(1)

Jurisdiction. The village board shall retain the following duties and responsibilities under this zoning ordinance:

a.

Take final action on applications for amendments to the zoning ordinance and special use permits.

b.

Take final action on appeals and variances.

c.

Take action on applications for temporary buildings, structures and uses of land.

d.

Designate certain days on which business establishments may conduct their business outside the building or structure.

e.

Receive and act upon all annual reports on the effectiveness of the zoning ordinance with recommendations for changes.

(2)

Final actions by the village board. All decisions and findings of the village board related to the zoning ordinance shall be subject to judicial review as may be provided by law.

The village administrator, with the consent of the village board, may establish a Planned Development (PD) Review Committee for the purposes of participating in PD pre-application meetings or the review of PD applications. See section 9-47 for the establishment, composition, and duties of this committee.

The director of community development shall:

(1)

Develop review procedures and design guidelines, as may be established from time to time, to supplement this zoning ordinance.

(2)

Pursuant to section 9-82, make administrative decisions for parking and loading requirements.

(1)

Designation. The village planner shall act as the zoning administrator.

(2)

Duties. As zoning administrator, the duly appointed village planner, along with deputies, assistants, and other designated village enforcement agencies' personnel, shall enforce the zoning regulations. Additionally, they shall:

a.

Register all nonconformities when they are identified; and

b.

Conduct inspections of buildings, structures and uses of land to determine compliance with the zoning ordinance; and

c.

Issue violation notices that require compliance and advise those receiving the violations of the right to appeal; and

d.

Require that all construction or work of any type be stopped if it is not in compliance with this ordinance, or if the construction would result in a situation that is not in compliance with this ordinance; and

e.

Forward to the plan commission applications for amendments to the zoning ordinance, applications for special use permits, and applications for administrative adjustments to parking and loading standards; and

f.

Forward to the zoning board of appeals applications for appeals or variances; and

g.

Forward to the village board applications for temporary buildings, structures, and uses of land; and

h.

Interpret the zoning ordinance when questions arise; and

i.

Determine which uses, though not contained by name in a zoning district's list of permitted uses, are similar in nature and clearly compatible with the listed permitted uses for that particular district, and permit their establishment; and

j.

Authorize administrative adjustments; and

k.

Issue or deny sign permit applications based on compliance of the proposed signs with this zoning ordinance; and

l.

Initiate a study of the provisions of the zoning ordinance and make a report to the village administrator at least once a year; and

m.

Initiate an examination of the administrative record of variances and appeals and make a report to the village administrator at least once a year.

(1)

Creation and membership. The zoning board of appeals ("ZBA"), as previously established under the provisions of the Illinois law and the Village of Plainfield Ordinance No. 403, March 4, 1940, is the zoning board of appeals referred to in this ordinance.

(2)

Jurisdiction. The ZBA shall discharge the following duties and responsibilities under this zoning ordinance:

a.

Review all applications for variances from the provisions of the zoning ordinance in the manner prescribed and report findings and recommendations to the village board in accordance with this Article III of the zoning ordinance; and

b.

Review all appeals from any order, requirement, decision or determination made by the zoning administrator under the zoning ordinance and report findings and recommendations to the village board in accordance with this Article III of the zoning ordinance; and

c.

Advise the village board on all matters referred to it and matters that it is required to review; and

d.

Receive and consider the report of the zoning administrator on the effectiveness of this ordinance and report its conclusions and recommendations to the village board at least once a year.

(3)

Recommendations of the ZBA. All recommendations of the ZBA on appeals or applications for variances or any other matter shall, in all instances, be advisory in nature and shall be subject to final consideration, evaluation and determination by the village board.

(1)

Creation and membership. The plan commission, as previously established under the provisions of Illinois law and the Village of Plainfield Ordinance No. 523, April 1, 1957, is the plan commission referred to in the zoning ordinance.

(2)

Jurisdiction. The plan commission shall discharge the following duties and responsibilities under the zoning ordinance:

a.

Review all applications for amendments to the zoning ordinance in the manner prescribed and report findings and recommendations to the village board in accordance with this zoning ordinance; and

b.

Review all applications for special uses and planned developments in the manner prescribed and report findings and recommendations to the village board; and

c.

Review and decide requests for administrative adjustments to the parking and loading standards; and

d.

Advise the village board on all matters referred to it and matters that it is required to review; and

e.

Initiate amendments to the zoning ordinance; and

f.

Review and update the comprehensive plan at least every five (5) years; and

g.

Implement and uphold the comprehensive plan as it may be amended.

(3)

Recommendations of the plan commission. All recommendations of the plan commission on applications for amendments to the zoning ordinance, or applications for planned developments or special uses, or for any other matter shall, in all instances, be advisory in nature and shall be subject to final consideration, evaluation, and determination by the village board.

(1)

Intent and purpose. A variance is a grant of relief to a property owner from the literal requirements of the zoning ordinance where literal enforcement would cause undue hardship. Additionally, a variance is intended to provide relief where the requirements of this Ordinance render the land difficult to use because of some unique physical attribute of the property itself or some other factor unique to the property for which the variance is requested. A variance is not intended merely to remove an inconvenience or financial burden that the requirements of this Ordinance may impose on a property owner. A variance is not intended to allow the establishment of a use that is not otherwise allowed in a zoning district or that would change the zoning district classification of any or all of the affected property, and should not be granted where a special use permit or an amendment to the official zoning map would be more appropriate.

(2)

Initiation of a variance. A request for a variance may be initiated by either:

a.

The owner of the subject property; or

b.

A contract purchaser of the subject property.

(3)

Application for variance. An application for a variance shall be filed in writing with the zoning administrator and shall include a map of the property showing its dimensions, all streets and alleys, and other properties within one hundred fifty (150) feet of the property. The zoning administrator shall transmit the application to the zoning board of appeals for review and public hearing. The zoning board of appeals shall hold a public hearing within sixty (60) days after filing of the application.

(4)

Notice and conduct of the public hearing. The notice for and conduct of the public hearing shall be in accordance with section 9-38 of this zoning ordinance.

(5)

Findings and recommendations. The zoning board of appeals shall make findings of fact based on evidence presented to it and forward the findings with recommendations to the village board within ten (10) days of the public hearing.

(6)

Standards for a variance. The ZBA shall not recommend, and the village board shall not grant, a variance from the regulations of the zoning ordinance unless it makes findings based on evidence presented to it in each specific case that:

a.

The variance is in harmony with the general purpose and intent of this zoning ordinance; and

b.

The plight of the owner is due to unique circumstances and thus strict enforcement of the zoning ordinance would result in practical difficulties or impose exceptional hardships due to the special and unusual conditions that are not generally found on other properties in the same zoning district; and

c.

The property cannot yield a reasonable use if permitted only under the conditions allowed by the zoning ordinance; and

d.

The variance, if granted, will not alter the essential character of the locality and will not be a substantial detriment to adjacent property.

(7)

Burden of proof for variance. In each case of a requested variance, the applicant must satisfy the proof that the proposed variance meets the standards of paragraph (6) of this section, even if there is no testimony or other evidence opposing or rebutting the requested variance.

(8)

Village board actions on a variance. Within forty-five (45) days of the completed public hearing the village board shall review the findings and recommendations of the zoning board of appeals. The village board may grant, deny, or grant with modification the proposed variance. If the village board grants the variance, it shall make findings of fact specifying the reasons for the variance in accordance with the standards of paragraph (6) of this section. Additionally, if granting the variance, the village board shall adopt an ordinance approving the application.

(1)

Authority. The zoning administrator is authorized to make administrative adjustments, except as expressly prohibited in paragraph (4) of this section, providing that in each case the criteria of paragraph (2) of this section are met, as follows:

a.

Maximum building height—Up to five (5) percent over the maximum; and

b.

Minimum setbacks—Up to five (5) percent of the minimum; and

c.

After-the-fact encroachments into yards—Up to six (6) inches; and

d.

Fence encroachments into the corner side yard setback — Subject to the conditions outlined in paragraph (3) of this section.

(2)

Criteria. The zoning administrator shall not authorize an administrative adjustment unless the following criteria are satisfied:

a.

The requested administrative adjustment is consistent with the stated intent and purposes of the zoning ordinance (see section 9-4); and

b.

The requested administrative adjustment eliminates an inconvenience to the applicant and will have no appreciable adverse impact on the health, safety, or general welfare of the surrounding property owners or general public; and

c.

Any adverse impacts resulting from the administrative adjustment will be mitigated to the maximum extent feasible.

(3)

Additional criteria for fence encroachments into the corner side yard setback.

a.

The fence height of the proposed fence encroachment into the corner side setback shall not exceed four (4) feet.

b.

The fence shall be an open-style fence (e.g., picket fence or decorative wrought iron or aluminum style).

c.

The encroachment shall not exceed fifty (50) percent of the shortest distance between the nearest point of the home and the corner side lot line.

d.

In no case shall a fence be permitted within ten (10) feet of the corner side property line to assure safety, visibility and sight distance for pedestrians and motorists.

e.

The zoning administrator shall not approve an administrative adjustment for a corner side yard fence permit unless the zoning administrator makes the findings of fact standard for a variance as set forth in section 9-33(6) Standards for a Variance.

(4)

Procedure. The property owner, or agent, shall submit to the zoning administrator the following:

a.

A map or elevation, as appropriate, depicting the difference between the zoning ordinance standard and the requested adjustment;

b.

A statement on why the adjustment is necessary and why, if granted, it would meet the criteria of paragraph (2), and, if applicable, paragraph (3), of this section.

(5)

Prohibited adjustments. The zoning administrator shall not make an administrative adjust for a planned development or special use. (See section 9-50 for administrative adjustments to planned developments.)

(6)

Appeals. An applicant may appeal the decision of the zoning administrator to the zoning board of appeals by applying for a formal variance, in accordance with the variance procedures of section 9-33.

(Ord. No. 3532, § III(exh. C), 10-18-21)

(1)

Right to appeal. An appeal may be made by any person, firm, or corporation, or by any officer, department or board of the municipality aggrieved by the action of the zoning administrator.

(2)

Procedure for appeals. An appeal may be taken from any order, requirement, decision or determination of the zoning administrator. The appeal shall be made within forty-five (45) days of the action by filing with the zoning administrator and with the board of appeals a notice of appeal. Upon receipt of the notice of appeal, the zoning administrator must forward to the zoning board of appeals all papers which constitute a record of the action that is being appealed.

(3)

Effect of the appeal. A filing of a complete notice of appeal stays all further proceedings unless the zoning administrator certifies to the ZBA, after the appeal is filed, based on the facts stated in the certification/affidavit, a stay would cause imminent peril to life or property. In this event, the stay may be effectuated only by an order of the zoning board of appeals or by a court of record.

(4)

Public hearing. No more than thirty (30) days after the filing of a complete notice of appeal, the zoning board of appeals shall hold a hearing to consider the appeal. The notice for and conduct of the public hearing shall be in accordance with section 9-38 of this zoning ordinance.

(5)

Decision of the village board. The zoning board of appeals shall transmit to the village board its written findings and recommendations of the appeal within a reasonable time, but in no event more than sixty (60) days after the filing of the notice of appeal, and shall promptly forward a copy of the decision to the parties concerned. The village board may affirm or may reverse, in whole or in part, or modify the order, requirement, decision, or determination of the zoning administrator.

(1)

Authority. The village board, after receiving findings and recommendations from the plan commission, may amend the regulations of this ordinance or amend the boundaries of the official zoning map.

(2)

Initiation of amendments. Text amendments may be initiated by the mayor, village board, plan commission, or zoning administrator. Official zoning map amendments may be initiated by the village board, plan commission, zoning administrator, owner of the property, or contract purchaser of the property.

(3)

Application for map amendment. An application for an amendment of the official zoning map shall be filed in writing with the zoning administrator and shall include a map of the property showing its dimensions, all streets and alleys, and other properties within one hundred fifty (150) feet of the property. The zoning administrator shall transmit the application to the plan commission or zoning board of appeals, as appropriate, for review and public hearing. The plan commission shall hold a public hearing within 60 days after filing of the complete application.

(4)

Notice and conduct of public hearing. Notice for and conduct of the public hearing shall be in accordance with section 9-38 of this zoning ordinance.

(5)

Official zoning map amendments (rezonings). The plan commission shall not recommend nor shall the village board grant an amendment altering the zoning district boundary lines unless it shall find, based on the evidence presented to it in each specific case, that:

a.

The amendment promotes the public health, safety, comfort, convenience and general welfare, and complies with the policies and official plans of the village; and

b.

The trend of development in the area of the subject property is consistent with the requested amendment; and

c.

The requested zoning classification permits uses which are more suitable than the uses permitted under the existing zoning classification; and

d.

The property cannot yield a reasonable use if permitted only under the conditions allowed under the existing zoning classification; and

e.

The amendment, if granted, will not alter the essential character of the neighborhood and will not be a substantial detriment to adjacent property.

(6)

Decision of the village board. After recommendation by the plan commission, the village board may grant, deny, or grant with the modification, the amendment, or may refer the proposed amendment back to the plan commission for further consideration. If the village board grants the amendment, it shall adopt an ordinance approving the amendment.

(1)

Purpose. The development and execution of this ordinance is based upon the division of the village into zoning districts within which the use of land, and the bulk and location of buildings and structures in relation to the land are substantially uniform. However, there are certain uses that, because of their unique characteristics, cannot be properly classified in any particular district or districts, without consideration in each case of the impact of those uses on adjacent properties and of the public need for the particular use in the particular location. Case-by-case review is intended to ensure consideration of the particular special use's anticipated land use, site design, and impacts.

Figure III-3. Special Use Approval Procedure

(2)

Initiation of a special use. A special use application may be filed by the owner or contract purchaser of the property.

(3)

Application for special use. An application for a special use shall be filed in writing with the zoning administrator and shall include a map of the property showing its dimensions, all streets and alleys, and other properties within one hundred fifty (150) feet of the property. Applications for a planned development shall be in accordance with the provisions of Article IV of this zoning ordinance. The zoning administrator shall transmit the application to the plan commission, as appropriate, for review and public hearing. The plan commission or zoning board of appeals, as appropriate, shall hold a public hearing within sixty (60) days after filing of the application.

(4)

Notice and conduct of public hearing. Notice for and conduct of the public hearing shall be in accordance with section 9-38 of this zoning ordinance.

(5)

Standards for special uses. The plan commission shall not recommend, nor the village board grant, a special use unless it shall make findings of fact based on the evidence presented to it in each specific case that:

a.

The special use will not be injurious to the use and enjoyment of other property in the immediate area for the purposes already permitted, nor substantially diminish property values with the neighborhood; and

b.

The establishment of the special use will not impede the normal and orderly development and improvement of the adjacent properties for uses permitted in the subject zoning district.

(6)

Burden of proof for special use. In each case of a requested special use, the applicant must satisfy the proof that the proposed special use meets the standards of sub-paragraph (5) of this section, even if there is no testimony or other evidence opposing or rebutting the requested special use.

(7)

Decision of the village board. After recommendation by the plan commission, the village board may grant, deny, or grant with modification the special use, or may refer the proposed special use back to the plan commission for further consideration. If the village board grants a special use, it shall adopt an ordinance authorizing the special use.

(8)

Conditions and restrictions. When the special use is determined to have the potential for adverse impacts, the plan commission may recommend and the village board may impose conditions on the approval to ensure that the adverse impacts will be mitigated. Such conditions may include impositions on the site planning, design, location, and operation of the special use.

(9)

Lapse of approval, discontinuance, and revocation. An ordinance approving a special use is valid for twelve (12) months from the date of the ordinance unless a building permit is obtained or the use is commenced. If a building permit is not obtained or the use is not commenced within such time, the approval for special use will lapse and shall become null and void. If a special use is discontinued for a period of six (6) months or longer, the special use shall be considered abandoned and shall become null and void. Reinstatement or re-establishment of the special use will require approval pursuant to the provisions of this section. The provisions of this paragraph (9) do not apply to planned developments.

The conduct of any illegal activity on a property that has been granted any special use permit shall be illegal, and a violation of the terms of the special use permit ordinance and also a violation of the Village of Plainfield Zoning Ordinance. If a property with a special use is found to contain illegal activity, the special use shall be null and void. The determination of whether illegal activity exists on or has been conducted on a property subject to any special use permit shall be made in the course of Village proceedings to enforce against alleged violations. For clarity and the avoidance of doubt, in any case where a violation of this Section 9-37(9) shall have been determined to exist with respect to a special use conducted in a unit that is owned or occupied by the holder of the special use permit, such a determination shall only nullify and void the specific special use permit granted to the owner or occupant of the unit in question, and shall not apply to affect any other special uses or permits granted to other owners or occupants of the building in question.

a.

Massage establishments. If a massage establishment's special use permit is void due to illegal activity the following applies:

i.

No license or permit for a massage establishment shall be granted by the Village in the future to the business owners of the subject establishment or the holders of the license/permit previously granted with respect to the subject establishment.

ii.

No license or permit for a massage establishment shall be granted for two years from the date the special use is voided due to illegal activity at the subject location.

(10)

Amendments to special use. A change in the area, bulk, size, use or intensity of use of an existing special use, or a change to the conditions specified for a special use at the time of approval, shall be deemed the same as a new special use and shall require approval pursuant to the provisions of this section.

(Ord. No. 3647, § II, 3-18-24)

(1)

Conduct of public hearing. Public hearings shall be conducted by the plan commission, zoning board of appeals, or historic preservation commission, as appropriate, and a record of such proceedings shall be preserved in such a manner as the appropriate body, by rule, may prescribe from time to time.

(2)

Notice of public hearing. Unless otherwise expressly stated, notice of a public hearing for variances, amendments, special uses, historic landmarks and historic districts, shall be made in the following manner:

a.

The village shall publish notice of the public hearing at least once in a newspaper of general circulation in the village; and

b.

The applicant shall post notice of the public hearing on a sign on the property for which the variance, amendment, special use, historic landmark or historic district designation is sought, and the size, coloring, and letters of the sign shall be clearly legible to the public on view on all adjacent public rights-of-way; and

c.

The applicant shall give written notice to the owners of record — as shown on the record of the local real estate tax collector — of all property adjacent to the subject property, to include property immediately across public rights-of-way from the subject property.

(3)

Timing of notices. All published notices shall appear at not more than thirty (30) days and not less than fifteen (15) days from the scheduled date of the public hearing. All written notices shall be delivered or mailed not more than thirty (30) days and not less than fifteen (15) days prior to the scheduled date of the public hearing. All posted notices must be posted at least fifteen (15) days prior to the date of the scheduled public hearing and shall remain posted until the conclusion of the hearing.

(4)

Content of notice of public hearing. Unless otherwise expressly stated, all notices of public hearing for variances, amendments, special uses, historic landmark and historic districts, shall contain the following information:

a.

The number assigned to the application; and

b.

A description of the nature of the application; and

c.

The venue, date, and time of the hearing; and

d.

A statement that additional information concerning the public hearing can be obtained from the community development department; and

e.

Contact information of the community development department.

(5)

Delivery of notice to adjacent property owners. Unless otherwise expressly stated, the applicant shall deliver the notices of the public hearing to adjacent property owners either personally or via certified or registered mail, with return receipt requested. A minimum of five (5) days prior to the public hearing, the applicant shall file a sworn affidavit with a copy of the notice, showing the names and addresses of the persons to whom the notices were sent. If, after a bona fide effort to provide written notice, the owner of the property on which the notice is served cannot be found at the owner's last known address, or mailed notice is returned because the owner cannot be found at the owner's last known address, then the requirement for written notice of that owner will be deemed satisfied.

(6)

Village-initiated map amendments. If an amendment to the official zoning map is initiated by either the mayor, village board, or plan commission, the following provisions shall apply:

a.

The zoning administrator shall publish at least once a notice of the public hearing in a newspaper or general circulation in the village; and

b.

The zoning administrator shall mail written notices of the public hearing via first-class mail to all property owners—as shown on the record of the local real estate tax collector—of all properties for which the amendment is sought; and

c.

The zoning administrator shall mail written notices of the public hearing via first-class mail to all the owners of record—as shown on the record of the local real estate tax collector—of all property adjacent to the subject properties, to include property immediately across public rights-of-way from the subject properties; and

d.

The zoning administrator shall post notice of the public hearing on a sign on all properties for which the amendment is sought; the size, coloring, and letters of the sign shall be clearly legible to the public view on all adjacent public rights-of-way.

(Ord. No. 3258, § I, 5-2-16; Ord. No. 3591, § IV, 3-6-23)

The applicant for a variance, amendment, or special use shall pay a fee as set by the village board by separate resolution.

(1)

Violations. It shall be unlawful for the owner of any real property located within the village to violate, disobey, neglect, omit, refuse to comply with, or resist the enforcement of any of the provisions of this zoning ordinance.

(2)

Notification of violation. The zoning administrator shall investigate all alleged instances of violations. If the zoning administrator determines that a violation exists, the zoning administrator shall notify, in writing, the owner of the property. The property owner shall eliminate the violation within ten (10) days of the notification.

(3)

Penalties. Any person who violates, disobeys, neglects, omits, refuses to comply with, or resists the enforcement of any of the provisions of this zoning ordinance shall, upon conviction, be fined not more than seven hundred fifty dollars ($750.00) for each offense. Each day that a violation continues to exist shall constitute a separate offense.