Kane County Reporter

City of Geneva Planning and Zoning Commission met Sept. 11

Here are the minutes provided by the commission:

1. Call to Order

Commissioner Mead called the meeting of the Geneva Planning and Zoning Commission to order at 7:00 p.m. and read a prepared statement of procedures for the meeting. He swore in the individuals planning to speak during the hearing.

2. Roll Call

Present: Commissioner Mead, Evans, Matyskiel, Moran, Slifka

Absent: Chairman Stocking; Commissioner Holoman

Staff Present: City Planner Matt Buesing, Community Development Director David DeGroot, City Attorney Scott Fintzen

3. Approval of the Agenda

Motion by Commissioner Evans, seconded by Commissioner Matyskiel to approve the agenda.

Motion passed unanimously by roll call vote, 5-0.

4. Approval of June 26, 2025, Meeting Minutes

Motion by Commissioner Moran, seconded by Commissioner Slifka to approve the minutes of the June 26, 2025, meeting. Motion passed by roll call vote, 5-0.

5. Public Hearing

The Commission held public hearings for Agenda Items 5A through 5E. Staff presented a summary of each request. No members of the public were present to comment on any item.

5A. Chapter 12 (Signs) and Section 11-2-2 (Definitions of Words and Terms): Proposal to amend sign-related definitions and the sign ordinance to comply with content neutral standards.

City Planner Matt Busing presented a proposal to amend sign-related definitions and regulations to comply with content-neutral standards as mandated by the Supreme Court's Reed v. Town of Gilbert decision. The intent is to regulate the physical characteristics of signs (size, number, location) rather than their message to avoid legal challenges. A second proposal was to allow internal illumination options (e.g., halo-lit, backlit) for signs in the historic district, which the Historic Preservation Commission (HPC) had previously recommended against, citing a desire to preserve the district's character.

Discussion: Commissioners discussed the internal illumination portion at length. Concerns were raised that the item was a substantive change buried within technical language amendments and that the public, particularly affected business owners and residents, may not have been adequately notified to comment. Commissioner Moran expressed a preference for this to be a separate, specifically noticed agenda item. Staff noted the proposal was initiated by requests from a handful of downtown businesses seeking more flexibility. The Commission also suggested several editorial amendments to the content-neutrality text to  ensure it remained truly content-neutral, including deleting a sentence that provided examples of sign content.

Motion to Close Hearing

Motion by Commissioner Silfka, seconded by Commissioner Matyskiel.

AYE: Mead, Evans, Slifka, Matyskiel, Moran

NAY: None

MOTION CARRIES 5-0

Commission Action on Item 5A

Motion by Commissioner Moran, seconded by Commissioner Evans, to approve the text amendments for content neutrality with the following specific amendments:

- Deletion of the second sentence in the new "temporary yard sign" definition.

- Capitalization of "Properties" in Section 11-12-2C.

- Changing the title of Section 11-12-8D to "Temporary Signs in the City's Public Right-of-Way" and striking the word "directional" from subsections D.7 and D.9.

- And to NOT APPROVE the amendments related to internal sign illumination in the historic district, citing the recommendation of the HPC and the desire for a more robust public discussion on a future, standalone agenda. Motion passed unanimously by roll call vote, 5-0.

AYE: Mead, Evans, Slifka, Matyskiel, Moran

NAY: None

MOTION CARRIES 5-0

5B. Section 11-11A-4 (Off-Street Parking: D-CM and D-RSCM District Special Provisions): Proposal to remove the off-street parking requirement for residential conversions of existing nonresidential buildings within the Downtown Residential Vehicle Parking Permit Area.

Staff presented a proposal to remove the off-street parking requirement for residential conversions of existing non-residential buildings within the downtown residential vehicle parking permit area. The rationale was to resolve a discrepancy between the zoning ordinance (which requires new parking) and the traffic code (which provides a permit system for onstreet parking) and to remove a barrier to redeveloping historic downtown buildings where adding parking is often physically or financially impractical. Staff noted that residential conversions typically generate less parking demand than the commercial uses they replace.

The Commission found the staff's rationale logical and straightforward, with no objections or questions raised.

Motion to Close Hearing

Motion by Commissioner Moran, seconded by Commissioner Matyskiel

AYE: Mead, Evans, Slifka, Matyskiel, Moran

NAY: None

MOTION CARRIES 5-0

Commission Action on Item 5B

Motion by Commissioner Moran, seconded by Commissioner Slifka, to approve the text amendment as presented. Motion passed unanimously by roll call vote, 5-0.

AYE: Mead, Evans, Slifka, Matyskiel, Moran

NAY: None

MOTION CARRIES 5-0

5C. Section 11-2-2 (Definition of Words and Terms): Proposal to modify the definition of “Lot Coverage”.

Staff presented a proposal to modify the definition of "lot coverage" by replacing "impervious surfaces" with "other improvements which cover the natural landscape." This change aims to align the code's language with its long-standing enforcement practice, which counts materials like permeable pavers, artificial turf, and grasscrete toward lot coverage to preserve green space, even though they are not entirely impervious.

Commissioners agreed with the intent to preserve green space but expressed concern about potentially disincentivizing the use of environmentally friendly permeable materials that aid stormwater management. A discussion ensued about whether the code could offer a small lot coverage "credit" or "bonus" for using such materials as an incentive, short of requiring a variance. The Commission consensus was to approve the change for clarity and consistent enforcement but to direct staff to research and consider potential incentives for permeable surfaces as a separate future action.

Motion to Close Hearing

Motion by Commissioner Evans, seconded by Commissioner Silfka.

AYE: Mead, Evans, Slifka, Matyskiel, Moran

NAY: None

MOTION CARRIES 5-0

Commission Action on Item 5C

Motion by Commissioner Moran, seconded by Commissioner Evans, to approve the text amendment as presented, with the direction that city staff consider the possibility of an accommodation (e.g., a minor lot coverage bonus) to encourage the use of permeable surfaces in the future. Motion passed unanimously by roll call vote, 5-0.

AYE: Mead, Evans, Slifka, Matyskiel, Moran

NAY: None

MOTION CARRIES 5-0

5D. Section 11-4A-8 through 11-4A-12 (Downtown Districts): Proposal to correct an error regarding the setback requirements for lots that abut residential districts.

Staff presented a proposal to correct a clerical error regarding setback requirements for lots that abut residential areas. The amendment changes the phrase "residential use" to "residential district" to ensure that transitional setback requirements are applied consistently based on the zoning of adjacent land, not its current use, which aligns with standard zoning practice.

5E. Section 11-4A-6 through 11-4A-10 and 11-4A-12 (Downtown Districts): Proposal to correct an error regarding minimum lot frontage requirements. 

Staff presented a second proposal to correct a clerical error in the downtown district regulations. The amendment changes the term "minimum lot width" to "minimum lot frontage" to ensure that new lots have direct access to a public right-of-way (preventing flag lots) and to align with the terminology used throughout the rest of the zoning code. The Commission found both proposals to be straightforward, non-substantive clerical corrections that improve code consistency.

Motion to Close the Public Hearing for Items 5D and 5E

Motion by Commissioner Evans, seconded by Commissioner Matyskiel.

AYE: Mead, Evans, Slifka, Matyskiel, Moran

NAY: None

MOTION CARRIES 5-0

Commission Action on Items 5D and 5E

Motion by Commissioner Moran, seconded by Commissioner Silfka, to approve the text amendment to both items 5D and 5E as presented. Motion passed unanimously by roll call vote, 5-0.

AYE: Mead, Evans, Slifka, Matyskiel, Moran

NAY: None

MOTION CARRIES 5-0

6. Public Comment

There was no public comment.

7. Other Business

City Planner Matt Busing provided updates:

• The next meetings are scheduled for September 25 and October 9, 2025.

• An RFP for a comprehensive plan and zoning ordinance update closed on September 19; staff will review submissions and begin the consultant selection process.

• New City Administrator Alex Voight will be introduced at an October meeting.

• Project updates were provided for several developments, including Prairie Grove (final engineering), 302 River PUD (demolition begun), the SEMP/MWI industrial park

(construction underway), the Fabyan Parkway extension (agreements in progress), Mill Race

(court ruling expected Oct. 2), Geneva Crossing (construction ongoing), and The Roosevelt

(construction ongoing).

• A public hearing for a joint text amendment to allow ground-floor residential uses in the DCM district for two specific properties (State St. and Hamilton St.) is scheduled for the September 25 meeting.

8. Adjournment

Commissioner Evans moved to adjourn at approximately 8:20 p.m.

https://www.geneva.il.us/AgendaCenter/ViewFile/Minutes/_09112025-2593