Permits & Approvals
There are three decision-making bodies involved in obtaining a special use permit: The Planning and Zoning Commission (PZC), the Land Use and Development Committee (LUDC), and the County Board. There are a total of three public hearings, the first of which is considered ‘the big one’, held by the PZC, with lots of postings and notices required.
The Planning and Zoning Commission is a seven member advisory board. It was created by the County Board in 1985 to function both as a Zoning Board of Appeals and Regional Planning Commission.The PZC is responsible for evaluating and providing a recommendation on special use permits to the County Board. Approved Special Use Permits are valid for two years. Members are appointed to five-year terms by the County Executive. This is the primary decision-making body.
The Land Use and Development Committee is made up of County Board members with staff in attendance. It is the second step in the approval process. The LUDC is the body that will recommend approval to the County Board, and may also add conditions. The final approval is determined by the County Board.
There is a multi-step approval process:
1.File a special use permit application with the Zoning Administrator.
- A separate application is needed for each non-contiguous parcel of land.
- Include all submittal requirements as listed in code.
- Send a copy of the application to Will/South Cook Soil and Water Conservation District
2. Zoning Administrator reviews the application and prepares a report and recommendation that evaluates the proposed special use in light of the standards of § 155-16.40(2)(I).
3. A Public Hearing for the permit is scheduled for the Planning and Zoning Commission, provided that the Soil and Water Conservation District has submitted a written opinion to the PZC, or that 30 days have elapsed since the date of the receipt of application by the SWDC.
4. The Planning and Zoning Commission holds a public hearing. The PZC must act following the close of the Hearing. A simple majority vote is required to recommend special use permit approval, to approve with modifications and/or conditions, or to deny the permit.
5. The PZC notifies the Land Use and Development Committee (LUDC) of its findings and recommendation and includes any modifications or conditions.
6. The LUDC takes up the recommendation at their meeting and votes to approve or deny the application as is, or to add or remove conditions and then approve. The LUDC’s recommendation goes to the full County Board.
7. The full County Board is responsible for the Final Action. A simple majority vote is required to approve the permit as is, with modifications and/or conditions, or deny the permit.
- If no action is taken by the County Board within six months after receipt of the PZC recommendation, the permit is deemed to have been denied.
More SUP Notes
County requires a SUP for all solar farms in any district. If the land is already zoned as agricultural, no rezone is needed.
Residents and farmers support property owners’ rights to do what they would like with their property, so solar farms are welcomed/generally not opposed.
The amendment they are working on will pass; the sticking point was requiring a third party to weigh in on whether the intended use will impact local farms as part of the permitting process. It is being recommended that this should be the Soil and Water Conservation District.
This is in addition to the statewide Agricultural Impact Mitigation Agreement (AIMA)
Std Solar AIMA.pdf (illinois.gov)
Solar AG Site Review Form.pdf (illinois.gov)
The amendment will also define commercial solar farms as 100MW or more.
Screenings and landscaping that were required in the 2018 ordinance are being softened or eliminated, as these were found to be unnecessary/ugly, and would hinder the return to farmland in the event that a solar farm is decommissioned.
Amendments to the ordinance are intended to make the application and approval process simpler, not more onerous, by codifying some of the conditions.
Decision-Makers
- Planning and Zoning Commission (PZC)
- Land Use and Development Committee
- County Board
