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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.
Only members of the family occupying the premises shall engage in the home occupation.
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.
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.
No more than one vehicle associated with the home occupation shall be permitted on the premises.
Obtaining the permit is just the first step toward completing your project. During this step, you may need to submit plans to the department, provide copies of your plat of survey showing proposed improvements, and the type of construction you will be doing. Please check the appropriate information above to help you through this process.
Once plans are approved the permit is issued and you will be required to build the project according to the approved plans. If any changes are made to the plans, they must be approved by the Division before the work is performed.
Obtaining a permit and passing inspections ensure that the work complies with applicable codes. If you plan to sell your home or building, the Division maintains a permit and inspection record for your property. Prospective buyers will be able to review the permit issuance and inspection records.
A building permit is also required for existing structures where the work to be done is regulated by a code. For example, any changes or replacement of water or gas piping, wiring, heating and central air conditioning systems, or water heaters require a permit. Work that affects the structure of any wall, door or window opening, roof element, etc., as well as replacement of windows, doors and permanent exterior coverings such as roofing and siding requires a permit
If you have any questions about whether a permit is required, please call the Building Division at (630) 262-0280.
For demolition permits, please contact our office.
Special Event Application
There are two ways you can start/ stop your utility service:• Call the Finance Division at 630-232-0854• Visit the Finance Division office at 15 S. First St. Business hours are 8 a.m. to 5 p.m. Monday to Friday.
You will be required to pay a refundable security deposit upon completion of the application process which is refunded upon completion of two-year period of good payment history. A letter will be sent to the new address requesting payment of the utility deposit.
The City of Geneva offers the following methods:• Online through the City’s secure website via credit card (Visa, MasterCard, Discover and American Express)• Sign up for automatic payment via bank account• Mail your check payment to City of Geneva, Dept #8050, P.O. Box 87618, Chicago, IL 60680-0618• Place your payment in envelope at any drop box by 7.30 a.m. at any of the locations:i.Behind City Hall – 22 S. First St. (enter off State Street)ii. Fire Station No. 2 – 2530 Fargo Blvd.iii. Fire Station No. 1 – 200 East Side Drive• In a drop slot outside of Finance Division office – 15 S. First St.• In person at the Finance Division office, 15 S. First St.; Monday to Friday 8 a.m. to 5 p.m.• Call the Finance Division at 630-232-0854
Payment in full (including penalties and reconnection fees) must be made in cash, cashier's check, money order or credit card either by calling 630-232-0854 or in person at from 8 a.m. to 5 p.m. Monday through Friday at the Finance Office, 15 S. First St., Geneva.
Please do not pay online or use the drop boxes.
The reconnection fees are as follows:$75 is added to the current balance once you are scheduled for turn off. If service is reinstated between the hours of 2.30 p.m. and 11.59 p.m., an additional $75 will be added to your account. If service is reinstated between the hours of 12:00 a.m. and 6.59 a.m., on a Sunday, or on a designated City holiday, an additional $125 will be added to your account.
After business hours, payments can be made at the Geneva Police Department at 630-232-4736.
Note: Intact used bulbs can be recycled at most Home Depot and Ace Hardware locations. Broken CFL’s are not accepted and must be disposed of at a hazardous household waste facility.
* Do not use a vacuum cleaner to clean up the breakage. This will spread the mercury vapor and dust throughout the area and could potentially contaminate the vacuum.
* Keep people and pets away from the breakage area until the cleanup is complete.
* Ventilate the area by opening windows, and leave the area for 15 minutes before returning to begin the cleanup. Mercury vapor levels will be lower by then.
* For maximum protection and if you have them, wear rubber gloves to protect your hands from the sharp glass.
* Carefully remove the larger pieces and place them in a secure closed container, preferably a glass container with a metal screw top lid and seal like a canning jar. A glass jar with a good seal works best to contain any mercury vapors inside. Other jars that can be made of glass and also work are pickle, peanut butter and applesauce jars. Not ideal but also a good choice for containing breakage is a heavy duty No. 2 plastic container with either a screw lid or push-on lid such as a joint compound bucket or certain kitty litter-type containers.
* Next, begin collecting the smaller pieces and dust. You can use two stiff pieces of paper such as index cards or playing cards to scoop up pieces.
* Pat the area with the sticky side of duct tape, packing tape or masking tape to pick up fine particles. Wipe the area with a wet wipe or damp paper towel to pick up even finer particles.
* Put all waste and materials into the glass container, including all material used in the cleanup that may have been contaminated with mercury. Label the container as “broken lamp.”
* Remove the container with the breakage and cleanup materials from your home. This is particularly important if you do not have a glass container.
* Continue ventilating the room for several hours.
* Wash your hands and face.
* Take the glass container with to a facility that accepts household hazardous waste (Closest: Naperville Fire Station No. 4, 1971 Brookdale Road. Open every Saturday and Sunday 9 a.m. to 2 p.m. except holidays) If there is no permanent facility near your home, keep the glass container in a safe place until the next one day household hazardous waste collection occurs in your area. Do not take a broken CFL to a retail collection facility.
* When a break happens on carpeting, homeowners may consider removing throw rugs or the area of carpet where the breakage occurred as a precaution, particularly if the rug is in an area frequented by infants, small children or pregnant women.
* Finally, if the carpet is not removed, open the window to the room during the next several times you vacuum the carpet to provide good ventilation.
Reusable sharps containers offer an alternative that can divert millions of tons of plastic from incinerators, where harmful chemicals can be released into the atmosphere.
Reusable sharps containers are steam sterilized at high temperatures and pressure in autoclaves that renders any potentially hazardous or infectious waste inert. Medical waste from these sharps containers will go through the same process which allows this material to be safely transported as non-hazardous waste to landfills.
Also, there are currently options available that offer containers with up to 25 percent recycled plastic for use in medical facilities.
Individual Home Injectors Current U.S. EPA guidelines suggest disposing all sharps (needles, lancets and syringes) in a secure household plastic container or coffee can with a secure lid, although it is prudent to check with your local waste management department as this is not legal in some states.
Community Collection SitesSharps users can take their filled sharps containers to appropriate collection sites such as doctors’ offices, hospitals or pharmacies. Services are usually free, so be sure to check with your pharmacist or other health care provider for availability in your area.
Check with your local waste provider to find if sharps are collected at hazardous waste sites.
Mail-Back Programs These programs allow sharps users to place their used sharps in special containers which can then be returned by mail to a collection site for proper disposal. Fees vary, depending on the size of the container. Again, check with your health care provider, pharmacist, yellow pages, or search the Internet using keywords “sharps mail-back.” These programs are especially well-suited for rural communities that do not typically provide a medical waste pick-up service
Syringe Exchange Programs (SEP) Sharps users can safely exchange used needles for new needles. Contact the North American Syringe Exchange Network at 253-272-4857.
At-Home Needle Destruction DevicesThere are several products manufactured that allow the self-user to safely destroy used needles at home. These devices sever, burn or melt the needle, rendering it safe for disposal. Please check with your pharmacist or search the internet using keywords “sharps disposal service.
Tax Increment Financing (TIF) is authorized by the Illinois General Assembly as a means for municipalities, after the approval of a redevelopment plan and project, to redevelop blighted, conservation, or industrial park conservation areas and to finance eligible redevelopment project costs with incremental property tax revenues.
When a redevelopment project area is established, the assessed valuation of the property within the area is documented as the base value of the district. Property taxes continue to be levied and revenues generated from the base value are distributed to local taxing bodies. Revenues generated from any increased property values above the base are set aside to be used for TIF eligible expenses as defined by State Statute. Tax increment is the difference between the amount of property tax revenue generated from the base and the increased assessed value.
No, tax rates stay the same. Only property tax revenues generated from the taxes above the base level are deposited into the TIF fund.
A municipality is required to find that, but for the designation of the TIF district and the use of Tax Increment Financing, it is unlikely that significant investment will occur in the Redevelopment Area. Without the support of public resources, the redevelopment objectives for the redevelopment project area would most likely not be realized. The area-wide improvements and development assistance resources needed to redevelop and revitalize the redevelopment area are extensive and costly, and the private market, on its own, has shown little ability to absorb these costs. Excessive vacancy throughout the area demonstrates that the private market has been unwilling to invest in these properties. Public resources to assist with site preparation and public infrastructure improvements are needed to leverage private investment and facilitate area-wide redevelopment. TIF funds can be used to support building rehabilitation, utility and infrastructure improvements, site assembly and preparation, and environmental remediation. Accordingly, but for the designation of a TIF district, these projects, which will contribute substantially to area-wide redevelopment, are unlikely to occur.
Illinois law specifies the requirements that must be satisfied for an area to qualify as a TIF district, beginning with identifying the district and the physical and economic deficiencies that need to be cured.
Prior to establishment of a TIF, an area is studied and a redevelopment plan created to demonstrate why an area needs intervention.
Municipal officials and a joint review board made up of representatives from local taxing bodies must review a plan for the redevelopment of the TIF area. A public hearing is held and a recommendation is forwarded to the Committee of the Whole and the City Council. If approved, the Mayor will sign the ordinance into law.
Some TIF eligible expenses include costs associated with acquisition of property; rehabilitation or renovation of buildings; financing costs, including interest assistance; demolition and site preparation; construction of public works or infrastructure improvements; professional services including architectural, engineering, legal, etc.; TIF administration.
The municipality monitors the progress of the TIF district in concert with the Joint Review Board which is made up of representatives from the major taxing bodies. By law the Joint Review Board meets annually to review the progress and status of each TIF. In addition, an annual report is submitted to the Illinois Comptroller; these reports are available in the State Comptroller's website.
A TIF district exists for a maximum of 23 years.
No. Schools continue to receive all the tax revenue they were entitled to before the creation of the TIF district. As a tax capped taxing body, the school district will receive the full levy amount with or without TIF.
During the life of a TIF district, the tax increment is invested in the TIF district. Once the district expires, the school district will have access to “new” money. Without the TIF district, development would not occur and the tax increment would not be produced. Not only would new tax money for schools not be generated, but the area itself would remain economically stagnant.
Geneva TIF District #1 was established in 1982 and ended in 2005. During that time, the City of Geneva increased the EAV of the TIF district from $1.5 million in 1982 to over $20 million in 2005. When adjusted for inflation, this is over a 600% increase in EAV. This was all done without raising taxes.