[R.O. 2010 §501.010; Ord. No. 03-06 §1, 2-20-2006; Ord. No. 10-07 §2, 5-21-2007; Ord. No. 09-10 §§1 — 3, 10-18-2010]
The following regulations shall apply to the construction of all new residential dwellings, adjacent structures including utility equipment cabinets located on easements, the public right-of-way, private property, room additions, remodeling or other work performed on existing residences. See the St. Louis County Building Codes adopted by Ordinance No. 09-10 effective November 1, 2010, set out in Section 500.010 of this Code.
[R.O. 2010 §501.020; Ord. No. 03-06 §1, 2-20-2006]
Except in cases of emergency where a permit has been obtained
from the Building Commissioner, construction hours are established
as Monday through Friday from 7:00 A.M. until 6:00 P.M. and on Saturday
from 10:00 A.M. until 4:00 P.M. Creation of diesel or other mechanical
noise audible from the job site outside of prescribed construction
hours is prohibited. No non-emergency construction shall be performed
on Sundays.
[R.O. 2010 §501.030; Ord. No. 03-06 §1, 2-20-2006; Ord. No. 22-08 §1, 8-18-2008]
A.
Construction fencing shall be required around the work zone on all job sites subject to these regulations prior to commencement of any demolition and shall adhere to the guidelines in the St. Louis County Building Codes adopted and set out in Section 500.010 of this Code.
B.
Non-temporary construction equipment, offices, trailers, portable bathrooms, construction materials and dumpsters may be stored only within the construction fenced area, after a proper construction fence is installed as described in Section 501.070 herein. Non-temporary items are considered those necessary for more than five (5) days of the construction timeline, not possessing their own motor and usually picked up or dropped off.
C.
No
construction materials or equipment may be stored on the sidewalks
or any public right-of-way.
D.
No
temporary construction, delivery, landscape or other types of vehicles
may be stored on or within the construction-fenced area for a period
in excess of five (5) days. "Temporary" vehicles
are those containing their own motor, licensed for travel and necessary
for less than five (5) days of the construction timeline.
E.
Dumpsters
shall be required to be emptied or covered to minimize debris float
to adjacent properties when any fill within the dumpster exceeds the
interior height of the dumpster by more than eighteen (18) inches
at any time. In any event, no debris shall be allowed to overflow
from the dumpster onto the job site.
F.
Construction
site shall be kept free of litter and construction debris. Contractor/owner
shall clean site of litter and construction debris at conclusion of
each workday.
G.
All
public sidewalks and streets adjacent to the job site shall remain
clear of any mud or debris at the conclusion of each workday.
H.
Any
potential mud runoff or seepage onto adjacent properties or public
rights-of-way must be prevented through the use of straw bales or
other approved screening devices, the location of which must be maintained
within the subject property line (fence).
I.
Written
notification must be given to the Building Official at least four
(4) days prior to any "salvage" operation or other potential physical
alteration to the exterior of any pre-existing structure sometimes
referred to as a "salvage sale".
J.
Prior to the "demolition" or "salvaging" of any part or all of a pre-existing structure, defined as including physical demolition to the exterior as visible from the street, removal of exterior (including removal of siding or tiles), removal of windows, doors, trim or guttering or any appearance of the exterior of the home or included portion of the lot, that would be deemed unsightly, unsafe or unsanitary, see the St. Louis County Building Codes adopted and set out in Section 500.010 of this Code, a construction fence shall be erected in accordance with the guidelines outlined in Section 501.070 herein.
K.
Salvaging Timing.
1.
Total salvage time shall not exceed ten (10) calendar days, including
any sale and removal of items, unless the job site consists of more
than three (3) pre-existing structures, constituting a "large scale"
housing development, in which case the total salvage time shall not
exceed twenty-five (25) calendar days, including any sale and removal
of items.
2.
After salvaging is completed, no pre-existing structure shall remain
in a salvaged condition, as described above, for a period in excess
of twenty-five (25) calendar days prior to demolition, unless the
"salvage" area consists of more than three (3) pre-existing structures,
constituting a "large scale" housing development, in which case the
time period shall be no more than sixty (60) calendar days prior to
demolition. Upon violation, the Building Official may order the property
secured at the owner's expense, including boarding up of missing or
broken windows and doors, to insure against any ingress or egress
of the structure(s). Within ten (10) days following a violation, the
Building Official may move forward with immediate condemnation proceedings
upon determination that the owner has duly abandoned the property.
L.
Demolition Procedure Timing.
1.
Total demolition procedure time shall not exceed ten (10) calendar
days, including removal of items. If the demolition area consists
of more than three (3) pre-existing structures, constituting a large-scale
housing development, the total demolition procedure time shall not
exceed twenty-five (25) calendar days, including removal of items.
2.
After demolition is completed, no job site shall remain cleared for
a period in excess of forty-five (45) calendar days prior to beginning
of construction to include excavation. Upon violation, the Building
Official may withdraw all construction permits and require the area
to be graded, seeded or sodded or may do so at the owner's expense
or more than one (1) of the above. If the permitted construction area
consists of more than three (3) proposed home sites, constituting
a "large-scale" housing development, this Section requires that at
least construction (including excavation) be commenced on one (1)
of the home sites within sixty (60) calendar days of site demolition.
M.
A copy
of these regulations shall be posted at the job site at all times.
N.
A copy
of the approved plans shall be located on the job site at all times.
[R.O. 2010 §501.040; Ord. No. 03-06 §1, 2-20-2006]
All building material changes, significant structural changes,
load-bearing alterations or site plan changes shall be submitted for
approval to the Building Official prior to the work starting.
[R.O. 2010 §501.050; Ord. No. 03-06 §1, 2-20-2006]
Prior to any excavations on any public right-of-way or tree/lawn
areas, an excavation permit is required. All curb cuts, driveway approaches
and public sidewalks must be approved by the Public Works Superintendent
pursuant this Code.
[R.O. 2010 §501.060; Ord. No. 03-06 §1, 2-20-2006]
All requests for inspections require twenty-four (24) hours'
notice, except for fire inspections which require forty-eight (48)
hours' notice. All projects will remain classified "open" until a
final inspection is made on the project. Electrical, plumbing, mechanical
and fire inspections must be completed and approved prior to a framing
inspection. In the event that a project requires multiple inspections
(framing, plumbing, mechanical, fire, etc.), these can sometimes be
done at the same time to avoid multiple inspection appointments.
[R.O. 2010 §501.070; Ord. No. 03-06 §1, 2-20-2006]
A.
No
construction fence may be erected until the Building Official approves
the site plan, depicting material, location and access "gate(s)".
At a minimum, all buildings undergoing salvage, construction, removal
or demolition shall, at minimum, be enclosed on all sides with a construction
grade plastic-mesh fence material, international orange, measuring
not less than four (4) feet high. Preferred allowable fencing material
shall consist of solid wood construction measuring not less than four
(4) feet and not more than six (6) feet in height. No chain link fencing
shall be utilized.
1.
Duration and removal of temporary construction fences. Construction fences may not be erected more than ten (10) calendar days prior to demolition or any salvaging process, but in any event must be in place prior to commencement of any demolition, excavation, construction or salvaging process as described in Section 501.030. All fences must be approved by the Building Official prior to the fence installation. If demolition, salvaging as described herein or construction does not occur within the above ten (10) day period, then the fencing must be removed and the site restored.
2.
Fence construction. Required temporary construction
fences shall comply with the following requirements:
a.
Standard construction gauge international orange plastic mesh installed
to a minimum height of four (4) feet; and a maximum of five (5) feet
from grade constitutes the minimum fence requirement, although solid
wood fencing material is preferred. The security of the fence and
gate(s) shall be maintained for the duration of the project.
b.
Suitable iron, steel, painted metal or wood, non-rebar fence posts
shall be installed at no greater than eight (8) foot intervals. Space
between any two (2) posts installed side by side shall not be any
greater than four (4) inches apart.
c.
Access to the work site must be through a suitable "gate" to consist
of a movable portion of the fence which can be closed, fastened or
otherwise secured as to emulate a continuous segment of the adjacent
fencing and post configuration. Maximum gate width shall be fourteen
(14) feet. Gate must be fastened or secured every evening or on weekends
so as to prevent unauthorized access. The space between gates, posts
or hardware shall be no greater than four (4) inches.
d.
No temporary construction fence may encroach beyond the subject property
line. No temporary construction fence may encroach upon any public
right-of-way without the prior written approval of the Building Official.
[R.O. 2010 §501.080; Ord. No. 03-06 §1, 2-20-2006]
Existing sidewalks and streets must be maintained throughout
the construction process. Construction related damage requires the
replacement of damaged sidewalk panels or the repair or replacement
of damaged street sections or the right-of-way in general to the specifications
of the Public Works Superintendent. In situations where the Building
Official has approved construction fences encroaching upon the public
right-of-way, such fences will require a temporary sidewalk be constructed
and maintained, extending no more than four and one-half (4½)
feet beyond the curb line. Such walks shall be no less than four (4)
feet in width, constructed in a safe and substantial manner as deemed
necessary by the Building Official. In instances where the public
right-of-way affected is in proximity to large amounts of pedestrian
or commercial traffic, such as may be the case with a large scale
housing development exceeding three (3) total housing units, the Building
Official may require the sidewalk be roofed, handrails installed and
properly lighted as a protection to the public from effects of construction
or demolition.
[R.O. 2010 §501.090; Ord. No. 03-06 §1, 2-20-2006]
Failure to comply with the Zoning and Building Code provisions can result in the issuance of a stop work order, a fine consistent with Section 100.070 of the Glendale City Code, or both, and further court imposed fines and orders.
[R.O. 2010 §501.100; Ord. No. 03-06 §1, 2-20-2006]
An escrow will be required by the builder of any new construction as determined by the City Administrator in an amount not to exceed ten percent (10%) of the construction cost of the new home in order to insure that any damage to sidewalks, streets and the public right-of-way during construction is repaired in accordance with Section 501.080 herein upon completion of construction. If repairs are not made within thirty (30) days of final inspection of the new home, the City may enter upon the premises and may make such repairs using proceeds from the escrow. Said escrow will be in a form prescribed by the City Administrator to insure that the escrow will be available to the City when it is needed and may include an acceptable surety bond approved by the City Administrator.
