FAQ- Zoning

Q:  I want to get a building permit.  How do I do that? 

A:  First, make sure that you aren’t within the jurisdictional limits of one of the communities that has their own zoning.  If you are, you need to contact their village hall/or city hall.  If you ARE NOT within one of those jurisdictions, do the following:

• Obtain a zoning permit application and complete it.  You can pick one up by coming to this office or you can download a copy of the application from this web site.  If you wish to come in for assistance, please call in advance as this office cannot be continually staffed due to the demands of the workload.
• If you will need a septic system installed and a well installed, contact the Fulton County Environmental Health Division at (309) 647-1134 Ext. 230.  You will need to complete the permitting process for their office also.  It is advisable to complete and remit all permits with payments at the same time to avoid delays.
• IMPORTANT:  This office will not issue the permit for structures requiring a well and septic, until the health department has approved the permit applications for well and septic.  Once health department approval has been given, your permit will be released.  DELAYS WITH SUBMITTING SEPTIC AND WELL INFORMATION WILL PRODUCE DELAYS IN RECEIVING YOUR PERMIT.
• Make sure that you have your building site staked so the preliminary site inspection may be conducted.
• Once approval is given, you may begin construction and are required to contact this office again once construction is complete.

Q:  I need to have a hearing before the Zoning Board of Appeals concerning a petition for a zoning action such as a rezoning, variance, conditional use permit, or special home occupation permit.  Where do I begin?

A:  First, make sure that you aren’t within the jurisdictional limits of one of the communities that has their own zoning.  If you are, you need to contact their village hall/or city hall.  If you ARE NOT within one of those jurisdictions, do the following:

•  Obtain a petition for a zoning action and complete it.  You can pick one up by coming to this office or you can download a copy of the application from this web site.  If you wish to come in for assistance, please call in advance as this office cannot be continuously staffed due to the demands of the workload.  THE FEE THAT MUST BE REMITTED FOR A PUBLIC HEARING IS $500.00
• The petition must be remitted with payment by the first business day of the month in which you wish to hold the hearing.  If it is late, it will be scheduled for the subsequent month.
• Petitioners are asked to appear before the Zoning Committee on the first Tuesday of each month at 5:30 p.m.  The Zoning Committee plays an advisory role by providing commentary which will assist the petitioner before appearing before the Zoning Board of Appeals.
• IT IS THE RESPONSIBILITY OF THE PETITIONER TO PROVIDE THE NAMES AND ADDRESSES OF PROPERTY OWNERS WITHIN THE REQUIRED PERIMETER OF THE PETITIONER’S PROPERTY.  ERRORS IN ACCURACY OF PROVIDING THIS INFORMATION MAY NEGATIVELY IMPACT THE OUTCOME OF THE HEARING.
• The petitioner is required to appear before the Zoning Board of Appeals with all supporting documentation during the last Wednesday of the month at 4:15 p.m. to present their case.  The Zoning Board of Appeals will either approve or deny their request.
• If the request is denied, the petitioner must see what additional steps need to be taken to remedy the deficiencies.
• If the request is approved, the following conditions apply:
  1. If the request is for rezoning, the change must be approved by the County Board at its next official meeting before the change is final.
  2. If the request is for a variance, the petitioner may proceed as directed by following all conditions set forth by the Zoning Board of Appeals.
  3. If the request is for special home occupation or conditional use, the petitioner may proceed as directed by following all conditions set forth by the Zoning Board of Appeals.  CONDITIONAL USE AND SPECIAL HOME OCCUPATION MUST BE INITIATED WITHIN ONE YEAR OF ISSUANCE OR MUST NOT LAPSE FOR MORE THAN ONE YEAR OF ISSUANCE TO AVOID BEING CLASSIFIED AS NULL AND VOID.  THESE PERMITS ARE ALSO NOT TRANSFERABLE TO OTHER OWNERS OR LOCATIONS AND MUST BE RENEWED ON AN ANNUAL BASIS TO AVOID BEING CLASSIFIED AS NULL AND VOID.

Q:  I want to subdivide property, what do I do? 

A:  First, make sure that you aren’t within the jurisdictional limits of one of the communities that has their own zoning.  If you are, you need to contact their village hall/or city hall.  If you ARE NOT within one of those jurisdictions, do the following:

• This office follows the Illinois Compiled Statutes Plat Act.  All subdivisions must be in compliance with the Act. The first step is for the developer to submit a preliminary plat to the Plat Officer so that determinations may be made as to whether the parcel(s) are exempt from the plat act and if not, to determine what additional adjustments are necessary to bring the parcel(s) into compliance with the plat act.  A copy of the final plat must be available to the Zoning Committee and County Board.
• If the parcel(s) are exempt from the plat act, the developer may proceed by having an Illinois Registered Land Surveyor complete the final plat and have it recorded at the Fulton County Courthouse in Lewistown, Illinois.
• All non-exempt plats will be reviewed by the Fulton County Zoning Committee at their monthly meeting to review the status of the plat and discuss any recommendations made by the Plat Officer.
• Plats approved by the Zoning Committee will go before the Fulton County Board for final approval.
• IMPORTANT:  It is the responsibility of the sub-divider to obtain the signatures for the certificates required by the law.  In instances where access rights and entrance ways  must be discussed with the appropriate roadway authority and signatures obtained, the developer must contact Illinois Department of Transportation (309) 671-3333 for right of ways along state and federal routes, the Department of Public Works and Highways (309) 647-0351 for right of ways along county roads, and the County Clerk’s Office (309) 547-3041  for road commissioner contact information for township and municipal roadways.
• It is required that the sub-divider or developer also contact the Environmental Health Division of the Fulton County Health Department at (309) 647-1134 Ext. 230 for plat review feasibility for septic systems prior to final approval of their plat before the county board.

Q:  I think I have observed a violation of the Zoning Ordinance.  How do I make a complaint? 

A:  A written complaint must be received.  This can be done in one of two ways.

• Download a complaint investigation form from this website and complete it.  Either mail the form to this office or bring it by in person.  It must be completed in its entirety.
• Stop by this office and fill out a form in person.  The form must be completed in its entirety.
• THE NAME AND ADDRESS OF THE COMPLAINANT WILL REMAIN CONFIDENTIAL.  Unfortunately, due to time constraints and the necessity of requiring additional information, forms that are incomplete will result in complaints not being investigated.  Anonymous calls will also not result in investigation.
• THIS OFFICE ONLY INVESTIGATES VIOLATIONS OF THE ZONING ORDINANCE.  Many individuals contact this office about abandoned buildings, solid waste, weeds and grass, burning, and other public health and safety issues.  Because these issues do not relate to the zoning ordinance, we cannot investigate them or do anything about them.  If your municipality and city does not have ordinances/fines relating to these issues, you need to do the following:
  1. If it is a public health issue-i.e. septic discharge, infestation, solid waste; contact the Fulton County Health Department at (309) 647-1134 Ext. 230.
  2. If it is another issue, please contact staff at the Fulton County Courthouse-(309) 547-3041 and they can direct you to the appropriate agency.

Q:  I have a complaint about the Zoning Department or its Personnel.  Who do I contact? 

A:  As a public entity, this agency works to serve the citizens of Fulton County.  It is our belief that by treating the public with respect and dealing with them openly and honestly, that we can internally deal with any problems that might arise.  Unfortunately, complaints do arise from time to time about interactions or situations that cannot be resolved.  If you feel that you have a problem that has not been satisfactorily resolved or that you have been treated discourteously by this department, we invite you to contact the Zoning Committee Chairman by calling (309) 547-3041.  Every effort will be made to resolve the situation.  The public also is invited to share any concerns that they might have by attending the zoning committee meetings on the first Tuesday of every month at 5:00pm.