Joliet zoning board backs variances and special-use permit to allow duplex at nonconforming lot

The Joliet Zoning Board of Appeals voted unanimously on June 18 to approve a set of zoning variances and a special-use permit recommendation that would allow a two-unit duplex to be built on a long-vacant lot at 1216 (staff: Fairview) in the Forest Park neighborhood.

In a staff presentation read into the record, the city summarized three companion petitions (2026-7, 2026-8 and 2026-9) from property owner Robert Casey seeking a variation of use to permit an R3 one-and-two-family residential use in an R2 single-family zone, a special-use permit for a duplex, and several dimensional variances. Staff said the lot is nonconforming (approximately 6,565 sq ft with a 50-foot width) and identified requested changes: front-yard setback from 30 ft to 12 ft, north side-yard from 8 ft to 6 ft, lot width from 60 ft to 50 ft, lot area from 7,500 sq ft to 6,565 sq ft, and lot area per family from 7,500 sq ft to 3,282.5 sq ft.

Staff advised the board that although the request for a two-unit use did not meet the hardship criteria for a variance, the proposed duplex would not alter the essential character of the area because the neighborhood contains a mix of one- and two-story buildings and the proposal provides required off-street parking. Staff recommended separating the votes — first the dimensional variances, then the lot-area-per-family variation, and finally the variation of use and special-use permit — and specified conditions of approval including that a building permit be obtained before construction, the property be enrolled in the city's rental inspection program, and that the use not be expanded in the future. The staff presentation was given by a city staff member.

Petitioner Robert Casey was sworn and identified himself as owner of the property; he confirmed he owns nearby property and had no substantive additional testimony beyond the staff report. "I do," he said when sworn, and told the board he lives in Joliet.

The board followed staff’s suggested sequence and approved the dimensional variances in the first vote, approved the reduction of lot area per family (enabling the two-unit use) in the second vote, and then approved the variation of use and special-use permit in the third vote. All roll calls recorded ayes from the members present. The approvals at the Zoning Board of Appeals level are a recommendation to Joliet City Council, which must take final action; staff said the council meets the first and third Tuesdays and will notify the petitioner of the scheduled hearing.

The staff packet included site plans, building renderings and elevations showing a proposed two-story duplex with two separate 1,100 sq ft units (separate front and rear entrances), a half bath on the first floor, three bedrooms and a full bath on the second floor in each unit, and four off-street parking spaces at the rear of the property. The petitioner indicated the owner intends the units to be owner-occupied and that they will be enrolled in the rental inspection program.

Next steps: the Zoning Board of Appeals’ recommendation of approval will be forwarded to Joliet City Council for a final decision. The record shows the board approved the requested variances and special use with the three conditions outlined by staff.