Zoning, building permits and septic rules in Hagener Township, Illinois

Hagener Township’s own rules

• Minimum dwelling sizeSpecified

  Residences constructed in the Agricultural District on unincorporated land inside Hagener Township, if that district is mapped there.

  • The minimum residence width is 14 feet.

  minimum living area: >= 800 square feet (Residence constructed in Agricultural District.) · minimum residence width: >= 14 feet (Residence constructed in Agricultural District.)

  “The minimum living area of any residence constructed in an agricultural district must be at least eight hundred (800) square feet.”

• Minimum lot sizeSpecified

  Single-family residence or detached structure in the Agricultural District on unincorporated land inside Hagener Township, if that district is mapped there.

  • Farmsteads also require a minimum three-acre lot or parcel.
  • The dimensional rule applies under the Cass County ordinance only to its unincorporated jurisdiction.

  minimum lot size: >= 3 acres (Single-family residence or detached structure in Agricultural District.)

  “The minimum lot size permitted for the construction of a single-family residence or detached structure in an agricultural district is a minimum of three (3) acres.”

• Manufactured homesLimited

  Mobile homes in the Agricultural District on unincorporated land inside Hagener Township, if that district is mapped there.

  • A mobile home generally must be in an approved mobile-home park.
  • Exceptions stated in the ordinance include a farm owner/operator/tenant living on the farm where the mobile home is located; remaining exceptions in the following ordinance text were not relied upon for this claim.
  • Mobile-home parks of two or more units are subject to Section 18 regulations.

  “Mobile Home Units – No mobile home shall be used as dwelling unit on any lot, tract, or parcel, other than a lot, tract or parcel approved as a mobile home park as hereinafter provided, except that a mobile home unit may be occupied and maintained by :”

• Who permits septicCounty (with conditions)

  Private sewage disposal systems inside Hagener Township, which is within Cass County.

  • The Cass County ordinance incorporates the Illinois Private Sewage Disposal Licensing Act and Code.
  • The Health Department is an agency of the Cass County Board of Health.

  “HEALTH DEPARTMENT shall mean the Cass County Health Department, an agency of the Cass County Board of Health.”

• Septic permitRequired

  Construction, alteration, or extension of an individual sewage disposal system inside Hagener Township.

  • The permit must be issued by the Health Department and states the permit holder and maximum permissible waste loading.
  • Applications must be made to the Board of Health or authorized representative and include sufficient data for review.
  • A permit is issued only to a homeowner or Illinois-licensed private sewage disposal system contractor.
  • The construction permit is valid for six months and becomes void if construction has not started.

  permit validity: 6 months (Void if construction has not started within that period.)

  “It shall be unlawful for any person to construct, alter or extend individual sewage disposal systems within Cass County unless he holds a valid permit issued by the Health Department stating the name of such person for which the specific construction, alteration, or extension is proposed.”

• Septic inspectionLimited

  A homeowner-installed private sewage system serving the homeowner's personal residence inside Hagener Township.

  • The system may not be covered or placed in operation until it has been inspected and written approval issued by the Health Department.
  • The authorized representative may inspect during construction.
  • Owners or occupants must provide access at reasonable times for necessary inspections.

  “An individual sewage disposal system which has been installed by a homeowner for his personal residence shall not be covered or placed in operation until the said installation shall have been inspected and written approval of the said system shall have been issued by the Health Department.”

• Off-grid sanitationAllowed (with conditions)

  Private sewage disposal systems inside Hagener Township.

  • A valid Cass County Health Department permit is required before construction, alteration, or extension.
  • The Board of Health may refuse a permit where public or community sewerage is available.
  • Systems must comply with the county ordinance and incorporated Illinois Private Sewage Disposal Licensing Act and Code.

  “All private sewage disposal systems within the limits of Cass County shall be installed and/or serviced by Illinois licensed private sewage disposal system contractors; provided however, that a home owner may install and/or service a private sewage disposal system which serves his own personal residence.”

• Mandatory utility hookupSewer (with conditions)

  A proposed private sewage disposal system inside Hagener Township where public or community sewerage is available.

  • The Board of Health or authorized representative may refuse the private-system permit.
  • A public sewer is available when a line in a street, alley, right-of-way, or easement adjoins or abuts the premises, or a practical and controlling-authority-permitted connection is within a reasonable distance.
  • For a commercial establishment, subdivision, or multi-family dwelling, reasonable distance is no greater than 1,000 feet.

  reasonable sewer distance: <= 1000 feet (Commercial establishment, subdivision, or multi-family dwelling; connection must be practical and permitted by the controlling sewer authority.)

  “The Board of Health or its Authorized Representative may refuse to grant a permit for the construction of a private sewage disposal system where public or community sewerage systems are available.”

• Permit processPublished (with conditions)

  Zoning-permit applications for unincorporated land inside Hagener Township subject to the Cass County Zoning Ordinance.

  • Application is in triplicate to the County Zoning Enforcement Officer on that officer's forms.
  • The application includes identifying information, site description, proposed use, zoning district, a survey plat, and where municipal service is unavailable, proposed sewage and water plans with specified County Engineer approval.
  • Additional listed information applies where applicable.

  application copies: 3 copies (County Zoning Enforcement Officer forms.)

  “Applications for a permit shall be made in triplicate to the County Zoning Enforcement Officer on forms furnished by the County Zoning Enforcement Officer and shall include the following where applicable:”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Hagener Township or Cass County directly.

• Owner-builder exemption — General residential building work inside Hagener Township.
• Building code adopted — Land inside Hagener Township.
• Inspections — General building inspections for land inside Hagener Township.
• Certificate of occupancy — Occupancy of construction inside Hagener Township.
• Local zoning — Land inside Hagener Township.

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.