Zoning Board of Appeals Meeting - August 20, 2026

The Joliet Zoning Board of Appeals met on Thursday, August 20, 2026, at 2:00 PM in City Hall Council Chambers. With four members present (Chairman pro tem Bob Noctree, Ms. Radakovich, Mr. Stiff, Mr. Ness), the board elected a temporary chair and approved minutes from July 16, 2026. The board then conducted public hearings on ten petitions. Variances required three affirmative votes due to the absence of a fifth member. The meeting concluded after public comments on non-agenda items.

Approval of Minutes

• The minutes of the July 16, 2026 meeting were approved by a vote of 3-1 (Mr. Stiff abstained).

New Business: Public Hearings

Petition 2026-32: Special Use Permit for Box Truck Parking at 1395 N. Larkin Avenue

• Applicant: Will County Habitat for Humanity Restore. Request: allow four box trucks in four parking spaces for deliveries, donation pickups, and rental to public. Staff recommended approval with conditions. Board approved with additional condition that no more than four parking spaces be used. Vote: unanimous (4-0). Recommendation to City Council.

Petition 2026-33: Special Use Permit for Semi-Trailer Sales, Service, and Repair at 1720 Worker's Court

• Applicant: W&B Service Company (tenant), property owner SRR Venture LLC. Request: allow trailer sales/repair facility with 16 trailer stalls, 42 parking spaces, 20-30 employees. Staff recommended approval with conditions including no left-turn signs. Public speaker Margie Seapon expressed support but requested condition that permit be non-transferable to prevent future incompatible uses like truck parking. Applicant agreed. Board approved with condition that the special use permit is non-transferable upon sale or foreclosure. Vote: unanimous. Recommendation to City Council.

Petition 2026-34: Special Use Permit for Automobile Service Station and Accessory Car Wash at NE Corner of Theodore Street and Route 59

• Applicant: SP RE LLC (contract purchaser). Request: gas station with convenience store, 8 fuel pumps, car wash, and drive-through restaurant. Staff recommended approval with conditions. Public speaker Laura Rapatta from Pheasant Landing expressed concerns about drainage and traffic. Board approved. Vote: unanimous. Recommendation to City Council.

Petitions 2026-35 & 2026-36: Variation of Use for Two-Unit Conversion and Setback Variation for Second Story at 540 Bluff Street

• Applicant: Abraham Garcia. Request: convert single-unit to two-unit residence in R2 district (variation of use, Petition 2026-35) and reduce front yard setback from 30 ft to 12.9 ft for second story addition (variation, Petition 2026-36). Staff recommended denial of variation of use (though not out of character) and approval of setback variation with conditions, noting roof pitch and massing concerns. Board voted separately: first, motion to deny variation of use (4-0). Then, motion to approve setback variation (3-1, Ms. Radakovich opposed). The loss of variation of use means the second story addition is allowed only as a single-family residence. The variance for the second story is final; the variation of use recommendation of denial will go to City Council.

Petition 2026-37: Variation for Detached Garage Larger Than Principal Structure at 329 Pleasant Street

• Applicant: John Haniotis. Request: construct 36x40 ft garage (1,440 sq ft) on 22,000 sq ft lot; garage footprint exceeds house (1,169 sq ft). Staff found no exceptional hardship but noted unique lot size. Board approved unanimously. Final decision.

Petition 2026-38: Variation for Front Yard Setback for Accessory Agricultural Structure at 10250 Chicago Road

• Applicant: Felipe Carrillo (Classic Investments LLC). Request: reduce front yard setback from 30 ft to 23 ft to build equipment storage barn in same location as previous barn. Staff recommended approval. Board approved unanimously. Final decision.

Petition 2026-39: Variation for Front Yard Setback for Front Porch Roof at 1105 Hacker Avenue

• Applicant: Araceli Fernandez. Request: reduce front yard setback from 30 ft to 11 ft to cover existing front deck. Staff recommended approval. Board approved unanimously. Final decision.

Petition 2026-40: Variation for Side Yard Setback for Rear Covered Patio at 1111 Clement Street

• Applicant: Oswaldo Guzman. Request: reduce side yard setback from 8 ft to 4.8 ft for a 25x14 ft covered patio. Staff found unique circumstances due to undersized lot and pre-existing nonconformity. Board approved unanimously. Final decision.

Petition 2026-41: Variation for Front Yard Setback for New Single-Family Residence at 21 N. Hickory Street

• Applicant: Luis Vasquez (partnering with South Suburban Land Bank). Request: reduce front yard setback from 30 ft to 12 ft to match neighboring homes. Staff requested the variation to maintain character. Board approved unanimously. Final decision.

Public Comments (Non-Agenda Items)

• No speakers addressed the board on non-agenda items.

Adjournment

• The meeting adjourned by unanimous motion.