Zoning Board of Appeals

150 West Jefferson Street City of Joliet Joliet, IL 60432 Zoning Board of Appeals Meeting Minutes Board Members Vincent Alessio Ed Hennessy Pat McShane Bob Nachtrieb Jim Riggs Brigette Roehr Colette Safford Thursday, April 21, 2022 2:00 PM City Hall, Council Chambers Citizens who are unable to attend the meeting can email comments in advance of the meeting to publiccomment@joliet.gov. CALL TO ORDER ROLL CALL Present Ed Hennessy, Vincent Alessio, Bob Nachtrieb, Jim Riggs, Colette Safford and Brigette Roehr Absent Pat McShane APPROVAL OF MINUTES February 17, 2022 Zoning Board of Appeals Meeting Minutes TMP-3560 Attachments: 02-17-22 ZBA Minutes A motion was made by Vincent Alessio, seconded by Jim Riggs, to approve the February 17, 2022 Zoning Board of Appeals Meeting Minutes. The motion carried by the following vote: Aye: Hennessy, Alessio, Nachtrieb and Riggs Abstain: Safford and Roehr March 17, 2022 Zoning Board of Appeals Meeting Minutes TMP-3559 Attachments: 03-17-22 ZBA Minutes A motion was made by Colette Safford, seconded by Bob Nachtrieb, to approve the March 17, 2022 Zoning Board of Appeals Meeting Minutes. The motion carried by the following vote: Aye: Hennessy, Nachtrieb, Safford and Roehr Abstain: Alessio and Riggs Page 1 of 10 Zoning Board of Appeals Meeting Minutes April 21, 2022 CITIZENS TO BE HEARD ON AGENDA ITEMS This section is for anyone wanting to speak regarding agenda items and are allowed a maximum of 4 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. The City Clerk has a copy of the public speaking procedures; please note, speakers who engage in conduct injurious to the harmony of the meeting shall be called to order by the Presiding Officer and may forfeit the opportunity to speak. OLD BUSINESS: PUBLIC HEARING During the Public Hearing, members of the public will be allowed to present evidence and ask questions subject to the rules of the meeting. PETITION 2022-11: A Special Use Permit to allow a fueling TMP-3608 center, located at the Northwest corner of Route 6 & Hollywood Road. PETITION 2022-12: A series of Variations on landscaping requirements, located at the Northwest corner of Route 6 & Hollywood Road. Attachments: ZBA 2022-11&12 (Route 6 & Hollywood Road)_Staff.Report_w_Attachments_04.21.2022 Mr. Torri read the staff report into the record. Chairman Hennessy swore in Mr. Tieman, the Attorney for Gas N Wash. Mr. Tieman appeared in support of this petition. Mr. Tieman talked about the traffic and screening for the project. Chairman Hennessy swore in Mr. Len McEnery, 17112 Pointr Dr., Orland Park, IL. Mr. McEnery talk about the proposed right-in right-out entrance. Mr. Torri read the conditions for this proposal: If the Zoning Board desires to approve the Special Use Permit, the following conditions would be included: 1. Submission of an approval letter from IDOT to allow a 3/4 access driveway onto U.S. Route 6. 2. Construction of a 4’-tall board on board fence along the north and west sides of the subject property at the time the property is developed. 3. Submission of a landscape plan that is approved by City staff. Chairman Hennessy asked is any one else would like to speak about this petition. No one came forward. A motion was made by Jim Riggs, seconded by Bob Nachtrieb, to approve PETITION 2022-11: A Special Use Permit to allow a fueling center, located at the Northwest corner of Route 6 & Hollywood Road. The motion carried by the following vote: Aye: Hennessy, Alessio, Nachtrieb, Riggs, Safford and Roehr Page 2 of 10 Zoning Board of Appeals Meeting Minutes April 21, 2022 A motion was made by Jim Riggs, seconded by Brigette Roehr, to approve PETITION 2022-12: A series of Variations on landscaping requirements, located at the Northwest corner of Route 6 & Hollywood Road. The motion carried by the following vote: Aye: Hennessy, Alessio, Nachtrieb, Riggs, Safford and Roehr PETITION 2022-13: A Special Use Permit to allow a fueling TMP-3609 center with a car wash, located at the Northeast corner of Caton Farm Road & Ridge Road. Attachments: ZBA 2022-13 (Caton Farm & Ridge) Staff.Report_w_Attachments_04.21.2022_Compress Mr. Torri read the staff report into the record. Chairman Hennessy swore in Mr. Lyman Tieman, Mokena, IL. Mr. Tieman said that the petitioner will be applying for vacation of the easement if this petition is approved. Ms. Safford asked about the morning traffic during student drop-offs at Plainfield South High School. Chairman Hennessy swore in Mr. Michael Worthman, Rosemont, IL. Mr. Worthman talked about the his traffic research. Ms. Safford asked about truck traffic, Mr. Worthman explained that the proposed left turn lanes and access road off of Ridge Road should help. Chairman Hennessy swore in Mr. Robert Smidl, 7714 Boxwood Lane, Plainfield, IL. Mr. Smidl appeared in opposition to this petition. Chairman Hennessy swore in Ms. Jeanine Mosher, 2409 Red Oak Court, Plainfield, IL. Ms. Mosher appeared in opposition to this petition. Chairman Hennessy swore in Shelley Farrell, 2405 Red Oak Court, Plainfield, IL. Ms. Farrell appeared in opposition to this petition. Mr. McEnery the owner of Food N Fuel & Gas N Wash, stated that he has 20 locations in the southwest suburbs. Mr. McEnery rebutted some of the claims from the neighbors. A motion was made by Colette Safford, seconded by Bob Nachtrieb, to deny PETITION 2022-13: A Special Use Permit to allow a fueling center with a car wash, located at the Northeast corner of Caton Farm Road & Ridge Road. The motion failed by the following vote: Aye: Nachtrieb, Safford and Roehr Nay: Hennessy, Alessio and Riggs NEW BUSINESS: PUBLIC HEARING During the Public Hearing, members of the public will be allowed to present evidence and ask questions subject to the rules of the meeting. PETITION 2022-15: A Variation to reduce the rear yard TMP-3599 Page 3 of 10 Zoning Board of Appeals Meeting Minutes April 21, 2022 setback from 33’ to 5’-1 ½” and a variation to reduce the required setback for a garage facing an alley from 10’ to 9’, located at 219 Mound Street. Attachments: ZBA 2022-15 (219 Mound St) Staff Report Packet Mr. Torri read the staff report into the record. Chairman Hennessy swore in Ms. Ayfa & George Franchini, 1122 Collins Street, Joliet, IL. Ms. Franchini explained that there was a garage on the property that burned down. They would like to build a new garage and attach it to the home. Chairman Hennessy asked if any one else would like to speak about this petition. No one came forward. A motion was made by Vincent Alessio, seconded by Brigette Roehr, to approve PETITION 2022-15: A Variation to reduce the rear yard setback from 33’ to 5’-1 ½” and a variation to reduce the required setback for a garage facing an alley from 10’ to 9’, located at 219 Mound Street. The motion carried by the following vote: Aye: Hennessy, Alessio, Nachtrieb, Riggs, Safford and Roehr PETITION 2022-16: A series of Variations to allow an TMP-3600 addition to an existing home, located at 1203 N. Raynor Avenue. Attachments: ZBA 2022-16 (1203 N Raynor Ave) Staff Report Packet Mr. Torri read the staff report into the record. Chairman Hennessy swore in Ms. Georgina Torres, 1213 N. Raynor Avenue, Joliet, IL. Ms. Torres appeared in support of this petition. Ms. Torres explained that she would like to add additional living space to her home to help care for her elderly father. Chairman Hennessy asked if any one else would like to speak about this petition. No one came forward. A motion was made by Vincent Alessio, seconded by Bob Nachtrieb, to approve PETITION 2022-16: A series of Variations to allow an addition to an existing home, located at 1203 N. Raynor Avenue. The motion carried by the following vote: Aye: Hennessy, Alessio, Nachtrieb, Riggs, Safford and Roehr PETITION 2022-17: A Special Use Permit to allow a TMP-3601 therapeutic day school, located at 220 N. Larkin Avenue. Attachments: 2022-17 (220 N Larkin) Staff Report Packet Page 4 of 10 Zoning Board of Appeals Meeting Minutes April 21, 2022 Mr. Torri read the staff report into the record. Chairman Hennessy swore in Mr. Thomas Planera, Chicago Heights, IL. Mr. Planera appeared in support of this petition. Chairman Hennessy asked if the school will occupy the entire building, Mr. Planera said yes. Mr. Planera talked about the new floor plan and build out. Chairman Hennessy asked if any one else would like to speak about this petition. No one came forward. A motion was made by Colette Safford, seconded by Brigette Roehr, to approve PETITION 2022-17: A Special Use Permit to allow a therapeutic day school, located at 220 N. Larkin Avenue. The motion carried by the following vote: Aye: Hennessy, Alessio, Nachtrieb, Riggs, Safford and Roehr PETITION 2022-18: A Variation of Use to allow a 78 sq. ft. TMP-3602 off-premise outdoor advertising sign, located at 511 Collins Street. Attachments: ZBA 2022-18 (511 Collins St) Staff Report Packet Mr. Torri read the staff report into the record. Chairman Hennessy swore in Mr. Cesar Cardenas, 310 N. Ottawa Street, Joliet, IL. Mr. Cardenas appeared in support of this petition. Mr. Cardenas would like to move the sign he currently has at 553 Collins Street because the property owner does not want to renew the lease. Chairman Hennessy asked if anyone else would like to speak on this petition. No one came forward. A motion was made by Jim Riggs, seconded by Bob Nachtrieb, to approve PETITION 2022-18: A Variation of Use to allow a 78 sq. ft. off-premise outdoor advertising sign, located at 511 Collins Street. The motion carried by the following vote: Aye: Hennessy, Alessio, Nachtrieb, Riggs, Safford and Roehr PETITION 2022-19: A Special Use Permit to allow an TMP-3603 electronic message center that is larger than 50 sq. ft., located at 1801 W. Jefferson Street. PETITION 2022-20: A series of Variations on signage, located at 1801 W. Jefferson Street. Attachments: ZBA 2022-19 & 2022-20 (1801 W. Jefferson Street) Staff Report Mr. Torri read the staff report into the record. Page 5 of 10 Zoning Board of Appeals Meeting Minutes April 21, 2022 Chairman Hennessy swore in Mr. Robert Whitehead, 1130 N. Garfield, Lombard, IL. Mr. Whitehead appeared on behalf of this petition. Chairman Hennessy asked if any one would like to speak on behalf of this petition. No one came forward. A motion was made by Bob Nachtrieb, seconded by Colette Safford, to approve PETITION 2022-19: A Special Use Permit to allow an electronic message center that is larger than 50 sq. ft., located at 1801 W. Jefferson Street. The motion carried by the following vote: Aye: Hennessy, Alessio, Nachtrieb, Riggs, Safford and Roehr A motion was made by Brigette Roehr, seconded by Bob Nachtrieb, to approve PETITION 2022-20: A series of Variations on signage, located at 1801 W. Jefferson Street. The motion carried by the following vote: Aye: Hennessy, Alessio, Nachtrieb, Riggs, Safford and Roehr PETITION 2022-21: A Special Use Permit to allow a day care TMP-3604 center, head start program center, after-school care center and summer camps programs, located at 1350 S. Briggs Street. Attachments: ZBA 2022-21_1350 S. Briggs_Tabling Memo The petitioner requested to table this petition to the May 19, 2022 meeting. A motion was made by Jim Riggs, seconded by Bob Nachtrieb, to table PETITION 2022-21: A Special Use Permit to allow a day care center, head start program center, after-school care center and summer camps programs, located at 1350 S. Briggs Street. The motion carried by the following vote: Aye: Hennessy, Alessio, Nachtrieb, Riggs, Safford and Roehr PETITION 2022-22: A Special Use Permit to allow an adult TMP-3605 use cannabis cultivation center/ adult use cannabis craft grower facility and a Variance to reduce the residential zoning setback requirement for a cannabis establishment from 250' to 40', located at the SE corner of Alessio Drive at Manhattan Road Attachments: ZBA 2022-22 (SE Corner of Alessio Drive at Manhattan Rd) Staff Report Packet Note: Mr. Alessio left the meeting during the discussion for this petition for a family emergency. (Note: Mr. Alessio left the Zoning Board of Appeals meeting during the discussion for Petition 2022-22) Mr. Torri read the staff report into the record. Page 6 of 10 Zoning Board of Appeals Meeting Minutes April 21, 2022 Chairman Hennessy swore in Ms. Carla Policandriotes, Shorewood, IL. Ms. Policandriotes appeared in support of this petition. Ms. Policandriotes gave an overview of the proposed project and gave updates on information that was requested at the neighborhood meeting. Chairman Hennessy swore in Mr. Frank DePhillips, Glendale Heights, IL. Mr. DePhillips appeared in support of this petition and gave information on the building & grounds for the proposed site. Mr. Nachtrieb asked if the updated building setback was negotiated with the nearby neighbors, Ms. Policandriotes said it was not negotiated. Ms. Policandriotes said it was decided later to rearrange the placement of the building and change the proposed setback from 40 ft. to 177 ft. Mr. Nachtrieb asked if the building could be moved to meet the 250 ft. required setback. Chairman Hennessy swore in Mr. Michael Alessio, Cape Coral, FL. Mr. Alessio said increasing the building setback will reduce the building size to 43,000 sq. ft. and will reduce the amount of space needed for this facility. Ms. Roehr asked if there is only one residential property within the 250 ft. setback, Ms. Policandriotes said yes, no other residential property is within the 250 ft. Chairman Hennessy swore in Ms. Laura Sperstad, 740 Sugar Creek Drive, Joliet, IL. Ms. Sperstad appeared in opposition to this petition. Chairman Hennessy swore in Mr. Richard Welch, 406 Judge Ct., Joliet, IL. Mr. Welch appeared in opposition to this petition. Chairman Hennessy swore in Mr. Bill Kozol, 1508 Middletree Rd., Joliet, IL. Mr. Kozol appeared in opposition to this petition. Chairman Hennessy swore in Mr. Saul Brass, 101 Willdwood Lane, Joliet, IL. Mr. Brass appeared in opposition to this petition. Chairman Hennessy swore in Mr. Monte Moore, 308 Middletree Rd., Joliet, IL. Mr. Moore appeared in opposition to this petition. Chairman Hennessy swore Ms. Tammy Young, 1800 Valley Parkway E, Joliet, IL. Ms. Young appeared in opposition to this petition. Chairman Hennessy swore in Ms. Janet Buell, 401 Judge Ct., Joliet, IL. Ms. Buell appeared in opposition to this petition. Chairman Hennessy swore in Ms. Megan Cooper, 809 Diamond K Ln., Joliet, IL. Ms. Cooper appeared in opposition of this petition. Chairman Hennessy swore in Mr. Jay Gregory, 490 Sugar Creek Dr., Joliet, IL. Mr. Gregory appeared in opposition to this petition. Page 7 of 10 Zoning Board of Appeals Meeting Minutes April 21, 2022 Ms. Policandriotes responded to some of the questions the property owners had. Ms. Policandriotes explained that the petitioner will not operate the proposed facility. The potential tenant must go through state and city approval in order to get approved to operate this facility. Ms. Policandriotes stated that the creek is at least 250 ft. away from the proposed facility at every point. Chairman Hennessy closed the petition to the floor. Mr. Riggs stated that due to O.S.H.A. protecting the employees, the EPA regulating the air and water and the State of Illinois regulating the security, he feels there is enough protection at the site. A motion was made by Jim Riggs, to approve PETITION 2022-22: A Special Use Permit to allow an adult use cannabis cultivation center/ adult use cannabis craft grower facility, located at the SE corner of Alessio Drive at Manhattan Road. There was no second. A motion was made by Brigette Roehr, seconded by Bob Nachtrieb, to deny PETITION 2022-22: A Special Use Permit to allow an adult use cannabis cultivation center/ adult use cannabis craft grower facility, located at the SE corner of Alessio Drive at Manhattan Road. The motion carried by the following vote: Aye: Nachtrieb, Safford and Roehr Nay: Hennessy and Riggs Absent: Alessio A motion was made by Jim Riggs, to approve PETITION 2022-22: A Variance to reduce the residential zoning setback requirement for a cannabis establishment from 250' to 40', located at the SE corner of Alessio Drive at Manhattan Road. There was no second. A motion was made by Brigette Roehr, seconded by Bob Nachtrieb, to deny PETITION 2022-22: A Variance to reduce the residential zoning setback requirement for a cannabis establishment from 250' to 40', located at the SE corner of Alessio Drive at Manhattan Road. The motion carried by the following vote: Aye: Nachtrieb, Safford and Roehr Nay: Hennessy and Riggs Absent: Alessio PETITION 2022-23: An Amendment to a Special Use Permit TMP-3606 (Ordinance #18315) to allow truck and trailer parking on the adjacent lot of a trucking facility, located on Lot 7 along Stone City Drive. Page 8 of 10 Zoning Board of Appeals Meeting Minutes April 21, 2022 Attachments: ZBA 2022-23 (Lot 7 Stone City Drive) Staff Report Packet Mr. Torri read the staff report into the record. Chairman Hennessy swore in Mr. Jonathan Schlange, 6350 W. 124th St., Palos Heights, IL. Mr. Schlange appeared in support of this petition. Chairman Hennessy asked if any one would like to speak about this petition. No one came forward. A motion was made by Jim Riggs, seconded by Brigette Roehr, to approve PETITION 2022-23: An Amendment to a Special Use Permit (Ordinance #18315) to allow truck and trailer parking on the adjacent lot of a trucking facility, located on Lot 7 along Stone City Drive. The motion carried by the following vote: Aye: Hennessy, Nachtrieb, Riggs, Safford and Roehr Absent: Alessio PETITION 2022-24: An extension of a Special Use Permit TMP-3607 (Ordinance #18269) for a truck and travel fueling center, located at the SW corner of Mound Road and Hollywood Road. Attachments: ZBA 2022-24 (SWC Mound Road and Hollywood Road) SUP Extension Request_Staff Report packet Mr. Torri read the staff report into the record. Chairman Hennessy swore in Mr. Allen Zocker, Itasca, IL. Mr. Zocker appeared in support of this petition. Chairman Hennessy asked if any one else would like to speak of behalf of this petition. No one came forward. A motion was made by Bob Nachtrieb, seconded by Jim Riggs, to approve PETITION 2022-24: An extension of a Special Use Permit (Ordinance #18269) for a truck and travel fueling center, located at the SW corner of Mound Road and Hollywood Road. The motion carried by the following vote: Aye: Hennessy, Nachtrieb, Riggs, Safford and Roehr Absent: Alessio PETITION 2022-25: A Special Use Permit for a tire TMP-3610 installation and sales facility, located at 2404 Reeves Road. Attachments: ZBA 2022-25 (2404 Reeves Road)_Staff.Report_w_Attachments_04.21.2022 Mr. Torri read the staff report into the record. Page 9 of 10 Zoning Board of Appeals Meeting Minutes April 21, 2022 Chairman Hennessy swore in Mr. Gil Applegate, Elk Grove Village, IL. Mr. Applegate appeared in support of this petition. Chairman Hennessy asked if any one else would like to speak on behalf of this petition. No one came forward. A motion was made by Jim Riggs, seconded by Brigette Roehr, to approve PETITION 2022-25: A Special Use Permit for a tire installation and sales facility, located at 2404 Reeves Road. The motion carried by the following vote: Aye: Hennessy, Nachtrieb, Riggs, Safford and Roehr Absent: Alessio OLD/NEW BUSINESS—NOT FOR FINAL ACTION OR RECOMMENDATION PUBLIC COMMENT This section is for anyone wanting to speak regarding non-agenda items and are allowed a maximum of 4 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. The City Clerk has a copy of the public speaking procedures; please note, speakers who engage in conduct injurious to the harmony of the meeting shall be called to order by the Presiding Officer and may forfeit the opportunity to speak. ADJOURNMENT A motion was made by Jim Riggs, seconded by Colette Safford, to adjourn the meeting. The motion carried by the following vote: Aye: Hennessy, Nachtrieb, Riggs, Safford and Roehr Absent: Alessio This meeting will be held in an accessible location. If you need a reasonable accommodation, please contact Christa M. Desiderio, City Clerk, 150 West Jefferson Street, Joliet, Illinois 60432 at (815) 724-3780. Page 10 of 10