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 do not like 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 committee to the mayor and city council, making the recommendation either for or against it.

Final decision on land use is made by the city manager.

The mayor and the city council.

Secretary.

Mr.

Bias.

Mr.

Noctrie.

Ms.

Radakovich.

Ms.

Schmid.

Here.

Mr.

Stiff.

Here.

German Hennessy.

Here.

All right.

First on the agenda is approval of the April sixteenth, twenty twenty-six zoning board of appeals minutes.

Motion be in order.

Motion.

Second.

Mr.

Bias.

Ms.

Radakovich.

Ms.

Schmeg.

I wasn't present, so I can't vote.

Mr.

Stiff.

I know.

Chairman Hennessy.

Okay.

Motion carried.

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

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

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

I'm going to note that everything on the agenda today is a public hearing.

So if you have something to say and you would like your what you want to say be part of the record of the public hearing, um it would be probably more appropriate to speak then, but if you would also like to speak now, um this is the time.

Okay, seeing none, we're gonna move on to old business public hearing of which we have no agenda items, which brings us to new business public hearing.

The first petition is 2026, 23, which is the applicant is GI XI 2700 Ellis LLC, um, also with venture one real estate LLC, and the status of the applicant is the owner.

Um this is 2700 LC Road again as the location, and the request is a series of variations to allow truck trailer parking on the short side of a building with a double row.

The applicant is requesting the following variations.

The first is a variation to allow truck trailer parking on the short side of the building, and the second is to allow truck trailers to be parked in a double row.

The zoning board of appeals makes the final decision on these variation requests.

For site specific information, the subject property is approximately 53 acres in size and contains an existing six hundred um six yeah, six hundred over six hundred thousand square foot industrial building that was built in two thousand six as part of the Cherry Hill Business Park West Industrial Subdivision.

The building has been vacant for several years, but the applicant recently entered into a lease agreement with a tenant for the building's west unit, which is unit one, that would operate a pallet distribution, delivery, and administration business within the western half of the building.

The east half of the building is still vacant but continues to be marketed to prospect to prospective tenants.

The conceptual site plan that is included with the application shows that the building is divided into two units, split long ways down the center of the building.

Each unit has a separate proposed access for truck traffic out to Ellis Road.

Shared passenger vehicle access to serve both units is located between the western and eastern truck access points.

The applicant maintains that to promote pedestrian and vehicular safety within the property.

A security fence gate is proposed to be built between the two truck trucking areas to prevent cross access between the two trucking areas.

The subject variation requests concern trailer parking for the western unit, unit one.

This unit currently has 154 trailer parking stalls located along the property's west side.

The applicant recently submitted plans to add 95 trailer stalls on the sh on the south side, which is also a short side of the building in an area that is currently covered with grass.

33 stalls would be adjacent to the building's south side.

An additional 62 stalls will be located further south in a double row.

The eastern unit of the building can currently accommodate 456 semi-trailers.

Section 47-17.17.29 of the city's zoning ordinance states that double stacking or parking semi-trailers at a double row is prohibited.

The ordinance further states that all parking areas intended for use by semi-trailers, wheeled containers, or tractor trailer combinations that are located immediately adjacent to the structure to which the parking is accessory may only be located along the two longest sides of the structure.

The requested variations are necessary to allow the proposed additional semi-trailer parking as proposed by the applicant.

For surrounding zoning, land use and character, the subject property is surrounded by I1 light industrial zoning on all sides.

The comparable industrial warehousing uses can also be found adjacent to the subject property.

For applicable regulations, again we have the section 47-17.17.29, off-street parking regulations pertaining to semi-trailer parking, and then section 47-19.8, findings of facts supporting a variation, which you can refer to your attachment in the staff report packet.

For analysis, approval of the requested variations would allow the applicant to add 95 semi-trailer stalls south of the western unit of the subject building.

Section 47 19.8 of the city's zoning ordinance details the findings of fact that need confirmation to support the requested variations.

While the building, when built, may have been right size to accommodate future semi-trailer parking needs.

Staff believes there is a practical difficulty with the existing trailer parking arrangement that allocates three fourths of the trailers or of the site's trailer parking to the eastern unit.

Staff believes there is a health, safety, and welfare interest in keeping truck and passenger vehicles separate or vehicle parking separate, and staff would not support a parking proposal that would involve adding trailer stalls to the north side of the building.

Public works staff has reviewed the proposed parking plan and does not believe it'll be problematic.

Staff do not believe that the requested variations will alter the essential character of the general area as the proposed trailer stalls will be located at the building's rear away from Ellis Road Views.

Furthermore, the surrounding area is largely industrial in nature with a pre-existing high volume of truck traffic for recommended action.

Staff recommends the zoning board of appeals approve the following requested variations at this location.

The first is a variation to allow truck and trailer parking on the short side of the building, and the second variation is to allow truck trailers to be parked in a double row.

And then staff does recommend that you consider these two variation requests separately, and so we would suggest doing separate motions for the two requests.

And that concludes staff's report.

I do.

Sorry, I didn't.

Matthew Good, 1550 Crabtree Lane in Deerfield, Illinois.

Okay.

Well, first of all, thank you guys for having us.

Thank you, staff for working with us and taking the time on this variance.

So I'm Matt Good.

I'm with Venture One Real Estate.

We are a local Chicago-based industrial investor and developer.

So we're excited to be here in Juliette in the community working to bring good tenants and good companies to the buildings we own.

So we're a privately held locally owned business.

Our specialty is really value add industrial.

So in this case, I don't know how familiar everybody is with the building.

We purchased 2700 Ellis about a year ago, a little more than that.

It's a building that was built for ComScope in the early 2000s, and it's really never been utilized to its capacity.

Comscope left pretty soon after or was underutilizing it pretty soon after they built it.

It was on the market for lease and sublease for many years, and just again sort of underutilized for that time period.

Like I said, we bought it about a year ago.

Um as a result of those improvements, and despite this building sitting for as long as it did, um we were able to secure a really great international company in Chet Pallet, so they're really excited about the opportunity to occupy this building.

They've been in the same space in Cook County for maybe the last 20 years.

So we're bringing them down to Juliet.

Um and as part of their uh use requirement, uh they need these additional trailers.

Um it's it's our perspective, and we we've talked to staff and worked with staff on on sort of the best layouts that from a a uh logistical standpoint from an ingress and egress standpoint and from a security standpoint, um, keeping these trailers south and on the west side of the building.

CHEP is going to occupy the west half of the building.

Um it's the best layout for the building and for the area.

Um again, in our experience with industrial having separation between two tenants.

We will be seeking an additional tenant for the east side.

Um it's best to separate those tenants, you know, just access in and out.

It's possible that we'll have cars on the east side, so we like that car truck separation.

So this keeps a really distinct uh separation between cars and trucks, depending on what happens on the east side of the property.

Um so we think that this is the the best way to divide the property and adding these trailers to the south again.

I think as staff mentioned, um, is is consistent with other buildings in the area, and we really think the best place uh for them.

So like I said, we're really excited about the opportunity to be working with you guys on on this building and uh bringing uh the best tenants that we can.

Um and uh we think this provides us the best opportunity A for CHEP to give them the right layout, and then for this next future tenant that's gonna occupy the east side um the best security and uh ingress and egress.

Okay, any questions on the board?

Yeah, I have a question.

Uh how would double row trail the parking effect emergency vehicle excess and fire lane clearance joint operations?

I so I think I didn't hear every word, but I think you you were asking whether how the double row would affect fire lane.

So it's it's actually from an ingress egress standpoint, it's really good.

You can see there's pavement on this planet's a little harder to see, but there's pavement that does go to the east.

That's a gate there that so although it's secured that gate's open, so for fire and life safety, trucks would be able to pass through.

Um so I actually think it's it's optimal.

You'll have two distinct drive lanes and access uh in two different areas in the south side there.

Do they put it in place?

Uh this only does the parking or is you would use the story material inside of the building?

Yeah, for for chap this will just be for uh parking of trailers.

Yeah.

So the interior of the building is not a good thing.

Oh, sorry, the the outside area.

So the additional pavement will be for parking inside the building.

We'll be processing storing uh pallets.

Yeah, cleaning thank you.

Thank you.

Thank you.

Okay, now we're good.

Any other questions by the board?

Is there anybody in the audience wishing to speak in favor of this petition?

Anyone opposed?

Chair closes petition to the floor and as the board for discussion in the motion.

All right, thank you guys.

Motion.

Second.

We have a motion and second to approve the petition.

Well, you want these separate?

I we would advise it.

I mean, just in case that you know, there's two questions at hand.

The first is the variation to allow truck parking on the short side of the building, and then the second would be would you allow a variation to uh for trucks parked in a double row?

Okay, so we already have motion motion for the parking lot of shut side of the building.

Mr.

Dokovitch.

I miss Schmid.

Aye.

Mr.

Stiff.

I Mr.

Bias.

I Chairman Hennessy.

I motion carries for that one.

Yeah, let's read the second one, yeah.

Yep, the second variation is to allow truck trailers to be parked in a double row.

Motion to approve.

Second.

I have a motion, the second to approve.

Plose the board.

Ms.

Schmidt.

Aye.

Mr.

Stiff.

Hi.

Mr.

Bias.

I.

Mr.

Dokovich.

Hi.

Chairman Hennessy.

Hi.

Okay.

All right.

Next on the agenda.

Several petitions all kind of lumped together.

Um is petition number 2026-24, 2026-25, 2026, 26, and 2026-27.

The applicant for these petitions is Whimsy Juliet LLC with Clayton Rule as the representative.

Status of the applicant is the property owner, which is Whimsy again, LLC, but Whimsy Juliet LLC.

The location is 23656 South Hobalt Road.

And there are again four requests.

The first, which is 2026 24, is a special use permit to allow a truck parking facility with mobile compressed natural gas as an accessory component.

The second is a variation of use, so this is case number 25, variation of use to allow above ground fuel tanks in the I-1 light industrial district.

The third is case number 26, a special use permit to allow container storage and stacking up to three high.

And then case number 27 is a variation of use to allow container storage and stacking up to three high in the I-1 light industrial district.

The petitioner is requesting a special use permit to allow a truck truck parking facility for their local freight carrier company at 23656 South Hobalt Road.

The petitioner has submitted a corresponding petition to annex the subject property to the City of Joliet with a requested zoning classification of I-1 light industrial district.

The annexation petition is scheduled to be reviewed by the Plan Commission at their meeting later this afternoon on May 21st, 2026.

The petitioner is proposing mobile compressed natural gas, also known as CNG.

This fueling as an accessory component of the facility.

The mobile fueling station, which consists of a fueling system mounted on a trailer, would contain CNG storage cylinders.

Per the zoning ordinance, no flammable or explosive liquids, solids, or gases shall be stored in bulk above ground except in the I-2 General Industrial District and I3 Heavy Industrial Zoning Districts.

Therefore, the petitioner would need a variation of a use of use to allow mobile fueling unit containing CNG cylinders to be parked on site in the I-1 district.

The variation of use request must be considered by the City Council following the recommendation of the Zoning Board of Appeals.

The petitioner is also requesting the storage and stacking of cargo containers on the site.

The zoning ordinance allows the outdoor storage of cargo containers as a special use in the I-2 General Industrial or I-3 heavy industrial districts.

Therefore, the petitioner needs a special use permit and a variation of use to allow container storage at this site in the I-1 district.

Both the special use permit and variation of use requests must be considered by the city council following the recommendation of the zoning board of appeals.

For site specific information.

There is a petroleum pipeline angled across the rear half of the property.

The site previously contained a farmstead and is currently vacant.

The subject site is located on the west side of Hobalt Road, which was reconstructed into a four-lane road several years ago when the Hobalt Road Bridge was completed over the Displains River to provide a connection between Interstate 80 and Center Point Intermodal Center.

The petitioner, Whimsy Juliet LLC, also owns the property to the south of the subject site at 3901 Hobalt Road.

In 2022, the City Council approved the annexation of the 3901 Hobolt Road property.

Classification to the I-1 Light Industrial District and a special use permit to allow a truck terminal.

Whimsey subsequently developed the site with an approximately 9.5 acre facility containing a logistics building and trailer parking area.

They continue to own and operate this site as the main Joliet terminal for their fleet.

For surrounding zoning, land use and character.

The immediate surrounding area is a mix of incorporated City of Joliet and unincorporated Will County.

There are two sites nearby with City I-1 light industrial zoning located to the northeast and south of the subject site.

Within a half mile surrounding the subject site are several center point properties that are primarily zoned ITC, which is intermodal terminal industrial park.

This district permits warehousing, logistics, and manufacturing uses.

The unincorporated Will County properties on the east side of Hobalt Road are rural residential and zoned County A1 agricultural.

The adjacent parcel along the south side of the subject site is 30 feet wide and contains a driveway for the rural residential property located south of the west side of the subject site.

The driveway and rural residential parcels are within unincorporated Will County and zoned A1 agricultural.

Across the 30 foot parcel to the south of the east side of the subject site is the existing Whimsey Terminal at 3901 Hobalt Road.

Directly adjacent to the north side north of the site is a rural residential property in unincorporated Will County with A1 agricultural zoning.

The rear of the subject site abuts, a 77-foot wide pipeline property with County A1 zoning to then to the west of the pipeline is undeveloped center point property zoned ITC.

For applicable regulations, we have Section 47 14.2A, special uses in all industrial districts.

We have Section 47 17.10, outdoor storage and waste disposal, and Section 47 1410 outdoor manufacturing and storage in industrial districts.

Section 47 5.2C criteria for issuance of a special use permit and Section 47-17.28 variation of use.

For discussion, the petitioner Whimsy Juliet is requesting a special use permit to allow a truck parking facility for their local freight company Whimsy Trucking.

Whimsey Trucking provides transportation services related to intermodal freight hauling, transferring, and storage.

They have headquarters in Mount Prospect, Illinois, and several yards in the Chicagoland area.

They currently operate a terminal at 3901 Hobalt Road that includes maintenance, parking, and dispatch operations.

The proposed development at 23656 South Hobalt Road would include an office building and trailer parking area.

The petitioner is also requesting mobile fueling and container storage at the proposed facility.

These components would require additional zoning approvals, which at which can be considered and voted on separately from the request to allow a trucking facility.

According to the petitioner, the proposed facility would serve around 20 trucks from Whimsy's fleet.

The petitioner estimates that there would be 90 to 100 truck trips total to and from the site per day.

The proposed facility would have an approximately 3,000 square foot office building, 9 employee parking spaces, and around 105 trailer parking stalls.

The facility would be surrounded by a security fence with an access gate for trucks entering the site.

There would be one entrance off Hobalt Road.

The office will need to meet the city's non-residential design standards, and the site will need to have perimeter landscaping in accordance with the zoning ordinances, landscape and screening regulations, including a 30-foot landscape area along the east side and a 15-foot landscape area along the north and south sides adjacent to the facility.

There is no development planned on the south on the portion of the site south of the pipeline that runs across the rear of the property.

Landscape improvements will not be required on or south of the pipeline.

The petitioner proposes for the sorry the petitioner proposes for the facility to include mobile compressed natural gas.

Fueling is an accessory component.

The fueling station is intended for use by the petitioner's fleet and is not and is not open to the public.

According to the petitioner, it'll be maintained or it'll sorry, it'll be mainly used for the trucks that are parked and stored at the subject site, but could occasionally fuel other Whimsy trucks from neighboring terminals.

The mobile fueling unit would consist of CNG storage cylinders and a compression fueling system mounted on a trailer.

The mobile unit would have a similar size and footprint as a standard trailer and would take up the space of a standard trailer stall.

Figure 6 in the staff report packet shows one example of a mobile fueling station.

The design of the unit differs depending on the provider.

The fueling system would be monitored and maintained by a licensed third-party fueling provider and filled several times per week via a CNG tube trailer or other delivery equipment.

The system would be required to comply with the International Fire Code, including the installation of protective barriers around the unit.

The petitioner needs a variation of use to allow the mobile CNG fueling system on the site because the zoning ordinance only permits above ground fuel tanks in the I-2 General Industrial and I-3 heavy industrial zoning districts.

According to the petitioner, the operational impacts of the mobile fueling unit are similar to typical equipment found at trucking facilities and will not cause additional effects beyond normal trucking operations.

The fueling system operates at sound levels similar to typical industrial equipment such as HVAC units or shop compressors.

The fuel tanks will not be permanently installed on the site and therefore could be removed if site operations were to change in the future.

The petitioner is also requesting container storage and stacking on the subject property.

Whimsey picks up containers from the Union Pacific and BNSF intermodal terminals in Joliet and Elwood on behalf of third-party logistics providers and shippers and then delivers them to local and regional warehouses and distribution centers.

Whimsy is not always able to deliver these containers to their destination on the same day, so the petitioner requests to temporarily store these containers on the site as needed.

The current site plan indicates that containers could be stored in any of the proposed trailer stalls, but the petitioner is willing to limit the storage area to exclude the front portion of the site.

The petitioner estimates that most containers would be stored for only a day or two, but some could be stored for a longer period of time.

Container storage is not permitted by right in the I-1 light industrial district or within I2 general industrial districts.

It's not permitted by right, but it is allowed by special use in the I-2 district, and therefore the petitioner needs approval of a special use permit and variation of use to allow container storage in the I-1 district.

As part of the container storage request, the petitioner is requesting to stack the containers up to three containers in height.

Staff does not find that the stacking of containers is appropriate for this location in the I-1 district at this time due to the characteristics of the surrounding area, which still includes rural residential uses as well as other I-1 allowed uses.

However, staff finds that the storage of single unstacked containers on this on this site would not be out of character with the area since containers have a similar height and profile as a parked trailer.

And therefore, and excuse me, and there are also existing warehouse and trucking facilities in the vicinity that include trailer parking on their sites.

The development will be required to comply with the city's zoning ordinance requirements, including but not limited to landscape and screening regulations, the non-residential design standards, and parking standards.

The trailer parking stalls will be subject to the payment in lieu of taxes program per the terms of the approved ordinance for truck parking facilities.

The site will be required to connect to city water and sewer at the time of development.

Water and sewer connection fees and development impact fees will be required.

All public improvements will be required for the subdivision regulations and requirements of the public works and public utilities departments.

For recommended action, the petitioner is requesting approval of a special use permit for a trucking facility with additional requests for above ground fuel tanks for a mobile CNG fueling station and container storage and stacking.

Staff recommends considering these requests separately and voting on these requests as separate items.

For the first case, case number 24, which is a special use permit to allow a trucking facility with mobile compressed natural gas as an accessory component.

Staff finds that the truck parking facility meets the criteria for special uses.

The establishment and operation of the proposed special use will not be detrimental to the public health and safety, nor will it impede the normal and orderly development and improvement of the surrounding property.

The surrounding area already contains industrial zoning and industrial developments, and the proposal is consistent with existing uses.

Additionally, adequate access is provided.

City utilities are available in the area, and the site will be required to provide adequate stormwater detention.

The site is located along Hobalt Road, which provides access to both the Joliet and Elwood intermodal terminals, as well as the Hobalt Road Bridge.

The site would be subject to the yearly fee for each trailer stall through the payment in lieu of taxes program for truck parking facilities.

For case number 25, which is a variation of use to allow above ground fuel tanks in the I-1 light industrial district.

Staff finds the variation of use request for above ground fuel tanks meets the variation of use criteria.

The storage cylinders will not be permanently installed on site but will be part of a mobile CNG fueling station which cannot be located underground.

The external effects and appearance of the station are similar to other components of a typical industrial site.

The system will be maintained by a licensed fuel provider and will be required to meet applicable building and safety codes.

Approval of the variation of use will allow the petitioner to fuel their fleet with an alternative fuel source.

For case numbers 26 and 27.

The first is a special use permit to allow container storage and stacking up to three high and its companion, a variation of use to allow container storage and stacking up to three high in the I-1 light industrial district.

Staff finds that the special use and variation of use requests to allow container storage meets the applicable criteria, but the request for container stacking up to three containers high does not meet the criteria.

Staff finds that unstacked containers on site would not be detrimental to the public health and safety, nor would it impede the normal and orderly development improvement of the surrounding property.

There are existing industrial developments in the vicinity with large amounts of trailer parking.

However, staff finds that container stacking would be out of character with the area and with the requested zoning district designation.

There are sites with container stacking closer to the inner mobile yard, but the developed areas immediately surrounding the subject site do not have or allow container stacking.

For recommended conditions, for case number 24, if the zoning board desires to approve the special use permit to allow a truck parking facility with mobile compressed natural gas fueling as an accessory component located at 23656 South Hobalt Road, staff recommends that the following conditions would be included.

The first is that the property shall be enrolled in the payment in Lewin Taxes program.

The second is that a landscape plan that meets the city ordinance shall be submitted as part of the building permit plan set and landscaping for the approved plan shall be installed prior to the issuance of a certificate of occupancy.

Three, that the special use granted herein per section 47-5.2E special uses shall terminate and lapse unless a building permit or certificate of occupancy is obtained not later than 180 days of the effective date of this ordinance and the erection or alteration of a building is started or the use commenced within such a period.

And four, should the property be declared a public nuisance, it may be subject to a rehearing and possible revocation of the special use permit.

For case number 25.

If the zoning board desires to approve the variation of use to allow above ground fuel tanks for compressed natural gas fueling in the I-1 light industrial district located 23656 South Hobalt Road, staff recommends that the following conditions would be included.

Um there's one additional condition.

It's that should the property be declared a public nuisance, it may be subject to a rehearing and possible revocation of the variation of use.

For the last two cases, 26 and 27.

If the zoning board desires to approve the special use permit and variation of use to allow container storage and stacking up to three high in the I-1 light industrial district located at 23, 656 South Hobalt Road, as requested by the applicant.

Staff recommends that the following conditions would be included.

One, that container storage be prohibited on the east 200 feet of the site.

Two, that the special use granted herein per section 47-5.2E special uses shall terminate and lapse unless a building permit or certificate of occupancy is obtained not later than 180 days of the effective date of this ordinance and the erection or alteration of a building is started or use commenced within such a period.

And three, should the property be declared a public nuisance, it may be subject to a rehearing and possible revocation of the special use permit and variation of use.

Thank you.

Petitioner here.

Oh, yes.

Reveal is the true is under penalty of law.

Yes.

Name and address.

John Argadellus, uh 15124, South Route 59, Plainfield, Illinois, 6054, and I am representing Whimsey trucking this afternoon.

Okay, you have the floor.

Um I think that uh first of all, thank thank you, staff.

We've been working quite a few months and uh I think they did a uh very good job in vetting everything out.

I don't think there's any issues between staff's opinion on this and in our opinion, other than this issue of stacking the containers.

And uh the reason we're asking for uh stacking more than one high is because if we look at that site plan on the property, because of the pipeline, there's about uh three, four acres of that southwest corner that's just completely unusable.

And uh had we been able to use that, and we tried.

We worked with the pipeline to see if we could get an asphalt uh crossing to get over there so we could use that, um, that would give us more room to spread things out.

On the size of this site, it's just it's gonna be hard to not stack um these containers.

And again, they they would be they're 24 to 48 hours, but uh we understand the staff's concern, but we're also agreeable to staff's recommendation that we have a 200 foot setback.

So from Hobal Hoboat Road, there would be 200 feet where there could be no stacking, which is uh pretty good distance, and that's what staff recommended, and and that's fine with us.

Um and if I look at the trend of development around there, even though some of it is still farmland, it's it's certainly all trending in this industrial uh direction.

So uh stacking is allowed in other industrial areas.

This is becoming that industrial area.

If we were to say, okay, five years down the line when these other undeveloped lands become uh developed, now all of a sudden stacking would be okay, but that would uh um you know I think that's where the direction we're going in this area.

I don't think it's gonna stay uh uh undeveloped uh for too much longer.

So because of the trend of development, because of the handicap of that back corner, and also because of the uh recommendation from staff to keep it 200 feet back, that just limits that area we have for stacking.

And my client has been uh um he requested that we make this request of you to consider um allowing the multiple levels of stacking.

Um we've requested three, two would be better than one, but of course um you know the our request is for the three stacking.

I'd be happy to answer any other questions.

Uh I think staff thoroughly laid out everything else.

I don't think we have any other issues uh controversy between staff's uh um report and the and the applicant, but I'll be happy to answer any other questions.

Thank you.

Any questions by the board?

Yeah, I can't orient this or is it is it south of uh Route Six, all of this land?

Yes.

Yes, it is over the past the displayed river.

Schweitzer Road to the north there.

Yeah, it's on the other side of the river.

And then Millsdale is that road on the south.

Millsdale, you see.

Yeah, I think if you look at the very top corner, you see it says Shanahan.

Is that Route 6?

I think up in that corner.

Yeah, Shanahan Road's way up here.

Yeah, yeah.

So Shanahan Road is way in that northwest corner of the of the drawing we're looking at.

So this is pretty far south in Joliet, yeah.

Are you the only one?

Are you gonna be the first development in that area?

Are you?

I'm the attorney uh for the developer, but he also they already developed the property adjacent to it.

So this is is in some ways just an expansion of what has already been developed.

Okay.

And look actually the piece of the south is larger.

Oh, it is.

Yeah.

Mr.

Vias, all the properties shown in a color right now is in the city of Juliet on this map.

That's all in Juliet.

Anything that's unshaded is not in the city limits.

Okay.

Any further questions?

Are you stacking on the adjacent property that Whimsy owns?

I don't know if I have the answer to that.

That's not been asked to me.

I don't know if staff would know the answer to that.

We've worked with Ms.

Miller.

Do you know?

Do you know if we have existing stacking on the other property?

I don't believe there is an approval for that on that property.

It's for a truck terminal.

Okay.

So apparently not.

Yeah.

Yeah.

So there wouldn't be that wouldn't be available to us for stacking these containers.

This would be our only spot we could do that.

I'm interested in knowing you uh you mentioned that you would stack 24 to 48 hours, sometimes a little bit longer, is what the staff report tells.

I mean, that's that's kind of vague.

Can you talk to us about that?

I don't have anything more precise than that.

What he said there are times, in fact, I have an email because I asked for some details so I could be as informative as possible.

Let me give me one second, I think he can he might have um giving me a little more background on that.

That is what was been told to us.

Okay, no, that's interesting.

What he did tell me, uh, and I can't find the email, but I'm going for my recollection, which isn't as good as it used to be, but anyhow, um, that there are times where it happened doesn't happen commonly, but there are times where just a large number come in at the same time and they just can't turn them around as quickly.

But commonly, and most of the time it's a 24 to 48 hour thing.

It's so the the vagueness of that is because it's very occasional.

Okay.

I'm interested in knowing also um does a fire chief weigh in on things like this as things are proposed.

Like I'm concerned about the gas.

Yes.

Um this has to go through the state fire marshal, their review, and our our fire department um sees proposals like this at when the staff does at the intake time.

So um I mean they they have this proposal, if if it was approved and built, has to go through all regulatory processes.

Okay.

Yes.

So answer is yes.

Yes.

Okay, not yet.

It has not been done yet.

They they are aware, yeah, but they haven't the stocks haven't been designed for them to review yet.

Okay.

Yep.

So it would so if approved, we would still have to be uh properly licensed and reviewed by all the appropriate authorities, fire marks, state fire marshal, local fire, everything.

Actually, I kind of thought it was interesting the mobile thing.

It's a lot less, you know, even though uh above ground tanks are allowed, I think the mobile seems to be more environmentally sensitive.

You can get it out of there.

It's not just sitting there.

Um that was my thought, uneducated thought, but that's how I looked at it.

We talk about propane, right?

Yes.

Is it normal?

They it uh be not on the ground.

I mean, this is the first I've heard of it.

You actually have a tank that the trucks pull up to?

Yeah, if you could look at there is a photograph provided in the package.

It's just this little trailer that gets hauled around and they they have it in one area where it's uh again properly you see the baller bollards, the bollards and things, so it has to be properly uh set up, and the truck just pulls up to it just like a fueling station.

Um however, that small little truck in the staff report it also said um it could be different depending on the provider.

So this is small.

Is there going to be a larger truck?

Sorry, I don't know the answer to that.

I I would imagine that every provider has a different sort of truck.

I wouldn't think that any of them are very in size.

They might vary in style and shape, but I'm not really an expert on it.

Um it's kind of new to me as well.

Okay.

What setback distances exist between the CNG equipment and adjacent properties or structures?

So where would this uh lie on the site plan?

I think uh let me look and see if I can see it.

Uh Ms.

Bernhardt, I don't know if you're able to point that out.

I think right now they have it indicated indicated at that upper left side, but again, it would just be determined based on what would be permitted as well.

I don't think that's a set place.

Yes.

So if it's in the upper left, that would be the you know, the northern edge of it.

And if I can read that note, is that one of those notes on the top of the site plan?

I'm having a hard time.

I think right next to the cul-de-sac area.

Okay, and uh and the far west corner.

That's where he hasn't indicated on this, but this is again a conceptual site plan.

So it would be about as far away from Hoboat Road as you can get.

How far would it be from that house that's north of the property?

Or the Audubon.

That's far from the Audubon.

It's fur.

So it would be south of that pond.

It appears to be a pond in the southwest corner.

So it's proposed to be, you know, tentatively, tentatively, as as uh Ms.

Bernhardt has pointed out, um, it would be on the south side of that pond.

So that pond would be the pond and whatever vegetation is there for that.

Is it maybe eighth of a mile or a quarter mile before you get to the house?

I'm just eyeballing that.

Uh question.

The are they leasing this property or do they present the property?

They own it.

They bought this property along with the other site that's been developed already.

So they bought both parcels.

Um they developed the one, and then I think that was twenty-two, and then they're coming back to expand essentially and develop this parcel.

It's the same company, they own the company, they own the land, uh Whimsy trucking, uh smaller kind of boutique firm.

Not one of the big name firms in the in the world.

Um, and their headquarters are in Mount Prospect, so they're relatively local to Illinois.

Um, but yes, they bought this land all at one time, ex did the first piece and now expanding to the second piece.

You mentioned a few minutes ago that you said there was undeveloped land next to this that you feel that you feel that it was going to be developed sometimes.

Well, I was just surmising, you know.

I'm I don't know, I'm the mayor of Plainfield as well.

I see how this this trend goes, and uh as in Dust Center Point and other industrial comes in, it seems that eventually undeveloped land follows that same trend.

So I'm suggesting it's most likely that undeveloped land when when the time and price is right will come back before you uh with similar uh industrial types of uses.

This is true.

Any other questions?

So anybody in the audience wishing to speak in favor?

Is there anyone opposed?

Come forward.

Lower the mic, huh?

Lower the mic there you go.

The evidence you're about to present to be the truth under penalty of law.

Yes.

My name and address.

My name is Kathleen Garthis.

I was a former resident of this property of 2365 South Better Road, which is now South Hobo Road.

This used to be my mother's property.

And with the sale of the property to my brother, you know, whimsy somehow suckered my brother in the selling the place against the will of my me and my other brother, forcing the sale of this property to even way below market value to what we should have gotten for the property and everything.

And me and my other brother, who were my one brothers incarcerated in prison, were not allowed to even be a part of the negotiation, or let alone even know who the buyer of the property was.

It was held a big secret between me and me and my other brother.

Why my other brother who who they sucker into being a minister knew all about all the details and everything, and you know, we even had a higher offer to begin with.

And somehow, because I mentioned supposedly my oldest brothers, you know, said that, oh, because I mentioned supposedly to the owner, you know, the the buyer that that oh we had a horse period on the property.

How was I?

I never got to talk to the owners.

I never got to know who the owners of the property who the who was buying the property.

I didn't never get to know who Whimsy was until after it after it was sold.

I even tried to find out for myself who was trying to buy the property.

I even asked Whimsy personnel if they were interested in buying my ma's property, and they I got no spots saying no, they were not interested in buying my ma's property.

So it was all kept a big secret from me and my other brother about it also.

And we've like I said, we're not allowed to be part of the negotiations in the price on it or anything on it.

Because we oppose them not wanting to sell it to begin with, because my mother wanted me to have that property because she knew I couldn't go anywhere else to live because I'm a disabled person.

I live on limited SSI income.

That was my home as well as was my ma's home.

And what I even faced, you know, with whimsy trucking, they took all end up taking all my stuff and all my ma's belongings and everything.

I couldn't even go back to the house and even get my ma's ashes on the property.

And they even did, you know, evict me own the eviction of me.

I was never served a legal eviction notice.

I was never served eviction notice.

So, you know, because they then listed it in the Herald newspaper, which I of course didn't get no Harold newspaper either, so I knew nothing about this, and they forced the eviction through the court, and of course I didn't show up because I didn't know about it.

And with that, they got the eviction of me.

And in January 16th of 2024, Whimsey trucking people came to the door and tried to evict me themselves instead of using the Will County Sheriff as they're as you know, school county civil processing unit.

It was some cold sub-zero temperatures of January of 2024, and whimsy trucking people came and smashed the back door of the house in.

And threatened me to move out.

I had to leave that day because the house was going to be bulldozed the next day.

And they didn't have a permit to bulldoze a house.

The sheriff were called out, and the sheriff even said what they did was illegal of them trying to evict me.

And with that eviction and everything, I end up going back to the house.

The old sheriff told me I could go back to the house, but the back door would not stay shut.

I lost everything, all my belongings and everything, and I couldn't go back now.

You can get my flowers, or like I said, even to get my ma's ashes.

City of Joe, you had to talk to whimsy people about getting my ma's ashes out of the house for me.

I lost everything I had.

Even my moss precious possessions, even a truck they took off the property, and then later charged the estate when I later found that that truck was in somebody else's hands and went through legal meal process to get that back in Whimsey trucking charging state money on that and charging me to get that truck back.

So I oppose this because of all their rude action against me.

Madam, madam.

Sorry.

Could I ask a question?

And I want to mention I still haven't gotten paid my shared amount of money yet, neither is my brother.

Were you part of the trust that the land was sold?

All of you were on the same trust.

Or was it in a no it wasn't no trust?

My ma was gonna get a will made out, but she apparently you don't end up dying soon.

She didn't plan on dying, she ended up having the stroke, and with that her arch end of giving out, so why she was in the process of making her will out and everything.

She told me she was in the process of making the will out, but then she had the stroke, suddenly had the stroke.

And with that, my mother never recovered from the stroke, her heart ended up giving out.

Thank you.

But still, I have not yet got paid my share of money yet.

And neither has my brother in prison.

We have not got our share of the money yet.

We're still trying to get our share of money.

Okay.

Anyone else wishing to speak in opposition?

Chair closes the petition of the floor and ask the board for discussion and a motion.

Staff would recommend again voting on each of these four cases separately.

Call them off.

Do you want now or do you is there any discussion you want to in general?

Do I can do it?

We can start with each one separately.

Yeah, okay.

Okay.

The first one is case 24, which is a special use permit to allow a trucking, excuse me, a truck parking facility with mobile compressed natural gas fueling as an accessory component located at 23656 South Hobalt Road.

Motion in order.

So moved.

Do we have a second?

Reluctantly.

I don't know what this is going on at all.

Is there a second?

Were you aware of any of this before?

Aware of what?

This lady.

Mrs.

Garthis.

Um yes.

City staff is aware of everything is okay.

Um I don't understand the question.

It's not our version.

This is a legal version.

We can't get involved in that.

That's what you sure?

Yes.

Yeah.

She doesn't own the property anymore.

She doesn't.

Do you have a second or not?

Second.

We have a motion and a second to approve the petition for the board.

Mr.

Stiff.

Mr.

Bias.

Ms.

Radkovich.

No.

Ms.

Schmidt?

No.

Chairman Hennessy.

All right.

Okay.

That petition, which is case number 24.

We'll move on to council with a recommendation of approval.

The next case before you is variation of use case number 25 to allow above ground fuel tanks for compressed natural gas fueling in the I-1 light industrial district.

Again, located at 23656 South Hobalt Road.

Motion would be in order.

Motion.

We have a motion and second to approve poll board.

Mr.

Bias?

Ms.

Radokovich?

No.

Ms.

Schmig?

No.

Mr.

Stiff.

Aye.

Chairman Hennessy.

Aye.

Okay.

That case will also move to City Council with a recommendation of approval.

The next case is case number 26.

A special use permit to allow container storage and stacking up to three high located at 23656 South Hobalt Road.

This is approval of the stacking.

You can approve this without the stacking also or make it to whatever you want to do.

So the motion would be in order.

Motion two accept.

Yes, it is.

If for whatever reason we tell them they can't stack it and they do stack it, is anybody gonna go and check it to see if there's not if it do we have a battery really care?

I mean if they stack it.

Is the is the question is does the city have a enforced zoning provisions?

Is that your question?

Yes.

Move or accept with the provisions from the from the could you repeat that?

I can't hear moved to accept with the provisions from stacking.

We have a motion and a second.

For the board.

That's with the stacking.

Okay, with the step with as written.

Okay.

Yeah.

Okay.

Who seconded?

Was there a second?

I don't think so.

Is there a second?

Okay.

Do we have a second?

I thought we can resume call.

I just made the motion.

We have a second.

One more call.

Do we have a second?

Okay.

Do we have a motion to deny?

So moved to deny.

Aye.

That's second.

We have a motion and second to deny petition.

Where are we?

2026-26.

Mr.

Bias.

Aye.

Ms.

Radokovich.

Ms.

Schmig.

Aye.

Mr.

Stift?

Aye.

Chairman Hennessy.

Aye.

Mr.

Bias.

Aye.

Oh, sorry.

Thank you.

Okay.

This case will move forward to City Council with a recommendation of denial.

All right.

The last one is a very case number 27, a variation of use to allow container storage and stacking up to three high in the I-1 light industrial district located at 23656 South Hobalt Road.

Motion to deny.

Second.

We have motion and a second to deny.

Pull the board.

Ms.

Schmig.

Aye.

Mr.

Stiff.

Aye.

Mr.

Bias.

Aye.

Ms.

Radakovich.

Aye.

Chairman Hennessy.

Aye.

All right.

This case will move forward to City Council with a recommendation for denial.

Please check your if you're interested in which council meeting this will go to, just keep up with the agendas for the council meetings.

It'll be in the near future.

Okay.

Okay.

The next petition is.

I can address that now.

We don't announce the dates because we don't know when these will go.

So that gives a false sense of um anticipation to people here.

So we it's been recommended we don't do that, but it will be it has to be on a council agenda, which gets posted in advance.

So 48 hours in advance.

Next case is petition 2026 28, which is a repeal of a variation of use to allow a four-unit residence, which is an R for multifamily residential use, and an R3 1 and 2 family residential zoning district, which is located at 556 Ward Avenue.

The applicant owner in this case is Brian Contreras.

And again, it is to repeal a previously issued variation of use.

This variation of use request must be considered by the city council following the recommendation of the zoning board of appeals.

For site specific information, the city council approved a variation of use ordinance number one two zero six five in 1998 that allowed the reduction from five units to four units within this two-story building in the R3, which is a one and two family residential zoning district.

The building had one unit on the first floor and three units on the second floor.

The building suffered extensive fire damage in 2024 and has remained vacant since that time.

The petitioner has submitted building permits for the building and will be remodeling and updating the units when the permits are approved.

And to the east and west is also zoned R2 single family residential district.

For applicable regulations, we have section 47.7.1 permitted principal uses and then section 47-17 point or dot, I don't know why I said dot earlier, 28 variation of use.

For discussion, the petitioner has applied for the repeal of the previously approved variation of use that allowed an R for multifamily use and an R3 one and two family residential district.

The petitioner has stated in their application that they are planning to convert the existing but vacant four-unit building into two units.

They stated by that by having two units instead of four, they'll be able to make the individual units larger, and the building would be more in character of the neighborhood.

The property has paved parking area in the rear that is accessed via an alley and provides the required number of spaces.

The surrounding properties are all single family homes.

For recommended action, staff recommends approval of the repeal as it would align the proposed two-unit residential use of this property with the actual two-unit zoning designation of the property.

The repeal also enables the property to better fit the zoning and land use of nearby properties and should not alter the character of the surrounding area for conditions of approval.

The first would be that all necessary building permits shall be obtained prior to the certificate of occupancy being issued.

Two, that the property shall be enrolled in and comply with the city's rental and spread inspection program.

Three, that the use of the property shall not be expanded in the future, and four, should the property be declared a public nuisance, it may be subject to rehearing impossible revocation of the variation of use.

And that concludes staff's report.

Yes.

Name and address.

Any comments you'd like to make?

Um I just personally think that uh that house is a little bit too small to have four families in there, and I would personally like to just have two.

It's a lot easier on my hand to control.

Uh obviously everybody knows that there was a fire at that building in 2024.

Uh, and it had to do with obviously the tenants living in there.

There was a lot of complications and a lot of problems.

And I personally, on my behalf, I think it's a lot easier and to manage uh two units.

Okay.

Any questions?

Do you live in the area?

Close.

Uh yes, actually, I looked on the street.

You live on the street.

Yeah.

How long has it been vacant?

Uh since 2024 when the fire happened.

Okay.

And you presently owned it.

Yes, I personally owned it.

100%.

Any other questions?

Anyone in the audience written to speak in favor?

Anyone opposed?

Chair closes petition as the board for discussion.

Any motion.

Motion to accept.

Second.

We have a motion and a second to approve the petition.

Pull the board, please.

Mr.

Stiff.

Aye.

Mr.

Bias?

Aye.

Ms.

Radakovich.

Aye.

Ms.

Schmig?

Aye.

Chairman Hennessey.

Aye.

Good luck.

Thank you.

Right.

This request will also move to City Council with a this will move with a recommendation of approval.

Okay.

Next on the agenda is old business, not for final action or recommendation.

We have nothing listed.

And then that brings us to public comment.

This section is for anyone wishing to speak on a non-agenda item and are allowed a maximum of four minutes.

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

So anyone would like to make a comment for a non agenda item.

Okay.

And that's coming.

Brings us to adjournment.

Motion to adjourn would be in order.

So motion.

Second.

We have a motion to second to adjourn the meeting.

Pull the board.

Mr.

Bias?

Aye.

Mr.

Dokovitch.

Aye.

Ms.

Schmidt?

Aye.

Mr.

Stiff.

Aye.

Chairman Hennessy.

Aye.