OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Joliet Zoning Board of Appeals Meeting - May 21, 2026

Meeting Portal — Thursday, May 21, 2026
BodyJoliet, Illinois
SessionMeeting Portal
DateThursday, May 21, 2026
StatusFILED
Video Record
0:00 / 1:04:58

Transcript — Verbatim
0:00

Okay.

0:00

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 do not like our decision, you do have recourse in a court of record.

0:29

We also hear petitions for variations of land use.

0:33

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.

0:42

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

0:46

The mayor and the city council.

0:48

Secretary.

0:52

Mr.

0:53

Bias.

0:54

Mr.

0:54

Noctrie.

0:56

Ms.

0:56

Radakovich.

0:58

Ms.

0:58

Schmid.

0:59

Here.

1:00

Mr.

1:00

Stiff.

1:01

Here.

1:02

German Hennessy.

1:03

Here.

1:08

All right.

1:08

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

1:19

Motion be in order.

1:21

Motion.

1:22

Second.

1:24

Mr.

1:25

Bias.

1:26

Ms.

1:27

Radakovich.

1:28

Ms.

1:29

Schmeg.

1:29

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

1:32

Mr.

1:32

Stiff.

1:33

I know.

1:34

Chairman Hennessy.

1:37

Okay.

1:38

Motion carried.

1:39

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

1:42

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

1:49

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

1:56

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

2:00

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.

2:18

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.

2:28

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.

2:50

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.

3:03

The applicant is requesting the following variations.

3:06

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.

3:17

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

3:22

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.

3:43

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.

3:57

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

4:03

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.

4:12

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

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████74%
Procedural███████11%
Transportation Safety████6%
Pending Litigation████6%
Environmental Protection██3%
Summary of Proceedings

Joliet Zoning Board of Appeals Meeting - May 21, 2026

The Joliet Zoning Board of Appeals met on May 21, 2026, at 2:00 PM in City Hall Council Chambers to consider several petitions for variations, special use permits, and a repeal of a variation. The board voted on five agenda items, including approvals for trailer parking, a truck parking facility with CNG fueling, and a repeal of a multifamily variation, while denying requests for container stacking. Public comment was heard on one petition.

Consent Calendar

  • Approval of Minutes: The board unanimously approved the minutes from the April 16, 2026 meeting. (Motion by Ralph Bias, second by Debbie Radakovich; all present voted aye, Bob Nachtrieb absent.)

Public Comments & Testimony

  • Petition 2026-24 to 2026-27 (23656 S. Houbolt Road): Kathleen Garthus, a former resident of the property, spoke in opposition to all four petitions related to Whimsy Trucking's proposed development. She detailed a personal dispute regarding the sale of the property, alleging that the sale was conducted against her will and that she was improperly evicted. She stated she had not received her share of the proceeds and opposed the petitions due to the petitioner's actions.

Discussion Items

  • Petition 2026-23: Variations for truck trailer parking at 2700 Ellis Road: The petitioner, Matthew Goode of Venture One Real Estate, requested two variations: to allow truck trailer parking on the short side of the building and to allow double-row parking. The building is a 600,000+ sq ft industrial facility, and the variations are needed to accommodate a new tenant, CHEP Pallet, for pallet distribution. Staff recommended approval, noting that the proposal improves safety by separating truck and passenger vehicle access. The board voted on each variation separately.
  • Petitions 2026-24 through 2026-27: Multiple requests for 23656 S. Houbolt Road: The petitioner, John Argoudelis representing Whimsy Trucking, requested four items: a special use permit for a truck parking facility with mobile CNG fueling (2026-24), a variation of use for above-ground CNG fuel tanks (2026-25), a special use permit for container storage and stacking up to three high (2026-26), and a variation of use for container stacking (2026-27). The property is adjacent to Whimsy's existing terminal. Staff recommended approval of the truck facility and the fuel tanks, but recommended denial of container stacking due to the rural residential character of the surrounding area. The board debated the stacking issue; the petitioner argued that stacking is necessary due to a pipeline constraint and that the area is trending industrial. The board voted on each item separately.
  • Petition 2026-28: Repeal of a Variation of Use at 556 Ward Avenue: The petitioner and property owner, Brian Contreras, requested repeal of a 1998 variation that allowed a four-unit residence in an R-3 district. The building was damaged by fire in 2024 and is currently vacant. Contreras plans to convert it to two units to better fit the neighborhood. Staff recommended approval.

Key Outcomes

  • Petition 2026-23 (Variations – 2700 Ellis Road): Both variations were approved unanimously (5 ayes, 1 absent). The first variation (short side parking) passed on a motion by Ralph Bias, second by Jane McGrath Schmig. The second variation (double-row) passed on a motion by Debbie Radakovich, second by Ralph Bias.
  • Petition 2026-24 (Special Use Permit – truck parking with CNG fueling): Approved 3-2 (Bias, Hennessy, Stiff aye; Radakovich, McGrath Schmig nay). Motion by Jesse Stiff, second by Ralph Bias. The recommendation will go to City Council.
  • Petition 2026-25 (Variation of Use – above-ground CNG fuel tanks): Approved 3-2 (same vote split). Motion by Ralph Bias, second by Jesse Stiff. Recommendation to City Council.
  • Petition 2026-26 (Special Use Permit – container stacking): Denied unanimously (5-0). Motion to deny by Jane McGrath Schmig, second by Debbie Radakovich. Recommendation of denial to City Council.
  • Petition 2026-27 (Variation of Use – container stacking): Denied unanimously (5-0). Motion to deny by Debbie Radakovich, second by Jane McGrath Schmig. Recommendation of denial to City Council.
  • Petition 2026-28 (Repeal of Variation – 556 Ward Avenue): Approved unanimously (5-0). Motion by Ralph Bias, second by Debbie Radakovich. Recommendation of approval to City Council.

The meeting adjourned after all business was completed. Note: Board member Bob Nachtrieb was absent. Decisions on variations and special use permits (except 2026-23) are advisory to the City Council; the board's decision on 2026-23 is final.

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 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.

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