[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",5986308,"mediaKeyId","5764797-996a8ab7975bcdf8082b4d41d6601b74","parentId",5764797,"title","Commission corrects wording errors in downtown district setbacks and frontage rules","audioSeconds",288,"startMs",4252000,"endMs",4540000,"viewUrl","/Search/View?dp=1&key=5764797-996a8ab7975bcdf8082b4d41d6601b74&start=4252&end=4540","thumbnailUrl","https://assets.pipeline.soar.com/5764797-996a8ab7975bcdf8082b4d41d6601b74/thumbnail_4252000.jpg","articleUrl","/articles/5986308/Geneva-City/Kane-County/Illinois/Commission-corrects-wording-errors-in-downtown-district-setbacks-and-frontage-rules","mediaUrl","https://secure.pipeline.soar.com/5986308-921f5048051608f5780122b8b32407a2/orig.mp4?Expires=1771190495&Signature=fhFtr~vxB~GBISnPxM5h0qd6Hs8PAXTxus-vKgwuw-bAgaMTh7AsCTeIE~gYPmQppgWTUH~TwWigbJnNMNiXZJxMsBkMXzPz5333N~~1A5Kzv7q1byCSFuOXf8i-audIGaeoasYkos6VvlsrHxl33nCB~~NP7LrS3OjL34P3-YOBGvPfntNzSzyjJINbGEY3fpK1AK3QLI5bvKiwlBuH~LCuBE32Gqo6vKuXuZBwCDhsuQFzEorJ1umQnQ5~v07lVCu9GIVxrXR21vrenY~X33l20MVb-cZCchQ593QBY4wBYwOyFpQMP2d8pgch3fPp79GuyBqpeIL4S39eGolICQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Geneva City, IL","date","2025-09-12T17:06:55Z","article","The Geneva Planning and Zoning Commission on Sept. 11 approved city‑sponsored text amendments to correct drafting errors in the downtown district provisions of the zoning ordinance: one set of edits clarifies setback rules where downtown lots abut residential districts, and another set replaces the term “minimum lot width” with “lot frontage” in the downtown district sections.

City planner Matt Busing explained that certain transitional setbacks in Chapter 11‑4‑A used the term “residential use” rather than “residential district,” which created enforcement uncertainty. The amended language replaces “use” with “district,” aligning downtown transitional setback rules with the city's standard practice. Separately, staff recommended substituting “lot frontage” for “minimum lot width.” Busing said “lot frontage” is the consistent term used elsewhere in Geneva’s code and better ensures that new lots provide access to a public right of way.

Commissioners described the changes as straightforward corrections to clarify the ordinance. The commission voted unanimously to approve the amendments and directed staff to forward the recommendation to City Council for consideration on Oct. 6.

","mediaType","Video","parentTitle","Geneva Planning & Zoning Commission Sept. 11, 2025.","oneSentenceSummary","The Planning and Zoning Commission voted to approve text corrections in the downtown district chapters to replace references to 'use' with 'district' where transitional setbacks apply and to change 'minimum lot width' wording to 'lot frontage' so requirements align with the rest of the code.","taxTitle","Geneva City, Kane County, Illinois","taxId",56193,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5986313,"Commission updates lot‑coverage definition; asks staff to study incentives for permeable materials",934,3296000,4230000,"/Search/View?dp=1&key=5764797-996a8ab7975bcdf8082b4d41d6601b74&start=3296&end=4230","https://assets.pipeline.soar.com/5764797-996a8ab7975bcdf8082b4d41d6601b74/thumbnail_3296000.jpg","/articles/5986313/Geneva-City/Kane-County/Illinois/Commission-updates-lotcoverage-definition-asks-staff-to-study-incentives-for-permeable-materials","https://secure.pipeline.soar.com/5986313-580d11e4714584c71c0631d1c6631cde/orig.mp4?Expires=1771190495&Signature=H0O9YvF3dYM3AH8boB1~SzwdnWsSpwYwQbgvGE2zzrrqGe-QMWSYK~7FlNT8i5EAEPsdUfjQdkIlCmq3yMU9yVZzhb-eFUIk5EFCAJ6G4a3wa9VOF6S~umrNmoodp68N~iSwzUNS5r5nkVDx43ZOS6amq234ZVouoOguQXjer3kXwmQeqY0~sHxsdrkJR9SACZuhVY9zKX9L6mE4WjTWmDk~1GZRQBoXLTVALq9o7H3YwQCwUjlNJTZEuaW4Ll-42XdyweTkiNjy6RIdx~k6mLhI8R6RC5S-dQmsSDJJWh22uuRUkUOU7XiO0mZZGy5zrkILsKA6ffFUmKHhjKY7QQ__&Key-Pair-Id=KUT5TJCACFTXG","On Sept. 11 the Geneva Planning and Zoning Commission approved a text amendment to section 11‑2‑2 that changes the definition of lot coverage by removing the phrase “impervious surfaces” and replacing it with language that counts building structures, walkways and “other improvements” toward lot coverage.

Staff explained the amendment responds to repeated questions about whether permeable pavers, artificial turf, grasscrete and similar products count toward lot coverage. Matt Busing said the city has generally enforced lot coverage to preserve natural green space and that permeable products, while beneficial for stormwater, can still function and appear like hardscape. He summarized the staff position: “Although we do recommend and encourage people to use permeable pavers, we don't think that necessarily maintains this intent of actually keeping green space.”

Commissioners discussed whether the change would remove incentives for property owners to use permeable or low‑impact materials. Several commissioners asked staff to consider a follow‑on study or a modest administrative credit (for example, a small percentage of lot‑coverage credit tied to verified performance/specs) to encourage pervious materials without undermining the zoning objective to preserve visible and functional green space. Staff said property owners may still pursue variances where necessary, and that site‑development stormwater rules (which apply to larger projects) provide other incentives.

The commission approved the amendment unanimously and included a request that staff examine possible incentives or bonus provisions for permeable materials and report back. The change is prospective and intended to align the ordinance wording with the city’s historic enforcement approach; commissioners emphasized the code change should not be applied retroactively to penalize recent installations that had been permitted or accepted under prior practice.","The commission revised the lot‑coverage definition to count walkways and 'other improvements' (not just impervious surfaces) toward lot coverage, aligning the code with enforcement practice; commissioners asked staff to explore separate incentives or credits for permeable pavers and other green‑infrastructure materials.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5986318,"Commission exempts residential conversions from off‑street parking requirement in downtown permit area",516,2740000,3256000,"/Search/View?dp=1&key=5764797-996a8ab7975bcdf8082b4d41d6601b74&start=2740&end=3256","https://assets.pipeline.soar.com/5764797-996a8ab7975bcdf8082b4d41d6601b74/thumbnail_2740000.jpg","/articles/5986318/Geneva-City/Kane-County/Illinois/Commission-exempts-residential-conversions-from-offstreet-parking-requirement-in-downtown-permit-area","https://secure.pipeline.soar.com/5986318-beed7d3ba938d09e82432ae0f73f349a/orig.mp4?Expires=1771190495&Signature=PXX0B1AGuXShr8EBkpzS7cA25ybAKveWH2c~xc3IxF4jSPuk0BlJsDtey19mKQy-vQjfrWl0CpzxlQlp36cCT0mma-5k~1FUiTrR0nnSWUoDYIA2-t9YT~egA3kZkCCv~48bxQrjPK7sNzcpkKZTDklTrgu8utLagtoa-KSQw63iHYf-gogJzBvB1ScJ~IRDz55jlUEHTzt2FvE0XgQQoOc4v5fELfTVetfWaxAP20CWpP3CcU5pBHsDO1BiJa3YUXbrKpZUm25NdW8vCdIGuuGdEK8w-z8tuxtmteoKdeAY83NNDzdczEdDohpcj2~r73JYd22wOj1ATQytlItfVQ__&Key-Pair-Id=KUT5TJCACFTXG","The Geneva Planning and Zoning Commission on Sept. 11 voted to approve a city‑initiated zoning text amendment to section 11‑11‑A‑4 that will exempt residential conversions of existing nonresidential buildings from additional off‑street parking requirements when the property lies inside the downtown residential vehicle parking permit area (referenced in the city’s traffic code, section 7‑4‑14).

City planner Matt Busing told the commission that the change addresses an inconsistency between the zoning ordinance (which required new residential units in the downtown districts to provide required parking per section 11‑11‑A‑6) and the traffic code, which authorizes residential vehicle parking permits for residents in the designated downtown area. Busing noted that the 2001 ordinance and a 2019 downtown update created a framework that sometimes prevents conversions of historic or constrained sites because space for additional off‑street parking is not available.

Under the approved text amendment, “additional off‑street parking shall not be required if an existing nonresidential use is converted into a residential use” for properties located within the downtown residential vehicle parking permit area. Commissioners emphasized the change applies to conversions of existing buildings and not to new residential construction; new construction still must meet off‑street parking standards.

The motion passed unanimously. Staff will forward the commission’s recommendation to City Council; Busing said the item is scheduled to go to the Oct. 6 council meeting.","The Planning and Zoning Commission approved a text amendment that removes the requirement to add off‑street parking when nonresidential buildings are converted to residential units within the downtown residential vehicle parking permit area identified in the traffic code.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5986323,"Planning commission backs content‑neutral sign code updates, defers backlit signs in historic district",2302,214000,2516000,"/Search/View?dp=1&key=5764797-996a8ab7975bcdf8082b4d41d6601b74&start=214&end=2516","https://assets.pipeline.soar.com/5764797-996a8ab7975bcdf8082b4d41d6601b74/thumbnail_214000.jpg","/articles/5986323/Geneva-City/Kane-County/Illinois/Planning-commission-backs-contentneutral-sign-code-updates-defers-backlit-signs-in-historic-district","https://secure.pipeline.soar.com/5986323-1631cd94801a2e00e416837937befb18/orig.mp4?Expires=1771190495&Signature=bVfgK3Vdz2Kd8ezl57aJfcerJanRQYzGqPbJhp0QqkQAlXxMhHxLDPqBsKlGezuBtaGbxJic3LGjVqkjOShvGetnn8EkyGMXFHM5ckNIQE79Uexaw0BuVbszQK~vlf5q2cS8iWybsi2eDSFOpVQf2PEhD9L1Nh1d2LO39SK3qlQMk3ykll0Ylz7Ko~MCXEdaRniLpnZAPBdWh7sD1lLkau7U-5ogu-J~ZqGu43qxwCfUQ~V~CjQPBs59U~BYGBWpWmgVN-YjKOLyrBMkT~V9MhHeIXL0210syfWcb3PnHT58ePU7V5xa-dcggmXM0NEbeo7OUbcQvdFQ7RzjHaml-Q__&Key-Pair-Id=KUT5TJCACFTXG","The Geneva Planning and Zoning Commission on Sept. 11 recommended that the City Council approve city‑initiated amendments to the zoning ordinance’s sign provisions to make them content neutral, but it did not adopt proposed internal (backlit) illumination allowances for the historic district.

City planner Matt Busing told the commission the amendments respond to the U.S. Supreme Court’s 2015 Reed v. Town of Gilbert ruling, saying, “local sign regulations should be content neutral ... the code should focus on the number, the size, and the location of the signs, but not the actual message.” The draft changes revise definitions (including billboard, A‑frame and temporary sign), delete several existing content‑based sign categories, and add a temporary yard sign category with size limits.

The proposal would allow temporary yard signs up to 6 square feet in residential districts and up to 32 square feet in nonresidential districts and treat any sign 3 square feet or smaller as exempt (permit not required). The staff packet included a certificate of publication for the legal notice and a staff report recommending the text amendments.

Commission discussion focused on two practical issues: (1) whether removing the word “advertising” from the temporary‑sign definition would create ambiguity about artwork or noncommercial displays, and (2) whether and how to allow internal/backlit sign illumination in the historic district. City attorney Scott Finson cautioned about First Amendment limits while noting criminal statutes may still apply to narrowly proscribable messages.

On historic‑district illumination, the Historic Preservation Commission had recommended against allowing internal illumination, saying it could harm the district’s character. Several commissioners and staff said the city had received inquiries from local businesses seeking more lighting options, and staff presented examples (halo‑lit letters, reverse channel lettering, sculptural layers) as possible compromise designs. Commissioners expressed reluctance to issue a blanket approval for backlit signs; several asked for a process that would subject such signs to additional review rather than automatic administrative approval.

To reflect that, the commission voted to recommend approval of the content‑neutral revisions and the other sign‑code edits but to exclude the proposed internal illumination amendments for the historic district from its approval and to forward the remainder of the package to the City Council. The motion (approved unanimously) also asked staff to prepare findings of fact. The commission discussed bringing the illumination topic back as a separate, noticed agenda item so affected property owners could be aware and comment directly, and staff said the Historic Preservation Commission would be asked to re‑review any revived proposal.

What this means: if the City Council follows the commission’s recommendation, Geneva’s sign code will be reworded to remove content‑based classifications and to clarify exempt signs and temporary yard sign sizes. The specific change to allow internal/backlit illumination in the historic district will not move forward at this time and would require a separate review process.

Details and next steps: staff said the city will forward the commission’s recommendation, with the excluded historic‑lighting provision noted, to the Oct. 6 City Council meeting. If the council wishes to revisit illumination in the historic district, staff said it would re‑notice the matter and involve the Historic Preservation Commission.

","The Geneva Planning and Zoning Commission recommended approving city‑initiated amendments to the sign ordinance to conform with the U.S. Supreme Court's Reed decision, with the commission withholding approval of proposed internal/backlit illumination standards for the historic district and asking that portion be reconsidered separately.","actionData","errors"]

Article not found

Commission corrects wording errors in downtown district setbacks and frontage rules

Commission updates lot‑coverage definition; asks staff to study incentives for permeable materials

Commission exempts residential conversions from off‑street parking requirement in downtown permit area

Planning commission backs content‑neutral sign code updates, defers backlit signs in historic district