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

Rules another office applies inside Cass Township

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

• Building permitRequired

  New structures in unincorporated Fulton County, which includes land inside Cass township unless the township has its own rules

  • The county zoning office now calls the permit a zoning permit; this is the county's permit, not a township permit.
  • Septic or well permit from the county health department must come first (see septic_permit and well_permit).

  “Application is hereby made for a Permit and a Compliance Certificate as required under the Zoning Ordinance of the County of Fulton for the erection, reconstruction, or structural alteration, and use of buildings and premises.”

• Local zoningPresent (with conditions)

  Land in unincorporated Fulton County, which is where Cass township land sits unless Cass township has adopted its own zoning; the county zoning ordinance is the only zoning ordinance located for this area

  • Not verified that Cass township has not adopted its own zoning ordinance; see cass-twp-local-zoning-unknown.
  • Ordinance refers to conditional use permits and fees for unincorporated areas of the county.

  “Fulton County is divided into five specific zoning districts.”

• Zoning districtsPublished (with conditions)

  Zoning districts of the Fulton County zoning ordinance for unincorporated land, including land inside Cass township unless the township has its own zoning

  • Five districts listed: agriculture/conservation (AC), residential (R-1), residential (R-2), business (B), industrial (I).

  “Fulton County is divided into five specific zoning districts. 1. AC Agriculture/Conservation 2. R-l Residential 3. R-2 Residential 4. B Business 5. I Industrial”

• Minimum lot sizeDistrict specific (with conditions)

  AC (agriculture/conservation) district lots in unincorporated Fulton County, including land inside Cass township unless the township has its own rules

  • Reduced minimum applies only where public water service is available.
  • Applies to the minimum lot area per dwelling in the AC district.
  • Lot-of-record exception: a substandard lot may be used for one dwelling only after a zoning board of appeals variance and written permission from the health department (section 11, exception 1a).

  AC minimum lot area per dwelling where public water is available: 20000 square feet (lot width reduced to 100 feet)

  “In the AC District, the minimum lot area per dwelling may be reduced to 20,000 square feet and the lot width to 100 feet where public water service is available.”

  One more reviewed finding on this topic

  • District specific (with conditions) — AC district lots in unincorporated Fulton County where both public water and public sewer are available, including land inside Cass township unless the township has its own rules

    “In the AC District, the minimum lot area per dwelling may be reduced to 15,000 square feet and 80 feet respectively, where both public water and public sewer services are available and permission is received in writing from the Fulton County Health Department.”

• Manufactured homesLimited

  Inhabited mobile homes on land in Fulton County, including land inside Cass township outside any township rule

  • Mobile homes must be built after June 15, 1976 and bear the HUD seal.
  • Mobile home parks require a conditional use permit under section 5-b.
  • Applies unless local ordinances permit otherwise.

  minimum build year for inhabited mobile home: > 1976-06-15 date (unless permitted by local ordinance or located in a mobile home park with a conditional use permit)

  “All inhabited mobile homes located within Fulton County must be built after June 15, 1976 and bear the HUD Seal of Approval, and must conform to the requirements of Section 5 of this ordinance, unless they are otherwise permitted by local ordinances, or unless they are located in a mobile home park that has received a conditional use permit as required by section 5-B.”

• Who permits septicCounty (with conditions)

  Private sewage disposal systems inside Cass township, which is inside Fulton County

  • The county health ordinance adopts the Illinois Department of Public Health Private Sewage Disposal Licensing Act and Code and Private Sewage Mound Code by reference, so state standards apply through the county.
  • Permits are issued by the Fulton County Health Department.

  “It shall be unlawful for any person to construct, renovate, alter, or extend a private sewage disposal system within the county unless he/she holds a valid permit issued by the Fulton County Health Department”

• Septic permitRequired

  Construction, renovation, alteration or extension of a private sewage system inside Cass township

  • Permit issued by the Fulton County Health Department to the named owner; not transferable.
  • Permit must be obtained before construction is started, so construction may proceed after the permit.

  “It shall be the responsibility of the property owner to obtain a Private Sewage Disposal Permit before any construction, renovation, alteration or extension to the system is initiated.”

• Off-grid sanitationLimited

  Private (non-public) sewage disposal inside Cass township

  • Non-public sewage systems are allowed only with a county health department permit and compliance with the state code adopted by reference.

  “Only a person who complies with the requirements of this Ordinance and the Rules and Regulations adopted by the Fulton County Board of Health shall be entitled to receive such a permit.”

• Well permitRequired

  New buildings that need a well inside Cass township

  • Required before a zoning permit is issued and before construction starts.
  • Health department contact: Environmental Health Division, (309) 647-1134.

  “BEFORE a Zoning Permit can be issued, and BEFORE construction can start, you MUST obtain a well and/or septic permit from the Fulton County Health Department.”

Still unanswered

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

• Owner-builder exemption — Owner-builder exemption for work inside Cass township
• Building code adopted — Building code adoption for land inside Cass township
• Inspections — Building inspections for construction inside Cass township
• Certificate of occupancy — Occupancy approval for new structures inside Cass township
• Minimum dwelling size — Minimum dwelling floor area inside Cass 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.