Planning Board Backs Re-Zoning and Expansion for Iroquois Paving

Monee Planning & Zoning Meeting | November 19, 2025

Article Summary: The Monee Planning and Zoning Board of Appeals has recommended approval for a series of requests from Iroquois Paving Corporation, paving the way for the company to expand its operations at 6025 West Industrial Drive. The proposal includes rezoning the property, granting a special use permit for outdoor storage, and consolidating land parcels.

Iroquois Paving Expansion Key Points:

• Re-Zoning Request: The property at 6025 West Industrial Drive, formerly a public works facility, is currently zoned as Public Land. The applicant seeks to rezone it to M-1 Light Industrial to match its current use.

• Special Use Permit: A special use permit was requested to allow for outdoor storage of equipment, specifically trucks and machinery used for paving operations.

• Site Improvements: Plans include a new parking lot in front of the building, new pavement for the storage area, and a proposed drainage system with a detention facility.

• Operational Details: Operations will be limited to daylight hours, roughly 6:00 a.m. to 6:00 p.m., with no crushing or loud construction activities on-site.

The Monee Planning and Zoning Board of Appeals on Wednesday, November 19, 2025, voted unanimously to recommend approval of a comprehensive plan submitted by Iroquois Paving Corporation to formalize and expand its operations at 6025 West Industrial Drive.

The property, which previously served as the village’s public works building, was discovered to still be zoned as “Public Land.” Neil Piggush of Piggush Engineering, representing owner Joe Cowan, explained that the primary goal is to correct the zoning to M-1 Light Industrial to align with the site’s current function as an office and maintenance facility.

“The intent is to use this as a light industrial office building with some outdoor storage,” Piggush told the commission. “We are requesting a rezoning… to be legally conforming.”

Alongside the rezoning, the company requested a special use permit to allow for outdoor equipment storage. Cowan clarified that the site would be used for parking approximately 15 to 20 trucks and maintenance equipment during the day. He assured the board that there would be no heavy construction activities like crushing on the property.

“It’s just going to be where we can bring up our equipment after we’ve maintained it and park it outside,” Cowan said. “We wouldn’t be working at night or be out there at midnight.”

The proposal also includes a minor subdivision to consolidate three existing parcels into two. Piggush explained that the two southern parcels would be combined for the facility’s operations, while the northern parcel would remain separate and vacant. As part of the subdivision, the company is dedicating a “corner cut” to the village to allow for a widened radius for future road improvements at West Industrial Drive and Cleveland Avenue.

Commission members questioned the tax status of the land, given its former public designation. Piggush stated that while the zoning hasn’t changed, the tax-exempt status likely ended when the property transferred to private ownership.

“I would be floored if that didn’t get addressed at the county level when that deed transfer happened,” Piggush said, assuming taxes are currently being paid based on its use.

The commission voted 6-0 to send a favorable recommendation to the Village Board of Trustees for all three requests: the rezoning, the special use permit, and the minor subdivision. The Village Board is expected to consider the matter at its next meeting on December 10.

Next Meeting Date:
The next Village Board meeting, where the recommendations from this session will be considered, is scheduled for December 10, 2025, at 6:30 p.m. at the Village Hall.

Public Comment:
Chairperson Bettenhausen opened the floor for public comment on agenda items, but no members of the public stepped forward to speak.

Attendance:
Six members of the Planning and Zoning Board were present: Chairperson Bettenhausen, and Commissioners Brophy, Culp, Lehnerer, Lindstrom, Trevino, and West. (Note: The transcript lists “Lehnerer” in the roll call but the vote count lists 6 ayes. The minutes document indicates Lehnerer was absent in the header but present in the roll call. Based on the voting roll call in the transcript, all 6 present members voted “yes.”)