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The Village Clerk shall place on file three copies of each of the IBC and IRC and shall keep such copies in the office of the Clerk and shall make such codes available for public use, inspection and examination.
(Prior Code, § 156.004) (Ord. 2007-016, passed 5-21-2007)
There is hereby created the Office of Building Code Administrator. The Building Code Administrator shall have the powers and duties of the code official as defined in the IBC and IRC, and may have other duties prescribed by the Village Board not related to his or her duties as Building Code Administrator. The Building Code Administrator shall be an officer of the village appointed by the Village President with the advice and consent of the Board of Trustees for an indefinite term not to exceed the term of office of the Village President who appointed him or her.
(Prior Code, § 156.005) (Ord. 2007-016, passed 5-21-2007)
(A) General. The provisions of this section shall govern appeals of the decisions of the Building Code Administrator.
(B) Application for appeal. The Village Zoning Board of Appeals shall function as the Board of Appeals for appeals of the Building Code Administrator. Any person shall have the right to appeal to the Zoning Board of Appeals from a decision of the Building Code Administrator refusing to grant a modification to the provisions of the IBC or IRC covering the manner of construction or materials to be used in the erection, alteration or repair of a building or structure, or electrical, plumbing, mechanical or other equipment therein, or the refusal to grant a building permit or a certificate of use and occupancy, or the improper issuance of a stop work order. An application for appeal shall be based upon the claim that the true intent of the IBC and IRC or the rules legally adopted thereunder have been incorrectly interpreted, that the provisions of the IBC and IRC do not fully apply, or an equivalent form of construction can be used.
(C) Procedure of the Board. The Board shall adopt and make available to the public through the secretary, procedures under which a hearing shall be conducted. The procedure shall not require compliance with strict rules of evidence, but shall mandate that only relevant information be received. The procedure shall require that no Board member shall be qualified to hear any case in which he or she has a financial interest or in which he or she is related by blood or marriage to the appellant.
(D) Postponed hearing. When a quorum is not present to hear an appeal, either the appellant or the appellant’s representative shall have the right to request postponement of the hearing.
(E) Board decision. The Board may modify or reverse the decision of the Building Code Administrator only by a concurring vote of a majority of its members holding office. The decision of the Board shall be in writing. Certified copies of the decision shall be furnished to the appellant and the Code Administrator. The Code Administrator shall take immediate action in accordance with the decision.
(F) Administrative review. Decisions of the Zoning Board of Appeals shall be reviewable by the Circuit Court of the Seventh Judicial Circuit in the county, in accordance with provisions of the Illinois Code of Civil Procedure relating to administrative review.
(Prior Code, § 156.006) (Ord. 2007-016, passed 5-21-2007)
(A) (1) No structure in the village shall be constructed, enlarged, altered or repaired or removed or demolished without a permit being issued by the Building Code Administrator. Upon application and approval, the Building Code Administrator shall issue a permit. All work performed pursuant to any permit issued hereunder shall meet the requirements for workmanship, methods and materials as set forth in the IBC or IRC and all requirements of the Zoning Ordinance and other applicable ordinances of the village.
(2) The permit shall be posted on the premises at the time the work is commenced.
(B) Notwithstanding the above, a building permit shall not be required for the following:
(1) Cases, counters and partitions not over five feet high;
(2) Painting, papering, window replacement without removing frames and similar finish work;
(3) Window awnings supported by an exterior wall when projecting out not more than 54 inches; and/or
(4) Alterations and remodeling, the cost of which is less than $1,000 and does not constitute or affect corridors, exitways and load-bearing members of those structures.
(Prior Code, § 156.007) (Ord. 2007-016, passed 5-21-2007; Ord. 2011-003, passed 3-21-2011)
(A) Building permits.
(1) Generally. The Building Code Administrator shall prescribe a form for an application for a building permit. The form shall require, as a minimum, the name and address of the person seeking the building permit, the purpose of the construction, the present zoning classification of the property and a sketch map showing the dimensions of the lot, the location, square footage and setbacks of any existing structures on the lot and the square footage, location and setbacks of the proposed structures, if any, to be constructed on the lot. The form provided by the Building Code Administrator shall contain the following legend, to be initialed as applicable in each case by the applicant:
_______ THE APPLICANT CERTIFIES THAT THE STRUCTURE TO WHICH THIS APPLICATION APPLIES HAS BEEN DESIGNED AND SHALL BE BUILT IN ACCORDANCE WITH THE INTERNATIONAL BUILDING CODE, 2003 EDITION, AND THE CURRENT EDITION OF THE ILLINOIS PLUMBING CODE. ALL SUBCONTRACTORS AND THE OWNER HAVE BEEN OR WILL BE NOTIFIED OF THIS CERTIFICATION. _______ THE APPLICANT CERTIFIES THAT THE STRUCTURE TO WHICH THIS APPLICATION APPLIES HAS BEEN DESIGNED AND SHALL BE BUILT IN ACCORDANCE WITH THE INTERNATIONAL RESIDENTIAL CODE FOR ONE AND TWO FAMILY DWELLINGS, 2003 EDITION, AND THE CURRENT EDITION OF THE ILLINOIS PLUMBING CODE. ALL SUBCONTRACTORS AND THE OWNER HAVE BEEN OR WILL BE NOTIFIED OF THIS CERTIFICATION. |
(2) Fees. Each application for building permit shall be accompanied by a fee, as follows:
Type of Construction | Fee |
Type of Construction | Fee |
Addition of a deck, porch or patio or a shed with 65 square feet or greater floor area | $25 |
Alteration of a commercial, industrial or other structure other than a residential structure | $150 |
Alteration of a residential structure | $25 |
Construction of a fence or swimming pool | $25 |
New commercial, industrial or other structure other than a residential structure | $250 |
New residential structure | $100 |
Satellite dish | $10 |
(B) Demolition permits.
(1) Generally. The Building Code Administrator shall prescribe a form for an application for a demolition permit signed by the applicant and owner of record containing, as a minimum, the following information:
(a) Date of application;
(b) Project address;
(c) Tax ID no. of parcel;
(d) Name, address, phone and e-mail of owner of record of property, and of applicant, if different from owner;
(e) Current use of building;
(f) Dimensions of building, number of stories and number of dwelling units;
(g) Frame type (masonry, wood, steel, etc.) ;
(h) Disposal site for demolition materials:
1. Whether there are there hazardous materials known to be on this site;
2. Name, address, phone, e-mail and fax of demolition;
3. Anticipated start and finish dates.
(i) Written proof of:
1. Disconnection of services from utility companies having jurisdiction;
2. Notification to Illinois EPA of proposed demolition;
3. Abatement plans and abatement contract for known hazardous materials on site;
4. Demolition contract;
5. Plans, if applicable, for pedestrian protection during demolition.
(2) Fee. The fee for a demolition permit shall be $10.
(Prior Code, §156.008) (Ord. 2007-016, passed 5-21-2007; Ord. 2011-003, passed 3-21-2011; Ord. 18-030, passed 12-17-2018)
(A) Normally, the Building Code Administrator shall not inspect work, other than conducting a site or stakeout inspection. However, the Building Code Administrator may, in his or her discretion, conduct any other inspection authorized by the IBC or IRC with or without notice to the permit holder. It is the responsibility of the permit holder to schedule the site or stakeout inspection with the Building Code Administrator.
(B) A landowner may request a certificate of occupancy. Two types of certificates of occupancy are hereby established:
(1) A zoning certificate of occupancy, pursuant to which the Building Inspector certifies that the use or proposed use of land or a structure is in accordance with the regulations which pertain to the zoning district in which the land is located; and
(2) A zoning and building certificate of occupancy, pursuant to which, in addition to the certification in division (B)(1) above, the Building Inspector certifies that a structure is in accordance with the village’s Building Code and other applicable codes.
(C) Any landowner may apply for a zoning certificate of occupancy. The application shall be on a form specified by the Building Inspector and shall be accompanied by:
(1) A $25 fee payable to the village;
(2) A sworn statement of the landowner stating the use or proposed use of the land; and
(3) A drawing to scale of the land and all structures and uses thereon, including data relating to setbacks from the property lines.
(D) (1) Any landowner may apply for a zoning and building certificate of occupancy. The application shall be on a form specified by the Building Inspector and shall be accompanied by:
(a) A $50 fee payable to the village;
(b) A sworn statement of the landowner stating the use or proposed use of the land;
(c) A drawing to scale of the land and all structures and uses thereon, including data relating to setbacks from the property lines; and
(d) 1. In the case of a one- or two-family dwelling, a certificate from a person licensed pursuant to the Home Inspector License Act, 225 ILCS 441/1-1 et seq., that such person has determined after inspection that all structures thereon are built in accordance with the village’s Building Code and all applicable Fire, Plumbing and Electrical Codes; or
2. In the case of a multi-family or commercial building, a certificate from a licensed architect that the architect has determined after a review of the plans and an inspection that all structures thereon are designed and built in accordance with the village’s Building Code and all applicable Fire, Plumbing and Electrical Codes.
(2) The Building Inspector may rely on the certifications of the licensed home inspector or architect without further investigation.
(E) The Building Inspector shall examine the application and, if the application meets the requirements of this section and the use or proposed use of land or a structure is in accordance with the regulations which pertain to the zoning district in which the land is located, shall issue the certificate to the applicant within three working days of receipt of the application.
(F) Denials of an application for a certificate of occupancy may be appealed to the Zoning Board of Appeals.
(G) No certificate of occupancy is required as a legal prerequisite for any person to own or occupy land or operate any use thereon.
(Prior Code, § 156.009) (Ord. 2007-016, passed 5-21-2007; Ord. 2009-002, passed 2-16-2009)
Upon notice from the Building Code Administrator that work on any building or structure or any construction work is being prosecuted contract to the provisions of the IBC or IRC or in an unsafe and dangerous manner, such work shall be immediately stopped. The stop work order shall be in writing, shall be given to the owner of the property involved, or to the owner’s agent, or to the person doing the work; it shall state the conditions under which work will be permitted to resume. 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 deemed in violation of this section. A separate offense shall be deemed committed on each day during on or which the violation occurs or continues. In addition to this penalty, the village may utilize other statutory or common law remedies, including, but not limited to, injunctive, preliminary injunctive and temporary restraining order relief, deemed appropriate by a Court of law.
(Prior Code, § 156.011) (Ord. 2007-016, passed 5-21-2007) Penalty, see § 151.99
In the event of conflicts among the codes adopted pursuant to this subchapter, or among such codes and this subchapter, the following rules shall apply.
(A) The provisions of this subchapter shall prevail over the provisions of any code.
(B) The Illinois Plumbing Code shall prevail over the provisions of any other code.
(C) The IRC shall prevail over the IBC with respect to one- and two-family dwellings.
(D) In the event of any other conflict, the most stringent requirement shall apply.
(Prior Code, § 156.012) (Ord. 2007-016, passed 5-21-2007)
No existing building or structure not in compliance with any of the codes adopted herein as of the effective date of this subchapter or of any amendment hereto, and no building, the foundation of which has been laid as of the effective date of this subchapter or any amendment hereto which is completed within six months of the effective date of this subchapter or the amendment, shall be deemed to be in violation of this subchapter by reason of continuation of the non-complying condition; nor is any owner required to bring any such structure into compliance with any code adopted hereunder.
(Prior Code, § 156.013) (Ord. 2007-016, passed 5-21-2007)
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