Urbana zoning board approves permit to convert garage at 1506 South Curtis into one‑bed ADU

The Urbana Zoning Board of Appeals voted unanimously July 15 to approve a conditional use permit and a related minor variance that will allow property owner Philip Greer to convert an existing garage at 1506 South Curtis Drive into a one‑bedroom accessory dwelling unit (ADU).

Planning staff recommended approval of both linked cases, explaining the property is zoned R‑3 (single and two‑family residential) and that converting the preexisting garage to a second principal structure would result in the same functional intensity as a duplex. Staff summarized findings that the CUP is “conducive to the public convenience” and that the conversion would meet development standards except for a single side‑yard corner that does not meet the principal‑structure setback.

Philip Greer, sworn as the petitioner, told the board he and his fiancée bought the house about two years ago and that his short‑term plan is to use the unit for visiting family. “I plan to build a kitchenette, have a small bathroom, and then just do one bedroom,” Greer said, adding he will obtain all required permits and a certificate of occupancy and would register the unit if it were ever rented.

Staff noted the minor variance request would reduce the required side‑yard setback from 5 feet to 4 feet 1 inch to match the garage’s existing location. The property sits on a roughly 6,945‑square‑foot lot in the Weller’s Lincolnwood subdivision; the home was built in 1965 and the garage was constructed between 1973 and 1988, according to staff materials. Staff also said the lot and driveway can accommodate the four required parking spaces for a single‑ or two‑family dwelling as currently configured.

A neighbor, Leslie Rodriguez, who lives behind Greer’s property, was sworn and said she does not object to an in‑law unit but voiced concern about long‑term renting based on past problems at the house when it was previously rented. “If it’s for an in‑law thing, I don’t have an issue with it… But long‑term renting, that’s just my opinion,” Rodriguez said. An email submitted before the meeting from Melody Pinks also opposed the permit and variance, citing previous problematic tenants.

Board members asked whether any conversion work had begun; staff said no permits or inspections had been issued and that the applicant had only begun compiling permit application materials. Staff reiterated that any future rental would require registration under Urbana’s rental registration program and compliance with building‑safety requirements.

Adam moved to approve the conditional use permit (ZBA2026‑CD‑01) with the condition that the work generally conform to the submitted plans; the motion was seconded and passed on a roll call vote. The board then separately moved and approved the minor variance (ZBA2026‑MV‑01) to allow the 4 ft 1 in side yard where required by the zoning ordinance would otherwise be 5 feet.

The approvals are conditioned on the project complying with all applicable building permits, inspections, and the certificate of occupancy process; staff and the board noted that if the CUP were denied, the variance would be moot, and if the variance were denied the CUP would not meet all development regulations. The board adjourned after completing the agenda.

Actions at a glance: The board approved the conditional use permit and the minor variance; both motions were approved by roll call with affirmative votes recorded for all members called.