Plan Commission and Zoning Board of Appeals

Plan Commission & Zoning Board of Appeals - Sep 17 2025 Wednesday, September 17, 2025 at 7:00 PM City Council Chambers 100 N. Island Ave, Batavia, IL 60510 Questions and comments regarding agenda items can be submitted prior to 5 PM the day of the meeting by emailing Drew Rackow, Planning and Zoning Officer at drackow@bataviail.gov Page 1. Meeting Call to Order 2. Roll Call Tom Gosselin, Chair Amy Moore, Vice Chair Robert Kieckhefer Tom LaLonde Kate Cuneo 3. Items Removed, Added or Changed 4. Regular Agenda Items 4.1 Variation to the Subdivision Regulation (City Code Section 11- 3 - 11 2-5) for 1222 Beckman Lane Charles Zmuda, Applicant Subdivision Variation Agenda Packet 5. Matters from the Public (for items not on the agenda) 6. Other Business 7. Adjournment Page 1 of 11 Individuals with disabilities should notify the City Administrator’s office at 630-454-2053 if they have a disability which will require special assistance or services and, if so, what services are required. This notification should occur as far as possible before the City-sponsored function, program, or meeting. Page 2 of 11  MEMO To: Plan Commission & Zoning Board of Appeals From: Zach Ewoldt AICP, Planner Date: September 11, 2025 Re: sĂƌŝĂƟŽŶƚŽƚŚĞ^ƵďĚŝǀŝƐŝŽŶZĞŐƵůĂƟŽŶƐ;ŝƚLJŽĚĞ^ĞĐƟŽŶ 11-2-5) for 1222 Beckman Lane ŚĂƌůĞƐŵƵĚĂ, Applicant ĂĐŬŐƌŽƵŶĚĂŶĚ^ƵŵŵĂƌLJŽĨ/ŶĨŽƌŵĂƟŽŶĨƌŽŵƚŚĞƉƉůŝĐĂŶƚ͗ŚĂƌůĞƐŵƵĚĂ, owner of a residence at 1222 Beckman >ĂŶĞ͕ŝƐƐĞĞŬŝŶŐĂƐƵďĚŝǀŝƐŝŽŶǀĂƌŝĂƟŽŶ ;^ƵďĚŝǀŝƐŝŽŶŽĚĞϭϭ-2-5) to allow for the ĐŽŶƐƚƌƵĐƟŽŶŽĨĂƉŽƌĐŚŽǀĞƌƚŚĞĨƌŽŶƚĞŶƚƌĂŶĐĞŽĨŚŝƐƌĞƐŝĚĞŶĐĞ͘dŚĞƐƵďũĞĐƚƉƌŽƉĞƌƚLJŝƐƉĂƌƚŽĨƚŚĞ Hazelwood Pointe, Phase 2͘dŚĞ ƐƵďĚŝǀŝƐŝŽŶ͛Ɛ plat ƐƉĞĐŝĮĞƐ a 30-foot front ďƵŝůĚŝŶŐůŝŶĞ͘ The home was ĐŽŶƐƚƌƵĐƚĞĚŝŶ1998 and is ĂƉƉƌŽdžŝŵĂƚĞůLJ31 feet ĨƌŽŵƚŚĞĨƌŽŶƚƉƌŽƉĞƌƚLJůŝŶĞĂƚŝƚƐĐůŽƐĞƐƚƉŽŝŶƚ͘ƚƚŚĞ ƟŵĞŽĨĚĞǀĞůŽƉŵĞŶƚ͕30 feet was the allowed front setback in the R0 njŽŶŝŶŐĚŝƐƚƌŝĐƚ͘Dƌ͘ŵƵĚĂis ƌĞƋƵĞƐƟŶŐĂsƵďĚŝǀŝƐŝŽŶǀĂƌŝĂƟŽŶĨƌŽŵƚŚĞĂƉƉƌŽǀĞĚfront bƵŝůĚŝŶŐlŝŶĞƚŽĂůůŽǁĐŽŶƐƚƌƵĐƟŽŶŽĨĂ ƉŽƌƟĐŽ;ƉŽƌĐŚͿ ŝŶĐŽŶĨŽƌŵĂŶĐĞǁŝƚŚƚŚĞŽŶŝŶŐŽĚĞ͛ƐĂůůŽǁĂŶĐĞƐ, which allows a Ɛŝdž;ϲͿĨŽŽƚ ƉƌŽũĞĐƟŽŶ for ƵŶĞŶĐůŽƐĞĚĐŽǀĞƌĞĚƉŽƌĐŚĞƐ͘dŚĞĂƉƉůŝĐĂŶƚŝƐƌĞƋƵĞƐƟŶŐƚŽĞŶĐƌŽĂĐŚƚŚĞĞŶƟƌĞƐŝdž;ϲͿĨĞĞƚ allowed ďLJƚŚĞŽŶŝŶŐŽĚĞ͘ dŚĞĐŽǀĞƌĞĚƉŽƌĐŚǁŽƵůĚĂůůŽǁĨŽƌĂĚĚŝƟŽŶĂůǁĞĂƚŚĞƌƉƌŽƚĞĐƟŽŶǁŚŝůĞƵƐŝŶŐƚŚĞ ĨƌŽŶƚĞŶƚƌĂŶĐĞ͕ĂƐƚŚĞŚŽŵĞĨĂĐĞƐǁĞƐƚ͘ ^ƚĂīŶĂůLJƐŝƐ: dŚĞŝƚLJ͛ƐŽŶŝŶŐŽĚĞĂůůŽǁƐĂŶƵŶĞŶĐůŽƐĞĚĐŽǀĞƌĞĚƉŽƌĐŚĂƐĂŶĂůůŽǁĞĚĞŶĐƌŽĂĐŚŵĞŶƚ ƚŽƉƌŽũĞĐƚĨƌŽŵĂƌĞƐŝĚĞŶĐĞƵƉƚŽsix ;ϲ) ĨĞĞƚ;^ĞĐƟŽŶϰ͘ϭϬϭ͘<ͿŝŶƚŽĂƌĞƋƵŝƌĞĚĨƌŽŶƚŽƌĐŽƌŶĞƌƐŝĚĞ ƐĞƚďĂĐŬ͘,ŽǁĞǀĞƌ͕ƚŚĞƉƌĞƐĞŶĐĞŽĨƚŚĞƌĞĐŽƌĚĞĚďƵŝůĚŝŶŐůŝŶĞǁŽƵůĚŽƚŚĞƌǁŝƐĞƉƌĞǀĞŶƚƚŚĞĂĚĚŝƟŽŶĂů ƉŽƌĐŚĂƌĞĂ͘/ŵƉƌŽǀĞŵĞŶƚƐŵƵƐƚĐŽŵƉůLJǁŝƚŚďŽƚŚƚŚĞƌĞĐŽƌĚĞĚďƵŝůĚŝŶŐůŝŶĞĂŶĚnjŽŶŝŶŐƐĞƚďĂĐŬ͕ůĞĂǀŝŶŐ ƚŚĞŵŽƌĞƌĞƐƚƌŝĐƟǀĞƚŽƉƌĞǀĂŝů͘dŚĞĂƉƉůŝĐĂŶƚ͕ŝŶĐŽŶǀĞƌƐĂƟŽŶƐǁŝƚŚ^ƚĂī, has ŝŶĚŝĐĂƚĞĚƚŚĂƚƚŚĞLJĨĞĞl ƚŚĞƌĞŝƐĂŚĂƌĚƐŚŝƉŝŶŶŽƚďĞŝŶŐĂďůĞƚŽƉƌŽǀŝĚĞĂĨƵŶĐƟŽŶĂůĐŽǀĞƌŝŶŐĂƚƚŚĞ ďƵŝůĚŝŶŐ͛Ɛ entrance while ƌĞŵĂŝŶŝŶŐŝŶĐŽŵƉůŝĂŶĐĞǁŝƚŚƚŚĞƌĞĐŽƌĚĞĚďƵŝůĚŝŶŐůŝŶĞ͘dŚĞƉƌĞƐĞŶƚůŽĐĂƟŽŶŽĨƚŚĞƌĞƐŝĚĞŶĐĞǁŽƵůĚ ŽŶůLJĂůůŽǁĂŵŝŶŝŵĂůŽǀĞƌŚĂŶŐ ;ĂƉƉƌŽdžŝŵĂƚĞůLJless than one foot) ǁŚŝĐŚǁŽƵůĚŶŽƚƉƌŽǀŝĚĞĂŶLJǁĞĂƚŚĞƌ ƉƌŽƚĞĐƟŽŶ͕ŶŽƌǁŽƵůĚŝƚŚĂǀĞĂŶĂƉƉƌŽƉƌŝĂƚĞĂĞƐƚŚĞƟĐĂƉƉĞĂƌĂŶĐĞ for the residence͘ The applicant ƌĞƋƵĞƐƚ is for ƚŚĞĨƵůůƐŝdž;ϲͿĨŽŽƚĞŶĐƌŽĂĐŚŵĞŶƚ͕ǁŚŝĐŚǁŝůůĂůůŽǁĨŽƌĂŶĂƉƉƌŽdžŝŵĂƚĞůLJƐĞǀĞŶ;7) foot ďLJ ƚĞŶ;ϭϬͿ-foot ƉŽƌƟĐŽ ;ϳϬƐƋŌͿ͕ĞŶŚĂŶĐŝŶŐƚŚĞĂĞƐƚŚĞƟĐŽĨƚŚĞŚŽŵĞ͕ǁŚŝůĞƉƌŽǀŝĚŝŶŐĂĚĚŝƟŽŶĂů ƉƌŽƚĞĐƟŽŶ ĨƌŽŵǁĞĂƚŚĞƌ͘ dŚĞ^ƵďĚŝǀŝƐŝŽŶZĞŐƵůĂƟŽŶƐĂůůŽǁĨŽƌĂǀĂƌŝĂƟŽŶǁŚĞƌĞƵŶŶĞĐĞƐƐĂƌLJŚĂƌĚƐŚŝƉƐƌĞƐƵůƚĨƌŽŵƚŚĞ ĂƉƉůŝĐĂƟŽŶŽĨƚŚĞ^ƵďĚŝǀŝƐŝŽŶZĞŐƵůĂƟŽŶƐ͘dŚĞŽĚĞƌĞƋƵŝƌĞƐƚŚĂƚůŽƚƐŽƚŚĞƌǁŝƐĞŵĞĞƚƚŚĞƌĞƋƵŝƌĞŵĞŶƚƐ ŽĨƚŚĞŽŶŝŶŐŽĚĞ͕ǁŚŝĐŚǁŽƵůĚďĞĂƉƉůŝĐĂďůĞŝŶƚŚŝƐĐĂƐĞ͘EŽnjŽŶŝŶŐƌĞůŝĞĨis ƌĞƋƵĞƐƚĞĚ͕ĂŶĚƚŚĞ ĂƉƉůŝĐĂŶƚǁŽƵůĚŽƚŚĞƌǁŝƐĞďĞƉƌŽƉŽƐŝŶŐŝŵƉƌŽǀĞŵĞŶƚƐŝŶĐŽŶĨŽƌŵĂŶĐĞǁŝƚŚƚŚĞencroachments allowed for non-ĐŽŶĨŽƌŵŝŶŐƐƚƌƵĐƚƵƌĞƐ͘dŚĞƉƌŽƉŽƐĞĚƉŽƌĐŚŝƐƐŝnjĞĚƚŽŵĞĞƚƚŚŝƐƌĞƋƵŝƌĞŵĞŶƚĂŶĚƐŚŽƵůĚŶŽƚ ŚĂǀĞŝŵƉĂĐƚƐon aĚũŽŝŶŝŶŐƉƌŽƉĞƌƟĞƐ͘ :ĞīĞƌLJ͘^ĐŚŝĞůŬĞ'ŽǀĞƌŶŵĞŶƚĞŶƚĞƌභϭϬϬE͘/ƐůĂŶĚǀĞභĂƚĂǀŝĂ͕/>ϲϬϱϭϬභϲϯϬ-ϰϱϰ-ϮϬϬϬභǁǁǁ͘ĂƚĂǀŝĂ/>͘ŐŽǀ Page 3 of 11 ŝƚLJ^ƚĂīǁŝƚŚ^ƵďĚŝǀŝƐŝŽŶsĂƌŝĂƟŽŶƌĞƋƵĞƐƚƐŚĂǀĞ ƌĞƋƵŝƌĞĚĂƉƉůŝĐĂŶƚƐƚŽƉƌŽǀŝĚĞŵĂŝůĞĚŶŽƟĐĞƚŽĂůů ƉƌŽƉĞƌƟĞƐǁŝƚŚŝŶƚŚĞŝƌƉƌŽƉĞƌƚLJ͛ƐƐƵďĚŝǀŝƐŝŽŶƵŶŝƚĂŶĚͬŽƌƉŚĂƐĞ͘/ŶƚŚĞĐĂƐĞŽĨDƌ͘ŵƵĚĂ͕ŚŝƐƉƌŽƉĞƌƚLJŝƐ ŽŶĞ;ϭͿŽĨŽŶůLJƐŝdž;ϲͿƉƌŽƉĞƌƟĞƐ͘DĂŝůĞĚŶŽƟĐĞhas been ĐŽŵƉůĞƚĞĚ͕ĂŶĚŝƚLJ^ƚĂīŚĂƐŶŽƚƌĞĐĞŝǀĞĚĂŶLJ ĐŽŶƚĂĐƚĨƌŽŵŶĞŝŐŚďŽƌŝŶŐƉƌŽƉĞƌƚLJŽǁŶĞƌƐ͘ ^ƚĂīZĞĐŽŵŵĞŶĚĂƟŽŶ͗^ƚĂīƌĞĐŽŵŵĞŶĚƐƚŚat the Plan Commission ƌĞĐŽŵŵĞŶĚĂƉƉƌŽǀĂůŽĨĂsĂƌŝĂƟŽŶ ƚŽƚŚĞ^ƵďĚŝǀŝƐŝŽŶZĞŐƵůĂƟŽŶƐƚŽĂůůŽǁĂn encroachment of six ;ϲ) feet for a front porch͘dŚĞƉŽƌĐŚƐŚĂůů be allowed to be located ϮϰĨĞĞƚĨƌŽŵƚŚĞĨƌŽŶƚƉƌŽƉĞƌƚLJůŝŶĞ͕ĐƌŽƐƐŝŶŐĂƉƌĞǀŝŽƵƐůLJĂƉƉƌŽǀĞĚďƵŝůĚŝŶŐ line of 30 feet, an encroachment of Ɛŝdž;ϲ) ĨĞĞƚ͘ ƩĂĐŚŵĞŶƚƐ͗ WůĂŶƐĂŶĚ^ƵƌǀĞLJ C: DĂLJŽƌĂŶĚŝƚLJŽƵŶĐŝů Department Heads ŚĂƌůĞƐŵƵĚĂ, Applicant :ĞīĞƌLJ͘^ĐŚŝĞůŬĞ'ŽǀĞƌŶŵĞŶƚĞŶƚĞƌභϭϬϬE͘/ƐůĂŶĚǀĞභĂƚĂǀŝĂ͕/>ϲϬϱϭϬභϲϯϬ-ϰϱϰ-ϮϬϬϬභǁǁǁ͘ĂƚĂǀŝĂ/>͘ŐŽǀ Page 4 of 11 Page 5 of 11 Page 6 of 11 Page 7 of 11 Page 8 of 11 Page 9 of 11 Page 10 of 11 Page 11 of 11