Land Use Plan

Zoning for a property

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Frequently Asked Questions:

How do I check the status of a case to be heard by the Planning and Zoning Commission?

Contact the Current Planning & Zoning Section staff for all inquiries regarding cases to be heard by the Planning and Zoning Commission.

How does the Planning and Zoning Commission arrive at a decision about cases they hear?

The Will County Zoning Ordinance identifies criteria that must be met for approval of any petition.  It is the responsibility of the applicant to ensure that each criterion is addressed in detail in the application that is submitted to the Will County Planning and Zoning Commission (PZC), since the decision of the PZC will be based on those responses.  Here are the standards for considering variations, special use permits and map amendments:

VARIATIONS (Section 14.8 of the Will County Zoning Ordinance)

1. The Planning and Zoning Commission shall not vary the provisions of this Ordinance as authorized in this Section, unless it shall have made findings based upon the evidence presented to it in the following cases:

1. That the plight of the owner is due to unique circumstances: and
2. That the variation, if granted, will not alter the essential character of the locality.

2. A variation shall be permitted only if the evidence, in the judgment of the Planning and Zoning Commission, sustains each of the two (2) conditions enumerated above.
3. For the purpose of supplementing the above standards, the Planning and Zoning Commission, in making this determination whenever there are practical difficulties or particular hardships, shall also take into consideration the extent to which the following facts, favorable to the applicant, have been established by the evidence:

1. That the particular physical surroundings, shape, or topographical conditions of the Specific property involved will bring a particular hardship upon the owner as distinguished from a mere inconvenience if the strict letter of the regulations were to be carried out;
2. That the conditions upon which the petition for variation is based would not be applicable generally to other property within the same zoning classification;
3. That the purpose of the variation is not based exclusively upon a desire to make more money out of the property.
4. That the alleged difficulty or hardship has not been created by any person presently having an interest in the property;
5. That the granting of the variation will not be detrimental to the public welfare or unduly injurious to other property or improvements in the neighborhood in which the property is located; or
6. That the proposed variation will not impair an adequate supply of air to adjacent property, or substantially increase the danger of fire, or otherwise endanger the public safety, or substantially diminish or impair property values within the neighborhood.

SPECIAL USE PERMITS (Section 14.10 of the Will County Zoning Ordinance)

1. NO special use permit may be granted unless:
2. That the establishment, maintenance, or operation of the special use will not be detrimental to or endanger the public’s health, safety, morals, comfort, or general welfare.
3. That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish or impair property values within the neighborhood.
4. That the establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district.
5. That adequate utilities, access roads, drainage, and/or other necessary facilities have been or are being provided.
6. That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets.
7. That the special use shall in all other respects conform to the applicable regulation of the district in which it is located, except as such regulations may in each instance be modified by the County Board pursuant to the recommendation of the Planning and Zoning Commission.
8. At least one (1) year has elapsed since any denial by the County Board of any prior application for a special use permit that would have authorized substantially the same as all or part the sites unless conditions in the are have substantially changed.

MAP AMENDMENTS (Section 14.11 of the Will County Zoning Ordinance)

Where the purpose and effect of the proposed amendment is to change the zoning classification of particular property, the Planning and Zoning Commission shall make findings based upon the evidence presented to it in each specific case with respect to the following matters:

1. Existing uses of property within the general area of the property in question.
2. The zoning classification of property within the general area of the property in question.
3. The suitability of the property in question for the use permitted under the existing zoning classification.
4. The trend of development, if any, in the general area of the property in question, including changes, if any, which may have taken place since the day the property in question was placed in its present zoning classification.
5. Conformance or non-conformance with officially adopted plans of the County.
6. The Land Evaluation and Site Assessment (LESA) findings, computed by the USDA Soil Conservation Service and the Will County Land Use Department, based on soil conditions, soil grouping, existing and proposed land use, surrounding zoning and availability of urban services, compatibility and impact of the proposed use, and consistency with adopted County and Municipal plans.

The Planning and Zoning Commission shall not recommend the adoption of a proposed amendment unless it finds that the adoption of such an amendment is in the public interest and is not solely for the interest of the applicant. The Planning and Zoning Commission may recommend the adoption of an amendment changing the zoning classification of the property in question to any different classification than that requested by the applicant.

What should an applicant expect at the public hearing?

The public hearing is generally held approximately 10 weeks after an application is filed, accepted, and scheduled for public hearing by the Secretary of the Will County Planning and Zoning Commission (PZC).  The PZC meets the first and third Tuesday of every month at 6:30 p.m. in the County Board room and these meetings are open to the public.  The County Board Chambers are located at 302 North Chicago St., Joliet, Illinois, 60432.

Applicants at public hearings commonly present the following information.  This list is advisory only and certain items may not be applicable in every given case.  However, if the Will County Planning and Zoning Commission feels that certain information is essential, it may require that such information be submitted prior to arriving at a decision on the case.  These recommended items are:

• Copies of all materials submitted with the application, including the site plan

• Copies of any and all contracts, leases, deeds, deed restrictions, trust agreements, title reports, covenants, and easements, etc., which in any way affect the ownership or use of the subject property

• Photos or an architectural drawing of a typical or a proposed building(s) to be constructed on the subject property

• Any market reports, studies, or other evidence or testimony to substantiate that there exists a public need for the proposal

• The results of on-site soil borings conducted on the subject property.  In those cases in which private well and septic systems will be utilized, the results of these borings should be confirmed with the Will County Health Department.  If private wells are to be utilized, any testimony or evidence in regard to the quality and quantity of available groundwater

• If public water and/or sewers are to be utilized, documentation should be submitted to substantiate the availability of this service

• Comments from jurisdictions required to be notified

As an applicant, how do I prepare for the public hearing on my zoning petition before the PZC?

 The public hearing should be an orderly meeting that allows all individuals an opportunity to be heard.  Please adhere to the following guidelines:

• Plan your presentation

• Sign the speaker list at the table near the podium in the front of the hearing room

• Speak only from the podium.  To ensure that you are adequately heard, please adjust the microphone to your height and speak directly into it.  Plan on introducing yourself, giving your name and address

• To ensure that everyone who wants to testify is able to do so, the Chair limits oral testimony to a reasonable time frame.  Therefore, you should organize your comments so that your major points are clear and concise

• Anything submitted to the PZC for consideration, such as letters, plats, photographs, videotapes, or petitions, becomes part of the public record and cannot be returned

• The Planning and Zoning Commission understands that issues that could impact your property or way-of-life can be very emotional.  However, a public hearing should be a civil proceeding where it is inappropriate to cheer, boo, or applaud while a speaker has the floor.  Citizens of Will County won’t always agree on an issue, but can make an effort to respect the public hearing process so that all viewpoints can be heard

• All comments should be addressed to the Chair.  Questioning and arguing between individuals in the audience are not only inappropriate, but aren’t an effective way to make a case to support your views on an issue

• Please refrain from reading long documents that can just as easily be submitted in advance and made a part of the record.  Summarize your comments wherever possible and avoid repeating prior testimony

What is the zoning of my parcel?

You may either contact the Current Planning & Zoning Section or click here to view your parcel's zoning information online (only parcels located in unincorporated Will County are available).

Have a question for the Planning and Zoning Commission?  Give us a call at 815-727-8850 between the hours of 8:30 a.m. and 4:30 p.m.