TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
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Ordinance Approving a Variation of Use to Allow the Continuation of a Three-Unit Residence, an R-4 (Multi-Family Residential) Use, in the R-2 (Single-Family Residential) Zoning District, Located at 201 N. William Street (ZBA 2026-22)
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BACKGROUND:
The petitioner and property owner, Maria Garcia, is requesting a Variation of Use to allow the continuation of a three-unit residence within the R-2 (single-family residential) zoning district at 201 N. William Street. The petitioner purchased the property as a three-unit residence in May 2025. The property appears to have contained three units since at least 2008, and at least two units since it was constructed in the 1950s. At the time of purchase, Planning staff informed the petitioner that approval of a Variation of Use would be needed because there were no prior approvals on record to allow the three units within the R-2 district.
The property is currently enrolled in the Neighborhood Services Rental Inspection Program and has received a two-year rental certificate that expires in September 2027. Following the purchase of the property, the petitioner worked to resolve all existing rental inspection violations identified during an inspection performed for the previous owner. The petitioner had all violations abated as of November 2025; there are currently no outstanding rental inspection violations at the property. Neighborhood Services does not have concerns about the property remaining as a three-unit. If the Variation of Use is approved, the property will remain enrolled in the Rental Inspection Program.
The two-story residence contains one apartment and an attached two-car garage on the first floor, and two apartments on the second floor. The second-floor units are accessed by an interior staircase that leads to both entrances. The site contains the five required off-street parking spaces: the garage can hold two vehicles and the existing driveway off William Street can hold three vehicles. The property also meets the required lot area per family of 2,500 square feet, which is the area required per unit for multi-unit dwellings in the R-4 (multi-family residential) district.
The property is located in the Cathedral Area neighborhood, at the northwest corner of William Street and Oneida Street. While the area predominantly contains single-family uses, there are some two-unit and multi-unit residences throughout the neighborhood. Based on historic Joliet Street Directory information, the property has contained at least two units since it was built around 1956. It is not clear when the third unit was established, but notes from the Neighborhood Services history of the property indicate that it had three units in 2008 when it was first added to the Rental Inspection Program.
Staff finds that the request meets the Variation of Use criteria. The structure was built as a multi-unit building and has contained three units for many years. The continuation of the structure does not alter the essential character of the area, as there are other multi-unit structures integrated into the neighborhood. There are no proposed changes to the exterior or appearance of the existing residence. The property can accommodate the required off-street parking spaces for three units. Approval of the Variation of Use would allow the existing three-unit structure to remain as it currently exists.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter on April 16, 2026. Maria Garcia, petitioner, represented the petition. No one spoke in favor of or in opposition to the petition. Meeting minutes are attached.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
Jesse Stiff moved that the Zoning Board of Appeals recommend approval of the Variation of Use to allow the continuation of a three-unit residence, an R-4 (multi-family residential) use, in the R-2 (single-family residential) zoning district, located at 201 N. William Street, subject to the following conditions:
1. That the property shall remain enrolled in and comply with the City’s Rental Inspection Program;
2. That the use of the property shall not be expanded in the future;
3. Should the property be declared a public nuisance, the property may be subject to a rehearing and a possible revocation of the Variation of Use.
Ralph Bias 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.
RECOMMENDATION:
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 the Continuation of a Three-Unit Residence, an R-4 (Multi-Family Residential) Use, in the R-2 (Single-Family Residential) Zoning District, Located at 201 N. William Street
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