TO: Mayor and City Council
FROM: Beth Beatty, City Manager
SUBJECT:
title
Ordinances Associated with the Tenant Space at 81 N. Chicago Street
Ordinance Approving a Special Use Permit to Allow a Tattoo Studio, Located at 81 N. Chicago Street (ZBA 2026-13)
Ordinance Approving a Variation of Use to Allow a B-3 (General Business) Zoning District Use in the B-2 (Central Business) Zoning District, Located at 81 N. Chicago Street (ZBA 2026-14)
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BACKGROUND:
The petitioner and business owner, Joseph Spillie, is requesting a Special Use Permit and Variation of Use to establish a tattoo studio at 81 N. Chicago Street.
The business would operate from an existing four-story multi-tenant building in downtown Joliet. The tenant space subject to these requests is located on the 3rd floor of the building and the space in question is approximately 870 square feet in area. The proposed studio will consist of a waiting area, a utility and janitorial room, and a private tattooing station. Restrooms are shared with other commercial tenants in the building. The studio would be by appointment only and would not have walk-in clients, which would allow the petitioner to control the number of people and maintain client privacy.
The Zoning Ordinance specifies that tattoo studios are only allowed in the B-3 (General Business) and Industrial zoning districts by Special Use Permit approval. The building in question is within the B-2 (Central Business) zoning district, which requires the Variation of Use request. At their meeting on April 16, 2026, the Zoning Board of Appeals approved a Variation request to allow the proposed tattoo studio to be within 1,000 feet of the Ottawa Street branch of the Joliet Public Library.
Staff found that the Variation of Use and Variation requests did not meet the criteria for hardship or practical purposes. Tattoo studios are allowed in the B-3 (general business) and Industrial zoning districts by Special Use Permit approval. However, staff did find that the proposed tattoo studio would not alter the essential character of the area with its small size, the location on the third floor of the building, and serving clients by-appointment only. The proposed use will also not impede the use and enjoyment of other tenant spaces due to these factors. The applicant will also apply for all necessary licensing from the City of Joliet and Will County
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter on April 16, 2026. Joseph Spillie, petitioner, represented the petition. One member of the audience spoke in favor of the petition. Meeting minutes are attached.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
recommendation
Bob Nachtrieb moved that the Zoning Board of Appeals recommend approval of the Special Use Permit and Variation of Use requests to allow a tattoo studio, located at 81 N. Chicago Street, subject to the following conditions:
1. That a business license shall be obtained prior to the use commencing.
2. Should the tattoo studio be declared a public nuisance, it may be subject to a rehearing and a possible revocation of the Special Use Permit.
Jesse Stiff seconded the motion, which passed with five (5) aye votes and no nay votes. Voting aye were: Bias, Hennessy, Nachtrieb, Radakovich, and Stiff. Voting nay were: none. Absent were: McGrath Schmig.
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RECOMMENDATION OF THE ADMINISTRATION:
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 Special Use Permit to Allow a tattoo studio, Located at 81 N. Chicago Street.
2. Ordinance Approving a Variation of Use to Allow a B-3 (General Business) Zoning District Use in the B-2 (Central Business) Zoning District, Located at 81 N. Chicago Street