Wright City, MO
Warren County
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Table of Contents
Table of Contents
Editor's Note — Ord. no. 756 §1, adopted May 24, 2012, amended by replacing ch. 502 "building codes" in its entirety. Former ch. 502 derived from ord. no. 496 §§I — XV, 9-23-2004; ord. no. 497 §§I — XXIII, 9-23-2004; ord. no. 640 §§I — VI, 3-13-2008; ord. no. 703 §I, 1-14-2010; ord. no. 708 §I, 2-11-2010; ord. no. 716 §I, 5-27-2010.

Section 502.010 Adoption.

[Ord. No. 756 §1, 5-24-2012]
The following codes are adopted by reference with one (1) copy having been placed on file, beginning February 9, 2012 in the office of the City Clerk for a period of ninety (90) days prior to the adoption of this Chapter, pursuant to Section 79.450, RSMo., said copies being marked and designated as the:
2009 International Building Code;
2009 International Mechanical Code;
2008 NFPA National Electrical Code;
2009 International Plumbing Code;
2009 International Fire Code;
2009 International Residential Code for One- and Two-Family Dwellings, with Appendices A, B, C, D, E, G, J, K, M, N, P and Q;
2009 International Private Sewage Disposal Code; and
2009 International Property Maintenance Code.
Said codes are hereby referred to, adopted and made part hereof, as if fully set out in this Chapter, with the additions, insertions, deletions, and changes, prescribed in this Chapter, all as amended by the 2009 Wright City Building Code Supplementals, which are on file in the City offices and incorporated herein, and are hereby adopted by reference.

Section 502.020 Jurisdictional Titles Through The International Codes 2009.

[Ord. No. 756 §1, 5-24-2012]
Whenever the term "Name of Jurisdiction" appears, it shall be deemed to mean "City of Wright City, Missouri", likewise whenever the term "Building Official" appears, it shall mean the "Code Official", "Building Official", Building Commissioner", "Zoning Official" or "City Engineer" of the City of Wright City, Missouri.

Section 502.030 Abatement of Violations.

[Ord. No. 756 §1, 5-24-2012]
A. 
The City of Wright City, Missouri, hereby establishes the following procedures for abatement of violations of the Property Maintenance Code and for recovering costs thereof by imposition of liens.
Where the Code Official is authorized by the Property Maintenance Code of the City of Wright City to abate a violation of that code, the Code Official, and the Police when requested to assist, may do so as provided herein.
1. 
Non-emergency abatement responsibilities of Code Official. In the absence of an emergency, the Code Official shall employ the following procedure:
a. 
Notice of order to abate and of hearing. The Code Official shall serve a notice of the violation to be abated on the owners of the property and on any other person responsible for it. That notice may be served personally, or by mail, or if service cannot be had by either of these modes of service, then by posting on the property. That notice shall order a hearing by the Code Official within at least seven (7) calendar days and the abatement of the violation by the time of the hearing.
b. 
Failure to abate, hearing, declaration of nuisance and further order to abate. If the violation is not abated by the time of the hearing, the Code Official may find and declare the violation a nuisance at that hearing and order the violation abated within a reasonable time as determined by the Code Official.
c. 
Failure to abate and abatement by Code Official. If the violation is not abated within the previously listed calendar days, the Code Official may after said hearing have that violation abated at public expense and certify the costs thereof and of all necessary inspections and administrative proceedings and record keeping to the City Clerk of the City of Wright City.
2. 
Emergency abatement responsibilities of Code Official. In an emergency, where the Code Official abates a violation as authorized in such cases by the Property Maintenance Code, the Code Official shall employ the following procedure:
a. 
Notice of emergency abatement and of hearing. The Code Official shall serve a notice of the violation abated by the Code Official pursuant to the Property Maintenance Code, including a declaration that the violation is an emergency, the grounds for that declaration, and a statement of the costs of abating that violation, upon the owners of the property and on any other person responsible for it. That notice may be served personally, or by first class mail, postage prepaid, or if service cannot be had by either of these modes of service, then by posting on the property. That notice shall order a hearing by the Code Official in at least four (4) calendar days.
b. 
Hearing and final order. At the hearing, the Code Official may confirm, modify or withdraw any element of the foregoing notice, shall enter a final order reflecting those determinations, and shall certify any confirmed costs of abatement and, if there are any such costs, the costs of any and of all necessary inspections and administrative proceedings and record keeping to the City Clerk of the City of Wright City.
3. 
Imposition of lien after abatement by Code Official — responsibilities of the City Clerk of the City of Wright City. The City Clerk shall prepare and issue to the owners of the property in violation a special tax bill against the property for those costs, payable within thirty (30) days of issuance. Each such special tax bill shall include a notice of lien stating that if the bill is not paid when due, it shall become, from the date of its issuance, a first (1st) lien on the property until paid, to be collected by the appropriate County Collector of Revenue in the same way as property taxes are collected. Each such special tax bill shall be prima facie evidence of the recitals therein and of its validity, and no mere clerical error or informality in the tax bill or the proceedings leading up to its issuance shall be a defense thereto. The City Clerk shall deliver each such special tax bill that remains unpaid after payment is due to the County Collector of Revenue on or before the first (1st) day of June of each year, to be collected with property taxes as provided above.

Section 502.040 Unsafe Structure; Declaration of Nuisance; Orders to Repair or Demolish; Abatement, Notice, Hearing and Appeal.

[Ord. No. 756 §1, 5-24-2012; Ord. No. 814 §I, 12-12-2013]
A. 
When any structure or equipment is found by the Building Inspector to be unsafe or unfit for human occupancy, or is found unlawful pursuant to Section 108 of the City's Property Maintenance Code, as amended, the procedures and process for abatement, notice, hearings and appeals shall be as set forth in Chapter 520 of the Wright City Municipal Code.
1. 
If the unsafe condition is due to inadequate maintenance, the Code Official may also proceed under the City's Property Maintenance Code and prepare and issue a notice in conformance with Section 520.050. For purposes of this Section, "inadequate maintenance" shall mean:
a. 
Failure to repair and restore to use any structure that is damaged by fire or by flood or by any other natural disaster within one (1) year of such damage; or
b. 
Failure to repair and restore to use any structure under a notice of violation and condemnation issued pursuant to the Property Maintenance Code or Chapter 225 or 520 of the City of Wright City within one (1) year of the date of such notice.
2. 
Emergency abatement. In cases where it reasonably appears that, because of the unsafe condition of the structure or equipment, there is an immediate danger to the health, safety or welfare of any persons, the Code Official may take emergency measures to vacate and repair or demolish said building or structure and cause, in accordance with the procedures of this Section, notice to be served of such actions and of a hearing to be held, except that the hearing shall be held within seven (7) days of said demolition, repair or vacation.
3. 
Restoration. An unsafe structure may be restored to safe condition solely as authorized by the International Building or Residential Code of the City of Wright City.
4. 
Unreasonable repairs general provision. As provided in the International Building or Residential Code of the City of Wright City, the Code Official shall presume that a structure or building may not be repaired if the Code Official determines that the cost of repairs would exceed seventy-five percent (75%) of the current assessed value of the unsafe structure or building as determined by the County Assessor's most-recent assessment. To rebut this determination, a property owner or any interested parties, within thirty (30) days of the service of a notice of unsafe structure, must present to the Director who issued the notice three (3) signed bids from outside contractors.
5. 
Unreasonable repairs special provision for unsafe buildings or structures in Floodway, Floodway Fringe or Density Floodway Zoning Districts as defined in the City of Wright City Zoning Regulations. With respect to unsafe structures or buildings in Floodway, Floodway Fringe or Density Floodway, zoning shall apply the non-conforming use provision specifically applicable in such zoning districts.
6. 
Failure to comply with repair or demolition order in notice of unsafe structure or notice of hearing service. If the affected parties fail to commence work on repairs or complete demolition within the time stated in the notice of unsafe structure, or if the affected parties fail to proceed continuously with the work without unnecessary delay, the Code Official shall proceed with notice and a hearing under Chapter 520.

Section 502.050 Occupancy Permits; Inspections; Fees.

[Ord. No. 776 §I, 12-13-2012]
A. 
Occupancy Permits. Occupancy permits shall be required for all existing structures upon any change in ownership, tenancy or occupancy of such structures. A new owner, tenant or occupant shall be required to schedule an occupancy inspection with the City Building Official prior to occupancy of any structure in the City of Wright City. The Building Official shall promptly schedule and conduct inspections for occupancy permits; shall order the applicant to correct any violations of this code noted at the time of inspection; and shall issue an occupancy permit only after reinspecting to determine that the applicant has complied with that order, and the required permit fee as specified in Subsection (C) of this Section has been paid.
B. 
Exceptions.
[Ord. No. 874 §I, 3-24-2016]
1. 
Temporary occupancy permits. The Building Official is authorized to issue a temporary certificate of occupancy before the completion of the entire work covered by the permit, provided that the code violations to be corrected do not constitute a health or safety risk. The Building Official shall set a time period during which the temporary certificate of occupancy is valid, but such shall not exceed ninety (90) days unless approved by the Board of Aldermen and agreed to by applicant in a performance guarantee agreement.
2. 
Inspections within certain period of occupancy permit. Notwithstanding anything in Subsection (A) above, while an occupancy permit shall still be required, for commercial structures that have been issued an occupancy permit following an inspection within the previous three (3) years, no additional inspection nor inspection fee shall be required with such occupancy permit, provided there is no change in use. Similarly, for residential structures that have had an occupancy permit issued following an inspection within the previous six (6) months, no additional inspection nor inspection fee shall be required with such occupancy permit.
C. 
It shall be unlawful for any person, either as owner, occupant, or agent for an owner or occupant, to occupy or reoccupy, or suffer or permit the occupancy or reoccupancy of, any premises or structure in the City without first notifying the City of the intended occupancy, obtaining a City inspection and being issued an occupancy permit by the City. Each dwelling unit in a multiple-unit residential structure, and each separate use, tenancy or unit in a commercial or industrial structure, shall require a separate occupancy permit. Occupancy prior to a notice, inspection and issuance of a permit may result in a municipal summons being issued to the property owner, subject to a fee of up to five hundred dollars ($500.00). Each day of such violation may constitute a separate offense.
[Ord. No. 825 §I, 5-8-2014]
D. 
Inspection Fees.
Inspection Fees
Type of Inspection
Fee
Residential occupancy
Initial inspection fee
$50.00
First reinspection fee
No charge
Each additional reinspection fee
2 times initial fee
Commercial occupancy
Initial inspection fee
$100.00 minimum
First reinspection fee
No charge
Each additional reinspection fee
2 times initial fee
Warehouse/storage of non-hazardous materials shall use a multiplier of 0.001 for existing non-changing spaces (example: 200,000 square feet x 0.001 = 200.00 fee). If any changes are being made to the existing space, the fees would be determined by following the building permit fee calculations as outlined in Section 505.030.