GENERAL ZONING
What is zoning?
The purpose of the City of Geneva Zoning Ordinance is to protect and promote the public health, safety, morals, comfort, and general welfare. This purpose is fulfilled through the establishment of zoning districts, development regulations, development review procedures, and performance standards. The City of Geneva is divided into twenty-six (26) zoning districts. Each zoning district establishes a specific list of allowable uses and a set of lot and area requirements. Some zoning districts also establish specific development standards designed to protect the purpose and intent of that district.
How do I find out the zoning for my property?
The City of Geneva Zoning Map is available for review on this website on the MAPS page. It may also be viewed or purchased by visiting the Community Development Department at City Hall, 22 South First Street in Geneva, Illinois. You may also contact the City Planner at (630-232-0814 or ddegroot@geneva.il.us to find out the zoning of your property. Please provide the property’s address or a detailed description of the property’s location.
What are the allowed uses on my property?
Each zoning district establishes a specific list of allowable uses. Allowable uses are divided into two categories; either permitted or special uses. A use listed as “permitted” is considered to always be appropriate for the zoning district and does not require any special permission from the City Council. A use listed as “special” is considered to have characteristics that may create off-site negative impacts on allowable permitted uses within the zoning district and therefore requires a public hearing before the Plan Commission and ultimate approval by the City Council. You may view the Permitted & Special Uses Table on the QUICK REFERENCE TOOLS page to determine the allowable uses for the zoning district in which your property is located.
What are the required setbacks for my property?
A setback is the minimum required distance between a structure or parking area and the street lot line, rear lot line, or side lot line. The required setbacks vary by zoning district. You may view the required setback for each zoning district in the Zoning Ordinance on the CODES & DOCUMENTS page. Setbacks for office, commercial, and industrial districts may also be viewed in the Lot & Area Requirements Table on the QUICK REFERENCE TOOLS page. On corner lots, the front yard property line is the shorter of the two (2) property lines abutting the road. The rear yard property line is always that which is opposite of the front yard property line.
How are setbacks measured?
Setbacks are measured from the property line. Setbacks are not measured from the edge of street pavement or the edge of easements on the property. The best way to determine the exact location of all of your property lines is to refer to a plat of survey or to have a land surveyor locate the actual property pins.
How do I get a survey of my property?
If you do not have a plat of survey for your property you will need to contact a land surveyor to have one prepared. The City of Geneva does not provide surveys for private property.
Can I operate a business out of my home?
Home occupations are permitted uses in residential districts; however, these must be clearly incidental to the use of the dwelling unit for residential purposes. Home occupations in an accessory building require a special use permit. Home occupations must meet all of the following criteria:
ted on the premises. 1. Only members of the family occupying the premises shall engage in the home occupation.
2. No article shall be sold or offered for sale on the premises and no mechanical or electrical equipment shall be installed or maintained other than is customarily incidental to domestic use.
3. There shall be no exterior display, exterior sign, no exterior storage of materials, no other exterior indication of the home occupation or variation from the residential character of the principal building or any accessory building, and no offensive noise, vibration, smoke, dust, odors, heat or glare shall be produced, nor shall such home occupation create a parking or traffic problem.
4. No more than one vehicle associated with the home occupation shall be permitted on the premises.
Is my property conforming or nonconforming? What does this mean?
A conforming property complies with all of the regulations of the zoning district in which it is located. A nonconforming property does not comply with all of the regulations of the zoning district in which it is located.
A property may be nonconforming in regards to the use of the property, the size or location of buildings or structures on the property, or the size and configuration of the lot itself. Chapter 13 of the Zoning Ordinance establishes regulations for the treatment of buildings, structures, lots and land uses considered nonconforming and specifies circumstances and conditions under which nonconformities shall be repaired, enlarged, moved, restored or terminated.
How do I request a zoning verification letter?
A zoning verification letter may be obtained from the City Planner. Requests may be submitted by phone, fax, or email. All requests should specifically state the information that needs to be verified. Common inquires include, but are not limited to, the zoning of the property, the permitted uses for the zoning district, and the required setbacks for structures located on the property.
Can I subdivide my property?
The ability to subdivide a property depends on several factors. The lots created by the subdivision must comply with the minimum lot and area requirements for the district in which the property is located. If the proposed subdivision involves an existing structure that would remain after the division, the remaining structure must comply with the minimum lot and area requirements after the division and cannot create substandard conditions such as setbacks, lot coverage, and floor area ratio. All subdivisions must be able satisfy the requirements set forth in the City’s Subdivision Regulations including those established for sewage disposal, water supply, access, and traffic circulation. For more information please see the City Subdivision Regulations, available on the CODES & DOCUMENTS page.
What are Residential Areas 1 & 2? How are they different?
The City’s single-family residential properties are divided into two (2) areas, Residential Area 1 and Residential Area 2. Residential Area 1 consists of mature subdivisions that were recorded prior to January 1, 1989 and Residential Area 2 consists of newer subdivisions that were recorded after January 1, 1989. The City’s Zoning Ordinance imposes additional restrictions on new construction within Residential Area 1 to ensure that it is compatible with surrounding properties in terms of setbacks, lot coverage, height, floor area, and garage location. Properties located within Residential Area 2 are simply required to comply with the bulk regulations of the zoning district in which they are located.
Do I need a permit to remove trees? What are the regulations for tree removal in Geneva?
Tree removal permits are required for Class A or Class B trees, as defined in Chapter 10A of the Zoning Ordinance, and only for private parcels of land that are more than one and a half (1 ½) acres in size or that require review and approval of a tree preservation plan. Tree preservation plans are required for site plan review, preliminary plat of subdivision, and preliminary planned unit development requests. A tree protection plan is required as part of any application for building permit if one or more Class A or Class B trees are located within a construction activity zone. Please see Sections 8-5C and 11-10A of the Geneva City Code for more details.
PLAN COMMISSION
Do the changes I want to make to my commercial building require site plan review?
Site plan approval is required for multiple-family and nonresidential development under the following intended situations:
• Any new principal structure (or complete redevelopment of any site) or the use of land for nonresidential purposes.
• Where an existing principal structure erected prior to the date of adoption of the Zoning Ordinance is proposed to be expanded, for which the sum total of gross floor area expansion(s) since the date of this title are equal to or greater than twenty five percent (25%) of the total gross floor area of said structure.
• Any new or modified building and/or site improvements for a zoning lot which has previously received site plan approval under the Zoning Ordinance, reapproval of the plan is required for components of the plan which depart from the approved site plan.
• A site plan shall not be required exclusively as a change of use except where such change of use results in increased off-street parking requirements which cannot currently be met on the site.
• A site plan shall be required along with any application for a special use permit or a special use permit amendment for any nonresidential or multi-family development.
What is the purpose of site plan review?
Site plan review and approval is required to ensure that the use and development of land as authorized under the Zoning Ordinance is undertaken in an orderly and proper manner that furthers the public health, safety and welfare and makes adequate provision for assuring the availability of appropriate public and private services and amenities and for minimizing the adverse effects of such development. Site plan review is also intended to avoid and prevent deterioration of the function, character, and appearance of the City and provide a favorable environment for residents and business, and to preserve and protect property values within the City. How long does the Plan Commission review process take?
The goal for the Planning Division is to completely process Plan Commission applications in 8 to 12 weeks. A single review letter incorporating all of staff’s comments is forwarded to the applicant approximately 4 weeks after the original submittal. If revisions are requested, the applicant should respond to staff’s comments and submit revised plans within 10 days in order to remain within the 8 to 12 week time frame. If additional revisions are required, the applicant submittal and staff review process will continue until the documents are deemed sufficient for Plan Commission consideration. Once the application documents are in order, the request is forwarded to the Plan Commission for consideration.
What is the likelihood that my Plan Commission application will be approved?
City staff cannot predict how the Plan Commission will vote on a particular request. The Zoning Ordinance establishes specific standards for requests such as variations or special uses which the applicable board or commission uses to evaluate individual requests. The applicant should apply the relevant standards to their request and make a judgment whether or not they believe sufficient evidence can be provided to demonstrate compliance with each standard. The Plan Commission will also consider staff’s recommendation and any testimony submitted at a public hearing. Staff’s recommendation will include an evaluation of any applicable standards and may include recommended conditions of approval to ensure that each standard is satisfied. However, staff’s recommendation is not a guarantee of the approval.
HISTORIC PRESERVATION
Do I have to get a permit when altering my property?
A building permit is required when any substantial alteration is proposed. If alteration is proposed for a building in the Historic District, then the Historic Preservation Commission must review the application.
Will the Historic Preservation Commission tell me what color to paint my house?
The answer to that often asked question is “no.” Repainting your house, in the absence of any structural changes, does not require a permit. However, if any assistance were needed in making a color decision, the Historic Preservation Commission would be very willing to help.
I live in the Historic District and I want to add on to my home. Can the Historic Preservation Commission prevent me from doing this?
The Historic Preservation Commission may oppose an addition that is insensitive to the design of your home or inappropriate for the neighborhood. The Commission will offer advice on how to amend an inappropriate plan if it is reasonable to think some changes would bring about a positive result.
Does living in the Historic District prevent me from tearing down my house?
The Historic Preservation Commission strongly discourages demolition. This act eliminates the very fabric of history that makes the District what it is. We strongly encourage innovative plans that incorporate our older structures into useful spaces for today's living needs.
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