Skip to code content (skip section selection)
A. Required Information: No building permit shall be issued and no construction work, including the pouring of foundations, shall take place unless each of the following items has been submitted to the director of community development along with a completed application:
1. A copy of the recorded plat of subdivision and a plat of survey of the individual lot, prepared by a registered land surveyor of the state of Illinois, showing to scale the size and approximate location of all existing structures and of the proposed structure, including top of foundation and overhanging eaves, and distance to property lines; established street grades; and proposed top of foundation elevations. For other than one- and two-family dwellings, the location and dimension of off street parking facilities shall be shown unless a previously approved site plan is on file with the director of community development. For multiple permit applications in the same subdivision, this document need only be submitted once. (1978 Code § 4-1-11; amd. 2011 Code)
2. a. A copy of the proposed lot grading plan, shown on the above plat of survey or on a separate plan, indicating the finished lot elevations at all lot corners and at the building line as a minimum, and at other critical points as may be necessary to detail the proper means of lot drainage. The proposed lot grading plan shall be referenced to a suitable USGS datum bench mark located at a distance no greater than three hundred feet (300') from the proposed building.
b. When a lot is part of a larger subdivision for which an overall grading plan has previously been submitted and approved, the individual lot grading plan shall be shown in conformance with said plan unless modifications to the plan are or have been approved. The proposed lot grading plan or modifications thereto shall be subject to review and approval by the village engineer.
c. When a lot on which a building permit is being requested is not part of a subdivision with an approved overall grading plan, the lot grading plan submitted shall show, in addition to the aforementioned details: 1) the existing topographical data on a one foot (1') contour interval extending at least fifty feet (50') beyond the property lines; 2) all top of foundation elevations on adjacent structures; and 3) existing sewer and water main facilities and existing or proposed service lines to the property. The proposed lot grading shall first be subject to review and approval by the village engineer.
3. A statement from a reputable soils testing firm indicating the bearing strength of the soil strata at foundation or footing grade. (1978 Code § 4-1-11)
4. a. For one- or two-family dwellings, a total of four (4) copies; and for other types of buildings, a total of six (6) copies, of a complete set of plans, drawn to scale, with dimensions to show architectural and engineering details; and the plumbing, electrical, mechanical and, if required, fire suppression systems. (Ord. 98-20, 3-5-1998; amd. 2011 Code)
b. All plans for the construction, remodeling, or repairing of any building, the total cost of which exceeds ten thousand dollars ($10,000.00), shall be prepared under the supervision and bear the seal of a registered architect and/or registered engineer of the state of Illinois, except any construction which does not involve the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or load bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; nor addition to, alteration of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electrical wiring or mechanical or other work affecting public health or general safety. (Ord. 98-20, 3-5-1998)
5. A statement verifying that all contractors performing work on the proposed building are or will be licensed and bonded with the village. (1978 Code § 4-1-11)
6. If the proposed project involves construction activities other than required for the maintenance or repair of existing structures, a completed agency action report on a form promulgated by the Illinois department of natural resources, which shall contain, but not be limited to, the following:
a. Name and address of the village of Glendale Heights;
b. The name of the director of community development; (1978 Code § 4-1-11; amd. 2011 Code)
c. The precise location of the proposed project in sufficient detail to determine the presence or absence of an endangered species;
d. A brief description of the proposed project; and
e. The starting and ending dates of the proposed project. (1978 Code § 4-1-11)
B. Review Of Application; Agency Action Report: After review of the application and the supporting documents in subsection A of this section, the director of community development shall make a determination that: 1) there has been compliance with the provisions of title 12, chapter 1 of this code including the posting of a performance bond, cash, or escrow account with the village clerk; 2) that the proposed foundation location is consistent with the platting and zoning requirements for front yard and side yard setbacks; 3) that the proposed individual lot grading plan is in conformance with the overall subdivision grading plan or bears the approval of the village engineer; 4) that the solid data submitted indicates compliance with applicable village codes; 5) that the architectural or engineering plans submitted are in full compliance with all village codes and, where necessary, bear an approved statement from the affected fire protection district; 6) that an all weather roadway or satisfactory access roadway has been constructed to within two hundred fifty feet (250') of the building site to facilitate building inspection; 7) that all appropriate building permit fees, subdivision inspection fees, sanitary sewer and water main tap-on fees, recapture or special assessment fees (where applicable), and contractor licensing fees have been paid in full; and 8) that all other provisions of this section have been met and the application is complete.
C. Construction Process: If the proposed project involves construction activities other than required for the maintenance or repair of existing structures, the director of community development shall forward the completed agency action report to initiate a consultation process. Action on the building permit application shall not commence until completion of the consultation process.
D. Endangered Species:
1. Situation Addressed: The Illinois department of natural resources shall review the report of action and determine whether a valid record of occurrence for all endangered species exists within the vicinity of the proposed project. The village will receive one of two (2) responses from the department following submission of the report of action:
a. Upon receipt from the Illinois department of natural resources of notification that no known endangered species are known to be present and of termination of the consultation process, action on the application shall commence.
b. Upon receipt from the Illinois department of natural resources of notification that an endangered species is identified within the vicinity of the project, the applicant will be sent a letter explaining the continuation of the consultation process and a detailed action report. (1978 Code § 4-1-11; amd. 2011 Code)
2. Detailed Action Report:
a. The applicant shall complete the detailed action report and submit it to the village. Sufficient information must be provided about the proposed project to determine the potential indirect, direct and cumulative adverse impacts to the endangered species present or its essential habitat. The detailed action report shall include, but is not limited to, the following components:
(1) Name and address of the village of Glendale Heights; (1978 Code § 4-1-11)
(2) The name of the director of community development; (1978 Code § 4-1-11; amd. 2011 Code)
(3) A detailed map indicating the precise location of the proposed project;
(4) A detailed description of the proposed project including any direct or indirect alteration or destruction of the vegetation, change anticipated to air or water quality, alteration of the topography, or any other detail that might jeopardize the listed species or its essential habitat;
(5) Starting and ending dates of the proposed project; and
(6) Discussion of alternatives which were considered.
b. Upon completing the portion of the detailed action report involving the proposed project, the applicant shall provide background information on the endangered species present. The direct and indirect effects of the proposed project on the endangered species and its essential habitat including cumulative effects shall be analyzed by the applicant. (1978 Code § 4-1-11)
3. Biological Opinions: Upon completion, the village shall submit the detailed action report to the Illinois department of natural resources for the formulation of a biological opinion as to whether the proposed project, taken with its cumulative effects, will jeopardize the endangered species present or have an adverse impact on its essential habitat. The biological opinion shall result in one of the following conclusions: (1978 Code § 4-1-11; amd. 2011 Code)
a. The project may promote the conservation of an endangered species or its essential habitat, in which case, the consultation process is terminated;
b. The project is not likely to jeopardize an endangered species or its essential habitat, in which case, the consultation process is terminated; or
c. The proposed project is likely to jeopardize an endangered species or its essential habitat, in which case, the consultation process shall continue. (1978 Code § 4-1-11)
4. Alternatives To Adverse Impacts:
a. If the biological opinion concludes that the proposed project is likely to have an adverse impact, recommendations to avoid these impacts shall be provided to the applicant by the village upon receipt from the Illinois department of natural resources.
b. A meeting shall be scheduled with representatives of the applicant, the village and the Illinois department of natural resources to discuss practicable alternatives to the proposed project that would avoid, minimize, or compensate for the impacts.
c. After the consultation meetings have taken place to discuss practicable alternatives, the applicant shall notify the village in writing stating its decision to proceed, modify, or forgo the action and which, if any, of the alternatives included in the detailed action report it is adopting. The village shall in turn notify the Illinois department of natural resources. (1978 Code § 4-1-11; amd. 2011 Code)
d. If the village disagrees with the applicant's decision, it shall notify the applicant in writing within twenty one (21) days.
5. Effect Of New Information: The consultation process shall be initiated or a terminated consultation process shall be reopened if:
a. New information reveals effects of the identified project that may adversely affect an endangered species or its essential habitat in a manner not previously considered; or
b. The proposed project is subsequently modified such that it may adversely affect an endangered species or its essential habitat in a manner which was not considered in the consultation process; or
c. Additional endangered species or their essential habitat is identified within the vicinity of the project. (1978 Code § 4-1-11)
E. Issuance Of Permit Or Return Of Application Noting Deficiencies: Upon favorable determination that all the above provisions have been met, a building permit shall be issued. If the above provisions have not been met, the building permit application shall be returned with a list of deficiencies. (1978 Code § 4-1-11; amd. 2011 Code)