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Record of Proceedings

Joliet Zoning Board of Appeals Meeting Summary – April 16, 2026

Meeting Portal — Monday, April 20, 2026
BodyJoliet, Illinois
SessionMeeting Portal
DateMonday, April 20, 2026
StatusFILED
Video Record
0:00 / 2:13:09

Transcript — Verbatim
0:01

Okay, the meeting will please come to order.

0:05

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

0:10

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

0:17

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

0:22

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

0:28

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

0:33

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

0:40

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

0:44

Making a recommendation either for or against the final decision on land use is made by the mayor of the city council.

0:52

Secretary, call the roll.

0:54

Mr.

0:55

Bias.

0:55

Here.

0:57

Mr.

0:57

Noctrieb.

0:58

Here.

0:59

Ms.

1:00

Radakovich.

1:01

Here.

1:02

Ms.

1:02

Schmig.

1:04

Mr.

1:05

Stiff.

1:06

Here.

1:06

Chairman Hennessy.

1:08

Here.

1:11

All right.

1:12

We have quorum.

1:14

First on the meeting agenda is the Zoning Board of Appeals meeting minutes approval for February 19th of 2026.

1:24

We have a motion.

1:25

Motion.

1:26

Second.

1:27

Yeah, motion second to approve.

1:29

Pull the board.

1:30

Mr.

1:30

Bias.

1:31

Aye.

1:32

Mr.

1:32

Noctrieb.

1:33

Aye.

1:34

Ms.

1:34

Rokovich.

1:35

Aye.

1:36

Mr.

1:36

Stiff.

1:37

All right.

1:38

Chairman Hennessy.

1:41

Okay.

1:42

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.

1:52

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

2:05

So you know, if you would like to speak during the public hearing and have your testimony as part of that public hearing, I would recommend speaking then.

2:16

But you're also welcome to speak now under citizens to be heard on agenda items.

2:30

Okay.

2:34

Hello, everyone.

2:40

Yes, I do.

2:41

Your name and address.

2:43

Michelle Arana, 1229 Buell Avenue, Joliet 60435.

2:48

Okay, what do you wish to say?

2:50

Thank you.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████79%
Procedural██████11%
Public Safety██3%
Engineering And Infrastructure██3%
Parks and Recreation█1%
Historic Preservation█1%
Economic Development█1%
Housing And Development█1%
Summary of Proceedings

Joliet Zoning Board of Appeals Meeting Summary – April 16, 2026

The Joliet Zoning Board of Appeals held a regular meeting on April 16, 2026, at 2:00 PM in City Hall Council Chambers. The board considered 19 petitions (2026-04 through 2026-22) involving signage, land use, special use permits, and variations. Key decisions included approvals for signage at a new Longhorn Steakhouse, a tattoo studio in downtown Joliet, a self-storage facility, and a scuba/recreation facility. A duplex proposal at 1216 Fairview Avenue was deferred to June. The board denied a request to convert a single-family home into a two-unit residence at 540 Bluff Street, finding the hardships were self-imposed and the construction raised safety concerns. Ralph Bias was elected Vice Chair. Member Jane McGrath Schmig was absent.

Consent Calendar

  • Approval of Minutes: The board unanimously approved the minutes from the February 19, 2026 meeting. (5-0, Schmig absent)

Public Comments & Testimony

  • Michelle Arana (1229 Buell Ave) spoke in favor of Joseph Spillie’s proposed tattoo studio, citing his character, appointment-only model, and support for small businesses. She said his presence would align with downtown Joliet’s creative culture.
  • Trinita Stevenson (1211 Edge Hill St) and another resident came to speak about the 1216 Fairview Avenue duplex item but were informed it had been deferred to June. Stevenson also expressed concerns about a disc golf project near the former correctional center on Collins Street and requested a walking trail for the community.
  • Erica Teas (1514 Staghorn Dr) asked the Fall Creek HOA representative whether the illuminated monument sign would cause HOA fee increases and was told it would be funded from existing reserves with no planned increase.

Discussion Items

  • PETITION 2026-04 (16329 S. Boulevard Pl.): David Mikel (SES Branding) requested variations to allow two wall signs (channel letters and steer head logos) on the north and west sides of a new Longhorn Steakhouse. He stated that Darden Restaurants studies show about 50% of customers are from out of town, making signage critical for wayfinding and safety. The board approved unanimously. (5-0)
  • PETITION 2026-05 (203 N. Ottawa St.): MJ Sughayer, property owner, requested a variation to exceed the maximum total sign area from 50 sq ft to 234 sq ft for his business, Baby's Cheesesteaks, to improve visibility due to the Cass Street Bridge closure. The board approved 4-1, with Debbie Radakovich voting nay. (4-1, Radakovich nay)
  • PETITION 2026-06 (SEC Theodore St. & Staghorn Dr.): Justin Harrison (Fall Creek HOA) requested a variation to allow an illuminated subdivision monument sign for better nighttime visibility for residents and emergency personnel. The board approved unanimously. (5-0)
  • PETITIONS 2026-07, 2026-08, 2026-09 (1216 Fairview Ave.): These petitions for a duplex and related variations were officially deferred to the June Zoning Board of Appeals meeting per Planning Director Jayne Bernhard.
  • PETITIONS 2026-10 & 2026-11 (749 Houbolt Rd.): Attorney Kathleen West and Mike Pedersen (Dive Right In Scuba) requested a variation of use for an indoor/outdoor commercial recreation facility (the FLEX) in the R-B district, and a variation to allow unlighted outdoor recreation facilities within 200 feet of a residential zone. They stated the facility would retain the existing YMCA building, offer aquatics, basketball, and youth sports, and employ 30-35 people. Chairman Hennessy inquired about preserving the “Galowich” name on the building, honoring a former city councilman; the applicants said they were open to it. The board approved both petitions unanimously. (5-0)
  • PETITION 2026-12 (1516 Edgerton Dr.): Fernando Duran (Omega Sign & Lighting) requested a variation to increase a ground sign from 12 sq ft to 60 sq ft per face (120 sq ft total) for Christ Community Church. A brief confusion over the sign being two-faced was resolved after Duran showed the public notice sign. The board approved with a condition that the sign be set back properly to avoid sight obstructions. (5-0)
  • PETITIONS 2026-13, 2026-14, 2026-15 (81 N. Chicago St.): Joseph Spillie (Ink Everything) requested a special use permit, variation of use (B-3 use in B-2 district), and a variation to allow a tattoo studio within 1,000 ft of a library. He stated he charges $1,000 per day, books one client at a time (appointment-only), and will have no external signage to protect client privacy. A public speaker supported the business. The board approved all three petitions unanimously. (5-0)
  • PETITIONS 2026-16 & 2026-17 (2450 W. Jefferson St.): Josh Melder (Menard Inc.) requested a special use permit for a self-storage facility and a variation to allow engineered wood siding in the I-1 district. He said the site, formerly Bookie McGee’s Hideaway/OTB, has sat vacant for two years and is difficult to market due to being hidden behind Walmart and Menards. The facility would have 92 climate-controlled and 174 non-climate-controlled units, with a secure gate and 24/7 access for renters. The board approved 4-1, with Debbie Radakovich voting nay. (4-1, Radakovich nay)
  • PETITIONS 2026-18 & 2026-19 (370 Ruby St.): Israel Hernandez (Gigante Motors) requested a special use permit for an automotive repair facility and a variation from the 100-ft spacing requirement from residential zones. He said the existing building has a loading door 40 ft from the residential line, but the door faces north away from homes. The board approved unanimously with conditions including site improvements like removing a curb cut, installing turf grass, and ensuring a functional oil separator. (5-0)
  • PETITIONS 2026-20 & 2026-21 (540 Bluff St.): Abraham Garcia requested a variation of use to convert a single-unit home into a two-unit residence (R-3 use in R-2 district) and a variation to reduce the front yard setback from 30 ft to 12.9 ft for a second-story addition. Garcia admitted he began construction without a permit and said he plans to live in one unit and rent the other. His architect, Bob Gebel (United Architects), stated the structure uses 2x4 exterior walls and doubled 2x6 floor joists. Board members expressed strong concerns about the self-imposed hardship, prior knowledge of zoning, and structural safety. The board voted to deny both petitions unanimously (5-0), stating the applicant knew better and the hardship was self-created. The decision goes to city council as a recommendation for denial.
  • PETITION 2026-22 (201 N. William St.): Maria Garcia requested a variation of use to allow the continuation of an existing three-unit residence (R-4 use) in the R-2 district. She stated she bought the property in May 2025, cleared 24 code violations, and was informed by staff that the three-unit use was not legal. The board approved unanimously. (5-0)

Key Outcomes

  • Approvals Granted (Final Decision by ZBA):
    • PETITION 2026-04: Signage variations for Longhorn Steakhouse (5-0).
    • PETITION 2026-05: Signage variation for Baby’s Cheesesteaks (4-1, Radakovich nay).
    • PETITION 2026-06: Illuminated subdivision sign for Fall Creek HOA (5-0).
    • PETITION 2026-11: Variation for unlighted outdoor recreation at 749 Houbolt Rd. (5-0).
    • PETITION 2026-12: Ground sign variation for Christ Community Church (5-0).
    • PETITION 2026-19: Variation from spacing requirement for auto repair at 370 Ruby St. (5-0).
    • PETITION 2026-21: Denied – front yard setback variation for 540 Bluff St. (5-0).
  • Approvals Recommended to City Council (Advisory):
    • PETITION 2026-10: Variation of use for commercial recreation at 749 Houbolt Rd. (5-0).
    • PETITIONS 2026-13, 2026-14, 2026-15: Tattoo studio at 81 N. Chicago St. (5-0).
    • PETITION 2026-16: Special use permit for self-storage at 2450 W. Jefferson St. (4-1, Radakovich nay).
    • PETITION 2026-17: Variation for engineered wood siding at 2450 W. Jefferson St. (4-1, Radakovich nay).
    • PETITION 2026-18: Special use permit for auto repair at 370 Ruby St. (5-0).
    • PETITION 2026-22: Variation of use for three-unit residence at 201 N. William St. (5-0).
  • Recommendation for Denial to City Council:
    • PETITION 2026-20: Variation of use to convert to two-unit at 540 Bluff St. (5-0).
  • Deferrals: PETITIONS 2026-07, 2026-08, 2026-09 (1216 Fairview Ave.) deferred to June 2026 ZBA meeting.
  • Election: Ralph Bias was elected Vice Chair of the Zoning Board of Appeals (5-0).
  • Next Steps: All recommended approvals will be forwarded to the Joliet City Council for final action, with tentative scheduling in May 2026.

Meeting Transcript

Okay, the meeting will please come to order. This is a duly advertised meeting at the Joliet 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. 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 in matters of this type. We act as an advisory board to the mayor and city council. Making a recommendation either for or against the final decision on land use is made by the mayor of the city council. Secretary, call the roll. Mr. Bias. Here. Mr. Noctrieb. Here. Ms. Radakovich. Here. Ms. Schmig. Mr. Stiff. Here. Chairman Hennessy. Here. All right. We have quorum. First on the meeting agenda is the Zoning Board of Appeals meeting minutes approval for February 19th of 2026. We have a motion. Motion. Second. Yeah, motion second to approve. Pull the board. Mr. Bias. Aye. Mr. Noctrieb. Aye. Ms. Rokovich. Aye. Mr. Stiff. All right. Chairman Hennessy. Okay. Next on the agenda is citizens to be heard on agenda items. The section is for anyone wanting to speak regarding agenda items and are allowed a maximum of four minutes.

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