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Commission recommends rezoning village‑owned Bington Avenue site to allow three single‑family lots
Summary
The commission voted 5–0 April 2 to recommend rezoning two village‑owned PINs near 408 Bington Avenue from R2 to R3 so the parcels can be resubdivided and marketed for private sale; the motion included a recommendation limiting the site to a maximum of three single‑family lots and urged concurrent plat approval.
East Dundee’s Planning and Zoning Historic Commission recommended that the Village Board rezone village‑owned parcels near 408 Bington Avenue from R2 (single‑family) to R3 (single‑family) to enable a three‑lot subdivision and make the land marketable for sale.
Staff said the site formerly held a village pump station that was demolished in 2022; the village paid a contractor to remove the structure and has since explored redevelopment options. Franco explained that R2 zoning requires a 75‑foot minimum lot width while R3 requires 60 feet. The proposed subdivision averages frontage that falls short of R2 minimums (staff cited proposed lot widths around 72 ft and 78 ft), so staff recommended R3 to allow the three‑lot layout.
Residents at the hearing raised technical and process questions. Frank Scarpelli said he used county GIS and questioned frontage calculations and whether the subdivision should have been presented with the rezoning. Other residents asked whether the village would sell individual lots or to a single buyer, whether a buyer could later seek to build duplexes or multifamily, and what code enforcement could do about an old fence and barbed wire on the parcel. Staff and commissioners replied that any future change to allow duplexes or multifamily would require a new rezoning (R4) and public hearings, and that code enforcement/building inspection handles unsafe fence conditions.
The commission voted to recommend rezoning the listed PINs from R2 to R3 and asked that the Village Board consider the plat of subdivision concurrently; the motion included an expressed expectation that the site be limited to a maximum of three single‑family lots. The roll call vote was 5–0 (two absent). Commissioners acknowledged a legal nuance discussed at the meeting: while the commission can recommend that the board consider subdivision/plat approval concurrently and express an expectation for three lots, formal zoning ordinances cannot always be conditioned beyond the code; staff said the Village Board memo should reflect the commission’s intent and the recommended sequencing.
The Village Board is expected to take up the recommendation at its May meeting. Staff said the ultimate goal is to sell the lots on the open market to produce taxable property and add rooftops near downtown.
