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Record of Proceedings

Joliet ZBA Meeting – September 17, 2026: Gazebo and Warehouse Variations Approved

Meeting Portal — Thursday, September 17, 2026
BodyJoliet, Illinois
SessionMeeting Portal
DateThursday, September 17, 2026
StatusFILED
Video Record
0:00 / 28:53

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:00

It's it's now two o'clock, so I would like to uh please call this meeting to order.

0:08

This is a duly advertised meeting of this Joliet Board zoning board of appeals.

0:14

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

0:20

In matters of this type, the decision of the board is final in respect that it does not go to the mayor or the city council for further action.

0:30

However, if you disagree with our decision, you have the recourse in the court of record.

0:36

We also hear petitions for variations of land use.

0:40

In matters of this type, we act as an advisory committee to the mayor and city council, making a recommendation either for or against them.

0:49

The final decision on land use is made by the mayor and the city council.

0:55

Now I'd like Secretary, please call the roll.

0:58

Mr.

0:59

Bias?

0:59

Here.

1:00

Mr.

1:00

Leon.

1:01

Mr.

1:02

Noctrieb.

1:03

Here.

1:03

Mr.

1:03

Ness.

1:04

Here.

1:04

Ms.

1:05

Radakovich?

1:06

Here.

1:06

Mr.

1:06

Stiff.

1:07

Here.

1:08

Chair Schmidt.

1:09

Here.

1:10

Before we move to the approval of minutes, Mr.

1:13

Bias is asked for a moment to speak.

1:16

Good evening.

1:17

My name is Ralph Bias.

1:18

I'm vice chairman of this board.

1:21

I wasn't here last meeting, but the meeting before then, we had an election.

1:26

The staff took over the meeting, which they cannot do.

1:29

Only the board can do that.

1:31

I was told that she called a couple of people and they had set it up and chose who they wanted to be board chair.

1:38

You cannot do that.

1:39

Only the people who were pointed to this board by the mayor.

1:43

Nobody else can do that.

1:45

If you think for whatever reason I'm not qualified, I'm on a motherfied.

1:49

I I majored in mechanical engineering and a mountain and architecture.

1:53

I build a large building on Richard Street, about 19,000 square feet.

1:58

Designed it, build it, let it out.

2:00

I build something for the diocese of Juliet.

2:03

I was a buyer for Caterpillar.

2:06

For the whole complex on Route 6 for net for five and a half years, I was in charge of every contractor that came through that.

2:14

Every contractor, I let out the contract, went through the prints, and I paid them.

2:19

Here's another thing.

2:21

The mayor came to me about two months after he was mayor.

2:24

He asked me if I serve on this board.

2:25

I said I would.

2:26

I told him I would do the best thing possible.

2:29

I will not be on this board if you're gonna play games.

2:32

If you're gonna play games, you don't have my time because I I'll give up my time to come here.

2:37

I like to travel.

2:38

And I have to center my travel around this.

2:41

I will not.

2:42

Here's another thing too.

2:44

When people come in front of me, I make decisions based on what I hear.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████69%
Engineering And Infrastructure████████████18%
Procedural████████12%
Cannabis Regulation█1%
Summary of Proceedings

Joliet ZBA Meeting – September 17, 2026: Gazebo and Warehouse Variations Approved

The Joliet Zoning Board of Appeals met on September 17, 2026, at 2:00 PM at City Hall. The board heard two petitions: a variation to allow a gazebo encroachment into a rear yard setback, and a series of variations for a new industrial warehouse facility. A third petition to amend a cannabis dispensary’s hours was withdrawn. The board also approved the previous meeting’s minutes and heard a statement from Vice Chairman Ralph Bias regarding board procedures.

Board Member Remarks

  • Vice Chairman Ralph Bias addressed the board, stating that staff had improperly taken over the election of the board chair at the previous meeting. He asserted that only board members appointed by the mayor can select the chair. Bias detailed his qualifications (mechanical engineering, architecture, experience with large projects, and service as a buyer for Caterpillar). He emphasized that he makes decisions based on what he hears, not on ethnicity or agenda. He offered to step down if any member questioned his qualifications. No board members responded.

Consent Calendar

  • Approval of Minutes (August 20, 2026): Motion by Bob Nachtrieb, seconded by Jesse Stiff. Approved 4 ayes (Nachtrieb, Stiff, Ness, Radakovich), 2 abstentions (Bias, McGrath Schmig), 1 absent (Leon).

Public Comments & Testimony

  • No public comments were made on agenda items or non-agenda items.

Discussion Items

  • Petition 2026-42 – Gazebo Variation (1506 Yorkshire Court): A variation to reduce the rear yard setback from 25 to 16 feet to allow an attached gazebo atop an existing patio on a 9,500 sq. ft. residential lot. Staff reported that the proposed gazebo would not expand the patio footprint. The petitioner, Jose Gamboa, testified that he needs shade because his mother has lupus and cannot be in the sun. He stated neighbors agree the project is appropriate. The board voted unanimously (6-0) to approve the variation. The approval is final, and a building permit is required before construction.
  • Petition 2026-43 – Industrial Warehouse Variations (23960 S. Houbolt Road): A series of four variations from off-street parking and landscaping regulations to permit a 1,179,200 sq. ft. warehouse facility on a 74-acre site currently in unincorporated Will County. The proposed variations include: exceeding the maximum number of semi-trailer parking spaces (461 proposed vs. ~294 allowed by code), allowing trailer parking along the short side of the building, allowing trailer parking within 50 feet of a building corner, and waiving the requirement for parkway trees along Houbolt Road due to an existing gas main. The petitioner’s attorney, Nathaniel Washburn, explained that the site cannot qualify for the ITC (Intermodal Terminal Industrial Park) zoning that would permit more trailers by right. Staff recommended approval with a condition that trailer stalls not exceed 500. Discussion addressed access points: the site will have a full access for trucks and cars on the north side off Houbolt Road, and a three-quarter access (no left turns into the site from northbound Houbolt) in the middle, with a future requirement for a left turn lane if the middle access becomes full. The annexation petition for the property was scheduled for review by the Plan Commission later that day. The board voted unanimously (6-0) to recommend approval to the City Council, as this is a land use variation where the board acts in an advisory capacity.
  • Petition 2026-44 – Cannabis Dispensary Hours Amendment (Withdrawn): The petition to amend a special use permit for extending hours at 2121 W. Jefferson Street was withdrawn before the meeting. The board noted that the item had been advertised but notice cards were not sent because of the withdrawal.

Key Outcomes

  • Minutes of August 20, 2026 approved.
  • Petition 2026-42 approved (final decision) – allows construction of attached gazebo at 1506 Yorkshire Court.
  • Petition 2026-43 approved by recommendation to City Council – allows series of variations for warehouse at 23960 S. Houbolt Road, subject to condition that trailer stalls not exceed 500.
  • Petition 2026-44 withdrawn.
  • Meeting adjourned by motion.

Meeting Transcript

It's it's now two o'clock, so I would like to uh please call this meeting to order. This is a duly advertised meeting of this Joliet Board zoning board of appeals. In our capacity, we hear petitions for relief from the strict provisions of the city ordinance. In matters of this type, the decision of the board is final in respect that it does not go to the mayor or the city council for further action. However, if you disagree with our decision, you have the recourse in the 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 a recommendation either for or against them. The final decision on land use is made by the mayor and the city council. Now I'd like Secretary, please call the roll. Mr. Bias? Here. Mr. Leon. Mr. Noctrieb. Here. Mr. Ness. Here. Ms. Radakovich? Here. Mr. Stiff. Here. Chair Schmidt. Here. Before we move to the approval of minutes, Mr. Bias is asked for a moment to speak. Good evening. My name is Ralph Bias. I'm vice chairman of this board. I wasn't here last meeting, but the meeting before then, we had an election. The staff took over the meeting, which they cannot do. Only the board can do that. I was told that she called a couple of people and they had set it up and chose who they wanted to be board chair. You cannot do that. Only the people who were pointed to this board by the mayor. Nobody else can do that. If you think for whatever reason I'm not qualified, I'm on a motherfied. I I majored in mechanical engineering and a mountain and architecture. I build a large building on Richard Street, about 19,000 square feet. Designed it, build it, let it out. I build something for the diocese of Juliet. I was a buyer for Caterpillar. For the whole complex on Route 6 for net for five and a half years, I was in charge of every contractor that came through that. Every contractor, I let out the contract, went through the prints, and I paid them. Here's another thing. The mayor came to me about two months after he was mayor.

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