The 2015 international residential code for one- and two-family dwellings, adopted and incorporated by reference pursuant to this chapter, is hereby amended, in relevant part, to read as set forth in this section. Subsequent section numbers used in this section refer to the like numbered sections of, or new sections added to, the 2015 international residential code for one- and two-family dwellings. Whenever a conflict arises between the provisions of the 2015 international residential code for one- and two-family dwellings and the amendments set forth in this section, the following amendments will control: (Ord. M-44-15, 11-16-2015)
R101.1 Title.
These provisions shall be known as the residential code for one- and two-family dwellings of the city of Des Plaines, and shall be cited as such and will be referred to herein as "this code."
R102.5 Appendices.
Provisions in the appendices shall not apply unless specifically referenced in the adopting ordinance. Appendices C, G, and K are hereby adopted.
R105.1 Required.
Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure, to alter the grading of any property, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit.
R105.2 Work Exempt From Permit.
Permits shall not be required for the following. Exemption from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction.
Building:
1. Vinyl storage cabinets not larger than 36 square feet.
2. Retaining walls that are not over 4 feet in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or unless required by title 14 of the Des Plaines city code or section 106.2.2 of this code.
3. Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons and the ratio of height to diameter or width does not exceed 2 to 1.
4. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.
5. Prefabricated swimming pools that are less than 24 inches deep.
6. Swings and other playground equipment.
7. Window awnings supported by an exterior wall which do not project more than 54 inches from the exterior wall and do not require additional support.
8. Recreational equipment, arbors, trellises, and yard features as defined in the Zoning Ordinance unless electrical work or a foundation is required for installation.
Electrical:
1. Listed cord-and-plug connected temporary decorative lighting.
2. Reinstallation of attachment plug receptacles but not the outlets therefor.
3. Replacement of branch circuit overcurrent devices of the required capacity in the same location.
4. Electrical wiring, devices, appliances, apparatus or equipment operating at less than 25 volts and not capable of supplying more than 50 watts of energy.
5. Minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.
Gas:
1. Portable heating, cooking or clothes drying appliances.
2. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
3. Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.
Mechanical:
1. Portable heating appliances.
2. Portable ventilation appliances.
3. Portable cooling units.
4. Steam, hot- or chilled-water piping within any heating or cooling equipment regulated by this code.
5. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
6. Portable evaporative coolers.
7. Self-contained refrigeration systems containing 10 pounds (4.54kg) or less of refrigerant or that are actuated by motors of 1 horsepower (746W) or less.
8. Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.
The stopping of leaks in drains, water, soil, waste or vent pipe; provided, however, that if any concealed trap, drainpipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.
The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.
(Ord. M-8-23, 4-3-2023)
R106.2.1 Drainage And Grading Plan Requirement.
A drainage and grading plan prepared by a professional engineer licensed in the state of Illinois shall be submitted with permit applications for the following items: construction of new buildings, additions or alterations to existing buildings that result in a 50% or greater increase in the footprint of the building, grade changes that affect drainage conditions, and any grade changes to properties located within designated flood plain areas.
Exception: Drainage and grading plan will not be required for detached garages.
R106.2.2 Foundation Grades And Rules.
The director of public works and engineering shall, from time to time, promulgate detailed rules, including without limitation standards for engineering site plans, not inconsistent with this code, for the purpose of determining foundation grades. Such rules shall become effective when filed in the office of the city clerk and thereafter shall have the same force and effect as an ordinance duly adopted by the corporate authorities of the city of Des Plaines.
R106.2.3 Subdivision Grade Plan.
With respect to subdivisions, the drainage and grading plan requirement set forth in section 106.2.1 of this code shall be supplemental to the subdivision regulations adopted from time to time by the city of Des Plaines. In the event of a conflict between section 106.2.1 of this code and any provision of the subdivision regulations, the subdivision regulations shall control. The building official shall not issue a building permit for such subdivisions unless a lot- grading plan has been approved by the director of public works and engineering.
R108.2 Schedule Of Permit Fees.
The fees charged by the city of Des Plaines for all permits required by this chapter are set forth in chapter 13 of title 10 of the Des Plaines city code.
R109.1.1.2 Spot Survey Required.
A plat of the piece or parcel of land, lot, lots, block, blocks, or parts or portion thereof, drawn to scale showing the actual dimensions of the land parcel, location of all buildings and improvements, including excavations and foundation walls, and the elevation of the top of the foundation in accordance with the city of Des Plaines benchmark system (North American vertical datum of 1988), and certified by a registered land surveyor licensed in the state of Illinois as a true and correct depiction of the piece or parcel of land, lot, lots, block, blocks, or parts or portions thereof, according to the registered or recorded plat of such land, shall be submitted immediately after the foundation wall(s) have been completed to the building official for review and approval of the foundation elevation and location.
R109.1.5.2 As-Built Survey.
No permanent certificate of occupancy or other indication of approval of new construction shall be issued or given by the building official until an as-built survey of the drainage and grading plan has been approved by the department of public works and engineering.
R109.1.6.2 Digital Final Construction Documents.
When construction documents are produced in a digital format, as-built construction documents shall be submitted on a compact disc or flash drive in tagged image format (TIF) or in another format approved by the department of public works and engineering.
R110.1 Use And Occupancy.
No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made until the building official has issued a certificate of occupancy therefor as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction. Certificates presuming to give authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not be valid. A certificate of occupancy shall not be valid until the fees prescribed by chapter 13 of title 10 of the Des Plaines city code have been paid.
R110.1.1 Landscaping.
All landscaping, including sod, shall be in place prior to the issuance of a certificate of occupancy. When inclement weather has substantially delayed or will substantially delay the completion of all landscaping work, the building official may issue a temporary certificate of occupancy prior to the completion of all landscaping work; provided, however, that no temporary certificate of occupancy shall be issued pursuant to this section R110.1.1 unless the building official receives a cash performance security in the amount of the actual landscaping costs, but not less than $5,000.00, on terms acceptable to the building official, to secure the completion of all landscaping work.
Exception:
1. Certificates of occupancy are not required for work exempt from permits under section 105.2 or as approved by the building official.
2. Accessory buildings or structures.
Section 112 Board Of Appeals.
Section 112 is hereby deleted in its entirety.
R202 Definitions.
Accessory Structure. A structure not more than 720 square feet in floor area, and not more than 15 feet in height, the use of which is customarily accessory to and incidental to that of the dwelling(s) and which is located on the same lot.
Aggregate Floor Area. The gross floor area of a structure designed for occupancy measured from the interior of the outside walls of all stories above grade plane.
Table R301.2 (1)
Ground snow load | 25 lbs. |
Wind design/speed | 90 mph |
Wind design/topographic | No |
Seismic design category | A |
Subject to damage from weathering | Severe |
Frost line depth | 42 inches |
Termite | Moderate |
Winter design temperature | 2 degrees Fahrenheit |
Ice barrier underlayment required | Yes |
Flood hazards | FIRM dated 8/19/2008 |
Air freezing index | 2000 |
Mean annual temperature | 48 degrees Fahrenheit |
R301.2.4 Floodplain Construction.
Buildings and structures constructed in whole or in part in flood hazard areas (including A or V zones) as established in table R301.2(1) shall be designed and constructed in accordance with section R322 and title 14 of the Des Plaines city code. Buildings and structures located in whole or in part in identified floodways shall be designed and constructed in accordance with ASCE 24 and title 14 of the Des Plaines city code. In the event of a conflict between section R322 or any provision of ASCE 24 and any provision of title 14 of the Des Plaines city code, title 14 of the Des Plaines city code shall control.
R313.1 Townhouse Automatic Fire Sprinkler Systems.
An automatic residential fire sprinkler system shall be installed in townhouses.
Exception: An automatic residential fire sprinkler system shall not be required when additions or alterations are made to existing townhouses that do not have an automatic residential fire sprinkler system installed, provided that such additions or alterations do not increase the aggregate floor area of the existing townhouse by 100 percent or more.
R313.2 One- And Two-Family Dwellings Automatic Fire Systems.
An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings.
Exception: An automatic residential fire sprinkler system shall not be required for additions or alterations to existing buildings that are not already provided with an automatic residential sprinkler system installed, provided that such additions or alterations do not increase the aggregate floor area of an existing one- or two-family dwelling by 100 percent or more.
R2603.5.1 Sewer Depth.
Building sewers that connect to private sewage disposal systems shall be not less than 42 inches below finished grade at the point of septic tank connection. Building sewers shall be not less than 42 inches below grade.
Exception: When the depth of a public sewer prevents the installation of a building sewer in accordance with this section P2603.5.1, the code official may approve the connection to private sewage disposal systems and the installation of building sewers at less than 42 inches below grade if the building sewer design will, as a result of gravity or mechanical features, provide for adequate sewer flow.
(Ord. M-14-14, 5-19-2014)