The 2018 edition of the International Building Code, adopted by reference pursuant to section 9-2-1 of this chapter, is amended as set forth in this section. Subsequent section numbers used in this section shall refer to the like numbered sections of the international building code:
101.1 Delete “[name of jurisdiction]” and replace with “the village of Lake Bluff, Illinois”.
101.4.3 Delete the term “international plumbing code” and replace with Illinois plumbing license law, 225 ILCS 320/0.01 et seq., and the regulations adopted thereunder (“Illinois plumbing law”), as adopted by the village and amended pursuant to title 9, chapter 6 of the village code. Insert after the first sentence: “Every reference to the ICC international plumbing code in the international building code shall mean and refer to the Illinois plumbing law.” Delete the entire last sentence of the section without substitution.
101.4.8 Add the following new section 101.4.8:
“101.4.8 International Building Code Commentary. The narratives in the preface to international building code shall apply, as a supplement, to the international building code.”
105.2 Delete section 105.2.
105.5 Delete section 105.5.
105.7 Delete section 105.7 and replace as follows:
“105.7 Posting Of Permit. Permit placard is to be posted on the site of operations, visible at all times from the street until the final inspection is completed. One copy of the architectural plans approved by the village with all requirements noted for contractors and inspectors reference is to be on site at all times throughout construction.”
105.8 Add new section 105.8 as follows:
“105.8 License. No person, firm, partnership, corporation, or other entity shall engage as a general contractor, or subcontractor for electrical, plumbing, heating, air conditioning, sewer work, water, septic or sewage disposal systems, storm sewer, fence, concrete, driveway, patio, roadway, or construction work of any nature and description in the village, unless licensed to do business in the village. Fees for such licenses shall be set forth in section 1-12-3 of the municipal code.”
105.9 Add the following new section 105.9:
“105.9 Public Sanitary, Storm And Water Improvements Required. No permit shall be issued for the construction of any building for habitation, on any existing lot or existing parcel of land within the corporate limits of the village, unless the lot on which the building is located is directly served, or is proposed to be directly served as part of the construction project, by a public water main, storm sewer and a public sanitary sewer approved by the village. The term “directly,” as used in this section 105.9, shall mean that the public water main, storm sewer and public sanitary sewer extends to the portion of the right-of-way immediately adjacent to the lot on which the proposed building activity is to occur, or the public water main, storm sewer and public sanitary sewer extends along an approved and recorded public water and sewer easement to a location directly adjacent to the lot on which the proposed building activity is to occur.
Exceptions: This provision does not apply to a proposed project: (1) on a lot or parcel of land having an area of two and one-half acres or more, (2) on a lot separated from the existing public water and sewer main by a railroad, or (3) on a lot no portion of which is located closer than 1,000 feet to a public water main and public sanitary sewer, provided that an approved well permit and septic permit has been issued from the Lake County department of public health and evidence of such permits have been provided to and approved by the village.”
107.2.6 Add the following after the last sentence of section 107.2.6:
In addition to the site plan requirements of subsection 9-1-5H of the village code, the following items shall be submitted in triplicate to the village’s engineering and building department, prepared and sealed by an Illinois registered professional engineer:
1. A 24" x 36" plan/plans showing the following at an acceptable engineering scale:
a) All proposed site and utility work;
b) All existing utility mains, service lines, manholes, property lines, driveways, valves, fire hydrants, power lines/poles, etc;
c) Benchmark and elevations converted to U.S.G.S. (“United States geographical survey”) format;
d) Existing and proposed grades and/or contours at one foot intervals on the site as well as a minimum of fifty feet (50') into the adjacent properties, including a plan for control of soil erosion and sediment, and a tree protection plan for the project; and
e) Location, size, and species of all trees on the lot.
2. Specifications (or notes on plans) controlling the proposed work.
3. Plat of survey, with scale, signed, and sealed by an Illinois registered land surveyor.
4. Wetland affidavit - signed and notarized.
5. Parking - designation of all parking areas, with dimensions for public, handicapped, employee and fire lanes, parking aisles, and parking spaces.
6. Storm water management plan with on site storm water detention facility of detention system to which the site drains, including storm water detention calculations.
7. Traffic study, if applicable, for access roads and interior roads.
8. Flood plain/wetland mitigation - flood plain design if applicable and wetland mitigation plan if applicable for the project site.
9. Permits, if applicable for the following:
a) I.E.P.A. for sewer and water extensions.
b) Lake County department of transportation.
c) I.D.O.T highway.
109.2 Delete the phrase “the schedule as established by the applicable governing authority” and replace with the phrase “section 1-12-3 of the municipal code”. Add the following at the end of the section:
“The village shall be reimbursed for additional costs related to more than two inspections for any specific type of inspection required by permit. Fees for re-inspections shall be as provided in section 1-12-3 of the municipal code”.
1103.12 Add the following new section 1103.12:
“1103.12 Schedule Of Inspections. It shall be the responsibility of the contractor to request and receive approval of the following work, or any construction work, before proceeding to the next phase of new construction:
1. Site inspection before start of construction to verify site requirements in place and construction fencing installed;
2. Excavation and footing;
3. Foundation, footing tile and damp proofing;
4. Interior plumbing;
5. Electrical;
6. Heating;
7. Steel and rough framing;
8. Insulation, draft stopping, fire stopping;
9. Sewer systems;
10. Water service;
11. Fire and life safety systems; and
12. Final inspection on completion.
An original survey by a registered Illinois land surveyor shall be submitted to the building department immediately after the installation of the foundation. The survey shall indicate all property lines, easements, and all building lines of record. The survey shall indicate the legal description of the premises, be drawn on paper not smaller than 14" x 18" to a scale of not less than 30 feet to the inch and shall describe to the nearest one tenth of a foot, the size, shape and location of each structure on the premises, as well as the distances of the structures from the front, side and rear lot lines. A digital copy and a paper copy are required.
When a permit is issued for the construction remodeling, repair or alteration of any building, the building official shall advise the contractor in writing of the site requirements and inspections required for the particular work involved. The contractor shall then be responsible to complete and maintain site requirements, request inspections and receive approval of each phase of construction. The contractors shall have a representative at the site during the inspections.”
110.7 Add new section 110.7 as follows:
“Section 110.7 Structural Tests And Special Inspections. The building official, in his or her sole discretion, may, in addition to those requirements for structural tests and inspections set forth in chapter 17 of this international building code, require certain additional structural tests and special inspections and information, including without limitation construction documents, plans, specifications, inspections and testing, for situations that are special or unique to a particular construction project including without limitation bluff and ravine projects, pools, beach projects, piers, trams, cellular towers, monopoles or similar communications equipment and facilities, and stairs on bluffs and ravines.”
111.1 Add the following phrase at the end of the first sentence:
“and the fee paid as set forth in section 1-12-3 of the municipal code.”
112.4 Add the following new section 112.4:
“Section 112.4 Private Sewage Disposal Systems. All private sewage disposal systems and wells must be approved by the Lake County health department and the village and must be constructed and maintained in compliance with all applicable village, county and state regulations.”
113.1 Delete section 113.1 and replace as follows:
“113.1 General. The village architectural board of review shall hear and decide appeals of orders, decisions, or determinations made by the building official relative to the application and interpretation of this international building code.”
114.4 Delete “as prescribed by law” and replace with “as provided in section 9-1-22 of the municipal code.”
115.3 Delete section 115.3 and replace as follows:
“115.3 Unlawful Continuance. Any person who shall continue any work in or about the structure 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 liable for penalties as provided in chapter 13 of this title.”
429 Add the following new section 429:
Section 429 Vacant Buildings
429.1 Maintenance Of Vacant Buildings. All windows, doors, and glass areas of nonresidential buildings or structures, or portions thereof, that are vacant for a period of 14 days or more shall be treated to prevent any view into the interior of the building or structure by either of the following methods:
1. The uniform use of horizontal or vertical blinds, which blinds shall be either white or opaque in color; or
2. The use of professionally applied adhesive film.
No other method to prevent any view into the interior of a vacant nonresidential building or structure, including without limitation the use of window soap, boards, paper, or plastic sheeting, shall be permitted unless approved by the building code official.
903.2 Add the following at the end of section 903.2 Where Required and delete the exception:
“903.2 Automatic Fire Sprinkler System Required.
1. Notwithstanding anything contained in this international building code to the contrary, in all areas of the village, automatic fire sprinkler systems must be installed and maintained in all newly constructed buildings.
2. Any existing building (other than single family and two family residential dwellings) that undergoes any work or renovations that requires a building permit, has a change of use or occupancy type, or is improved with an addition to the building shall be required to add an approved fire sprinkler system if the fire sprinkler system would be required by the applicable sections of the 2018 International Building Code. Except as otherwise specifically prescribed, complete automatic fire sprinkler systems shall also be installed wherever specified by this international building code.
3. All existing non-residential buildings, mixed use buildings and multi-family residential buildings with more than two residential units, shall provide a complete automatic fire sprinkler system by January 1, 2026, except that existing open-sided structures are exempt and existing churches (A-3 use group section 303) are exempt. Notwithstanding anything in this Chapter or the International Existing Building Code to the contrary, whenever more than 50% of a building or tenant space is remodeled in a building to which fire sprinklers are required to be installed by a date certain by this Section, the required fire sprinklers shall be installed prior to the completion of the remodeling. For the purposes of this section, the percentage of remodeling shall be defined by the percentage of the drywall, plaster, or other interior finish material that is removed from the walls within a tenant space.
4. Whenever access to a building or structure will be unduly difficult because of secured openings, and where immediate access will be required for life saving and fire protection purposes, the fire code official may require an approved key box to be in a readily accessible location approved by the fire code official.”
5. The owner of any building in which an automatic fire sprinkler system must be installed pursuant to this Section 903.2 may request an exemption from the installation requirement by applying to the Village Architectural Board of Review. The Village Architectural Board of Review may grant exemptions from the automatic fire sprinkler system installation requirements in this Section 903.2 in accordance with the following process and procedures:
a. An application for an exemption must be submitted on an application form supplied by the Village and must be accompanied by such fees as prescribed in Section 1-12-3. Applications must include information and materials describing and depicting the building’s size, location, hazards in or around the building, occupant load, access for firefighting, fire resistance (as verified by a design professional), and compliance with the Village Code’s requirements for egress and other life-safety requirements. The Building Commissioner may require that the owner submit additional information or materials with an application when the Building Commissioner determines that consideration of the application would be better served by inclusion of the additional information or materials. The Building Commissioner may hire consultants to evaluate the application and require the applicant to reimburse the Village for the cost of the consultants’ work. The Building Commissioner may waive submission of certain application information or materials when the Building Commissioner determines that consideration of the application would not be unduly impeded by the absence of the information or materials.
b. After receipt of a complete application, as determined by the Building Commissioner, and payment of the fee, the Architectural Board of Review shall consider and take final action on the application at a meeting. At the meeting at which the application is considered, the owner may provide information and materials regarding the application, and the Building Commissioner, or their designee, may provide information and materials regarding the application. After considering the information and materials provided, the Architectural Board of Review may approve the exemption, approve a partial exemption, approve the exemption with conditions, approve an exemption for a limited period of time, or deny the exemption.
c. The Architectural Board of Review shall consider some or all of the following criteria when taking final action on an application:
i. Any unusual or practical difficulties in installing an automatic fire sprinkler system in the building.
ii. The size and location of the building and proximity to adjacent buildings and uses.
iii. Hazards in or around the building.
iv. The occupancy classification and occupant load of the building.
v. Access to the building for firefighting.
vi. Whether the building meets or exceeds the Village Code’s requirements for egress and other life-safety requirements.
vii. Whether, notwithstanding the Village’s local amendments, the adopted edition of the International Building Code and / or any other building codes adopted by the Village would require an automatic fire sprinkler system in the building.
d. An owner aggrieved by final action by the Architectural Board of Review may appeal the decision of the Architectural Board of Review to the Village President and Board of Trustees by submitting a written appeal request to the Building Commissioner within 15 days of final action by the Architectural Board of Review. The Village President and Board of Trustees will review the request for appeal, the application, the proceedings before the Architectural Board of Review, and the criteria for granting an exemption in Section 903.2.5.c. At a meeting the Village President and Board of Trustees will take final action on the appeal and approve the exemption, approve a partial exemption, approve the exemption with conditions, approve an exemption for a limited period of time, deny the exemption, or remand the application back to the Architectural Board of Review for further proceedings and final action by the Architectural Board of Review.
907.2 Add the following text after the existing text within section 907.2:
The other sections of this code notwithstanding, all occupancies without a complete fire sprinkler system shall have a complete fire alarm system. For all occupancies, in addition to where otherwise required, smoke detectors must be provided in janitors’ closets, closets with electrical panels, and other locations where warranted by the degree of hazard in the determination of the Code Official.
907.2.10.8 Add the following new section 907.2.10.8:
“907.2.10.8 Failure To Install. The following shall constitute a violation of this section 907:
1. Failure to install or maintain in operating condition any smoke detector required by this section;
2. Tampering with, removing, destroying, disconnecting or removing the batteries from any installed smoke detector, except by the owner thereof or his agent, or in the course of inspection and maintenance of the detector;
3. Any act contrary to any provision of this section or failure to fully comply with any requirement of this section; or
4. Failure to fully comply with any notice, order, decision, permit or regulation issued by the Lake Bluff fire chief and/or the building commissioner/building official.
If a notice of violation is not complied with within 10 days, the Lake Bluff fire chief, village administrator, building official, or their designee may request the village attorney to institute the appropriate legal proceeding to restrain, correct or abate such violation or to require removal or termination of the unlawful use of the building or structure in violation of the provisions of this section, or of any order or direction made pursuant thereto. The Lake Bluff police department may make such arrests for any offense against this section or order affecting the immediate safety of the public.”
915.1 Add the following sentence at the end of Section 915.1:
“Additionally, carbon dioxide protection must be installed where required by State law.”
919 Add a new section 919 as follows:
“Section 919 Knox Box”
919.1 Knox Box. All commercial buildings and residential structures with automatic fire alarms and/or fire sprinkler systems require a knox box. Multiple knox boxes may be required by the building official. The fire department shall approve the location of all knox boxes.
1030.5.3 Add the following new section 1030.5.3:
“1030.5.3 Window Well Covers. A guard rail shall be provided at grade around all window wells, or a cover provided capable of supporting 500 pounds.”
1101.1 Add the following at the end of section 1101.1:
“When there is a conflict between (i) this chapter 11 of the international building code and (ii) the Illinois environmental barriers act, 410 ILCS 25/1 et seq., and the administrative rules adopted thereunder contained in 71 Ill. adm. code 400, 110 et seq., also known as or the “Illinois accessibility code”, the stricter of the two requirements shall be used.”
1301.1 Amend section 1301.1 as follows:
“Section 1301.1 Criteria. Buildings shall be designed and constructed in accordance with the current State of Illinois Energy Conservation Code.”
1808.1.1 Add the following new section 1808.1.1:
“1808.1.1 No Wood Footings And Foundations. The use of wood footings or foundations shall not be allowed. All references to wood footings or foundations in this chapter and international building code shall be deleted.”
2308.1.2 Add the following new section 2308.1.2:
“2308.1.2 Structural Engineered Wood Products. A structural engineered wood product, as referred to in this code, is defined as wood construction members other than that permitted in international building code “type 4" timber construction.”
2308.1.3 Add the following new section 2308.1.3:
2308.1.3 Protection. When structural engineered wood products are used in floor or ceiling assemblies, they shall not be left exposed. Protection shall be provided by one of the following methods:
1. A U.L. listed fire rated ceiling assembly rated at a minimum of two hours;
2. An approved automatic sprinkler system;
3. Other methods of equivalent protection acceptable to the building official or his designee.
Additionally, the area between the ceiling and the floor above shall be subdivided into areas of not more than 1,000 square feet with 5/8 inch type “X” drywall or other means acceptable to the building official or his designee when utilizing structural engineered wood products.
2701.2 Add the following new section 2701.2:
Amendments To NFPA 70. The 2017 edition of NFPA 70 (national electrical code) have been adopted for use by the village pursuant to title 9, chapter 7 of the village code.
2901 Delete the text of sections 2901, 2902 and 2903 in their entirety and replace with the following:
2901.1 Delete section and replace with the following:
2901.1 Scope. The provisions of the Illinois plumbing license law, 225 ILCS 320/0.01 et seq. and the regulations adopted thereunder in 68 Ill. admin. code 750.100 et seq. and 77 Ill. admin. code 890.110 et seq. (collectively “Illinois plumbing law”) shall regulate the licensing of plumbers, the registration of irrigation contractors, and the design and installation of plumbing systems, including but not limited to sanitary and storm drainage, sanitary facilities, water supplies and storm water and sewage disposal. The village has adopted the Illinois plumbing law with amendments pursuant to section 9-6-1 of the village code.
2901.2 Add a new section 2901.2 as follows:
“2901.2 Amendments To Illinois Plumbing Law. The Illinois plumbing law is amended as set forth in title 9, chapter 6 of the village code.”
3001.1 Amend section 3001.1 to read as follows:
3001.1 Scope. All elevator and conveyance design, installation, construction, operation, inspection, testing, maintenance, alteration and repair of elevators and conveyances shall comply with section 35 of the elevator safety and regulation act (225 ILCS 312/35) of the state of Illinois and all adopted administrative rules including but not limited to Illinois administrative code 1000 and all stated references in that act and administrative code shall be adopted as reference as indicated in those documents. This chapter 30 shall be applied if it is more restrictive than the Illinois elevator safety and regulation act.
3002.4 Amend section 3002.4 to read as follows:
“3002.4 Elevator Car To Accommodate Ambulance Stretcher. In all buildings that are required to have an elevator or elevators or that are equipped with an elevator, at least one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate an ambulance stretcher 24 inches by 84 inches with not less than 5 inch radius corners, in the horizontal, open position and shall be identified by the international “star of life” symbol for emergency medical services. The symbol shall be placed inside on both sides of the hoistway door frame.”
3110.1 Add new section 3110.1.1:
“3110.1.1 Vehicular Gates. All vehicular gates must provide for emergency access by one of the following methods: and automatic strobe sensor, a key or combination knox box, a knox key switch, or another means approved by the Code Official.”
3315 Add the following new section 3315:
Section 3315 General Requirements
3315.1 Removal Of Debris. All waste materials shall be removed in a manner which prevents injury or damage to persons, adjoining properties and public rights of way. Adjoining streets and sidewalks shall be left broom clean at the end of each working day.
33.15.2 Utility Connections. All service utility connections shall be discontinued and capped at the main in accordance with the rules and requirements of the authority having jurisdiction.
Appendix C Adopted by reference.
Appendix F Adopted by reference.
Appendix H Adopted by reference.
Appendix I Adopted by reference.
Appendix K Adopted by reference.
(Ord. 2013-4, 2-25-2013; amd. Ord. 2016-7, 3-28-2016, eff. 7-1-2016; Ord. 2017-1, 2-13-2017; Ord. 2023-14, 5-8-2023)