TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
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Ordinance Approving an Amendment to a Variation of Use (Ordinance #18661) to Allow a Six-Unit Residence in an R-3 (One-and-Two-family Residential) Zoning District, Located at 515 Summit Street
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BACKGROUND:
The petitioner and business owner, Philip Soto, is requesting an amendment to a Variation of Use (Ordinance #18661) to allow a six-unit residence in an R-3 (one and two family residential) zoning district, located at 515 Summit Street. The City Council approved the original request for a five-unit residence on June 18, 2024. The petitioner now seeks to convert storage space on the main level into an ADA compliant unit in order to eliminate the need for an elevator to the units on the second and third levels of the structure while still complying with requirements under the Americans with Disabilities Act (ADA) for the overall project. The petitioner still wishes to redevelop the second and third levels of the former brewery malthouse into five units. Therefore, an amendment to the original Variation of Use approval is required to move forward with residential redevelopment plans for 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 and a different group of investors own and operate Bishops Hill Winery.
The petitioner’s operational plans for this residential redevelopment project have not changed since the June 2024 Variation of Use approval. He will operate the six-unit residence as short-term rentals, which he believes would complement the winery. The petitioner has 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 six-unit residence would be enrolled in the City’s Rental Inspection program.
Floor plans, renderings, and descriptions of the proposed units are included in the staff report packet. The Zoning Ordinance requires 9 off-street parking spaces for a six-unit. Due to the proposed short-term rental use, staff recommends that the parking minimum be increased to 10 off-street parking spaces.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter on December 19, 2024. Philip Soto, petitioner and business owner, represented the petition. No one submitted a letter or appeared in opposition to or in support of the petition. Meeting minutes are attached.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS: recommendation
Brigette Roehr moved that the Zoning Board of Appeals recommend approval of the PETITION 2024-61: An amendment to a Variation of Use (Ordinance #18661) to allow a six-unit residence in an R-3 (one and two family residential) zoning district, located at 515 Summit Street, subject to the following conditions:
1. That off-street parking for a minimum of 10 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.
Debbie Radakovich seconded the motion, which passed with six (6) aye votes and no nay votes. Voting aye were: Hennessy, Nachtrieb, Bias, Roehr, Riggs, and Radakovich. Voting nay were: none.
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RECOMMENDATION:
recommendation
The Administration concurs with the recommendation of the Zoning Board of Appeals and recommends that the Mayor and City Council adopt an Ordinance approving an amendment to a Variation of Use (Ordinance #18661) to Allow a Six-unit Residence in an R-3 (One-and-Two-family Residential) Zoning District, located at 515 Summit Street, subject to the same conditions approved by the Zoning Board of Appeals above.