As a County that has stated its intent to remain rural, there is little need for zoning map amendments. Development of suburban or urban residential uses should occur mainly within incorporated municipalities, where urban services can be provided. The Commercial General (CG) and Industrial (I) Districts primarily serve to ensure that existing nonresidential development in the unincorporated areas remain conforming. Thus, because the County does not provide public water and sewer, rezonings to this category will be rare. The Commercial Interchange (CI) District is intended to provide for commercial uses at interchanges that are outside of current municipal service areas; this district will seldom require expansion. The Agricultural Residential (AR) and Planned Residential (PR) Districts recognize that there may be circumstances where residential development in the unincorporated area may be acceptable if it fulfills specific County needs. Following are the procedures for a zoning map amendment:
A. Initiation Of Amendment: Map amendments may be proposed by the County Board; Land Use Committee; Zoning Board of Appeals; Land Use Department; or any person, firm, or corporation owning land or options to purchase land in the County's unincorporated jurisdiction.
B. Processing:
1. A proposed map amendment shall be filed with the Land Use Department.
2. The department shall schedule a public hearing by the Zoning Board of Appeals. Notification of the public hearing shall be in accordance with subsection 8-14-2-5A of this chapter, fifteen (15) to thirty (30) days before the date of the public hearing before the Zoning Board of Appeals.
C. Department Review: The department shall review the recommended map amendment(s) and provide a written analysis to the Land Use Committee, and Zoning Board of Appeals. A contributing factor in the analysis is the land evaluation site assessment (LESA) score, which assesses the lands that are most suitable for agriculture preservation. Higher scoring lands are recommended to remain as agricultural zoned areas.
D. Land Use Committee: The Land Use Committee shall review the proposed map amendment(s) and recommend to the County Board that it (they) be placed on file in its records.
E. County Board: The County Board shall place the map amendment(s) on file.
F. Public Hearing:
1. The applicant shall publish notification of the public hearing. The applicant shall provide direct mail notification to property owners and abutting property owners. Both actions shall be in accordance with subsections 8-14-2-5A and B of this chapter, fifteen (15) to thirty (30) days before the date of the public hearing before the Zoning Board of Appeals.
2. The Zoning Board of Appeals shall conduct a public hearing on the proposed amendment(s) in accordance with section 8-14-2-6, "Public Hearings", of this chapter.
3. After closure of the public hearing, the Director shall submit to the Land Use Committee a report of the Zoning Board of Appeals' findings and recommendations.
G. Land Use Committee: The Land Use Committee shall meet to review the map amendment(s) and recommendation of the Zoning Board of Appeals and issue a recommendation to the full County Board. The committee may issue a recommendation of approval or denial to the full County Board or may refer it back to the Zoning Board of Appeals for further consideration.
H. County Board Action:
1. Approval Or Denial: The County Board, upon recommendation by the Land Use Committee and without further public hearing, shall approve or deny the proposed map amendment(s) in accordance with applicable Illinois Statutes.
2. Property Owner(s): The owner(s) of at least twenty percent (20%) of the land to be rezoned may submit its written objection(s) to the County Board. The protest must be submitted within thirty (30) days after the Zoning Board of Appeals' advertised public hearing. If a protest is filed, the County Board may not adopt the map amendment(s) except by the favorable vote of at least three-fourths (3/4) of all members of the County Board.
3. Abutting Property Owner(s): The owner(s) immediately touching, or immediately across the street, alley, or public right-of-way from at least twenty percent (20%) of the perimeter of the land to be rezoned may submit its written objection(s) to the County Board. The protest must be submitted within thirty (30) days after the Zoning Board of Appeals' advertised public hearing. If a protest is filed, the County Board may not adopt the map amendment(s) except by the favorable vote of at least three- fourths (3/4) of all members of the County Board.
4. Township Protest: If any township located within the County has a Planning Commission and the Planning Commission objects to the map amendment, then the township Board of Trustees may submit its written objections to the County Board. The protest must be submitted within thirty (30) days after the Zoning Board of Appeals' advertised public hearing. If a protest is filed, the County Board may not adopt the map amendment(s) except by the favorable vote of at least three-fourths (3/4) of all members of the County Board.
5. Zoned Municipalities: In cases where a proposed map amendment would affect the regulation of land that lies within 1.5 miles of the limits of a zoned municipality, the elected body of that municipality may issue a written protest. The protest must be submitted within thirty (30) days after the Zoning Board of Appeals' advertised public hearing. If a protest is filed, the County Board may not adopt the map amendment(s) except by the favorable vote of at least three-fourths (3/4) of all members of the County Board. (Ord. 2018-012, 6-12-2018)