Zoning board approves variances for Clifton Propco subdivision in Iroquois County

Acting Chairman Wayne Wagner called the Iroquois County Zoning Board of Appeals to order on Feb. 24 and the board approved variances requested by Clifton Propco related to a three-parcel subdivision.

Braeden Lord, an associate with Taft Law, was sworn in and presented the applicant’s case. Lord told the board that Clifton Propco acquired the property in 2021, that the land is currently zoned A-2, and that Section 1 of the Illinois Plat Act requires subdivision filings when land is separated into parts under five acres. According to Lord, the previous owners had not filed required subdivision paperwork, prompting Clifton Propco’s request for variances; he also stated there would be no changes to parcel boundaries or proposed improvements and described hardships the owners would face if the variances were denied.

The board gave members of the public an opportunity to ask questions. Mathew Stewart and others requested clarity about what the applicant was proposing, specifically the difference between creating a new subdivision and subdividing an existing parcel; the board and Lord provided explanations during that public exchange.

After the presentation and public questions, the board moved to the formal findings and voting steps. The board read a prepared Findings of Fact and Recommendations report aloud; as the document states, “After the close of the hearing on a proposed amendment, the Zoning Board shall set forth its findings of fact in a written report and shall submit the same together with its recommendations to the Planning and Zoning Committee.” Board members read items A–J addressing consistency with the zoning ordinance and comprehensive plan, utilities and service capacity, compatibility with surrounding uses, congestion impacts, site suitability (including reference to the LESA report), soil suitability for residential uses where applicable, and the public interest. Each reader stated agreement with their assigned item.

Following the readings, Mr. Steve Rapp moved and Mr. Jerry Bennet seconded a motion to approve the Findings of Fact; the roll-call vote carried. Mr. Steve Anderson then moved to recommend that the variance be granted as stated in the public notice; Mr. Jerry Bennet seconded, and the board’s roll-call vote approved the recommendation. The board informed Lord of the dates and times for the Tax and Zoning Committee meeting and the next County Board meeting, where the committee and county board will consider the board’s recommendation.

The meeting concluded with a motion by Chairman Wagner, seconded by Mr. Bennet, to adjourn; the board adjourned at 7:51 p.m.

What the board approved and what happens next: the board voted that the variance requests met the Variation Approval Standards in the county ordinance and recommended the variances be forwarded to the Planning and Zoning Committee and County Board for final consideration. No parcel boundary changes or site improvements were presented at the hearing; the board’s action was a recommendation and not a final county-board approval.