Highland Park staff propose 2024 ICC/2023 NEC code update with local amendments; council asked about costs and grandfathering

City staff presented a comprehensive update to Highland Park's building code on Feb. 9, proposing to adopt the International Code Council's 2024 model code family and to upgrade the city's National Electric Code reference to the 2023 edition. The update is paired with a separate analysis (funded by a grant) of the Illinois Stretch Energy Code to determine whether the city should adopt more stringent energy requirements.

Presenter Joel (staff) told council the project has two parts: (1) a code adoption to align local regulations with the ICC 2024 code family and NEC 2023 for modern materials and methods, and (2) a separate grant-funded review of the Illinois stretch energy code to chart a longer-term trajectory toward net-zero goals. "This update proposes to upgrade our building code to the 2024 version," Joel said in the presentation, noting staff training and outreach to design professionals is already underway.

Staff highlighted key local amendments that would remain or be added. Notable proposals include prohibiting new or expanded private septic systems in the city (existing septic systems may remain), clarifying vacant-lot standards after a fire (owners must apply for a building permit within 180 days), measuring retaining walls from finished grade to top of wall, requiring annual elevator inspections consistent with state rules and at least one elevator car sized to accommodate an ambulance stretcher in multi-elevator buildings. The presentation also proposed life-safety measures for energy storage systems in basements and utility closets (early detection, enhanced wall ratings and sprinklers as appropriate), and a 4-foot fence requirement for in-ground pools to reduce reliance on lockable pool covers.

On fire-safety triggers for retrofit sprinklers, staff described alignment with model-code definitions of "substantial improvement." Commercial and many building types follow a 50% market-value trigger in the model codes; staff discussed proposing a 75% threshold for residential substantial improvements (if an owner's renovation reaches 75% of a structure's market value, sprinklers would be required). Staff estimated that retrofitting sprinklers could cost approximately $12,000 for a 3,000-square-foot home, and emphasized the public-safety benefits in terms of life-safety and property protection.

Council members asked detailed questions about grandfathering for in-process permits and whether completed applications before the effective date would be honored. Staff said completed building permit applications filed before the adoption date would likely be allowed to proceed under the prior code and that staff would add clarifying language to the ordinance to define the transition. Members also asked whether the city should offer financial incentives to help homeowners voluntarily upgrade electrical systems or add sprinklers; staff and other council members noted no current grant or incentive program exists and that taxpayer-funded incentives would require a policy discussion and clear return-on-investment rationale.

Staff said adoption is scheduled for the Feb. 23 council meeting with an effective date of March 1 and that training for staff and notice to contractors and state offices is underway. No final vote on the code package occurred at the Feb. 9 committee meeting; staff will return for formal adoption at the Feb. 23 meeting.

What happens next: the council is scheduled to consider the ordinance on Feb. 23 with an effective date of March 1; staff will add clarifying language about completed permit applications and continue outreach and training.