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All new building additions, fences, pools, garages, and renovation of any kind are regulated by city ordinance. Permits are required to ensure work is done in accordance with adopted codes. Before starting a project, please contact the Building Department to determine if a permit is needed.
Permits are required for but not limited to:
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Swimming pools/spas/hot tubs
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Signs
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Pool decks
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Decks
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Porches
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Resurface driveways
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Any concrete/brick pavers
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Sidewalks
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Garages
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Sheds
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Fences
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Fireplaces
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Lawn sprinkler systems
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Electric service upgrades and repairs
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Sewer/water repairs
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Furnace installation (change in type)
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Plumbing renovations and repairs
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Demolition
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Window (structural changes)
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Roofs
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Room additions or any structural change to a building
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Add or remodel a bathroom
- Seasonal room
- Siding /soffit/fascia/gutters (structural changes or repair)
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Landscaping requiring grade changes (retaining permits)
Permits are NOT required for:
- Insulate or weather strip
- Install storm doors
- Painting
- Install awnings or shades (residential only)
- Replace existing flooring
- Sealcoat a driveway
Permit approval
A building permit must be approved and issued prior to the start of any construction. Failure to obtain approval of a building permit prior to the start of work may result in fines of up to $750.
It shall be unlawful to allow or permit any building or construction (including construction-related noises, such as the delivery of equipment or material or the operation of tools, machinery or apparatus) on private property from the hours of 7 p.m. to 7 a.m., Monday through Friday, and 9 p.m. and 9 a.m., Saturday and Sunday.
New construction
Commercial/industrial projects
For commercial buildings, projects, build-outs, and renovations, the construction plans must be drawn, signed and sealed by an Illinois-licensed architect or structural engineer. This requirement is in accordance with the Illinois Architecture Act of 1989. This act pertains to any public access building, even accessory structures that are only accessible by employees.
Most public access and commercial projects are sent out for independent plan review, paid by the applicant. The applicant will be required to submit a deposit to cover the cost of the plan review(s) prior to the service being provided. If the deposit is diminished, the developer/applicant will be responsible for replenishing it. Any funds left over will be put toward the cost of the building permit or refunded to the developer/applicant.
A site plan is required for each project and shall be drawn by a professional engineer or architect. Among other things, topography and a drainage plan must be part of the site plan. The plan will be reviewed by the city's engineer at the cost of the developer/applicant. The applicant will be required to submit a deposit to cover the cost of the engineering review prior to the service being provided. The deposit shall be handled the same as the deposit for the plan review.
Items to be submitted with the application are:
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Three complete sets of drawings signed and sealed by an architect
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Soils report (if applicable)
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Site plan drawn by a professional engineer or architect
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Complete sprinkler plan drawings
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An automatic sprinkler system is required in all commercial/industrial structures. For additions thereto, which increase the square footage by 50 percent of the original floor area of the original building, requires installation of automatic sprinklers in both the new and existing structure.
Other items may be required depending on the project.
Detailed drawings are required for each project. These plans shall be drawn to scale and include all disciplines, including:
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Soils report
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Floor plans
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Footing and Foundation detail
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Framing detail
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Door and window schedule
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Electrical specifications, including panel load calculations
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Plumbing specifications and isometrics
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HVAC specification, including
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Sprinkler plan drawings
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The Community Development Department may require architectural stamped drawings or structural calculations for complex projects or construction not addressed by the adopted codes.
As with commercial and industrial projects, a detailed site plan must be submitted and reviewed by the city's engineer. This site plan should indicate, among other things, a proposed top of foundation, elevations, and grading plan. A plat of survey must also be submitted.
Sprinkler systems are required in all residential dwelling units. Single family residences shall comply with NFPA 13D.
Other items may be required depending on the project.
Residential additions/renovations
Any construction that is attached to the principal structure must be placed on a footing and foundation that extends to the frost line (42" deep minimum).
Plans for additions and renovation are not any different that those of new construction.
At a minimum, the following should accompany the application:
Single family residences that add 60 percent or more of the floor area of the original square footage of the structure shall require installation of sprinklers in the addition and any part of the existing building which shares a common wall or common floor/ceiling with the addition.
Other items may be required depending on the project.
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