4-1-2: NEW BUILDINGS AND ADDITIONS:

This chapter shall apply to all new buildings and additions to buildings, except:

   (A)   Temporary one-story buildings for use of builders.

   (B)   Wooden fences not over four feet six inches (4'6") high. (Ord. 267, 9-27-1961)

   (C)   For "modular dwellings" as defined by section 10-1-2 of this code, the regulatory standards for the construction of modular dwellings adopted by the Illinois department of public health shall apply unless a specific standard in this code shall exist, in which case the requirements of the building code shall control. (Ord. 550-A, 5-10-1995)

4-1-2-1: SHEDS, CARPORTS, GARAGES, AND OTHER DETACHED STRUCTURES:

   (A)   Definitions:

   CARPORT: A structure open on at least two (2) sides used generally for covering vehicles. A carport is typically considered a "detached structure" regardless of size and its proximity to the home or garage unless it is part of a proper permitted and planned home addition. If the carport is not open on at least two (2) sides, it shall be considered a garage and will have to comply with all code requirements for a garage.

   DETACHED STRUCTURE: Any item erected or built on a property in the village of Creve Coeur that is present on the property for longer than two (2) weeks. A detached structure could be anything from an outbuilding or a tree house to a tent. A detached structure is not a "portable storage container" which is defined and regulated in section 10-14-14 of this code.

   GARAGE: An enclosed structure on three (3) or more sides that is used, commonly for the parking of vehicles. Any detached structure over four hundred (400) square feet (example, bigger than 20 by 20 feet or 16 by 25 feet) will be considered a garage. All garages must be supported on continuous footings and must meet all other requirements for garages as indicated elsewhere in this code.

   SHED: A detached one- or multi-story structure, used for tool or equipment storage, a playhouse or similar use, it does not exceed ten feet (10') tall at the eave heights, the maximum distance that it can be off the ground is eighteen inches (18"). Any structure that does not comply with these criteria will be treated as any other detached structure. A shed is not a tent. A tent cannot be used as a shed.

   (B)   Requirements For All Detached Structures:

      1.   Any detached structure of any type and any size must follow all building code and zoning code requirements including setback requirements.

      2.   The construction or addition of any detached structure to a village property requires a building permit. (Permit fees are listed on a schedule in the office of the village clerk.)

      3.   Detached structures over two hundred (200) square feet must be anchored to the ground, and must pass a final inspection.

      4.   Any detached structure over two hundred fifty six (256) square feet must have a permanent foundation system (at least 12 inches below final grade, typically including concrete piers).

      5.   No detached structure may be placed closer than five feet (5') from any property line nor may it be placed closer than twelve inches (12") from any other detached structure, garage or dwelling.

      6.   Detached structures may only be placed in side or rear yards.

      7.   Regardless of size, if the structure will have electricity, it must have an electrical permit and pass a final electrical inspection.

      8.   Regardless of size, if the structure will have access to gas service, it must have a building permit and pass a final building inspection.

      9.   Regardless of size, if the structure will have water service, it will require a building permit and pass a final plumbing inspection.

      10.   Any addition to a detached structure will be required to meet the requirements of the structure it becomes. (In other words, a carport subsequently enclosed requires a building permit that meets with the requirements of a garage. A garage subsequently equipped with electricity will require an electrical permit and final inspection.)

   (C)   Requirements Particular To Carports:

      1.   Unattached metal, plastic, and canvas carports may not be outside of the setback requirements for the main dwelling structure on the property as required by zoning regulations. Additionally, such carports may only be placed in a side or rear yard.

      2.   Attached wood frame carports are considered an addition onto the dwelling or garage and require permits and inspections to ensure building code compliance as do home additions.

   (D)   Penalties For Failure To Abide By The Permit Requirements Herein:

      1.   Failing to obtain a building permit prior to building or adding to any structure that requires a permit will result in the permit fees being double the scheduled fee.

      2.   Refusal to apply for and pay a permit fee after notice that one is owed will result in daily fines from twenty five dollars ($25.00) to seven hundred fifty dollars ($750.00).

      3.   Putting up a structure that does not meet with all building code and zoning code requirements, including setback requirements will cause the offender to obtain daily fines in the amount of two hundred fifty dollars ($250.00) to seven hundred fifty dollars ($750.00) per day until the offending structure is removed in its entirety. (Ord. 783, 5-27-2015)

4-1-3: EXISTING BUILDINGS:

Every new installation and every repair exceeding a total cost of five hundred dollars ($500.00) including labor, said labor to be computed as not less than the full cost of materials used, shall comply with the requirements of this chapter.

A permit shall be required for all work on the exterior of any building. (The cost of said permit is dependent upon the scope of work to be completed.)

No permit is required for the cosmetic remodeling of an interior of a residential unit (repainting, putting in new fixtures, or new carpet or flooring). Major remodeling, however (the moving of walls, removal of walls, replumbing, adding plumbing or changes to electrical work), requires a permit. Once again, the cost of the permit is dependent upon the scope of work. (Ord. 267E, 1-13-2016)

4-1-4: ALTERATIONS:

This chapter shall also apply to all alterations which affect the structural strength or sanitary conditions of any building, but shall not include ordinary repairs necessary for the maintenance of any building. (Ord. 267, 9-27-1961)

4-1-5: MOVING AND DEMOLITION OF BUILDINGS:

   No structure shall be moved or demolished until a permit has been obtained from the building inspector, and adequate provision made for the demolition of such building. The permit fee for the moving or demolishing of a structure under this section shall be in accordance with the fees on file with the building inspector. Property shall be left free and clear of all debris and all excavations and shall be filled with the proper material approved by the building inspector for the required project.

(Ord. 267A, 12-19-1979; amd. Ord. 994, 1-24-2024)

4-1-6: PUBLIC BUILDINGS:

   (A)   Plans, Approval: No building, or any part thereof, which may be used as a meeting place for the public, shall be built until duplicate plans, showing the details of the proposed work, accompanied by duplicate specifications covering the material or materials to be used, have been submitted to, and approved by the building inspector and a permit has been issued for the proposed construction or alteration. One set of the approved plans and specifications shall be retained by the building inspector and one set shall be kept at the building during construction. No changes shall be made unless revised plans and specifications have been submitted to and approved in writing by the building inspector. All public buildings shall meet all specifications of the state fire marshal. (Ord. 267, 9-27-1961)

   (B)   Business And Public Buildings: All business and public buildings to be built and all additions thereto, within the village, excepting one- and two-family dwellings and public schools, shall comply with Illinois law and state fire marshal regulations, including at least the minimum fire safety standards for all occupancies of the applicable life safety code of the National Fire Protection Association. (Ord. 701, 1-28-2009)

4-1-7: FOUNDATION AND FOOTING:

   (A)   Bearing Capacity: Excavations for foundations shall extend to a level which will provide adequate bearing. In case of doubt regarding bearing capacity, tests may be required for this determination.

   (B)   Frost Line: Excavations shall extend below prevailing frost line and not less than thirty inches (30") below finished grade. Excavations shall not be less than twelve inches (12") below natural grade.

   (C)   Footing Trenches: The bottom of footing trenches shall be level and on undisturbed soil.

   (D)   Footing Projection: All footings shall be a minimum of eight inches (8") and four inches (4") projection on each side of foundation for width.

   (E)   Continuous Pour Concrete: All footings shall be of continuous pour concrete. When continuous pour is not possible, there shall be set midway in the break at the bulkhead, at least three (3) five-eighths inch by sixteen inch (5/8" x 16") steel rods.

   (F)   Basementless Houses:

      1.   In buildings using wood floors, where no basement is used, a crawl space of at least twenty four inches (24") shall be provided between the ground and the bottom of floor joists or support beams, whichever is lowest, and such ground shall be substantially level.

      2.   In buildings built on a slab, the slab shall be at least six inches (6") and with thickened edges. Such edges shall extend at least eight inches (8") above finished grade and at least thirty six inches (36") below finished grade, with a width of footing at least ten inches (10"). The slab shall rest on a porous fill of select materials, compacted, not less than six inches (6") in depth. All slabs shall be reinforced with at least a six inch by six inch (6" x 6") mesh of no. 10 steel wire, and footings shall contain at least three (3) five-eighths inch (5/8") steel rods. Between the slab and porous material shall be a vapor sheet of sufficient quality to withstand absorption of moisture.

   (G)   Ventilators: In all buildings using crawl space, ventilating openings shall be provided and covered with a metal mesh of under one-half inch (1/2") screen openings. All ventilators shall be at least six inches by twelve inches (6" x 12"), and at least two (2) shall be provided in each crawl space.

   (H)   Buildings On Slab: In small buildings on a slab, such separate building, other than a dwelling, not exceeding one story, constructed of either wood frame or concrete block construction and having less than five hundred (500) square feet of area, may be supported on concrete slab with thickened edges. Such edges shall extend at least eight inches (8") above finished grade and twelve inches (12") below finish grade. The slab shall be at least four inches (4") thick and shall rest on a porous fill of select materials not less than six inches (6") in depth. All slabs shall be reinforced with at least six inches by six inches (6" x 6") mesh of no. 10 steel wire.

   (I)   Detached Private Garages: Detached private garages may be supported on concrete slabs laid on the earth, when not attached to another building. Such slab shall be not less than four inches (4") thick, and placed on at least a base of porous material six inches (6") deep, and the slab shall extend at least two inches (2") above finished grade. (Ord. 267, 9-27-1961)

   (J)   Modular Dwelling: All tongues, wheels, axles and frames must be removed and may not be any part of the structure. (Ord. 550-B, 5-10-1995)