The international residential code, adopted by reference pursuant to 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:
R101.1 Delete section R101.1 and replace as follows:
“Section R101.1 Title. These regulations shall be known as the international residential code of the village of Lake Bluff, Illinois, hereinafter referred to as “this code.”“
R105.2 Delete section R105.2, not including subsections 105.2.1 through 105.2.3.
R105.3 Add the following to the end of section R105.3:
“8. The following items shall be submitted in one digital pdf copy and three paper copies to the village’s engineering and building department, prepared and sealed by an Illinois registered professional engineer:
A. A 24" x 36" plan/plans showing the following at an acceptable engineering scale:
(I) All proposed site and utility work;
(ii) All existing utility mains, service lines, manholes, property lines, driveways, valves, fire hydrants, power lines/poles, etc.;
(iii) Benchmark and elevations converted to U.S.G.S. (United States geographic survey);
(iv) Existing and proposed grades and/or contours shall be provided at increments necessary to confirm proper site drainage as well as a minimum of 50 feet into the adjacent properties. (Include a soil erosion and sediment control, tree protection plan for the project.); and
(v) Location, size, and species of all trees on the lot.
B. Specifications (or notes on plans) controlling the proposed work.
C. Plat of survey, with scale, signed, and sealed by an Illinois registered land surveyor.
D. Wetland affidavit - signed and notarized.
E. Parking - designation of all parking areas, with dimensions for public, handicapped, employee and fire lanes, parking aisles, and parking spaces.
F. Storm water management plan with on site storm water detention facility of detention system to which the site drains, including storm water detention calculations.
G. Traffic study, if applicable, for access roads and interior roads.
H. Flood plain/wetland mitigation - flood plain design if applicable and wetland mitigation plan if applicable for the project site.
I. Permits, if applicable for the following:
(I) I.E.P.A. for sewer and water extensions.
(ii) Lake County department of transportation.
(iii) I.D.O.T highway.”
R105.7 Delete section R105.7 and replace as follows:
“Section R105.7 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.”
R105.10 Add the following new section R105.10:
“Section R105.10 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 as set forth in section 1-12-3 of the municipal code.”
R106.2 Add the following to the end of section R106.2:
“Additional site plan requirements to be determined by the building official for each permit, and may include one or more of the following:
1. Fencing is to be installed as listed on the approved site plan and shall include a gate for access and ability to enclose the site at the end of each working day. Commercial fencing is to be a minimum of five-foot high chain link fence properly supported. Residential fence is to be a minimum of a four-foot high green construction fence type fence properly supported;
2. All open excavated holes and drops are to be completely encircled at a minimum with a four-foot high safety fencing;
3. Silt fence is required to prevent silt from causing a nuisance to neighboring properties, discharge into the storm sewer system or creating a hazard;
4. A construction drive shall be installed at the start of the job with a gravel base to provide contractor parking to the extent possible to prevent mud and debris from being tracked onto streets;
5. Dirt and debris are to be kept off of street at all times a dumpster or trash container shall be provided throughout construction;
6. A portable toilet shall be maintained at all times unless the building owner allows use of an existing facility. The portable toilet is to be placed to least impact the neighbors and a minimum of 10 feet off the lot line;
7. All side walks damaged during construction are to be replaced. In areas where a new home is constructed all the sidewalks along the property are to be replaced unless determined otherwise by the building official. Damaged side walks are to be replaced with a minimum of a four-inch bed of gravel and a minimum of five-inch thick concrete panel. Side walk panels in drive areas are to be replaced with a minimum of seven-inch thick concrete;
8. All side walks damaged during construction shall be topped with temporary bituminous pavement until final concrete can be placed;
9. Granular back fill shall be required for all street, road edge, sidewalk, driveway, slab, or patio areas as determined by the building official.
10. Any street excavation shall be topped with a temporary bituminous pavement within 48 hours of excavation. A permanent minimum of three-inch bituminous layer, compacted in two lifts, with saw cut edges, is required as part of the final approval. (A road opening fee per the village comprehensive fee schedule contained in title 1, chapter 12 of the village code will be accessed if road opening is performed.);
11. Damage to parkway or neighbors’ property due to construction shall be repaired as soon as weather permits;
12. Traffic and parking requirements as noted on plan are to be followed throughout construction process;
13. Temporary electric services are to be installed to prevent the use of generators;
14. Tree protection is to be installed per the site plan and may include (fencing, wrapping of trunk, root cutting before excavation trimming limbs for access, feeding, aerating, directional boring under trees with services);
15. Materials are to be stored on private property, storage of materials in the public right of way is not permitted unless prior approval is granted by the village;
16. Dust of any type is to be controlled by use of water or other forms of containment so not to cause a nuisance;
17. Sump discharge is to have one or more of the following: open site connection, storm sewer connection, drywell or discharge to approved area on the property. (Sump water will not be allowed to discharge to a location that will cause a hazard in freezing conditions such as drives, sidewalks or streets.);
18. As built drawings are required for all exterior water, sanitary and storm service lines from the foundation wall of the structure being serviced to the point of connection with the existing service stub or existing main. The as built drawing is required regardless of the length of the installation of the new portion of the utility service.
18.1 The drawings must be to scale and be no smaller than 1" = 20'. The scale must be indicated on the submitted drawings.
18.2 The drawing must be neat, clean and legible. Multiple service lines can be shown on the same drawing.
18.3 The minimum acceptable drawing size is 81/2" x 11" for alterations and 24'’x36'’ for additions and new construction.”
18.4 The pipe size and type must be indicated for each service line.
18.5 The location of the installed service line(s) must be tied to a minimum of two exterior property corners and two exterior foundation corners within an accuracy of 1 foot.
18.6 The locations of all fittings, cleanouts, and B-boxes must be identified within an accuracy of one-foot.
18.7 The depth of the utility service below final grade must be indicated at all grade and at a minimum of every 50 feet along the length of each installed service.
18.8 All prominent topographical features such as exterior build foundations lines, sidewalks, back of curb, edge of pavement and existing manholes must be indicated if these features are within 20 feet of any portion of the utility service line work covered by the building permit.
18.9 The means of connecting the new portion of the utility line to the existing main or stub must be identified (coupling types, tees, wyes, etc.).
18.10 The lower right hand corner of the submitted drawing must contain the following information: street address where the work is being performed; the building permit number; the date of the sketch preparation; the name and address and telephone number of the general contractor and subcontractor.”
R109.5 Add the following new section R109.5:
“Section R109.5 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. The following is a list of required inspections but may not be all inclusive and additional inspections may be required as set forth by the building official:
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;
12. Final inspection on completion.
An original survey by a registered Illinois land surveyor shall be submitted to the building official 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.
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.”
R109.6 Add new section R109.6 Structural Tests And Special Inspections as follows:
R109.6 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 the 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.
R112.1 Delete section R112.1 and replace as follows:
“R112.1 Board Of Appeals. The Village of Lake Bluff Architectural Board of Review shall serve as the board of appeals for this building code.”
R115.1 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.
R115.2 Utility Connections. All service utility connections shall be discontinued and capped at the respective utility main in accordance with the rules and requirements of the authority having jurisdiction.
R301.2 Complete table R301.2(1) as follows:
Table R301.2(1) Climatic And Geographic Design Criteria | |
Ground snow load | 30 psf minimum |
Wind speed | 115 mph |
Seismic design category | A |
Weathering | Severe |
Frost line depth | 42 inches |
Termite | Slight to moderate |
Decay | Slight to moderate |
Winter design temperature | 0 degrees |
Ice shield underlayment | Yes |
Flood hazard | See local flood zone map |
Air freezing index | 2000 |
Mean annual temperature | 50 degrees |
R310.2 At the end of the first paragraph of section R310.2, add the following sentence:
“A guard rail at grade around window wells or a cover capable of supporting five hundred (500) pounds shall be provided.”
R313.1 Delete the exception.
R313.2 Delete sections R313.2 and R313.2.1 and replace as follows:
“R313.2 One And Two Family Dwellings Automatic Fire Sprinkler Systems.
Notwithstanding anything contained in sections R313.2 and R313.2.1 in the international residential code:
R313.2.1 Fire Sprinkler Systems. All new single-family, single family attached with two or more units and two family or more dwellings constructed shall have a fire sprinkler system installed in compliance with the latest edition of the NFPA 13D, NFPA 13R, or NFPA 13 (as required) and the international residential code with the following local amendments:
1. Fire sprinkler suppression systems shall be installed throughout all areas in all new single family, single family attached with two or more units, two family or more residential dwelling units and multi family dwelling buildings and townhouses.
2. Fire sprinkler suppression systems shall be installed throughout all areas in all residential unit additions and existing structure where the total addition and/or project totals 75% of the finished product as measured by the calculations for the floor area ratio outlined in section 10-5-6 of the Lake Bluff zoning code. Square footage for an existing structure is to be calculated on areas where wall and ceilings are removed down to structural members.
3. A weather proof audio-visual device shall be installed on the exterior of the structure as part of the fire sprinkler suppression system so that the operation of the fire sprinkler suppression system will cause the audio-visual device to be sensed from the fronting street. A bell shall be installed in the interior of the structure, and shall be mounted, if possible, on the HVAC return air system, to reverberate the sound of a bell throughout the structure, to signal the activation of water flow to the sprinkler system. Bells may be required on each level of the structure.
4. Fire sprinkler suppression systems shall be installed in all attached garages and attached screen rooms, other attached rooms and multi season rooms of all aforementioned dwellings and attached porches and the like with fireplaces. Dry sidewall or pendant sprinklers could be used in all these attached garages, screen rooms and multi season rooms of these dwellings. Fire sprinkler suppression systems shall be installed in all new accessory structures over 1,000 square feet as measured by the calculations for the floor area ratio outlined in section 10-5-6 of the Lake Bluff zoning regulations, subject to review by village building department and fire department staff.
5. Fire sprinkler suppression systems shall be installed in all new detached accessory structures with habitable rooms as defined in section 10-1-2 of the Lake Bluff zoning code with exceptions provided in this section.
6. Any and all multi-purpose piping systems (potable supply and water used for fire suppression) or networking systems as defined by the NFPA 13D shall be installed using type L copper. Stand alone sprinkler systems are permitted to use chlorinated polyvinyl chloride (CPVC) per ASTM F 422 or other approved materials as listed in the latest edition of the NFPA 13D.
7. Prior to village plan review, fire sprinkler suppression system plans shall be stamped and sealed by a National Institute For Certification In Engineering Technology (NICET) level 3 engineer or an equal qualification approved by NICET.
8. Fire sprinkler suppression system contractors shall be licensed by the state of Illinois.”
R314.3 Add the following location number 4:
“4. A heat detector, interconnected to the building smoke alarm system shall be provided for all attached garages, three and four season rooms.”
R402.1 Delete section R402.1 and replace with the following:
“R402.1 Wood Foundations. The use of wood foundations is not permitted.”
R403.1 Add the following at the end of section R403.1:
“The minimum size footings shall be ten 10 inches (10") x twenty inches (20") 20 inches. The use of wood footings is not allowed.”
R404.1 Add the following at the end of the section R404.1:
“The minimum thickness for a foundation wall is 10 inches and there shall be water shield and waterproofing material installed between the footing and the foundation wall”.
R405.3 Add the following new section R405.3:
“Section R405.3 Basements And Crawlspaces. Basements and crawl spaces require drain tile, SDR 38, ASTM F840 (or approved equal) with approved couplings. Drain tile shall be bedded on two inches of washed stone, with a minimum 12 inches of one-half (½) inch to three-fourth (3/4) inch washed stone cover.”
R502.14 Add the following new section R502.14:
Section R502.14 Structural Engineered Wood Products. A structural engineered wood product is defined as wood construction members other than that permitted in the international building code “type 4" timber construction. When structural engineered wood products are used in floor or ceiling assemblies, they shall not be left exposed. Fire protection shall be provided by one of the following methods:
1. A ceiling complying with the interior covering requirements of the international residential code but at least a two hour fire resistance rating;
2. A U.L. listed suspended ceiling assembly rated a minimum of two hour;
3. An automatic sprinkler system designed per the current N.F.P.A. #13, sprinkler standard, and approved by the building official or his designee, and installed by an approved sprinkler contractor permitted to work in the village of Lake Bluff; or
4. 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" type “X” drywall or other means acceptable to the building commissioner or his designee when utilizing structurally engineered products.
R506.1.1 Add the following new section R506.1.1:
Section R506.1.1 Floors. All garage floor slabs shall be a minimum of five inches with welded wire reinforcement mesh. All basement floor slabs and slabs on ground shall be a minimum of four inches with a six mil vapor barrier and welded wire mesh.
Part VII - Plumbing Administration
Delete the text of this part and replace with the following:
Refer to title 9, chapter 6 of the village code.
Part VIII - Electrical
Delete the text of this part and replace with the following:
Refer to title 9, chapter 7 of the village code.
(Ord. 2013-4, 2-25-2013)
Chapter 44 - Referenced Standards
1. Delete “international plumbing code” and substitute and replace with “Illinois plumbing code”. Law as defined in section 2901.1 of the international building code as amended by title 9 of the village code.
2. Delete “international zoning code” without substitution.
Appendix A Adopted by reference.
Appendix B Adopted by reference.
Appendix C Adopted by reference.
Appendix G Adopted by reference.
Appendix K Adopted by reference.
Appendix O Adopted by reference.
(Ord. 2013-4, 2-25-2013; amd. Ord. 2016-7, 3-28-2016, eff. 7-1-2016; Ord. 2023-14, 5-8-2023; Ord. 2023-29, 12-11-2023)