Joliet Zoning Board of Appeals Meeting - January 15, 2026

The Joliet Zoning Board of Appeals met on Thursday, January 15, 2026, at 2:00 PM in City Hall Council Chambers. The board considered three petitions, including a withdrawn item, and heard public comments on agenda items and general matters. Key actions included approval of a self-storage facility (with a variation of use) and a truck maintenance facility.

Consent Calendar

• The board unanimously approved the minutes of the December 18, 2025, Zoning Board of Appeals meeting (motion by Ralph Bias, seconded by Brigette Roehr).

Public Comments & Testimony

• Petitions 2025-51/52 (self-storage facility at 1701 Drauden Road): One member of the public, Margie C. Pon (address: 1114 Would I Restrict Joliet – likely 1114 W. Restrict St.), spoke in opposition to the redaction of petitioner information in the application. She argued the redactions violated transparency and stated the application was incomplete. She did not oppose the project itself. The city attorney explained that redactions were made to align with FOIA to prevent fraud, and that the petitioner’s name was later unredacted on the city’s website prior to the meeting. The board discussed the issue and confirmed no Open Meetings Act violation occurred.
• Petition 2026-02 (truck maintenance facility at 3501 Channahon Road): Two members of the public spoke in opposition:
  • Elaine Poolin (address: 3397 Channahon Road), a resident east of the site, raised concerns about water and drainage impacts, traffic (especially trucks), noise, lowered property values, and environmental effects on nearby wells and Rock Run Creek. She questioned the petitioner’s estimate of only five to six truck trips per day, stating that based on her 25 years in logistics, that figure was unrealistic.
  • Kathy Link (address: 22758 South Michael Drive, Channahon, Illinois), sister of the previous speaker, focused on environmental concerns, including potential groundwater contamination from the maintenance facility and runoff into the forest preserve and creek. She argued the request had not been adequately examined environmentally.
• Public Comment (non-agenda items):
  • Margie C. Pon again spoke, this time about Freedom of Information Act (FOIA) redactions. She cited a recent FOIA request regarding a data center where 1,307 of 1,314 pages were redacted, calling the practice excessive and contrary to transparency.
  • A resident (name not given) from the Westmere subdivision across from the proposed self-storage site expressed opposition, citing safety concerns for children walking home from nearby schools (Brigade Grade School, Drown Point, and Train Middle School), potential for guns, drugs, and squatters in storage units, increased traffic, and potential property tax increases.

Discussion Items

• Petitions 2025-51/52 (self-storage facility): Staff presented a detailed report. The applicant, represented by Nathaniel Washburn of KGG LLC and Ron Schelling of Schelling Development, requested a special use permit and a variation of use to allow a self-storage facility on a 3.86-acre lot in the B-1 district. The property has been owned by the applicant for 20 years; previous attempts to develop the site (medical office, daycare) failed due to its shape and high-tension utility lines. The proposed facility includes a 10,950-square-foot climate-controlled indoor building and six outdoor mini-storage buildings, totaling approximately 370 units, with hours of operation from 5 a.m. to 10 p.m. Staff recommended approval, finding the unique site conditions justified the variation and that the use would not harm the neighborhood, especially with buffering. The board discussed the redaction issue at length but concluded it was not an OMA violation and that the application was complete. A motion to approve both petitions passed 5-2 (Bias, Hennessy, Nachtrieb, Roehr, Stiff in favor; Radakovich and McGrath Schmig opposed).
• Petition 2026-01 (staffing agency at 114 E. Jefferson Street): Staff noted this petition had been withdrawn prior to the meeting, so no discussion occurred.
• Petition 2026-02 (truck maintenance facility): Staff presented the request by IFH Properties LLC for a special use permit to operate a truck maintenance facility on a 4.7-acre I-1 zoned site. The site currently has a vacant commercial building; the applicant plans a 24,300-square-foot building (18,000 sq ft mechanic bays, 6,300 sq ft office) with 61 trailer stalls and about 10 employee parking spaces. Estimated project cost is $7.5 million. Hours of operation: Monday-Friday, 7 a.m. to 5 p.m. Initially five employees, up to 10. Staff recommended approval with conditions including landscaping, enrollment in the payment-in-lieu-of-taxes program, and public improvements. In response to public concerns, the petitioner’s engineer (Gary Dillman) explained that environmental issues (stormwater detention, waste management) would be addressed during engineering/permitting, with triple-basin filtration and underground detention. The applicant’s attorney noted that the use is a maintenance facility, not a warehouse, and that truck trip estimates were based on the specific operation. The board asked about project cost and land ownership. A motion to approve passed unanimously (7-0).

Key Outcomes

• Petitions 2025-51/52 (self-storage facility): Approved by a vote of 5-2. The recommendation will go to the City Council for final decision. Conditions include: no outside storage; building permit or certificate of occupancy within 180 days; compliance with all conditions; possible revocation if deemed a public nuisance.
• Petition 2026-01 (staffing agency): Withdrawn by the applicant; no action taken.
• Petition 2026-02 (truck maintenance facility): Approved unanimously (7-0) with a recommendation to the City Council. Conditions: landscape plan approval; public improvements prior to certificate of occupancy; enrollment in payment-in-lieu-of-taxes program; building permit within 180 days; possible revocation for public nuisance.
• Public comments: The board acknowledged the redaction and FOIA concerns but took no formal action. The meeting was adjourned by a unanimous vote.