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

Village of Hoffman’s own rules

• Building permitRequired

  New construction, alterations, enlargements, relocations and reconstruction of structures inside Hoffman village. The permit is a village initial certificate of zoning compliance, not a county building permit.

  • Construction may proceed only after the initial certificate of zoning compliance is issued (40-9-3(a)).
  • The certificate is valid one year and renewable (40-9-3(c)).
  • An application must be filed with the village clerk (40-9-3(b)).
  • Fences also require certificates (40-6-6(a)).

  “no lot shall be created, no land shall be developed, and no new use or structure shall be established or erected and no existing use or structure shall be enlarged, extended, altered, relocated or reconstructed until an initial certificate of zoning compliance has been issued.”

• InspectionsRequired

  Projects permitted by an initial certificate of zoning compliance inside Hoffman village. Inspection is done by the village zoning committee before the final certificate.

  • The inspection is a zoning-completion inspection. Other building inspections (electrical, plumbing, structural) were not located.
  • The zoning committee also inspects land, structures and uses for violations (40-9-2(b)).

  “the zoning committee shall not issue a final certificate of zoning compliance until it has determined by inspection that the project authorized by the initial certificate of zoning compliance has been completed in accordance with the approved plan.”

• Certificate of occupancyRequired

  A structure or use created, enlarged, altered or commenced under a village initial certificate inside Hoffman village. The village calls this a final certificate of zoning compliance.

  • The final certificate is required before the structure or use is occupied or put into operation (40-9-4).
  • Failure to obtain it is a separate violation (40-9-4).

  “no lot, structure or use which has been created, erected, enlarged, altered, relocated, reconstructed or commenced after the issuance of an initial certificate of zoning compliance shall be used, occupied, or put into operation until a final certificate of zoning compliance has been issued.”

• Local zoningPresent

  All land inside the corporate limits of Hoffman village, Illinois (ZIP 62250; village hall 110 East Park Avenue). The village adopts and administers its own zoning code (Chapter 40).

  • The code is adopted under the state zoning enabling statutes cited in 40-1-2 and administered by the zoning committee under 40-9-2.
  • Chapter 40 is a 2024 PDF on the village website; the village's codification also lists Chapter 40 as current.
  • County zoning is not the operative rule for land inside village limits on the topics this code addresses.

  “this code may be cited and referred to as the hoffman zoning code.”

• Zoning districtsPartial

  Zoning districts of Hoffman village (residential R, agricultural A, commercial/industrial C/I)

  • The official zoning map is kept in the village office and was not located online.
  • Chapter 40 lists three district types only; parcel-level district assignment requires the village map.

  “all territory within the corporate limits of the village of hoffman is divided into the following zoning districts”

• Minimum dwelling sizeSpecified

  Manufactured and mobile homes used for dwelling inside Hoffman village. No general minimum for site-built dwellings was found in Chapter 40.

  • Applies to manufactured homes (40-3-3(e)) and mobile homes (40-6-4(c)).
  • Chapter 40 has no general minimum floor area for other dwelling types.

  minimum living area: >= 900 square feet (manufactured and mobile homes only)

  “must have a minimum living area of not less than nine hundred (900) square feet.”

• Minimum lot sizeSpecified

  Detached dwellings in the residential (R) district on tracts created by deeds, subdivisions or plats recorded on or after September 13, 2006, inside Hoffman village

  • Also requires at least 75 feet of frontage on every abutting street and alley (40-3-2(b)(2)).
  • Pre-2006 tracts are governed by a separate claim.

  minimum lot area: >= 10000 square feet (tracts recorded on or after 2006-09-13) · minimum street frontage: >= 75 feet (tracts recorded on or after 2006-09-13)

  “detached dwellings may be constructed on lots of not less than ten thousand (10,000) square feet with no less than seventy-five (75) feet of frontage on every abutting street and alley.”

  2 more reviewed findings on this topic

  • Specified — Detached dwellings in the residential (R) district on tracts created by deeds, subdivisions or plats recorded before September 13, 2006, inside Hoffman village

    “for tracts created by deeds, subdivisions or plats recorded prior to september 13, 2006, detached dwellings may be constructed on lots of not less than sixty (60) by one hundred (100) feet or equivalent.”

  • Specified — Residential uses in the agricultural (A) district inside Hoffman village

    “residential uses in districts zoned agriculture a shall comply with the regulations of such uses as applies in residential r districts excepting that the minimum lot size shall be one (1) acre in area.”

• SetbacksSpecified

  Detached dwelling units in the residential (R) district inside Hoffman village

  • Dog pens and swimming pools must be at least 10 feet from a property line (40-3-2(i)).
  • Dwelling units must be at least 20 feet from another detached dwelling or from commercial/industrial buildings (40-3-2(c)).
  • Fences may be within 2 feet of the line subject to 40-6-6(d).

  setback from property line, detached dwelling: >= 10 feet (detached dwelling unit) · setback from property line, accessory structure: >= 5 feet (accessory structure other than a fence)

  “no detached dwelling unit shall be located within ten (10) feet of any property line. no accessory structure, except a fence, may be located within five (5) feet of any property line.”

  2 more reviewed findings on this topic

  • District specific (with conditions) — Residential uses in the agricultural (A) district inside Hoffman village

    “residential uses in districts zoned agriculture a shall comply with the regulations of such uses as applies in residential r districts excepting that the minimum lot size shall be one (1) acre in area.”

  • District specific (with conditions) — Industrial uses in the commercial/industrial (C/I) district that abut a residential or commercial district inside Hoffman village

    “wherever any industrial use abuts any residential or commercial district, a twenty-five (25) foot wide view and noise control buffer strip shall be installed.”

• Building heightNone

  Residential uses in the agricultural (A) district inside Hoffman village

  • Inherits the residential district rule because residential uses in A must comply with R regulations; agricultural buildings are not addressed separately.

  “height. there is no maximum or minimum height requirement in this zone.”

  One more reviewed finding on this topic

  • None — Structures in the residential (R) district inside Hoffman village

    “height. there is no maximum or minimum height requirement in this zone.”

• Manufactured homesLimited

  HUD-code manufactured homes placed as a detached dwelling unit in the residential district inside Hoffman village

  • Permanent full perimeter foundation extending below frost depth, with an access opening of at least 24 inches unless over a basement (40-3-3(e)).
  • Minimum 3/12 roof pitch, residential siding and roofing, 6-inch eave overhang, and at least 900 sq ft living area (40-3-3(e)).
  • Must meet HUD code or adopted Clinton County building code (BOCA) (40-3-3(e)).
  • Must be anchored per 77 Ill. Adm. Code 870 (40-3-3(e)).
  • Module width/length ratio may not exceed 3 to 1 (40-3-3(e)).

  minimum living area: >= 900 square feet (manufactured homes; 40-3-3(e))

  “a manufactured home must have a minimum 3/12 pitch roof with residential style siding and roofing, six (6) inch minimum eave overhang, and must have a minimum living area of not less than nine hundred (900) square feet.”

  One more reviewed finding on this topic

  • Prohibited — Mobile homes (single-wide trailer-type units) and mobile home parks inside Hoffman village. Mobile homes in place as of 13 Sept 2006 are nonconforming uses.

    “mobile homes are prohibited throughout all zoning classifications of the village.”

• Accessory dwellingsProhibited

  Use of an accessory structure as a dwelling in the residential district inside Hoffman village

  • Applies to accessory structures (garages, sheds, outbuildings). Separate dwelling units not otherwise addressed in Chapter 40 were not located.

  “use of an accessory structure as a dwelling is prohibited.”

• Mandatory utility hookupWater and sewer (with conditions)

  New dwelling units inside Hoffman village: the village operates water and sewer service and requires each dwelling unit's sewer and water installation to meet village requirements.

  • The village zoning code requires each dwelling unit to have its own sewer and water installation meeting village ordinances and state rules (40-3-2(f)).
  • The village resident-info page lists the village as the water/sewer/garbage provider and links water rates.
  • A mandatory-connection rule (distance from available main, deadline) was not located; it is in Chapter 38 (Utilities), which was not reached.

  “each dwelling unit shall have its own separate and proper electrical installation, and sewer and water installation, which shall meet the requirements of the general ordinances of the village and applicable state regulations.”

• Driveway accessRequired

  Driveway access to a dwelling unit inside Hoffman village, where the drive crosses the public ditch by culvert

  • Each dwelling unit must provide a substantial culvert as a drive into the property (40-3-2(g)).
  • Culvert construction or replacement requires a village permit (40-3-2(g); see Chapter 33 Streets).
  • Driveway curb-cut and street-access rules in Chapter 33 were not opened.

  “permits for the construction or replacement of culverts must be obtained from the village.”

• Permit feesPublished (with conditions)

  Village zoning application fee for an initial zoning certificate inside Hoffman village

  • The $15 figure is printed in the 2015-era application directions in Article XI (40-11-2).
  • Chapter 40 says the fee schedule is set by board resolution (40-9-10); the current resolution was not located.
  • Special use and variance application fees are set by the code's fee schedule (40-10-3), not located.

  initial zoning certificate application fee: 15 USD (as printed in 40-11-2; may be superseded by resolution under 40-9-10)

  “remit application fee of fifteen dollars ($15.00) payable to: village of hoffman.”

• Permit processPublished

  Initial and final certificates of zoning compliance and special use or variance applications inside Hoffman village

  • Applications go to the village clerk, are forwarded to the zoning committee (40-9-3(b)); the board acts on special uses and variances after public hearing (40-10-4).
  • Appeals of zoning committee actions go to the full board within 14 days (40-9-11).
  • Initial certificates are valid one year (40-9-3(c)).
  • The village's building-code permit process (electrical, plumbing) was not located.

  “every application for an initial certificate of zoning compliance shall submit to the village clerk, to be forwarded by the clerk to the zoning committee”

Still unanswered

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

• Owner-builder exemption — Owner-builder construction inside Hoffman village
• Lot coverage — Lot coverage (percent of lot covered by structures) inside Hoffman village
• Living in an RV — Occupancy of recreational vehicles on private land inside Hoffman village
• Camping on your land — Temporary camping on private land inside Hoffman village
• Tiny homes — Tiny homes inside Hoffman village

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.