TO: Mayor and City Council
FROM: Beth Beatty, City Manager
SUBJECT:
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Ordinance Approving a Variation of Use to allow a five-unit residence in an R-3 (one & two family residential) zoning district, located at 515 Summit Street (ZBA 2024-19)
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BACKGROUND:
The petitioner and property owner, Philip Soto, is requesting a Variation of Use to allow a five-unit residence in an R-3 (one & two family residential) zoning district, located at 515 Summit Street.
The building at 515 Summit Street is a factory complex of four connected buildings dating back to 1865 which served the Scheidt & Stephens Brewery and later Frederick Sehring’s brewery operations. The oldest buildings are the four-story and two-story Joliet limestone buildings facing Summit Street, as well as remnants of the icehouse. After the complex was no longer needed to support brewing operations, various small manufacturing, auto repair and storage operations have occurred here. According to the petitioner, the rear autobody use will gradually be phased out. The R-3 (one & two family residential) zoning classification has never matched the land-use of this property.
The petitioner and a business partner bought the subject property in 2022 with plans to repurpose the former brewery complex into a use complementary to the niche hospitality operations at Bishops Hill Winery, which is located across the street from the subject property at 310 Bridge Street. The petitioner, with a different group of investors, own and operate Bishops Hill Winery.
The petitioner seeks to redevelop a portion of the complex - the oldest portion of the complex - into a five-unit residence with the main entrance on Summit Street. The petitioner plans to operate the five-unit residence as short-term rentals which he believes would complement the winery. He stated that clients hosting private events at the winery are often in Joliet for several days and desire lodging in a setting other than a hotel. The petitioner indicated that the units will be designed and built to function as typical apartments should he not wish to continue the short-term rental operations. The five-unit residence would be enrolled in the City’s Rental Inspection program.
The main entrance to the residences will be at the northeast corner of the building, facing Summit Street. Guests or residents would enter through the first-floor lobby to access the second or third story residences by stairs or elevator. Every unit will have 9’10” ceilings with the exception of Unit #1, which will have a 22’ ceiling for a portion of the unit. Floor plans and renderings are attached.
• Unit #1 is a studio type unit with a sleeping loft on a mezzanine level (22’ high ceiling), kitchen, one full bathroom and one half bathroom.
• Unit #2 has one bedroom, one full bathroom, kitchen, and an office.
• Unit # 3 has one bedroom, kitchen and one full bathroom.
• Unit #4 has one bedroom, kitchen, one full bathroom and an office.
• Unit #5 has three bedrooms, a living room, a lounge, a very large kitchen, one full bathroom, one half bathroom, and outdoor living space.
The Zoning Ordinance requires 7.5 off-street parking spaces for a five-unit. Due to the proposed short-term rental use, staff recommends that the parking minimum be increased to 8 off-street parking spaces.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter on May 16, 2024. Philip Soto, petitioner and property owner, represented the petition. The Zoning Board asked questions related to the current use of the property and the City’s regulations and procedures pertaining to short-term rentals to which the petitioner and staff responded. No one appeared or submitted comments in opposition to the petition. Written meeting minutes are unavailable at this time; however, audio of the meeting is available on the City’s website.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
recommendation
Robert Nachtrieb moved that the Zoning Board of Appeals recommend approval of the Variation of Use request to allow a five-unit residence in an R-3 (one & two family residential) zoning district, located at 515 Summit Street, subject to the following conditions:
1. That off-street parking for a minimum of 8 vehicles shall be created prior to a Certificate of Occupancy being issued;
2. That a service walk connecting the parking area to the main entrance be established prior to a Certificate of Occupancy being issued;
3. That a site plan be submitted to and approved by the Engineering Division showing circulation, parking and stormwater drainage;
4. That use of the property shall not be expanded in the future;
5. That the property shall be enrolled in and comply with the City’s Rental Inspection Program; and
6. 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.
Bridgette Roehr seconded the motion, which passed with four (4) aye votes. Voting aye were: Hennessy, Nachtrieb, Roehr, and Riggs. Voting nay were: none. Absent were: Alessio and Bias.
RECOMMENDATION:
recommendation
The Administration concurs with the recommendation of the Zoning Board of Appeals and recommends the Mayor and City Council adopt an Ordinance approving the Variation of Use to allow a five-unit residence in an R-3 (one & two family residential) zoning district, located at 515 Summit Street, subject to the same conditions approved by the Zoning Board of Appeals above.
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