Plan Commission - Regular Meeting

meeting this is the August nope nope it's July it's still July it's the Thursday July 16th meeting of the Zoning Board of Appeals will we please well sorry this is a duly advertised meeting of the Juliet Zoning Board of Appeals In the zoning board's capacity, they hear petitions for relief from the strict provisions from the city ordinance. In matters of this type, the decision of the zoning board is final in respect that it does not go to the mayor or city council for further action. However, if you disagree with the decision of the zoning board of appeals, you have recourse in the court of record. The Zoning Board of Appeals also hears petitions for variations of land use. In matters of this type, the Zoning Board of Appeals acts 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. Secretary, will you please call the roll?

Mr. Bias.

Yes.

Mr. Leone.

Here.

Mr. Nocturne.

Here.

Ms. Radakovich. Here. Ms. Schmig. Here. Mr. Stiff.

okay at this time we are going to staff is requesting a change to the order of the agenda for one agenda item staff is recommending we move up number 7a under new business election of chair to do that we would like a motion to move up agenda item 7a election of chair motion to accept second Okay, we have a motion to accept. All those in favor? Aye. Any opposed? Okay, at this time, we do need a new chair for the Zoning Board of Appeals. Mr. Ed Hennessy is no longer on the Zoning Board, so this would be an action item that is needed to continue.

I would like to nominate Jane Schmig.

Okay, we have a nomination or motion to nominate Jane Schmig. Is there a second?

I would second it.

Okay, we have a motion and a second for Ms. Jane Schmig to be chair of the Zoning Board of Appeals. Is there any discussion on this? Okay. With that, let's do a roll vote for Ms. Jane Schmig. Do you accept? Yes. Okay. For Ms. Jane Schmig to be the chair of the Zoning Board of Appeals.

Mr. Bias.

Yes.

Mr. Leone.

Aye.

Mr. Noctre. Aye. Ms. Rudakovich. Aye. Ms. Schmig. Aye.

All right. With that, Ms. Jane Schmig will be the new chair of the Zoning Board of Appeals. Thank you. Okay, this brings us back on the normal course for the agenda. Number four, citizens to be heard on agenda items. Oh, yeah, you're right. Thank you. Yes, thank you. Sorry. Next on the agenda is approval of the June 18, 2026 Zoning Board of Appeals minutes.

I move we approve.

Second.

Okay, we have a motion and a second.

Mr. Bias?

Yes.

Mr. Leone?

Aye.

Mr. Nachtrebe? Aye. Ms. Rudakovich? Aye. Chair Schmid? Aye.

OK, those are approved. next we have citizens to be heard on agenda items this section is for anyone wanting to speak regarding items listed on the agenda except for items listed under public hearing we have no agenda items that are not public hearing today so if you are here in attendance you are welcome to speak under citizens to be heard on agenda items but it would be more appropriate if you spoke under the public hearing item so that it's part of the court of record Is there anyone here who would like to speak under citizens to be heard on agenda items? OK. Next on the agenda is old business public hearing, of which we have no agenda items, which brings us to new business public hearing. And during the public hearing, staff is going to read the staff report, and then the applicant will be asked to come up and make additional comments on their request. And then following the staff report and applicant remarks, a public comment period will be held on each agenda item. um each speaker under the public comment period during this public hearing will be given four minutes to address the commission and remarks should be directed to the commissioners rather than staff the applicant or other members of the audience okay first on the agenda is petition 2026-29 which is a variation of use to allow administrative offices and RB restricted business use within an existing residential structure in the R2 single-family zoning district. And the location is 317 South Reed Street. The applicant in this matter is Brian Patel, representing the UCP Center for Disability Services, Inc. And the status of the applicant is property owner. Under purpose, the applicant is requesting a variation of use to allow administrative offices for the United Cerebral Palsy Center for Disability Services within the existing residential structure at 317 South Reese Street. administrative offices are permitted use in the RB restricted business district the subject site is within the r2 single-family residential district which does not permit office uses the 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 subject site is 80 feet by 131 feet and contains a one-story residential house and a rear one-car detached garage. The property is zoned R2 single-family residential. The north side of the site is adjacent to the property at 311 South Reed Street. which contains the headquarters and educational campus for the ucp center for disability services the center's property is the former reedwood public school site that currently contains a school building an outdoor playground a cell tower and its ground equipment and around 65 parking spaces UCP Center for Disability Services provides comprehensive programs and services for individuals with intellectual and developmental disabilities to promote independence and a high quality of life. The center offers a therapeutic day school and community day services in the existing building. The center also provides home-based services such as therapy, life skills training, and respite care within clients' own homes. The school is licensed through the Illinois State Board of Education and the day services and home-based services programs are licensed through the Illinois Department of Human Services. The organization has been operating in Joliet since around 1955. The center first occupied the site at 311 South Reed Street in 1985. In 2005, City Council approved a special use permit to allow adult training and educational programming at the site in addition to the existing day school. The main facility contains the center's administrative offices as well as classroom and programming space. The center purchased the property at 317 South Reed Street in May of 2026. According to the petitioner, the subject property was vacant prior to their purchase and has experienced significant deterioration in deferred maintenance. For surrounding zoning, land use, and character, the property is located in the Reedwood neighborhood on the west side of Reed Street between Morgan Street and Fisk Avenue. United Cerebral Palsy Center for Disability Services is located to the north of the subject property at 311 South Reed Street. There are single family residences to the west, south, and east of the subject property. A public alley runs along the rear, which is the west side of the subject property. All surrounding properties are zoned R2 single-family residential. For applicable regulations, we have section 47-10.14, which is restricted business district permitted uses. We have section 47-6, which is R2 single-family residential district, and then section 47-1728, which is variation of use. for discussion. The petitioner, Brian Patel, on behalf of UCP Center for Disability Services, is requesting a variation of use to allow administrative offices for the center within the existing residential structure at 317 South Reed Street in the R2 single-family residential zoning district. The offices would serve the main site at 311 South Reed Street. Approximately eight non-programmatic staff members would occupy the building, which would be used for administrative functions only. There would be no programming, instruction, or other client services held at 317 South Reed Street. Employees working at 317 South Reed Street would continue to park in the employee parking area at the main site at 311 South Reed Street. which has sufficient parking for all current and projected staff. The petitioner does not intend to use the driveway or garage at 317 South Reed Street for daily employee parking, but it might use the garage to periodically store organizational vehicles. The petitioner states that the 317 South Reed Street property will maintain its residential appearance. There would be no exterior modifications inconsistent with the site's residential character. The petitioner does not intend to install any exterior signage at the subject property. The interior of the building will also retain its residential layout. The attached floor plans show the main floor will contain several offices meeting workspace a kitchen and two bathrooms the basement will contain another office a meeting room and a bathroom according to the petitioner all interior improvements such as rehabilitation of the bedrooms and bathrooms will be completed in a manner that preserves the residential character of the home the structure will need to meet accessibility codes as part of the change of use from residential to office the petitioner plans to install an ADA compliant entrance ramp at the front of the building for access to the main entrance A plan of survey and floor plans are included in the staff report packet. The center wishes to use the property at 317 South Reed Street because of its specific location adjacent to the main campus. By moving administrative functions to the subject site, the center will be able to convert some of the office space at the main facility into an into additional special education classrooms, therapeutic programming areas and disability related service space, thus increasing their service capacity to individuals within Joliet and the surrounding area. The petitioner's description of the proposal and in-depth response to the variation of use criteria is included in the staff report packet. The petitioner is willing to include conditions of the proposed variation of use that address the site's location within a residential neighborhood, including limiting the use of the site to office functions only, maintaining the exterior residential appearance of the structure and property, and retaining an interior residential layout. The petitioner also states that there will be no more than eight employees at the site and that these employees will continue to park at the adjacent main facility. For recommended action, staff finds that the request does not include an exceptional hardship, but it does meet the following variation of use criteria. The site has the unique circumstance of being adjacent to the main campus of the center, which is an existing institutional use that has been located in the middle of a residential neighborhood for around 40 years. The subject site is one of two lots directly adjacent to the center property. The petitioner is proposing the office use at the subject site specifically due to the site's adjacency to the main campus, which will allow access between the sites without disrupting other properties. The granting of the variation of use will not alter the essential character of the area if the proposed conditions are met. The petitioner has stated that they will not alter the exterior appearance of the property in a way that affects its residential character, nor will they reconfigure the interior into a commercial-style layout. They also do not plan to use 317 South Reed Street or the adjacent street for employee parking, but will continue to supply off-street parking for all employees at the main facility. Approval of the variation of use would allow administrative offices for an adjacent institutional use within an existing residential structure. The office use would be an expansion of an existing institutional use within the neighborhood. It would not alter the essential character of the area since the structure will remain residential in appearance. For recommended conditions, if the zoning board desires to approve this variation of use to allow administrative offices and RB restricted business use within an existing residential structure in the R2 single family residential zoning district at 317 South Reed Street, staff recommends that the following conditions be included. One, that the use of the site shall be limited to administrative office functions and shall not include client services or programmatic activities. Two, that the exterior of the property shall maintain its residential character and no exterior modifications shall be made to the structure that are not residential in style. Three, that the interior of the property shall maintain a layout typical to a residential use and four, that the use of the property shall not be expanded in the future. And then five, should the property be declared a public nuisance, the property may be subject to a rehearing and possible revocation of the variation of use. And that concludes staff's report.

Is Mr. Patel present? Please come forward to the podium. Do you swear your statements to be true? I do. Could you please state your name and address for the record?

Brian Patel home or work address 311 South Reed Street Joliet Illinois do you have any questions or comments for the board I don't have any questions for the board I just have a comment thank you for the staff report that was very detailed and thorough it captured everything that we had talked with the Planning Commission about so I just want to thank the staff for that report

Thank you. Are there any comments or questions from the board?

I have one have you had any communication with the owner of 319 or 322 I guess their residential properties right next to sure we haven't had any direct communication with those individuals directly we did engage with the Reedswood neighborhood community community association to speak to that group as well so I just don't know if someone in that group lives at that address but I did meet with their monthly meeting last month and talked to that whole group as a whole.

Are there any other questions? Are there any questions or comments from the audience?

Hi.

Can you please state your name and address for the record?

Gianna Barone. resident and I'm also co-chair of the Reedswood neighborhood group that he's talking about and I did pull I have like 30 people on my database and I pulled up last night they were all for it very happy five of them wrote letters can I read them there's it's short you have four minutes they're not long at all so once my Mine is, I'm a Reeswood resident and I'm really excited when I heard UCP was buying the vacant house next door. The house has been empty for years and I think squatters were even staying there. Brian Patel has already done so much good for our community. He upgraded the center and we're all thrilled to have it in our neighborhood. I'm just really grateful he's taking the next step to clean things up, make the area safer, and make our neighborhood better overall. Please vote yes for his petition. Approving this zoning change lets us turn a long-neglected, previously squatted in home into a safe, productive office space for UCP. Instead of remaining a problem property, it can become a place where they can better organize services, support families, and strengthen our neighborhood. This is a chance to replace blight with purpose and create a space that truly serves our community. Sherry Brown. As a resident and neighbor in the reader wood area, I am writing to express my strong support for Mr. Patel's acquisition of the property next door for office space. This project will be a positive addition to our neighborhood and will benefit all of us. The new center is a welcome improvement. Thank you for your consideration. I respectfully ask that you vote in favor of this proposal. Peggy Johnson. Dear Planning Board, I think this will be an asset to our neighborhood. For many years, the home's yard was neglected. I recall years back during the pandemic, we held one of our meetings outside the center and the grass and weeds were a foot high at the home next door. UPS CD, UPS, I'm sorry. UCP CDS Center. keep their property in immaculate condition. They have also been very welcoming to our neighborhood and we appreciate them. If there is anything we can do to support Mr. Patel in acquiring this property, please let us know. Sincerely, Kathy Speeler. She's also my co-chair for our group. To the members of the zoning board, I would like to state my support for the request for zoning of the property by the UCP Center in the Reedwood neighborhood. Ever since the closing of the elementary school, UCP has been a valued part of Joliet and our neighborhood. I believe the use of the property to continue the good work of UCP is worthy of your support. Margie Corp. So these are my neighborhoods. Thank you, that's time. Thank you. Thank you. Thank you. Thanks. Thank you.

Are there any other comments or questions from the audience? Any other comments from the board or questions? Hearing none, then is there a motion to, in order for petition 202629? I so move.

Motion.

Second.

So approved.

We have a motion and a second and just to be clear that was a motion to approve the position the petition okay thank you Thank you for helping me learn Mr. Leone Aye Mr. Nocturne Aye Ms. Rudakovich Aye Mr. Byas Aye Chair Wilming-Schmidt Aye Okay this

Request for a variation of use. We'll move on to the city council with a recommendation of approval. Um, the staff planner you've been working with, we'll let you know what, um, council meeting it will be scheduled for. Thanks.

Okay.

All right. Next on the agenda is petition 2026 30. which is a special use permit to allow a resale boutique within an existing tenant space at the location of 124 North Ottawa Street. The applicant in this matter is Savannah Wilhelmi. The status of the applicant is future tenant and the owner of the building is 26 West Jefferson, sorry, 26 West Clinton Street Building, LLC. Under purpose, the applicant is requesting a special use permit to allow a resale boutique within an existing tenant space located at one 24 North Ottawa street. The city council makes the final decision on this special use permit request upon the recommendation of the zoning board of appeals. For site-specific information, the four-story brick building sits at the southeast corner of Ottawa and Clinton Streets on a quarter-acre lot. The circa-1909 mixed-use building was built for Hobbs family, who ran the Hobbs Hotel for many years, after which it became known as the Hotel Plaza. the proposed business will occupy one ground floor tenant space in this building at 124 north ottawa street which is at the southeast corner of ottawa and clinton streets for surrounding zoning land use and character this property as well as all properties in the general vicinity are zoned b2 central business district this is a mixed-use building that is surrounded by a mix of uses that include retail office food and beverage service banking and residential For applicable regulations, we have section 47-12.2a, special uses in the B2 Central Business District, and section 47-5.2c, special use permit criteria. Under discussion, the applicant seeks to open a resale boutique to be known as Maison Mariana that would feature secondhand merchandise, including apparel, bridal wear, tuxedo rental, special occasion wear, accessories, jewelry, home accents, giftable keepsakes hours of operation for the business are still being finalized but the applicant has expressed interest in staying open while downtown events occurred during nighttime and weekend hours the city does require a special use permit for businesses where the majority of the merchandise is secondhand For recommended action, staff recommends that the Zoning Board of Appeals recommend approval of the special use permit to allow a resale boutique within an existing tenant space located at 124 North Ottawa Street. The business would be situated within an existing mixed use building that has hosted comparable retail businesses over the years. Staff has no reason to believe that the proposed business will produce negative public health, safety, or welfare issues or would impede normal and orderly development of surrounding properties in any way. For suggested conditions of approval, if the Zoning Board of Appeals desires to recommend approval of this special use permit request, staff recommends the following conditions be included. One, that the special use granted shall herein 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 is commenced within such period. And two, should the property be declared a public nuisance, it shall be subject to a rehearing and possible revocation of the special use permit. And that concludes staff's report. I have a question please maybe you said and maybe I was daydreaming the upper floors are residential or yes I don't know if I actually said it we said it in the staff report but the upper three levels are residential yep and the lower level is the main level is commercial space this will help me would you like to come to the podium

Good afternoon.

Do you swear your statements to be true? I do. Could you please state your name and address for the record?

Savannah Wilhelmi, 414 Buell Avenue, Joliet, Illinois.

Do you have comments or questions for?

I'll just go ahead and introduce myself here. Thank you all for being here. My name's Savannah Wilhelmi. I'm a lifelong Joliet resident and have proudly owned and operated a successful salon on the west side of Joliet the past seven years. I've always had a passion for making people look and feel beautiful and now I'd like to bring my attention to downtown Joliet. I've always believed downtown Joliet is the heart of the city and I would love the opportunity to be a part of its continued growth and development. We did finalize some of the hours. operation they'll be Monday through Friday 11 to 5 p.m. and extended hours during downtown Joliet events as mentioned Mason Mariano is located at 124 North Ottawa Street corner of Clinton and Ottawa it's approximately 650 square feet our primary focus will be secondhand bridal selection And it's actually among the few, if not only secondhand bridal boutique in Joliet. So that'd be super exciting. And yes, as business grows, I'd also hope to introduce suite suit rentals for will county court goers. I'd like to conclude and close by just saying that downtown Joliet is home to many outstanding business owners and I would be honored to be one of them. I've watched my mother play a huge role the last 20 years owning Jitters Coffee House and I hope to bring my experience as a small business owner alongside with my passion of collecting beauty and competence to the downtown Joliet community. Thank you for your time and considering my request.

Thank you. Are there any comments or questions from the board? Are there any comments or questions from the audience? Hearing none, is there a motion for the petition to approve 202630? Motion to approve. Second. Can you call the roll?

Mr. Nachtwey? Aye. Ms. Rudakovich? Aye. Mr. Bias? Aye. Mr. Leone?

Aye.

Chairwoman Schmidt?

Aye. Thank you. Good luck. Okay. Thank you so much.

This request will move on to City Council with a recommendation for approval. The staff planner will reach out to you and let you know which meeting it will be scheduled for. Thank you.

See you guys then.

Okay, next on the agenda is petition number 202631, which is a special use permit to allow a truck repair facility within an existing maintenance and repair facility. The location is 608 Railroad Street. The applicant in this matter is TFR Fleet Parts and Services, LLC, and the property owner is Trust 1361. Under purpose, the applicant is requesting a special use permit to open and operate a truck repair facility in an I-2 general industrial zoning district located at 608 Railroad Street. This request must be considered by the City Council following the recommendation from the Zoning Board of Appeals. under site specific information the petition includes two parcels the subject property 608 railroad street and the parcel to the north the parcel subject to this request includes a single-story warehouse and is approximately 3 116 square feet in size and the lot is 0.47 acres in size the second parcel is approximately 0.47 acres in size. The proposed truck repair facility will consist of a storage area in the rear, on-site parking, and the warehouse where repairs will take place. For surrounding zoning land use and character, To the north, we have I-2 general industrial, and it's an industrial use. To the south is I-2 general industrial with industrial use. To the east is Des Plaines River, and then to the west is an I-1 light industrial zoning with vacant industrial uses. For applicable regulations, we have section 47-13.2ag, special uses, and section 47-5.2c, criteria for issuance of a special use permit. For discussion, the applicant seeks to reestablish a truck repair facility at 608 Railroad Street. Truck repair facilities are allowed in the B3 general business and industrial zoning districts by special use permit approval by the mayor and city council. A previous special use permit was applied for in 2017 and granted. And this was to allow an auto and diesel truck repair shop. Special use permits lapse if the permitted special use ceases after one year. And in this case, it did lapse. And therefore, a new special use permit is required. The proposed hours of operation would be approximately 9 AM to 5 PM. The facility would employ approximately three people. Adequate off-street parking is provided with five spaces. The current building has three repair bays, and all work would take place inside. The existing storage area in the rear will be used for storing vehicles that are awaiting parts or awaiting repair. Floor plans indicate an open shop with facilities for the employees to use. Floor plans and site plans are included in the packet. For requested action, staff finds that the proposed truck repair facility would not alter the essential character of the area. This is in an industrial area of the city and zoned I-2 general industrial area. The establishment of a truck repair facility would not be detrimental to the health or general welfare of the public. Additionally, the proposed use will not impede the use and enjoyment of surrounding properties. The repairs will take place indoors and minimal traffic will be generated. conditions of approval if the zoning board desires to approve the special use permit to allow a truck repair facility the following conditions should be included one that a business license shall be obtained prior to the use commencing to a paved parking area with five striped spaces shall be re-established just south of the entry drive for the employee and vehicular visitor parking no Three, no temporary or long-term outdoor storage of trucks and trailers, inoperable vehicles, boats, recreational vehicles, or parts, including tires, shall be permitted. Three, that the special use granted parent 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 is commenced within such a period and five should the property be declared a public nuisance it may be subject to a rehearing and possible revocation of the special use permit and that concludes staff's report thank you do we have the petitioner present on this item

Hello. Do you swear that your statements to be true? I do. Could you please state your name and address?

My name is Kutai Kurtikin and the others are 608 Railroad Street, Juliette, Illinois. We are the new tenant of the property. It's being used as a truck maintenance shop and they were missing their license renewed for some time for the older property tenant. So we try to make everything perfect. We have our own trucks and trailers, and we have other businesses that we are providing. This is our kind of family business. Mr. Serdar, he's the 100% owner of the company, but he's in abroad right now, and I am the family member, and also the operation manager for this business. But other than that, I do food distribution, import, and export. So specifically for this area, since we moved, we tried to improve the surrounding areas, outside parking lots, the building inside and interior and exterior. We tried to make it look better, but due to difficulties because of the road and the passing in front of it has some, I think, leveling problem. We've been cleaned in the front of the building, but once it rained two weeks ago, maybe three weeks ago, it bring all the dust and garbage in front of the road. so other than that we will operate this area for our trucks mostly we just want to make things quick because we are always on the road and we provide our drivers and owner operators a better service no waiting time so therefore we decided to have this building and this business We are not doing any overnight parking for the rest of the area. We don't prefer to do any parking for them. It just tracks to wait there, fix, and then leave the area. And other than that, if you have any questions, I would like to answer.

Thank you. Are there any questions or comments from the board?

You say you have a fleet. If you're not parking them here, where else are they being parked?

They will be on the road. The fleet that we use, we have our own people that they are finding load to them, and they never come here. They are just visiting tire change, oil change, and then they continue to drive. We don't keep fleet for local deliveries or local operations. It's on interstate.

How many automobiles are in your fleet?

Currently, we have 50 owner operators. And also, we have our own trucks that are on the drivers. So a total of 65 trucks.

How long have you been in this business?

So we have been in this business as a trucking business since 2020. And for the food distribution and those kind of businesses, the food related business, since 2015.

Any other questions? OK. Thank you. Are there any questions from the audience? Hearing none, then there is motion in order for petition 202631. So moved. Second. Can you call the roll?

Ms. Radakovich? Aye. Mr. Byas?

Aye.

Mr. Leone?

Aye.

Mr. Nocturne aye chairwoman Schmig aye okay this request will move on to the City Council with a recommendation for approval the staff planner that you've been working with will let you know what date that'll be scheduled for thank you thank you okay next on the agenda we've already moved up which was new business election of chair which brings us to Number eight old business or new business not for final action or recommendation. We have no agenda items And that brings us to public comments The section is for anyone wanting to speak regarding non agenda items Is there anyone here who would like to address the zoning Board of Appeals under public comments? Okay, and that brings us to adjournment is there a motion to adjourn motion second

Roll call. Mr. Bias. Aye. Mr. Leone. Aye. Mr. Naughtry. Aye. Ms. Radakovich. Aye. Chairwoman Schmig.

Aye. The meeting is adjourned.