City of St. Ann, MO
St. Louis County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents

Section 510.010 Definitions. [1]

[CC 1988 §5-111; Ord. No. 607 §1, 5-4-1970]
The following words, terms and phrases, when used in this Chapter, shall have the meanings ascribed to them in this Section, except where the context clearly indicates a different meaning:
AFFECTED PARTIES
The owners, occupants, lessees, mortgagees, agents and any other persons, as shown by the land records of the County Recorder of Deeds, as having an interest in an unfit building.
BUILDING INSPECTORS
The Building Inspectors for the City.
CITY
The City of St. Ann, Missouri.
DIRECTOR OF BUILDING AND ZONING
The Director of Building and Zoning or his/her authorized representative.
UNFIT BUILDING
Any structure or building which is unfit within the standards set forth in this Chapter.
[1]
Cross Reference — Definitions and rules of construction generally, §100.020.

Section 510.020 Enumerated.

[CC 1988 §5-112; Ord. No. 607 §2, 5-4-1970]
A. 
All buildings or structures, whether occupied or not, which have any or all of the following defects shall be deemed unfit buildings:
1. 
Those whose interior walls or other vertical structural members list, lean or buckle to such an extent that a plumb line passing through the center of gravity falls outside the middle third (1/3) of its base and which is a menace to the health, safety and welfare of the people of the City.
2. 
Those which, exclusive of the foundation, show thirty-three percent (33%) or more damage or deterioration of the supporting member or members, or fifty percent (50%) damage or deterioration of the non-supporting enclosing or outside walls or covering.
3. 
Those which have improperly distributed loads upon the floors or roofs or in which the same are overloaded, or which have insufficient strength to be reasonably safe for the purpose used.
4. 
Those which have been damaged by fire, wind or other causes so as to become dangerous to life, safety, morals or the general health or welfare of present or future occupants or residents of the City.
5. 
Those which have become or are so dilapidated, decayed, unsafe, unsanitary, or which so utterly fail to provide the amenities essential to decent living that they are unfit for human habitation, or are likely to cause sickness or disease, so as to work injury to the health, safety or general welfare of present or future occupants or residents of the City.
6. 
Those having light, air and sanitation facilities which are inadequate to protect the health, morals, safety or general welfare of present or future occupants.
7. 
Those having inadequate facilities for egress in case of fire, other emergency or panic.
8. 
Those which have parts thereof which are so attached that they may fall and injure members of the public or property.
9. 
Those which because of their general condition are unsafe, unsanitary or dangerous to the health, morals, safety or general welfare of the residents of the City.

Section 510.030 Public Nuisances.

[CC 1988 §5-113; Ord. No. 607 §3, 5-4-1970]
All unfit buildings are hereby declared to be detrimental to the health, safety and welfare of the City and to be public nuisances, and shall be repaired, vacated or demolished as provided in this Chapter.

Section 510.040 Rules, Regulations for Enforcement.

[CC 1988 §5-114; Ord. No. 607 §4, 5-4-1970]
A. 
The Director of Building and Zoning shall make such rules and regulations as may be necessary for the enforcement of this Chapter. Such rules and regulations shall be in writing, uniform in their application, and available to the public for inspection. Such rules shall include, but need not be limited to:
1. 
Standards for estimating the costs of repair and demolition of an unfit building.
2. 
Standards for determining whether an unfit building should be vacated, demolished or rehabilitated, which shall take reasonable account of the value of the property.
3. 
The extent to which rehabilitation work must conform to the detailed specifications of the City Building Code and the standard codes adopted as part thereof.

Section 510.050 Duties of the Building Inspectors.

[CC 1988 §5-115; Ord. No. 607 §5, 5-4-1970]
A. 
The Building Inspectors shall:
1. 
Inspect or cause to be inspected as often as necessary all residential, institutional, assembly, commercial, industrial, garage, special or miscellaneous occupancy buildings for the purpose of determining whether any conditions exist which render any such place an unfit building.
2. 
Inspect any building or structure about which complaints or reports are filed by any person to the effect that a building or structure is or may be existing in violation of this Chapter.
3. 
Report to the Director of Building and Zoning any violation of this Chapter or any non-compliance with any notice provided for in this Chapter.
4. 
Appear at all hearings conducted by the Director of Building and Zoning and testify as to the condition of unfit buildings.

Section 510.060 Duties of Director of Building and Zoning.

A. 
The Director of Building and Zoning shall have the powers and duties pursuant to this Chapter to:
1. 
Supervise all inspections required by this Chapter, and cause the Building Inspector to make inspections and perform all the duties required of him/her by this Chapter. Upon receiving a complaint or report from any source, that a dangerous building exists in the City, the Director of Building and Zoning shall cause an inspection to be made forthwith. If the Director of Building and Zoning deems it necessary to the performance of his/her duties and responsibilities imposed herein, the Director of Building and Zoning may request an inspection and report be made by any other City Department or retain services of an expert whenever the Director of Building and Zoning deems such service necessary.
2. 
Upon receipt of a report from the Building Inspector indicating failure by the owner, lessee, occupant, mortgagee, agent or other persons(s) having an interest in said building to commence work of reconditioning or demolition within the time specified by this Chapter or upon failure to proceed continuously with work without unnecessary delay, hold a hearing giving the affected parties full and adequate hearing on the matter.
3. 
Give written notice of said hearing, either by personal service or by certified mail, return receipt requested, or if service cannot be had by either of those modes of service then, by publication in a newspaper qualified to publish legal notices, at least ten (10) days in advance of the hearing date, to the owner, occupant, mortgagee, lessee, agent and all other persons having an interest in said building as shown by the land records of the Recorder of Deeds of St. Louis County, who may appear before the Director of Building and Zoning on the date specified in the notice to show cause why the building or structure reported to be a dangerous building should not be repaired, vacated or demolished in accordance with the statement of particulars set forth in the Building Inspector's notice as provided herein. Any party may be represented by counsel and all parties shall have an opportunity to be heard.
4. 
Make written findings of fact from the evidence offered at said hearing as to whether or not the building in question is a dangerous building within the terms of Section 510.020 of this Chapter.
5. 
If the evidence supports a finding based upon competent and substantial evidence that the building or structure is a dangerous building, and a nuisance and detrimental to the health, safety or welfare of the residents of the City, the Director of Building and Zoning shall issue an order based upon its findings of fact commanding the owner, occupant, mortgagee, lessee, agent or other persons(s) having an interest in said building as shown by the land records of the Recorder of Deeds of St. Louis County to repair, vacate or demolish any building found to be a dangerous building and to clean up the property, provided that any person so notified, shall have the privilege of either repairing or vacating and repairing said building, if such repair will comply with the ordinances of this City or may vacate and demolish said dangerous building at his/her own risk to prevent the acquiring by the City of the lien against the land where the dangerous building stands. If the evidence does not support a finding that a building or structure is a dangerous building, or a nuisance or detrimental to the health, safety or welfare of the residents of the City, no order shall be issued.
6. 
If the owner, occupant, mortgagee or lessee fails to comply with the order within thirty (30) days, the Director of Building and Zoning shall cause such building or structure to be repaired, vacated or demolished and the property cleaned up as the facts may warrant. If the Director of Building and Zoning or other designated officer or officers issues an order whereby the building or structure is demolished, secured, or repaired, or the property is cleaned up, the cost of performance shall be certified to the City Clerk or Officer in charge of finance, who shall cause a special tax bill or assessment therefor against the property to be prepared and collected by the City Collector or other official collecting taxes, unless the building or structure is demolished, secured or repaired by a contractor pursuant to an order issued by the City and such contractor files a mechanic's lien against the property where the dangerous building is located. The contractor may enforce this lien as provided in Sections 429.010 to 429.360, RSMo. Except as provided in Section 510.070, at the request of the taxpayer the tax bill may be paid in installments over a period of not more than ten (10) years. The tax bill from the date of its issuance shall be deemed a personal debt against the property owner and shall also be a lien on the property until paid. Said tax bill or assessment shall bear interest at a rate of eight percent (8%) per annum until paid.

Section 510.070 Insurance Proceeds — How Handled.

A. 
If there are proceeds of any insurance policy based upon a covered claim payment made for damage or loss to a building or other structure caused by or arising out of any fire, explosion or other casualty loss, the following procedure is established for the payment of up to twenty-five percent (25%) of the insurance proceeds, as set forth in this Subsection. This Subsection shall apply only to a covered claim payment that is in excess of fifty percent (50%) of the face value of the policy covering a building or other structure:
1. 
The insurer shall withhold from the covered claim payment up to twenty-five percent (25%) of the covered claim payment, and shall pay such monies to the City to deposit into an interest-bearing account. Any named mortgagee on the insurance policy shall maintain priority over any obligation under this Chapter.
2. 
The City shall release the proceeds and any interest that has accrued on such proceeds received under subdivision (1) of this Subsection to the insured or as the terms of the policy and endorsements thereto provide within thirty (30) days after receipt of such insurance monies, unless the City has instituted legal proceedings under the provisions of Section 510.060. If the City has proceeded under the provisions of Section 510.060, all monies in excess of that necessary to comply with the provisions of Subsection (6) of Section 510.060 for the removal, securing, repair and clean up of the building or structure and the lot on which it is located, less salvage value, shall be paid to the insured.
B. 
If there are no proceeds of any insurance policy as set forth in Subsection (A) of this Section, at the request of the taxpayer, the tax bill may be paid in installments over a period of not more than ten (10) years. The tax bill from the date of its issuance shall be a lien on the property and a personal debt against the property owner(s) until paid.
C. 
This Section shall apply to fire, explosion or other casualty loss claims arising on all buildings and structures.
D. 
This Section does not make the City a party to any insurance contract, and the insurer is not liable to any party for any amount in excess of the proceeds otherwise payable under its insurance policy.
E. 
The Director of Building and Zoning may certify that in lieu of payment of all or part of the covered claim under Subsection (A) that it has obtained satisfactory proof that the insured has removed or will remove the debris and repair, rebuild or otherwise make the premises safe and secure. In this event, the Director of Building and Zoning shall issue a certificate within thirty (30) days after receipt of proof to permit covered claim payment to the insured without the deduction pursuant to Subsection (A) of this Section. It shall be the obligation of the insured or other person making the claim to provide the insurance company with the written certificate provided from this Subsection.

Section 510.080 Unauthorized Removal of Notice.

[CC 1988 §5-117; Ord. No. 607 §7, 5-4-1970]
No person shall remove any posted notice required by this Chapter from any building or structure in the City. Any person removing any such notice shall, upon conviction, be punished as provided in Section 100.090 of this Code.

Section 510.090 Notice of Declaration of Nuisance.

[CC 1988 §5-118; Ord. No. 607 §8, 5-4-1970]
Upon the declaration of public nuisance by the Director of Building and Zoning, he/she shall notify the affected parties that such declaration has been made. The notice may be served personally or by certified mail, return receipt requested. If service cannot be had by either of these modes of service, then by at least one (1) publication in a newspaper of general circulation in the City and by posting a copy in some prominent place on the premises. The notice shall describe the building or structure found unfit and specify the required repairs or improvements to be made to render the building or structure safe and secure, or require the unfit building or a portion thereof to be vacated or demolished within a specified time. Such notice shall be in substantially the following form:
NOTICE OF DECLARATION OF NUISANC E
To the person to whom this notice is addressed:
THE BUILDING DESCRIBED BELOW HAS BEEN DECLARED A NUISANCE:
(Insert address or other adequate description of building or structure.)
(Use one (1) or two (2) of the following paragraphs.)
NO PERSON MAY OCCUPY THIS BUILDING, OR ANY PART THEREOF, AFTER __________, 19__. After such date, no person shall occupy, enter, refuse to leave or remain in this building or any part thereof, except persons directly employed in securing, repairing or removing such building or structure.
THIS BUILDING MUST BE REPAIRED TO CURE THE FOLLOWING DEFECTS.
WORK MUST BEGIN ON OR BEFORE __________, 19__ AND PROCEED CONTINUOUSLY WITHOUT UNNECESSARY DELAY TO COMPLETION. This order may be obeyed by demolition and removal of this building. Upon failure to repair as herein required, the Director of Building and Zoning may, after hearing, order repairs to be made and the cost charged to the owner of this property as a special tax lien.
THIS BUILDING MUST BE DEMOLISHED AND REMOVED FROM THE PREMISES NO LATER THAN __________, 19__. If demolition is not begun and carried forth promptly, the Director of Building and Zoning may, after hearing, order the same done and the cost assessed against the property as a special tax lien. Upon presentation of adequate plans, the Director of Building and Zoning may allow repair instead of demolition.

Section 510.100 Emergency Repair, Vacation or Demolition.

[CC 1988 §5-119; Ord. No. 607 §9, 5-4-1970]
In cases where it reasonably appears that there is an immediate danger to the health, safety or welfare of any person unless a dangerous building is immediately repaired, vacated and repaired, or vacated and demolished, the Director of Building and Zoning may cause the immediate repair, vacation or demolition of such dangerous building. The cost of such emergency repair, vacation or demolition of such dangerous building shall be collected in the same manner as provided for the collection of the costs of execution of post-hearing orders of the Director of Building and Zoning.

Section 510.110 Duties of the City Attorney.

[CC 1988 §5-120; Ord. No. 607 §10, 5-4-1970]
A. 
The City Attorney shall:
1. 
Bring suit to collect all municipal liens, assessments or costs incurred by the Director of Building and Zoning in repairing or causing to be vacated or demolished dangerous buildings.
2. 
Take such other legal action as is necessary to carry out the terms and provisions of this Chapter.

Section 510.120 Liability of City Employees.

[CC 1988 §5-121; Ord. No. 607 §11, 5-4-1970]
Neither the Director of Building and Zoning nor any Building Inspector, officer, agent or employee of the City shall be liable for any damage that may accrue to persons or property as a result of any act required or permitted pursuant to this Chapter. Any suit brought against the Director of Building and Zoning, any Building Inspector, officer, agent or employee of the City as a result of any act required or permitted pursuant to this Chapter shall be defended by the City Attorney.

Section 510.130 Appeals.

[CC 1988 §5-122; Ord. No. 607 §13, 5-4-1970]
Any affected party may appeal to the Circuit Court from any post-hearing order of the Director of Building and Zoning in the manner provided by law for judicial review of decisions of administrative agencies.

Section 510.140 Liability of City.

[CC 1988 §5-123; Ord. No. 607 §14, 5-4-1970]
The City shall not be liable to any affected party for any damage or injury to any building or structure caused by the enforcement of this Chapter when such enforcement is carried out in accordance with the procedures provided in this Chapter.