HomeMy WebLinkAbout106-O-24__Amending_City_Code_Title_4__Building_Regulations_and_Title_5__Housing_Regulations11/23/2024
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AN ORDINANCE
Amending Portions of Title 4 of the City Code, “Building Regulations” and
portions of Title 5, “Property Maintenance”
WHEREAS, the City Council of the City of Evanston finds that it is in the
interest of the public health, safety, and welfare to adopt, as its standards for building
construction, alteration, and installation permits, certain 2021-2022 model building
codes,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT:
SECTION 1: That Title 4, Chapter 1, “Building and Inspection
Development Services Division” of the Evanston City Code of 2012, as amended, is
hereby further amended as follows:
CHAPTER 1 BUILDING AND INSPECTION DEVELOPMENT SERVICES DIVISION
4-1-1. DIVISION CREATED; COMPOSITION.
There is hereby created an executive division of the City's Community
Development Department which shall be known as the Division of Building and
Inspection Development Services. Said division shall consist of the Manager of Building
and Inspection Development Services and such other deputies and employees as may
from time to time be assigned thereto. The Manager of Building and Inspection
Development Services, or other individual as may be designated by the Director of
Community Development, shall be the City's Building Official.
4-1-2. BUILDING OFFICIAL.
(A) Powers And Duties. The Building Official shall have the powers and duties as
described in the adopted building code.
(B) Police Powers. In addition to the powers authorized in the adopted building code,
the Building Official and his/her duly appointed building and technical inspectors
shall have full police powers to issue complaints, citations, notices to appear, and
summonses for the violation of any provision of the various building, mechanical,
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electrical, structural, plumbing and energy codes that the Building Official is
charged with enforcing.
4-1-3. DEPUTY DIRECTORS MANAGERS OF BUILDING AND INSPECTION
DEVELOPMENT SERVICES.
The Fire Chief and the Director of Health and Human Services of the City are each
hereby made ex officio Deputy Managers of Building and Inspection Services.
(A) Fire Chief. It is hereby made the duty of the Fire Chief, as ex officio Deputy
Manager of Building and Inspection Development Services, to aid the
Manager of Building and Inspection Development Services in administering
and enforcing the building code. Such Deputy Manager of Building and
Inspection Development Services shall give special attention to and render
assistance in enforcing all provisions of the building code pertaining to
safeguarding life and property against, and in the event of, fire in any building,
structure or portion thereof, now existing or which may hereafter be
constructed.
(B) Director Of Health. It is hereby made the duty of the Director of the Health
Department, as ex officio Deputy Manager of Building and Inspection
Development Services, to aid the Manager of Building and Inspection
Development Services in enforcing and administering the building code. Such
deputy Manager of Building and Inspection Development Services shall give
special attention to and render assistance in enforcing all provisions of the
building code pertaining to the sanitation of any building, structure or portion
thereof now existing or which may hereafter be constructed.
4-1-4. ADOPTION OF BUILDING CODES.
A. The following codes are hereby adopted as the building code for the City of
Evanston in the State of Illinois; for the control of building and structures as herein
provided: and each and all of the regulations, provision, penalties, conditions and
terms of said referenced codes are hereby referred to, adopted and made a part
hereof as if fully set out in this Code, with the additions, insertions, deletions and
changes prescribed in the chapters of Title 4, Building Regulations.
This code contains basic minimum provisions considered necessary to provide
protection to life, health, safety and the public welfare. This code is intended to
produce installations essentially free from hazards and to promote quality
workmanship.
1. International Building Code/2021
2. International Existing Building Code/2021
3. International Residential Code/2021 and Appendices AA, AB, AC, AF,
G(2012), AH, AJ, AK, AO, AQ, AT
4. International Fire Code/2021
5. International Mechanical Code/2021
6. International Fuel Gas Code/2021
7. International Swimming Pool and Spa Code/2021
8. International Property Maintenance Code/2021
9.
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National Electrical Code - NFPA 70/2020
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10. Illinois Plumbing Code/Illinois Administrative Code Title 77 Part 890
11. Illinois Energy Conservation Code/Illinois Administrative Code Title 71
Part 600
12. Illinois Accessibility Code/Illinois Administrative Code Title 71 Part 400
B. Code Reference Clarifications.
1. All references to electrical code shall mean "National Electric Code".
2. All references to plumbing code shall mean "Illinois Plumbing Code".
3. All references to energy code shall mean "Illinois Energy Conservation
Code".
4. All references to accessibility code shall mean the "Illinois Accessibility
Code” and “ICC A117.1”.
5. Conflicts. If there is found to be a conflict of requirements in this code, the
most stringent requirement shall apply. The Building and Fire Officials are
authorized to waive the more stringent requirement based upon a showing
of good cause, unusual or special circumstances and equivalent
measures of safety.
C. Workmanship. All work shall be conducted, installed and completed in a
professional and workmanlike manner consistent with current construction
practices so as to secure the results intended by this code.
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SECTION 2: That Title 4, Chapter 2, “Building Code” of the Evanston City
Code of 2012, as amended, is hereby further amended as follows:
4-2-1. ADOPTION.
(A) Pursuant to the authority granted by 65 ILCS 5/1-2-4, and pursuant to its home rule
powers, the City of Evanston hereby adopts by reference the 2021 International
Building Code, with the additions, deletions, exceptions, and other amendments set
forth in this Chapter. All advisory or text notes, other than the rules and regulations
contained in the 2021 International Building Code adopted hereby, are expressly
excluded from this Chapter.
(B) Any reference in the 2021 International Building Code to "Building Official" shall
refer to the City's Manager of Building and Inspection Development Services, or
other individual as may be designated by the Director of Community Development.
Any reference to "municipality" shall mean the City of Evanston.
(C) In the event that any provision of the 2021 International Building Code adopted
hereby is in conflict with any provision(s) of the City Code, the more/most stringent
shall control, except as noted in the amendments set forth in this Chapter.
(D) There shall be a copy of the 2021 International Building Code kept on file for public
inspection in the City Clerk's office.
4-2-2. AMENDMENTS.
The 2021 International Building Code adopted hereby shall read as follows with
respect to these Sections:
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101.4.3 Plumbing. Revise this section to read as follows:
The provisions of the Illinois Plumbing Code, as amended and adopted by the City, shall
apply to the installation of plumbing systems, including alterations, repairs, replacement,
equipment, appliances, fixtures, fittings and appurtenances, and where connected to a
water or sewage system and all aspects of a medical gas system. With the exception of
Chapter 29, Plumbing Systems, as amended, Whenever a reference is made to the
International Plumbing Code, such reference shall be deemed to refer to the applicable
section of the Illinois Plumbing Code, as amended and adopted by the City of Evanston.
101.4.5 Fire Prevention. Revise this section to read as follows:
The provisions of the 2021 NFPA Life Safety Code 101 and 2021 International Fire
Code as amended and adopted by the City shall apply to matters affecting or relating to
structures, processes, and premises from the hazard of fire and explosion arising from
the storage, handling, or use of structures, materials, or devices; from conditions
hazardous to life, property or public welfare in the occupancy of structures or premises;
and from the construction, extension, repair, alteration, or removal of fire suppression
and alarm systems or fire hazards in the structure or on the premises from occupancy
or operation
101.4.6 Energy. Revise this section to read as follows:
The provisions of the Illinois Energy Conservation Code, or the Illinois Stretch Energy
Code if such may be adopted by the City Council, shall apply to all matters governing
the design and construction of buildings for energy efficiency. Whenever a reference is
made to the International Energy Conservation Code, such reference shall be deemed
to refer to the applicable section of the Illinois Energy Conservation Code, or the Illinois
Stretch Energy Code, as adopted by the City of Evanston.
101.4.7 Existing Buildings. Delete this section in its entirety.
101.4.7.1 Existing Building Alteration (Bird-friendly). Where the alteration of an
existing building includes the replacement of fifty (50%) percent or more of the exterior
glazing, such alteration shall comply with Section 1403.15 of this code.
103.1: Creation of Enforcement Agency. The Division of Building and Inspection
Development Services is hereby made responsible for the enforcement of this Code.
103.2: Appointment. Any reference in the 2021 International Building Code to "Building
Official" shall refer to the City's Manager of Building and Inspection Development
Services Division. Any reference to "municipality" shall mean the City of Evanston.
103.3: Deputies. The Building Official shall have the authority to appoint such technical
officers, inspectors, plan examiners and other employees as he or she deems
necessary to effectuate the purposes of this Code. Such employees shall have powers
as delegated by the Building Official. For the maintenance of existing properties, see the
Property Maintenance Code adopted by the City.
104.6: Right of Entry. Revise this section to read as follows:
The Building Official and his/her authorized representatives are hereby authorized to
make inspections of all buildings, structures, and premises located within the City to
determine their compliance with the provisions of this Chapter. For the purpose of
making such inspections, the Building Official and his/her authorized representatives
are hereby authorized to examine and survey all buildings, structures, and premises
within the City. Such inspections shall be made between the hours of 7:00 A.M. and
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7:00 P. M. unless circumstances dictate the need for earlier or later inspections, on any
day except Sunday, subject to the following standards and conditions:
1) Such inspections may take place only if:
a) a complaint respecting said premises has been received by the
Building Official and such complaint, in the opinion of said Building
Official, provides reasonable grounds for belief that a violation
exists; or
b) if such inspection is undertaken as part of a regular inspection
program whereby certain areas of the City are being inspected in
their entirety by direction of the Building Official or the City
Manager; or
c) if said official has other personal knowledge of conditions providing
reasonable grounds to believe that a violation exists;
2) Such inspections shall be made by the Building Official or the City Manager or
by any duly authorized representative upon direction of either of said officers;
3) Any person making such inspection shall furnish to the owner or occupant of
the structure sought to be inspected, sufficient identification and information to
enable the owner or occupant to determine that he/she is a representative of
the City of Evanston and to determine the purpose of said inspection.
105.1: Required. Revise this section to read as follows:
Any owner or owner’s authorized agent who intends to construct, enlarge, alter, repair,
move, demolish or change the occupancy of a building or structure, or to erect, install,
enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or
plumbing system, the installation of which is regulated by this code, or to cause any
such work to be performed, shall first make application to the building official and obtain
the required permit. Any person who performs work without first obtaining a permit shall
be required to cease all work, until such time as they obtain the required permit, and be
subject to a fine equal to fifty percent (50%) of the permit fees.
105.2: Work Exempt From Permit. Delete this section in its entirety. Contact the
Building and Inspection Services Division for information regarding work exempt from
permits. Revise this section to read as follows:
Exemptions from permit requirements of this code shall not be deemed to grant
authorization for any work to be done in any manner in violation of the provisions of this
code, the Zoning requirements applicable to the property, or any other laws or
ordinances of this jurisdiction. Permits shall not be required for the following:
Building:
1. One-story detached accessory structures used as tool and storage sheds,
playhouses and similar uses, provided that the floor area is not greater than 120
square feet (11 m2).
2. Painting, papering, tiling, carpeting, and similar finish work.
3. Prefabricated swimming pools accessory to a Group R-3 occupancy that are no
more than 24 inches (610 mm) deep, are not greater than 1,200 gallons (4,542 L)
and are installed entirely above ground.
4. Shade cloth structures constructed for nursery or agricultural purposes, not
including service systems.
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5. Swings and other playground equipment accessory to detached one- and two-
family dwellings.
6. Non-fixed and movable fixtures, cases, racks, counters and partitions not over 5
feet 9 inches (1753 mm) in height.
Electrical:
1. Repairs and maintenance: Minor repair work, including the replacement of lamps
or the connection of approved portable electrical equipment to approved
permanently installed receptacles.
Gas:
1. Portable heating appliance.
2. Replacement of any minor part that does not alter approval of equipment or
make such equipment unsafe.
Mechanical:
1. Portable heating appliance.
2. Portable ventilation equipment.
3. Portable cooling unit.
4. Steam, hot or chilled water piping within any heating or cooling equipment
regulated by this code.
5. Replacement of any part that does not alter its approval or make it unsafe.
6. Portable evaporative cooler.
7. Self-contained refrigeration system containing 10 pounds (4.54 kg) or less of
refrigerant and actuated by motors of 1 horsepower (0.75 kW) or less.
Plumbing:
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1. The stopping of leaks in drains, water, soil, waste or vent pipe, provided,
however, that if any concealed trap, drain pipe, water, soil, waste or vent pipe
becomes defective and it becomes necessary to remove and replace the same
with new material, such work shall be considered as new work and a permit shall
be obtained and inspection made as provided in this code.
2. The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures and
the removal and reinstallation of water closets, provided that such repairs do not
involve or require the replacement or rearrangement of valves, pipes or fixtures.
R105.3.1.2: Issuance of a Building Permit. The Building Official may refuse to issue a
building permit if there is an outstanding sum of money due the City from the property
owner or if work done on a separately issued building permit has not been satisfactorily
completed per the requirements of these provisions.
105.5: Expiration and Extension. Revise this section to read as follows:
1) Expiration:
a) A building permit shall, without further action by the City,
automatically expire and be rendered null, void, and of no further
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force or effect, if the permit holder does not begin the work
authorized by the permit within one hundred eighty (180) calendar
days of the date of permit issuance.
A building permit shall, without further action by the City,b)
automatically expire and be rendered null, void, and of no further
force or effect, if, at any time after the work is begun, the permit
holder suspends and/or abandons the work authorized by the
building permit for a continuous period of one hundred eighty (180)
calendar days.
A building permit shall, without further action by the City,c)
automatically expire and be rendered null, void, and of no further
force or effect, two (2) three (3) years after the date of permit
issuance, unless an extension is granted in accordance with
Subsection 2) below.
If the building or work authorized by a building permit does notd)
receive final inspection approval by the permit expiration date, all
work shall stop until the Building Official issues a new permit or
grants an extension of time in accordance with Subsection 2)
below. All electrical, plumbing, and/or mechanical permits
associated with a building permit shall expire concurrently with the
building permit.
Extension:2)
a) Except for relocation of structures, a permit holder may submit,
before the expiration date of the building permit, an application to
the Building Official for an extension of time. The application shall
be filed no later than one (1) month in advance of the expiration
date. The Building Official may extend the building permit once, for
a period not exceeding one hundred eighty (180) calendar days, if
he/she determines that circumstances beyond the permit holder's
control prevented completion of the work. All electrical, plumbing,
and/or mechanical permits associated with a building permit shall
be extended to expire concurrently with the building permit.
b) If a permit holder files an application for an extension of time before
expiration and in accordance with this Subsection, the existing
building permit shall automatically be extended until the Building
Official makes a decision on the application for an extension.
c) If the building permit expires before an application is submitted for
an extension of time, no extension shall be granted. If the previous
permit holder or any other applicant wants to proceed with the
same development, a new application is required and the
application is treated in all respects as a new application.
d) If the Building Official previously approved an extension of time in
accordance with Subsection a), the Building Official may extend the
expiration of the building permit one (1) additional time if he/she
finds the following:
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There are no significant change(s) in the regulations applicable to thei)
site since the date the permit was issued;
The additional extension is in the public interest; andii)
Circumstances beyond the control of the applicant prevented theiii)
authorized work from proceeding.
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105.7: Placement of Permit. Revise this section to read as follows:
The building permit or a legible copy of the building permit shall be kept on the site of
operations, open to public inspection during the entire time of prosecution of the work
and until the completion of the same. Said permit must be posted within forty-eight (48)
hours of permit issuance, must remain posted until a certificate of occupancy is issued
or the permit expires, and must be visible from the public way. Failure to post and
maintain the permit as required by this Section may result in revocation of the building
permit and forfeiture of all permit fees.
105.8: Hours of Work Permitted for the Construction, Repair, and Demolition of
Buildings. The creation (including excavation), demolition, alteration or repair of any
building within the City is prohibited, other than between the hours of seven o'clock
(7:00) A.M. and seven o'clock (7:00) P.M. on weekdays, and eight o'clock (8:00) A.M.
and five o'clock (5:00) P.M. on Saturdays, except in case of urgent necessity in the
interest of public health and safety, and then only with permission from the City
Manager or his or her designee, which permission may be granted while the emergency
continues.
107.2 Construction Documents. Construction documents shall be in accordance with
Sections 107.2.1 through 107.2.9
107.2.1: Information on Construction Documents. Revise section to read as follows:
Construction documents shall be dimensioned and drawn upon suitable material.
Electronic media documents are permitted to be submitted when approved by the
Building Official. Construction documents shall be of sufficient clarity to indicate the
location, nature and extent of the work proposed and show in detail that it will conform
to the provisions of this Code and relevant laws, ordinances, rules, and regulations, as
determined by the Building Official. All floor plans, including mechanical, electrical,
plumbing and fire protection plans, shall indicate all required fire ratings and where they
occur by graphic means with a legend or key.
107.2.9 Information for electric vehicle charging stations. Construction documents
shall include electric vehicle charging stations with system installation requirements set
forth in Section 406.2.7 of this code.
113: MEANS OF APPEALS. Delete this section in its entirety.
116: Unsafe Structures and Equipment. Delete this section in its entirety.
117: Digital Submission of Construction Documents Prior to Issuance of
Certificate of Occupancy.
1) In addition to the requirement of filing hard-copy construction documents,
Submission of a series of construction/design documents in a computer digital
format is required as part of the permitting process prior to the issuance of any
final certificates of occupancy, pursuant to the guidelines stated immediately
below, if one or more of the following applies:
a) The valuation of the construction project is, in its entirety, greater than
$500,000.00 (five hundred thousand and no/100 dollars).
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b) When the Director of Community Development, or his/her designee,
determines that there are significant changes to the physical
characteristics of the property or the structures on or around that property
to warrant the submission of electronic documents.
2) Digital data shall be submitted according to the following guidelines:
a) The digital data submission shall contain the following three (3) document
types:
i) Site Plan: A plan view, drawn to scale, depicting the project's location
and showing at a minimum: property lines, building footprints, building
elevation changes, sidewalks, driveways, proximate reference points
identifiable within the City, and any fire lanes.
Floor Plan: Exterior plan view for each floor, drawn to scale, showing atii)
a minimum: interior walls, exterior walls, doors, and any stairs and
elevators.
Elevation Views: Exterior profile views, drawn to scale, showing at aiii)
minimum: height of building Sections, main entrance, and roofline.
Data shall be submitted via compact disc, FTP, e-mail or other mediab)
deemed permissible by the Director of Community Development or his/her
designee.
c) All digital submissions shall be in a format approved by the City's
Information Technology Division.
d) The data must be a proportionally accurate representation of the
construction project, sufficient to fully explain and reproduce the project,
with the defined scale clearly represented.
e) The permit applicant shall resubmit newly updated information pursuant to
the above requirements whenever the applicant or his/her agent makes
corrections or updates to the originally submitted information requiring the
resubmission of printer-paper documents.
3) Upon request by the person required to submit information in a digital format,
or if that party is unwilling or unable to digitally submit information, the City's
geographical information systems division will digitally convert paper-based
submitted documents. The fee for digital conversion shall be $100.00 (one
hundred and no/100 dollars) for each submitted page equal to or smaller than
ledger-sized (11" by 17") paper, and $200.00 (two hundred and no/100 dollars)
for each submitted page exceeding ledger-sized (11" by 17") paper.
4) Any person who fails to comply with all requirements of this Section shall be
subject to denial or revocation of any temporary or final certificates of
occupancy pertaining to the project for which the violation has occurred. Denial
or revocation of any temporary or final certificates of occupancy shall not
preclude the City from seeking fines, costs, and other relief against the violator
by filing a complaint or citation with the Circuit Court or Division of
Administrative Adjudication.
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202: Definitions. Amend this section to include the following definition(s):
MULTIPLE OCCUPANCY RESTROOM. A room designed to be used as a
restroom by more than one person at a time, which shall contain, at least, more
than one toilet and more than one sink, which shall be suitable for use by disabled
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persons in compliance with applicable local, state and federal laws. Toilets, for
privacy purposes, shall be separated by partitions and the stalls shall be equipped
with a locking mechanism to be operated by the user of the stall.
SINGLE OCCUPANCY RESTROOM. A fully enclosed room, with a locking
mechanism controlled by the user, containing a sink, toilet stall, and no more than
one (1) urinal. Every single occupancy restroom in a place of public
accommodation or public building shall be identified as all-gender and designated
for use by no more than one (1) person at a time or for family or assisted use.
GENDER IDENTITY. Shall have the meaning given in City Code Section 1-21-5.
GENDER NEUTRAL RESTROOM. Shall conform to the Equitable Restrooms Act
A restroom that is designated for use by any person, regardless of Gender Identity,
as defined in City Code Section 1-21-5, as amended.
ELECTRIC VEHICLE. An automotive-type vehicle for on-road use primarily
powered by an electric motor that draws current from an onboard battery charged
through a building electrical service, electric vehicle supply equipment (EVSE), or
another source of electric current.
ELECTRIC VEHICLE SUPPLY EQUIPMENT (EVSE). The apparatus installed
specifically for the purpose of transferring energy between the premises wiring and
the Electric Vehicle.
EV-CAPABLE SPACE. A dedicated parking space with electrical panel capacity
and space for a branch circuit dedicated to the EV parking space that is not less
than 40-ampere and 208/240-volt and equipped with raceways, both underground
and surface mounted, to enable the future installation of electric vehicle supply
equipment. For two adjacent EV-Capable spaces, a single branch circuit is
permitted.
EV-READY SPACE. A designated parking space which is provided with a
dedicated branch circuit that is not less than 40-ampere and 208/240-volt assigned
for electric vehicle supply equipment terminating in a receptacle or junction box
located in close proximity to the proposed location of the EV parking space. For two
adjacent EV-Ready spaces, a single branch circuit is permitted.
Section 406.2.7 Electric vehicle charging stations and systems.
Commentary: Definitions for Electric Vehicle, Electric Vehicle Supply Equipment
(EVSE), EV-Capable Space and EV-Ready Space have been added to Chapter 2.
Section 406.2.7.1 Electric vehicle parking. Where parking is provided, new
construction shall provide EVSE-Installed Spaces and facilitate future installation and
use of EVSE through the provision of EV-Ready Spaces and EV-Capable Spaces
provided in compliance with Sections 406.2.7.2 through 406.2.7.3. Where more than
one parking facility is provided on a site, EVSE-Installed, EV-Ready Spaces and EV-
Capable Spaces shall be calculated separately for each parking facility.
Section 406.2.7.2 New commercial and multifamily buildings. EVSE-installed
spaces, EV-Ready Spaces and EV-Capable Spaces shall be provided in accordance
with Table 406.2.7.2 for multifamily and commercial buildings. Where the calculation of
percent served results in a fractional parking space, it shall round up to the next whole
number. The circuit shall have no other outlets. The service panel shall include an over-
current protective device and provide sufficient capacity and space to accommodate the
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circuit and over-current protective device and the termination point shall be located in
close proximity to the proposed location of the EV parking spaces.
Table 406.2.7.2: EVSE-Installed, EV-Ready and EV-Capable Space Requirements
CommercialMultifamily
10% EV-Installed, 20% EV-Ready, 70%
EV-Capable
EV-installed and EV-Ready to increase
10% every 3 years with remainder of
spaces being EV-Capable
10% EV-Installed, 40% EV-Capable
EV-Installed and EV-Capable to increase
10% every 3 years
a. Where EVSE-Installed Spaces installed exceed the required values in Table
1101.15.3, the additional spaces shall be deducted from the EV-Ready Spaces
requirement.
b. Where EV-Ready Spaces installed exceed the required values in Table
1101.15.3, the additional spaces shall be deducted from the EV-Capable
Spaces Requirement.
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406.2.7.3 Identification. Construction documents shall indicate the raceway termination
point and proposed location of future EV spaces and EVSE. Construction documents
shall also provide information on amperage of future EVSE, raceway methods, wiring
schematics and electrical load calculations to verify that the electrical panel service
capacity and electrical system, including any on-site distribution transformers, meet the
requirements of this code. Parking spaces equipped with EVSE shall be identified by
signage. A permanent and visible "EV-Capable" or "EV-Ready" label shall be posted in
a conspicuous place at the service panel to identify each panel space reserved to
support EV-Capable or EV-Ready Spaces, respectively and at the termination point of
the raceway or circuit termination point.
Commentary: Definitions for Electric Vehicle, Electric Vehicle Supply Equipment
(EVSE), EV-Ready Space and EV-Capable Space have been added to Chapter 2.
Reference Section 1107 Motor Vehicle-Related Facilities - Exception to 1107.2
Electrical Vehicle Charging Stations has been deleted.
Chapter 9 Fire Protection and Life Safety Systems.
Reference 2021 International Fire Code Chapter 9 as adopted and amended by the City
of Evanston. (Commentary: 2021 IBC Chapter 9 parallels and is substantially duplicated
in Chapter 9 of the International Fire Code).
Reference 2021 International Residential Code Section R313 Automatic Fire Sprinkler
Systems as amended for provisions for townhouses and one- and two-family dwellings
including those with accessory dwelling units.
1001.1 General. Revise this section to read as follows:
Buildings or portions thereof shall be provided with a means of egress system as
required by this chapter. The provisions of this chapter shall take precedence over the
provisions of the 2021 NFPA 101 with regard to means of egress requirements, and
shall control the design, construction and arrangement of means of egress components
required to provide an approved means of egress from structures and portions thereof.
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1009.6.1.1: Area of Refuge. The floor of the area of refuge shall be designed with
striping or other such means and labeled with the International symbol of access, such
that this area is reserved at all times for the intended purpose.
1011.16: Stairway to Roof. Revise this section to read as follows:
In building four (4) or more stories above grade plane, all stairways shall extend to the
main roof surface, unless the roof has a slope steeper than four units vertical to twelve
units horizontal (33% slope). One stair shall terminate at a minimum four feet (4') deep
landing in a penthouse conforming to Section 1509.2 and shall have a three feet (3')
wide side-hinged door to the roof area. If the door is locked a key in an elevator box
shall be provided adjacent to the door. Access to the roof from all other stairs shall
comply with Section 1009.16.1.
1009.16.1: Access to penthouse roofs. All building penthouse roofs shall have access
to them by way of a stairwell or ships ladder. This may be interior or exterior to the
penthouse. An interior position shall have access to the roof through a roof hatch which
shall be sixteen square feet (16 ft2 ) minimum and have a minimum dimension of two
feet (2').
1102.1 Design. Revise this section to read as follows:
Buildings and facilities shall be designed and constructed to be accessible in
accordance with the Illinois Accessibility Code and ICC A117.1. In the event that any
provision of the Illinois Accessibility Code is in conflict with ICC A117.1, the more/most
stringent requirements shall apply.
1107.2 Electric Vehicle Charging Stations. Electric vehicle charging stations shall
comply with Sections 1107.2.1 and 1107.2.2.
(Delete) Exception. Electrical vehicle charging stations provided to serve R-2, R-3 and
R-4 occupancies are not required to comply with this section.
1202.1: General. Revise this section to read as follows:
Buildings shall be provided with natural ventilation in accordance with Section 1202.5,
or mechanical ventilation in accordance with the International Mechanical Code. All
sleeping rooms in new buildings shall be provided with natural ventilation in accordance
with Section 1202.5, which may be supplemented with mechanical ventilation in
accordance with the International Mechanical Code. The provisions of Section
1203.5.1.1 that allow use of adjoining spaces for ventilation shall not apply to sleeping
rooms in new buildings.
1204.1: General. Revise this section to read as follows:
Every space intended for human occupancy shall be provided with natural light by
means of exterior glazed openings in accordance with Section 1204.2 or shall be
provided with artificial light in accordance with Section 1204.3. Exterior glazed openings
shall open directly onto a public way or onto a yard or court in accordance with Section
1204.2.2. Notwithstanding the rest of this Section 1204.1, all sleeping rooms in new
buildings shall be provided with natural light by means of exterior glazed openings in
accordance with Section 1204.2, which may be supplemented with artificial light in
accordance with Section 1204.3. The provisions of Section 1204.2.1 that allow use of
adjoining spaces for light shall not apply to sleeping rooms in new buildings.
1502.2.1 Separate Systems Required. Secondary roof drain systems shall have the
end point of discharge separate from the primary system. Discharge shall be above
grade, in a location that would normally be observed by the building occupants or
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maintenance personnel. Exception to the above grade discharge requirement shall be
by the city's Building Official or Civil Engineer.
1603.1 General. Revise this section to read as follows:
Construction documents shall show the size, section and relative locations of structural
members with floor levels, column centers and offsets dimensioned. The design loads
and other information pertinent to the structural design required by Sections 1603.1.1
through 1603.1.9 shall be indicated on the construction documents.
Exception: Construction documents for buildings constructed in accordance with the
conventional light-frame construction provisions of Section 2308 shall indicate the
following structural design information:
1.Floor and roof dead and live loads.
2.Ground snow load, pg. The ground snow load shall be 30 pounds per square
foot (psf).
3.Basic design wind speed, V, miles per hour (mph) (km/hr) and allowable stress
design wind speed, Vasd, as determined in accordance with Section 1609.3.1
and wind exposure.
4.Seismic design category and site class.
5.Flood design data, if located in flood hazard areas established in Section
1612.3.
6.Design load-bearing values of soils.
7.Rain load data.
Table 1607.1: Minimum Uniformly Distributed Live Loads and Minimum
Concentrated Live Loads. Revise this table to read as follows:
Concentrated (lbs.)Uniform (psf)Occupancy or Use
—100Balconies and decks (including porches)
1608.2 Ground snow loads. Revise this section to read as follows:
The ground snow load to be used in determining the design snow loads for roofs shall
be 30 pounds per square foot (psf).
2901.1 Scope. Plumbing systems shall comply with all applicable state laws, including,
but not limited to, the Illinois Plumbing Code as adopted and amended by the City of
Evanston.
Chapter 29 Plumbing Systems. This Chapter shall be retained with the following
amendments:
Commentary: Definitions for Single Occupancy Restroom, Multiple Occupancy
Restroom, Gender Identity and Gender Neutral Restroom have been added to Chapter
2.
2901 General. Delete.
2902.1 Minimum Number of Fixtures. Delete.
Table 2902.1 Minimum Number of Required Plumbing Fixtures. Delete.
2902.1.1 Fixture Calculations. Delete.
2902.2: Separate Facilities. Revise this section to read as follows:
Where plumbing fixtures are required, separate facilities shall be provided for each sex.
Exceptions:
1. Separate facilities shall not be required for dwelling units and sleeping units.
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Separate facilities shall not be required to be designated by sex where single2.
occupancy restrooms are provided in accordance with Section 2902.1.2. Single
occupancy restrooms shall not have more than one water closet and one
lavatory and the option of one urinal.
Separate facilities shall not be required where rooms having both water closets3.
and lavatory fixtures are designed for use by both sexes and privacy for water
closets is provided. Each water closet utilized by the public or employees shall
occupy a separate compartment with walls or partitions and a door enclosing
the fixtures to ensure privacy.
Exceptions:
Water closet compartments shall not be required in a single-occupant1.
restroom with a lockable door.
Restrooms located in child day care facilities and containing two or more2.
water closets shall be permitted to have one water closet without an
enclosing compartment.
This provision is not applicable to toilet areas located within I-3 housing3.
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areas.
Urinals shall be located in an area visually separated from the remainder of the
facility or each urinal that is provided shall be located in a stall.
Multiple occupancy, gender neutral facilities are not required but can be used
as an alternative to be determined by the property owner or the property
owner's agent.
2902.3 Employee and public toilet facilities. Delete.
2902.3.3 Location of toilet facilities in occupancies other than malls. Delete.
2902.3.4 Location of toilet facilities in malls. Delete.
2902.5 Drinking fountain locations: Delete.
2902.4 Signage. All public restroom facilities shall be designated by legible signs,
stating that the public facilities are for men, women, or are gender neutral, as
applicable. Single occupancy and family or assisted-use restrooms shall be outfitted
with exterior signage that marks the single-occupancy, family or assisted-use restroom
as a restroom and does not indicate any specific gender. Signs shall be readily visible
and located near the entrance to each toilet facility. Signs for accessible toilet facilities
shall comply with the Illinois Accessibility Code.
2902.4 Signage. All public restroom facilities shall be designated by legible signs,
stating that the public facilities are for men, women, or are gender neutral, as
applicable. For public facilities that have multiple occupancy restrooms, signs shall
indicate that the multiple occupancy restrooms are either designated for men, women or
gender neutral. For single occupancy restrooms each single-occupancy restroom shall
be outfitted with exterior signage that marks the single-occupancy restroom as a
restroom and does not indicate any specific gender. Signs shall be readily visible and
located near the entrance to each toilet facility. Signs for accessible toilet facilities shall
comply with the Illinois Accessibility Code.
2902.4.2 Existing Facilities. All existing single occupancy restrooms and family or
assisted-use restrooms shall be provided with signage in accordance with Section
2902.4
3105.1: General. Revise this section to read as follows:
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Awnings or canopies shall comply with the requirements of this Section and other
applicable Sections of this Code. No person shall erect, install, remove, re-hang, alter,
or maintain over public property any awning or canopy for which a permit is required
under the provisions of this Code until the requirements of the sign regulations
ordinance, Title 4, Chapter 10 Title 6, Chapter 4, of the City Code, are met. Awnings
and canopies shall only extend to a point 2 feet back from the curb line.
3106.1: General. Revise this section to read as follows:
Marquees shall comply with this Section and other applicable Sections of this Code. No
person shall erect, install, remove, re-hang, alter, or maintain over public property any
marquee for which a permit is required under the provisions of this Code until the
requirements of Title 4, Chapter 10 Title 6, Chapter 4, of the City Code, are met.
Marquees shall only extend to a point 2 feet back from the curb line.
3107.1: General. Revise this section to read as follows:
Signs shall be designed, constructed, and maintained in accordance with this Code. No
person shall erect, install, remove, re-hang, alter, or maintain over public property any
sign for which a permit is required under the provisions of this Code until the
requirements of the sign regulations ordinance, Title 4, Chapter 10 Title 6, Chapter 4, of
the City Code, are met.
3201.5: Building Deterioration. In the event that a piece or part of an existing building
dislodges and falls onto the public way evidencing movement of building components
that comprise imminent danger, the following shall be required:
1) Within forty-eight (48) hours of a written notice of the imminent danger or failed
condition by the City of Evanston, the property owner(s) shall install illuminated
sidewalk and/or street protection as required by the City of Evanston. If this is
not completed in accordance with all city Codes, the City may install such
protection at the expense of the property owner(s).
2) Within thirty (30) days of such notice, the property owner shall submit to the
City a written report of the conditions by a State of Illinois licensed engineer. If
this requirement is not fulfilled in accordance with all city Codes, the violator is
subject to a fine of a minimum of $150.00 (one hundred fifty and no/100
dollars) for each day until the report is submitted.
3) Within sixty (60) days of such notice, the property owner shall obtain permits
for all required repairs. If this requirement is not fulfilled in accordance with all
city Codes, the violator is subject to a fine of a minimum of $150.00 (one
hundred fifty and no/100 dollars) per day until the report is submitted.
4) Within one hundred eighty (180) days of such notice, all work associated with
the repair of the deterioration must be completed and inspected. If the
requirement of completion is not fulfilled in accordance with all city Codes, the
violator is subject to a fine of a minimum of $150.00 (one hundred fifty and
no/100 dollars) per day until the work is completed, as verified by a city
inspector.
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3301.2: Storage and Placement. Revise this section to read as follows:
Construction equipment and materials shall be stored and placed so as not to endanger
the public, the workers or adjoining property for the duration of the construction project.
In no case, shall construction equipment or materials be kept or stored on any public
way or property.
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3303.4: Vacant Lot. Revise this section to read as follows:
Every vacant lot shall be filled, graded, seeded, and/or sodded in accord with 3303.4.1.
3303.4.1: Wrecking, Demolition, or Razing of Structures.
1) Prior to the issuance of any permit for the wrecking, demolishing, or razing of
any building or other structure, the owner of said structure shall deposit, in
escrow, funds in an amount deemed sufficient by the Director of Community
Development to secure the owner's obligations to grade, place topsoil, seed,
sod, and/or fence any unimproved surface. Should the owner and/or owner's
successor(s) in interest fail to perform said duties, the City may draw on said
funds to complete them.
2) Prior to the start of demolition work, the owner and/or owner's successor(s)
shall deliver all water meters on the property to the Utilities Department.
3) Demolition work shall not begin until site has been inspected by the City for
placement of temporary fencing and temporary tree protection, and any related
measures implemented.
4) Demolition work shall not begin until the owner and/or owner's successor(s)
has established, either by way of a hose connected to the public water hydrant
or by the use of a water truck on site, a source for wetting down the structure
and resulting debris during the demolition process to minimize the creation of
air-borne dust and debris.
5) Written notice stating the date on which work is to begin shall be given to the
Director of Community Development and to owners/occupants of adjoining
property at least forty-eight (48) hours before beginning the wrecking,
demolishing, or razing of any building or other structure.
6) During demolition, any temporary structure erected adjacent to or on any public
way, used as temporary storage for debris and wreckage, shall be outfitted
with reflective orange material outlining every top and bottom corner of said
temporary structure, which reflective material will be visible when struck by
headlight beams three hundred feet (300') away at night. Said markings shall
be approved by the City Engineer.
7) All foundations and footings associated with the demolished structure shall be
removed in the course of demolition. The property owner and/or owner's
successor(s) in interest shall schedule and permit an inspection by the Building
Official or his/her designee to determine removal of all foundations and
footings prior to the backfill of any excavated area.
8) Debris caused from the demolition of a building or structure in excess of that
required to fill openings shall be removed from the site as wrecking
progresses. Salvaged material, if left on the premises, shall be stored neatly.
Debris shall be kept from adjacent properties and public ways at all times.
9) On completion of demolition, all debris, equipment and temporary protections
shall be removed from the site. In no case shall demolition debris be allowed to
remain on the site longer than seven (7) days after the structure has been
demolished.
10) On completion of demolition, owner and/or owner's successor(s) shall
immediately restore the public right-of-way to its original condition upon
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completion of the work, including restoration of openings, broom sweeping
walks and streets and raking of grassy areas.
11) On completion of demolition, the property owner and/or owner's successor(s)
in interest shall fill with clean inorganic material with the upper eight inches (8")
filled in friable topsoil and graded to the level of sidewalks, alleys, or adjoining
property with allowance for settlement.
12) On completion of demolition, the property owner and/or owner's successor(s)
in interest shall schedule and permit an inspection by the Building Official or
his/her designee to determine compliance with the City Code.
13) Unless construction of a new structure on the site commences within sixty (60)
days of completion of demolition, the property owner and/or owner's
successor(s) shall seed the property with grass or place sod thereon no later
than fifteen (15) days after completion of demolition. The temporary
construction fence shall be removed no later than fifteen (15) days after such
seeding or sodding.
Table 3306.1: Protection of Pedestrians. Revise this table to read as follows:
Distance from ConstructionHeight of Construction
to Lot Line
Type of Protection
Required
Construction railingsLess than 5 feet8 feet or less
Construction railings5 feet or more8 feet or less
Barrier and coveredLess than 5 feetMore than 8 feet
walkway
5 feet or more, but notMore than 8 feet
more than one-fourth the
height of construction
Barrier and covered
walkway
5 feet or more, but betweenMore than 8 feet
one-fourth and one-half the
height of construction
Barrier
Barrier and coveredLess than 5 feetMore than 8 feet
walkway
5 feet or more, butMore than 8 feet
exceeding one-half of the
height of construction
8-foot high chain link fence,
firmly anchored into the
ground.
3307.1: Protection Required: Add the following sentence. "Required notice to Owner
shall also be required for building demolition."
Chapter 34 Existing Structures of the 2012 IBC will be retained with the following
changes:
3401.6: Alternative Compliance. Delete.
3406.1.3: New Fire Escape. Delete.
3406.1.4: Limitations. Delete.
3412: COMPLIANCE ALTERNATIVES. Delete.
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4-2-4. PENALTY FOR VIOLATIONS.
Any person found to have violated any provision of the 2021 International Building Code
as adopted by the City, or who shall fail to comply with any of the requirements thereof,
or who shall erect, construct, alter or repair a building or structure in violation of any
approved plan or direction of the Building Official or of any permit or certificate issued by
the Building Official or his/her designee, shall be guilty of an offense and fined as
follows:
(A) 1. The fine for a first violation is one hundred fifty dollars ($150.00).
2. The fine for a second violation is four hundred dollars ($400.00).
3. The fine for a third or subsequent violation is seven hundred fifty dollars
($750.00).
Each day a provision of this Chapter is found to have been violated constitutes(B)
a separate violation subject to the fine schedule set forth in Subsection (A) of
this Section.
The fines provided for herein shall not be construed as limiting the power of a(C)
court of competent jurisdiction or an administrative hearing officer to impose
other penalties and remedies as provided for by applicable legislation.
Any person who performs work without first obtaining a permit shall be required to
cease all work, until such time as they obtain the required permit, and be subject to a
fine equal to fifty percent (50%) of the permit fees.
4-2-5. SEVERABILITY.
It is the intention of the City Council that the provisions of this Chapter and the
Code adopted hereby are severable and the invalidity of any Section or any portion of
any such Section of either of them shall not affect any other Section.
4-2-6. IDENTIFICATION OF ORDINANCE WITH THE ILLINOIS CAPITAL BOARD.
The adoption of the ordinance from which this Chapter derives and code, by title
and edition, shall be reported to the Illinois Capital Development Board Illinois or any
successor agency of the State of Illinois pursuant to Section 1-2-3.1 of the Illinois
Municipal Code, 65 ILCS 5/1-2-3.1.
4-2-7. EFFECTIVE DATE.
This Chapter shall be in full force and effect thirty (30) days after its approval and
passage. For projects in design concurrent with the adoption of the ordinance from
which this Chapter derives, the building official is authorized to accept construction
documents designed in accordance with the requirements of the 2012 International
Building Code for up to one hundred and eighty (180) days after this ordinance's
approval and passage.
SECTION 3: That Title 4, Chapter 5, “Plumbing Code” of the Evanston
City Code of 2012, as amended, is hereby further amended as follows:
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CHAPTER 5, PLUMBING CODE
4-5-1. ADOPTION.
(A) Pursuant to the authority granted by 65 ILCS 5/1-2-4, and pursuant to its home rule
powers, the City of Evanston hereby adopts by reference the 2014 Illinois Plumbing
Code, Ill. Admin. Code tit. 77 § 890 (2014), with the additions, deletions,
exceptions, and other amendments set forth in this Chapter.
(B) Any reference in the 2014 Illinois Plumbing Code to "Authorities Having
Jurisdiction" shall refer to the City's Manager of Building and Inspection
Development Services. Any reference to "municipality" shall mean the City of
Evanston.
4-5-2. AMENDMENTS.
The 2014 Illinois Plumbing Code adopted hereby shall read as follows with respect
to these Sections.
Subsection 890.340(f):
f) Copper Water Tube. Joints in copper tubing shall be made with case bronze or
wrought copper pressure fittings, properly soldered or brazed, or by means of
compression or flared joints as provided in Sections 890.320(d), (e), (h) and
(p)(2). Flared joints and compression fittings shall not be installed underground
except for water services, water meter yokes, and stop box connections.
Soldered and braised fittings shall not be installed below grade.
Section 890.610 General Requirements—Material and Design:
a) Quality of Fixtures: Plumbing fixtures shall comply with approved designs, be
constructed from approved materials, have smooth, impervious surfaces and
be free of defects and concealed fouling surfaces. (See Appendix A: table A
"Approved Materials and Standards for Plumbing Fixtures" and "Approved
Standards for Plumbing Appliances/Appurtenances/Devices.")
Used plumbing material, equipment and fixtures for plumbing installations shallb)
comply with this Part.
Any plumbing equipment condemned by the Department because of wear,c)
damage, defects or sanitary hazards shall not be used in a plumbing system.
All new and replacement plumbing fixtures and irrigation controllers installedd)
after the effective date of this ordinance shall bear the Watersense label as
designated by the U.S. Environmental Protection Agency Watersense Program
when such labeled fixtures are available.
Section 890.680 Lavatories:
a) Waste Outlets. Wastes shall have a strainer or stopper and have a waste outlet
at least 1¼ inches in diameter.
Lavatory Faucets. All lavatory faucets shall have air gaps as specified inb)
Appendix A, table C.
When metering faucets are located on lavatories in public restrooms, they shallc)
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be adjusted to remain open for a minimum of 10 seconds and shall comply with
the water consumption requirements of ASME/ANSI 112.18.1. Metering
faucets shall be designed for hot and cold, tempered and cold, or tempered
water only.
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Fixture Calculation. Eighteen lineal inches of wash sink or 18 inches of ad)
circular basin, when provided with water outlets for the space, shall be
considered equivalent to one lavatory. (See Appendix F, Illustration B.)
Water Temperature. All lavatory faucets for public use shall be provided withe)
an automatic safety water mixing device to prevent sudden unanticipated
changes in water temperature or excessive water temperatures. The automatic
safety water mixing device shall comply with ASSE 1070 or 1017 in
accordance with Section 890.210, and shall be adjusted to a maximum setting
of 110 degrees Fahrenheit, at the time of installation. Exception: Units
constructed in accordance with Section 890.1220(a)(9)(B) may be used in lieu
of an automatic safety water mixing device to provide hot or tempered water to
public lavatories.
All lavatories for public use in new construction or remodeling shall bef)
equipped with metering or self-closing faucets.
Subsection 890.810(a)(2)(C):
C) Restroom Location, Designation, and Requirements. The required number of
plumbing fixtures for a restroom shall be located within the restroom area and
not in the hallways or vestibule. Lavatories required by Appendix A: Table B
shall be installed in restrooms at a ratio of not less than one lavatory per two
water closets or urinals. (See Footnote 2, Appendix A: Table B.) All restroom
facilities must comply with designation requirements set forth in Section 2902.2
of the 2021 International Building Code, adopted by City Code Section 4-2-2 of
the City of Evanston.
Subsection 890.1130(g):
g) Installation of Devices or Assemblies
1) Devices of All Types. Backflow preventer assemblies and devices shall be
installed to be accessible for observation, maintenance and replacement
services. Backflow preventer devices or assemblies shall not be installed
where they would be subject to freezing conditions, except as allowed in
Section 890.1140(d).
All in-line backflow/back siphonage preventer assemblies shall have a full2)
port type valve with a resilient seated shut-off valve on each side of the
preventer. Relocation of the valves is not permitted.
A protective strainer shall be located upstream of the first check valve on3)
all backflow/back siphonage preventers unless the device contains a built-
in strainer. Fire safety systems are exempt from the strainer requirement.
Atmospheric vacuum breakers shall be installed with the critical level4)
above the flooded level rim of the fixture they serve, and on the discharge
side of the last control valve of the fixture. No shut-off valve or faucet shall
be installed beyond the vacuum breaker.
No in-line double check valve backflow preventer assembly (DCV) or5)
reduced pressure principled backflow preventer assembly (RPZ) shall be
located more than 5 feet above a floor, or be installed where it [is] subject
to freezing or flooding conditions. After installation, each DCV and RPZ
shall be field tested in-line in accordance with the manufacturer's
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instructions by a cross-connection control device inspector before initial
operation. (See subsection (b)).
A dual check backflow preventer with atmospheric vent assembly shall not6)
be installed where it is subject to freezing or flooding conditions.
Closed water systems with hot water storage shall have a properly sized7)
thermal expansion tank located in the cold water supply as near to the
water heater as possible and with no shut-off valve or other device
between the heater and the expansion tank. Exception: In existing
buildings with a closed water system, a properly sized pressure relief valve
may be substitute in place of a thermal expansion tank. For closed water
systems created by backflow protection in manufactured housing, as
required in Section 890.1140(i), a ballcock with a relief valve may be
substituted for the thermal expansion tank.
8)1) A backflow prevention device shall be installed on each water service
pipe/line to a business, commercial, or industrial facility in accordance with
the Illinois Plumbing Code. This requirement applies whenever there is an
installation of a water service pipe/line, or alteration, renovation, or
replacement of an existing pipe/line, and for new construction. A reduced
pressure principle backflow, prevention assembly (RPZ) shall be installed
in the water service supplying food service, manufacturing, or production
establishments.
Subsection 890.1150(a)(3):
a) 3) The minimum depth for any water service pipe shall be at least 60" deep or the
maximum frost penetration of the local area, whichever is greater.
Subsection 890.1190(b):
b) The water meter shall be installed within the building within 60" of the water
service entrance. The meter shall have unions on the inlet and outlet openings.
A full-port valve with an open area at least that of the water service shall be
provided for all meters and shall be provided with a drain valve installed on the
discharge side of the meter valve when located inside of a building. (See
Appendix I, Illustrations H and I.)
Subsection 890.1200(a):
a) Water Service Piping Sizing. The water service pipe from the street main
(including the tap) to the water distribution system for the building shall be
sized in accordance with Appendix A, Tables M, N, O, P, and Q. Water service
pipe and fittings shall be at least one inch in diameter. If flushometers or other
devices requiring a high rate of water flow are used, the water service pipe
shall be designed and installed to provide this additional flow.
890 Appendix A, Table A
Approved Materials for Building Sewer
1) Cast Iron Soil Pipe/Fittings ASTM A 74-2009
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CSA B70-2012
Rubber Gaskets ASTM C 564-2012
ASTM D 4161-2010
CSA B70-2012
CSA B602-2010
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High-Density Polyethylene (HDPE) Pipe ASTM D 3350-20102)
Polyvinyl Chloride (PVC) Pipe3)
ASTM F 1866-2007
ASTM D 2665-2012
ASTM D 2949-2010
CSA B182.1-2011 in 81800
CSA B182.2-2011 in 81800
CSA B182.4-2011 in 81800
CSA B181.2-2011 in 81800
ASTM D 2855-2010
ASTM D 3212-2013
CSA B602-2010
ASTM F 656-2010
ASTM D 2564-2012
ASTM D 3138-2011
CSA B181.2-2011 in B1800
4)Polypropylene Pipe2 ASTM 2389-2010
AWWA C901-2008
AWWA C906-2012
(Material Code PE3408)3
(Material Codes PE2406 and PE3406)4
Identification of Piping Systems5)
ASME A13.1-2007
Agency Notes:
1 Solvent cement must be handled in accordance with STM F 402-1988.
2 PVC pipe with cellular core and vitrified clay pipe are approved only for gravity
drainage.
3 Dimension Ratio (DR) 17 or less.
4 Dimension Ratio (DR) 13.5 or less.
Approved Materials for Water Service Pipe
1) Cast Iron (ductile iron)2 ASTM A 377-2008e1
Water Pipe CSA B70-2012
2) Copper/Copper Alloy Tubing2,3 ASTM B 88-2009
3) Polyethylene (PE) Pipe2,7 ASTM D 2239-2012a
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AWWA C901-2008
AWWA C906-2012
(Material Code PE3408)4
Material Codes PE2406, PE3406)
Agency Notes:
1 Solvent cement must be handled in accordance with ASTM F 402-1988.
2 Water service pipe must meet the appropriate NSF standard for potable water.
3 Minimum Type K copper shall be installed underground.
4 Dimension Ratio (DR) 17 or less.
5 Dimension Ratio (DR) 13.5 or less.
6 ASME B.1.20.1-1983
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7 Up to a developed distance of twenty-four (24) inches to be used only in the transition
between similar types of service pipe.
Approved Materials for Water Distribution Pipe
1) Brass Pipe2,6 ASTM B 43-2009
Copper/Copper Alloy Pipe2)2 ASTM B 42-2010
ASTM B 302-2012
Galvanized Steel Pipe3)2,7 ASTM A 53-2012
AWWA C606-2011
Agency Notes:
1 Solvent cement must be handled in accordance with ASTM F 402-1988.
2 Water distribution pipe must meet the appropriate NSF standard for potable water,
minimum Type L copper shall be installed above grade.
3 Use for cold or tempered water only.
4 ASME B.1.20.1-1983
5 Safety color.
6 For repairs only.
7 For repairs only, except for the distribution and conveyance of distilled or deionized
water.
4-5-3. ADDITIONAL REQUIREMENTS.
The following are requirements additional to the 2014 Illinois Plumbing Code. In the
event that any provision of City Code Section 4-5-3 is in conflict with the 2014 Illinois
Plumbing Code, as amended, the 2014 Illinois Plumbing Code shall prevail.
(A) Existing Plumbing: Plumbing fixtures not maintained shall be disconnected,
removed, and sealed.
(B)(A) Safety: Any part of a structure or premises which is changed, altered, or for
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which replacement is required as a result of the installation, alteration,
renovation, or replacement of a plumbing system, or any part thereof, shall be
left in a safe, nonhazardous condition. All penetrations through fire rated
construction shall be fire stopped with a through penetration protection system
approved by the Building Official.
(C)(B) Installation: All plumbing installed within the City of Evanston shall be installed
in accordance with the 2014 Illinois Plumbing Code. If required by the Code
Official, an approved backflow prevention device is necessary for the safety of
the public water supply system, the Public Works Agency Director or his/her
designee will give notice to the property owner or person in charge
(collectively, "property owner") of the building structure or premises to install
such an approved device immediately. The property owner shall, at his/her
own expense, immediately install such an approved device at a location and in
a manner in accordance with the 2014 Illinois Plumbing Code; Illinois
Environmental Agency Rules and Regulations, Title 35: Environmental
Protection, Subtitle F: Public Water Supply, Chapter I: Pollution Control Board,
Part 604 Subpart O: Cross Connections and Chapter II: Environmental
Protection Agency, Part 653 subpart H Cross Connections; and all applicable
local regulations, and shall have inspections and tests made of such approved
devices upon installation and annually thereafter, at a minimum. The property
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owner shall maintain records to document that testing, servicing, and repairs
are conducted as required.
(D)(C) Right of Entry: A City inspector, who shall be a licensed plumber, shall have
the right to enter at any reasonable time any property served by a connection
to the public water supply or distribution system of the City for the purpose of
verifying information submitted by the property owner or person in charge of
the building, structure, or premises regarding the required cross connection
control inspection. On demand, the property owner or person in charge of the
building, structure, or premises so served shall furnish to the Code Official,
his/her authorized agent, or approved cross connection control device
inspector any information which these individuals may request regarding the
piping system or systems or water use on such property. The Code Official or
his/her authorized agents shall have a right to enter at any reasonable time any
property served by a connection to the public water supply or distribution
system of the City for the purpose of verifying information submitted by the
property owner or person in charge of the building, structure, or premises
regarding the required cross connection inspection.
(E)(D) Contamination: The occupant or property owner of the building, structure, or
premises responsible for back siphoned material or contamination of the
potable water supply system which occurs through an illegal cross connection
or an improperly installed, maintained, or repaired device, or a device which
has been bypassed, must bear the cost of cleanup of the potable water supply
system. Said costs to include, but not be limited to, overhead and
administrative costs of the City and any other costs reasonably incurred by the
City in the cleanup.
(F)(E) Discharge to Sanitary Drainage System: Every plumbing fixture, drain,
appliance, or appurtenance thereof which is to receive water or waste, or
discharge any liquid wastes or sewage, shall discharge to the sanitary
drainage system of the structure in accordance with the requirements of this
Chapter. Building drains shall be constructed of either service weight cast iron
or schedule 40 PVC pipe and fittings or a material approved by the City
Plumbing Inspector. Building sewers shall be constructed of either service
weight cast-iron, schedule 40 PVC pipe and fittings, SDR 26 or SDR 35 or a
material approved by the City Plumbing Inspector. Underground piping shall be
laid on a firm bed of sand or gravel for its entire length, except where support is
otherwise provided and approved by a City Plumbing Inspector. Six (6) inches
of compacted stone, sand, or other approved material shall be provided under
pipe and minimum of twelve (12) inches of stone or sand shall be provided
above the crown of the pipe. The remaining soil fill shall be compacted in
compliance with Metropolitan Water Reclamation District bedding regulations.
(G)(F) Automatic Clothes Washing Machine/Water Heater Floor Drains: For all new
construction, a pan or receptor with a drain to an approved floor drain, or an
impervious floor with a floor drain, shall be required for all automatic clothes
washing machines and water heaters in multi-family and commercial
occupancies. For existing multi-family and commercial buildings, a pan and
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(H)(G)
(I)(H)
(J)(I)
(K)(J)
(L)(K)
(M)(L)
(N)(M)
(O)(N)
(P)(O)
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automatic shut-off valve shall be required for all automatic clothes washing
machines and water heaters where installation of a floor drain is not feasible.
Underground Piping: Piping installed in underground plumbing systems shall
be protected from structural damage by an approved method of installation
which accounts for the conditions of the installation and application and the
type of piping material. In new construction, all plumbing shall be overhead. All
fixtures below grade shall be directed to an ejector pit and lifted to an overhead
system. Footings, grade beams and/or foundation walls shall be properly
sleeved or cored in compliance with a design from a licensed design
professional to accommodate for the proper installation of the buildings
plumbing system.
Sillcocks: All buildings have a minimum of two (2) frost-proof, anti-siphon type
sillcocks.
Public Toilet Room Drains: All public toilet rooms, including employee facilities,
shall be graded into floor drains.
Unmaintained Plumbing Fixtures: All plumbing fixtures not maintained shall be
disconnected, removed, and sealed.
Sewer Depth: Building sewers shall be installed below frost line depth per IRC
Table R301.2(1). Current frost line depth is forty-two (42) inches.
Subsoil Drain Pipe: Subsoil drains shall be open jointed, horizontally split or
perforated pipe. Footing drains to be connected to the sump pump as
discharge shall terminate water discharge to grade a minimum of three (3) feet
away from any portion of the structure and not within ten (10) feet of any
property line or as approved by the Civil Reviewer. Water discharge shall not
be directed toward adjacent properties or discharge in a manner that will
disturb adjacent properties. Discharge to storm or combination sewer will be
upon approval the Public Works Director, Civil Engineer Reviewer or his/her
designee. Discharge to sanitary sewer shall not be allowed. All windows wells
require drains. The drains shall be connected to drain tile and drain into the
sump.
Roof Drains: Roof drains shall conform to ASME A112.21.2. Buildings in R1,
R2 and R3 zoning districts, and all one- and two-family dwelling units shall
drain roof stormwater by gutters and downspouts to the front and rear of the
property, Water discharge shall terminate to grade a minimum of three (3) feet
away from any portion of the structure and not within ten (10) feet of any
property line or as approved by the Civil Reviewer. Water discharge shall not
be directed toward adjacent properties or discharge in a manner that will
disturb adjacent properties. No connections to the combined or sanitary sewer
shall be made in the above zoning districts. All roofs of buildings not mentioned
above may drain directly in the storm sewer system.
Car Wash Facilities: Unless designed to use thirty (30) gallons or less of water
per wash, new car wash facilities or replacement of existing facilities shall be
equipped with water recycling systems.
Reduced Pressure Principle Backflow Preventers: A reduced pressure
principle backflow prevention assembly (RPZ) shall be installed in the water
service supplying food service, manufacturing or production establishments.
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RPZs shall conform to ASSE 1013, 1047 AWWA C511 or CSA CAN/CSA-
B64.4. These devices shall be allowed where subject to continuous pressure
conditions. The relief opening shall discharge by air gap and shall be
prevented from being submerged.
(P) All-Gender Restrooms: Restrooms intended for use by all genders shall comply
with applicable State laws, including the Equitable Restrooms Act (410 ILCS 35).
(Q) Protection against physical damage. In concealed locations where piping, other
than cast iron, is installed through holes or notches in studs, joists, rafters or
similar members less than 11/4 inches (32 mm) from the nearest edge of the
member, the pipe shall be protected by steel shield plates. Such shield plates
shall have a thickness of not less than 0.0575 inch (1.463 mm) (No. 16 gage).
Such plates shall cover the area of the pipe where the member is notched or
bored, and shall extend not less than 2 inches (51 mm) above sole plates and
below top plates.
4-5-4. PENALTIES.
Any persons who violates any provision of this Chapter or fails to comply with any
of the requirements thereof, or erects, installs, alters, or repairs work in violation of the
approved construction documents or directives of the Code Official, or of a permit or
certificate issued under the provisions of this Chapter, shall be fined as set forth in this
Section:
(A) 1. The fine for a first violation is one hundred fifty dollars ($150.00).
2. The fine for a second violation is four hundred dollars ($400.00).
The fine for a third or subsequent violation is seven hundred fifty dollars3.
($750.00).
Each day a provision of this Chapter is found to have been violated constitutes(B)
a separate violation subject to the fine schedule set forth in Subsection (A) of
this Section.
The fines provided for herein shall not be construed as limiting the power of a(C)
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court of competent jurisdiction or an administrative hearing officer to impose
other penalties and remedies as provided for by applicable legislation.
Any person who performs work without first obtaining a permit shall be required to
cease all work, until such time as they obtain the required permit, and be subject to a
fine equal to fifty percent (50%) of the permit fees.
SECTION 4: That portions of Title 4, Chapter 6, “Electric Code” of the
Evanston City Code of 2012, as amended, is hereby further amended as follows:
CHAPTER 6, ELECTRIC CODE
4-6-3. AMENDMENTS.
The 2020 National Electrical Code adopted hereby shall read as follows with
respect to the indicated Sections:
Article 210.8 (A)(5), Ground-Fault Circuit-Interrupter Protection for Personnel
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Exception to (5): Add sump pumps and ejector pumps
Article 210.11(3) Bathroom Branch Circuits: Delete the Exception.
Article 210.12 Arc-Fault Circuit-Interrupter Protection. (Revised to read as follows)
Arc- fault circuit-interrupter protection shall be provided as required in 210.12(A), (B),
(C) and (D). The arc-fault circuit interrupter shall be installed in a readily accessible
location.
(A)Dwelling Units. All 120-volt, single phase, 15- and 20-ampere branch circuits
supplying outlets and devices installed in dwelling units shall be protected by a
listed arc-fault circuit interrupter, combination-type, installed to provide
protection of the branch circuit.
(B)Dormitory Units. All 120-volt, single phase, 15- and 20-ampere branch circuits
supplying outlets and devices installed in dormitory units shall be protected as
described in 210.12(A).
(C)Guest Rooms, Guest Suites and Patient Sleeping Rooms in Nursing Homes
and Limited-Care Facilities. All 120-volt, single-phase, 15- and 20-ampere
branch circuits supplying outlets and devices installed in guest suites, guest
rooms of hotels and motels and patient sleeping rooms in nursing homes and
limited-care facilities shall be protected as described in 210.12(A).
(D)Branch Circuit Extensions or Modifications - Dwelling Units, Dormitory Units,
and Guest Rooms and Guest Suites. In any of the areas specified in
210.12(A), (B) or (C), where branch- circuit wiring is modified, replaced or
extended, the branch-circuit shall be protected by one of the following:
(1) A listed combination-type AFCI located at the origin or the branch circuit.
A listed outlet branch-circuit type AFCI located at the first outlet of the(2)
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existing branch circuit.
Exception No. 1 to 210.12(A), (B), and (C): It shall be permitted to omit AFCI
protection for that portion of the branch circuit enclosed in rigid metal conduit
(RMC), flexible metal conduit (FMC), intermediate metal conduit (IMC),
electrical metal tubing (EMT), or Type MI cable sheath meeting the
requirements of 250.118 along with metal outlet and junction boxes.
Exception No. 2 to 210.12(D): It shall be permitted to omit AFCI protection for
that portion of the branch circuit installed in rigid metal conduit (RMC), flexible
metal conduit (FMC), intermediate metal conduit (IMC), electrical metal tubing
(EMT), or steel sheathed cable, Type AC, Type MC, or Type MI cable sheath,
meeting the requirements of 250.118, with metal outlet and junction boxes.
Exception No. 3 to 210.12(A), (B), (C) and (D): Where an individual branch
circuit to a fire alarm system is installed in accordance with 760.41(B) or
760.121(B) is installed in rigid metal conduit (RMC), intermediate metal conduit
(IMC), electrical metal tubing (EMT), or Type MI Cable sheath meeting the
requirements of 250.118, with metal outlet and junction boxes, AFCI protection
shall be permitted to be omitted.
Informational Note No. 1: For information on types of arc-fault circuit
interrupters, see UL 1699, Standard for Arc-Fault Circuit Interrupters.
Informational Note No. 2: See 11.6.3(5) of NFPA 72, National Fire Alarm and
Signaling Code, f
Article 210-70 Lighting Outlets Required (A)(2): (Add the following)
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(4) All exterior lighting shall be designed, shielded and directed so that direct light from
the lamp does not cause light trespass and protects adjacent properties and
public ways from glare and excessive lighting. Light level at any property line is
limited to one-half (0.5) foot-candle unless otherwise regulated by city code.
Exception:
1. Security lighting: Exterior lighting installed primarily for safety or
emergency shall be permitted provided that said lighting is solely for
security and activated by a motion or a controlled system and shall be
extinguished within 5 minutes of cessation of actual or perceived
emergency.
2. Holiday lighting: Subject to NFPA 70 National Electric Code regulations as
adopted and amended by the City of Evanston.
Article 230 Services: Add the following: "The maximum number of branch circuits
allowed for a 100-amp, 120/240 volt, single phase service is thirty (30). The maximum
number of branch circuits allowed for a 200-amp, 120/240 volt, single phase service is
sixty (60)."
Article 230 Services: Add the following: "No additional fuse or breaker boxes shall be
installed without the prior written approval of the city's Electrical Inspector."
Article 250.62: Grounding Electrode Conductor Material: Delete the words
"Aluminum" and "Copper Clad Aluminum."
Article 334 Nonmetallic Sheathed Cable: Types NM, NMC, and NMS: Delete.
Article 338 Service Entrance Cable: Types SE and USE: Delete.
Article 352 Polyvinyl Chloride Conduit: Type PVC 352.12(A) Concealed: PVC
conduit shall only be concealed in the following manner: direct buried below grade, in
slab below grade, in slab at and above grade. PVC conduit stub ups where subject to
physical damage shall be RMC, IMC, or EMT.
Article 362 Electrical Nonmetallic Tubing: Types ENT: Add the following:
1) Shall not be used for Electrical Power and Lighting Circuits.
2) When not concealed inside walls and ceilings, only Plenum Rated ENT shall
be installed.
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Article 625.43 Disconnecting Means. Revise this article to read as follows:
The disconnecting means shall be provided and installed in a readily accessible
location. The disconnecting means shall be lockable open in accordance with 110.25.
Appeals: Delete.
SECTION 5: That portions of Title 4, Chapter 7, “Mechanical Code” of the
Evanston City Code of 2012, as amended, is hereby further amended as follows:
CHAPTER 7 MECHANICAL CODE
4-7-1. ADOPTION.
(A) Pursuant to the authority granted by 65 ILCS 5/1-2-4, and pursuant to its home rule
powers, the City of Evanston hereby adopts by reference the 2021 International
Mechanical Code, with the additions, deletions, exceptions, and other amendments
set forth in this Chapter. All advisory or text notes, other than the rules and
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regulations contained in the 2021 International Mechanical Code adopted hereby,
are expressly excluded from this Chapter.
(B) Any reference in the 2021 International Mechanical Code to "Administrative
Authority" or "Building Official" shall refer to the City's Manager of Building and
Inspection Development Services Division, or other individual as may be
designated by the Director of Community Development. Any reference to
"municipality" shall mean the City of Evanston.
(C) In the event that any provision of the 2021 International Mechanical Code adopted
hereby is in conflict with any provision(s) of the City Code, the more/most stringent
shall control.
(D) There shall be a copy of the 2021 International Mechanical Code kept on file for
public inspection in the City Clerk's office.
4-7-2. AMENDMENTS.
The 2021 International Mechanical Code adopted hereby shall read as follows with
respect to the indicated Sections:
101.1 Title. (Insert) City of Evanston
103.1 Creation of Agency. Delete and reference 2021 International Building Code
Section 103.1 as amended.
103.2 Appointment. Delete and reference 2021 International Building Code Section
103.2 as amended.
103.3 Deputies. Delete and reference 2021 International Building Code Section 103.3
as amended.
104.4 Right of Entry. Delete and reference 2021 International Building Code Section
104.6 as amended.
106.4.7 Posting of permit. Delete and reference 2021 International Building Code
Section 105.7 as amended.
106.4.8 Hours of Work Permitted for the Construction, Repair and Demolition of
Buildings. Reference 2021 International Building Code Section 105.8.
106.2 Permits not required. Delete section in its entirety. Contact the Building &
Inspection Services Division for information regarding work exempt from permit.
106.4.3 Expiration. Delete and reference 2021 International Building Code Section
105.5 as amended.
106.4.4 Extensions. Delete and reference 2021 International Building Code Section
105.5 as amended.
110.1: Construction Documents: Construction documents, engineering calculations,
diagrams and other data shall be submitted in digital format with each application for a
permit. The Code Official shall require construction documents, computations and
specifications to be prepared and designed by a registered design professional when
required by state law. Where special conditions exist, the Code Official is authorized to
require additional construction documents to be prepared by registered design
professional. Construction documents shall be drawn to scale it shall be of sufficient
clarity to indicate the location, nature and extent of the work proposed and show in
detail that the work conforms to the provisions of this Code. Construction documents for
buildings or than two stories in height shall indicate where penetrations will be made for
mechanical systems, and the materials and methods for maintaining required structural
safety, fire resistance rating and fire blocking. Permit drawing shall include a HVAC plan
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showing location of supply, return, and exhausts and shall include a heat load itemizing
CFM delivered or exhausted throughout the system
Exception: The Code Official shall have the authority to waive the submission of
construction documents, calculations or other data if the nature of the work applied for is
such that reviewing of construction documents is not necessary to determine
compliance with this Code.
109.2: Schedule of permit fees. The permit fee for inspection, construction,
reconstruction, alteration, and installation shall be those established from time to time
by the City Council of the City of Evanston.
Section 114. Means of Appeal: Delete section in its entirety.
115.4 Violation penalties. Delete and reference 4-2-4 Penalty for Violations of City
Code Title 4 - Building Regulations.
Section 313
Noise Limitations
313.1 Noise Limitations: Noise levels for equipment and appliances shall not exceed
55 dBA SPL (Decibels, A-weighted, Sound Pressure Level) as averaged over any 15
minute period, and as measured at the property line between the said adjacent
structures if a property line separates the parcels.
Exception: Emergency Back-Up Generators.
501.3.1.1 Exhaust Discharge: Exhaust air shall not be directed onto public sidewalks.
504.9.3: Transition Ducts: Transition ducts used to connect the dryer to the exhaust
duct system shall be a single length that is listed and labeled in accordance with UL
2158A. Transition ducts shall be a maximum of eight feet (8', 2.438 m) in length and
shall not be concealed within construction. Flexible air ducts used as a connecter
between clothes dryer and its concealed duct shall be semi ridged aluminum/metal.
505.4 Makeup air required. Exhaust hood systems capable of exhausting in excess of
400 cfm (0.19 m3/s) shall be provided with makeup air at a rate greater than or equal to
the exhaust air rate. Such makeup air systems shall be equipped with a means of
closure and shall be automatically controlled to start and operate simultaneously with
the exhaust system.
602.3 Stud Cavity and Joist Space Plenums: Stud spaces, building cavities, shafts
spaces shall not be used as supply or return air provisions for any portion within a
residential structure.
603.6.1.1 Duct Length: Flexible air ducts shall be limited to eight feet (8', 2.438 m) in
length.
801.18.5: Reuse: Abandoned masonry chimney liners may be used as a chase for high
efficiency appliances adjacent to an active solid fuel chimney under the following
conditions:
1) Chimney or liner thereof serving the still-active solid fuel fireplace shall extend
at least two feet (2', 609 mm) above the point of termination of the high
efficiency appliance vent at all points where the separation is less than
eighteen inches (18", 457 mm) between center lines;
2) The abandoned liner which is used as the chase shall be sealed on top with
non-combustible materials and shall make the chase weather-tight; and
3) Annular space between the two (2) said liners is of masonry construction and
is at least four inches (4", 102 mm).
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SECTION 6: That Title 4, Chapter 9, “Residential Code” of the Evanston
City Code of 2012, as amended, is hereby further amended as follows:
CHAPTER 9 RESIDENTIAL CODE
4-9-1. ADOPTION.
(A) Pursuant to the authority granted by 65 ILCS 5/1-2-4, and pursuant to its home rule
powers, the City of Evanston hereby adopts by reference the 2021 International
Residential Code with the additions, deletions, exceptions, and other amendments
set forth in this Chapter. Said Code shall govern the design, construction,
prefabrication, alteration, repair, use occupancy, and maintenance of all detached
one- and two-family dwellings and townhouses not more than three (3) stories
above grade plane in height, with separate means of egress and their accessory
structures. All advisory or text notes, other than the rules and regulations contained
in the 2021 International Residential Code adopted hereby, are expressly excluded
from this Chapter.
(B) Any reference in the 2021 International Residential Code to "Administrative
Authority," "Building Official" or "Code Official" shall refer to the City's Manager of
Building and Inspection Development Services. Any reference to "municipality"
shall mean the City of Evanston.
(C) In the event that any provision of the 2021 International Residential Code adopted
hereby is in conflict with any provision(s) of the City Code, the more/most stringent
shall control.
(D) There shall be a copy of the 2021 International Residential Code kept on file for
public inspection in the City Clerk's office.
4-9-2. AMENDMENTS.
The following sections of the International Residential Code are hereby amended to
read as follows:
R101.1 Title.
Insert "the City of Evanston, Cook County, Illinois" for "[name of jurisdiction]
R101.2 Scope. Delete Exceptions 1, 2, and combine Exceptions 3, 4, and 5 to read as
follows:
3. Residential Care Homes and Transitional Treatment Facilities of up to 8
occupants, as regulated in 6-4-4 of the City Zoning Code, within a dwelling
unit.
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R102.4.3 State Plumbing Code. Add a new subsection to read as follows:
R102.4.3 Illinois Plumbing Code. Whenever a reference is made to the International
Plumbing Code or Chapters 25 through 33 of this Code, such reference shall be
deemed to refer to the applicable section of the Illinois State Plumbing Code, as
adopted by the City of Evanston.
R102.4.4 Electrical Code. Add a new subsection to read as follows:
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R102.4.4 Electrical Code. Whenever a reference is made to Chapters 34 through 43 of
this Code, such reference shall be deemed to refer to the applicable section of the
National Electrical Code, as adopted by the City of Evanston.
R102.5 Appendices. Provisions in the appendices shall not apply unless specifically
referenced in the adopting ordinance. The following appendices are hereby adopted:
Appendix AA. Sizing and Capacities of Gas Piping
Appendix AB. Sizing of Venting Systems Serving Appliances Equipped with
Draft Hood, Category I Appliances and Appliances Listed for Use with Type B
Vents
Appendix AC. Exit Terminals of Mechanical Draft and Direct-Vent Venting
Systems
Appendix AF. Radon Control Methods
Commentary: 420 ILCS 52 "The Illinois Radon Resistant Construction Act",
requires that all new residential construction in the State of Illinois shall include
passive radon resistant construction.
Appendix G. (2012 International Residential Code) Swimming Pools, Spas and
Hot Tubs
Commentary: Appendix G was not included in the 2021 IRC as it is now a separate,
stand-alone code. The provisions of the 2012 IRC Appendix G will be retained.
Appendix AH. Patio Covers
Appendix AJ. Existing Buildings and Structures
Appendix AK. Sound Transmission as amended.
Appendix AO. Automatic Vehicular Gates
Appendix AQ. Tiny Houses
Appendix AT. [RE] Solar Ready Provisions-Detached One- and Two-Family
Dwellings and Townhouses
Appendix AW. 3-D Printed Building Construction
R102.7.1 Additions, alterations or repairs. This section shall be revised to read as
follows:
Additions, alterations or repairs to any structure shall conform to the requirements for a
new structure without requiring the existing structure to comply with the requirements of
this code unless otherwise stated. Additions, alterations, repairs and relocations shall
not cause an existing structure to become less compliant with the provisions of this
code than the existing building or structure was prior to the addition, alteration or repair.
Where an Accessory Dwelling Unit is created within a legally existing two-family
dwelling, bringing the total dwelling unit count to three, the provisions of this code and
Appendix AJ Existing Buildings and Structures shall apply.
R102.7.2 Additions, alteration or repairs following demolition. Additions, alterations
or repairs to any structure that follows the removal or deconstruction of a structure or
building in whole or in part to the extent of 50% or more of such structure or building as
it existed prior to the commencement of such act or process (demolition) shall comply
with the requirements of this code for new construction.
Exception: Removal or deconstruction of interior building elements without removal
or deconstruction of foundation, exterior walls and/or roofs elements.
R103.1: Creation of an enforcement agency. This section shall be revised to read as
follows:
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The Division of Building and Inspection Development Services is hereby made
responsible for the enforcement of this Code.
R103.2: Appointment. This section shall be revised to read as follows:
Any reference in the 2021 International Residential Code to "Building Official" shall refer
to the Manager of Building and Inspection Development Services, or other individual as
may be designated by the Director of Community Development. Any reference to
"municipality" shall mean the City of Evanston.
R103.3: Deputies. This section shall be revised to read as follows:
The Building Official shall have the authority to appoint such technical officers,
inspectors, plan examiners, and other employees as he or she deems necessary to
effectuate the purposes of this code.
R105.1: Required. Revise this section to read as follows:
Any owner or owner’s authorized agent who intends to construct, enlarge, alter, repair,
move, demolish or change the occupancy of a building or structure, or to erect, install,
enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or
plumbing system, the installation of which is regulated by this code, or to cause any
such work to be performed, shall first make application to the building official and obtain
the required permit. Any person who performs work without first obtaining a permit shall
be required to cease all work, until such time as they obtain the required permit, and be
subject to a fine equal to fifty percent (50%) of the permit fees.
105.2: Work Exempt From Permit. Delete this section in its entirety. Contact the
Building and Inspection Services Division for information regarding work exempt from
permits. Revise this section to read as follows:
Exemptions from permit requirements of this code shall not be deemed to grant
authorization for any work to be done in any manner in violation of the provisions of this
code, the Zoning requirements applicable to the property, or any other laws or
ordinances of this jurisdiction. Permits shall not be required for the following:
Building:
1. One-story detached accessory structures used as tool and storage sheds,
playhouses and similar uses, provided that the floor area is not greater than 120
square feet (11 m2).
2. Painting, papering, tiling, carpeting, and similar finish work.
3. Prefabricated swimming pools that are no more than 24 inches (610 mm) deep,
are not greater than 1,200 gallons (4,542 L) and are installed entirely above
ground.
4. Shade cloth structures constructed for nursery or agricultural purposes, not
including service systems.
5. Swings and other playground equipment accessory to detached one- and two-
family dwellings.
6. Non-fixed and movable fixtures, cases, racks, counters and partitions not over 5
feet 9 inches (1753 mm) in height.
Electrical:
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1. Repairs and maintenance: Minor repair work, including the replacement of lamps
or the connection of approved portable electrical equipment to approved
permanently installed receptacles.
Gas:
1. Portable heating appliance.
2. Replacement of any minor part that does not alter approval of equipment or
make such equipment unsafe.
Mechanical:
1. Portable heating appliance.
2. Portable ventilation equipment.
3. Portable cooling unit.
4. Steam, hot or chilled water piping within any heating or cooling equipment
regulated by this code.
5. Replacement of any part that does not alter its approval or make it unsafe.
6. Portable evaporative cooler.
7. Self-contained refrigeration system containing 10 pounds (4.54 kg) or less of
refrigerant and actuated by motors of 1 horsepower (0.75 kW) or less.
Plumbing:
1. The stopping of leaks in drains, water, soil, waste or vent pipe, provided,
however, that if any concealed trap, drain pipe, water, soil, waste or vent pipe
becomes defective and it becomes necessary to remove and replace the same
with new material, such work shall be considered as new work and a permit shall
be obtained and inspection made as provided in this code.
2. The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures and
the removal and reinstallation of water closets, provided that such repairs do not
involve or require the replacement or rearrangement of valves, pipes or fixtures.
R105.3.1.2: Issuance of a building permit. The Building Official may refuse to issue a
building permit if there is an outstanding sum of money due the City from the property
owner or if work done a separately issued building permit has not been satisfactorily
completed per the requirements of these provisions.
R105.5: Expiration. This section shall be revised to read as follows:
1) Expiration:
a) A building permit shall, without further action by the City, automatically
expire and be rendered null, void, and of no further force or effect, if the
permit holder does not begin the work authorized by the permit within one
hundred eighty (180) calendar days of the date of permit issuance.
b) A building permit shall, without further action by the City, automatically
expire and be rendered null, void, and of no further force or effect, if, at
any time after the work is begun, the permit holder suspends and/or
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abandons the work authorized by the building permit for a continuous
period of one hundred eighty (180) calendar days.
c) A building permit shall, without further action by the City, automatically
expire and be rendered null, void, and of no further force or effect, two (2)
years after the date of permit issuance, unless an extension is granted in
accordance with Subsection 2) below.
d) If the building or work authorized by a building permit does not receive
final inspection approval by the permit expiration date, all work shall stop
until the Building Official issues a new permit or grants an extension of
time in accordance with Subsection 2) below. All electrical, plumbing,
and/or mechanical permits associated with a building permit shall expire
concurrently with the building permit.
2) Extension:
a) Except for relocation of structures, a permit holder may submit, before the
expiration date of the building permit, an application to the Building Official
for an extension of time. The application shall be filed in advance of the
expiration date. The Building Official may extend the building permit once,
for a period not exceeding one hundred eighty (180) calendar days, if
he/she determines that circumstances beyond the permit holder's control
prevented completion of the work. All permits associated with a building
permit shall be extended to expire concurrently with the building permit.
b) If a permit holder files application for an extension of time before expiration
and in accordance with this Subsection, the existing building permit shall
automatically be extended until the Building Official makes a decision on
the application for an extension.
c) If the building permit expires before an application is submitted for an
extension of time, no extension shall be granted. If the previous permit
holder or any other applicant wants to proceed with the same
development, a new application is required and the application is treated
in all respects as a new application.
d) If the Building Official previously approved an extension of time in
accordance with Subsection a), the Building Official may extend the
expiration of the building permit one (1) additional time if he/she finds the
following:
There are no significant change(s) in the regulations applicable to thei)
site since the date the permit was issued;
The additional extension is in the public interest; andii)
Circumstances beyond the control of the applicant prevented theiii)
authorized work from proceeding.
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R105.7: Placement of permit. This section shall be revised to read as follows:
The building permit or a legible copy of the building permit shall be kept on the site of
operations, open to public inspection during the entire time of prosecution of the work
and until the completion of the same. Said permit must be posted within forty-eight (48)
hours of permit issuance and must be visible from the public way. Failure to post the
permit as required by this section may result in revocation of the building permit and
forfeiture of all permit fees.
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R105.10: Hours of work permitted for the construction, repair, and demolition of
buildings. The creation (including excavation), demolition, alteration or repair of any
building within the City is prohibited, other than between the hours of seven o'clock
(7:00) A.M. and seven o'clock (7:00) P.M. on weekdays, and eight o'clock (8:00) A.M.
and five o'clock (5:00) P.M. on Saturdays, except in case of urgent necessity in the
interest of public health and safety, and then only with permission from the City
Manager or his or her designee, which permission may be granted while the emergency
continues.
R106.1: Submittal documents. This section shall be revised to read as follows:
Submittal documents consisting of construction documents, and other data shall be
submitted in two or more sets, or in a digital format where allowed by the building
official, with each application for a permit. Construction documents for all new one- and
two-family dwellings, additions and alterations involving structural work or where the
construction cost exceeds $25,000 shall be prepared by a design professional licensed
with the State of Illinois. Where special conditions exist, the building official is authorized
to require additional construction documents to be prepared by a registered design
professional.
Exception: The Building Official is authorized to waive the submission of construction
documents and other data not required to be prepared by a design professional
licensed with the State of Illinois if it is found that the nature of the work applied for is
such that reviewing of construction documents is not necessary to obtain compliance
with this Code. Projects not requiring preparation by a registered design professional
include single-level decks, single-level exterior stairs, single-story, detached garages
and accessory buildings and unheated porches. Contact the City's Building and
Inspection Services Division for information regarding waiver of preparation by a design
professional licensed with the State of Illinois requirement.
R106.2.1 Compliance with site plan. It shall be the responsibility of the
builder/developer to submit to the Building & Inspection Development Services Division,
a spot survey prepared by a Registered Land Surveyor within five (5) days of the
foundation installation. No construction will be allowed to proceed until the spot survey
is approved by the City's Zoning Division. This section applies to new one- and two-
family dwellings, townhouses, additions, detached accessory dwelling units and
detached garages.
Exception: The Building Official or Zoning Administrator is authorized to waive the spot
survey requirement if it is found that the nature of the work is such that review of a spot
survey is not necessary to obtain compliance with this code.
R112: BOARD OF APPEALS. Delete this section in its entirety.
R113.4 Violation Penalties. This section shall be revised to read as follows:
Any person who violates a provision of this code or fails to comply with any of the
requirements thereof or who erects, constructs, alters or repairs a building or structure
in violation of the approved construction documents or directive of the building official,
or of a permit or certificate issued under the provisions of this code, shall be subject to
penalties as prescribed under Section 4-9-3 Penalties of the City of Evanston Municipal
Code.
R202: Definitions.
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DEMOLITION. The removal or destruction of a structure or building in whole or in part
to the extent of fifty percent (50%) or more of such structure or building as it existed
prior to the commencement of such act or process.
Table R301.2 CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA. Insert the following
values into the table:
Climatic and Geographic Design Criteria
30 psfGround Snow Load
117 mphWind Speed (mph)
NoTopographic Effects
Not ApplicableSpecial Wind Region
Not ApplicableWindborne Debris Zone
ASeismic Design Category
SevereSubject to Damage from Weathering
42 inchesSubject to Damage From Frost Line Depth
Slight to ModerateSubject to Damage From Termite
YesIce Barrier Underlayment Required
2008Flood Hazards
2000Air Freezing Index
47.6FMean Annual Temperature
Manual J Design Criteria
653Elevation
42 degrees NorthLatitude
4 degreesWinter Heating
89 degreesSummer Cooling
NoneAltitude Correction Factor
70 degreesIndoor Design Temperature
75 degreesDesign Temperature Cooling
66 degreesHeating Temperature Difference
14 degreesCooling Temperature Difference
NoneWind Velocity Heating
NoneWind Velocity Cooling
73 degreesCoincident Wet Bulb
MediumDaily Range
30%Winter Humidity
50%Summer Humidity
Table R301.5 MINIMUM UNIFORMLY DISTRIBUTED LIVE LOADS (in pounds per
square foot) Revise the table to read as follows include the following:
Concentrated LoadUniform Load (psf)Use
(lbs.)
Balconies (exterior) and deckse —60
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e. See Section R507.1 for decks attached to exterior walls.
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R309.1.1 Spill containment. The sills of all door openings between the garage and
residence must be raised at least four inches (4") above the garage floor slab.
Section R309 - Garages and Carports
R309.5 Fire sprinklers. Delete this section in its entirety.
R310.1 Emergency escape and rescue opening required. Delete exception No. 2 in
its entirety.
R313.1.1 Design and Installation. This section shall be revised to read as follows:
Automatic residential sprinkler systems for townhouses shall be designed and installed
in accordance with NFPA 13D.
R313.2 One- and two-family dwellings automatic sprinkler systems. An automatic
sprinkler system shall be installed in one- and two-family dwellings.
Exception: This exception has been revised to read as follows:
An automatic sprinkler system shall not be required for additions or alterations to
existing buildings that are not already provided with an automatic sprinkler system,
provided that the project does not meet the definition of a “demolition” as defined in
R202, or when adding a detached accessory dwelling unit to existing buildings that
are not already provided with a sprinkler system. The following conditions shall
exist for the accessory dwelling unit exception:
1) The unit meets the definition and conditions of an Accessory Dwelling Unit per
6-4-6-10 Special Regulations Applicable to Accessory Dwelling Units (ADUs)
of the City Zoning Code.
2) The existing primary residence is not required to have an automatic residential
sprinkler system
3) The accessory detached dwelling unit does not exceed 1,000 square feet in
size.
4) The unit is on the same lot as the primary residence.
R313.2.1: Design and installation. This section has been revised to read as follows:
Automatic residential sprinkler systems shall be designed and installed in accordance
with NFPA 13D.
R327 Swimming Pools, Spas and Hot Tubs. Delete this section in its entirety.
R331 Wrecking, Demolition, or Razing of Structures.
1) Prior to the issuance of any permit for the wrecking, demolishing, or razing of
any building or other structure, the owner of said structure shall deposit, in
escrow, funds in an amount deemed sufficient by the Director of Community
Development to secure the owner's obligations to grade, place topsoil, seed,
sod, and/or fence any unimproved surface. Should the owner and/or owner's
successor(s) in interest fail to perform said duties, the City may draw on said
funds to complete them.
2) Prior to the start of demolition work, the owner and/or owner's successor(s)
shall deliver all water meters on the property to the Utilities Department.
3) Demolition work shall not begin until the site has been inspected by the City for
placement of temporary fencing and temporary tree protection, and any related
measures implemented.
4) Demolition work shall not begin until the owner and/or owner's successor(s)
has established, either by way of a hose connected to the public water hydrant
or by the use of a water truck on site, a source for wetting down the structure
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and resulting debris during the demolition process to minimize the creation of
air-borne dust and debris.
5) Written notice stating the date on which work is to begin shall be given to the
Director of Community Development and to owners/occupants of adjoining
property at least forty-eight (48) hours before beginning the wrecking,
demolishing, or razing of any building or other structure.
6) During demolition, any temporary structure erected adjacent to or on any public
way, used as temporary storage for debris and wreckage, shall be outfitted
with reflective orange material outlining every top and bottom corner of said
temporary structure, which reflective material will be visible when struck by
headlight beams three hundred feet (300') away at night. Said markings shall
be approved by the City Engineer.
7) All foundations and footings associated with the demolished structure shall be
removed in the course of demolition. The property owner and/or owner's
successor(s) in interest shall schedule and permit an inspection by the Building
Official or his/her designee to determine removal of all foundations and
footings prior to the backfill of any excavated area.
8) Debris caused from the demolition of a building or structure in excess of that
required to fill openings shall be removed from the site as wrecking
progresses. Salvaged material, if left on the premises, shall be stored neatly.
Debris shall be kept from adjacent properties and public ways at all times.
9) On completion of demolition, all debris, equipment and temporary protections
shall be removed from the site. In no case shall demolition debris be allowed to
remain on the site longer than seven (7) days after the structure has been
demolished.
10) On completion of demolition, owner and/or owner's successor(s) shall
immediately restore the public right-of-way to its original condition upon
completion of the work, including restoration of openings, broom sweeping
walks and streets and raking of grassy areas.
11) On completion of demolition, the property owner and/or owner's successor(s)
in interest shall fill with clean inorganic material with the upper eight inches (8")
filled in friable topsoil and graded to the level of sidewalks, alleys, or adjoining
property with allowance for settlement.
12) On completion of demolition, the property owner and/or owner's successor(s)
in interest shall schedule and permit an inspection by the Building Official or
his/her designee to determine compliance with the City Code.
13) Unless construction of a new structure on the site commences within sixty (60)
days of completion of demolition, the property owner and/or owner's
successor(s) shall seed the property with grass or place sod thereon no later
than fifteen (15) days after completion of demolition. The temporary
construction fence shall be removed no later than fifteen (15) days after such
seeding or sodding.
R403.1.1.1: Trench foundations. Trench foundations incorporating a monolithically-
poured footing and foundation wall shall be permitted for one story wood frame and
wood frame with masonry veneer room additions provided the following are met:
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1) Trench foundations are to be designed in accordance with accepted
engineering practice based on a minimum allowable soil pressure of 3000 psf
and a minimum concrete compressive strength of 3000 psf at twenty-eight (28)
days.
2) The foundation wall shall be a minimum of eight inches (8") wide and be belled
at the bottom to a minimum width of twice the wall width for a depth of at least
one foot (1').
3) Trench foundations shall be permitted only in those soils which exhibit
cohesive characteristics so as to prevent collapse of the adjacent soil mass
before, during and after placement of the concrete.
4) Trench foundations shall extend a minimum of forty-two inches (42") below
adjacent grade.
5) Trench foundations shall comply with all applicable sections of the 2021
International Residential Code, adopted by the City, except as previously
mentioned.
R502.1.2: Prefabricated wood I-joists. This section is revised to read as follows:
Structural capacities and design provisions for prefabricated wood I-joists shall be
established and monitored in accordance with ASTM D 5055. Where prefabricated
wood I-joists are used for floor and ceiling joist framing members in finished or
unfinished spaces in one or two-family dwellings, the prefabricated wood I-joists shall be
separated from adjacent spaces by a minimum five-eighths inch (5/8") thick, type "X"
gypsum wall board, taped. Such separation shall not be required for structures fully
equipped with an automatic sprinkler system designed and installed in accordance with
N.F.P.A. 13R.
R506.2.3 Vapor retarder. Exception No. 1 is revised to read as follows.
Detached garages, utility buildings and other unheated accessory structures.
R602.3: Design and construction. This section is revised to read as follows:
Exterior walls of wood frame construction shall be designed and constructed in
accordance with the provisions of this chapter and figures R602.3(1) and R602.3(2) or
in accordance with AWC NDS. Components of exterior walls shall be fastened in
accordance with table R602.3(1) through R602.3(4). Wall sheathing shall be fastened
directly to framing members and, where placed on the exterior side of an exterior wall,
shall be capable of resisting wind pressures listed in Table R301.2.1(1) adjusted for
height and exposure using Table R301.2.1(2) and shall conform to the requirements of
Table R602.3(3). Wall sheathing used only for exterior wall covering purposes shall
comply with Section R703. Exterior walls covered with foam plastic sheathing shall be
braced in accordance with section R602.10. Structural sheathing shall be fastened
directly to structural framing members. Any wall which contains any plumbing or
mechanical piping, and/or ductwork must have a minimum depth of the structural
members of five and one-half inches (5½"). Studs shall be continuous from support at
the sole plate to a support at the top plat to resist loads perpendicular to the wall. The
support shall be a foundation or floor, ceiling or roof diaphragm or shall be designed in
accordance with accepted engineering practice.
Chapter 11 - Energy Efficiency. This Chapter is retained for references purposes only.
For purposes of compliance, the design and construction of buildings is regulated by
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Title 71, Part 600 of the Illinois Administrative Code - Illinois Energy Conservation Code,
or the Illinois Stretch Energy Code if adopted by the City.
N1101.6 Defined Terms.
ELECTRIC VEHICLE. An automotive-type vehicle for on-road use primarily powered by
an electric motor that draws current from an onboard battery charged through a building
electrical service, electric vehicle supply equipment (EVSE), or another source of
electric current.
ELECTRIC VEHICLE SUPPLY EQUIPMENT (EVSE). The apparatus installed
specifically for the purpose of transferring energy between the premises wiring and the
Electric Vehicle.
EV-CAPABLE SPACE. A dedicated parking space with electrical panel capacity and
space for a branch circuit dedicated to the EV parking space that is not less than 40-
ampere and 208/240-volt and equipped with raceways, both underground and surface
mounted, to enable the future installation of electric vehicle supply equipment. For two
adjacent EV-Capable spaces, a single branch circuit is permitted.
EV-READY SPACE. A designated parking space which is provided with a dedicated
branch circuit that is not less than 40-ampere and 208/240-volt assigned for electric
vehicle supply equipment terminating in a receptacle or junction box located in close
proximity to the proposed location of the EV parking space. For two adjacent EV-Ready
spaces, a single branch circuit is permitted.
Section N1101.15 ELECTRIC VEHICLE CHARGING. Where parking is provided, new
construction shall provide electric vehicle spaces in compliance with Sections
N1101.15.1 through N1101.15.4. Where more than one parking facility is provided on a
site, electric vehicle parking spaces shall be calculated separately for each parking
facility. If conflicts arise between this code and State or Federal laws, then the more
stringent requirements shall apply.
Exception: This section does not apply to parking spaces used exclusively for
trucks or delivery vehicles.
N1101.15.1 Electric vehicle ready circuit. The service panel shall provide sufficient
capacity and space to accommodate the circuit and over-current protective device for
each EV-Ready Space.
N1101.15.2 New detached one- and two-family dwelling units and townhouses.
New detached one- and two-family dwelling units and townhouses shall provide not less
than one EV-Ready Space per dwelling unit.
N1101.15.3 New multifamily dwellings. EVSE-Installed, EV-Ready and EV-Capable
Spaces for Group R-2, R-3 and R-4 buildings three stories or less in height above grade
shall be provided in accordance with Table N1101.15.3. Where the calculation of
percent served results in a fractional parking space, it shall round up to the next whole
number.
Table N1101.15.3: EVSE Installed, EV-Ready and EV-Capable Space Requirements
One- and Two-Family Dwelling Units and
Townhouses
Multifamily
One (1) EV-Ready Space per Dwelling
Unit
10% EV-Installed, 20% EV-Ready, 70%
EV-Capable
EV-installed and EV-Ready to increase
10% every 3 years with remainder of
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spaces being EV-Capable
a. Where EVSE-Installed Spaces installed exceed the required values in Table
1101.15.3, the additional spaces shall be deducted from the EV-Ready Spaces
requirement.
b. Where EV-Ready Spaces installed exceed the required values in Table
1101.15.3, the additional spaces shall be deducted from the EV-Capable
Spaces requirement.
N1101.15.4 Identification. Construction documents shall indicate the raceway
termination point and proposed location of future EV spaces and EVSE. Construction
documents shall also provide information on amperage of future EVSE, raceway
methods, wiring schematics and electrical load calculations to verify that the electrical
panel service capacity and electrical system, including any on-site distribution
transformers, meet the requirements of this code. Parking spaces equipped with EVSE
shall be identified by signage. A permanent and visible "EV-Capable" or "EV-Ready"
label shall be posted in a conspicuous place at the service panel to identify each panel
space reserved to support EV-Capable or EV-Ready Spaces, respectively and at the
termination point of the raceway or circuit termination point.
Section M1309
Noise Limitations
M1309.1 Noise limitations. Noise levels for equipment and appliances shall not
exceed 55 dBA SPL (Decibels, A-weighted, Sound Pressure Level) as averaged over
any 15 minute period, and as measured at the property line between the said adjacent
structures if a property line separates the parcels.
Exception: Emergency Back-Up Generators.
Chapters 25 through 32. Delete these Chapters. Whenever a reference is made to the
International Plumbing Code or Chapters 25 through 33 of this Code, such references
shall be deemed to refer to the applicable section of the Illinois Plumbing Code, as
adopted by the City of Evanston.
P2904 Dwelling unit fire sprinkler systems. Whenever a reference is made to Section
P2904 of this Code, such reference shall be deemed to refer the NFPA 13D Standard
for the Installation of Sprinkler Systems in One- and Two-Family Homes and
Manufactured Homes.
Chapters 34 through 42. Delete these Chapters in their entirety. Whenever a reference
is made to Chapters 34 through 43 of this Code, such reference shall be deemed to
refer to the applicable section of the National Electrical Code, as adopted by the City of
Evanston.
Appendix AJ. Existing Buildings and Structures. Appendix adopted with the
following revisions:
1. Delete Subsection AJ107.1.2 Plumbing materials and supplies.
2. Delete Subsection AJ107.2 Water closets
3. Delete Subsection AJ107.3 Electrical
4. Delete Subsection AJ109.5 Electrical equipment and wiring
Appendix AK. Sound Transmission. Appendix adopted with the following revisions:
AK102.1: General. This section has been revised to read as follows:
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Airborne sound insulation for wall and floor-ceiling assemblies shall meet a sound
transmission class (STC) rating of fifty (50) when tested in accordance with ASTM E 90.
AK103.1: General. This section has been revised to read as follows:
Floor/ceiling assemblies between dwelling units or between a dwelling unit and a public
or service area within a structure shall have an impact insulation class (IIC) rating of not
less than fifty (50) when tested in accordance with ASTM E 492.
Appendix AQ. Tiny Houses
Section AQ106. Energy Conservation. Delete this section in its entirety.
4-9-3. PENALTIES.
Any person who violates any provision of the 2021 International Residential Code
as adopted by the City, who fails to comply with any of the requirements thereof, or who
erects, installs, alters, or repairs work in violation of any approved plan or direction of
the Building Official or of any permit or certificate issued by the Building Official or
his/her designee, shall be guilty of an offense and fined as follows:
(A) 1. The fine for a first violation is one hundred fifty dollars ($150.00).
2. The fine for a second violation is four hundred dollars ($400.00).
The fine for a third or subsequent violation is seven hundred fifty dollars3.
($750.00).
Each day a provision of this Chapter is found to have been violated constitutes(B)
a separate violation subject to the fine schedule set forth in Subsection (A) of
this Section.
The fines provided for herein shall not be construed as limiting the power of a(C)
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court of competent jurisdiction or an administrative hearing officer to impose
other penalties and remedies as provided for by applicable legislation.
Any person who performs work without first obtaining a permit shall be required to
cease all work, until such time as they obtain the required permit, and be subject to a
fine equal to fifty percent (50%) of the permit fees.
SECTION 7: That Title 4, Chapter 10, “Existing Building Code” of the
Evanston City Code of 2012, as amended, is hereby further amended to add as follows:
CHAPTER 10 EXISTING BUILDING CODE
4-10-1. ADOPTION.
(A) Pursuant to the authority granted by 65 ILCS 5/1-2-4, and pursuant to its home rule
powers, the City of Evanston hereby adopts by reference the 2021 International
Existing Building Code, with the additions, deletions, exceptions, and other
amendments set forth in this Chapter. All advisory or text notes, other than the rules
and regulations contained in the 2021 International Existing Building Code adopted
hereby, are expressly excluded from this Chapter.
(B) Any reference in the 2021 International Existing Building Code to "Building Official"
shall refer to the City's Manager of Building and Development Services, or other
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individual as may be designated by the Director of Community Development. Any
reference to "municipality" shall mean the City of Evanston.
(C) In the event that any provision of the 2021 International Existing Building Code
adopted hereby is in conflict with any provision(s) of the City Code, the more/most
stringent shall control.
(D) There shall be a copy of the 2021 International Existing Building Code kept on file
for public inspection in the City Clerk's office.
4-10-2. AMENDMENTS.
The 2021 International Existing Building Code adopted hereby shall read as follows with
respect to these Sections:
504.1.3: New Fire Escape. Delete.
504.1.4: Limitations. Delete.
4-10-3. SEVERABILITY.
It is the intention of the City Council that the provisions of this Chapter and the
Code adopted hereby are severable and the invalidity of any Section or any portion of
any such Section of either of them shall not affect any other Section.
4-10-4. IDENTIFICATION OF ORDINANCE WITH THE ILLINOIS CAPITAL
BOARD.
The adoption of the ordinance from which this Chapter derives and code, by title
and edition, shall be reported to the Illinois Capital Development Board Illinois or any
successor agency of the State of Illinois pursuant to Section 1-2-3.1 of the Illinois
Municipal Code, 65 ILCS 5/1-2-3.1.
4-10-5. EFFECTIVE DATE.
This Chapter shall be in full force and effect thirty (30) days after its approval and
passage.
SECTION 8: That Title 4, Chapter 17, “Gas Fuel Code” of the Evanston
City Code of 2012, as amended, is hereby further amended as follows:
CHAPTER 17 FUEL GAS CODE
4-17-1. ADOPTION.
(A) Pursuant to the authority granted by 65 ILCS 5/1-2-4, and pursuant to its home rule
powers, the City of Evanston hereby adopts by reference the 2021 International
Fuel Gas Code, with the additions, deletions, exceptions, and other amendments
set forth in this Chapter. All advisory or text notes, other than the rules and
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regulations contained in the 2021 International Fuel Gas Code adopted hereby, are
expressly excluded from this Chapter.
(B) Any reference in the 2021 International Fuel Gas Code to "Administrative
Authority," "Building Official" or "Code Official" shall refer to the City's Manager of
Building and Inspection Development Services Division, or other individual as may
be designated by the Director of Community Development. Any reference to
"municipality" shall mean the City of Evanston.
(C) In the event that any provision of the 2021 International Fuel Gas Code adopted
hereby is in conflict with any provision(s) of the City Code, the more/most stringent
shall control.
(D) There shall be a copy of the 2021 International Fuel Gas Code kept on file for
public inspection in the City Clerk's office.
4-17-2. AMENDMENTS.
The 2021 International Fuel Gas Code adopted hereby shall read as follows with
respect to these Sections.
101.1 Title. City of Evanston
103.1 Creation of Agency. Delete and reference 2021 International Building Code
Section 103.1 as amended.
103.2 Appointment. Delete and reference 2021 International Building Code Section
103.2 as amended.
103.3 Deputies. Delete and reference 2021 International Building Code Section 103.3
as amended.
104.4 Right of Entry. Delete and reference 2021 International Building Code Section
104.6 as amended.
106.2 Permits not required. Delete section in its entirety. Contact the Building &
Inspection Services Division for information regarding work exempt from permit.
106.5.3 Expiration. Delete and reference 2021 International Building Code Section
105.5 as amended.
106.5.4 Extensions. Delete and reference 2021 International Building Code Section
105.5 as amended.
106.5.7 Posting of permit. Delete and reference 2021 International Building Code
Section 105.7 as amended.
106.5.8 Hours of Work Permitted for the Construction, Repair and Demolition of
Buildings. Reference 2021 International Building Code Section 105.8.
107.1: Construction Documents: Construction documents, engineering calculations,
diagrams and other data shall be submitted in digital format with each application for a
permit. The Code Official shall require construction documents, computations and
specifications to be prepared and designed by a registered design professional when
required by state law. Where special conditions exist, the Code Official is authorized to
require additional construction documents to be prepared by registered design
professional. Construction documents shall be drawn to scale it shall be of sufficient
clarity to indicate the location, nature and extent of the work proposed and show in
detail that the work conforms to the provisions of this Code. Construction documents for
buildings or than two stories in height shall indicate where penetrations will be made for
installations and indicate the materials and methods for maintaining required structural
safety, fire resistance rating and fire blocking. Permit drawing shall include a HVAC plan
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showing location of supply, return, and exhausts and shall include a heat load itemizing
CFM delivered or exhausted throughout the system
Exception: The Code Official shall have the authority to waive the submission of
construction documents, calculations or other data if the nature of the work applied for is
such that reviewing of construction documents is not necessary to determine
compliance with this Code.
109.2: Schedule of permit fees. The permit fee for inspection, construction,
reconstruction, alteration, and installation shall be those established from time to time
by the City Council of the City of Evanston.
Section 113: Means of Appeal: Delete section in its entirety.
Section 114: Board of Appeals: Delete section in its entirety.
115.4: Violation Penalties: Delete and reference 4-2-4 Penalty for Violations of City
Code Title 4 - Building Regulations.
Section 311
Noise Limitations
311 Noise Limitations: Noise levels for equipment and appliances shall not exceed 55
dBA SPL (Decibels, A-weighted, Sound Pressure Level) as averaged over any 15
minute period, and as measured at the property line between the said adjacent
structures if a property line separates the parcels.
Exception: Emergency back-up generators.
503.3.4.1 Exhaust discharge: Exhaust air shall not be directed onto public sidewalks.
SECTION 9: That Title 4, Chapter 19, “Energy Code” of the Evanston City
Code of 2012, as amended, is hereby further amended as follows:
CHAPTER 19 ENERGY CODE
4-19-1. ADOPTION.
(A) Pursuant to the authority granted by 65 ILCS 5/1-2-4, and pursuant to its home rule
powers, the City of Evanston hereby adopts by reference the 2012 International
Energy Conservation Code Illinois Energy Conservation Code, with the additions,
deletions, exceptions, and other amendments set forth in this Chapter. All advisory
or text notes, other than the rules and regulations contained in the 2012
International Energy Conservation Code Illinois Energy Conservation Code
adopted hereby, are expressly excluded from this Chapter.
(B) Any reference in the 2012 International Energy Conservation Code Illinois Energy
Conservation Code to "Building Official" shall refer to the City's Manager of Building
and Inspection Development Services. Any reference to "municipality" shall mean
the City of Evanston.
(C) In the event that any provision of this Chapter is in conflict with any provision(s) of
the City Code, this Chapter shall control. The provisions of this Chapter shall not
conflict with any energy code regulations adopted by the State of Illinois.
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SECTION 10: That Title 5, Chapter 1, “Property Maintenance Code” of the
Evanston City Code of 2012, as amended, is hereby further amended as follows:
CHAPTER 1 PROPERTY MAINTENANCE CODE
5-1-1. ADOPTION.
(A) Pursuant to the authority granted by 65 ILCS 5/1-2-4, and pursuant to its home rule
powers, the City of Evanston hereby adopts by reference as its standard for the
maintenance of existing buildings, the International Code Council, International
Property Maintenance Code of 2021 ("International Property Maintenance Code"),
with the amendments below stated. All advisory or text notes, other than the rules
and regulations contained in the ICC, International Property Maintenance Code, be
and the same are hereby expressly excluded from this Chapter.
(B) Any reference in the Property Maintenance Code to "code official" shall refer to the
Manager of the Building & Inspection Development Services Division, or his/her
designee other individual as may be designated by the Director of Community
Development. Any reference to "municipality" shall mean the City of Evanston.
(C) In the event that any provision of the 2021 International Property Maintenance
Code adopted hereby is in conflict with any provision(s) of the City Code, the
more/most stringent shall control.
(D) There shall be a copy of the 2021 International Property Maintenance Code kept on
file for public inspection in the City Clerk's office.
5-1-2. APPLICATION.
The International Property Maintenance Code shall apply to all matters concerning
the protection of public health, safety and welfare in all existing structures, residential
and nonresidential, and on all existing premises in the City as provided in the code.
5-1-3. AMENDMENTS.
The following sections of the International Property Maintenance Code are deleted,
amended or added to read as follows:
Chapter 1. Administration.
Section 101 General
101.1 Title. These regulations shall be known as the Property Maintenance Code
of the City of Evanston, hereinafter referred to as "this code."
101.2.1 Appendices. Adopted as part of this code is Appendix A: Boarding
Standard.
Section 102 Applicability
102.3 Application of Other Codes. Repairs, additions or alterations to a structure,
or changes of occupancy, shall be done in accordance with the procedures and
provisions of the International Building Code, International Residential Code,
International Fire Code, International Mechanical Code, International Fuel Gas
Code, NFPA 70 National Electrical Code, State of Illinois Plumbing Code, and any
other applicable code or ordinance adopted by the City of Evanston and any other
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applicable legislation or regulation. Nothing in this code shall be construed to
cancel, modify or set aside any provision of the Evanston Zoning Ordinance, Title 6
of the Evanston City Code, as amended .
102.5 Workmanship. Repairs, maintenance work, alterations or installations which
are caused directly or indirectly by the enforcement of this code shall be executed
and installed in a workmanlike manner. Work not meeting the definition of
workmanlike may be rejected by the code official or their designee.
Section 103 Code Compliance Agency
103.1 General. The Building & Inspection Development Services Division is hereby
assigned to enforce this code and the official in charge thereof, the Building &
Inspection Development Services Division Manager, or other individual as may be
designated by the Director of Community Development, shall be known as the
Code Official. The function of the agency shall be the implementation,
administration and enforcement of the provisions of this code.
Section 105 Duties and Powers of the Code Official
105.3 Right of Entry. Where it is necessary to make an inspection to enforce the
provisions of this code, or whenever the code official has reasonable cause to
believe that there exists in a structure or upon a premises a condition in violation of
this code, the code official is authorized to enter the structure or premises at
reasonable times to inspect or perform the duties imposed by this code, subject to
the restrictions imposed by State and Federal law. If such structure or premises is
occupied, the code official shall present credentials to the occupant and request
entry. If such structure or premises is unoccupied, the code official shall first make
a reasonable effort to locate the owner, owner’s authorized agent, or other person
having charge or control of the structure or premises and request entry. If entry is
refused, the code official shall have recourse to the remedies provided by law to
secure entry. The code official is authorized to enter the structure or premises at
reasonable times to inspect subject to constitutional restrictions on unreasonable
searches and seizures. If entry is refused or not obtained, the code official is
authorized to pursue recourse as provided by law. If the premises owner does not
grant the code official entry to the entire premises during an initial inspection, cure
code violations discovered and cited during an initial inspection before the
compliance re-inspection, or grant the code official access to the entire premises to
re-inspect for every such cited violation, thereby requiring the code official to
perform multiple re-inspections, the premises owner shall owe the city a fee of one
hundred fifty dollars ($150.00) for the second and any subsequent re-inspection. If
the premises owner does not grant the code official entry for a scheduled
inspection without canceling said inspection on a city business day and at least
twenty-four (24) hours in advance of the appointed inspection time, or fails to give
his or her tenants forty-eight (48) hours notice of the inspection date, the premises
owner shall owe the city a fee of: one hundred fifty dollars ($150.00) for the first
such failure; two hundred fifty dollars ($250.00) for the second such failure; and five
hundred dollars ($500.00) for the third and any subsequent such failure. Any fees
assessed pursuant to this section shall be debts due and owing to the city that the
city may collect by any means allowed by law, including, but not limited to: refusing
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to issue any permit, license, or zoning relief related to the structure or premises;
employing a collection agency; and filing a lien against the premises.
105.8 Documentation. The code official may require written submittal of estimates,
executed contracts, invoices, receipts, proof of payment or other documentation
regarding the completion or proposed completion of work for which a notice of
violation has been issued. Submittal of leases may be required to establish the
occupancy of any leased or rented space.
105.9 Engineering Reports. The code official may require submittal of written
reports by a licensed design professional regarding violations for which a notice of
violation has been issued.
105.11 Permits Required. Any owner or authorized agent who intends to
construct, enlarge, alter, repair, move, demolish, or change the occupancy of a
building or structure, or to erect, install, enlarge, alter, repair, remove, convert or
replace any electrical, gas, mechanical or plumbing system, the installation of which
is regulated by the International Building Code, International Residential Code,
International Fire Code, International Mechanical Code, International Fuel Gas
Code, NFPA 70 National Electrical Code, State of Illinois Plumbing Code or any
other applicable code or ordinance adopted by the City of Evanston and any other
applicable legislation or regulation or to cause any such work to be done, shall first
make application to the building official and obtain the required permit. Nothing in
this code shall be construed to cancel, modify or set aside any provision of the
Evanston Zoning Ordinance, Title 6 of the Evanston City Code, as amended.
Section 107 Means of Appeal. Delete section in its entirety.
Section 108 Board of Appeals. Delete section in its entirety.
Section 109 Violations
109.3 Prosecution of Violations. Any person failing to comply with a notice of
violation or order served in accordance with section 111.4 shall be deemed guilty of
a violation of this code, and the violation shall be deemed a strict liability offense. If
the notice of violation is not complied with, the code official shall institute the
appropriate proceeding at law or in equity to restrain, correct or abate such
violation, or to require the removal or termination of the unlawful occupancy of the
structure in violation of the provisions of this code or of the order of direction made
pursuant thereto. Any action taken by the authority having jurisdiction on such
premises shall be charged against the real estate upon which the structure is
located and shall be a lien upon such real estate.
109.4 Violation Penalties. Any person found to have violated any provision of this
code, the International Property Maintenance Code, adopted hereby, shall be guilty
of an offense punishable as follows:
1.The fine for a first violation is $150.00
2.The fine for a second violation is $400.00
3.The fine for a third and any subsequent violation is $750.00
A separate offense shall be deemed to have been committed upon each such day
such violation shall occur or continue after due notice has been served.
109.6 Criminal Housing Management. A person commits the offense of criminal
housing management when, having personal management or control of residential
or commercial real estate, whether as a legal or equitable owner or as a managing
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agent or otherwise, he/she recklessly permits the physical condition or facilities of
the residential or commercial real estate to become or remain in any condition
which endangers the health or safety of any person. A person acts "recklessly"
within the meaning of this section if he/she recklessly performs the acts which
cause bodily harm or which endanger bodily safety of a person, or if he/she
recklessly fails to perform and said failure causes the harm or endangers the safety
of a person.
109.6.1 Criminal Housing Management Penalty. A person who commits the
offense of criminal housing management as prohibited by 109.6 shall be guilty of a
misdemeanor and shall be subject to a term of incarceration not to exceed six (6)
months and a fine not to exceed one thousand five hundred dollars ($1,500.00).
Each day that a violation continues after due notice has been served shall be
deemed a separate offense. The court, may as part of any sentence, requires the
defendant to remedy the violation(s).
109.7 Fines. The fines and penalties provided for herein shall not be construed as
limiting the power of a court of competent jurisdiction or an administrative hearing
officer to impose other penalties and remedies as provided for by applicable
legislation.
Section 110 Stop Work Order
110.4 Failure to comply. Any person who shall continue any work 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 subject to the penalties provided for in
Section 109.4.
Section 111 Unsafe Structures and Equipment
111.4.1 Form. Such notice prescribed in section 111.4 shall be in accordance with
all of the following:
1. Be in writing.
2. Include a description of the real estate sufficient for identification.
3. Include a statement of the violation or violations and why the notice is
being issued.
4. Include a correction order allowing a reasonable time to make the
repairs and improvements required to bring the dwelling unit, structure
or premises into compliance with the provision of this code.
5. Include a statement that the city may file a lien in accordance with
section 109.3
6. Include a statement that the city may initiate immediate legal action
upon certain violations of this code subsequent to a first notice of
violation issued by property standards.
7. Notwithstanding the foregoing, any violation found subsequent to
issuance of a violation notice or legal action within the previous 365
days relating to litter, garbage, rubbish, inoperable motor vehicles,
weeds and other similar exterior violations, a violation notice may be
posted on or about the structure or premises affected by the violation.
Such violation notice shall not identify a date for correction but shall
state that legal action may be initiated without any further notice.
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111.4.2 Method of Service. Such notice shall be deemed to be properly served if a
copy thereof is:
1.Delivered personally which shall include service upon an employee; or
2.Sent by first-class mail, express mail, overnight carrier or certified mail
addressed to the last known address; or
3.Sent by electronic mail (email); or
4.Posted in a conspicuous place in or about the structure affected by such notice
111.6 Transfer of ownership. It shall be unlawful for the owner of any dwelling unit
or structure who has received a compliance order or upon whom a notice of
violation has been served to sell, transfer, mortgage, lease or otherwise dispose of
such dwelling unit or structure to another until the provisions of the compliance
order or notice of violation have been complied with, or until such owner or the
owner's authorized agent shall first furnish the grantee, transferee, mortgagee or
lessee a true copy of any compliance order or notice of violation issued by the code
official and shall furnish to the code official a signed and notarized statement from
the grantee, transferee, mortgagee or lessee, acknowledging the receipt of such
compliance order or notice of violation and fully accepting the responsibility without
condition for making the corrections or repairs required by such compliance order
or notice of violation. When applicable, building permits and inspection approvals
are required for transfer of ownership.
111.9 Restoration or abatement. The structure or equipment determined to be
unsafe by the code official is permitted to be restored to a safe condition. The
owner, owner's authorized agent, operator or occupant of a structure, premises or
equipment deemed unsafe by the code official shall abate or cause to be abated or
corrected such unsafe conditions either by repair, rehabilitation, demolition or other
approved corrective action.
Section 112 Emergency Measures
112.6 Hearing. Delete.
Chapter 2. Definitions.
Section 201 General
201.3 Terms Defined In Other Codes. Where terms are not defined in this code
and are defined in the International Building Code, International Fire Code,
International Fuel Gas Code, International Mechanical Code, State of Illinois
Plumbing Code, International Residential Code, NFPA 70 National Electrical Code
and any other applicable code or ordinance adopted by the City of Evanston and
any other applicable legislation or regulation such terms shall have the meanings
ascribed to them as in those codes.
Section 202 General Definitions
Add the following definitions:
Burglary-Resistant Glazing Material. Glazing materials shall meet or exceed
Underwriters Laboratories standard #UL 972 for burglary-resistant glazing material.
Combination Dead Latch and Dead Bolt. A device combining a dead latch
operable by knob from inside and outside by a key, both of which can be retracted
from the inside by turning the knob and from the outside by a key.
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Cylinder Guard. A hardened steel ring or plate surrounding the otherwise exposed
portion of a cylinder lock to protect the cylinder from cutting, prying, pulling or
wrenching with common tools.
Dead Bolt. A lock bolt which has no automatic spring action and which is operated
by a key, thumb-turn, lever or knob and is positively held fast in the protected
position against return, by end pressure.
Dead Latch. A latch which is positively held in latched position with a strike, by an
added integral bolt-type mechanism and is again released by a key from the
outside and a knob or similar actuator from the inside.
Door Scope. A system of lenses encased for convenient installation in entrance
doors permitting an inside viewer to observe a one hundred eighty degree (180°)
area of the outside with the door closed.
Double-Cylinder Dead Bolt. A dead bolt lock actuated by a key from the inside
and outside.
Dwelling Unit. As defined in Section 6-18-3 of the Evanston City Code, as
amended.
Escutcheon Plate. A protective shield or enclosure that encompasses the
circumference of a pipe that typically penetrates a floor, and covers the open area
surrounding the pipe or penetration.
Foot-candle. A unit of illumination, equivalent to the illumination produced by a
source of one candle at a distance of one foot and equal to one lumen incident per
square foot. Abbreviation: FC.
Graffiti. Any and every name, identification, description, announcement,
declaration, demonstration, display, illustration or insignia, other than advertising
which is otherwise provided for in this code or other ordinances of the city, which,
without authorization, is marked, written, drawn, painted, scratched, inscribed, or
affixed directly to or upon any of the following objects or structures: public or private
curbstone, flagstone, or any portion or part of any sidewalk or street or upon any
tree, lamppost, utility pole, postal mail receptacle, sign, hydrant, gate, fence, door,
wall, window, garage, enclosure, vehicle, bridge, pier or upon or within any other
public or private structure, building or premises.
Inoperable Motor Vehicle. A vehicle, including any auto, bus, truck, van,
motorcycle, trailer or boat, which cannot be lawfully driven or used upon the public
streets for reasons including but not limited to being unlicensed, unregistered,
wrecked, abandoned, in a state of disrepair, or incapable of being moved under its
own power for motor vehicles, or in the case of a boat, if incapable of being used as
a means of transportation on water and/or if not currently registered in accordance
with the boat registration and safety act, 625 ILCS 45/1 et seq., as amended.
Insert. A hardened steel roller inside unhardened bolts to prevent bolt cutting or
sawing with common tools.
Latch. A spring-loaded device which automatically holds a swinging door shut upon
closing by engaging a strike and which is released by turning a knob, lever, or
similar actuator from inside or outside.
Light Trespass. Light emitted by a luminaire that shines beyond the boundaries of
the property on which the luminaire is located.
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Litter. Any papers, newspapers, packaging, bags, plastics, cups, containers, cans
and other similar materials lying scattered about that are subject to movement by
any wind or breeze.
Mortise-Type Lock. A lock placed into an opening, groove or slot, cut in the edge
of a door.
Multi-Unit Rental Dwelling. A building or portion thereof, operating under a rental
agreement, including renter-occupied cooperatives and condominium units.
Multiple Point Locks. A system of lever-operated bolts that engages a door
opening, at the head and sill as a minimum, operated by a single knob or handle
from the inside, and, optionally, a cylinder-locked handle from the outside.
Owner-Occupied Unit. A dwelling unit occupied by an owner of the building and or
unit titleholder of the property including "those who have any undivided, joint, or
survivorship interest by specific devise or by any recorded document whether that
interest is an entire ownership interest or less than an entire ownership interest."
Rabbeted Jamb. The wooden sides and head of a door cut in such a way so that a
notch is created against which the door may be closed.
Rim-Type Cylinder Lock. A lock made for mounting on the face of a door.
Rooming house. As defined in Title 5, Chapter 2 of the Evanston City Code, as
amended.
Sash Fasteners. Locking devices which prevent a window from being moved.
Sign. A name, identification, description, display, message or illustration which is
affixed to, or represented directly or indirectly upon, a building, structure, or piece of
land so as to be principally seen from out-of-doors and which directs attention to an
object, product, place, activity, concept, thought, person, institution, organization, or
business.
Sign, Abandoned. Any sign advertising a business, commodity, service,
entertainment or activity which has been discontinued.
Single Cylinder Dead Bolt. A dead bolt lock activated from the outside by a key
and from the inside by a knob, thumb-turn, lever, or similar actuator.
Single-Unit Dwelling. A building containing one owner-occupied dwelling unit; an
owner-occupied condominium unit or cooperative.
Single-Family Rental. A unit operating under a rental agreement.
Strike. A metal plate designed to receive and hold a projected bolt or latch.
Window Area. Any transparent area on a facade through which the interior of a
premises may be viewed from outside.
Chapter 3. General Requirements.
Section 301 General
301.3 Vacant Structures and land. Vacant structures and premises thereof or
vacant land shall be maintained in a clean, safe, secure and sanitary condition as
provided herein so as not to cause a blighting problem or adversely affect the
public health or safety. All vacant structures shall be regulated further according to
Title 4, Chapter 16 of the City Code as amended, "Vacant Buildings."
301.4 Emergency Phone Contact. The owner shall provide each tenant with the
name and telephone number of a responsible person who, in emergency situations,
will be available on a 24-hour basis and who has the authority to make repairs to
the building and premises as needed. The owner shall also cause said information
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to be posted with alphabet letters and Arabic numerals at least 1½ inches (37 mm)
high and ¼-inch (6 mm) stroke and maintained on the exterior of the building near
the main entryway at least five feet (5) above grade of every rental residential
structure, except that two unit buildings where the owner resides in at least one unit
shall be exempt from posting.
Section 302 Exterior Property Areas
302.2 Grading And Drainage. Premises shall be graded and maintained to
prevent the erosion of soil and to prevent the accumulation of stagnant water
thereon, or within any structures located thereon, or on any surrounding premises
or structures. The grade of premises shall not be altered by the storage of any type
of soil, stone, chips or any other type of fill or material. Water shall not be allowed to
accumulate and remain stagnant in any equipment, storage, debris or containers
that may be present on the property.
302.3 Sidewalks and Walkways. All private sidewalks, walkways, stairs,
driveways, parking spaces, parking lots and similar areas on private property shall
be kept in a proper state of repair, and maintained free from hazardous conditions
including, but not limited to, snow and/or ice.
302.4 Weeds and Turf Grass. All premises and exterior property shall be
managed and maintained to prevent plant growth of weeds and turf grass in excess
of eight (8") inches. All noxious weeds shall be prohibited. Weeds shall be defined
as plants that may be injurious to public health, wildlife, land and/or other property,
including plants demonstrating an excessively and/or aggressively competitive
propagation pattern.
Exceptions:
Plants, including grasses other than turf, flowers, landscaping, and gardens,
shall not be restricted to eight (8") inches in growth if they are managed and
maintained and do not demonstrate excessive, aggressive, and/or unruly
propagation. Managed and maintained plant growth in excess of eight (8")
inches shall not obstruct visibility of and accessibility to sidewalks, alleys,
streets, intersections, crosswalks, or other public right of ways. Reference City
Code 7-8-1-3 - Duty to Maintain Vegetation; 7-8-1-1 - Projections Over Right of
Way & 7-2-9 (A) - Encumbrances, Encroachments and Obstructions.
It shall be unlawful to plant, install or maintain any shrub, perennial, ornamental
grass or annual in the parkway of any street that matures at a height over three
(3') feet. Reference City Code 7-8-4-1 - Restricted Parkway Plantings.
The owner or agent having charge of a property that fails to cut plant growth, as
described and defined above, within the time frame provided in the notice of
violation, shall be subject to prosecution in accordance with Section 109 of this
code.
Upon failure by the owner or agent to comply with the notice of violation, any duly
authorized agent of the city or contractor hired by the city shall be authorized to
enter upon the property in violation and cut and destroy the plant growth thereon
and the costs for such removal shall be paid by the owner or agent responsible for
the property.
If the city cuts any plant growth, as described and defined above, on any vacant lot
or premises with a vacant structure as provided in this section, the city may impose
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a lien on the property in violation. Upon being recorded in the manner required by
article XII of the code of civil procedure, as amended, or by the uniform commercial
code, as amended, the lien shall be imposed on said property as a debt due and
owing the city in an amount including, but not limited to: any city costs or
contractor's fees for cutting the plant growth; inspections; correspondence; title
searches; preparation of lien; and recording fees.
302.5 Rodent Harborage. All structures and exterior property shall be kept free
from rodent harborage and infestation. Where rodents are found, they shall be
promptly exterminated by approved integrated pest management processes which
will utilize engineering controls to build out pests, pesticides will be used only when
no other alternative has proven viable. After extermination, property precautions
shall be taken to eliminate rodent harborage and prevent reinfestation. There shall
be no accumulation of rubbish, boxes, firewood, lumber, scrap metal or any other
materials so that rodent harborage exists. Stored materials shall be stacked neatly
in piles elevated at least twelve (12) inches above the ground or grade.
302.7 Accessory Structures. All accessory structures, including detached
garages, sheds, fences, gates and walls, shall be maintained structurally sound
and in good repair.
302.7.1 Doors. All accessory structures shall be provided with doors which are
maintained and operational. For carports and similar structures which by intent,
design and construction do not have doors, doors shall not be required.
302.8 Motor Vehicles, Boats and Trailers. No inoperative, unlicensed, and or
unregistered, motor vehicle, boat or trailer, shall be parked, kept or stored, on any
premises, and no vehicle shall at any time be in a state of major disassembly,
disrepair or in the process of being stripped or dismantled. Painting of vehicles is
prohibited unless conducted inside an approved spray booth.
302.8.1. Parking of Motor Vehicles. No vehicle, regardless of status of licensing,
registration or operability, shall be parked within any public sidewalk area, parkway
area (unless there is an approved substrate/surface, the vehicle fits fully between
the sidewalk, street and concrete curbing inner edges where it meets the parkway,
is registered with the State of Illinois with a current license plate, and can be moved
with proper notice if required), private sidewalk, or upon any unimproved surface
including any vegetation, grass, soil, rock, stone or surface other than concrete,
asphalt, pavers or similar surface.
302.10 Graffiti Removal. All exterior and interior structure surfaces must be kept
clean and free of graffiti, as graffiti is defined in section 202.0. Surfaces which have
been exposed to graffiti must be cleaned, painted or in some manner covered, so
as to effect the complete removal of the graffiti from that surface and to return the
surface to a clean condition.
302.11 Landscape. All premises shall be maintained in the following manner
regarding grass, shrubs, trees and other plant growth.
302.11.1 Grass. All premises, including vacant land and parkways, shall have
grass, or other forms of approved ground cover provided and maintained. Any
requirement for grass installation either sod or seed, shall be completed in
accordance with city specifications.
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A property owner who fails to establish seed or sod in conformance with a violation
notice shall provide the code official with an executed contract for the sodding or
seeding of the site with a landscape contractor who possesses a valid business
license issued by the municipality in which the landscape business is based. In the
instance a municipality does not issue such a license, the contractor must provide
evidence satisfactory to the code official that it is in the business of landscape
contracting. Installation of sod or seed shall be completed when the soil
temperature is at least 55 degrees Fahrenheit.
302.11.2 Trees. All premises and exterior property shall be maintained free of
fallen trees, limbs and branches. Trees with dead limbs or branches which are or
may become hazardous to persons or property in the vicinity shall have such limbs
or branches removed. Trees which are dead, diseased, infected, infested or are
otherwise determined to be hazardous shall be removed. Tree boughs or limbs that
project over any private means of egress from a structure shall not project over
such means of egress at a height of less than eight feet (8') above such means of
egress.
302.11.3 Encroachment. Any plant growth which shall encroach on the public way
or affect movement or vision of pedestrians or vehicles on the public way, shall be
trimmed to allow for unobstructed vision and passage of persons, pedestrians and
vehicles.
302.12 Furniture. Any furniture placed exterior of a building shall have been
constructed for such exterior use and shall be constructed of materials that are
water and weather-proof and resistant to rot, mildew, mold, decay and insect
infestation. Exterior type furniture shall not be required in spaces which are
completely enclosed and protected from the exterior elements.
302.13 Tarpaulin (Tarp) Use Restrictions. Tarps or other similar temporary
coverings may be used to provide temporary weatherization of a structure for a time
period not to exceed 30 days, except during times of a natural disaster as declared
by any local, state or federal government or during an emergency as declared by
the Code Official. A tarp that is used after a declared natural disaster or emergency
shall be allowed to remain in place for a period not to exceed 180 days if such tarp
is maintained in good condition. The Code Official may approve one 180-day
extension for use after a natural disaster or declared emergency or one 30-day
extension for non-emergency uses upon a showing of good cause.
Tarps and other similar materials are prohibited as follows
The use of a tarp as a roof covering, excluding declared emergencies as(a)
mentioned above
The use of a tarp as fencing material, or as part of a privacy fence or screen(b)
The use of a tarp as a cover or screen for porches, carports or garages(c)
The use of a tarp to cover cars, boats or other personal property is prohibited.(d)
Only fitted covers manufactured specifically to cover cars, boats, pools, ATVs,
BBQ grills, or other similar personal property, are permitted and must be used
for their intended purpose. Covers shall not be faded and shall be in good
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condition, without tears, rips or holes. Any motor vehicle that is lawfully parked
and is covered in a manner consistent with this section shall allow at least the
bottom six inches of each tire to be visible.
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Section 304 Exterior Structure
304.3.1 Alley Frontage Identification. Buildings shall have approved address
numbers placed in a position to be plainly legible and visible from the alley when a
premises abuts an alley. Premises shall have the address placed on garages when
present or on the principal structure. These numbers shall contrast with their
background. Address numbers shall be Arabic numerals or alphabet letters.
Numbers shall be a minimum of 4 inches (102 mm) high with a minimum stroke
width of 0.5 inch (12.6 mm).
304.7 Roof. The roof and flashing shall be sound, tight, and not have defects that
admit rain. All roof components, including, but not limited to, roofs over stairs,
soffits, fascia and flashing, shall be adequate to prevent dampness or deterioration
in the walls or interior portion of the structure. The roof shall not have any animal
entry points due to deterioration or damage. Roof drains, gutters and downspouts
shall be maintained in good repair, free from obstructions, vegetation, rust, peeling
paint, cracks and holes.
304.7.1 Gutters, Sump Pump or Other Discharge. Where gutters are provided,
downspouts shall be required and shall terminate water discharge to grade a
minimum of three feet (3') away from any portion of the structure and not within ten
feet (10') of any property line or as approved by a Civil Reviewer or his/her
designee. Sump pumps and discharge from other sources including downspouts
shall not discharge upon a public way nor be directed towards adjacent properties
and shall be drained upon the premises without causing retention of stagnant water
thereon. Footing drains to be connected to the sump pump as discharge shall
terminate water discharge to grade a minimum of three feet (3') away from any
portion of the structure and not within ten feet (10') of any property line or as
approved by the Civil Reviewer or his/her designee. Water discharge shall not
discharge upon a public way nor be directed toward adjacent properties or
discharge in a manner that will disturb adjacent properties and shall be drained
upon the premises without causing retention of stagnant water thereon. Gutters,
downspouts and sump pump discharge lines shall not retain stagnant water.
304.13.1 Glazing. All glazing materials shall be maintained free from cracks and
holes. Open cracks and/or unstable glazing shall be corrected by replacement of
the window pane.
304.14 Insect Screens. (Dates removed). Every door, window and other outside
opening utilized or required for ventilation purposes serving any structure containing
habitable rooms, food preparation areas, food service areas, or any areas where
products to be included or utilized in food for human consumption are processed,
manufactured, packaged or stored, shall be supplied with approved tightly fitting
screens of not less than 16 mesh per inch and every swinging door shall have a self-
closing device in good working condition.
Exception: Screens shall not be required where other approved means, such
as air curtains or insect-repellent fans, are employed.
304.18 Building Security. Delete
304.20 Burglar Bars, Grilles, Grates, Shutters. Any type of burglar bars,
including but not limited to bars, grilles, grates or shutters shall be prohibited from
placement on the exterior of any building, structure or premises, which fronts or is
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visible from a street or thoroughfare, except that such security measures are
allowed when used on openings that are adjacent to an alley or similar area. Any
such security measures shall only be permitted to be placed on the interior of a
building when fronting or visible from a street or thoroughfare, shall remain in the
open position, thereby not visible and not impeding egress during any hours of
operation for non-residential occupancies and in compliance with egress
requirements for all occupancies and use groups. This section shall not prohibit the
placement of fencing on a premises, or security doors that are installed on the
exterior stairways of buildings where approved by permit. Property shall be in
compliance with this section within one year of the adoption of this code.
304.21 Masking Of Windows. Any building space located at grade where the
interior of such space is visible from the public way or private property intended for
public use and is vacant or undergoing construction, renovation, alterations or a
change of use, and such space is not in conformance with this code, such space
shall have the window area masked so that the interior of the space is not visible
from the public way. Masking of windows shall adhere to 4-10-13 Storefront
Maintenance and Window Covering During Vacancy or Renovation of City Code.
304.22 Sign Maintenance and Repair. Every sign including but not limited to
those signs for which permits are required, shall be maintained in a safe,
presentable, and good structural condition at all times, including replacement of
defective parts, painting, cleaning and other acts required to maintain the sign,
advertising structure, marquee, canopy or awning in its originally permitted and
installed condition in accordance with Title 4, Chapter 10 of the City Code, Sign
Regulations. Required repair or maintenance of any sign shall in no manner be
constituted as approval of any sign whether such sign is permitted, prohibited or
unlawful.
304.23 Obsolete Or Abandoned Signs. Any sign or advertising structure now or
hereafter existing, which advertises a business, commodity, service, entertainment,
activity, or event which has been discontinued, or is located on property which has
been vacant and unoccupied, shall have such sign removed in accordance with
Title 4, Chapter 10 of the City Code, Sign Regulations.. Any portion of the building
or surface that is uncovered due to removal of a sign shall be restored to a
condition free from holes, breaks and loose or rotting materials and maintained
weatherproof and properly surface-coated where required to prevent deterioration.
304.24 Window Glass Maintained. All windows and window areas shall be
maintained in a clean and sanitary condition, free and clear of all dirt, filth, grease,
adhesive, paint and any other similar materials or substances that mar the window
surface.
Section 305 Interior Structure
305.4 Stairs and Walking Surfaces. Every stair, ramp and landing, balcony,
porch, deck or other walking surface shall be maintained in sound condition and
good repair. Any components, including but not limited to treads and risers, that
evidence excessive wear, rot, deterioration or are broken, warped or loose shall be
replaced. Treads and risers shall be uniform. Building Permits shall be required for
the following: porch/deck replacement, stringer/stair replacement, and/or
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replacement of any structural member including posts and posts that support roof
overhangs.
305.7 Bathrooms, Toilet Rooms, And Kitchen Floors. Every bathroom, toilet
room, kitchen and similar rooms equipped with running water, shall be maintained
to be a smooth, hard, nonabsorbent surface to permit such floor to be easily kept in
a clean and sanitary condition.
305.8 Walls. Every room containing a shower shall have walls surrounding the
shower covered by a smooth, hard, nonabsorbent surface and easily cleanable, to
a height of at least sixty inches (60") above the surrounding floor. Such walls shall
form a watertight joint with each other and with the bathtub, shower, and or floor.
305.9 Unit Identification. Each dormitory, dwelling, hotel and rooming unit, except
for buildings containing two or fewer units, shall have each unit-number or
designation, displayed in a position easily observed and readable from outside of
the unit. The unit-number shall be posted on or adjacent to the front or main egress
door of the unit. Units which are located in hallways, stairways or similar areas,
where such units have differing street addresses, such units shall have the street
address posted in addition to the unit number on the front and rear unit doors.
Identification shall be in Arabic numerals and alphabet letters at least 1½ inches
(37 mm) high and ¼-inch (6 mm) stroke.
Section 308 Rubbish And Garbage
Section 308 Rubbish and garbage is hereby deleted in its entirety and this section 308
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substituted therefor.
308.1 Accumulation of Rubbish or Garbage. All exterior property and premises,
and the interior of every structure shall be free from any accumulation of rubbish or
garbage.
308.2 Disposal of Rubbish or Garbage. Every occupant of a structure shall
dispose of all rubbish and/or garbage in a clean and sanitary manner by placing
such rubbish or garbage in approved leak-proof containers with tightfitting covers
and closing such covers.
308.2.1 Rubbish and Garbage Containers. The owner of every occupied
premises and the operator or occupant of every establishment or building
producing garbage and or rubbish, shall be responsible for supplying and utilizing
approved covered leak-proof containers with tight fitting covers for the temporary
storage of rubbish and garbage until such materials are permanently removed from
the premises. The owner, operator, and building occupant shall be responsible for
the removal of rubbish and garbage.
The owner or agent having charge of a property who fails to remove rubbish and
garbage within time prescribed in the notice of violation, shall be subject to
prosecution in accordance with Section 106 of this code.
Upon failure by the owner or agent to comply with the notice of violation, any duly
authorized agent of the city or contractor hired by the city shall be authorized to
enter upon the property in violation and remove any and all rubbish and garbage
located thereon and the costs for such removal shall be paid by the owner or agent
responsible for the property.
308.2.2 Container Labeling. All containers servicing business, commercial, or
multi-residential premises shall display the name and address of the premises they
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serve in conspicuous lettering. Said lettering is to be maintained in a clean and
legible condition. Containers shall be situated so that the required lettering is visible
from the public way.
308.2.3 Container Locks. If located in the downtown zoning districts, as defined in
section 6-18-3 of the Evanston zoning ordinance as amended, containers shall be
maintained with their lids shut and locked, except when depositing or removing
waste.
308.3 Garbage and Rubbish Services for Multi-Unit Residential Buildings. The
owner of every occupied building with more than four (4) dwelling and/or rooming units
shall provide each week, minimum proper container or dumpster capacity capable of
holding not less than the volume indicated by the following:
0.25 cubic yard (uncompacted) per dwelling unit.
0.10 cubic yard (uncompacted) per rooming unit.
308.3.1 Container Capacity. Each container or dumpster shall be considered to
contribute the volume of garbage and rubbish that can be enclosed with the lid or
cover completely closed. Calculations of volume by the scavenger service providing
the container may be accepted in determining service capacity.
308.3.2 Minimum Service Schedule. All containers or dumpsters shall be emptied
and maintained at least once per week, or more often, as needed to maintain the
property and premises in a safe, clean and sanitary manner.
308.3.3 Pickup Calculations. A container shall be considered to provide its
capacity in volume each time it is regularly scheduled for pickup, and is picked up.
Upon a written request from the code official, the owner and/or operator of any
building or establishment shall promptly provide a written contract or documentation
from the utilized scavenger service indicating the address of the property serviced;
the party contracting the service; the number of containers provided, and the
capacity of each; the days of the week the containers are emptied by the scavenger
service.
308.3.4 Additional Capacity Requirements. Any container or dumpster in which
the volume of contents prevents full closure of the cover shall be deemed
overloaded. Rubbish or garbage stacked or piled near, on the exterior, or above the
sidewalls of the dumpster or container shall evidence an overloaded condition.
Overloaded containers or dumpsters shall be remedied immediately by the owner
and/or operator, and immediately thereafter supplemented by additional pickups
and/or containers of a sufficient amount so as to prevent any recurrence of the
overloaded condition.
The owner and/or operator of the building or establishment shall promptly provide
to the city upon request of the code official an executed written contract or
documentation from the utilized scavenger service indicating the address of the
property serviced; the party contracting for the service; itemization of the number of
existing and added number of containers and the capacity of each; itemization of
the number existing and the added number of pick-up days of the week, and
itemization of each day of the week that service is provided.
308.4 Additional Capacity Requirements for Commercial (Non-Residential)
Property. Any container or dumpster in which the volume of contents prevents full
closure of the cover shall be considered to be overloaded. Rubbish or garbage
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stacked or piled near, on the exterior, or above the sidewalls of the dumpster or
container shall evidence an overloaded condition. Overloaded containers or
dumpsters shall be remedied promptly, and immediately thereafter supplemented
by additional pickups and/or containers of a sufficient amount so as to prevent any
recurrence of the overloaded condition.
In addition, the owner and/or operator of the building or establishment shall
promptly provide to the city upon request by the code official: a written contract or
documentation from the utilized scavenger service indicating the address of the
property serviced; the party contracting the service; itemization of the existing and
the increase of the total number of containers and the capacity of each; itemization
of the existing and the increase of the total number of pick-up days of the week,
and itemization of each day of the week that service is provided.
308.5 Additional Capacity Requirements for Condominiums and Residential
Buildings of One (1) Through Four (4) Dwelling And/or Rooming Units. Any
container or dumpster in which the volume of contents prevents full closure of the
cover shall be considered to be overloaded. Rubbish or garbage stacked or piled
near, on the exterior, or above the sidewalls of the container or dumpster shall
evidence an overload condition. Overloaded containers or dumpsters shall be
remedied immediately, by the owner, and thereafter supplemented by additional
containers to prevent any recurrence of the overload condition. Additional
containers shall not exceed thirty-five (35) gallons in size and the total weight of the
container and the material placed within shall not exceed fifty (50) pounds. Special
additional pickups may be employed for occasional overload conditions.
308.6 Refrigerators, Discarded. Refrigerators and similar equipment not in
operation shall not be discarded, abandoned, kept or stored on any premises
without first removing the doors.
308.7 Tires, Discarded. Tires for use on any type of vehicle or equipment shall not
be discarded, abandoned, kept or stored on the exterior of any premises.
Chapter 4. Light, Ventilation and Occupancy Requirements.
402.4 Exterior lighting. Exterior lighting shall not cause light trespass and shall
protect adjacent properties and public ways from glare and excessive lighting. Light
level at any property line is limited to one-half (0.5) foot-candle unless otherwise
regulated by city code.
Exception:
1. Security lighting: Exterior lighting installed primarily for safety or emergency
shall be permitted provided that said lighting is solely for security and activated
by a motion or a controlled system and shall be extinguished within 5 minutes
of cessation of actual or perceived emergency.
2. Holiday lighting: Holiday lighting subject to NFPA 70 National Electric Code
regulations as adopted and amended by the City of Evanston.
Section 403 Ventilation
403.3 Cooking Facilities. Unless approved through the certificate of occupancy,
cooking or the preparation of food or beverages shall not be permitted in any
rooming unit or lodging unit or dormitory unit, and a cooking facility or appliance
including but not limited to stoves, ovens, microwave ovens, hot plates, coffee pots,
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crock pots, blenders, shall not be permitted to be present in a rooming unit or
lodging unit or dormitory unit.
Exceptions:
1. Where specifically approved in writing by the code official.
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2.Devices such as single-use or automatic shut-off coffee pots shall not be considered
cooking appliances.
404.1 Privacy. Dwelling units, hotel units, housekeeping units, rooming units, and
dormitory units shall be arranged to provide privacy, and be separate from other
adjoining spaces. Egress doors shall have operating locks to provide privacy.
404.7.1 Food Storage. In rooming and dormitory units, refrigerators shall not
exceed three (3) cubic feet in capacity as rated by the manufacturer. Not more than
one (1) refrigerator of such size shall be allowed per occupant of any rooming unit,
including dormitory rooming units.
Chapter 5. Plumbing Facilities and Fixture Requirements.
Section 501 General
501.2.1 Disconnection Notice. It shall be a violation of this code for any owner of
a non-owner occupied residential property who is issued or who is in receipt of a
notice of disconnection or termination for the utility service provided by the city or
the utility involved, to fail to promptly remedy the circumstance or situation upon
which the disconnection notice is based.
Section 505 Water System
505.3 Supply. The water supply system shall be installed and maintained to
provide a supply of water to plumbing fixtures, devices and appurtenances in
sufficient volume and at pressure adequate to enable the fixtures to function
properly, safely, and free from defects and leaks. Water pressure shall be no lower
at the fixture outlet than as follows: lavatory basins, two (2) gallons/minute; bathtub
faucets, four (4) gallons/minute; toilet pressure, as required by Title 4, Chapter 5 of
the Evanston City Code, as amended.
505.4 Water Heating Facilities. Water heating facilities shall be properly installed,
maintained and capable of providing an adequate amount of water to be drawn at
every required sink, lavatory, bathtub, shower and laundry facility at a temperature
of not less than 115 degrees F (46 degrees C). A gas-burning water heater shall
not be located in any bathroom, toilet room, bedroom or other occupied room
normally kept closed, unless adequate combustion air is provided. An approved
combination temperature and pressure relief valve and relief valve discharge pipe
shall be properly installed and maintained on water heaters. Relief valve discharge
pipe shall be of metallic material and shall discharge directly into a floor drain, hub
drain, service sink, sump or a trapped and vented P-trap that is located in the same
room as the water heater per Illinois Plumbing Code section 890.1230.
Chapter 6. Mechanical and Electrical Requirements.
Section 601 General
601.2.1 Disconnection Notice. It shall be a violation of this code for any owner of
a non-owner occupied residential property who is issued or who is in receipt of a
notice of disconnection or termination for the utility service provided by the city or
the utility involved, to fail to promptly remedy the circumstance or situation upon
which the disconnection notice is based.
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Section 602 Heating Facilities
602.2 Residential Occupancies. Dwellings shall be provided with heating facilities
capable of maintaining a room temperature of 68 degrees F. (20 degrees C) in all
habitable rooms, bathrooms and toilet rooms based on the winter outdoor design
temperature for the locality. Neither cooking appliances nor space heaters shall be
used to provide space heating to meet the requirements of this section.
602.3 Heat Supply. Every owner and operator of any building who rents, leases, or
lets one or more dwelling unit, lodging unit, rooming unit, dormitory or guest room
on terms, either expressed or implied, to furnish heat to the occupants thereof shall
supply heat during the period from September 15th to June 1st to maintain a
temperature of not less than 68 degrees F (20 degrees C) in all habitable rooms,
bathrooms and toilet rooms. Space heaters, whether portable or permanently
installed, shall not be utilized as the primary source of heat for any such unit or
room. Buildings or individual units shall employ central heating systems except
where a designed system is approved by the building official.
602.4 Occupiable Work Spaces. Indoor occupiable work spaces shall be supplied
with heat during the period from September 15th to June 1st to maintain a
temperature of not less than 68 degrees F 20 degrees C) during the period the
spaces are occupied.
Exceptions:
1. Processing, storage and operation areas that require cooling or special
temperature conditions.
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2. Areas in which persons are primarily engaged in vigorous physical activities.
602.5 Room Temperature Measurement. The required room temperatures shall
be measured approximately 3 feet (914 mm) above the floor near the center of the
room, approximately 3 feet (914 mm) above the floor near the center of interior
walls of the room that are perpendicular to the exterior wall of the room.
Temperatures may be measured utilizing thermometers that measure air
temperature or thermometers that measure surface temperature.
Section 603 Mechanical Equipment
603.1.1 Forced-Air Systems. Forced-air heating and/or cooling systems shall not
serve more than one dwelling unit after the existing mechanical equipment is
replaced due to age or failure. A Building Permit is required for equipment
replacement including for the addition of duct work to separate the systems.
603.7 Mechanical Appliance Connections. Every gas outlet for appliances,
including but not limited to heaters, stoves and clothes dryers, shall have an
individual shutoff valve. The shutoff valve shall be adjacent to the appliance with
access provided to the shutoff valve. In conjunction with the installation of a shutoff
valve any existing flexible gas connector shall be replaced with a new approved
flexible gas connector. All existing uncoated brass flexible gas connectors shall also
be replaced with approved gas connectors.
Section 604 Electrical Facilities
604.2 Service. The size and usage of appliances and equipment shall serve as a
basis for determining the need for additional facilities in accordance with the NFPA
70 National Electric Code as adopted by the City of Evanston. Dwelling units shall
be served by a three-wire, 120/240 volt, single-phase electrical service having a
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rating of not less than 60 amperes. Each dwelling unit shall be served by not less
than four (4) branch circuits with a minimum of two (2) twenty-amp circuits.
604.5 Fuse Panels. In all electrical panels and boxes where plug-type fuses with
Edison base are utilized, such fuses shall be replaced with non-tampering type "S"
fuse adaptors which are properly sized for the gauge of wire that the fuse is
protecting.
604.6 Panel Identification. All electrical panels regardless of type of disconnecting
means shall be legibly marked to designate the address, space, tier or unit that
such panel is servicing. The marking shall be of sufficient durability to withstand the
environment involved.
604.7 Disconnecting Means Identification. All electrical disconnecting means
including circuit breakers and fuses shall be legibly marked to designate the
address, unit, space or rooms it is servicing. The marking shall be of sufficient
durability to withstand the environment involved.
Section 605 Electrical Equipment
605.2 Receptacles. Every habitable space in a dwelling shall contain at least two
separate and remote receptacle outlets. Every laundry area shall contain at least
one grounded-type receptacle or a receptacle with a ground fault circuit interrupter.
Every bathroom shall contain at least one receptacle. Any new bathroom or laundry
room receptacle outlet shall have ground fault circuit interrupter protection. When
an ungrounded-type receptacle exists in a bathroom or laundry area, a ground fault
interrupter receptacle shall be provided. Any existing worn, damaged, painted
and/or defective receptacles shall be replaced. All receptacle outlets shall have the
appropriate faceplate cover for the location.
Section 607 Duct Systems
607.2 Transition Ducts. Flexible air ducts used as a connector between clothes
dryer and its concealed duct shall be semi-ridged aluminum/metal.
Section 608 Meters
608.1 Meter Identification. All meters, including but not limited to gas and electric
serving a building, structure or any portion thereof, shall be legibly marked to
designate the address, space, tier or unit that such meter is servicing. The marking
shall be of sufficient durability to withstand the environment involved.
Chapter 7. Fire Safety Requirements.
703.4 Opening Protectives.Required opening protectives shall be maintained in
an operative condition. All fire and smokestop doors shall be maintained in
operable condition, be rated as required and provided with approved self-closing
devices which shall force the door to close and latch. Fire doors and smoke barrier
doors shall not be blocked or obstructed or otherwise made inoperable.
704.6.1.2 Groups R-2, R-3, R-4 and I-1. Single or multiple-station smoke alarms
shall be installed and maintained in Groups R-2, R-3, R-4 and I-1 and in dwellings
not regulated in group R occupancies, regardless of occupant load, at all of the
following locations:
1. On the ceiling or wall outside of each separate sleeping area in the immediate
vicinity of bedrooms.
2. In each room used for sleeping purposes.
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3. In each story within a dwelling unit, including basements and cellars but not
including crawl spaces and uninhabitable attics. In dwellings or dwelling units
with split levels and without an intervening door between the adjacent levels, a
smoke alarm installed on the upper level shall suffice for the adjacent lower
level provided that the lower level is less than one full story below the upper
level.
4. On the ceiling above the top landing in each interior stairway that serves
dwelling, rooming or dormitory units.
CHAPTER 8. Building Security.
Section 801 General
801.1 Scope. The provisions of this chapter shall apply to:
1. All multi-unit non-owner occupied dwellings in residential buildings, regardless
of relationship of occupants to the owner.
2. All non-owner occupied single-unit dwellings, detached or attached, regardless
of relationship of occupants to the owner.
Exclusions:
1. Residence at a public or private medical, geriatric, educational, or religious
institution.
2. Occupancy in a structure operated for the benefit of a social or fraternal
organization.
3. Transient occupancy in a hotel or motel.
4. Owner-occupied units in multi-unit dwelling buildings including condominiums,
cooperatives, townhouse, rowhouse and single-family homes.
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Section 802 Building Security Application
802.1 Building Security. Doors, windows and hatchways shall be provided with
devices designed to provide security for the occupants and property within.
802.1.1 Intercoms. Multi-unit dwellings shall have an intercom system that is
maintained in good working condition. The removal of an intercom system is
prohibited and does not constitute repair or maintenance.
802.2 Locks. Doors providing access to individual units shall be equipped with a
deadbolt lock meeting specifications set forth herein. Such deadbolt locks shall be
operated only by the turning of a knob or a key and shall have a lock throw of not
less than 1-inch and hardened steel inserts or a surface/rim mounted vertical drop,
dead bolt lock. Cylinder guards shall be installed on all rim-type vertical dead bolt
locks whenever the cylinder projects beyond the face of the door or is otherwise
accessible to gripping tools. Strike plates shall be secured with hardened steel
screws four inches (4") long. For the purpose of this section, a sliding bolt shall not
be considered an acceptable deadbolt lock. Such deadbolt locks shall be installed
according to manufacturer's specifications and maintained in good working order.
All deadbolt locks required by this section shall be designed and installed in such a
manner so as to be operable inside of the unit without the use of a key, tool,
combination thereof or any other special knowledge or effort.
802.3 Window Locks. Accessible openable windows shall be equipped with
window locking devices.
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802.4 Basement Hatchways. Basement hatchways shall be equipped with devices
that secure the hatchway from unauthorized entry.
802.5 Doors. Exterior doors, doors leading from garage areas into multi-unit
dwelling buildings, and doors leading into stairwells, shall be equipped with self-
closing devices. All doors leading to apartment doors shall also be equipped with
self-locking devices.
802.6 Vision Panels. Accessible vision panels in individual entrance doors to
individual units or within forty inches (40") of the inside activating device shall be of
rated burglary-resistant glazing material. Burglary bars may be used as an
alternative to burglary-resistant glazing material on the interior of transoms only.
802.7 Door Scope. An interviewer or door scope, providing a 180-degree field of
view, shall be provided in each individual unit entrance door which does not contain
a vision panel.
802.8 Sliding Door Panels. All accessible single sliding patio doors shall have the
movable section of the door sliding on the inside of the fixed portion of the door.
802.9 Sliding Door Locks. Accessible sliding glass doors shall be equipped with
locking devices and shall be so installed that the doors cannot be moved in any
direction or lifted from the track when the doors are in the locked position, and
doors shall have an approved auxiliary locking device added to their primary locking
system to provide additional security when in the closed position.
802.10 Window Panels. Accessible windows shall be so constructed and/or
maintained so that when the window is locked it cannot be lifted from the frame.
802.11 Lighting. All exterior common entrances of multiple family buildings shall be
illuminated with a minimum sixty (60) watt incandescent light bulb or its equivalent
in other light sources, enclosed in a tamper-proof cover, located within ten (10') feet
of the doorway.
802.12 Window Sash Fasteners. All wooden double-hung windows which are at
ground level or otherwise accessible from the exterior via porches, fire escapes,
trees, or other existing means shall be equipped with approved window-ventilating
sash fasteners to allow each window to be locked at no more than four inches (4")
open. Such fasteners shall be movable to permit the window to be fully opened
from the inside of the dwelling unit.
CHAPTER 9. REFERENCED STANDARDS.
Chapter 8, Referenced Standards, of the International Property Maintenance Code of
2021 is hereby adopted as if fully restated and re-numbered to be Chapter 9 herein.
SECTION 11: The foregoing recitals are hereby found as fact and
incorporated herein by reference.
SECTION 12: All ordinances or parts of ordinances in conflict herewith
are hereby repealed.
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SECTION 13: If any provision of this ordinance or application thereof to
any person or circumstance is held unconstitutional or otherwise invalid, such invalidity
shall not affect other provisions or applications of this ordinance that can be given effect
without the invalid application or provision, and each invalid provision or invalid
application of this ordinance is severable.
SECTION 14: The findings and recitals contained herein are declared to
be prima facie evidence of the law of the City and shall be received in evidence as
provided by the Illinois Compiled Statutes and the courts of the State of Illinois.
SECTION 15: This ordinance shall be in full force and effect thirty (30)
days after its passage, approval and publication in the manner provided by law.
Introduced: _________________, 2024
Adopted: ___________________, 2024
Approved:
__________________________, 2024
_______________________________
Daniel Biss, Mayor
Attest:
_______________________________
Stephanie Mendoza, City Clerk
Approved as to form:
______________________________
Alexandra B. Ruggie, Corporation
Counsel
December 09
December 09 December 09
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