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Residents: Add or change your contact info here:
A Millennium Community
Check us out on LIVING60010.com

 

 

 
Building & Zoning Information
 

BUILDING DEPARTMENT

 
Location: Tower Lakes Village Office
400 N. Route 59
Tower Lakes, Illinois 60010
Phone 847-526-0488 x105
Fax 847-526-0489
Building
Officer:
Tony Cantieri 847-529-8470 (mobile)
tcantieri1@gmail.com
Office Hours: By appointment


PERMIT INFORMATION

Building Permits must be obtained prior to starting any of the following projects :

bullet New construction of homes
bulletSeptic repairs 
bulletRoom Additions 
bulletPorches 
bulletDecks 
bulletSiding 
bulletFences 
bulletDriveways 
bulletCulvert replacement 
bullet Pools
bulletRemodeling 
bullet Alterations  
bullet Wrecking or Demolition  
bullet Roof/ shingle replacement  
bullet Electrical service upgrades, new wiring, switches or outlets  
bullet Countertop or Cabinet replacement  
bullet Adding Plumbing fixtures or piping
bulletExcavating 
bullet Grading, Draining or Filling 
bullet Satellite antenna installation > 2 ft diam 
bullet Moving, raising or shoring existing structures 

You don't need a building permit for the following, if none of the above are involved: repainting, carpeting, fixture replacement that doesn't involve moving wiring or plumbing, small satellite dishes, telephone or CATV wiring. When in doubt, please ask the Building Officer.  


Village Code 4-1-11: PENALTY

Any person who violates, disobeys, omits, neglects or refuses to comply with, or who resists the enforcement of any of the provisions of this chapter, including provisions adopted by reference, or who refuses to remedy a violation of any such provisions or to remedy a hazard of fire, explosion, collapse, contagion or spread of infectious disease found to exist and duly ordered eliminated, shall be fined not more than seven hundred fifty dollars ($750.00) for each offence, and a separate offence shall be deemed committed on each day during or on which a violation occurs or continues. (Ord. 2001-473)

BUILDING PERMIT PROCEDURE

All applicants should submit to the following agencies for approval.

First Lake County Storm Water Management Commission
500 W. Winchester Road
Suite 201
Libertyville, Illinois 60048
847-377-7705
Second

 

Lake County Health Department
500 W. Winchester Road
Libertyville, IL 60048
847-377-8000
Third Tower Lakes Village Office
400 North Route 59
Tower Lakes, Illinois 60010
847-526-0488

Building Permit Applications are available from the Village Office, or you can print out the .pdf file below and fill it out. Click below for a full size copy of the Building Permit Application:

Building Permit Application

Work performed without a permit is subject to double fees and a fine.

Fees for permitted work will be calculated by the Building Officer according to the current fee schedule. You can check the Title 4 Chapter 1 of the Village Code website for a recent list of fees, but the most up to date list will be available at the Village Office.

Caution: fees have changed since the Village Code linked on this website was published. The current fees can be obtained from the Village Office or the building officer.

Permits may be subject to ROAD & COMPLETION BOND depending on the nature of the work being performed. Road and completion bonds are required for new construction, demolition, additions and certain other work. The bond fee is $2500. Road & completion bonds are refundable, subject to certain conditions, once work is complete.

For certain types of work which require heavy loads to travel over Village Streets, such as excavation, concrete delivery and roofing material removal, you or your contractor will also have to pay for a non-refundable overweight truck permit. It is possible to get a multi-trip overweight permit if there will be more than one heavy truck. Please contact the Village Office for permit forms or more details. Proceeds go directly to our road resurfacing fund.

VARIANCE PROCEDURE

If the Building Officer denies the Building Permit because the plans are in violation of Village ordinances, the owner may elect to go through the process of requesting a variance. A variance is a special ordinance granting relief from one or more aspects of existing zoning law on a one time basis for a specific exception at a specific property. The petitioner must submit documentation as described below to get on the agenda of the Zoning Board of Appeals. This advisory body meets on the first Thursday of each month to hear appeals for special exceptions. The ZBA then votes on a recommendation for or against the appeal. The ZBA vote is not a final decision, it is only a recommendation to the Village Board. The Village Board, normally at it's next regular meeting, can consider the recommendation and allow or deny the variance. If the Village Board approves the variance, a special Ordinance is passed, granting the variance and enabling the issuance of a Building Permit.

Below is a link to a downloadable Variance application, complete with more details about the process and the required documentation and fees.

Zoning Variance Application & Instructions

BUILDING CODES

The following codes have been formally adopted by the Village and are enforced:

1992 CABO One & Two Family Dwelling Code with the following amendments:
bullet All foundation footings must be 10" x 20".
bulletAll foundation walls must be 10" thick with 3 #4 rebar installed at the top & bottom of all wall sections. 
bulletNo wood cantilever allowed in step foundations. 
bulletNo foam fire-stopping material allowed. 

1993 BOCA

1993 National Electrical Code
bullet Only rigid thin wall conduit may be used.
bulletAll kitchen countertop & island outlets must be GFI protected. 

Current State of Illinois Plumbing Code
bulletOnly type L copper may be used, PVC pipe allowed below grade, cast iron is recommended.

Current State of Illinois Private Septic Code

Current Lake County Health Ordinance

Current Lake County Watershed Development Ordinance


Updated editions of the above codes may be adopted from time to time. Please check with the Building Officer. 

ZONING

Zoning Districts:

The zoning districts for Tower Lakes are shown on this zoning map (click to enlarge). 

 

A-1: Residential 40,000 sq ft (~1 acre)

A-2: Residential 20,000 sq ft

A-4: Residential 2 acres

PR-3: Private recreational - major

PL: Public Lands

Setbacks:

10-6-4: ...Every part of a building or structure (front, rear or side) hereafter created or relocated shall be located or set back:

50 ft from any lot line which abuts a State or County road right of way
30 ft or 20% of the average depth of the lot or parcel, whichever is less, from a Village road right of way
50 ft from the ordinary high water mark of any body of water

In addition...any building or structure or part thereof hereafter erected in any zoning district shall be provided with a minimum front yard, minimum side yard and minimum rear yard as follows:

bullet

Front and Rear Yards: 30 ft or 20% of the average depth of the lot or parcel, whichever is less, but in no event closer to the front lot line than the average of the two houses on either side. FRONT YARD: A yard or open space extending the full width of a lot or parcel between any building or structure and the right of way line of any street which is designated and used as the street address of the lot or parcel by the U.S. postal service or by the Village.

bulletSide Yards: 10 ft or 12% of the average width of the lot or parcel, whichever is greater

 

Building Area:

10-6-3: Every dwelling hereafter erected in the following zoning districts shall have not less than the floor areas as set by the respective zoning districts, said floor areas being measured from the outside of the exterior walls, including utility rooms but excluding cellars, basements, open porches, breezeways, garages and other spaces that are not used, frequently or during extended periods for living, eating or sleeping purposes:

Zoning District One Story More Than One Story
A-1 (40,000 sq. ft.) 1,800 sq. ft 2,100 sq. ft. with not less than
1,225 sq. ft. on the first floor
A-2 (20,000 sq. ft.) 1,800 sq. ft 2,100 sq. ft. with not less than
1,225 sq. ft. on the first floor
A-4 (2 acres) 1,800 sq. ft 2,100 sq. ft. with not less than
1,225 sq. ft. on the first floor

(Ord. 71-7.1-04)

Also the maximum area, including decks, and all roofed structures, may not exceed the following:

Actual Area of Lot or Parcel Maximum Lot Coverage Area
10,000 or less   34% of the area of the lot  
15,000 or less, but greater than 10,000   30% of the area of the lot, up to a maximum of 4,500 sq. ft.  
20,000 or less, but greater than 15,000   25% of the area of the lot, up to a maximum of 5,200 sq. ft.  
25,000 or less, but greater than 20,000   22% of the area of the lot, up to a maximum of 5,500 sq. ft.  
30,000 or less, but greater than 25,000   20% of the area of the lot, up to a maximum of 6,000 sq. ft.  
35,000 or less, but greater than 30,000   18% of the area of the lot, up to a maximum of 6,300 sq. ft.  
40,000 or less, but greater than 35,000   16% of the area of the lot, up to a maximum of 6,400 sq. ft.  
Greater than 40,000   6,400 sq. ft., plus 5% of the area of the lot in excess of 40,000 sq. ft.

(Ord. 2008-006)

In addition to the above maximum lot coverage ratios, there are limits on impervious surface coverage, adopted in July 2009 as follows:

The impervious surface ratio is that numerical value obtained as a result of dividing the sum of the gross horizontal area of all impervious surface or surfaces on a lot or parcel added together by the area of the lot or parcel on which the impervious surface is located. An impervious surface is any hard surface or man-made surface or area, which surface or area does not readily absorb or retain water, including but not limited to any building roof, porch, gazebo, parking and/or driveway area, graveled area, sidewalk, animal enclosure, and/or recreation area. The maximum permitted impervious surface area ratio on any lot or parcel shall be calculated as follows:

Actual Area of Lot or Parcel Maximum Lot Coverage Maximum Impervious Surface Area Ratio
10,000 or less   34% of the area of the lot  

40%

15,000 or less, but greater than 10,000   30% of the area of the lot, up to a maximum of 4,500 sq. ft.

36%  

20,000 or less, but greater than 15,000   25% of the area of the lot, up to a maximum of 5,200 sq. ft.

31%

25,000 or less, but greater than 20,000   22% of the area of the lot, up to a maximum of 5,500 sq. ft.

28%

30,000 or less, but greater than 25,000   20% of the area of the lot, up to a maximum of 6,000 sq. ft.

26%

35,000 or less, but greater than 30,000   18% of the area of the lot, up to a maximum of 6,300 sq. ft.  

24%

40,000 or less, but greater than 35,000   16% of the area of the lot, up to a maximum of 6,400 sq. ft.  

22%

Greater than 40,000   6,400 sq. ft., plus 5% of the area of the lot in excess of 40,000 sq. ft. 22%, plus 1.86% of area of lot in excess of 40,000 sq. ft.

Building Height:

10-6-5: The height of any building or structure shall not exceed:

  1. In the A-2 Residential Zoning District, twenty seven feet (27'); and
  2. In the A-1, A-3, and A-4 Residential Zoning Districts, two and one-half (2.5) stories above a basement story or thirty five feet (35') in height, whichever is lower. (Ord. 92-326)

10-1-3: The height of a building or structure shall mean:

The vertical distance from the average existing grade to the ridge of the building roof.

The average existing grade is calculated from four points where lines parallel to the front and rear setbacks, and touching the front-most and rear-most points of the structure, intersect the required side yard setback lines. See latest ordinance for complete definition.  (Ord. 2004-011)

Building and zoning ordinances may be inspected at the Tower Lakes Village Office. Tony Cantieri 847-526-7681 or Mike Rolfs 847-526-3783 should be contacted regarding specific questions, or call the Village Office at 847-526-0488.

 

The following is a quote from a July 6, 2003 editorial in the Daily Herald, following a fatal porch collapse in Chicago:

"These regulations shouldn't be treated as bothersome bureaucratic barriers to getting the home improvement job done. They should be taken for what they are intended to be - vital public health and safety protection measures."

 

   

Copyright 1999-2013 Village of Tower Lakes. All rights reserved. Revised Sept 22, 2013.
This is the only website officially authorized by the Village of Tower Lakes. The information published herein was valid at the time of publication unless otherwise noted. The Village of Tower Lakes reserves the right to make changes and improvements at any time and without notice, and assumes no liability for damages incurred directly or indirectly as a result of errors, omissions or discrepancies.