Zoning Board of Appeals Meeting – June 18, 2026

The Zoning Board of Appeals (ZBA) met on Thursday, June 18, 2026, at 2:00 PM in the City Hall Council Chambers to consider three petitions (2026-07, 2026-08, 2026-09) for a proposed duplex at 1216 Fairview Avenue. The board unanimously approved all petitions, including a series of variations to zoning standards, a variation of use, and a special use permit. The variation of use and special use permit will be forwarded to the Joliet City Council with a recommendation of approval.

Consent Calendar

• Approval of May 21, 2026 Minutes: A motion was made by Jane McGrath Schmig, seconded by Jesse Stiff, and carried unanimously (5-0, with Ralph Bias absent) to approve the minutes.

Public Comments & Testimony

• No members of the public spoke in favor of or in opposition to the petitions. The petitioner, Robert Casey, appeared and stated that the staff report covered everything; he had no additional comments. No questions were raised by the audience.

Discussion Items

• Staff Report: Staff Planning Manager Jayne Bernhard read the report into the record. The requests for 1216 Fairview Avenue, a vacant non-conforming lot in an R-2 (single-family residential) district, included:
  • Variations to reduce the front yard setback from 30 to 12 feet, side yard setback from 8 to 6 feet, lot width from 60 to 50 feet, lot area from 7,500 to 6,565 square feet, and lot area per family from 7,500 to 3,282.5 square feet.
  • A variation of use to allow an R-3 (one- and two-family residential) use in the R-2 district.
  • A special use permit to allow a duplex. Staff recommended separate votes: (1) variations for lot dimensions and setbacks, (2) variation for lot area per family, and (3) variation of use and special use permit together. Staff noted that the variation of use did not meet the criteria for hardship or practical difficulties but supported the special use permit and other variations, stating the proposal would not alter the essential character of the area.
• Board Deliberation: The board followed staff's recommendation for three separate votes. Board members had no further questions for the petitioner. The board unanimously approved each item.

Key Outcomes

• Variations (setbacks, lot width, lot area): Motion by Jane McGrath Schmig, seconded by Debbie Radakovich, to approve the four variations. Passed 5-0 (Nachtrieb, Radakovich, McGrath Schmig, Stiff, Leon aye; Bias absent). These are final at the ZBA level.
• Variation to reduce lot area per family (from 7,500 to 3,282.5 sq ft per family): Motion by Debbie Radakovich, seconded by Jesse Stiff, to approve. Passed 5-0.
• Variation of Use and Special Use Permit: Motion by Debbie Radakovich, seconded by Jane McGrath Schmig, to approve. Passed 5-0. These two items will be forwarded to the Joliet City Council with a recommendation of approval. The petitioner was informed that the City Council meets on the first and third Tuesdays of the month, with a possible scheduling in July 2026.

Note: The meeting began with a vote to elect Bob Nachtrieb as temporary chairman due to the vacant chairman position and the absence of Vice Chairman Ralph Bias.