Zoning, building permits and septic rules in Orient, Illinois

Orient’s own rules

• Accessory dwellingsLimited

  A second dwelling unit on one city lot served by the city water system

  • This is a water-service condition, not a zoning rule: city water is supplied to only one family unit per lot.
  • Failure to comply results in termination of water service.
  • No zoning ordinance was found; whether accessory dwellings are otherwise allowed is not established.

  “(2) only one family unit can be located on each city lot. failure to comply will result in termination of service.”

• Mandatory utility hookupConditional

  Water service from the City of Orient water system to a home on a city lot inside Orient city limits

  • The ordinance sets the terms of service; it does not contain a rule that every new home must connect to city water when available. Connection is by application, deposit and payment of the tap-on fee.
  • Deposit: $75.00 homeowners, $175.00 renters, plus $25.00 for sewer.
  • Owner pays a licensed plumber to hook up from the main line to the meter.
  • City may refuse additional service if council finds system capacity insufficient.
  • Main extensions are at council discretion; if the city declines to pay, the persons desiring service install the extension at their own expense with council consent.
  • Undated ordinance (approval date blank in the copy on the city site).

  tap-on fee: 500 USD (for each 5/8 inch by 3/4 inch meter; larger meters at actual cost of installing the meter and appliances) · homeowner water deposit: 75 USD (renters pay $175.00; additional $25.00 deposit for sewer)

  “water service shall be furnished only to city users upon filling out an application and water user's agreement with the water clerk and payment of required deposit.”

Rules another office applies inside Orient

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

• Minimum lot sizeSpecified

  Residential lot inside Orient city limits that will use a private sewage disposal system (county health rule, not a city zoning district)

  • Applies to lots requiring a private sewage disposal system; lots served by public sewer are not covered by this sentence.
  • Health department may require a larger area for drainage, soil or nuisance factors.
  • Variance available for lots platted and recorded before the ordinance date where sewage plans were approved.
  • Subject to 'as established by ch. 151, whichever is greater' cross-reference, which was not checked.

  minimum lot size: >= 1 acre (excluding road easements, or as established by ch. 151, whichever is greater; health department may require larger)

  “(1) minimum lot size for a residential structure requiring a private sewage disposal system, shall be one acre in size excluding road easements or, as established by ch. 151, whichever is greater.”

• Septic permitRequired

  Constructing, altering or extending an individual domestic sewage disposal system on land inside Orient city limits (Franklin County chapter applies within the county)

  • Permit is issued by the health department (Board of Health) and only to a homeowner and/or a state-licensed private sewage installation contractor.
  • Health board may refuse a private system permit where a sanitary sewer is available (see utility claims).
  • Permit is valid for 12 months from issue.
  • Routine cleaning, replacing a septic tank cover or rodding out inlets/outlets does not require a construction permit.
  • Permit fee is charged; fee schedule set by the board of health (not stated in code).

  permit validity period: 12 months (from the date the permit is issued)

  “it shall be unlawful for any person to construct, alter or extend individual domestic sewage disposal systems within the county unless he or she 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. this permit shall be valid for period of 12 months from the date it is issued.”

• Septic inspectionRequired

  Individual domestic sewage disposal systems installed on land inside Orient city limits

  • System may not be covered or placed in operation until the health department has inspected it and issued written approval.
  • Health department may require uncovering of backfilled systems on 15 days notice.

  “a private sewage disposal system shall not be covered or placed in operation until the said installation has been inspected and written approval of the said system shall have been issued by the health department.”

• Subdividing landLimited

  Subdivision of land inside Orient city limits, as reviewed by the county health department for private sewage disposal

  • Plat is reviewed by the health department within 15 working days; the review covers private sewage suitability.
  • Required submittals include a statement of public sewer and water availability and a flooding statement.
  • No general city subdivision ordinance located.

  “this chapter shall require persons/corporations who subdivide property to furnish information concerning lot sizes, soil topography maps and location of water supplies.”

• Permit feesVariable (with conditions)

  Private sewage disposal construction, alteration or extension permit fee inside Orient city limits

  • The fee is set by the board of health and is not stated in the code.
  • No city building or zoning permit fee schedule found.

  “the fee schedule shall be as approved by the board of health.”

• Permit processPartial

  Septic (private sewage) permit process only, inside Orient city limits; no city building permit process located

  • Applications go to the board of health or its authorized representative.
  • Board acts on applications within 15 days of receipt.

  “the board of health, or its authorized representative, shall act upon all applications within 15 days of receipt thereof.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Orient or Franklin County directly.

• Building permit — New construction inside Orient city limits
• Owner-builder exemption — Owner-builder construction inside Orient city limits
• Building code adopted — Construction inside Orient city limits: whether any building code is adopted by the city
• Inspections — Construction inspections inside Orient city limits
• Certificate of occupancy — Occupancy of new dwellings inside Orient city 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.