TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
title
Ordinances Associated with 1507 E. Cass Street
Ordinance Approving a Variation of Use to Allow a Two-Unit Residence, an R-3 (One-and Two-Family Residential) Use, in the R-2A (Single-Family Residential) Zoning District, Located at 1507 E. Cass Street (ZBA 2025-09)
Ordinance Repealing a Variation of Use to Allow the Continuation of an Existing Pizza Business, a B-1 (Neighborhood Business) Use, in an R-2A Zoning District, Located at 1507 E. Cass Street (ZBA 1995-48)
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BACKGROUND:
The applicant, Felimon Deltoro, is requesting a Variation of Use to allow the addition of one residential unit, for a total of two residential units, located at 1507 E. Cass Street. The property contains R-2A (Single-Family Residential) zoning. A recent rental inspection of the property revealed that the building currently contains two dwelling units. The requested Variation of Use petition, if approved, would allow for the two dwelling units to remain on the subject property. As part of the requested Variation of Use petition, a previously approved Variation of Use petition from 1995 to allow the continuation of an existing pizza business, a B-1 (Neighborhood Business) use in an R-2A zoning district at the subject property, would be repealed. The applicant also received Variations to reduce the minimum lot area per family from 4,800 sq. ft. to 2,750 sq. ft. and to reduce the front yard setback from 25 ft. to 3.67 ft. from the Zoning Board of Appeals.
The subject property is approximately 5,500 square feet in size and contains a two-story building, with a 1-story addition to the north (rear) side. The property was annexed into the City in 1995 with a pizza business operating on the first floor, and an apartment dwelling unit on the top floor. The property owner is looking to obtain a Variation of Use that would allow the previously made conversion of the lower floor into a legal studio apartment. The upper floor unit contains two bedrooms. Both units have separate means of exterior access. The lower floor unit is accessed off the building’s south side, fronting E. Cass Street. The upper floor unit contains access from the east side. A common area that can be entered from the north side of the building provides a secured entrance to each dwelling unit. Access between the two units has been closed off inside the building.
The property currently contains off-street parking for eight vehicles, with five spaces dedicated along E. Cass Street, and an additional three spaces to the rear of the building, which are accessed off an alleyway. The R-2A zoning district requires each dwelling unit to have no less than two (2) off-street parking spaces on the lot on which the dwelling is situated. The property owner has agreed to work with staff to remove excess parking from the Cass Street frontage which will allow for the installation of additional landscaping.
The petitioner believes having a second dwelling unit in the building will be a more sustainable use of the ground floor space than a separate commercial unit. The neighborhood, while mostly single-family residential in nature, contains smaller lot sizes with older, early to mid-20th century structures. Lot sizes in the surrounding area are generally between .10 and .25 acres in size, which allows for the continuation of greater population density than is seen in other single-family residential zoning districts. Approximately 13% of adjacent lots within the same block of the subject property, east and west of the property, contain R-3 (One and Two-Family) residential zoning. Therefore, precedent exists to allow a mechanism for duplex residential development within the existing neighborhood. Given current local demand for increased housing volume and diversity, staff supports the petitioner’s request to add a second dwelling unit in the main building.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter on May 15, 2025. Felimon Deltoro represented the petition. No one spoke or submitted comments in favor of or in opposition to the petition. Meeting minutes are attached hereto.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
recommendation
Jim Riggs moved that the Zoning Board of Appeals recommend approval of the Variation of Use Permit to allow a two-unit residence, an R-3 (One-and Two-Family Residential) use, in the R-2A (Single-Family Residential) zoning district and a series of Variations to allow a two-unit residence, located at 1507 E. Cass Street subject to the following conditions:
1. That all outstanding Building and Property Maintenance Code violations shall be remedied as directed by the City of Joliet Department of Neighborhood Services.
2. That the property shall remain in and comply with the City’s Rental Inspection Program.
3. That the applicant works with staff to convert superfluous parking spaces on the property’s south side to landscaping or green space.
4. Should the property be declared a public nuisance by the City Council, the Variation of Use shall be subject to a rehearing and possible revocation of the Variation of Use.
Jesse Stiff seconded the motion, which passed with six (6) aye votes. Voting aye were Nachtrieb, Hennessy, Riggs, Roehr, Radakovich, and Stiff. Bias was absent.
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RECOMMENDATION OF THE ADMINISTRATION:
recommendation
Staff concurs with the recommendation of the Zoning Board of Appeals and recommends that the Mayor and City Council adopt the following, subject to the same conditions approved by the Zoning Board of Appeals above:
1. Ordinance Approving a Variation of Use to Allow a Two-Unit Residence, an R-3 (One-and Two-Family Residential) Use, in the R-2A (Single-Family Residential) Zoning District, Located at 1507 E. Cass Street.
2. Ordinance Repealing a Variation of Use to Allow the Continuation of an Existing Pizza Business, a B-1 (Neighborhood Business) Use, in an R-2A Zoning District, Located at 1507 E. Cass Street.