The provisions of the International Building Code, 2015 Edition, International Code Council, Inc., (hereafter referred to as the “IBC 2015") and the International Residential Code “For One- and Two-Family Dwellings,” 2015 Edition, International Code Council, Inc. (hereafter referred to as the “IRC 2015"), are hereby adopted, subject to the additions, deletions and modifications hereinafter set forth, as criteria for the issuance and re-issuance of building permits. The additions, deletions and modifications to the IBC 2015 and IRC 2015 as applicable to the village are as follows:
IBC 2015 Section | Addition, Deletion or Modification |
IBC 2015 Section | Addition, Deletion or Modification |
Passim | Wherever the phrase “[name of jurisdiction]” or the word “jurisdiction” appear, they shall be deemed to refer to the Village of Glencoe, Illinois. |
Passim | Wherever the phrase “building official” appears, it shall be deemed to refer to the Building Officer or his or her duly designated representative. |
Passim | All provisions of the Code applicable to new structures and additions in the “B-1" Business or “B-2" Business Zoning Districts are hereby modified to require exterior masonry, pre-cast concrete, or poured-in-place concrete construction; a fire resistance rating of at least two hours for all exterior walls; and installation of an annunciator alarm system. Furthermore, all provisions of the Code applicable to structures containing either two or more living units, or a combination of two or more living units and any non-residential use in the “R-D” Multiple Family, “B-1" or “B-2" Business Zoning Districts are hereby modified to require exterior four-inch thick masonry, four-inch thick concrete block with stucco, pre-cast concrete, or poured-in-place concrete construction. A fire resistance of at least two hours utilizing masonry, pre-cast concrete, or poured-in-place concrete is required for all tenant separation walls and floors, party walls and floors, load-bearing walls, common exit walls, and exterior walls. An annunciator alarm system is required for new structures in the “B-1" and “B-2" Districts. Exterior cladding with E.I.F.S. (Exterior Insulation and Finishing System, a/k/a “dryvit”) is not permitted in the “R-D,” “B-1", or “B-2" Zoning Districts for new buildings, additions, or alterations. In addition, dwelling unit bathroom, kitchen, or dryer exhaust duct work may not penetrate tenant separation walls or ceilings. |
Passim | Whenever exterior claddings with E.I.F.S (exterior insulation and finishing systems, a/k/a/ “dryvit”) is proposed for use in connection with any permitted activities, permit applicants may be required to provide certifications in a form established by the building code official regarding the installation and performance of such materials. |
Passim | Notwithstanding anything to the contrary in this Code, the perimeter for all foundations of any principal building shall be 42 inches minimum below grade and 6 inches minimum above grade, continuous, and uninterrupted except for any portion of a principal building in which there is not a roof. This requirement shall apply to any wood deck with a roof. The perimeter foundation wall and footing is required to be poured-in-place concrete. A concrete slush coat is required for all crawl spaces. |
102.7 | Add the following new Section: 102.7 Continuation of unlawful use. The continuation of occupancy or use of a building or structure, or part thereof, contrary to the provisions of this Code, shall be deemed a violation and be subject to the penalties prescribed in § 113.4. |
102.8 | Add the following new Section: 102.8 Other regulations. When the provisions herein specified for health, safety, and welfare are more restrictive than other regulations, this Code shall control; but in any case, the most rigid requirements of either the Building Code or other regulations shall apply wherever a conflict exists. Nothing herein shall be construed as authorizing any use or construction not authorized by the zoning, subdivision, and other applicable ordinances of the Village and the mention of uses and building types, sizes, or configurations in the Code that are not permitted by other ordinances of the Village shall not be given any force, effect, or meaning in the Village. |
104.4 | Add the following new sentence at the end of this Section: All fees or costs incurred for such expert opinions shall be paid by the applicant. |
104.6 | Delete the Section and substitute the following new Section: 104.6 Right of entry. Subject to the provisions in this section, in the discharge of his or her duties, the Building Official or such official’s authorized representative shall have the authority to enter at any reasonable hour any building, structure, or premise in the jurisdiction to enforce the provisions of this Code. Except where the owner or operator or occupant refuses entry, an order of court, subpoena, or other legal process shall not be necessary to any entry, examination, or survey in connection with the inspections and duties of the Building Official under this Code. However, whenever the Building Official or such official’s delegate, after presentation of proper credentials and request for entry to inspect, is refused access to any building, dwelling, dwelling unit, or rooming unit, the Building Official is authorized to petition any judge for the issuance of a search warrant authorizing the inspection of such building, dwelling, dwelling unit, or rooming unit, for the purpose of making such inspections as shall be necessary to the enforcement of the provisions of this Code. |
104.8 | Delete the Section without substitution. |
105.1 | Add the following new sentence at the end of this Section: Notwithstanding anything to the contrary in this Code, the following is a non-exclusive list of improvements that require a permit: 1. Fences and Posts - New fences and posts or replacements for old fences require a building permit. 2. Wood Decks - Wood decks require a building permit. 3. Storage Sheds, Play Sets, and Garages - Storage sheds, garden sheds, children’s play sets, tree houses, and garages require a building permit. 4. Room Additions - Room additions require a building permit. 5. Interior Alterations - Construction or removal of any interior walls requires a building permit. Enlarging any door or window, or constructing attic dormers also requires a building permit. Replacement of existing bathroom fixtures or kitchen cabinets, in the same location as the existing ones, requires a construction permit, also see electrical requirements. 6. Exterior Grade Changes - Any changes in exterior grading or adding fill on any property requires a grade change permit. 7. Air Conditioners/Generators - Exterior air conditioning condensers, generators, or heating units require an electrical permit and must meet the applicable setback requirements for structures as provided in the Glencoe Zoning Code. 8. Plumbing - Most plumbing work involving piping and drain installation requires a permit; changing or replacing fixtures also requires a permit. 9. Satellite Dishes - All satellite dishes not mounted on the main building require a permit. 10. Underground Sewer and Water Repairs - All underground sewer or water line repairs on public or private property require a permit. |
105.1.3 | Add the following new Section: 105.1.3 Historic preservation. In addition to and notwithstanding any requirement or exception in § 105.1, a building permit shall be required to enlarge, alter, demolish, or change any feature in the exterior architectural appearance of a building, structure, object, or site that has been identified in an ordinance designating a certified landmark or a certified historic district pursuant to Chapter 26B of the Glencoe Village Code. No fee shall be required for any permit that is required solely by virtue of this Section. |
105.1.4 | Add the following new Section: 105.1.4 Notice to adjoining owners. After an application for a permit to remove a principal building or structure has been filed, but before such permit may be issued, the applicant must give written notice, to be mailed by the Village, to the owners of adjoining lots and to the owners of wired or other facilities, of which the temporary removal may be necessitated by the proposed work. |
105.2 | Delete the Section without substitution. |
109.5 | Delete the Section and substitute the following new Section: 109.5 Application and permit fees. All fees for any application and permit pursuant to this Code are as set forth in the village’s Comprehensive Fee and Fine Schedule. If any person causes any erection, construction, repair, alteration, removal, or excavation to be made in or for any building, structure, or any part thereof, without first obtaining the permit or permits required therefor by any of the provisions of this Code, the fee for such permit or permits shall be equal to twice the sum set forth in the village’s Comprehensive Fee and Fine Schedule. Notwithstanding and in addition to the foregoing, any person who causes any erection, construction, repair, alteration, removal, or excavation to be made in or for any building, structure, or any part thereof, without first obtaining the requisite permit or permits shall be subject to any fines or penalties available under the Glencoe Village Code. Where any project requiring a building or construction permit has been started without the required permit, the permit fee will be double the typically applicable total fees as set forth in the village’s Comprehensive Fee and Fine Schedule. |
113 | Delete the entire Section and substitute the following new Section: 113.1 Appeal. Any person aggrieved by an action taken, order issued, or determination made pursuant to this Code, may appeal to the Director of Public Works for reconsideration. |
113.2 Court review. Any person aggrieved following an appeal as provided in § 112.1 may petition the Cook County Circuit Court in the manner provided by law for administrative review. | |
114.4 | Delete the Section and substitute the following new Section: 114.4 Violation penalties. Any person who shall violate a provision of this Code or shall fail to comply with any of the requirements thereof or who shall erect, construct, alter, or repair a building or structure in violation of an approved plan or directive of the Building Official, or of a permit or certificate issued under the provisions of this Code, shall be subject to a civil fine as set forth in the village’s Comprehensive Fee and Fine Schedule; provided, however, that the Building Official or that person’s designee may elect to prosecute any such violation as a misdemeanor, punishable by a fine of not more than $750, or by imprisonment not exceeding 6 months, or both fine and imprisonment for each provision of this code violated; provided further that any such misdemeanor shall be punishable solely by a fine of not more than $200 with respect to any violation as to which service of summons is made by certified mail, return receipt requested, pursuant to § 1-2-9.1 of the Illinois Municipal Code, 65 ILCS 5/1-2-9.1. Each day that a violation continues shall be deemed a separate offense. Notwithstanding any provision in this Code to the contrary, wherever any statute or public act of the General Assembly shall limit the amount of any fine or penalty, the fine or penalty imposed by this Code shall be maximum amount permitted by such statute or public act. |
114.5 | Add the following new Section: 114.5 Abatement of violation. The imposition of the penalties herein prescribed shall not preclude the legal officer of the jurisdiction from instituting appropriate action to prevent unlawful construction or to restrain, correct, or abate a violation, or to prevent illegal occupancy of a building, structure, or premises or to stop an illegal act, conduct business, or occupancy of a building or structure on or about any premises. |
115.3 | Delete the Section and substitute the following new Section: 115.3 Unlawful continuance. Any person who shall continue to work in or about the structure after having been served with a stop work order, except such work as he is directed to perform to remove a violation or unsafe condition, shall be liable to punishment as provided in § 113.4 of this Code. |
115.4 | Add the following new Section: 115.4 Stop order fee. Where any project has been issued a stop work order, the general contractor will be required, in addition to other corrective requirements, to pay a fee as set forth in the village’s Comprehensive Fee and Fine Schedule for the stop work order to be lifted. |
312.2 | Add the following provisions at the end of this Section: Notwithstanding anything in this Section to the contrary that is more stringent, the following standards shall apply: A. Rails or guards for wood, concrete, or other decks extending at least eight inches but less than 30 inches above the floor or grade below shall be at least 36 inches high. B. Rails or guards for wood, concrete, or other decks extending at least 30 inches above the floor or grade below shall be at least 42 inches high. |
402.18 | Add the following new Section: 402.18 “Knox box.” All new or changed occupancies in the Business Districts shall be provided with “Knox box” key access for emergency access by Fire Department personnel. |
1025.4 | Delete the Section without substitution. |
1030.5 | Delete the Section and substitute the following new Section: 1030.5 Window wells. Notwithstanding anything to the contrary in this Code, with respect to dwelling units, all window wells are to be covered with metal safety grills; except that basement bedroom (and rooms that can be used in such manner) escape window wells shall be provided with a railing with dividers under four inches apart and at least 36 inches above grade with a gate at the ladder and an escape ladder on the side of such window well. Basement escape window wells shall have an interior clear horizontal opening of at least three feet by three feet on the exterior of such basement window. Every new dwelling unit basement shall be required to have at least one such egress window well and egress window in each bedroom or anticipated bedroom area, even if such bedroom is not provided at the beginning stage of construction. Existing dwelling unit basements are required to provide an egress window well and egress window meeting the above specifications if a bedroom and/or bathroom is to be constructed. |
IRC 2015 Section | Addition, Deletion or Modification |
IRC 2015 Section | Addition, Deletion or Modification |
Passim | Wherever the phrase “[name of jurisdiction]” or the word “jurisdiction” appear, they shall be deemed to refer to the Village of Glencoe, Illinois. |
Passim | Wherever the phrase “building official” appears, it shall be deemed to refer to the Building Officer or his or her duly designated representative. |
Passim | Whenever exterior claddings with E.I.F.S. (exterior insulation and finishing systems, a/k/a “dryvit”) is proposed for use in connection with any permitted activities, permit applicants may be required to provide certifications in a form established by the building code official regarding the installation and performance of such materials. |
Passim | Notwithstanding anything to the contrary in this Code, the perimeter for all foundations of any principal building shall be 42 inches minimum below grade, 6 inches minimum above grade continuous, and uninterrupted, except for any portion of a principal building in which there is not a roof. This requirement shall apply to any wood deck with a roof. The perimeter foundation wall and footing is required to be poured-in-place concrete. A concrete slush coat is required for all crawl spaces. |
R102.8 | Add the following new Section: R102.8 Continuation of unlawful use. The continuation of occupancy or use of a building or structure, or part thereof, contrary to the provisions of this Code, shall be deemed a violation and be subject to the penalties prescribed in § R113.4. |
R102.9 | Add the following new Section: R102.9 Other regulations. When the provisions herein specified for health, safety, and welfare are more restrictive than other regulations, this Code shall control; but in any case, the most rigid requirements of either the building code or other regulations shall apply wherever a conflict exists. Nothing herein shall be construed as authorizing any use or construction not authorized by the zoning, subdivision, and other applicable ordinances of the Village and the mention of uses and building types, sizes, or configurations in the Code which are not permitted by other ordinances of the Village shall not be given any force, effect, or meaning in the Village. |
R104.4 | Add the following new sentence at the end of the Section: All fees or costs incurred for such expert opinions shall be paid by the applicant. |
R104.6 | Delete the Section and substitute the following new Section: R104.6 Right of entry. Subject to the provisions in this section, in the discharge of his or her duties, the Building Official or such official’s authorized representative shall have the authority to enter at any reasonable hour any building, structure, or premise in the jurisdiction to enforce the provisions of this Code. Except where the owner or operator or occupant refuses entry, an order of court, subpoena, or other legal process shall not be necessary to any entry, examination, or survey in connection with the inspections and duties of the Building Official under this Code. However, whenever the Building Official or such official’s delegate, after presentation of proper credentials and request for entry to inspect, is refused access to any building, dwelling, dwelling unit, or rooming unit, the Building Official is authorized to petition any judge for the issuance of a search warrant authorizing the inspection of such building, dwelling, dwelling unit, or rooming unit, for the purpose of making such inspections as shall be necessary to the enforcement of the provisions of this Code. |
R104.8 | Delete the Section without substitution. |
R105.1 | Add the following new sentence at the end of this Section: Notwithstanding anything to the contrary in this Code, the following is a non-exclusive list of improvements that require a permit: 1. Fences and Posts - New fences and posts or replacements for old fences require a building permit. 2. Wood Decks - Wood decks require a building permit. 3. Storage Sheds, Play Sets, and Garages - Storage sheds, garden sheds, children’s play sets, tree houses, and garages require a building permit. 4. Room Additions - Room additions require a building permit. 5. Interior Alterations - Construction or removal of any interior walls requires a building permit. Enlarging any door or window, or constructing attic dormers also requires a building permit. Replacement of existing bathroom fixtures or kitchen cabinets, in the same location as the existing ones, requires a construction permit, also see electrical requirements. 6. Exterior Grade Changes - Any changes in exterior grading or adding fill on any property requires a grade change permit. 7. Air Conditioners/Generators - Exterior air conditioning condensers, generators, or heating units require an electrical permit and must meet the applicable setback requirements for structures as provided in the Glencoe Zoning Code. 8. Plumbing - Most plumbing work involving piping and drain installation requires a permit; changing or replacing fixtures also requires a permit. 9. Satellite Dishes - All satellite dishes not mounted on the main building require a permit. 10. Underground Sewer and Water Repairs - All underground sewer or water line repairs on public or private property require a permit. |
R105.1.1 | Add the following new Section: R105.1.1 Historic preservation. In addition to and notwithstanding any requirement or exception in § R105.1, a building permit shall be required to enlarge, alter, demolish, or change any feature in the exterior architectural appearance of a building, structure, object, or site that has been identified in an ordinance designating a certified landmark or a certified historic district pursuant to Chapter 26A of the Glencoe Village Code. No fee shall be required for any permit that is required solely by virtue of this Section. |
R105.1.2 | Add the following new Section: R108.4 Notice to adjoining owners. After an application for a permit to remove a building or structure has been filed, but before such permit may be issued, the applicant must give written notice, to be mailed by the Village, to the owners of adjoining lots and to the owners of wired or other facilities, of which the temporary removal may be necessitated by the proposed work. |
R105.2 | Delete the Section without substitution. |
R108.4 | Delete the Section and substitute the following new Section: R108.4 Application and permit fees. All fees for any application and permit pursuant to this Code are set forth in the schedule in § 9-15 of the Glencoe Village Code. If any person causes any erection, construction, repair, alteration, removal, or excavation to be made in or for any building, structure, or any part thereof, without first obtaining the permit or permits required therefor by any of the provisions of this Code, the fee for such permit or permits shall be equal to twice the sum set forth in the schedule in § 9-15 of the Glencoe Village Code. Notwithstanding and in addition to the foregoing, any person who causes any erection, construction, repair, alteration, removal, or excavation to be made in or for any building, structure, or any part thereof, without first obtaining the requisite permit or permits shall be subject to any fines or penalties available under the Glencoe Village Code. |
Where any project requiring a building or construction permit has been started without the required permit, the permit fee will be double the typically applicable total fees. | |
R112 | Delete entire Section and substitute the following new Section: R112.1 Appeal. Any person aggrieved by an action taken, order issued, or determination made pursuant to this Code, may appeal to the Director of Public Works for reconsideration. |
R112.2 Court review. Any person aggrieved following an appeal as provided in § R112.1 may petition the Cook County Circuit Court in the manner provided by law for administrative review. | |
R113.4 | Delete the Section and substitute the following new Section: R113.4 Violation penalties. Any person who shall violate a provision of this Code or shall fail to comply with any of the requirements thereof or who shall erect, construct, alter, or repair a building or structure in violation of an approved plan or directive of the Building Official, or of a permit or certificate issued under the provisions of this Code, shall be subject to a civil fine as set forth in the village’s Comprehensive Fee and Fine Schedule; provided, however, that the Building Official or that person’s designee may elect to prosecute any such violation as a misdemeanor, punishable by a fine of not more than $750, or by imprisonment not exceeding 6 months, or both fine and imprisonment for each provision of this code violated; provided further that any such misdemeanor shall be punishable solely by a fine as set forth in the village’s Comprehensive Fee and Fine Schedule with respect to any violation as to which service of summons is made by certified mail, return receipt requested, pursuant to § 1-2-9.1 of the Illinois Municipal Code, 65 ILCS 5/1-2-9.1. Each day that a violation continues shall be deemed a separate offense. Notwithstanding any provision in this Code to the contrary, wherever any statute or public act of the General Assembly shall limit the amount of any fine or penalty, the fine or penalty imposed by this Code shall be maximum amount permitted by such statute or public act. |
R113.5 | Add the following new Section: R113.5 Abatement of violation. The imposition of the penalties herein prescribed shall not preclude the legal officer of the jurisdiction from instituting appropriate action to prevent unlawful construction or to restrain, correct, or abate a violation, or to prevent illegal occupancy of a building, structure, or premises or to stop an illegal act, conduct business, or occupancy of a building or structure on or about any premises. |
R114.2 | Delete the Section and substitute the following new Section: R114.2 Unlawful continuance. Any person who shall continue to work in or about the structure after having been served with a stop work order, except such work as he is directed to perform to remove a violation or unsafe condition, shall be liable to punishment as provided in § R113.4 of this Code. |
R114.3 | Add the following new Section: R114.3 Stop order fee. Where any project has been issued a stop work order, the general contractor will be required, in addition to other corrective requirements, to pay a fee as set forth in the village’s Comprehensive Fee and Fine Schedule for the stop work order to be lifted. |
R305.1 | Add the following sentence at the end of this Section: Notwithstanding anything to the contrary in this Code, each habitable room shall have a minimum ceiling height of at least 7.5 feet for at least 50% of the floor area of such room. |
R310.2.1 | Delete the Section without substitution. |
R310.4 | Delete the Section and substitute the following new Section: R310.4 Window wells. Notwithstanding anything to the contrary in this Code, with respect to dwelling units, all window wells are to be covered with metal safety grills; except that basement bedroom (and rooms that can be used in such manner) escape window wells shall be provided with a railing with dividers under four inches apart and at least 36 inches above grade with a gate at the ladder and an escape ladder on the side of such window well. Basement escape window wells shall have an interior clear horizontal opening of at least three feet by three feet on the exterior of such basement window. Every new dwelling unit basement will be required to have at least one such egress window well and egress window in each bedroom or anticipated bedroom area, even if such bedroom is not provided at the beginning stage of construction. Existing dwelling unit basements are required to provide an egress window well and egress window meeting the above specifications if a bedroom and/or bathroom is to be constructed. |
R312.2 | Add the following provisions at the end of this Section: Notwithstanding anything in this section to the contrary that is more stringent, the following standards shall apply: A. Rails or guards for wood, concrete, or other decks extending at least eight inches but less than 30 inches above the floor or grade below shall be at least 36 inches high. B. Rails or guards for wood, concrete, or other decks extending at least 30 inches above the floor or grade below shall be at least 42 inches high. |
R313.2 | Add the following provision at the end of this Section: The effective date for this Section will be two years from the date of adoption of this Code. |
R313.2 | Effective May 31, 2014, an automatic residential fire sprinkler system shall be installed in one- and two-family dwellings, except that the installation of a fire alarm system connected to a central station that notifies the village’s public safety department in the event of a fire and otherwise meets the requirements of this Code may be provided in lieu of an automatic residential fire sprinkler system if: 1. A dwelling does not utilize light-weight frame construction (as hereinafter defined) in its structural framing; or 2. Engineered lumber has been approved in writing by the building and zoning administrator, but only in the locations and subject to the conditions (e.g., armoring with other building materials) that may be set forth in such written approval. For purposes of this section, “light-weight frame construction” shall be defined as a type of construction whose vertical and horizontal structural elements are primarily formed by a system of repetitive wood or cold-formed steel framing members, where the wood elements are comprised of engineered structure elements such as trusses, glue laminated beams, truss-type open-web or perforated floor joists, I-joists, structural, composite lumber, structural insulated panels, and wood structural panels. |
(Ord. No. 2011-16-3297; Ord. No. 2013-10-3340; Ord. No. 2013-21-3351; Ord. No. 2014-05-3357; Ord. No. 2016-04-3394; Ord. No. 2017-6-3414; Ord. No. 2023-24-3569)