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(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)
(A) Adoption of 2012 International Property Maintenance Code. Pursuant to 65 ILCS 5/1-3-1, the 2012 International Property Maintenance Code as published by the International Code Council, is adopted as the Property Maintenance Code of the Village of Riverton. The 2012 International Property Maintenance Code shall control matters concerning conditions and maintenance of all property, buildings and structures by providing the standards for supplied utilities and facilities and other physical things and conditions essential to ensure a structures are safe, sanitary and fit for occupation and use; and the condemnation of buildings and structures unfit for human occupancy and use; and the demolition of such existing structures as are provided therein; except if such matters are otherwise provided for in this section or in other ordinances or statutes or rules or regulations of the Village of Riverton, Illinois.
(B) Maintenance of records by Clerk. The Village Clerk shall place on file three copies of each of the 2012 International Property Maintenance Code and shall keep such copies in the office of the Clerk and shall make such Codes available for public use, inspection and examination.
(C) Exceptions to adoption by reference. The following sections of the 2012 International Property Maintenance Code are not adopted by reference and shall be of no force and effect:
(1) Any provision pertaining to penalties;
(2) Any provision pertaining to permit fees.
(D) Penalties. Any person who shall violate the provisions of this section or the 2012 International Property Maintenance Code shall, upon conviction, be subject to a penalty not less than $200 per day nor more than $750 per day. A separate offense shall be deemed committed on each day during or on which a violation occurs or continues. In addition to this penalty, the village may utilize other statutory or common law remedies deemed appropriate by a court of law, including but not limited to injunctive relief, preliminary injunctive relief, and obtaining a temporary restraining order. In the event a condition existing on real property violates both the 2012 International Property Maintenance Code and some other village ordinance pertaining to dangerous buildings, abandoned buildings, abandoned or inoperable vehicles, or nuisances, the village may proceed under either ordinance.
(Ord. 13-022, passed 11-18-2013)
UNSAFE, DANGEROUS BUILDINGS
For the purpose of this subchapter, the following definition shall apply unless the context clearly indicates or requires a different meaning.
DANGEROUS BUILDING. Includes:
(1) Any building, shed, fence or other human-made structure which is dangerous to the public health because its construction, age, lack of proper repair or any other cause or condition which causes or aids or may cause or aid in the spread of disease, or the harboring and spread of rodents, insects or other vermin, or garbage, debris and other hazardous, noxious or unhealthy substances or materials, or which causes or may cause injury to the health of the occupants of it or of neighboring structures;
(2) Any building, shed, fence or other human-made structure which, because of faulty construction, age, lack of proper repair or any other cause, is especially liable to fire and constitutes or creates a fire hazard;
(3) Any building, shed, fence or other human-made structure which, by reason of faulty construction, age, lack of proper repair or any other cause, is liable to cause injury or damage by collapsing or fall of any part of such structure; and
(4) Any building, shed, fence or other human-made structure which, because of its condition or because of lack of doors or windows is available to and is frequented or may be frequented by malefactors or disorderly persons who are not lawful occupants of such structure or poses an attractive nuisance to children.
(Prior Code, § 93.001) (Ord. 98-016, passed 4-20-1998)
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