Zoning, building permits and septic rules in Village of Fisher, Illinois

Village of Fisher’s own rules

• Building permitRequired

  New home and commercial construction, additions, garages, sheds, decks, fences and other permanent accessory structures inside Fisher village limits

  • Building permits are necessary to ensure construction meets the village zoning ordinance and flood plain regulations.
  • Fee schedule is listed on the same page; the page does not state an effective date.

  new home construction permit fee: 200 USD

  “the village requires building permits for all new home and commercial construction. this includes additions, garages, sheds, decks, fences, and other permanent accessory structures.”

• Local zoningPresent (with conditions)

  Land inside Fisher village limits. The village's own Chapter 40 Zoning Code (2022) states it was adopted to regulate land use in the village.

  • The code's district map and regulations also reach the village's one and one-half mile planning area; that extraterritorial reach is not counted here.

  “this zoning code has been prepared in accordance with a comprehensive plan and is adopted in order to protect and to promote adequate light, pure air, and safety from fire and other dangers”

• Zoning districtsPublished

  Zoning districts inside Fisher village limits

  • The zoning district map is on file with the village; the map image was not opened.

  “the districts into which the village and its one and one-half (1 ½) mile planning area are divided by the zoning code, shall be designated as follows: a - agricultural district r-1 residential district r-2 residential district c commercial district i industrial district”

• Minimum lot sizeSpecified

  Residential lots in the A agricultural district inside Fisher village limits

  • Lots of record existing when the code was adopted may be used for a single-family dwelling even if smaller (section 40-3-2(a)).
  • A-district lot width minimum is 120 feet.

  minimum lot area, residence use, A district: >= 43560 square feet (Lots of record may be used for a single-family dwelling under section 40-3-2(a))

  “every lot used for residence purposes shall have the following minimum within the "a" district - forty-three thousand five hundred sixty (43,560) square feet.”

  One more reviewed finding on this topic

  • Specified — Single-family dwelling lots in the R-1 residential district inside Fisher village limits

    “within the "r-1" district - ten thousand (10,000) square feet for single-family dwelling.”

• SetbacksSpecified

  Dwellings in the R-1 residential district inside Fisher village limits

  • Side yard may be reduced to 10% of lot width on lots under 65 feet wide, but never below 5 feet (section 40-3-2(c)).
  • Rear yard may be reduced to 20% of lot depth on lots not exceeding 125 feet deep (section 40-3-2(d)).

  front yard: 25 feet · side yard: 10 feet · rear yard: 35 feet

  “the side yard requirements for dwellings shall be fifteen (15) feet in the "a" agricultural district, ten (10) feet in the "r-1" residence district and seven and one-half (7.5) feet in the "r-2" residence district.”

  One more reviewed finding on this topic

  • Specified — Dwellings in the A agricultural district inside Fisher village limits

    “the front yard requirements are twenty-five (25) feet in "a", "r1" and "r-2" residence, and forty (40) feet in the "c" commercial and "i" industrial districts.”

• Building heightSpecified

  Buildings in the A agricultural, R-1 and R-2 residence districts (and the C and I districts) inside Fisher village limits

  • Chimneys, towers, tanks, spires and similar structures are exempt from the height limit when not in conflict with other village ordinances (section 40-3-2(e)).

  maximum building height: <= 35 feet (Also limited to two and one-half stories)

  “no building shall exceed a height of two and one-half (2 ½) stories or of thirty-five (35) feet in the "a" agricultural, "r" residence, "c" commercial and "i" industrial districts.”

• Manufactured homesLimited

  Mobile and manufactured homes inside Fisher village limits: outside a mobile home park they are not allowed; inside a permitted mobile home park they are allowed by special use

  • Replacement of an existing mobile home with another mobile home is expressly prohibited; a nonconforming mobile home must be removed after six months of non-use as a primary residence.
  • Mobile home parks require a special use permit and are subject to the standards in Article V, Division II (sections 40-5-3 through 40-5-17).

  “no mobile homes, as defined by 210 ilcs 115 and other applicable law as may be amended, may located, erected, stored or otherwise be situated in the village except in a mobile home park as provided for under the special use provisions of article v of this code.”

• Accessory dwellingsLimited

  Guest quarters on a lot with a main building inside Fisher village limits; no separate dwelling allowed

  • Guest quarters may not be rented or used as a separate domicile and may not contain kitchen facilities.
  • Accessory buildings including guest quarters may sit in a required rear yard only at least 5 feet from the rear lot line and occupying no more than 30% of that yard.

  rear yard minimum distance from rear lot line: >= 5 feet · maximum share of required rear yard occupied: <= 30 percent

  “an accessory building, including guest quarters, may be built within a required rear yard when located at least five (5) feet from the rear lot line and when occupying not more than thirty percent (30%) of the area of such required rear yard.”

• Subdividing landRegulated (with conditions)

  Land divided into subdivisions inside Fisher village limits

  • Subdivisions must comply with zoning districts under the Zoning Ordinance of the Village of Fisher (ordinance no. 12-6-72) as provided in section 34-1-3.
  • The code's jurisdiction also reaches the Fisher plan commission's area; that reach is not counted here.
  • The page's bracketed '[August, 2023]' is a code amendment marker, not a stated effective date.

  “after the passage of this code, no plat of any subdivision shall be valid or entitled to recording without conforming to the regulations herein set forth”

• Building in a floodplainLimited

  Construction inside Fisher village limits that falls in a flood plain

  • The village's floodplain ordinance itself was not opened; this claim relies on the permit page's statement that permits check flood plain compliance.

  “building permits are necessary to ensure that all construction meets the requirements of the village zoning ordinance and flood plain regulations.”

• Permit feesPublished (with conditions)

  Building permit fees for construction inside Fisher village limits

  • The page lists the fee schedule as current but gives no effective date.
  • Fees for other permit types (solicitor, hen, golf cart) are on the same page and are not included here.

  new home construction permit: 200 USD · home additions, sheds, garages permit: 50 USD · fence and deck permit: 25 USD · new commercial construction permit: 250 USD · commercial addition permit: 75 USD

  “the current fee schedule for building permits is listed below: new home construction permit - $200 home additions, sheds, garages permit - $50 fence and deck - $25 new commercial construction - $250 commercial addition permit - $75”

• Permit processPartial

  Building permit process for construction inside Fisher village limits

  • Process is described in brief on the permits page; no plan-review, timing or inspection steps were found.

  “application form for building permits for all new home and commercial construction. includes additions, garages, sheds, decks, fences and other accessory structures.”

Rules another office applies inside Village of Fisher

Village of Fisher does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

• Who permits septicLocal (with conditions)

  Private sewage systems for new or renovated homes in Champaign County, which includes Fisher village (ZIP 61843, Fisher is in Champaign County). The source does not name Fisher village; county match is from the Fisher zoning code's reference to the Champaign County recorder and the ZIP code.

  • Permits are issued by the Champaign-Urbana Public Health District's environmental health office, not by the village.

  “for new or renovated private sewage disposal systems installed in champaign county, a homeowner or an illinois department of public health-licensed sewage contractor must obtain a construction permit from our office before any work is conducted.”

• Septic permitRequired

  New or renovated private sewage disposal systems in Champaign County, which includes Fisher village

  • Application must be submitted with the permit fee; the fee was not verified on the official page.

  “an application must be submitted for approval along with the appropriate permit fee.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Village of Fisher or Champaign County directly.

• Owner-builder exemption — Owner-builder exemption from building permits inside Fisher village limits
• Building code adopted — Construction inside Fisher village limits
• Inspections — Inspections of construction inside Fisher village limits
• Certificate of occupancy — Occupancy certificates for buildings inside Fisher village limits
• Minimum dwelling size — Minimum floor area for a dwelling inside Fisher village limits

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.