TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
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Ordinance Approving the Preliminary Planned Unit Development of Joliet Catholic Academy Subdivision (PUD-10-25)
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BACKGROUND:
The petitioner, Joliet Catholic Academy - Sisters of St. Francis of Mary Immaculate, requests approval of a Preliminary Planned Unit Development of Joliet Catholic Academy Subdivision. The subject properties include the existing Joliet Catholic Academy (1200 N. Larkin Avenue) campus and the former Our Lady of Angels Retirement Home (1201 Wyoming Avenue) that was recently demolished. Joliet Catholic Academy (JCA) has been at this location since 1956. The Our Lady of Angels retirement home was active between 1960 and 2023.
The applicant originally applied for a Special Use Permit to allow athletic fields that are incidental to a high school in February of 2025. The applicant withdrew this petition after staff further evaluated the proposal and determined that the City’s Planned Unit Development process was the more appropriate development and entitlement process. By applying for a Planned Unit Development (PUD) the applicant is required to show the location, extent, and character of all proposed uses, in addition to the location of all off-street parking areas. The applicant is requesting a waiver from Section 47-15A.5(3) of the Zoning Ordinance to allow the full extent of the PUD as proposed. Full project approval will require Plan Commission consideration and City Council approval of a Preliminary PUD and a Final PUD.
The PUD details the proposed location of new or renovated athletic facilities on both the existing JCA campus and the lot to the east, which would be acquired by the applicant on contract upon approval of the PUD with the City of Joliet. The existing JCA athletic facilities include two baseball fields, two softball fields, a field for track and field, and six tennis courts.
The petitioner intends to complete the athletic facilities expansion project in three separate phases. Phase 1 would include installation of a new multi-purpose athletic field, and construction of eight new tennis courts. Additionally, a parking lot west of the multi-purpose athletic field and stormwater detention improvements would also be made during Phase 1. Phase 2 would include construction of the stadium stands and locker rooms for the new multi-purpose athletic field, construction of the east parking lot at Wyoming Avenue and Ingalls Avenue and resurfacing of the track and practice fields. Phase 3 would include renovations to the baseball field and softball field and construction of new pickleball and physical education courts.
The most significant component of the PUD is the proposed multi-purpose athletic field, which would serve as the home facility for the school’s football games. The field would have 5,500 seats with a potential maximum standing room only capacity close to 7,000 people. The site would host between 4 and 8 varsity football games per year. The applicant has submitted a detailed Traffic and Parking Management Plan. The Plan calls for the use of 933 on-campus parking spaces for football games. This would increase parking on campus from its existing total of 481 spaces by 94%. Section 47-17.17(N)(21) requires one parking space for each six fixed seats in a senior high school’s main auditorium. The Traffic and Parking Management Plan estimates that the proposed amount of parking can accommodate approximately 4,400 fans. The school has had discussions with nearby sites to provide overflow parking for home football games that are anticipated to draw attendance of over 4,400 people. The school anticipates that will occur one to three times a year depending on the season’s home-game schedule. Additional lighting and sound engineering studies have been included in the applicant’s submittal. The applicant’s lighting engineer has confirmed that all lighting will be downcast onto the multi-purpose athletic field, with minimal spillover to the adjacent residences. The attached lighting study generally shows a footcandle measurement of 0.5-1.3 footcandles along the south side of Ingalls Avenue. The sound study shows an estimated range of 86-98 decibels within the future stadium footprint.
The PUD would involve a subdivision of the existing property at 1201 Wyoming Avenue, to consolidate the proposed JCA athletic facilities uses onto the southern third of the existing lot. There are currently no plans to develop the excess lot to the north. Stormwater detention for the PUD site would be incorporated north of the baseball field on the main campus lot. Final design of stormwater infrastructure and water and sewer connections will be required with the Final PUD submittal.
Approval of the requested Preliminary Planned Unit Development would allow the applicant to prepare the Final Planned Unit Development and to finalize site engineering specifications. The subject property already hosts a range of complimentary facilities and activities that are incidental to the primary high school use and is situated within a densely populated, primarily single-family residential neighborhood. There are negative externalities associated with the proposed PUD, specifically with the multi-purpose athletic field, that would cause some disruption to daily activities for nearby residents with respect to increased traffic and noise emanating from events taking place at the multi-purpose athletic field. However, the school would only host between 4 and 8 varsity football games per year. While it is not uncommon for new stadiums to experience temporary increases in attendance, figures from recent years suggest attendance for most home varsity football games will likely be below 3,100 fans per game. The applicant has put together a viable traffic and parking management plan to accommodate the anticipated increase in traffic to the surrounding area on football game days. It is anticipated that events outside of varsity football games will see far lower attendance. While it is rare in Will County, examples of high school football stadiums situated within denser urban settings do exist throughout the Chicagoland area. Staff will continue to work with the applicant to minimize traffic and noise impacts from events taking place at the multi-purpose athletic field prior to completion of final engineering.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on this matter at their meeting on November 20, 2025. Dr. Jeffrey Budz, David Silverman, Ryan Quigley, Javier Millan, and Shawn Benson appeared on behalf of the petition and provided a presentation about the concept plan, project phases, number of yearly events, event attendance, traffic and parking management, sound, lighting, stormwater management, and security measures. Two community members spoke in favor of the petition and two community members spoke in opposition during the public hearing. Four residents spoke in opposition to the proposed Preliminary PUD during the “Citizens to be Heard on Agenda Items” portion of the meeting. Meeting minutes are attached in the Council Packet.
RECOMMENDATION OF THE PLAN COMMISSION:
recommendation
Jason Cox moved that the Plan Commission recommend approval of the Preliminary Planned Unit Development of Joliet Catholic Academy Subdivision. Michael F. Turk seconded the motion, which passed with five (5) aye votes and no nay votes. Voting aye were: Cox, Kella, Martin, Roehr, and Turk. Voting nay were: none. Absent were: Crompton, Perez, and Radakovich. Commissioner Eulitz recused himself.
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RECOMMENDATION OF THE ADMINISTRATION:
recommendation
Staff concurs with the recommendation of the Plan Commission and recommends that the Mayor and City Council approve the Ordinance Approving the Preliminary Planned Unit Development of Joliet Catholic Academy Subdivision.