1:03

Chairman Hennessy.

1:04

Here.

1:07

Okay.

1:09

First on the agenda is approval of the zoning board of appeals meeting minutes for October 16th of 2025.

1:20

So moved.

1:21

Second.

1:24

Mr.

1:24

Bias.

1:26

Here.

1:27

Aye.

1:28

Mr.

1:29

Knoctree.

1:30

I abstained.

1:31

I was not present.

1:32

Ms.

1:32

Rohr.

1:33

Aye.

1:33

Ms.

1:34

Schmid.

1:34

Aye.

1:35

Mr.

1:35

Stiff.

1:36

Aye.

1:36

Chairman Hennessy.

1:41

All right.

1:41

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

1:45

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

1:50

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

2:10

Two of these petitions now are being recommended for a deferral.

2:16

Therefore, the public hearing won't be opened for these requests for deferral.

2:24

And those the first one that's being requested for deferral to it'll be deferred to the December 18th meeting is the special use permit to allow a self-storage facility located at 1701 Drowden Road, which is accompanied by a variation of use request.

3:16

So if you are here about those two agenda items and you want to speak under citizens to be heard on agenda items, this is your time.

3:41

I didn't.

3:42

Your names and addresses.

3:45

I need your name and address.

3:46

Lynn Armbuster, 1700.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████65%
Procedural██████████14%
Engineering And Infrastructure████████12%
Transportation Safety████6%
Public Safety██3%
Summary of Proceedings

Joliet Zoning Board of Appeals Meeting – November 20, 2025

The Joliet Zoning Board of Appeals met on November 20, 2025 at 2:00 PM in City Hall Council Chambers. Six members were present (Bias, Hennessy, Nachtrieb, Roehr, McGrath Schmig, Stiff); one member (Radakovich) was absent. The board approved a special use permit for a daycare facility, deferred two petitions for a self-storage facility and a signage variation, and heard public testimony.

Consent Calendar

  • Approval of Minutes (October 16, 2025): Unanimously approved (6-0, with Nachtrieb abstaining as he was not present at the prior meeting).

Public Comments & Testimony

  • Before Agenda Items (on deferrals): Two residents (Lynn Armbuster and Janet Balinski) spoke in opposition to Petitions 2025-51 and 2025-52 (self-storage facility at 1701 Drauden Road). They cited concerns about safety, crime, drug activity, noise from a nearby gas station, and the proximity of four schools with children walking in the area. They urged the board to deny the self-storage use.
  • During Public Hearing for Daycare (Petition 2025-50): Four residents spoke in opposition:
    • Kathleen Hampton (7409 Roseman Drive) raised concerns about increased traffic, lack of a traffic light, the small size of the proposed restaurant lot, and the unknown future of surrounding undeveloped land.
    • Jessica [last name not given] (7423 Rosewind Drive) objected to loss of privacy, added congestion, safety risks for school children crossing the street, and increased noise.
    • Lisa Will Height (7413 Rosewind Drive) echoed traffic and safety concerns, questioned plumbing impacts on the neighborhood, and noted that a child had recently been hit in the area.
    • Eric Bernanke (2210 Ashby Lane), Vice Chair of Kendall County Regional Plan Commission and a township supervisor, spoke as an individual. He argued the site plan was problematic, noting that the area was planned for residential use per the 2004 Kendall County sub‑area plan, that there is no sidewalk access from neighboring subdivisions, and that a mid‑block commercial development would create access issues. He suggested lower‑density multifamily or other uses would be a better fit.

Discussion Items

  • Petition 2025-50: Daycare at 580 Caton Farm Road: Staff presented a report recommending approval of a special use permit for a Children of America daycare facility. The applicant (Project Development Group LLC, contract purchaser) seeks to annex the 5‑acre site into B‑1 zoning and develop three lots: Lot 1 (daycare), and Lots 2 & 3 (commercial/retail/restaurant). The daycare would have a maximum capacity of 190 children, employ about 25 staff, operate 6:30 AM to 6:30 PM, include a 5,000 sq ft outdoor play area, and provide about 60 parking spaces. The petitioner’s representative (Nathaniel Washburn, KGG LLC) and broker (Bill Caton) responded to public concerns. They stated that the property is under contract, that a demand study showed a need due to residential growth (1,000 homes planned or under construction within three miles), that the closest similar daycare is five miles away, and that the site’s boulevard and access design were developed with city input to mitigate traffic. They emphasized that if the board denies the daycare, the lot would remain commercially zoned and could host any permitted use. A condition requiring a building permit within 180 days and compliance with playground fencing and size standards was included.
  • Petitions 2025-51 & 2025-52: Self‑storage facility and variation of use at 1701 Drauden Road: Staff recommended deferral to the December 18, 2025 meeting to allow more time for review and public input. No substantive discussion occurred; the board voted to defer.
  • Petition 2025-54: Signage variation at 2219 W. Jefferson Street: Staff recommended indefinite deferral. The board voted to defer.

Key Outcomes

  • Petition 2025-50 (Daycare Special Use Permit): Approved by a vote of 5‑1 (Bias, Hennessy, Nachtrieb, Roehr, Stiff in favor; McGrath Schmig opposed). The approval is contingent on the City Council’s final approval of the overall Planned Unit Development for the site.
  • Petitions 2025-51 & 2025-52 (Self‑storage and variation): Unanimously deferred to the December 18, 2025 Zoning Board of Appeals meeting (6‑0).
  • Petition 2025-54 (Signage variation): Unanimously deferred indefinitely (6‑0).
  • Adjournment: The meeting adjourned at approximately [time not recorded] following a unanimous vote.

Meeting Transcript

Okay, 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 the board is final. Respect it does not go to the mayor or the city council for any further action. If you disagree with our decision, we do have recourse and record of record. We also hear petitions for variations of land use. Matters of this type. We act as an advisory committee to the mayor and city council. Making a recommendation either for or against. Mr. Noctree? Here. Ms. Radokovich will be absent. Ms. Rohr? Here. Ms. Schmig? Here. Mr. Stiff. Here. Chairman Hennessy. Here. Okay. First on the agenda is approval of the zoning board of appeals meeting minutes for October 16th of 2025. So moved. Second. Mr. Bias. Here. Aye. Mr. Knoctree. I abstained. I was not present. Ms. Rohr. Aye. Ms. Schmid. Aye. Mr. Stiff. Aye. Chairman Hennessy. All right. Next on the agenda is citizens to be heard on agenda items.

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