Joliet Property Owner Cleared to Convert Non-Conforming Building into Two-Unit Residence

Will County Planning and Zoning Commission Meeting | December 16, 2025

Article Summary: The Planning and Zoning Commission legalized the status of a Joliet residence that had previously contained four illegal dwelling units. The board approved variances and a special use permit to allow the owner to remodel the building into a compliant two-unit home.

Will County PZC Key Points:

• Background: The property was found to have four illegal units after a fire damage repair permit was submitted in 2021.

• Resolution: The owner agreed to reduce the building to two units—one on the first floor and one on the second.

• Approvals: The board granted a special use permit for an Accessory Dwelling Unit (ADU) and multiple variances for setbacks and lot area.

• Outcome: Approved 5-0.

The Will County Planning and Zoning Commission on Tuesday, December 16, 2025, approved a series of requests to bring a non-conforming property in Joliet Township into compliance with county code.

The property, located at 1458 Elgin Avenue, is owned by Jorge Ruiz. According to county staff, the owner submitted a permit to repair fire damage in 2021. During the review, staff discovered the residence contained four dwelling units, though the owner could not prove the multi-family use was ever legally established.

To resolve the violation, the owner agreed to convert the building into two units: a primary residence on the first floor and an Accessory Dwelling Unit (ADU) on the second floor.

The applicant required several variances, including reductions in street and side yard setbacks, as well as a variance for the lot area, which at 6,564 square feet is smaller than the required 10,000 square feet. Additionally, the applicant requested a variance to allow the ADU to be 1,038 square feet, exceeding the 509-square-foot limit calculated based on the primary unit’s size.

Staff recommended denial of the ADU size variance, stating the size was a personal preference. However, the commission recognized the practical difficulty of reducing the second-floor size within an existing structure.

The commission voted 5-0 to approve the special use permit and all five requested variances, allowing the renovation to proceed.