A. That a certain document, one (1) copy of which is on file in the office of the Village Clerk of the Village of Glen Carbon, being marked and designated as the International Property Maintenance Code (IPMC), 2018 edition, as published by the International Code Council (ICC), be and is hereby adopted as the Property Maintenance Code of the Village of Glen Carbon, in the State of Illinois.
The provisions of this code shall apply to all existing residential and nonresidential structures and all existing premises and constitute minimum requirements and standards for premises, structures, equipment and facilities for light, ventilation, space, heating, sanitation, protection from the elements, a reasonable level of safety from fire and other hazards, and for a reasonable level of sanitary maintenance.
B. The following sections are hereby revised:
Section 101.1: Insert: Village of Glen Carbon
Section 102.3 Revise as follows:
Repairs, additions or alternations to a structure, or changes of occupancy, shall be done in accordance with procedures and provisions of the building codes adopted by the Village of Glen Carbon and/or mandated by the State of Illinois.
Section 103.5: Revise as follows:
The fees for activities and services performed by the department in carrying out its responsibilities under this code shall be indicated in the Village of Glen Carbon’s SCHEDULE OF FEES, as amended from time to time.
Section 106.4: Revise as follows:
Any person, firm or corporation who shall violate a provision of this code, or fail to comply therewith, or with any of the requirements thereof, shall be prosecuted within the limits provided by state or local laws. Each day that a violation continues after due notice has been served shall be deemed a separate offense and is punishable as provided in Section 1-4-1 of the Village Code of Glen Carbon.
Section 111.1: Revise as follows:
Any person directly affected by a decision of the code official or a notice or order issued under this code shall have the right to appeal to the Board of Zoning Appeals as provided in Section 10-16-3 of the Village Code of Glen Carbon.
Section 111.2: Delete in its entirety.
Section 111.3: Delete.
Section 111.4: Delete in its entirety.
Section 111.5: Delete.
Section 111.6: Delete in its entirety.
Section 111.7: Delete.
Section 111.8: Delete.
Section 112.4: Revise as follows:
Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove .a violation or unsafe condition, shall be deemed guilty of an offence and is punishable as provided in Section 1-4-1 of the Village Code of Glen Carbon.
Section 201.3 Revise as follows:
Where terms are not defined in this code and are defined in the International Building Code, International Existing Building Code, International Fire Code, International Fuel Gas Code, International Mechanical Code, International Plumbing Code, International Residential Code, International Zoning Code, NFPA 70, or other adopted code referenced herein, such terms shall have the meanings ascribed in those codes.
Section 202: Insert the following:
NOSING. The leading edge of treads of stairs and of landings at the top of stairway flights.
WEED TREE. Any tree that grows invasively, prolifically or is of little commercial value.
UNCULTIVATED. Growing or developing without care.
Section 302.4: Revise as follows:
Premises and exterior property shall be maintained free from weeds or plant growth in excess of 8" (25.4 mm). Weeds shall be defined as all grasses, rank or uncultivated plants, vegetation or vegetable growth, weed trees or any type of vegetative over-growth condition likely to attract or harbor mosquitoes, rodents, vermin, or other disease carrying pests, regardless of the height of the weeds. This term shall not include cultivated flowers and gardens. Noxious weeds, as defined by Illinois Complied Statues 505 ILCS 100/1, Illinois Noxious Weed Law, most recently amended, shall be prohibited.
Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a notice of violation, they shall be subject to prosecution in accordance with Section 106.3 and as prescribed by the authority having jurisdiction. Upon failure to comply with the notice of violation, any duly authorized employee of the jurisdiction or contractor hired by the jurisdiction shall be authorized to enter upon any property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property.
The Village may thereafter file a lien in the Office of the County Recorder of Deeds setting forth therein a description of the real estate from which said weeds or other like growth were cut and/or removed, the amount of money the Village expended in said service, and the date or dates when such cost and expense were inclined by the Village. This lien shall be superior to all other liens and encumbrances excepting tax liens as provided for by statute.
Section 302.8: Insert the following:
302.8.1 Parking in yards on unimproved surfaces.
No motor vehicle may be parked on any residential front, side or rear yard except in a driveway or paved parking space. All parking spaces, pads and access driveways shall be paved with an all-weather surface, such as concrete or asphalt.
Section 304.3: Insert the following:
Section 304.3.1 Premises Identification: Rear.
All doors providing access to a dwelling unit, rooming unit or housekeeping unit where the main entrance is in the rear of the building as a result of the location of off-street parking or access restrictions shall clearly identify each unit for emergency responders in the same manner as prescribed above.
Section 304.12: Insert the following:
304.12.1 Where required.
Guards shall be provided for those portions of open-sided walking surfaces, including stairs, ramps and landings that are located more than 30 inches (762 mm) measured vertically to the floor or grade below at any point within 36 inches (914 mm) horizontally to the edge of the open side. Insect screening shall not be considered as a guard.
304.12.2 Height.
Required guards at open-sided walking surfaces, including stairs, porches, balconies or landings, shall be not less than 36 inches (914 mm) in height measured vertically above the adjacent walking surface or the line connecting the nosings.
Exceptions:
1. Guards on the open sides of stairs shall have a height not less than 34 inches (864 mm) measured vertically from a line connecting the nosings.
2. Where the top of the guard also serves as a handrail on the open sides of stairs, the top of the guards shall not be less than 34 inches (864 mm) and not more than 38 inches (965) measured vertically from a line connecting nosings.
304.12.3 Opening limitations.
Required guards shall not have openings from the walking surface to the required guard height that allow passage of a sphere 4 inches (102 mm) in diameter.
Exceptions:
1. The triangular openings at the open side of stair, formed by the riser, tread and bottom rail of a guard, shall not allow passage of a sphere 6 inches (153 mm) in diameter.
2. Guards on the open side of stairs shall not have openings which allow passage of a sphere4 3/8 inches (111 mm) in diameter.
Section 304.14 Insert Dates: April 1 to December 1
Section 307.1: Insert the following:
307.1.1 Where required.
Guards shall be provided for those portions of open-sided walking surfaces, including stairs, ramps and landings that are located more than 30 inches (762 mm) measured vertically to the floor or grade below at any point within 36 inches (914 mm) horizontally to the edge of the open side. Insect screening shall not be considered as a guard.
307.1.2 Height.
Required guards at open-sided walking surfaces, including stairs, porches, balconies or landings, shall be not less than 36 inches (914 mm) high measured vertically above the adjacent walking surface, adjacent fixed seating or the line connecting the leading edges of the treads.
Exceptions:
1. Guards on the open sides of stairs shall have a height not less than 34 inches (864 mm) measured vertically from a line connecting the leading edges of the treads.
2. Where the top of the guard also serves as a handrail on the open sides of stairs, the top of the guards shall not be less than 34 inches (864 mm) and not more than 38 inches (965) measured vertically from a line connecting the leading edges of the treads.
307.1.3 Opening limitations.
Required guards shall not have openings from the walking surface to the required guard height which allow passage of a sphere 4 inches (102 mm) in diameter.
Exceptions:
1. The triangular openings at the open side of stair, formed by the riser, tread and bottom rail of a guard, shall not allow passage of a sphere 6 inches (153 mm) in diameter.
2. Guards on the open side of stairs shall not have openings which allow passage of a sphere4 3/8 inches (111 mm) in diameter.
Section 502.5: Revise as follows:
Public toilet facilities shall be maintained in a safe, sanitary and working condition in accordance with the Illinois Plumbing Code, most recent edition. Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during occupancy of the premises.
Section 505.1: Revise as follows:
Every sink, lavatory, bathtub or shower, drinking fountain, water closet or other plumbing fixture shall be properly connected to either a public water system or to an approved private water system. Kitchen sinks, lavatories, laundry facilities, bathtubs and showers shall be supplied with hot or tempered and cold running water in accordance with the Illinois Plumbing Code, most recent edition.
Section 602.2: Revise as follows:
Dwellings shall be provided with heating facilities capable of maintaining a room temperature of 68°F (20°C) in all habitable rooms, bathrooms and toilet rooms based on the winter outdoor design temperature for the locality. Cooking appliances shall not be used, nor shall portable unvented fuel-burning space heaters be used, as a means to provide required heating.
Exception: In areas where the average monthly temperature is above 30°F (-1°C), a minimum temperature of 65°F (18°C) shall be maintained.
Section 602.3: Insert Dates: October 1st to April 30th
Section 602.4: Revise as follows:
Indoor occupiable work spaces shall be supplied with heat to maintain a minimum temperature of 65°F (18°C) during the period the spaces are occupied.
Exceptions:
1. Processing, storage and operation areas that require cooling or special temperature conditions.
2. Areas in which persons are primarily engaged in vigorous physical activities.
Section 604.2: Revise as follows:
The size and usage of appliances and equipment shall serve as a basis for determining the need for additional facilities in accordance with NFPA 70. Dwelling units shall be served by a three-wire, 120/140 volt, single-phase electrical service having a minimum rating of 100 amperes.
Section 606.1: Revise as follows:
Elevators, dumbwaiters and escalators shall be maintained in compliance with Illinois Administrative Code, Title 41, Chapter II, Part 1000, most recent edition. The most current certificate of inspection shall be on display at all times within the elevator or attached to the escalator or dumbwaiter, be available for public inspection in the office of the building operator or be posted in a publicly conspicuous location approved by the code official. The inspection and tests shall be performed at not less than the periodic intervals as required by the Office of the Illinois State Fire Marshall.
Section 704.3: Revise as follows:
Where a required fire protection system is out of service, the fire department and the code official shall be notified immediately and, where required by the code official, either the building shall be evacuated or an approved fire watch shall be provided for all occupants left unprotected by the shutdown until the fire protection system has been returned to service. Where utilized, fire watches shall be provided with not less than one approved means for notification of the fire department and shall not have duties beyond performing constant patrols of the protected premises and keeping watch for fires. Actions shall be taken in accordance with Section 901 of the International Fire Code to bring the systems back in service.
Section 704.4: Revise as follows:
704.4.2 Removal of existing occupant-use hoselines.
The code official is authorized to permit the removal of existing occupant-use hose lines where all of the following apply:
1. The installation is not required by the International Fire Code of the International Building Code.
2. The hose line would not be utilized by trained personnel or the fire department.
3. The remaining outlets are compatible with local fire department fittings.
Section 704.5: Revise as follows:
Where the fire department connection is not visible to approaching fire apparatus, the fire department connection shall be indicated by an approved sign mounted on the street side or on the side of the building. Such sign shall have the letters “FDC” not less than 6 inches (152 mm) high and words in letters not less than 2 inches (51 mm) high or an arrow to indicate the location. Such signs shall be subject to the approval of the code official.
704.5.1 Fire department connection access.
Ready access to fire department connections shall be maintained at all times and without obstruction by fences, bushes, trees, walls or any other fixed or movable object.
Exception: Fences, where provided with an access gate equipped with a sign complying the legend requirements of Section 912.5 of the International Fire Code and a means of emergency operation. The gate and the means of emergency operation shall be approved by the code official and maintained operational at all times.(Ord. 2013-24, 7-9-2013; amd. Ord. 2020-25, 9-22-2020)