[Ord. No. 2948, 8-15-2022]
A.
Certain documents listed below, a copy of which are on file in the office of the City Clerk, are hereby adopted as the Building Codes of the City of Higginsville, Missouri. Said codes shall regulate the design, construction, quality of materials, erection, installation, alteration, repair, location, replacement, addition to, use or maintenance of building systems in the City of Higginsville, and providing for the issuance of building permits and collection of fees therefore. Each and all of the regulations, provisions, conditions and terms of such International Building Codes, 2021 Edition volumes, listed below are hereby referred to, adopted, and made part hereof, as if fully set out in this Chapter. See Articles II through XII for specific adoptions, modifications and changes to same.
1.
2021 International Building Code.
2.
2021 International Residential Code.
3.
2021 International Plumbing Code.
4.
2021 International Mechanical Code.
5.
2021 International Fire Code.
6.
2020 National Electric Code.
7.
2021 International Fuel Gas Code.
8.
2021 International Property Maintenance Code.
9.
2021 Private Sewage Disposal Code.
10.
2021 International Pool and Spa Code.
11.
2021 International Existing Building Code.
12.
2009 International Energy Conservation Code.
B.
All other ordinances or policies in conflict herewith are hereby
repealed.
[R.O. 2009 §515.010; Ord. No. 2019 §1, 5-5-2003]
A.
No
building or structure shall be erected added to, or structurally altered
until a permit has been issued by the Building Official. Except upon
a decision by the Board of Adjustment, no such building permit shall
be issued for any building where said construction, addition or alteration
or use thereof would be in violation of any of the provisions of the
City's Zoning Code.
B.
It
is a violation of City Code to begin construction without having obtained
all required permits. Failure to obtain a building permit may result
in assessment of a double permit fee and requiring the contractor
to remove construction for which required inspection fees have not
been obtained. No inspections will be made until required permits
have been obtained.
[R.O. 2009 §515.020; Ord. No. 2019 §2, 5-5-2003]
A.
For
residential construction, it is not necessary to have the site plan
prepared by a registered surveyor, engineer or architect. The plan
provided, however, should be clear and detailed enough so the plan
reviewer can determine that Zoning and Building Code requirements
are in compliance with City ordinance. For commercial structures,
the site plan must contain the seal of a registered engineer or architect.
A site plan of the property shall give the following information.
1.
Show north arrow and drawing scale.
2.
Delineate all easements with dimensions.
3.
Delineate proposed building setback lines.
4.
Location of the property by address or legal description.
5.
Locate all existing buildings and structures on property.
6.
Indicate proposed use of building.
7.
Indicate proposed method of handling stormwater.
8.
Indicate proposed location of water and sewer taps.
[R.O. 2009 §515.030; Ord. No. 2019 §3, 5-5-2003]
A.
Commercial
and multi-family residential building plans, except duplexes, require
the seal of a qualified engineer or architect registered in the State
of Missouri. Single-family and duplex dwellings do not require an
architect's or engineer's seal but should be of good enough quality
to provide the following information.
1.
Floor plan of all floors including basement.
2.
Framing details are to include:
a.
By notes on building floor plans or by details or cut elevations
of buildings specify the size of all framing components, give grade
and species, specify center to center spacing of members.
b.
Show details of any special architectural features, e.g., vaulted
ceilings, cantilevers, beams, etc.
c.
Show clear load transfer path to all floor, ceiling and roof loads
through structure to foundations.
5.
The following are special features of residential structures required
to be designed and sealed by a Missouri professional engineer.
a.
Vaulted roof/ceiling structures.
b.
Framed walls and studs over ten (10) feet in length.
c.
Load bearing cantilevers with two (2) feet or more of cantilever.
d.
Foundation walls supporting nine (9) feet or more of unbalanced fill.
e.
Suspended concrete slabs.
f.
Bearing walls which are offset more than the depth of floor joists
below from bearing element of structure.
g.
Excessive point loading.
h.
Pre-engineered truss systems shall have design and layout.
i.
Manufactured I-joist system shall have a designed layout.
j.
Exceptionally long floor spans.
B.
This
information may or may not be all that is required for each individual
building design. If additional information is required during the
review process, the permit applicant or designated design professional
will be contacted.
C.
A completed
permit application supplied in the building permit application packet
and drawings shall be submitted to the Building Official for review
and approval before a building permit can be issued. Two (2) sets
of drawings are required for commercial buildings and one (1) set
for residential buildings.
[R.O. 2009 §515.040; Ord. No. 2019 §4, 5-5-2003]
A.
After
a complete application has been submitted to the City, a plan review
will be conducted to determine if the plan meets the adopted Building
Codes. Review of applications for single-family and duplex construction
normally takes three (3) days. Review of applications for a commercial
building may take two (2) to three (3) weeks depending upon the building
complexity.
[R.O. 2009 §515.050; Ord. No. 2019 §5, 5-5-2003; Ord.
No. 2401 §1, 10-18-2010; Ord. No. 2405 §1, 11-1-2010]
All required permit fees must be paid at the time the building
permit is issued. Permit fees for new commercial and residential buildings
are calculated using a method recommended by the International Code
Council (ICC). Fees for remodel, rehabilitation, or accessory buildings
are calculated according to the cost of the construction being completed.
Water and sewer tap fees as well as plumbing, electrical, and HVAC
fees are also due before the building permit can be issued.
For rehabilitation, remodel, and accessory buildings, fees are:
|
Construction Cost
|
Fee
|
|---|---|
|
Up to $2,500.00
|
$25.00
|
|
$2,501.00 to $5,000.00
|
$50.00
|
|
$5,001.00 to $50,000.00
|
$75.00
|
|
$50,001.00 to $100,000.00
|
$150.00
|
|
Over $100,000.00
|
$250.00
|
|
For water and sewer tap fees, see applicable ordinances setting
such fees.
|
[Ord. No. 2825, 2-3-2020]
A.
The
City of Higginsville will rebate a portion of fees on construction
projects, pursuant to the following process:
1.
Persons engaged in constructing a residential, commercial, or industrial
structure shall be required to pay the building permit fees, as well
as any applicable utility system development fee, as per current City
ordinance. The applicant shall be the owner of the property for which
the permit is issued.
2.
The applicant must be a Higginsville Municipal Utility electric customer
in good standing.
3.
At the time of the purchase of the building permit, the City will
provide the applicant with a development fee reimbursement application
to be used to request a partial reimbursement of development fees.
4.
To qualify for a reimbursement, the permitted project must purchase
a minimum of fifteen thousand dollars ($15,000.00) in construction
materials from local Higginsville suppliers, with reimbursement limited
to a sum equal to ninety percent (90%) of the City of Higginsville
sales tax paid on those materials. The fifteen thousand dollars ($15,000.00)
may represent a total of supplies purchased from several suppliers.
Only materials purchased within the City of Higginsville and subject
to City sales tax may be included. Contractor services and labor costs
may not be included. The maximum amount that may be applied for is
a sum equal to the total amount of the building permit previously
purchased by the applicant.
5.
Materials purchased must be used on the construction project for
which applicant is seeking a reimbursement of previously paid development
fees.
6.
To claim a reimbursement, applicants must submit to the City Clerk
a completed development fee reimbursement application summarizing
local supply purchases with copies of receipts attached. All applications
must be submitted within ninety (90) days of issuance of a certificate
of occupancy. A job number or other means of verifying that the materials
purchased were used on the project for which applicant is seeking
a reimbursement of previously paid development fees must be provided.
7.
Upon verification of the submitted documentation by the City Clerk,
the City of Higginsville shall issue a rebate to the applicant within
thirty (30) days, subject to availability of budgeted funds.
8.
Rebates shall be payable only from funds budgeted for this purpose
annually, and upon approval of rebates in an amount equal to this
budgeted amount. No further rebates shall be issued for that fiscal
year unless further funds are budgeted for that purpose.
[R.O. 2009 §515.060; Ord. No. 2019 §6, 5-5-2003]
This Section is left blank intentionally.
[R.O. 2009 §515.070; Ord. No. 2019 §7, 5-5-2003]
A.
Inspections
will be performed by the Building Official to ensure compliance with
adopted Building Codes. It is the responsibility of the builder/contractor
to request inspections to be made by the Building Official. Inspections
may be called for dispatching through the City Clerk or directly from
the Building Official. Inspection requests will be taken throughout
the day, but they will be distributed as work assignments once a day.
Inspection requests must be received by 3:00 P.M. to be assigned for
the following day's work. If a required inspection is not requested
when needed, structural or other changes may have to be made at owner's
expense, as necessary, to allow the inspection to be completed.
B.
Exceptions
to the scheduling of inspections may be made with inspections associated
with placement of concrete. The Building Official will make every
effort to perform these types of inspections on the day of the request
if the request is received no later than 2:00 P.M. The City's response
will depend on the workload already received. The Building Inspector
should be able to determine at the time of the request if response
can be made on the "same day."
C.
Building
permits must be available to the inspector upon initial inspection
and posted at the job site thereafter. Approved plans relevant to
a schedule inspection are required to be on the job site and available
for review by the Building Official. If non-conformance is observed
by the Building Official, a field correction notice is issued. Corrections
and reinspection must be made before any work continues.
D.
The
following inspections will be made by the Building Official. All inspections
must be called for with permit number and address of the site. No
occupancy will be allowed without a final inspection and certificate
of occupancy.
1.
Prior to placement of concrete for footings.
2.
Prior to placement of concrete for foundation walls.
3.
Prior to placement of concrete for basement floor.
4.
After the rough-in carpentry is complete.
5.
After the electrical rough-in is complete.
6.
After the plumbing rough-in is complete.
7.
After the mechanical rough-in is complete.
8.
After the insulation is installed.
9.
Final inspection after all life safety items are completed and before
the building is occupied.
[R.O. 2009 §515.080; Ord. No. 2019 §8, 5-5-2003]
A.
If
during the initial inspection by the inspector deficiencies are found,
a correction notice will be left either on the job site or with the
contractor, if present. All items on the correction notice are required
to be corrected before a reinspection is requested. An exception may
be granted if a specific item or items will not be concealed and can
be reinspected on the final inspection.
B.
If
for any reason there is confusion concerning any of the items that
have been found to be deficient, the contractor, builder or owner
should contact the inspector who performed the inspection for clarification.
The City's Building Code consultant may be contacted for an opinion.
If there is a disagreement, the complete procedure for appealing decisions
and interpretations of the Building Official are outlined later in
this Chapter.
C.
Reinspection
requests will be responded to on the day following the request being
received by the Inspector. If approval is received, the project may
proceed to the next stage. If it is found that all items noted on
the original corrections notice have not been corrected and additional
corrections are required, a reinspection fee of one hundred dollars
($100.00) per reinspection after the first (1st) reinspection will
be required. The contractor may not proceed with the project or conceal
any items still remaining on the corrections notice until approval
is received from the inspector's office. Inspectors will only inspect
items noted on the original inspection correction notice when performing
reinspections except as follows:
[R.O. 2009 §515.090; Ord. No. 2019 §9, 5-5-2003]
If throughout the plan review or inspection process of the project
there is confusion as to any specific Code requirement cited by the
inspector, clarification may be obtained by requesting an official
Code interpretation. The request will be made within one (1) working
day. This response will either uphold or overturn the inspector's
decision and will cite specific Code Sections or reference material
used by the consultant in making his/her recommendation. This step
will be required before making an appeal to the Building Code Board
of Appeals.
[R.O. 2009 §515.100; Ord. No. 2019 §10, 5-5-2003]
When there are practical difficulties in complying with the
provisions of the Code, the inspector may grant modifications for
individual cases. Application for a Code modification shall be made
in writing to the Building Inspector. The modification request shall
include the reason that the strict letter of the Code is impractical
and state how the modification is in conformance with the implied
intent of the Code and will not lessen any fire protection requirements
or lessen any degree of structural integrity of the building. The
modification request shall include any documents on alternate materials
or construction design alternatives that may be considered by the
Building Official when making a decision. The decision of the Building
Official shall be recorded in an official document and be recorded
in the permanent file of the project.
[R.O. 2009 §515.110; Ord. No. 2019 §11, 5-5-2003]
A.
Application
to the Building Code Board of Appeals can be made for any order, decision,
determination or interpretation of the Codes made by the Building
Inspector by filing an appeal with the Building Inspector. The Building
Code Board of Appeals shall consist of five (5) members appointed
by the Mayor. Each member shall serve a three (3) year term.
B.
When
an appeal is filed, the Building Official shall forward the application
to the Chairperson of the Board of Appeals who will schedule a date
and time for hearing the appeal. Notice of the date and time of hearing
will be given to the appeal applicant with a minimum of one (1) calendar
week notice before the appeal is heard.
C.
The
appeal application shall cite a specific order, decision, determination
or interpretation made by the Building Official and shall be filed
within thirty (30) days of the order, decision, determination or interpretation.
Please note that the Board of Appeals is not empowered to waive any
requirements of the Building Codes. The Board of Appeals shall issue
their decision in writing to the applicant within ten (10) days of
the hearing.
[R.O. 2009 §515.120; Ord. No. 2019 §12, 5-5-2003]
Contractors and subcontractors required to install water and
sewer service lines must contact the Building Official to arrange
for a site meeting to select routes for the service lines prior to
any excavation. The Building Inspector must inspect the completed
installation before backfilling. Water and sewer connection fees are
to be paid at the same time as the building permit fee is paid.
[R.O. 2009 §515.130; Ord. No. 2019 §13, 5-5-2003]
Littering during construction is prohibited. The builder/contractor
will be responsible for avoiding littering on the building site and
adjacent properties. Papers, cans, bottles, etc., shall be placed
in containers or removed from the site. Spilling or tracking of soil,
mud, rock or other material onto the streets must be avoided. Immediate
cleanup of materials tracked onto the streets is required. Burning
of wood waste material is to be coordinated with the Higginsville
Fire Department.
[R.O. 2009 §515.140; Ord. No. 2019 §14, 5-5-2003]
Delivery and concrete trucks are to use care in use of City
streets to the job site. Posted weights are to be observed. Concrete
trucks are to limit the loads on their trucks to no more than eight
(8) cubic yards of concrete.
[Ord. No. 2658 § 2, 2-6-2017]
Notwithstanding the provisions of the Building Code and International
Residential Code, as amended and adopted by the City of Higginsville,
Missouri, all builders of single-family dwellings or residences or
townhouses shall offer to any purchaser on or before the time of entering
into the purchase contract the option, at purchaser's cost, to install
or equip fire sprinklers in the dwelling, residence, or unit, in accordance
with Section 67.281, RSMo., and as the same is amended. This provision
shall expire at the same time as Section 67.281, RSMo., and as amended.
