Kankakee planning board approves parking variance and backs conditional-use permit for short-term rental at 441 West Hawkins

The City of Kankakee Planning Board voted to grant a major variance to waive the single off-street parking stall normally required for a short-term rental license at 441 West Hawkins and then unanimously recommended a conditional use permit for the property to the City Council.

Applicant Dustin Koehr told the board the home has been under rehabilitation and that installing a parking pad on the property would remove a recently installed deck and trees. Koehr said guests typically park on-street without incident and that typical stays range from two nights to several weeks for traveling nurses and visiting workers. He said the property is normally maintained and that occupancy is usually four to six people.

Why it matters: Planning commissioners explicitly weighed neighborhood impacts — especially parking, stormwater and trash — while also raising that short-term rental licensing and zoning definitions are not clearly consolidated in the code. Several members said that confusion about where short-term rental rules live in the zoning ordinance has hindered consistent review and enforcement.

Board action and conditions: The board first voted to approve the variance. Commissioner Chip Warm moved to approve the variance; Deb Terrell seconded. The roll call recorded Barry McCracken, Chip Warm, Deb Terrell and Beverly Hood voting yes and the motion passed. The board then recommended the conditional-use permit, attaching a set of conditions carried from the city’s short-term rental regulations and enforcement procedures. Those conditions require compliance with the Kankakee Fire Department, Kankakee County Health Department and city code enforcement; acquisition of applicable business/rental licenses; occupancy set by the fire department; required fire protection equipment; restrictions on nuisance behaviors; refuse storage rules; restrictions on signage; and a requirement that owners provide social media advertising accounts to staff for registration.

Board concerns and follow-up: Multiple commissioners urged that city staff consolidate the short-term rental definitions and licensing steps into a single chapter or clearer handbook so future applicants and staff have predictable requirements. A planning staff member explained that short-term rental licensing has been handled through the city’s business licensing office (ECDA/Barbie’s office) and that only three short-term rental licenses appear in the current tracking system. Commissioners asked staff to be inserted earlier in the licensing flow so zoning review occurs before licenses are issued. The board also discussed options for permeable pavement or lawn-drive parking and suggested the applicant add guest instructions and signage telling guests not to park at neighboring driveways; Koehr said he would add such measures to his check-in instructions and install informational signs.

Next steps: The planning board’s recommendation for the conditional use permit will appear on the City Council agenda on Nov. 3. The variance granted by the planning board was final at the meeting.