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

Village of Downs’s own rules

• Building permitRequired

  Construction, alteration, conversion, moving, structural repair or demolition of any structure inside the Downs village corporate limits

  • Permit is issued by the village clerk after building committee and other board approvals; work may not start before issuance and the zoning enforcement officer's stake-out inspection.
  • Starting work before permit issuance is stated in the packet to bring a $100 fine under Chapter 1, Article I, Section 3D of the village code.

  fine for starting work before permit and stake-out: 100 USD (as stated in packet citing Chapter 1, Article I, Section 3D)

  “building ordinance, article l, section 3a: it is hereby required that apermit be obtained from the building committee in advance before any person shall proceed with the construction, alteration, conversion, moving, structural repair or demolition”

• Building code adoptedAdopted (with conditions)

  New construction and alterations inside Downs village limits

  • Packet states the village abides by IRC codes; edition and adoption ordinance number not identified.

  “the village of downs abides by irc codes.”

• InspectionsRequired

  New residential construction inside Downs village limits

  • Packet lists required inspections: plan review, stakeout/layout, water service location, footings, foundation (before backfill), sewer, framing/pre-drywall/mechanicals, water meter installation, driveway form, water shut-off, and final mechanical/occupancy.

  “note: numerous inspections are required including final inspections and are listed below.”

• Certificate of occupancyRequired

  Occupancy of a new building inside Downs village limits

  • Final mechanical/occupancy inspection is listed; outstanding fees and fines must be paid before final occupancy is obtained.

  “any outstanding fees vflll delay the occupancy permit.”

• Local zoningPresent (with conditions)

  Land inside Downs village limits (McLean County, IL): the village's own Chapter 14 - Zoning ordinance

  • Chapter 14 - Zoning is listed in the village code table of contents; its text was not opened, so district rules are unverified.
  • Zoning decisions are reviewed by a village Zoning Board of Appeals appointed by the mayor and village board.
  • Annexation with zoning map amendment from A - Agriculture to R1 - Low Density Residential is handled by the village ZBA and board.

  “chapter 14 - zoning (2021-04-01) chapter 15 - subdivision chapter 16 - miscellaneous (2020-04-16)”

• Zoning districtsPartial

  Zoning districts of Downs village (A Agriculture and R-1 Low Density Residential identified)

  • Only the A and R-1 names are confirmed from a 2022 ZBA notice; the full district schedule in Chapter 14 was not opened.

  “change the zoning classification from a - agriculture district to a classification of r1 - low density residential district”

• Subdividing landRegulated (with conditions)

  Division of land inside Downs village limits

  • Chapter 15 - Subdivision is listed in the village code table of contents; its text was not opened, so standards are unverified.

  “chapter 14 - zoning (2021-04-01) chapter 15 - subdivision chapter 16 - miscellaneous (2020-04-16)”

• Driveway accessLimited

  Driveway and culvert/sidewalk work tied to a new building permit in Downs village

  • Packet lists a culvert/sidewalk application and a driveway form inspection; the packet also states a curb stop is not allowed in driveway. Standalone driveway-permit rules were not located.

  “is the culvert/sidewalk application filled out completely?”

• Permit feesPublished (with conditions)

  Building and utility permit fees payable to Downs village

  • Village ordinances page links a fee schedule stated as updated 20260714; the fee amounts were not opened.

  “village of downs fee schedule updated 20260714”

• Permit processPublished (with conditions)

  Building permit application process inside Downs village limits

  • Process runs through the business office at 211 S. Seminary St.; the clerk issues the permit after board approvals and inspections are scheduled.

  “this process will take a mimimum of two weeks before a permit will be issued.”

Still unanswered

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

• Owner-builder exemption — Owner-builders inside Downs village limits
• Minimum dwelling size — Single-family dwelling minimum size in the R-1 and A districts of Downs village
• Minimum lot size — Minimum lot size in the R-1 Low Density Residential and A Agriculture districts of Downs village
• Setbacks — Yard setbacks in the R-1 and A districts of Downs village
• Lot coverage — Lot coverage limits in the R-1 and A districts of Downs 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.