Enabling Missing Middle Housing in Transition Zones
Geneva
Kane County
In 2019, Geneva adopted a simplified zoning code for its historic downtown, allowing missing middle housing in transition zones to expand housing options while preserving neighborhood character.
Background
To address housing needs identified in its Downtown Station-Area Master Plan, the City of Geneva launched a zoning update for its historic downtown in 2017. Previously, Geneva’s downtown zoning framework was highly complex, with 18 districts and restrictive floor area ratios (FAR) that limited redevelopment.
How It Works
The City’s 2019 update created a simplified zoning framework of seven districts. FAR was removed, with new standards regulating building scale through height, setbacks, and lot width.
In the Residentially-Scaled Commercial Mixed-Use District – applied in transition areas between the State Street and Third Street commercial corridors and single-family neighborhoods – duplexes, triplexes, and townhomes are allowed if they match the neighborhood scale. Zoning changes have led to the construction of new duplexes and an accessory dwelling unit. The updates also enabled the reconversion of single-family homes from office to residential use in response to pandemic-driven market shifts, as well as the development of a three-story mixed-use building with 14 apartments along State Street, which began construction in 2025.
Public Involvement
City staff and a consultant worked closely with the Historic Preservation and Planning & Zoning Commissions, hosting multiple community meetings to gather input. To ensure residents understood the proposed changes, staff analyzed every parcel in the study area for existing conditions and mailed a one-page fact sheet specific to each property. This parcel-by-parcel approach proved critical for calibrating zoning changes and improving public understanding ahead of community meetings.
Goal
To expand housing supply and enable context-sensitive middle housing in downtown transition zones.
Target
Historic downtown Geneva and surrounding neighborhoods.
Success
Enabled construction of new duplexes and an accessory dwelling unit. Facilitated a three-story mixed-use project with 14 apartments on State Street that is under construction.
Lessons Learned
Site-by-site lot testing helps with tailoring zoning changes. Targeted transition zones offer a replicable strategy for piloting missing middle housing.
Contact Information
City of Geneva Community Development Department, www.geneva.il.us
This case study was last updated in February, 2026.
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