[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6115135,"mediaKeyId","2739765-7c68fb74c0aff18f4d6050d0ac4ee8fc","parentId",2739765,"title","ZPA receives zoning and public‑hearing training emphasizing standards, findings and public process","audioSeconds",562,"startMs",1038000,"endMs",1600000,"viewUrl","/Search/View?dp=1&key=2739765-7c68fb74c0aff18f4d6050d0ac4ee8fc&start=1038&end=1600","thumbnailUrl","https://assets.pipeline.soar.com/2739765-7c68fb74c0aff18f4d6050d0ac4ee8fc/thumbnail_1038000.jpg","articleUrl","/articles/6115135/Cary/McHenry-County/Illinois/ZPA-receives-zoning-and-publichearing-training-emphasizing-standards-findings-and-public-process","mediaUrl","https://secure.pipeline.soar.com/6115135-6986594e8cac9491631a8190d7d719e1/orig.mp4?Expires=1771143490&Signature=hr-NO9nWUbXFY8-cZ42AEOT-2dkAAsZlyMz3BuLlxkHg0RSX8IW8VVsNQcYr2hmsyxp60Ts7OZA8DRWUx6DiuRCMr3PNpxQhDl7kPanNTtTxXNCapIGh0gh8YQTTYI9c1Lt3QzOPGpfJ4dYFIYnS55f2bjLk-c1iVGSjSr5ygN~661AlDPBLK4tYzgHZpBYpJikxu1BFe1pa8HpvFjKhREXy5dV7PDg4Hx7YIoEMl0aot5QQUQHIPYjhucZW6958E0V-se3tONt61lQKdfK1kiQknuXjYla0X3mtBtW6HQONgTD-EIKQkOxy99xc1FNLAVka1ZoWZ8-qGog~YjMs0w__&Key-Pair-Id=KUT5TJCACFTXG","author","Village of Cary, IL","date","2025-03-23T00:13:23.197Z","article","Members of the Village of Cary Zoning, Planning and Appeals board received an extended training session on zoning authority, procedures and best practices, focused on the standards required for map and text amendments, conditional uses, and variations and on how to structure robust public hearings and findings of fact.

Guest instructor Mr. Euler reviewed the legal foundation for local zoning authority, noting it derives from the Illinois General Assembly and emphasizing that zoning decisions must be supported by facts and by the Unified Development Ordinance (UDO). \"Your authority to do this...comes strictly from the Illinois General Assembly,\" Euler said, and he explained courts consider existing land uses and surrounding zoning as primary factors in rezoning challenges.

The presentation clarified differences among three common forms of relief: map or text amendments (which change zoning classifications or the code text), conditional uses (allowed uses that require review and can carry conditions), and variations (requests to deviate from the UDO where the petitioner must meet specific, stricter standards). Euler noted that a variation requires affirmative votes from at least four ZPA members to recommend approval and that a negative recommendation raises the trustees' threshold for approval.

On public hearings, the instructor emphasized that hearings are evidence-gathering proceedings distinct from general public-comment sessions; hearing rules must allow reasonable time for interested parties to present testimony and cross-examination when necessary. He cautioned against using out-of-record information (for example, a property tax dispute unrelated to the zoning criteria) in decision making and warned that purely aesthetic objections are weak unless the code includes objective design standards.

Staff and board members discussed training opportunities. Brian Simmons said petitions typically include written responses to UDO standards and that staff assists applicants in preparing materials as needed. Village staff offered to cover the cost of state planning-conference training for interested board members and to pursue joint trainings with neighboring communities. \"If that's something that any member's interested in participating in, certainly is an opportunity that's there that the village would pay for the cost to attend,\" Brian Simmons said.

Why it matters: The training reiterated legal standards that guide how the ZPA collects evidence, asks questions of applicants, frames findings of fact and prepares recommendations for the Board of Trustees. Those practices affect the legal defensibility of zoning decisions and the fairness of the public-hearing process.

No formal zoning decisions were made during the training segment; it was educational and procedural, but staff and members identified follow-ups including scheduling additional training and coordinating attendance at the Illinois chapter of the American Planning Association conference.","mediaType","Video","parentTitle","03.13.2025 Board of Zoning Planning and Appeals Meeting","oneSentenceSummary","Members of the Village of Cary Zoning, Planning and Appeals received training on the legal basis for zoning, distinctions among map/text amendments, conditional uses and variations, and on public‑hearing procedures and findings of fact.","taxTitle","Cary, McHenry County, Illinois","taxId",70300,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6115140,"ZPA recommends approval of Ridgefield Park final plat for 38-unit residential development",876,142000,1018000,"/Search/View?dp=1&key=2739765-7c68fb74c0aff18f4d6050d0ac4ee8fc&start=142&end=1018","https://assets.pipeline.soar.com/2739765-7c68fb74c0aff18f4d6050d0ac4ee8fc/thumbnail_142000.jpg","/articles/6115140/Cary/McHenry-County/Illinois/ZPA-recommends-approval-of-Ridgefield-Park-final-plat-for-38-unit-residential-development","https://secure.pipeline.soar.com/6115140-c9da2660dfd86b81b75b6fdb8d2b9cef/orig.mp4?Expires=1771143490&Signature=B2ZjYCN01jDY3izlrfhtIEAttHlBhwqNXlbJ4uSBxldeBQyRjM4dYSkWbG7N6o9~utk7FX1WqEpFDHoSNvMHxIS-Epz-vYllotOpI9NQVvHJGve8oL2UtSWIUwT7DZR1uk1FvdcylKmPcjHooU4RhgnyymB-q85RsZWbqCeeTqpPIYXc~y4L-Hl--jfSO92VA935OlBPW~kL2L5uJRXJyLpytK4ESKqSJa-h-be1djp7FoAaG4uohCjD30DWqWRMKdPOpEOOmbzSX2d-xzJc1YGXHUcrQ4wW91RdtXjvM8fmQWGUwzCl6LHs1abqhvcETWCK7nxliFA7Tg1TKtTKfQ__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning, Planning and Appeals board recommended approval of the final plat for the Ridgefield Park plan unit development (village case 25ZPA03001), which will create individual lots and easements for a 38-unit residential project composed of duplex and triplex townhome buildings.

Staff said the plat complies with village standards and identified two minor corrections required before recording: correct the spelling of Reuben Lane and fix the sheet numbering from “sheet 1 of 1” to “sheet 1 of 2.” \"The plat has been reviewed by staff, and is compliant with our standards and regulations,\" Brian Simmons, Director of Community Development, said. \"There were two comments on the plat as far as changes that would need to be made before it is recorded — very minor items.\"

The recommendation follows prior zoning approvals for the project, including a comprehensive-plan amendment that changed the site's land-use designation from industrial employment to multi-family residential and rezoning to R-3 (multi-family residential) as part of the Ridgefield Park PUD. Simmons told the board the approvals and conditions established during the earlier review are carried forward and will be enforced during the permit stage.

Developer Jay Dula, managing partner of Ridgefield Homes, told the ZPA the team has submitted final engineering, is out for bids for land-development work, has posted required bonds and expects to begin construction this year. \"We're out for bid with some of the land development subcontractors trying to pull all that together,\" Dula said. He also said the firm's downtown Ridgefield Landing project has sold its first two units and that the developer will convey individual townhouse lots fee simple once party walls and foundations are established.

A member of the public, Chris Rehe of Lloyd Street, used the public-comment period to ask how properties change land-use designations and how much influence the ZPA versus the village board and mayor have over rezonings. Chair and staff explained the ZPA's role: the ZPA reviews petitions, makes a recommendation, and the Board of Trustees makes the final decision. \"We review what would be brought before us and then we send it up to the Board of Trustees...and they make the final decision,\" Simmons said.

After discussion the chair called for a motion to recommend approval of the final plat. A motion and second were recorded; the board voted by roll call and six members voted yes. The chair indicated the village board will likely place the item on a consent agenda for final action.

Why it matters: The final plat creates the legal lots and easements needed to record the subdivision and begin construction of the Ridgefield Park townhomes. Approvals already granted (comp-plan amendment and rezoning/PUD) change the site's long-term use from industrial to residential and clear a path for a 38-unit development that the developer says it expects to build this year.

Votes at a glance: The ZPA recorded a roll-call recommendation to approve the final plat. Recorded yes votes: Cassider; Kretchmer; O'Loughlin; Trandell; Williams; Corey. Mover and seconder were not named on the record. Minor plat corrections were required before recording (Reuben Lane spelling; sheet numbering). The recommendation will be forwarded to the Board of Trustees.","The Zoning, Planning and Appeals board recommended approval of the final plat for the Ridgefield Park plan unit development (village case 25ZPA03001), which will create individual lots and easements for a 38-unit residential project.","actionData","errors"]

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ZPA receives zoning and public‑hearing training emphasizing standards, findings and public process

ZPA recommends approval of Ridgefield Park final plat for 38-unit residential development