G51-01 Ordinance No. G51-01
AN ORDINANCE
PROVIDING FOR THE ADOPTION OF THE
ONE AND TWO FAMILY DWELLING CODE
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN,
ILLINOIS :
Section 1 . That Chapter 16 . 36 entitled "One- and Two-Family
Dwelling Code" of the Elgin Municipal Code, 1976 , as amended, be
and is hereby repealed.
Section 2 . That Chapter 16 . 36 entitled "One- and Two-Family
Dwelling Code" be and is hereby added to the Elgin Municipal
Code, 1976 , as amended, to read as follows :
Chapter 16.36
ONE AND TWO FAMILY DWELLING CODE
Sections:
16.36.010 Adopted-Exceptions.
16.36.020 Additions, Insertions and Changes.
16.36.030 Supplemental Regulations to the International Residential Code 2000
16.36.040 Conflicts With Other Provisions.
16.36.010 ADOPTED-EXCEPTIONS.
That a certain document, one (1) copy of which is on file in the office of the City Clerk of
the City of Elgin, being marked and designated as the International Residential Code 2000, as
published by the International Code Council, Inc be and is hereby adopted as and shall be known
as the One and Two Family Dwelling Code of the City of Elgin for regulating the fabrication,
erection, construction, enlargement, alteration, repair, location and use of detached one-and-two-
family dwellings, their appurtenances and accessory structures; and each and all of the
regulations, provisions, penalties, conditions and terms of said International Residential Code
2000 are hereby referred to, adopted, and made a part thereof, as if fully set out in this ordinance,
with the additions, insertions, deletions and changes prescribed in this chapter.
16.36.020 ADDITIONS, INSERTIONS AND CHANGES.
The International Residential Code 2000 is amended and revised in the following
respects:
Section R105.2 Work exempt from permit, shall be amended to read as follows:
In the subsection entitled `Building," subparagraphs 1, 2 and 3 shall be deleted in their
entirety.
Section R108 Fees, shall be amended to read as follows:
Permit fees shall be in accordance with the provisions set forth in Chapter 16.48 of this
code.
Section R112 Board of appeals, shall be amended to read as follows:
Appeals. A person shall have the right to appeal a decision of the code official in
accordance with the provisions set forth in Chapter 3.60 of this code.
Table R301.2(1) Climatic and Geographic Design Criteria, is amended to read as follows:
Roof Snow Load - lbs. per sq. ft. - 30psf
Wind Pressure -90 mph
Seismic Condition by Zone - A
Subject to Damage from Weathering - Yes - Severe
Frost Line Depth - 42 inches below grade
Subject to Damage from Termite -Moderate to Heavy
Subject to Decay- Slight to Moderate
Winter Design Temperature- minus 10 deg F.
Section R303.3 Bathrooms, shall be amended to read as follows:
Bathrooms. Bathrooms, water closets compartments and similar rooms shall be
mechanically vented to the exterior using wall louvers or roof caps with insect screens.
Vent discharge into the attic or soffit is prohibited. Mechanical vents shall be sized to
provide five (5) air changes per hour.
Section R305.1 Minimum Height, shall be amended to read as follows: Every habitable
room shall have a ceiling height of not less than seven (7) feet six (6) inches (2286 mm).
The required height shall be measured from the finished floor to the lowest projection
from the ceiling.
Exceptions:
1. Beams and girders spaced not less than 4 feet (1219 mm) on center may project not
more than 8 inches(203 mm) below the required ceiling height.
2. Ceilings in basements without habitable spaces may project to within 7 feet 2 inches
(2185 mm) of the finished floor; and beams, girders, ducts or other obstructions may
project to within 6 feet 8 inches (1981 mm) of the finished floor.
3. Not more than 50 percent of the required floor area of a room or space is permitted to
have a sloped ceiling less than 7 feet 6 inches (2286 mm) in height with no portion of
the required floor area less than 5 feet (1524 mm) in height.
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Section R309.1 Opening Protections, shall be amended to read as follows:
Regulations Regarding Attached Garages.
1. Construction standards shall be identical to those required for dwellings.
2. Six (6) inch curbing shall be provided at the service door, between the house a
garage, and common walls or the garage floor shall be constructed not less than six
(6) inches below the adjoining floor.
3. Installation of a dwelling heating unit or other fuel burning appliance in the garage
prohibited. One hour fire-rated partitions between space containing house heating
unit and garage space shall be installed. Doors are not permitted common to heater
room or fuel burning appliance room and garage.
Exception: Garage heating units with UL approval or equivalent shall be
permitted.
4. Wood frame walls and doors common to dwelling and garage: Walls shall consist of
one-hour fire-rated construction. Where gable-type connection is used, a one-hour
fire-rated bulkhead shall be established in the attic space directly above and
continuous from the interior one-hour fire-rated garage wall to the underside of the
roof sheathing.
5. Where habitable rooms are constructed over the garage, the ceiling and all walls shall
be of one-hour fire-rated construction.
6. Service doors common to the dwelling unit shall have a 20 minute fire-rating with a
closer.
7. Hot air heat duct openings shall be a minimum of four (4) feet above the garage floor
with a B Label fire damper. Cold air returns shall be prohibited.
8. Concrete floor: A minimum four (4) inches of concrete on minimum a four (4) inch
crushed stone, sand or gravel base shall be provided. The floor used for parking of
vehicles shall be sloped to facilitate the movement of liquids toward the main vehicle
entry doorway or to a floor drain installed to the requirements of the Illinois State
Plumbing Code as accepted and amended by Elgin Municipal Code 16.20.
Section R309.1.1 Duct Penetration, shall be deleted in its entirety.
Section R309.2 Separation required, shall be deleted in its entirety.
Section R309.3 Floor surface, shall be deleted in its entirety.
Section R309.6 Detached garages, shall be created to read as follows:
Detached frame garages shall comply with the construction requirements for one-story
dwellings with the following exceptions:
1. Garages constructed within four (4) feet of a residential dwelling are required to meet
minimum foundation requirements for dwellings. Foundation walls and footings
shall not be less than forty-two (42) inches below finish grade. The minimum
foundation thickness shall be eight (8) inches. Any walls facing the residence, in
whole or in part, shall have a one hour fire rating.
2. Grade beam construction is permitted for garages constructed more than four (4) feet
from the dwelling. The grade beam design shall be as follows: sixteen (16) inches
deep by twenty (20) inches at the top and ten (10) inches at the base with two one-
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e0" half inch diameter re-bars continuous around the perimeter and poured monolithically
with the floor slab (See Illustration A at the end of this chapter.). Floor slab shall be a
minimum four (4) inches thick with six (6) inch by six (6) inch number ten (10)
welded wire fabric or equivalent throughout. The Grade beam shall rest on
undisturbed soil. Garages larger than 490 square feet require foundations to be
extended to forty-two (42) inches below grade. A twelve-inch thick trench wall is
permitted.
3. The maximum spacing for studs shall be twenty-four (24) inches O.C. and sixteen
(16) inches O.C. if square footage is over 490 square feet.
4. Wall sheathing and building paper may be omitted if corner bracing is used. Each
corner is to be braced from the top outward in two directions to a minimum of
seventy-two (72) inches from corner at sill plate, and may be applied on the inside
surface of studs. The minimum bracing size shall be one (1) inch by four(4) inches.
5. Corner posts may consist of two (2) two (2) inch by four(4) inch posts or one (1) four
(4) inch by four(4) inch post.
6. Top plates may be single, provided rafters occur directly over the studs and the plate
at the corners are lapped to provide tie.
7. Rafter ties at eaves shall not be less than two (2) inches by four (4) inches with the
maximum spacing of four(4) feet O.C.
8. Concrete floor: A minimum four (4) inches of concrete on minimum a four (4) inch
crushed stone, sand or gravel base shall be provided. The floor used for parking of
vehicles shall be sloped to facilitate the movement of liquids toward the main vehicle
entry doorway or to a floor drain installed to the requirements of the Illinois State
Plumbing Code as adopted and amended by this code,
Section R309.7 Detached masonry garages, shall be created to read as follows: Detached
masonry or masonry veneer garages shall comply with the construction requirements for
dwellings with the following exception: Combined foundation wall and footing shall be
permitted provided it extends forty-two (42) inches below grade and the bottom is flared
to sixteen (16)inches. The wall width shall be wide enough to support the wall above but
shall not be less than eight (8) inches wide.
Section R309.7 Maximum height of detached residential garages, shall be created to read
as follows: The maximum height of a detached residential garage shall be fifteen (15)
feet. (See Illustrations B and C of this chapter.)
Section R 310.1.2 Minimum opening height, shall be amended to read as follows: The
minimum net clear opening height shall be 24 inches (610 mm).
Exception: The minimum net clear opening height of windows below grade shall be
36 inches (914 mm).
Section R310.1.3 Minimum opening width, shall be amended to read as follows: The
minimum net clear opening width shall be 20 inches (508 mm).
Exception: The minimum net clear opening width of windows below grade shall be
24 inches (610mm).
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" Section R402 Materials, shall be deleted in its entirety.
Section R403.1 General, shall be amended to read as follows:
All exterior walls shall be supported on continuous solid or fully grouted masonry or
concrete footings, or other approved structural systems which shall be of sufficient
design to accommodate all loads to the soil within the limitations as determined from the
character of the soil. Footings shall be supported on undisturbed natural soils or
engineered fill.
Section R403.1.1 Minimum size, shall be amended to read as follows: Minimum sizes for
concrete and masonry footings shall be as set forth in Table R403.1 and Figure
R403.1(1). The footing width, W, shall be based on the load-bearing value of the soil in
accordance with Table R401.4.1. Spread footings shall be at least 8 inches (203 mm) in
thickness. Footing projections, P, shall be at least 2 inches (51 mm) and shall not exceed
the thickness of the footing. The size of footings supporting piers and columns shall be
based on the tributary load and allowable soil pressure in accordance with Table
R401.4.1.
Exception: The minimum width of footings shall be 18 inches (457 mm), except for
masonry veneer on frame walls the footing shall be a minimum of 10 (254 mm)
inches deep and 20 (508 mm) inches wide.
R403.1.3.2 Slabs-on-ground with turned-down footings, shall be amended to read as
follows:
Slabs-on-ground with turned-down footings, when approved, shall be a minimum twelve
(12) inches wide and a minimum forty-two (42) inches below grade with two (2) number
five (5) re-bar reinforcing continuous at top and bottom all around.
Exception: Garage foundations and slabs shall be constructed per Illustration A.
Section R403.2 Footings for wood foundations, shall be deleted in its entirety.
Section R403.3 Frost protected shallow foundations, shall be deleted in its entirety.
Section R404.1.2.1 Horizontal reinforcement, shall be created to read as follows:
Concrete walls shall be reinforced by four (4) number five rods. Two of the number five
rods shall be located twelve (12) inches from the bottom of the wall and the second two
of the number five rods shall be located twelve (12) inches below the top of the wall
Section R404.2 Footings for wood foundations, shall be deleted in its entirety.
Section R404.4.2 Flat insulating concrete form wall systems, shall be deleted in it's
entirety.
Section R404.4.3 Waffle grid insulating concrete form wall systems, shall be deleted in
it's entirety.
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Section R404.4.4 Screen grid insulating concrete form wall systems, shall be deleted in
it's entirety.
Section R404.4.6.3 Wall openings, shall be amended to read as follows:
Concrete foundation wall openings shall be as specified in Illustration D of this chapter
for required foundation wall reinforcing at openings.
Sections R405.2, R405.2.1, R405.2.2 and R405.2.3 shall be deleted in their entirety.
Section R406.2.1 Concrete and masonry foundation waterproofing, shall be created to
read as follows:
Concrete and masonry foundation waterproofing shall be required in compliance with
Section R406.2 of this chapter where the basement is a walkout or "English-type" half
basement.
Sections R406.3, R406.3.1 and R406.3.2 shall be deleted in their entirety.
Section R407.3 Structural requirements, shall be amended to read as follows: The columns
shall be restrained to prevent lateral displacement at the top and bottom ends. Wood
columns shall not be less in nominal size than 4 inches by 4 inches (102 mm by 102mm)
and steel columns shall not be less than 3-inch-diameter (76 mm) standard pipe or
approved equivalent.
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Table R503.2.1.1(1) shall be amended to read as follows:
TABLE R503.2.1.1(1)
ALLOWABLE SPANS AND LOADS FOR WOOD STRUCTURAL PANELS FOR ROOF
AND SUBFLOOR SHEATHING AND COMBINATION SUBFLOOR UNDERLAYMENTa.b,c
(Plywood structural panels are to be rated 4/5 ply)
SHEATHING GRADES ROOF FLOORd
Panel span rating Panel thickness Maximum span(inches) Load' (psf) Maximum span
roof/floor span (inches) (inches)
With edge Without edge Total load Live load
support' support
12\0 5/8 12 12 50 40 0
16\0 5/8 16 16 50 40 0
20\0 5/8 20 20 50 40 0
24\0 5/8 24 20 50 40 16
24\16 5/8 24 24 50 40 16
32\16 5/8 24 24 50 40 16
40\20 5/8,3/4,7/8 40 32 40 30 24
48\24 21/32, 3/4, 7/8 48 36 45 35 32
60\32 1,11/8 60 48 45 35 32
SINGLE FLOOR GRADES ROOF` FLOOR'
Panel span rating Panel thickness Maximum span(inches) Load (psf) Maximum span
(inches) (inches)
With edgfe Without edge Total load Live load
support support
16 oc 5/8 24 24 50 40 16h
20 oc 5/8, 3/4 24 24 50 40 20 ,l
24 oc 23/32,3/4 48 36 35 25 24
32 oc 7/8, 1 48 40 50 40 32
48 oc 13/32, 1 1/8 60 48 50 40 48
For SI 1 inch=25.4 mm, 1 pound per square foot=0.0479 kN/m'
1. The allowable total loads were determined using a dead load of IOpsf.If the dead load exceeds 10 psf,then the live load shall be reduced
accordingly.
1. Panels continuous over two or more spans with long dimension perpendicular to supports.Spans shall be limited to values shown because of
possible effect of concentrated loads.
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2. Applies to panels 24 inches or wider.
3. Lumber blocking,panel edge clips(one midway between each support,except two equally spaced between supports when span is 48
inches),tongue-and-groove panel edges,or other approved type of edge support.
4. Includes Structural I panels in these grades.
5. Uniform load deflection limitation: 1/180 of span under live load plus dead load,1/240 of span under live load only.
6. Maximum span 24 inches where—inch wood finish flooring is installed at right angles to joists.
1. Maximum span 24 inches where 1.5 inches of lightweight concrete of approved cellular concrete is placed over the subfloor.
2. Unsupported edges shall have tongue-and groove joints or shall be supported with blocking unless minimum nominal—inch thick
underlayment with end and edge joints offset at least 2 inches or 1.5 inches of lightweight concrete or approved cellular concrete is placed over
the subfloor,or_inch wood finish flooring is installed at right angles to the supports.Allowable uniform live load at maximum span,based on
deflection of 1/360 100 psf.
3. Unsupported edges shall have tongue-and-groove joints or shall be supported by blocking unless nominal_inch thick underlayment with
end and edge joints offset at least 2 inches or —inch wood finish flooring is installed at right angles to the supports.Allowable uniform live load
at maximum span,based on deflection of 1/360 of span,is 100psf,except panels with a span rating of 48"on center are limited to 65 psf total
uniform load at maximum span.
Section R703.1 General, shall be amended to read as follows:
Exterior walls shall provide the building with a weather-resistant exterior wall envelope.
The exterior wall envelope shall include flashing as described in Section R703.8. The
exterior wall envelope shall be designed and constructed in such a manner as to prevent
the accumulation of water within the wall assembly by providing a water-resistive barrier
behind the exterior veneer as required by Section R703.2.
Exception: The use of corrugated plastic siding material shall be prohibited.
Section R703.2 Weather-resistant sheathing paper, shall be amended to read as follows:
Asphalt saturated felt, free from holes and breaks, weighing not less than 15 pounds per
100 square feet, and complying with ASTM D 776 or other approved weather resistant
material shall be applied over studs or sheathing of all exterior walls as required by Table
R703.4. Such felt or material shall be applied horizontally, with the upper layer lapped
over the lower layer not less than two (2) inches. Where vertical joints occur, felt shall
be lapped not less than 6 inches(152 mm).
Exception: Such felt or material is permitted to be omitted in the following situations:
1. In detached accessory buildings.
2. Under paper backed stucco lath.
Section R801.3 Roof drainage, shall be amended to read as follows:
In areas where expansive or collapsible soils are known to exist, all dwellings shall have
a controlled method of water disposal from roofs that will collect and discharge all roof
drainage to the ground surface at least 5 feet (15 24 mm) from foundation walls or to an
approved drainage system. Roof gutters and down spouts shall be installed and
maintained at all locations where water will run off the roof onto a walking or driving
surface below. Down spout leaders shall not discharge across walking or driving
surfaces.
Section R807.1 Attic access, shall be amended to read as follows:
An opening not less than 22 inches by 30 inches (559mm by 762 mm) shall be provided
at or above the access opening to any attic area having a clear height of over 30 inches
(762 mm) minimum clear headroom. Attic access doors and hatches shall have a
mechanical latching device such that the door will not open unless the latch is physically
or manually released. Such doors and hatches shall be operable from both sides and
achieve a fire-resistance-rating not less than the assembly being penetrated. The access
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I" shall be in a readily accessible location. When mechanical equipment is located in attics
the requirements of Chapter 16.32 of this title shall apply.
Section 902.1 Roofing covering materials, shall be amended to read as follows:
Roofs shall be covered with materials as set forth in Sections R904 and R905. Class A, B
or C roofing shall be installed in areas designated by law as requiring their use of when
the edge of the roof is less than 3 feet (914 mm) from a property line. Classes A, B and C
roofing required to be listed by this section shall be tested in accordance with UL 790 or
ASTM E 108. Roof assemblies with coverings of brick, masonry, slate, clay or concrete
roof tile, exposed concrete roof deck, ferrous or copper shingles or sheets, and metal
sheets and shingles, shall be considered Class A roof coverings. The use of corrugated
plastic roofing shall be prohibited.
Section R1003.2 Footings and foundations, shall be amended to read as follows:
Foundations for masonry fireplaces and their chimneys shall have a minimum thickness
of 12 inches (305 mm). The minimum projection of each side shall be 6 inches (152
mm). The footings shall be poured integral with the wall footing when the chimney
occurs in the outside wall or the inside bearing wall.
Section R1003.16 Spark arresters, shall be created to read as follows: Spark arresters
with a minimum of one-half inch wire mesh or equivalent shall be required on all wood
burning fireplaces and chimneys.
Sections N1101, N1102, N1103 and N1104 shall be deleted in their entirety.
Section N1105 shall be created to read as follows:
Insulation Requirements
Insulation requirements for one and two family dwellings shall be as follows:
1. The "R-value" of all exterior wall insulation shall not be less than R-13.
2. The"R-value" of all ceiling insulation with an attic space shall not be less than R-38.
3. The "R-value" of all vaulted ceiling insulation without an attic shall not be less than
R-19 with a two (2) inch air space for ventilation purposes.
Chapters 12 thru 42, inclusive, shall deleted in their entirety.
16.36.040 CONFLICTS WITH OTHER PROVISIONS
When a provision of this chapter conflicts with any other provision of this code regulating the
same subject matter, the more stringent or restrictive provision shall apply.
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(Illustration A)
BUILD Nt G HEIGHT
"Building height" means the vertical distance measured from the
established avenge grade at the -foundation to the highest ppooint
of the underside of the ceiling beans, in the case of the Pat_
roof-, to the deck line of a mansard roof; and to the main level
of the underside raters between the eaves and the ridge of a
gable, hip, or gambrel roof. Chimmeys, spires, towers, elevator
penthouses, tanks, and similar projections other than signs
shall not be included in calculating the height.
A
8
C
BUILDING
HEIGHT
F
E T
D
Point A is the ridge of the roof
Point B is the average: level of dhe underside of the raters
between the eaves and the ridge of the rook.
Point C is the underside of the ratters at the cave.
Point D is the adah-nuat made at the founda_oa.
Point E is the average glade at the tound-at Oa.
Point F is the me-xinium grade at the foundation.
(Illustration B)
BUILDING HEIGHTS
Building height is the vertical distance measured from the
established grade to the highest point of the roof surface far
flat roofs; to the deck line of mansard roofs; and to the
average height between eaves and ridge for --able, hip and
gambrel roofs.
YUUUxHC
HOCKr
ENO VIEW SIC1lz- YIc1Y
GABLE ROOF
SUBL G
HFtcHs
END VIEW Siflz VIEW
HIP ROOF
auut��xc
Mae"
(ENO VIEW SIDE VIA'/
GAMBREL ROOF
3UOUM
HUCHT
END VIEW 510E VIEW
MANSARD ROOF
(tilustration Q
FOUNDATION WALL REINFORU tG
Ir
N � � . •
( WINDOW 2 — j4. REGAR ALL
i uNff AROUNO WINDOW
OPE'I'IING IN POURED
CONCRETE WALL
1
I N
ELEVA-nON 12 SECTION
WINDOW OPENING IN CONCRETE WALL
WOOD FLOOR
FLOOR JOISTS
SILL PLATE SOLTM
TO FOUNDATION WALL
WINDOW CONCRETE
UNIT FOUNDATION
WALL
f
2 — 3s RECAP. 2C LONG
SET At AS OEGREE ANGLE
AT zACFI CORNER OF WINDOW
WINDOW OPENING AT TOP OF
CONCRETE FOUNDATION WALL
(Iilustrtion 0)
Section 3 . That all ordinances or parts of ordinances in
conflict with the provisions of this ordinance be and are hereby
repealed.
Section 4 . That this ordinance shall be in full force and
effect immediately after its passage in the manner provided by
law.
Ed Schock, Mayor
Presented: July 11, 2001
Passed: July 11, 2001
Omnibus Vote : Yeas : 7 Nays : 0
Recorded: July 12 , 2001
Published:
Attest :
�., Dolonna Mecur�-, City' Clerk
t.
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