TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
title
Ordinances Associated with the Development of Joliet Catholic Academy Subdivision
Ordinance Approving the Final Planned Unit Development of Joliet Catholic Academy Subdivision (PUD-6-26)
Ordinance Approving the Recording Plat of Joliet Catholic Academy Subdivision (RP-8-26)
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BACKGROUND:
The applicant, Joliet Catholic Academy/Sisters of St. Francis of Mary Immaculate, is requesting approval of a Final Planned Unit Development (PUD) and Recording Plat of the Joliet Catholic Academy Subdivision. The City Council approved the Preliminary Planned Unit Development (PUD) for the Joliet Catholic Academy Subdivision at its January 20, 2026, meeting. Since Preliminary PUD approval, the applicant has submitted its Final PUD Plat which would finalize the location of all facilities within the project site in addition to the location of all proposed off-street parking facilities, and the Recording Plat, which creates the two proposed lots for recording. The proposed athletic facilities are in the same location as in the previously approved Preliminary PUD. The applicant has also submitted final site engineering plans, landscaping plans, and photometric plans. 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.
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. Prior to the City Council approval of the Preliminary Planned Unit Development, the applicant hosted three separate neighborhood open houses to detail the proposed project buildout.
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 of 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 include a stadium with 5,500 seats. This facility has been designed to accommodate the school’s home football games. The facility 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 anticipates that high attendance games will occur one to three times a year depending on the season’s home-game schedule. The applicant has commitments from the University of St. Francis and Will County Habitat for Humanity to utilize their nearby parking lots for overflow parking when needed for events with high attendance.
The PUD involves 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, though site landscaping plans show a density of landscaping to be installed north of the tennis courts to provide a buffer between the tennis courts and existing multi-family residential neighborhood to the north. The applicant has agreed to install a generous amount of landscaping, consisting of 20 shade trees and 20 ornamental trees, along the north side of Ingalls Avenue to help shield the multi-purpose athletic field from the viewshed for residents along the south side of the street. With the visitor’s grandstand and multi-purpose athletic field set back over 200 feet from the Wyoming Avenue right-of-way, the City’s standard parking lot perimeter landscaping requirement will be enforced along the Wyoming Avenue frontage. The proposed stormwater detention basin on the property’s north end will feature perimeter landscaping as required by the City’s Zoning Ordinance.
The City’s Parking Lot Lighting Regulations include an exception for the lighting of outdoor recreational facilities. However, lighting for the proposed athletic facilities would be shielded to minimize light and glare from spilling onto adjacent residential properties. Spillover lighting at adjoining residential property lines would not be allowed to exceed one foot-candle. The applicant’s submitted sound study shows an estimated range of 86-98 decibels within the future footprint of the multi-purpose athletic field.
Staff’s outlook on the proposed development remains largely unchanged from the Preliminary PUD review. 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 that might 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 would see far lower attendance. City staff would work with the applicant to adjust traffic operations as needed to minimize traffic congestion.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on this matter at its June 18, 2026, meeting. David Silverman, attorney for the applicant, and Ryan Quigley, Director of Institutional Advancement for Joliet Catholic Academy, appeared on behalf of the petition. A couple members of the community asked questions directed at Mr. Quigley regarding the petition, with a specific focus on the location of the proposed multi-purpose athletic field relative to the homes on the south side of Ingalls Avenue. Meeting minutes are attached in the Council packet.
RECOMMENDATION OF THE PLAN COMMISSION:
recommendation
Michael F. Turk moved that the Plan Commission recommend approval of the Final Planned Unit Development of Joliet Catholic Academy Subdivision. Wendell Martin seconded the motion, which passed with six (6) aye votes. Voting aye were: Commissioners Cox, Martin, Radakovich, Turk, Hammac, and Leon. Voting nay were: none. Commissioner Crompton was absent and Commissioner Eulitz abstained.
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RECOMMENDATION OF THE ADMINISTRATION:
recommendation
Staff concur with the recommendation of the Plan Commission and recommend the City Council approve the following:
1. Ordinance Approving the Final Planned Unit Development of Joliet Catholic Academy Subdivision
2. Ordinance Approving the Recording Plat of Joliet Catholic Academy Subdivision