TO: Mayor and City Council
FROM: Nolan Ming, Acting Community Development Director
SUBJECT:
title
Resolution Denying a Variation of Use to Allow Conversion of a Single-Unit Residence Into a Two-Unit Residence, an R-3 (One- and Two-Family Residential) Use, in the R-2 (Single-Family Residential) Zoning District, Located at 540 Bluff Street (ZBA 2026-35)
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BACKGROUND:
The petitioner and property owner, Abraham Garcia, is requesting a Variation of Use to allow conversation of single-unit residence into a two-unit residence in the R-2 (single-family residential) zoning district at 540 Bluff Street. The site previously contained a one-story single-unit structure with around 1000 square feet of first floor living area. The petitioner purchased the property in December 2025 and began construction without permits to convert the structure into a two-story, two-unit residence. The petitioner was then alerted by City staff that they needed building permits as well as a Variation of Use because a two-unit residence is not permitted in the R-2 district. The petitioner ceased work on the structure and applied for their zoning petitions.
The subject site is an 8,000-square-foot lot that contains a single-family residence built around 1906 and an asphalt driveway along the south side of the house. The property is zoned R-2 (single-family residential). Based on historic Joliet Street Directory information, the subject property appears to have been a single-family residence since its construction. The property is located in the Bicentennial Bluffs neighborhood on the east side of Bluff Street, south of Lime Street. The area contains a mix of single-unit, two-unit, and multi-unit residential uses.
The proposed two-story, two-unit structure would have a full second story and a gable roof with a 4:12 pitch. The existing front porch and enclosed side porch would remain. The proposed floor plans show that each floor would contain one dwelling unit with three bedrooms and app...
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