Kankakee planning board backs rezoning blocks along Washington, Hickory and Merchant to residential

On Feb. 11, 2025, the City of Kankakee Planning Board voted to recommend rezoning several blocks and individual parcels in the Washington, Hickory and Merchant Street areas from commercial zoning to residential, citing a need to preserve housing stock and align zoning with current land use.

The map amendment covers multiple addresses including even-numbered 178–272 South Entrance Avenue; 225 and 227 South Entrance Avenue; 157 and 159 West Hickory Street; a range of addresses on West Merchant Street (236–254 and 230–308, even and odd as noted in the staff report); West Station Street; South Washington Avenue blocks; and several blocks on South Entrance Avenue and South Washington. The board specified three parcels to be rezoned R1T: 254 West Merchant Street (PIN 1609332337001), 238–240 West Merchant Street (PIN 160933337002), and 157–159 West Hickory Street (PIN 161705105014). The motion identified map-amendment evaluation standards A–E and staff recommendations to be attached to the board’s recommendation to the city council. Commissioner Chip Rowe made the motion; Commissioner Deb Terrell seconded it.

City staff described the rezoning effort as a response to inconsistent zoning patterns in the area and to align zoning with current uses. Staff noted earlier work by a planner in 2021 that analyzed scattered commercial/residential districts and identified similar inconsistencies. "I did search the records... I could not find anything, but the reality is that this would overwrite that anyways," a staff member said while explaining record searches and prior conversions.

Public comment included a property manager, Kevin Sipple, who said he needs to consult co-owners about whether to accept the rezoning. Sipple asked whether action was required immediately; staff told him the planning board’s recommendation would be presented to the city council on March 3 and that property owners could raise concerns with staff before that council meeting.

Board discussion touched on trade-offs between protecting residential neighborhoods and preserving commercial zoning that might support future redevelopment. Several commissioners argued that the city currently has a surplus of empty commercial space and a need to preserve and enable housing. Commissioner Deb Terrell urged leaning toward residential zoning, citing demolition of housing and the need for affordable homes.

The planning board voted to recommend the map amendment with the three specified R1T parcels and the attached standards; the recommendation will be forwarded to the city council for final action.

Clarifying details: Specific parcels and PINs added on the record: 254 West Merchant Street — PIN 1609332337001; 238–240 West Merchant Street — PIN 160933337002; 157–159 West Hickory Street — PIN 161705105014. Staff referred to an earlier 2021 analysis of zoning inconsistencies and to individual property owner inquiries; one property manager was advised the council consideration would occur March 3, 2025.