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Record of Proceedings

Joliet Zoning Board of Appeals Meeting – December 19, 2025

Meeting Portal — Friday, December 19, 2025
BodyJoliet, Illinois
SessionMeeting Portal
DateFriday, December 19, 2025
StatusFILED
Video Record
0:00 / 1:56:14

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

Is the meeting will please come to order?

0:03

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

0:09

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

0:16

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

0:20

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

0:27

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

0:32

We also hear petitions for variations of land use.

0:37

Matters of this type, we act as an advisory committee to the mayor and city council.

0:43

Making a recommendation either for or against it.

0:46

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

0:53

Secretary call the roll.

0:56

Mr.

0:56

Bias Mr.

0:58

Nocktreeb.

0:59

Here.

1:00

Ms.

1:00

Radakovich.

1:01

Here.

1:02

Ms.

1:02

Rohr.

1:03

Here.

1:03

Ms.

1:03

Schmig.

1:04

Here.

1:05

Mr.

1:05

Stiff.

1:06

Here.

1:06

Chairman Hennessy.

1:07

Here.

1:11

All right.

1:12

First on the agenda is the approval of the Zoning Board of Appeals meeting minutes from November 20th of 2025.

1:20

Motion be in order.

1:22

So moved.

1:23

Second.

1:24

We have motion, second to approve the minutes poll of the board.

1:27

Mr.

1:28

Nocktreep.

1:28

I Ms.

1:29

Radakovich.

1:30

Ms.

1:31

Roar.

1:31

Aye.

1:32

Ms.

1:32

Schmick.

1:33

I Mr.

1:33

Stiff.

1:34

Aye.

1:34

Chairman Hennessy.

1:36

Aye.

1:39

Okay.

1:41

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

1:45

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

1:51

It is not a question and answer period.

1:53

And staff and the zoning board of appeals members do not generally respond to public comments.

1:59

And the speaking rules are on the screen.

2:03

So two things.

2:04

The first is that every item listed here on the agenda is a public hearing.

2:11

So if you're here to speak on a public hearing item, you can speak then and you'll be your speaking will be part of the testimony for that agenda item.

2:24

Or you're free to speak now.

2:26

But the second thing is that we have a request to defer the petition 2025 51 and 2025 52, which is a special use permit to allow a self-storage facility as well as a variation of use to allow a self-storage facility at 1701 Drowden Road.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████66%
Community Engagement██████9%
Public Safety████6%
Technology and Innovation████6%
Youth Programs███4%
Public Engagement███4%
Parks and Recreation█2%
Procedural█1%
Floodplain Management█1%
Summary of Proceedings

Joliet Zoning Board of Appeals Meeting – December 19, 2025

Note: The agenda and minutes indicate the meeting was held on December 18, 2025, but the instruction specifies December 19, 2025. This summary uses the provided date but acknowledges the discrepancy.

The Joliet Zoning Board of Appeals met to consider several petitions including a community center, a laundromat, a sign installation, a solar array, and multiple variations. All agenda items were approved except for two that were deferred to the next meeting. The board voted unanimously on all decisions.

Consent Calendar

  • Approval of Minutes: The minutes from the November 20, 2025, Zoning Board of Appeals meeting were approved by a 7-0 vote (Ralph Bias absent initially but later present).

Public Comments & Testimony

  • On Deferred Petitions 2025-51 & 2025-52 (self-storage facility at 1701 Drauden Road): Three members of the public spoke in opposition. Lynn Arm Brewster (1700 Lake Point Drive, Plainfield) cited concerns about proximity to schools, potential drug activity, and safety. Janet Balinski (1611 Lake Point Drive) echoed safety concerns for her grandchildren and traffic from a nearby gas station. Tracy Dahlmeyer (1703 Heritage Point Court) asked the board to conduct due diligence on traffic and safety, noting she did not oppose a business but wanted appropriate zoning.

Discussion Items

  • Deferral of Petitions 2025-51 & 2025-52: Staff recommended deferring these to the January 15, 2026, meeting for additional preparation. The board voted 7-0 to defer.
  • Petition 2025-53 – Community Center (111 McDonough Street): Glenda McCullum, representative of Arise Impact Center, requested a special use permit for a community center in an R-2 district. The center would offer tutoring, arts, and youth programs with a maximum capacity of 50 people. Staff recommended approval with conditions including building permits, removal of a southwest ingress/egress, no leasing for banquets, and a 180-day activation period. The board discussed funding, floodplain status (property in 2019 FEMA floodplain), and the applicant’s commitment. Five public speakers supported the petition, citing community need. The board voted 7-0 to approve.
  • Petitions 2025-55 & 2025-56 – Laundromat and Parking Reduction (629 N. Hickory Street): Jose Rojas appeared for a variation of use to allow a laundromat (B-1 use in R-4 district) and a parking reduction from 31 to 19 spaces. The building is an existing mixed-use structure. Rojas clarified the laundromat would have 11-15 washers/dryers (not the initially stated 20). Staff recommended approval with conditions. No public comments were made. The board voted 7-0 to approve.
  • Petition 2025-57 – Ground Sign Variations (2200 McDonough Street): Robert Zabel, representing Victory City Church, requested variations to increase sign height from 11 ft to 16.25 ft, area from 12 sq ft to 72 sq ft, and setback from 15 ft to 0 ft. The proposed sign replaces a 2002 sign for the former St. Jude Church. Staff noted the property is 7 acres and zoned R-2. No public comments. The board voted 7-0 to approve.
  • Petition 2025-58 – Solar Installation Special Exception (2114 Oak Leaf Street): Mary Marshall (Solar Landscape) and Jim Griffin (attorney) presented a roof-mounted community solar installation on a CubeSmart self-storage facility. The system would generate power for ComEd's grid; subscribers would receive a 10% discount. Staff recommended approval. One public speaker supported it. Board member Jane McGrath Schmig requested a community center donation be considered. The board voted 7-0 to approve with condition to obtain building permits.
  • Petition 2025-59 – Side Yard Setback Variation (6303 Brunswick Drive): Mark Pellettieri, architect for AIROOM LLC, requested a reduction from 20 ft to 16 ft total side yard setback for a front porch. The house already has a non-conforming 16 ft total side yard. Staff supported the request. One public speaker supported. The board voted 7-0 to approve.
  • Petition 2025-60 – Rear Yard Setback and Lot Coverage Variations (424 W. Washington Street): Jose Luis Andrade (with translator Francisco Jimenez) sought to legalize a previously built rear covered patio. Required rear setback is 25 ft (proposed 4 ft) and lot coverage would increase from 30% to 62%. Staff cited unique non-conforming lot conditions. One neighbor opposed, expressing concerns about property damage and privacy. The board approved 7-0.
  • Petition 2025-61 – Decorative Pea Gravel Variation (1137 Cathy Avenue): John and Debbie Louis requested a variation to retain decorative pea gravel in the front yard, installed in 2019 after what they described as verbal approval from the city. Staff did not recommend approval, citing no hardship. The board heard from the applicants and one supporting neighbor. Despite staff’s position, the board voted 7-0 to approve.

Key Outcomes

  • All seven petitions received unanimous approval (7-0) from the board.
  • Petitions 2025-51 and 2025-52 were deferred to the January 15, 2026, meeting.
  • Conditions for approvals included adherence to building permits, specific site modifications, and compliance with zoning ordinances.
  • Adjournment: The meeting adjourned by unanimous vote.

Meeting Transcript

Is 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. I respect it does not go to the mayor or the city council for any further action. If you disagree with our decision, you do have recourse in a court 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 it. The final decision on land use is made by the mayor and the city council. Secretary call the roll. Mr. Bias Mr. Nocktreeb. Here. Ms. Radakovich. Here. Ms. Rohr. Here. Ms. Schmig. Here. Mr. Stiff. Here. Chairman Hennessy. Here. All right. First on the agenda is the approval of the Zoning Board of Appeals meeting minutes from November 20th of 2025. Motion be in order. So moved. Second. We have motion, second to approve the minutes poll of the board. Mr. Nocktreep. I Ms. Radakovich. Ms. Roar. Aye. Ms. Schmick. I Mr. Stiff. Aye. Chairman Hennessy. Aye. Okay.

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