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

Village of Stronghurst’s own rules

• Building permitRequired

  Buildings and structures over 100 square feet inside Stronghurst village limits (nonagricultural buildings; agricultural buildings over $1,000 in total cost)

  • Section 10-2-3(a): no nonagricultural building or structure may be erected, added to, or structurally altered until a building permit is issued by the zoning committee or board of trustees.
  • Section 10-2-3(b): agricultural buildings exceeding $1,000 in total cost also require a building permit.
  • Section 10-2-3(c): temporary or moveable structures, including skid-style buildings, require a permit before placement.
  • Permit may be withheld where the work would violate the zoning title.
  • Permit is issued by the village clerk after zoning committee action under 10-2-4; ordinance date 12-7-2020 per the code.

  minimum structure size requiring permit: > 100 square feet (agricultural buildings are covered only above $1,000 total cost)

  “building permits shall be required for any building or structure over one hundred (100) square feet”

  One more reviewed finding on this topic

  • Limited — Buildings of any type inside the specific blocks and additions named in Section 9-1-2 of the Stronghurst code, which is a limited area of the village

    “it shall be unlawful for any person, association, corporation or combination thereof to construct, within the following described territory, any building of any type for storage, residential or commercial purposes without a permit for the construction of the same from the building permit committee”

• Building code adoptedAdopted (with conditions)

  All buildings and structures inside Stronghurst village limits

  • Adopted editions are the 2000 editions of the International Building Code, International Residential Code, International Energy Conservation Code, International Property Maintenance Code, International Mechanical Code, International Fuel Gas Code, International Plumbing Code, International Fire Code, plus the 2002 National Electrical Code and NFPA 101 Life Safety Code 2000; the Illinois State Plumbing Code (latest edition) is also adopted.
  • Section 9-1-4 requires all buildings and construction within the village to meet Illinois statutes in addition to the village provisions.
  • Current 2000 editions may be superseded; later adoption by ordinance was not found in the opened pages.

  “the following codes, published by the international code council, inc., are hereby adopted as the building codes of the village for the control of buildings and structures as herein provided”

• Local zoningPresent (with conditions)

  Land inside Stronghurst village limits, under the Village of Stronghurst Title 10 Zoning Regulations (A-1 Agricultural, R-1 Dwelling, R-2 Dwelling, B-1 Business, I-1 Industrial districts).

  • Per Section 10-1-2, the Title 10 provisions apply to the entire village and to the area within 1-1/2 miles of the corporate limits; land outside the village limits is not covered by this claim.
  • Henderson County zoning district map governs the area outside village limits (Section 10-1-1 definitions), and is not a village rule.
  • Section 10-1-2(b) exempts land used for agricultural purposes from restrictions, but a building permit may be required for agricultural land and buildings.

  “the provisions this title shall apply to the entire village of stronghurst ("village") and that area within one and one-half (1-1/2) miles of the corporate limits.”

• Zoning districtsPublished (with conditions)

  Zoning districts inside Stronghurst village limits

  • Code lists the districts A-1 Agricultural, R-1 Dwelling, R-2 Dwelling, B-1 Business, I-1 Industrial, plus nonconforming structures.
  • The zoning district map and district text were not opened; this claim confirms only that the districts are listed in the code.
  • Henderson County zoning district map covers area outside village limits (Section 10-1-1 definition).

  “chapter 4 a-1 agricultural district chapter 5 r-1 dwelling district chapter 6 r-2 dwelling district”

• Agricultural exemptionAvailable (with conditions)

  Land used or to be used for agricultural purposes inside Stronghurst village limits

  • Section 10-1-2(b) exempts agricultural land and its buildings from zoning restrictions; buildings must still conform to building or setback lines.
  • A building permit for agricultural land and buildings may still be required.
  • Agricultural buildings exceeding $1,000 in total cost require a building permit under 10-2-3(b).

  “nothing contained in this title shall impose restrictions with respect to land used or to be used for agricultural purposes”

• Permit processPublished (with conditions)

  Building permits for work inside Stronghurst village limits

  • Application is completed and returned to the village clerk; the clerk sends copies to zoning committee members.
  • Zoning committee votes within 30 days of receipt on approval or denial; applicant may attend.
  • Clerk notifies applicant within 5 days of the decision; approved permits are issued immediately.
  • Denials may be appealed to the board of trustees within 30 days of notification.
  • Permits expire 6 months after issuance unless the project is started (10-2-6).
  • Variances follow the building permit procedure but without its timelines (10-2-5).

  zoning committee decision window: 30 days

  “within thirty (30) days of receipt of an application for building permit by the village clerk, the zoning committee shall discuss the application, vote on whether to approve or deny a building permit”

Still unanswered

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

• Owner-builder exemption — Owner-builder construction inside Stronghurst village limits
• Inspections — Inspections of construction inside Stronghurst village limits
• Certificate of occupancy — Occupancy certificates for new buildings inside Stronghurst village limits
• Minimum dwelling size — Minimum dwelling floor area in the R-1 single-family district and the A-1 agricultural district inside Stronghurst village limits
• Minimum lot size — Minimum lot area in the R-1 dwelling district and the A-1 agricultural district inside Stronghurst 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.