[Adopted as Ch. 15.04 of the 1997 Code]
As used in this article, the following terms shall have the
meanings indicated:
A structure having a roof supported by columns or walls for
the shelter, support, enclosure or protection of persons, animals,
chattels or property.
Any building which is not a residential or industrial building
as herein defined.
One or more persons who live together in one dwelling unit
and maintain a common household.
A building constructed for light industrial use as defined
in the Zoning Code, as from time to time amended.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
A building designed or used exclusively as the living quarters
for one or more families.
Anything constructed or erected, the use of which requires
location on the ground, or attachment to something having location
on the ground, which is not a building.
[Amended 7-18-2005 by Ord. No. 2383; 8-15-2005 by Ord. No. 2394; 8-3-2015 by Ord. No. 3194; at time of adoption
of Code (see Ch. 1, General Provisions, Art. I)]
It is unlawful to: 1) construct any building with finished floors
under a roof, without regard to the cost of the construction thereof;
or 2) construct or alter any other building or structure in the City
without first having obtained a building permit for the same from
the City's Building Official.
Applications for such permits shall be made in writing by the
owner of the premises or by the architect or contractor in charge
of the operations, to the City Clerk and shall be accompanied by plans
and specifications, in duplicate, showing the work to be done; such
plans shall be verified by the signature of either such owner, architect
or contractor. In any case where permits for sewer or water connection,
or both, shall be required, no building permits shall be issued until
application shall also have been made and permit granted for such
sewer or water connection, or both.
[Added 9-17-2018 by Ord.
No. 3427]
A.
Statement of purpose. It is the purpose of this section to regulate
safe, orderly and attractive development, including but not limited
to all residential, commercial, and industrial land uses within the
City; to preserve and enhance property values; to preserve adequate
space for pedestrian, bicycle, and vehicular traffic, including transportation
facilities usually associated with such uses; to provide for effective
transportation without congestion or hazards; and to provide for effective
stormwater management and control. It is also the purpose of this
section to assure that public utilities and services are provided
in a safe and healthful manner and are consistent with any and all
applicable regulations and standards. It is the further purpose of
this section to recognize, in the planning for and of specific land
uses, the densities and uses of adjacent land and the health, safety,
morals, appearance and general welfare of the community. In order
to achieve the aforementioned objectives, and to encourage creative
economic development, certain modifications to these requirements
may be permitted the City Council, after seeking the recommendation
of the City's Plan Commission and/or Zoning Board of Appeals.
B.
Applicability. Any person, corporation, firm or other organization
or association making application for a permit issued by the Building
Official or designee shall submit to the office of the City Clerk,
who will distribute to appropriate departments for review and approval,
a site plan prepared by a registered architect, registered professional
engineer or a licensed land surveyor licensed in the state to practice
as such. The City may accept a preliminary plat as a substitute for
the site plan required hereunder.
C.
Submittals. Site plans shall be drawn on a sheet or sheets not to
exceed 24 inches by 36 inches. Said site plan shall also be provided
electronically in a format deemed to be acceptable by the City (.pdf
file extension preferred). In addition to all requirements contained
herein, if the site plan is required to be drawn by a licensed professional
engineer, architect, or surveyor, the plans must include the name,
firm name, address, and seal of said professional.
D.
Minor changes. Minor changes to a site plan shall be permitted only
after approval of such changes by the Building Official or designee.
Request for approval of minor changes shall be made in writing. A
new site plan reflecting said changes may be required at the discretion
of the Building Official or designee. The Building Official or designee
shall approve all minor changes within a reasonable time frame not
to exceed 10 business days. Minor changes shall be limited to building
footprint or height changes that vary by no more than 10% in any one
direction.
E.
Major changes. Major changes to a site plan shall be permitted only
upon submittal of a new site plan. If a site plan consists of multiple
pages, all pages affected by the major changes must be revised and
submitted. If said site plan required a public hearing prior to approval,
a public hearing shall be required prior to approval of any major
changes. After 15 days' notice is given, a public hearing shall be
held before the Plan Commission and forwarded to the City Council
for its approval. Major changes shall include: new buildings, omission
of buildings, or reorganization of buildings on the site.
F.
Accessory structures.
(1)
The following information shall be shown on the site plan:
(a)
Location map, North arrow, graphic plan scale.
(b)
Zoning district, subdivision name, lot number, and parcel number.
(c)
Name, address, and telephone number of the person or firm submitting
the plan and the person or firm who or which desires the review comments
forwarded to them.
(d)
Actual shape, location, and dimensions, and distance of the
lot drawn.
(e)
Location and identification of all existing and proposed easements.
(f)
Location of any and all stormwater detention facilities, sink
holes, springs, streams, silt berms, ponds, silt control facilities,
floodways, floodplains, wetlands, sanitary sewage treatment or septic
fields.
(g)
Proposed building line and setback requirements for the district
in which the property is located.
(h)
Shape, size, and location of all buildings or other structures
to be erected, altered, or moved, and of any existing building or
structure. The distance to property lines and other structures on
the lot shall also be indicated.
(i)
Location of existing and proposed utilities, including service
lines and connections.
(2)
If the subject property includes stormwater detention facilities,
sink holes, springs, streams, silt berms, ponds, silt control facilities,
floodways, floodplains, wetlands, sanitary sewage treatment and/or
septic fields, a professional engineer or surveyor shall sign and
seal site plans and perform field layouts for accessory structures.
G.
Single-family dwellings.
(1)
The following information shall be shown on the site plan:
(b)
Existing and proposed contour lines or elevations based on mean
sea level datum at vertical intervals of not more than two feet, including
established street grades at the foundation walls of all new structures,
shall be required if any portion of the subject property is identified
as being in a floodplain, floodway, or wetland.
(c)
Elevation of top of foundation of primary structure, finish
floor of garage, finish floor of basement and lowest foundation opening
where applicable.
(d)
Location of any and all of the following features on the property:
stormwater detention facilities, sink holes, springs, streams, silt
berms, ponds, silt control facilities, floodways, floodplains, wetlands,
sanitary sewage treatment or septic fields.
(e)
Location of existing and proposed sidewalks.
(f)
Driveway location, width, and proposed grade (if more than 12%
slope).
(g)
Professional seals affixed to every sheet in a set of documents
in accordance with the standards of the Illinois Department of Financial
and Professional Regulation.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(2)
A professional engineer or surveyor shall perform field layouts
for all single-family residential structures.
(3)
The Building Official or designee may require additional soil
testing and documentation if it is determined that the foundation
is not placed on virgin soil.
(4)
The applicant shall provide a slope stability analysis conducted
by a professional engineer upon request of the Building Official or
designee if the subject property has excessive slope (generally greater
than three to one).
H.
Multifamily dwellings, nonresidential buildings, planned developments,
and other development.
(1)
The following information shall be shown on the site plan:
(b)
Off-street parking spaces, required and proposed, including
the number, size, and location of those designated as accessible spaces,
width of all interior drive aisles, and degree of angle for individual
spaces, if applicable.
(c)
Location of refuse disposal areas, including dumpster enclosures
and grease traps.
(d)
Location of existing and proposed utilities, including service
lines and connections, as well as mains and distribution lines.
(e)
Location and size of existing and proposed freestanding signs.
(f)
Site lighting plan which clearly shows no spillover onto adjacent
properties or rights-of-way.
(g)
Site landscaping plan, including name and size of existing and
proposed plant material.
(h)
Location of any and all of the following features on the property:
stormwater detention facilities, sink holes, springs, streams, silt
berms, ponds, silt control facilities, floodways, floodplains, and
wetlands.
(i)
Dimensions of existing and proposed roadway pavement and right-of-way
width for streets abutting the site.
(2)
The Building Official or designee may request additional information
to be placed on the site plan beyond the requirements listed above
or may request preparation of a complete set of improvement plans.
Improvement plans shall conform to the City of Columbia's standards
regarding the preparation of improvement plans found in the City Subdivision
Code.[1]
I.
Waiver of site plan requirements. The Building Official or designee
may waive in writing any site plan requirement contained herein determined
unnecessary for review and approval of a specific building permit
application.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
Such applications with plans shall be referred to the Building
Official, who shall examine the same to determine whether the proposed
operations will conform with the ordinance and statutory provisions
relating thereto. Upon approval, one set of the plans shall be returned
to the applicant, with a permit, and the other shall be retained by
the Building Official. No permit shall be issued except after approval
of the plans and the payment of the fee herein provided for.
[Amended 1997 by Ord. No. 1604; 2-17-2003 by Ord. No. 2146]
A.
The fee for a permit for construction of a building with finished
floors under a roof shall be based upon the area, in square feet,
of finished floors under a roof, and shall be in the amount and for
the term to be set by City ordinance from time to time.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
It is unlawful to vary materially from the approved plans and
specifications deposited with and approved by the Building Official
unless amended plans and specifications showing such proposed alteration
or variation are first submitted to the Building Official, in duplicate,
and duly approved by him, and if such alteration or variation will
result in an increase in the total cost of the work, a statement to
this effect shall be made on such additional plans and the necessary
additional fee shall be paid.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
It shall be the duty of the Building Official and any lawfully
appointed deputies to enforce the provisions of this article. The
Building Official is empowered to make such inspections as may be
necessary to see to the enforcement of these provisions, and to make
any proper tests or examinations of materials or methods to be used
for the purpose of seeing if they comply with the requirements of
this article.
[Amended 4-20-2015 by Ord. No. 3180]
Any person, firm or corporation violating any provision of this
article shall be fined not less than $100 nor more than $750 for each
offense; and a separate offense shall be deemed committed on each
day during or on which a violation occurs or continues.
