reglab/housing_qa huggingface dataset:
65 ILCS 5/11-13-4
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-4)Sec. 11-13-4.         In municipalities of 500,000 or more population, the  regulations authorized by this Division 13 may be varied in their  application only by the board of appeals of the municipality, subject to  the power of the corporate authorities to prohibit, in whole or in part,  the granting of variations in respect to the classification, regulation and  restriction of the location of trades and industries and the location of  buildings designed for specified industrial, business, residential and  other uses. Variations shall be permitted by the board of appeals only when  they are in harmony with the general purpose and intent of the regulations  and only in cases where there are practical difficulties or particular  hardship in the way of carrying out the strict letter of any of those  regulations relating to the use, construction, or alteration of buildings  or structures or the use of land. In its consideration of the standards of  practical difficulties or particular hardship, the board of appeals shall  require evidence that (1) the property in question cannot yield a  reasonable return if permitted to be used only under the conditions allowed  by the regulations in that zone; and (2) the plight of the owner is due to  unique circumstances; and (3) the variation, if granted, will not alter the  essential character of the locality. A variation shall be permitted only if  the evidence, in the judgment of the board of appeals, sustains each of the  3 conditions enumerated. The corporate authorities may provide general or  specific rules implementing, but not inconsistent with, the rules herein  provided to govern determinations of the board of appeals. A decision of  the board of appeals shall not be subject to review, reversal or  modification by the corporate authorities but shall be judicially  reviewable under the provisions of Section 11-13-13.    (Source: P.A. 82-430.)
65 ILCS 5/11-13-5
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-5)Sec. 11-13-5.         In municipalities of less than 500,000 population, the  regulations authorized by this Division 13 may provide that the board of  appeals or corporate authorities may determine and vary their application  in harmony with their general purpose and intent and in accordance with  general or specific rules therein contained in cases where there are  practical difficulties or particular hardship in the way of carrying out  the strict letter of any of those regulations relating to the use,  construction, or alteration of buildings or structures or the use of land.  If the authority to determine and approve variations is vested in the board  of appeals it shall be exercised in accordance with the conditions  prescribed in Section 11-13-4, subject to the power of the corporate  authorities to prohibit, in whole or in part, the granting of variations in  respect to the classification, regulation and restriction of the location  of trades and industries and the location of buildings designed for  specified industrial, business, residential and other uses. If the power to  determine and approve variations is reserved to the corporate authorities,  it shall be exercised only by the adoption of ordinances. However, no such  variation shall be made by the corporate authorities as specified without a  hearing before the board of appeals.    (Source: Laws 1961, p. 576.)
65 ILCS 5/11-13-6
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-6)Sec. 11-13-6.   No variation shall be made by the board of appeals in  municipalities of 500,000 or more population or by ordinance in  municipalities of lesser population except in a specific case and after a  public hearing before the board of appeals of which there shall be a notice  of the time and place of the hearing published at least once, not more than  30 nor less than 15 days before the hearing, in one or more newspapers  published in the municipality, or, if no newspaper is published therein,  then in one or more newspapers with a general circulation within the  municipality  which is published in the county where the municipality is located.   This notice shall contain  the particular location for which the variation is requested as well as a  brief statement of what the proposed variation consists. Any notice required by this Section need not include a metes and bounds legal description of the location for which the variation is requested, provided that the notice includes: (i) the common street address or addresses and (ii) the property index number ("PIN") or numbers of all the parcels of real property contained in the area for which the variation is requested.   (Source: P.A. 97-336, eff. 8-12-11.)
65 ILCS 5/11-13-7a
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-7a)Sec. 11-13-7a.         Zoning variation and special use applicants and property owners, as set  forth in Section 11-13-7 of this Act, shall have the following rights, in  addition to any others they may possess in law, at any hearing before a  board of appeals:(a) to have subpoenas issued for persons to appear at board of appeals'  hearings and for examination of documents by the person requesting the  subpoena either before or at board of appeals hearings subject to the  limitations in this Section.  The board of appeals shall issue subpoenas as  requested by zoning variation and special use applicants and by property  owners within the terms of Section 11-13-7.  Subpoenas shall only be  enforceable against persons or for documents which have a substantial  evidentiary connection with (i) the property for which a zoning variation  or special use is requested, (ii) facts which would support or negate the  requisite legal standards for granting a zoning variation or special use,  and (iii) facts which support or negate the conclusion that property within  the 250 feet notice requirement of Section 11-13-7 will be substantially  affected by the outcome of the decision of the board.  All matters relating  to subpoenas concerning a particular zoning variation or special use case,  including all enforcement and motions to quash, shall be heard in a single  action, however, the court obtaining jurisdiction over any such matter may  retain jurisdiction until the disposition of the case by the board of  appeals.  Service of such subpoenas shall be made in the same manner as  summons in a civil action.(b) To cross examine all witnesses testifying.(c) To present witnesses on their behalf.Property owners within the terms of Section 11-13-7 who object to the  zoning application or special use application may, upon request, be granted  1 continuance for the purpose of presenting evidence to rebut testimony  given by the applicant.  The date of such continued hearing shall be in the  discretion of the board of appeals.This amendatory act of 1973 is not a limit upon any municipality which  is a home rule unit.      (Source: P.A. 79-1363.)
65 ILCS 5/11-13-8
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-8)Sec. 11-13-8.         In municipalities of 500,000 or more population, when any  zoning ordinance, rule or regulation is sought to be declared invalid by  means of a declaratory judgment proceeding, not more than 30 days before  filing suit for a declaratory judgment the person filing such suit shall  serve written notice in the form and manner and to all property owners as  is required of applicants for variation in Section 11-13-7, and shall  furnish to the clerk of the court in which the declaratory judgment suit is  filed, and at the time of filing such suit, the list of property owners,  the written certificate and such other information as is required in  Section 11-13-7 to be furnished to the board of appeals by an applicant for  variation. A property owner entitled to notice who shows that his property  will be substantially affected by the outcome of the declaratory judgment  proceeding may enter his appearance in the proceeding, and if he does so he  shall have the rights of a party. The property owner shall not, however,  need to prove any specific, special, or unique damages to himself or his  property or any adverse effect upon his property from the declaratory  judgment proceeding.    (Source: P.A. 76-583.)
65 ILCS 5/11-13-9
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-9)Sec. 11-13-9.         The provisions of an amendatory Act of 1955, which was  approved June 30, 1955 and which was Senate Bill No. 328 of the Sixty-Ninth  General Assembly and which amended certain provisions now contained in  Section 11-13-4 through 11-13-8, shall not affect the validity of any  variations approved by the corporate authorities or by the board of appeals  and in force prior to July 1, 1955.    (Source: Laws 1961, p. 576.)
65 ILCS 5/11-13-10
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-10)Sec. 11-13-10.   In municipalities of less than 500,000 population, where a  variation is to be made by ordinance, upon the report of the board of  appeals, the corporate authorities, by ordinance, without further public  hearing, may adopt any proposed variation or may refer it back to the board  for further consideration, and any proposed variation which fails to  receive the approval of the board of appeals shall not be passed except by  the favorable vote of two-thirds of all alderpersons or trustees of the  municipality.  (Source: P.A. 102-15, eff. 6-17-21.)
65 ILCS 5/11-13-11
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-11)Sec. 11-13-11.         Every variation or special use, whether made by the board of  appeals directly, or by an ordinance after a hearing before the board of  appeals, shall be accompanied by findings of facts and shall refer to any  exhibits containing plans and specifications for the proposed use or  variation, which shall remain a part of the permanent records of the board  of appeals. The findings of facts shall specify the reason or reasons for  making the variation.The terms of the relief granted shall be specifically set forth in a  conclusion or statement separate from the findings of fact of the board of  appeals or ordinance. Property for which relief has been granted shall not  be used in violation of the specific terms of the board of appeals'  findings of fact or ordinance, as the case may be, unless its usage is  changed by further findings of fact of a board of appeals or additional  ordinances.    (Source: P.A. 76-584.)
65 ILCS 5/11-13-12
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-12)Sec. 11-13-12.         An appeal to the board of appeals may be taken by any person  aggrieved or by any officer, department, board, or bureau of the  municipality. The appeal shall be taken within 45 days of the action  complained of by filing, with the officer from whom the appeal is taken and  with the board of appeals a notice of appeal, specifying the grounds  thereof. The officer from whom the appeal is taken shall forthwith transmit  to the board all the papers constituting the record upon which the action  appealed from was taken.An appeal stays all proceedings in furtherance of the action appealed  from, unless the officer from whom the appeal is taken certifies to the  board of appeals, after the notice of appeal has been filed with him, that  by reason of facts stated in the certificate a stay would, in his opinion,  cause imminent peril to life or property. In this event the proceedings  shall not be stayed otherwise than by a restraining order which may be  granted by the board of appeals or by a circuit court on application and on  notice to the officer from whom the appeal is taken, and on due cause  shown.The board of appeals shall fix a reasonable time for the hearing of the  appeal and give due notice thereof to the parties and decide the appeal  within a reasonable time. Upon the hearing, any party may appear in person  or by agent or by attorney. The board of appeals may reverse or affirm,  wholly or partly, or may modify the order, requirement, decision, or  determination as in its opinion ought to be made in the premises and to  that end has all the powers of the officer from whom the appeal is taken.    (Source: P.A. 76-1507.)
65 ILCS 5/11-13-13
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-13)Sec. 11-13-13.         All final administrative decisions of the board of appeals  under this Division 13 shall be subject to judicial review pursuant to the  provisions of the Administrative Review Law, and  all amendments and modifications thereof, and the rules adopted pursuant  thereto. The term "administrative decision" is defined as in Section 3-101  of the Code of Civil Procedure.    (Source: P.A. 82-783.)
65 ILCS 5/11-13-14
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-14)Sec. 11-13-14.   The regulations imposed and the districts created under  the authority of this Division 13 may be amended from time to time by  ordinance after the ordinance establishing them has gone into effect, but  no such amendments shall be made without a hearing before some commission  or committee designated by the corporate authorities. Notice shall be given  of the time and place of the hearing, not more than 30 nor less than 15  days before the hearing, by publishing a notice thereof at least once in  one or more newspapers published in the municipality, or, if no newspaper  is published therein, then in one or more newspapers with a general  circulation within the municipality. In municipalities with less than 500  population in which no newspaper is published, publication may be made  instead by posting a notice in 3 prominent places within the municipality. In  case of a written protest against any proposed amendment of the regulations  or districts, signed and acknowledged by the owners of 20% of the frontage  proposed to be altered, or by the owners of 20% of the frontage immediately  adjoining or across an alley therefrom, or by the owners of the 20% of the  frontage directly opposite the frontage proposed to be altered, is filed  with the clerk of the municipality, the amendment shall not be passed  except by a favorable vote of two-thirds of the alderpersons or trustees of the  municipality then holding office. In such cases, a copy of the written  protest shall be served by the protestor or protestors on the applicant for  the proposed amendments and a copy upon the applicant's attorney, if any,  by certified mail at the address of such applicant and attorney shown in  the application for the proposed amendment. Any notice required by this Section need not include a metes and bounds legal description, provided that the notice includes: (i) the common street address or addresses and (ii) the property index number ("PIN") or numbers of all the parcels of real property contained in the affected area.   (Source: P.A. 102-15, eff. 6-17-21; 102-687, eff. 12-17-21.)
65 ILCS 5/11-13-15
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-15)Sec. 11-13-15.   In case any building or structure, including fixtures,  is constructed, reconstructed, altered, repaired, converted, or  maintained, or any building or structure, including fixtures, or land,  is used in violation of an ordinance or ordinances adopted under  Division 13, 31 or 31.1 of the Illinois Municipal Code, or of any  ordinance or other regulation made under the authority conferred  thereby, the proper local authorities of the municipality, or any owner  or tenant of real property, within 1200 feet in any direction of the  property on which the building or structure in question is located who shows  that his property or person will be substantially affected by the alleged  violation, in addition to other remedies, may institute any  appropriate action or proceeding (1) to prevent the unlawful  construction, reconstruction, alteration, repair, conversion,  maintenance, or use, (2) to prevent the occupancy of the building,  structure, or land, (3) to prevent any illegal act, conduct, business,  or use in or about the premises, or (4) to restrain, correct, or abate  the violation.  When any such action is instituted by an owner or tenant,   notice of such action shall be served upon the municipality at the time  suit is begun, by serving a copy of the complaint on the chief executive  officer of the municipality, no such action may be maintained until such  notice has been given.In any action or proceeding for a purpose mentioned in this section,  the court with jurisdiction of such action or proceeding has the power  and in its discretion may issue a restraining order, or a preliminary  injunction, as well as a permanent injunction, upon such terms and under  such conditions as will do justice and enforce the purposes set forth  above.If an owner or tenant files suit hereunder and the court finds that  the defendant has engaged in any of the foregoing prohibited activities,  then the court shall allow the plaintiff a reasonable sum of money for  the services of the plaintiff's attorney. This allowance shall be a part  of the costs of the litigation assessed against the defendant, and may  be recovered as such.An owner or tenant need not prove any specific, special or unique  damages to himself or his property or any adverse effect upon his  property from the alleged violation in order to maintain a suit under  the foregoing provisions.Except in relation to municipality-owned property, this Section does not authorize any suit against a municipality or its officials for any act relating to the administration, enforcement, or implementation of this Division or any ordinance, resolution, or other regulation adopted pursuant to this Division.   (Source: P.A. 100-595, eff. 6-29-18.)
65 ILCS 5/11-13-16
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-16)Sec. 11-13-16.         All zoning ordinances and regulations adopted prior to  January 1, 1942, by any municipality pursuant to the provisions of "An Act  to confer certain additional powers upon city councils in cities and  presidents and boards of trustees in villages and incorporated towns  concerning buildings and structures, the intensity of use of lot areas, the  classification of trades, industries, buildings, and structures, with  respect to location and regulation, the creation of districts of different  classes, the establishment of regulations and restrictions applicable  thereto, the establishment of boards of appeals and the review of the  decisions of such boards by the court", approved June 28, 1921, as amended,  and all committees, commissions, boards, and officers designated or  appointed by any municipality pursuant to the provisions of that Act, or  pursuant to the provisions of any ordinance or regulations adopted under  that Act, shall be recognized, considered, and treated as having been  properly adopted, designated, established, or appointed under this Division  13.    (Source: Laws 1961, p. 576.)
65 ILCS 5/11-13-17
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-17)Sec. 11-13-17.         In addition to all rights and powers conferred by this  Division 13, the corporate authorities in each municipality may acquire by  purchase, condemnation or otherwise any buildings or structures which do  not conform to the standards fixed by the corporate authorities pursuant to  Section 11-13-1, and all land which is necessary or appropriate for the  rehabilitation or redevelopment of any area blighted by substandard  buildings or structures; may remove or demolish all substandard buildings  and structures so acquired; may hold and use any remaining property for  public purposes; and may sell, lease or exchange such property as is not  required for public purposes, subject to the provisions of the existing  zoning ordinance.    (Source: Laws 1961, p. 576.)
65 ILCS 5/11-13-18
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-18)Sec. 11-13-18.         All testimony by witnesses in any hearing provided for in  this Division 13 shall be given under oath.    (Source: Laws 1961, p. 576.)
65 ILCS 5/11-13-19
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-19)Sec. 11-13-19.         Except as otherwise provided in this section, the corporate  authorities shall cause to be published no later than March 31 of each year  a map clearly showing the existing zoning uses, divisions, restrictions,  regulations and classifications of such municipality for the preceding  calendar year. The first map published in 1960 shall reflect all zoning  uses, divisions, restrictions, regulations and classifications in effect on  and prior to December 31, 1959. If in any calendar year after the first map  is published there are no changes in zoning uses, divisions, restrictions,  regulations and classifications in such municipality, no map shall be  published for such calendar year.The map published by the corporate authorities shall be the official  zoning map. The corporate authorities may establish a fee to be charged any  person desiring a copy of such map. Such fee shall be paid to the  appropriate zoning officer and shall be applied to defray the cost of  publication of the official map.    (Source: Laws 1963, p. 3136.)
65 ILCS 5/11-13-20
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-13-20)Sec. 11-13-20.         In any hearing before a zoning commission, board of appeals,  or commission or committee designated pursuant to Section 11-13-14, any  school district within which the property in issue, or any part thereof, is  located shall have the right to appear and present evidence.    (Source: Laws 1963, p. 2259.)
65 ILCS 5/11-13-22
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

Sec. 11-13-22. Public hearing procedures for municipalities of less than 500,000. In a municipality of less than 500,000 inhabitants, the corporate authorities may adopt or authorize the zoning board of appeals and any other board, commission, or committee that conducts public hearings under this Division to adopt rules of procedures governing those public hearings. The rules of procedures may concern participation in public hearings and the participants' rights  to cross examine witnesses and to present testimony and evidence, and any other relevant matter.  (Source: P.A. 97-552, eff. 8-25-11.)