Plan Commission and Zoning Board of Appeals

City of Batavia Plan Commission and Zoning Board of Appeals Wednesday, June 3, 2026 at 7:00 PM City Council Chambers 100 N. Island Ave, Batavia, IL 60510 in the City Council Chambers 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 Amy Moore, Chair Robert Kieckhefer, Vice Chair Tom LaLonde Tom Gosselin Katie Cueno Doug Eldrenkamp 3. Items Removed, Added or Changed 4. Approval of Minutes 4.1 May 6, 2026 Plan Commission & Zoning Board of Appeals Minutes 2 May 6, 2026 Minutes 5. Regular Agenda 5.1 Public Hearing: Amendment to the Official Zoning Map for Multiple Properties 10 (Carlisle Rd, Danforth Dr, Brown Ct, and Garfield Ave) City of Batavia, Applicant Planning Case 26-033 Staff Report 6. Matters from the Public (for items not on the agenda) 7. Other Business 8. Adjournment 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 1 of 16  MINUTES May 6, 2026 Plan Commission and Zoning Board of Appeals City of Batavia PLEASE NOTE: These minutes are not a word-for-word transcription of the statements made at the meeting, nor intended to be a comprehensive review of all discussions. They are intended to make an official record of the actions taken by the Commission and to include some description of discussion points as understood by the minute-taker. They may not reference some of the individual attendees’ comments, nor the complete comments if referenced. 1. Meeting Called to Order for the Plan Commission and Zoning Board of Appeals Chair Gosselin called the meeting to order at 7:01 P.M. 2. Roll Call: Members Present: Commissioner Eldrenkamp, Commissioner Cueno, Commissioner LaLonde, Commissioner Kieckhefer, Vice Chair Moore, Chair Gosselin Members Absent: None Also Present: Jeff Albertson – Building Commissioner, Drew Rackow – Planning and Zoning Officer, Zach Ewoldt – Planner, Sarah Cowan – Recording Secretary 3. Items to be Removed, Added or Changed: Motion: To allow Commissioner Cueno to participate in the meeting online. Maker: Commissioner Kieckhefer Second: Commissioner Eldrenkamp Voice Vote: Motion Carried 4. Approval of March 4, 2026, Minutes Commissioner Kieckhefer requested the addition of the commission’s vote approving Vice Chair Moore to participate in the meeting online. Motion: To amend the minutes to include the approval of Vice Chair Moore’s participation remotely. Maker: Commissioner Kieckhefer Second: Commissioner LaLonde Voice Vote: Motion Carried Motion: To approve the minutes as amended. Maker: Commissioner Kieckhefer Second: Commissioner Eldrenkamp Voice Vote: Motion Carried 5. Regular Agenda Items Page 2 of 16 Plan Commission May 6, 2026, Page 2 5.1 Public Hearing: Variances for a Building Addition and Front Porch Encroachment at 706 Shabbona Trail Variations to the Subdivision Regulations (City Code Section 11-2-5) Kellie Dyslin & Julie Gonzales, Applicant Planning Project 26-018 Motion: To open the Public Hearing. Maker: Commissioner LaLonde Second: Commissioner Eldrenkamp Voice Vote: Motion Carried The Public Hearing was opened at 7:04 PM. Zach Ewoldt presented the staff report and noted that the applicant is requesting two zoning variances and a variation from the subdivision code. Ewoldt stated that the home was constructed in 1970, prior to the adoption of the 1971 Zoning Code. Ewoldt stated that staff recommends approval. Chair Gosselin invited the applicant to speak. Steve Vasilion, the applicant’s architect, expressed appreciation for the excellent work of Zach Ewoldt throughout the process, and thanked him for his efforts. Vasilion stated that because they are proposing to link the garage and the home, the garage becomes reclassified as an attached garage. Commissioner LaLonde requested the date of purchase, and the applicant stated the home was purchased in December of 1999. Ewoldt stated that the attached garage was removed by the previous owner and the detached garage was constructed by the current owner. The applicants noted that they intend to age in place with this improvement, and they noted that an open connection such as from a deck would create potential areas to be exposed to the weather and potential slips. Rackow noted that a deck or other connection would have to otherwise be separated by at least three feet from the residence. Ewoldt stated that feedback was received from one resident outside of the required notice area, who expressed support. Chair Gosselin invited members of the audience to speak, and there were no comments. Motion: To close the public hearing. Maker: Commissioner Kieckhefer Second: Vice Chair Moore Voice Vote: Motion Carried The public hearing was closed at 7:12 PM. Ewoldt stated that the response in Finding B should be amended to state that the attached garage was removed by a prior property owner, and the current property owner constructed the existing garage. Vice Chair Moore inquired about other community responses to the mailed notifications. Ewoldt stated that there were no additional comments received by staff. Page 3 of 16 Plan Commission May 6, 2026, Page 3 Commissioner Kieckhefer inquired about the piece of land that the applicant will receive. Ewoldt stated that there is an adjacent, former railroad right-of-way which the applicant has graciously agreed to accept, removing the burden of maintenance and upkeep from the city. Commissioner LaLonde inquired about notification to the neighbors. Julie Gonzales confirmed they verbally polled the neighbors, and they also received support from their guests during the Batavia City Wide Garage Sale event. Commissioner LaLonde stated the proposal is an attractive addition to the property. However, Commissioner LaLonde also expressed concern for the potential of other residents to ask for similar variances, and setting a precedence for those expectations. Motion: To adopt the findings as drafted by staff in the memo, with the correction to Finding B. Maker: Commissioner Kieckhefer Second: Vice Chair Moore Voice Vote: Motion Carried Motion: To recommend approval of the two variances at 706 Shabbona Trail to allow items A & B in the memo, subject to A, B & C. Maker: Commissioner Eldrenkamp Second: Commissioner Kieckhefer Voice Vote: Motion Carried Motion: To recommend approval of a variation to the subdivision regulations to allow an encroachment of the front porch to be located approximately twenty-one feet from the corner side property line, across the recorded twenty-five foot building line, an encroachment of approximately four feet. Maker: Commissioner LaLonde Second: Vice Chair Moore Voice Vote: Motion Carried Ewoldt stated that this item will be presented to the Committee of the Whole during the meeting next Tuesday. 5.2 Public Hearing: Variance for Percentage of Façade as Garage 1303 Kielion Drive Scott Marchetti, Applicant Planning Case 26-015 Motion: To open the public hearing. Maker: Commissioner LaLonde Second: Commissioner Kieckhefer Voice Vote: Motion Carried The public hearing was opened at 7:29 PM. Page 4 of 16 Plan Commission May 6, 2026, Page 4 Drew Rackow presented the staff report and stated that the applicant is requesting approval for a variance to allow a three-car garage on the home currently under construction, which would be consistent with other residences in the subdivision. Rackow stated that staff recommends approval. Chair Gosselin invited the applicant to speak. Scott Marchetti thanked Drew Rackow for the time and effort gathering information. Marchetti confirmed speaking with the adjoining neighbors and receiving their support. Rackow stated that the applicant’s contractor applied for the new home permit, which was approved and permitted, with the expectation that the applicant would apply for this variance and later modify the permit, if the request was granted. The approved permit plans currently depict the third bay as a storage area with windows. Chair Gosselin invited member of the audience to speak, and there were no comments. Motion: To close the public hearing. Maker: Commissioner Eldrenkamp Second: Commissioner LaLonde Voice Vote: Motion Carried The public hearing was closed at 7:37 PM. Commissioner LaLonde stated that the proposed plans fit into the existing neighborhood. Vice Chair Moore stated that the stonework on the residence’s elevations helps break up the look and is a nice touch. Motion: To accept the findings as drafted by staff. Maker: Commissioner Kieckhefer Second: Vice Chair Moore Voice Vote: Motion Carried Motion: To recommend City Council approval of a variance to allow a front façade garage doors of sixty-five percent instead of the required fifty percent at 1303 Kielion Drive in general conformance with the plans reviewed by the Board of Appeals. Maker: Commissioner Kieckhefer Second: Commissioner Eldrenkamp Voice Vote: Motion Carried Drew Rackow stated this will be on the agenda May 12, 2026. 5.3 Restaurant Redevelopment – 912 Main Street o Public Hearing: Amendment to the Official Zoning Map to add a Planned Development Overlay District o Design Review – Building Addition & Site Improvements Main & Whipple LLC, Applicant Planning Project 26-009 Page 5 of 16 Plan Commission May 6, 2026, Page 5 Motion: To open the public hearing. Maker: Vice Chair Moore Second: Commissioner Eldrenkamp Voice Vote: Motion Carried The public hearing was opened at 7:40 PM. Zach Ewoldt presented the staff report and reviewed the applicant’s planned development relief requests. Ewoldt stated that the applicant is proposing a one-thousand square foot addition including a second-floor office, ADA compliant restrooms and a full renovation of the building to reestablish a restaurant at 912 Main Street. Commissioner Kieckhefer inquired about the expected seating capacity. Diane Marek stated that they will have thirteen tables, seating approximately fifty-six customers at full capacity, in a fast-casual atmosphere with no wait staff. Commissioner LaLonde inquired about the proposed lighting, and the applicant agreed to further attempt to diminish the lighting for the adjacent neighbors. Ewoldt confirmed that the commission could discuss the relocation of one of the light poles or suggest additional light shields as conditions of approval. Commissioner LaLonde inquired about the proposed removal of three large trees. Diane Marek stated that these trees, which are next to the existing deck, are a nuisance and impractical due to their age. Marek confirmed their intention to replace the trees. Vice Chair Moore asked about the bike parking requirements, and Ewoldt stated that this number is based off of the parking spaces, and the proposed bike parking exceeds the minimum. Marek stated that they encourage bicycle transportation and are willing to add additional bike racks. Terry Adams, Project Architect, reviewed the building plans, and the proposed physical samples were shown to the commission. Gosselin invited members of the audience to speak. Elizabeth Ponzo, a resident of 209 Whipple Avenue, expressed excitement about the project, but was concerned about the proposed parking. Ponzo encouraged the consideration of parking restrictions on the west side of Whipple Avenue, or the addition of more parking on site. Commissioner Eldrenkamp understood the concern of vehicles parked on both sides of this narrow road. Ewoldt agreed to convey the parking concerns to the Public Works Director. Diane Marek stated that parking in the rear could be considered in the future, and the commission discussed landbank parking as an additional option. Mike Spillane, a resident of 253 Trudy Court, stated that they recently remodeled 824 Main Street. Spillane supported the idea of redeveloping the site for a new restaurant but also agreed with the potential parking and lighting concerns. Ewoldt clarified that the Zoning Code requires downward projecting lights, preventing lights from casting glares onto surrounding properties. John Vendofreddo, owner of the property to the south, had general questions for the applicant regarding business hours, plans for events on the rear patio, patio lighting, proposed fencing on the south and west side, and the outbuildings. The applicant stated that the expected hours of operation are Wednesday Page 6 of 16 Plan Commission May 6, 2026, Page 6 through Sunday 11:00 AM – 9:00 PM. Marek stated that there are no plans for live music at this time, but they may consider entertainment on Friday or Saturday afternoons in the future. Marek confirmed downward facing, fixed light fixtures in the rear for illumination of the patio. Marek stated that the west property line would also be fenced, and they have intentions of keeping one shed and the garage. Vendofreddo also echoed his agreement with the previously mentioned parking concerns. Chair Gosselin invited additional members of the audience to speak, and there were no further comments. Commissioner LaLonde inquired about the support or opposition from the neighbor to the east. Ewoldt confirmed that the property owner on record of the tax bill was notified, a sign was posted on the property, and a notice was listed in the newspaper. Vice Chair Moore acknowledged that parking could become an issue, but reminded the commission that in the past, other residents provided negative feedback when parking was restricted to one side of the street due to similar concerns. Moore requested documentation in the minutes that the commission shares the parking concerns of the public. Commissioner Cueno confirmed that the commission hears the voices of the residents regarding parking. Commissioner Eldrenkamp requested confirmation that the parking lot lights will be off outside of business hours. Ewoldt confirmed the regulations currently allow additional illumination for thirty minutes after closing for the safety of employees. The applicant confirmed the intention of installing accent lighting for security. The applicant reviewed the existing structures on the property and expressed a desire to keep one shed as an additional accessory structure. Ewoldt noted that the code does not typically allow accessory structures in commercial locations, however the commission could allow this request. Chair Gosselin invited members of the audience to speak and there were no further comments. Motion: To close the public hearing. Maker: Commissioner Kieckhefer Second: Commissioner Eldrenkamp Voice Vote: Motion Carried The public hearing was closed at 8:52 PM. Ewoldt clarified that the current height of the proposed lighting as shown on the plans is twenty feet, and the zoning code for the district allows for fifteen feet, while the community commercial zoning allows for twenty feet, and industrial zoning allows for twenty-five feet. Ewoldt agreed that the commission could create a condition of approval for Item 6 requesting that the applicant work with staff on relocating the light poles on the eastern property lines. Commissioner Cueno expressed support. Ewoldt stated that the commission could amend Item #7 to state: Relief from Chapter 2.3 to allow two (2) accessory structures on the property. The detached garage shall be no greater than 900 square feet in its existing footprint, and the detached shed (square feet to be provided by staff) in its existing footprint. Vice Chair Moore, Commissioner LaLonde and Commissioner Cueno stated that they had no issue with the shed or garage. Page 7 of 16 Plan Commission May 6, 2026, Page 7 Commissioner Kieckhefer and Commissioner Eldrenkamp agreed that restricting parking hurts both the surrounding residents and the business. Vice Chair Moore was not in favor of proactively restricting parking. Commissioner Cueno was not in favor of premature actions that could prevent the growth and expansion of the new business but supported an investigation by Community Development and Public Works after a time delay, if complaints are received. The Plan Commission was split 3:3 on requiring a landbank parking provision, and it was determined that City Council should make the final decision on this requirement. Gosselin requested clarification on the conditions of approval regarding the lighting. Ewoldt stated that the commission could add a condition 6d that staff will work with the applicant to relocate the north pole and east pole from the property lines, subject to staff review. Motion: To approve the zoning map findings as drafted by staff in the memo. Maker: Commissioner Kieckhefer Second: Commissioner Eldrenkamp Voice Vote: Motion Carried Motion: To recommend City Council approval to amend the Official Zoning Map to establish a Planned Development Overlay District for 912 Main Street, in general conformance with the plans attached to the memo, subject to modifications 1-8 and conditions of approval 1-6, with amendments (7 and 6d). Maker: Commissioner LaLonde Second: Commissioner Kieckhefer Voice Vote: Motion Carried Motion: To adopt the findings as written by staff in the memo. Maker: Commissioner Kieckhefer Second: Commissioner LaLonde Voice Vote: Motion Carried Motion: To approve Design Review for 912 Main Street, in conformance to the plans conditionally approved for the Planned Development Overlay and Conditional Use Permit and subject to City Council approval of those actions. Maker: Commissioner LaLonde Second: Commissioner Eldrenkamp Voice Vote: Motion Carried Ewoldt stated that this item will be added to the Committee of the Whole agenda for next Tuesday. 5.4 Public Hearing: Recreational Cannabis Dispensary at 899 North Randall Road – Rescheduled to May 20, 2026 5.5 Election of Officers for Plan Commission & Zoning Board of Appeals Page 8 of 16 Plan Commission May 6, 2026, Page 8 Rackow explained that bylaws specify that the Commission and Zoning Board hold elections of officers in May every other year. Rackow explained the eligibility for each office, based on the term limits specified in the bylaws. Motions were made after a brief discussion. Motion: To elect Amy Moore to Plan Commission and Zoning Board of Appeals Chair. Maker: Commissioner LaLonde Second: Commissioner Cueno Roll Call Vote: 6:0 Motion Carried Motion: To elect Robert Kieckhefer to Plan Commission and Zoning Board of Appeals Vice Chair. Maker: Commissioner LaLonde Second: Commissioner Cueno Voice Vote: Motion Carried 6. Matters From the Public (Not on the agenda): None 7. Other Business: Rackow stated that the next Plan Commission and Zoning Board of Appeals meeting is scheduled for May 20, 2026. Rackow reviewed the agenda which includes a proposed cannabis dispensary, a softball/baseball clinic at 1485 Louis Bork Drive, a variance request at 213 Evergreen, and a zoning map amendment at 117 South Prairie Street. Rackow stated that there are expected agenda items for June. Commissioner LaLonde requested a future discussion item to clarify the language related to accessory structures, and Rackow confirmed that staff has begun this process. Vice Chair Moore inquired about 329 South Harrison Street. Albertson and Ewoldt confirmed that staff is reviewing the permit application. 8. Adjournment: There being no other business to discuss, Chair Gosselin asked for a motion to adjourn the meeting; there was a motion made by Commissioner LaLonde and a second by Commissioner Eldrenkamp. By voice vote the motion carried and the meeting was adjourned at 9:42 PM. The minutes were transcribed and respectfully submitted by Sarah Cowan, Recording Secretary. Page 9 of 16  MEMO To: Plan Commission & Zoning Board of Appeals From: Zach Ewoldt AICP, Planner Date: May 29, 2026 Subject: Public Hearing: Amendment to the Official Zoning Map for Multiple Properties (Carlisle Rd, Danforth Dr, Brown Ct, and Garfield Ave) City of Batavia, Applicant Planning Case 26-033 Summary: The City of Batavia Community and Economic Development Department in accordance with Section 5.702 of the Zoning Code has submitted a zoning map amendment application to rezone nine (9) properties identified as 921 & 934 Carlisle Road (PINs: 12-28-230-028 & 12-28-226-010), portions of 980 and 981 Danforth Drive (PINs: 12-28-227-008 & 12-28-227-017), portions of 858, 868, 878, 888 Brown Court (PINs:12-28-227-012, 12-28-226-018, 12-28-227-016, 12-28-226-019), portions of 910 Garfield Avenue (PIN: 12-21-479-034) and the adjoining portions of Hoover Lane and Danforth Drive rights of way. The proposed rezoning would be from the R0, Single Family Residential District to R1-L, Single Family Low Density District. A public hearing is scheduled for the June 3, 2026 Plan Commission and Zoning Board of Appeals meeting. Background and Staff Analysis: Between 2012 and 2019, the City of Batavia annexed several properties into the City, including former railroad parcels located between Millview Drive and Garfield Avenue, as well as the properties located at 921 and 934 Carlisle Road. At the time of annexation, the properties were placed in the R0 Single Family District, which serves as the default zoning classification for newly annexed properties. During the annexation process, the City Council noted that the Zoning Map would later be amended to assign the properties to a zoning district more consistent with their existing character and use. The City is now initiating that process for the properties located north of Carlisle Road; with properties south of Carlisle Road tentatively scheduled for consideration later this summer. The proposed amendment would reclassify the properties from the current R0 Single Family Residential District to the R1-L Single-Family Low-Density District. The proposed zoning classification is intended to better reflect the existing lot sizes, development pattern, and residential character of the surrounding neighborhood. Several of the parcels proposed for rezoning are portions of existing residential lots already partially zoned R1-L, and the amendment would establish consistent zoning across those properties. This change would also align the properties with zoning standards applicable to neighboring properties, resulting in more consistent administration of zoning regulations and building permits. Any future improvements, such as a home addition, detached garage, shed, or new home construction, would be subject to the same zoning requirements and development standards that apply to Jeffery D. Schielke Government Center ● 100 N. Island Ave ● Batavia, IL 60510 ● 630-454-2000 ● www.BataviaIL.gov Page 10 of 16 surrounding residential properties. A map has been included for reference showing the location of the proposed zoning changes. It should be noted that a building permit application for new home construction at 921 Carlisle Road is currently under administrative review. That permit review is separate from, and not part of, this public hearing process. Building permits are reviewed for compliance with applicable codes and are not subject to public hearing or zoning map approval. Should the rezoning be approved by the City Council, development of the properties would be subject to the zoning standards of the proposed R1-L Single-Family Low-Density District, as summarized in the table below, with proposed changes shown in bold. Category R0, Single Family Residential R1-L, Single Family Low Density (Current Zoning) (Proposed Zoning) Principal Structure: Front Setback 30 ft 30 ft Rear Setback 30 ft 30 ft Interior Side Setback 15 ft 12 ft Corner Side Setback 30 ft 30 ft Maximum Height 35 ft 35 ft Accessory Structures: Front Setback 30 ft 30 ft Rear Setback 10 ft 6 ft Interior Side Setback 10 ft 6 ft Corner Side Setback 30 ft 30 ft Maximum Height: 25 ft 25 ft Minimum Lot Area 14,000 sq ft 9,500 sq ft City Staff is not proposing amendments to the Comprehensive Plan Land Use Map at this time. Portions of the subject properties that were historically associated with former railroad corridors are presently identified as Parks and Open Space on the Comprehensive Plan Land Use Map, while the developed residential portions of the properties are designated Residential >2–3.5 dwelling units per acre, which is reflective of the surrounding neighborhood character. The properties were designated as Parks and Open Space when they were under City ownership. The Parks and Open space land use designation was only placed on public or privately owned open space. The change would appropriately acknowledge the private ownership rights of the affected properties, where this designation is in place. Staff notes the adjoining land use classification should be considered with respect to the treatment of these properties for the proper zoning district. Staff does not believe a Comprehensive Plan amendment is necessary as part of this request, as the proposed rezoning does not significantly alter the existing development pattern, residential density, or overall character of the area. The properties are presently developed and utilized for single-family residential purposes, and the proposed R1-L zoning classification is intended primarily to establish zoning standards that are more consistent with the existing lot configurations and surrounding residential zoning pattern. Jeffery D. Schielke Government Center ● 100 N. Island Ave ● Batavia, IL 60510 ● 630-454-2000 ● www.BataviaIL.gov Page 11 of 16 Additionally, staff believes a broader evaluation of Parks and Open Space designations associated with former railroad properties and remnant parcels throughout the community may be warranted in the future. Rather than process piecemeal amendments at this time, staff believes it is more appropriate to evaluate the Parks and Open Space land use designations comprehensively as part of a future planning analysis. No changes in land use or development intensity are proposed through this request. Staff recommends that the Plan Commission and Zoning Board of Appeals recommend approval of the requested Zoning Map Amendment to designate the property at 921 & 934 Carlisle Road (PINs: 12-28- 230-028 & 12-28-226-010), 980 and 981 Danforth Drive (PINs: 12-28-227-008 & 12-28-227-017), 858, 868, 878, 888 Brown Court (PINs:12-28-227-012, 12-28-226-018, 12-28-227-016, 12-28-226-019), 910 Garfield Avenue (PIN: 12-21-479-034) and the adjacent portions of Right of Wayas R1-L, Single Family Low Density on the Official Zoning Map. Review of Findings and Conditions: Zoning Map Amendments require that the following findings and conditions be reviewed by the Plan Commission and Zoning Board of Appeals. 1. Public Notice. All required public notice has been conducted in accordance with applicable state and local laws. Finding: The City of Batavia executed the notice mailing and posting of the properties pursuant to the City Code on May 19, 2026. Notice was published in the Daily Herald on May 19, 2026. 2. Public Meetings and Hearings. All required public meetings and hearings have been held in accordance with applicable state and local laws. Finding: The Plan Commission and Zoning Board of Appeals, on June 3, 2026, conducted a public hearing in accordance with state and local law. 3. Conformance to the Comprehensive Plan. The extent to which the proposed amendment to the Official Zoning Map conforms generally to the goals and policies of the Comprehensive Plan and Comprehensive Plan Land Use Map. Finding: The proposed amendment is generally consistent with the Official Land Use Map, as it places the properties in a zoning district, consistent with their use and design as low density residential parcels in relation to the adjacent related properties. It would allow for the consistent and fair enforcement of land use regulations by treating commonly held and developed property consistently with each owners full holdings as one residential use classification. Specifically, the Comprehensive Plan Land Use goal of fairly and proactively enforcing land use regulations. It is also consistent with several goals and policies of the Comprehensive Plan, specifically within the Housing, Neighborhood Conservation, and Historic Preservation Element by maintaining existing housing stock. The zoning designation is consistent with the privately held properties adjoining them on the land use map. Review of Conditions. 4. Is the proposed Zoning District and the development it allows compatible with the existing uses and zoning of nearby property? Jeffery D. Schielke Government Center ● 100 N. Island Ave ● Batavia, IL 60510 ● 630-454-2000 ● www.BataviaIL.gov Page 12 of 16  Finding: The proposed zoning is consistent with the surrounding uses. The property is currently used for single family residential, and would be placed in in the appropriate zoning district. 5. Is there evidence to suggest that property values will be diminished by the particular zoning restriction changes? Finding: There is no evidence to suggest that property values would be diminished by the particular zoning restriction change. The use of the property already exists, and the value of the property already takes into account the present use of the land for single family residential use. The proposed zoning district would allow development and use of the property in a manner consistent with the surrounding properties south of the site. 6. If any property values are diminished, does the diminishment promote the health, safety, morals, or general welfare of the public? Finding: While there is no diminishment, the health, safety, morals, and general welfare will be promoted by placing the properties under a zoning district that reflects their present use and development and consistent with the surrounding residential area. 7. Does the proposed zoning change provide a greater relative gain to the public as compared to the hardship imposed on the individual property owner? Finding: The zoning change will provide greater gain to the public, by placing appropriate use and bulk standards on the properties, allowing for easier administration of building permits and zoning regulations for the property owners. 8. Is the subject property suitable for the zoned purpose? Finding: The properties are presently used for the zoned purpose of single family residential use and are suitable. The proposed district is reflective of the parcels design, configuration, and development pattern. 9. Has the length of time the property has been vacant as zoned been excessive, considering the context of land development in the area in the vicinity of the subject property? Finding: All nine (9) properties have been developed for their proposed use. 10. Is there a community need for the proposed zoning or use? Finding: Rezoning the properties would result in easier administration of building permits and zoning setbacks as many of the properties presently have split zoning designations, placing different requirements on the same parcel. Jeffery D. Schielke Government Center ● 100 N. Island Ave ● Batavia, IL 60510 ● 630-454-2000 ● www.BataviaIL.gov Page 13 of 16 Staff Recommendation: Staff recommends the Plan Commission & Zoning Board of Appeals take the following actions: 1. Open and conduct a public hearing for the proposed Zoning Map Amendment. 2. Approve the Findings for Approval of the Zoning Map Amendment. 3. Recommend approval of a Zoning Map Amendment to reclassify the properties at 921 & 934 Carlisle Road (PINs: 12-28-230-028 & 12-28-226-010), 980 and 981 Danforth Drive (PINs: 12-28- 227-008 & 12-28-227-017), 858, 868, 878, 888 Brown Court (PINs:12-28-227-012, 12-28-226- 018, 12-28-227-016, 12-28-226-019), 910 Garfield Avenue (PIN: 12-21-479-034) and the adjacent right of way from the R0, Single Family Residential District, Single Family Low-Density District to R1-L, Single-Family Low-Density District. Attachments: Proposed Zoning Map Exhibit C Mayor and City Council Department Heads Media Jeffery D. Schielke Government Center ● 100 N. Island Ave ● Batavia, IL 60510 ● 630-454-2000 ● www.BataviaIL.gov Page 14 of 16  Properties Proposed for Rezoning 730 724 Garfield Ave 900 840 830 808 802 732 910 830 1/2 1128 836 861 858 871 868 1091 1081 881 878 1 10 Brown 6 1 Ct 10 5 1031 888 1021 1011 900 107 1001 0 981 Danfor th 0 920 10 5 Dr 1040 1030 1020 1010 1000 990 Hoover 980 1086 1092 1088 921 Ln 1090 934 905 1031 Carlisl 102 5 101 921 e Rd 9 3 908 723 7 92 1 7 10 Legend 1 838 5 917 828 92 822 3 10 812 Prop os edSi ngl eF07ami l yLow Dens i tyZoni ng 804 915 736 1038 913 724 Zoning Classifications 103 718 2 6 91 R- 100-Si ngl eFami l y 2 0 1 10 R1- L-Si ngl eFami l yLow Dens i ty 2 827 817 Bernad ¯ 4 1033 10 811 R1- M -Si ngl eFami l yMedi um Dens i ty e tte 807 1 102 8 803 7 PFI-Pub l i cFaci l ies &I ns ti tuti onal 908 717 10 0 908 705 647 02 838 1 10 10 2 828 818 914 808 5 1036 10 738 728 1 9 919 Feet 10 0 125 250 500 750 1, 000 0 Map s anddatap rovi dedb ytheCi tyofBatavi aarenot s urveys or legaldes cri p ti ons oflandareas .GI Sdataob tai nedf rom theCi tyof Batavi a sii ntendedf or rep res entationalus eonl y.Thi s i nformati on,i n either el ectroni cor map f orm,sip rovi ded“as si”.Now arranty exp res s edor i mp li ed simaderegardi ngtheaccuracy ,timel i nes s ,or comp l etenes s ofthedata,nor s hal ltheact ofds itri b utioncons titute anys uch w arranty .This dsicl aimer ap p li es b oth toindi vi dualus eof Source:BCED,BatGI S,KaneGI S thedataandaggregateus ew i th other data. Page 15 of 16 Date:5/29/ 2026 Page 16 of 16