(55 ILCS 5/5-12012) (from Ch. 34, par. 5-12012)
Sec. 5-12012.
Hearing of appeal; review under Administrative Review
Law. The board of appeals shall fix a reasonable time for the hearing
of the appeal and give due notice thereof to the parties and decide the
same within a reasonable time. Upon the hearing, any party may appear in
person or by agent, or by attorney. The board of appeals may reverse or
affirm, wholly or partly, or may modify the order, requirement, decision or
determination as in its opinion ought to be made in the premises, and to
that end shall have all the powers of the officer from whom the appeal is
taken.
All final administrative decisions of the board of appeals hereunder
shall be subject to judicial review pursuant to the provisions of the
Administrative Review Law, and all amendments and modifications thereof,
and the rules adopted pursuant thereto. The term "administrative decision"
is defined as in Section 3-101 of the Code of Civil Procedure.
(Source: P.A. 86-962.)
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(55 ILCS 5/5-12012.1)
Sec. 5-12012.1. Actions subject to de novo review; due process. (a) Any decision by the county board of any county, home rule or non-home rule, in regard to any petition or application for a special use, variance, rezoning, or other amendment to a zoning ordinance shall be subject to de novo judicial review as a legislative decision, regardless of whether the process in relation thereto is considered administrative for other purposes. Any action seeking the judicial review of such a decision shall be commenced not later than 90 days after the date of the decision. (b) The principles of substantive and procedural due process apply at all stages of the decision-making and review of all zoning decisions.
(Source: P.A. 94-1027, eff. 7-14-06; 95-843, eff. 1-1-09.) |
(55 ILCS 5/5-12013) (from Ch. 34, par. 5-12013)
Sec. 5-12013.
Compensation of the board of appeals.
Members
of the board of appeals shall receive compensation in an amount to be
established by each county board. The compensation shall be paid out of
the county treasury.
(Source: P.A. 86-962.)
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(55 ILCS 5/5-12014) (from Ch. 34, par. 5-12014)
Sec. 5-12014. Amendment of regulations and districts.
(a) For
purposes of this Section, the term "text amendment" means an amendment to
the text of a zoning ordinance, which affects the whole county, and the
term "map amendment" means an amendment to the map of a zoning ordinance,
which affects an individual parcel or parcels of land.
(b) The regulations imposed and the districts created under the
authority of this Division may be amended from time to time by ordinance or
resolution, after the ordinance or resolution establishing same has gone
into effect, but no such amendments shall be made without a hearing
before the board of appeals. At least 15 days notice of the time and
place of such hearing shall be published in a newspaper of general
circulation published in such county. Hearings on text amendments shall
be held in the court house of the county or other county building with more
adequate facilities for such hearings. Hearings on map amendments shall be
held in the township or road district affected by the terms of such
proposed amendment or in the court house, or other county building with
more adequate facilities for such hearings, of the county in which the
affected township or road district is located. Provided, that if the owner
of any property affected by such proposed map amendment so requests in
writing, such hearing shall be held in the township or road district
affected by the terms of such proposed amendment. Except as provided in
subsection (c), text amendments may be passed at a county board meeting by
a simple majority of the elected county board members, unless written
protests against the proposed text amendment are signed by 5% of the land
owners of the county, in which case such amendment shall not be passed
except by the favorable vote of 3/4 of all the members of the county board.
Except as provided in subsection (c), map amendments may be passed at a
county board meeting by a simple majority of the elected county board
members, except that in case of written protest against any proposed map
amendment that is either: (A) signed by the owner or owners of at least 20%
of the land to be rezoned, or (B) signed by the owner or owners of land
immediately touching, or immediately across a street, alley, or public
right-of-way from, at least 20% of the perimeter of the land to be rezoned,
or in cases where the land affected lies within 1 1/2 miles
of the limits of a zoned municipality, or in the case of a proposed text
amendment to the Zoning Ordinance, by resolution of the corporate
authorities of the zoned municipality with limits nearest adjacent,
filed with the county clerk, such amendment shall not be passed except
by the favorable vote of 3/4 of all the members of the county board, but
in counties in which the county board consists of 3 members only a 2/3
vote is required. In such cases, a copy of the written protest shall be
served by the protestor or protestors on the applicant for the proposed
amendment and a copy upon the applicant's attorney, if any, by certified
mail at the address of such applicant and attorney shown in the
application for the proposed amendment.
Notwithstanding any other provision of this Section, if a map amendment is
proposed solely to correct an error made by the county as a result of a
comprehensive rezoning by the county, the map amendments may be passed at a
county board meeting by a simple majority of the elected board.
Any notice required by this Section need
not include a metes and bounds legal description, provided that
the notice includes: (i) the common street address or addresses
and (ii) the property index number ("PIN") or numbers of all
the parcels of real property contained in the area for which
the variation is requested. (c) If a township located within a county with a population of less
than 600,000 has a plan commission and the plan commission objects to a
text amendment or a map amendment affecting an unincorporated area of the
township, then the township board of trustees may submit its written
objections to the county board within 30 days after the hearing before the
board of appeals, in which case the county board may not adopt the text
amendment or the map amendment affecting an unincorporated area of the
township except by the favorable vote of at least three-fourths of all the
members of the county board.
(Source: P.A. 98-205, eff. 8-9-13.)
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(55 ILCS 5/5-12015) (from Ch. 34, par. 5-12015)
Sec. 5-12015.
Hearing officer; duties.
Notwithstanding anything to
the contrary provided for in this Division:
(A) The county board of each county may by resolution or ordinance establish
the position of hearing officer and delegate to a hearing officer the authority
to conduct any public hearing otherwise required to be heard in accordance
with this Division by the board of appeals. When a hearing
officer is designated by the county board to conduct any such hearing: (i)
notice of hearing shall be given in the same time and manner and the
hearing shall be conducted in the same location provided by this
Division for the giving of such notice and for the location of
such hearing when any such hearing is conducted by the board of appeals;
(ii) the hearing officer in acting upon any matter otherwise within the
jurisdiction of the board of appeals shall be governed by the same
standards and shall exercise and perform all of the powers and duties of
the board of appeals in the same manner and to the same effect as provided
in this Division with respect to the board of appeals
provided that:
1. When the hearing officer is acting upon an application or petition
to amend the regulations imposed or the districts created under the authority
of this Division and such amendment is to be made by ordinance
or resolution, the hearing officer shall render a written recommendation to
the county board within such time and in such manner and form as the county
board shall require;
2. When the hearing officer is acting upon an application or petition
for a variation and the regulations by this Division authorized
provide that the county board by ordinance or resolution may determine and
vary the application of such regulations as set forth in this Division,
then upon report of the hearing officer the county board may by
ordinance or resolution without further public hearing adopt any proposed
variation or may refer it back to the hearing officer for further
consideration, and any proposed variation which fails to receive the
approval of the hearing officer shall not be passed except by the favorable
vote of 3/4 of all members of the county board, but in counties in which
the county board consists of 3 members only a 2/3 vote is required;
3. When the hearing officer is acting upon an application or petition
for a variation and the regulations by this Division
authorized do not provide that the county board by ordinance or resolution
may determine and vary the application of such regulations as set forth in
this Division, or when the hearing officer is acting upon any
matter otherwise within the jurisdiction of the board of appeals under
Sections 5-12011 and 5-12012 other than a
matter referred to in paragraphs 1 and 2 above of this subsection (A), the
determination made by the hearing officer with respect to any such
variation or matter shall constitute a final administrative decision which
is subject to judicial review pursuant to the provisions of the
"Administrative Review Law", as now or hereafter amended.
(B) The county board may provide general or specific regulations
implementing but not inconsistent with the provisions of this Section,
including regulations relative to the time and manner in which hearing
officers are designated to conduct public hearings and regulations
governing the manner in which such hearings are conducted and matters heard
therein passed upon and determined.
(C) Hearing officers shall be appointed on the basis of training and
experience which qualifies them to conduct hearings, make recommendations
or findings of fact and conclusions on the matters heard and otherwise
exercise and perform the powers, duties and functions delegated in
accordance with this Section. Hearing officers shall receive such
compensation as the county board shall provide, and the county board may
establish a schedule of fees to defray the costs of providing a hearing
officer.
(D) This Section is intended to furnish an alternative or supplemental
procedure which a county board in its discretion may provide for hearing,
determining, reviewing and deciding matters which arise under any ordinance,
resolution or regulation adopted pursuant to this Division, but
nothing in this Section shall be deemed to limit or prevent the use of any
existing procedure available pursuant to this Division for
hearing, approving or denying applications or petitions for a variation,
amendment or other revision of any such ordinance, resolution or
regulation, or for hearing and deciding appeals from and reviewing any
order, requirement, decision or determination made by an administrative
official charged with the enforcement of any such ordinance, resolution
or regulation.
(Source: P.A. 86-962.)
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(55 ILCS 5/5-12016) (from Ch. 34, par. 5-12016)
Sec. 5-12016.
Cooperation with other counties and municipal
corporations. In the exercise of powers conferred by this Division the
county board of any county shall have authority to cooperate with other
counties, with cities, villages or other municipal corporations either
within or without such county, and with municipal or state authorities, and
to appoint such committee or committees as it may think proper to effect
such cooperation.
(Source: P.A. 86-962.)
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(55 ILCS 5/5-12017) (from Ch. 34, par. 5-12017)
Sec. 5-12017. Violations. In case any building or structure is
erected, constructed, reconstructed, altered, repaired, converted or
maintained or any building, structure or land is used in violation of this
Division or of any ordinance, resolution or other regulation
made under authority conferred thereby, the proper authorities of the
county or of the township in which the building, structure, or land is
located, or any person the value or use of whose property is or may be
affected by such violation, in addition to other remedies, may institute
any appropriate action or proceedings in the circuit court to prevent such
unlawful erection, construction, reconstruction, alteration, repair,
conversion, maintenance or use, to restrain, correct, or abate such
violation, to prevent the occupancy of said building, structure or land or to
prevent any illegal act, conduct, business, or use in or about such premises.
Any person who violates the terms of any ordinance adopted under the
authority of this Division shall be guilty of a petty offense
punishable by a fine not to exceed $500, with each week the violation
remains uncorrected constituting a separate offense.
Except in relation to county-owned property, this Section does not authorize any suit against a county or its officials for any act relating to the administration, enforcement, or implementation of this Division or any ordinance, resolution, or other regulation adopted pursuant to this Division. (Source: P.A. 100-595, eff. 6-29-18.)
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(55 ILCS 5/5-12018) (from Ch. 34, par. 5-12018)
Sec. 5-12018.
Testimony at hearings.
All testimony by witnesses
in any hearing provided for in this Division shall be given under oath.
(Source: P.A. 86-962.)
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(55 ILCS 5/5-12019) (from Ch. 34, par. 5-12019)
Sec. 5-12019.
Appearance and presentation of evidence by school
district. In any hearing before a zoning commission or board of appeals,
any school district within which the property in issue, or any part
thereof, is located shall have the right to appear and present evidence.
(Source: P.A. 86-962.)
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