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St John Board of Zoning Appeals recommends two special exceptions on US 41 corridor
Summary
On Jan. 8, 2025, the St John Town Board of Zoning Appeals recommended favorable special-exception permits for a physical therapy clinic at 8470 Wicker Ave. and a hair salon at 10081 Wicker Ave.; both recommendations will go to the Town Council.
The St John Town Board of Zoning Appeals on Wednesday recommended that the Town Council approve two special exceptions to allow a physical therapy clinic and a hair salon within the US 41 Overlay District.
The board voted to forward a favorable recommendation for Apex Physical Therapy LLC’s request to operate at approximately 8470 Wicker Avenue and for an application by Sophia Panagakis to operate a hair salon at approximately 10081 Wicker Avenue. Both motions instruct the council to grant the special exceptions, and each motion passed on unanimous affirmative votes from the board members present.
Why it matters: Special exceptions change permitted uses in overlay zoning districts and, if approved by the council, will allow the listed personal-service businesses to operate in parts of the US 41 corridor that otherwise restrict certain commercial uses.
Apex Physical Therapy’s application was considered although the applicant was not present. The board’s legal advisor told members there is no rule requiring the applicant’s presence when documentation has been filed; the board may proceed with the public hearing and make a recommendation based on the submitted materials. A representative for the property owner was in the meeting but did not offer comment. The board opened and closed the public hearing for the item with no public testimony, and then moved to recommend approval.
For the hair-salon application, the applicant, Sophia Panagakis, was represented by Rick Jekas. Board members noted the proposed salon would occupy a newly constructed unit on Wicker Avenue. The board opened the public hearing, received no public comment, and voted to forward a favorable recommendation to the Town Council.
Both motions included the board’s findings that the establishment, maintenance and operation of the requested special exceptions would not be detrimental to public health, safety, morals, comfort or general welfare; would not injure neighboring property or substantially diminish property values; would not impede normal and orderly development in the district; and that adequate utilities, access, drainage and other facilities would be provided. The motions also recommended imposing reasonable time limits on commencement and duration of the exceptions.
Votes at a glance: - 2025-01 (Apex Physical Therapy LLC) — special exception to allow personal-service physical therapy at ~8470 Wicker Ave.; board recommended approval and forwarded the matter to the Town Council. Motion passed (yes: 3, no: 0; mover/second not specified in record). - 2025-02 (Sophia Panagakis) — special exception to allow a personal-service hair salon at ~10081 Wicker Ave.; board recommended approval and forwarded the matter to the Town Council. Motion passed (yes: 3, no: 0; mover/second not specified in record).
Other board business: At the start of the meeting the panel elected officers for 2025 and approved the Dec. 4, 2024 meeting minutes. Members nominated Chris Kriesbaum for chair, John Gill for vice chair and Nico Blejos for secretary; the nominations were approved by voice vote. The board then approved the Dec. 4 minutes as posted.
What’s next: The Board of Zoning Appeals’ favorable recommendations will be transmitted to the St John Town Council for final action on each special-exception application. The council’s hearing dates and final decisions were not specified during the BZA session.
