Editor’s Note—Ord. no. 2009-1610 § 1, adopted September 23, 2009, repealed sections 500.010 “adoption of boca national building code” and 500.020 “amendments to the boca national building code, 1999” and enacted new provisions set out herein. Former sections 500.010—500.020 derived from ord. no. 2000-1155 § 1, 1-25-2000; ord. no. 2004-1370 § 1, 1-20-2004; ord. no. 2004-1405 § 1, 6-15-2004.
[Ord. No. 2009-1610 § 1, 9-23-2009; Ord. No. 2016-1788 § 1, 5-17-2016]
A certain document, one (1) copy of which is on file in the office of the City Clerk of the City of Frontenac, being marked and designated as "The International Building Code 2015," as published by the International Code Council, be and is hereby adopted as the Building Code of the City of Frontenac in the State of Missouri for the control of buildings and structures as herein provided; and each and all of the regulations, provisions, penalties, conditions and terms of said International Building Code are hereby referred to, adopted and made a part hereof as if fully set out in this Article with the additions, insertions, deletions and changes, if any, prescribed in Section 500.020 of this Article.
[Ord. No. 2009-1610 § 1, 9-23-2009; Ord. No. 2011-1672 § 2, 11-15-2011; Ord. No. 2014-1723 § 1, 5-29-2014; Ord. No. 2016-1788 § 1, 5-17-2016]
The International Building Code, 2015 is amended by additions, deletions and changes, including the changing of Chapters, Sections, Subsections and the addition of new Subsections and so that such amendments read as follows:
SECTION 101 GENERAL.
Section 101.1 Title. The regulations contained herein shall be known as the "Building Code of the City of Frontenac, Missouri," hereinafter referred to as "this code."
Sections 101.2 and 101.3 shall remain as written in the code.
Section 101.4 Referenced codes. The other codes listed in Sections 101.4.1 through 101.4.7 and referenced elsewhere in this code shall be considered part of the requirements of this code to the prescribed extent of each such reference, except as amended herein.
Section 101.4.1 Electrical. The provisions of the St. Louis County adopted Electrical Code shall apply to the installation of electrical systems, including alterations, repairs, replacement, equipment, appliances, fixtures, fittings and appurtenances thereto.
Section 101.4.2 Gas. The provisions of the St. Louis County adopted Fuel Gas Code shall apply to the installation of gas piping from the point of delivery, gas appliances and related accessories as covered in this code. These requirements apply to gas piping systems extending from the point of delivery to the inlet connections of appliances and the installation and operation of residential and commercial gas appliances and related accessories.
101.4.3 Mechanical. The provisions of the St. Louis County adopted Mechanical Code shall apply to the installation, alterations, repairs and replacement of mechanical systems, including equipment, appliances, fixtures, fittings and/or appurtenances, including ventilating, heating, cooling, air conditioning and refrigeration systems, incinerators and other energy-related systems.
101.4.4 Plumbing. The provisions of the St. Louis County adopted plumbing codes shall apply to the installation, alterations, repairs and replacement of mechanical systems, including equipment, appliances, fixtures, fittings and appurtenances, and where connected to a water or sewage system and all aspects of a medical gas system. All references to the International Plumbing Code shall mean the St. Louis County Plumbing Code.
Sections 101.5 through 101.7 shall remain unchanged from the code text.
SECTION 102 APPLICABILITY.
Sections 102.1 through 102.6 shall remain unchanged from code text.
102.7 Compliance with applicable codes. In addition to compliance with the terms of this code, construction, alteration or repair of any building, structure or improvements shall comply with the Code of Ordinances of the City of Frontenac, including all applicable provisions of the Building Code of the City of Frontenac. In the event of any conflict between the provisions of this Article and other requirements of the City of Frontenac with respect to the construction, alteration or repair of any building, structure or improvements, the most restrictive requirement shall govern.
SECTION 103 BUILDING DEPARTMENT.
103.1 Creation of Enforcement Agency. The Frontenac Building Department is hereby created, and the official in charge thereof shall be the Building Commissioner and Zoning Administrator. For purposes of this code the Building Commissioner and Zoning Administrator shall be referred to as the "Building Official."
103.2 Appointment. The Building Official shall be appointed by the Frontenac City Administrator in accordance with the Municipal Code of Frontenac.
103.3 Deputies. In accordance with the Municipal Code of Frontenac, the Building Official shall have the authority to appoint inspectors, plans examiners, related technical staff and other employees. Such employees shall have powers as delegated by the Building Official.
SECTION 104 DUTIES AND POWERS OF BUILDING OFFICIAL.
Section 104.1 through 104.6 shall remain unchanged from the code text.
104.7 Department Records. The Building Official shall keep official records of the applications received, permits and certificates issued, fees collected, reports of inspections, and notices and orders issued. Such records shall be retained in the official records of the City of Frontenac for the period delineated by Missouri State Statutes for record retention. All fees collected shall be paid to the general revenue. The Building Official shall make a written monthly report to the Board of Aldermen showing the number of permits issued and the amounts collected.
Sections 104.8 and 104.9 shall remain unchanged from the code text.
104.10 Modifications. Where there are practical difficulties involved in carrying out the provisions of this code, the Building Official shall have the authority to grant modifications for individual cases, upon application of the owner or the owner's authorized agent, provided that the Building Official shall first find that special individual reason makes the strict letter of this code impractical, the modification is in compliance with the intent and purpose of this code and that such modification does not lessen health, accessibility, life and firesafety or structural requirements. The details of action granting modifications shall be recorded and entered in the files of the Department of Building Safety.
104.10.1 Flood hazard areas. The requirements of Chapter 415, Flood Damage Prevention, of the Municipal Code of Frontenac govern modifications for any construction within a flood hazard area.
SECTION 105 PERMITS.
105.1 Permit required. No construction, alteration or repair of any building, structure or improvements in the City of Frontenac shall be undertaken unless and until a permit has been issued from the Building Official authorizing the work to be performed, which permit shall be valid for a period of one hundred eighty (180) days from the date of issuance; however, the Building Official may issue a permit for less than or more than this time period depending on the nature of the work, but such permit shall be for no more than one (1) year, and no construction, alteration or repair of any building, structure or improvements shall take place unless and until such permit has been issued (and such construction, alteration or repair may continue only so long as such permit shall remain outstanding and effective). For the purpose of this Section, building, structure or improvement shall include dwellings, buildings or other structures including a roof supported by wall or columns, garages, sheds, driveways, sidewalks, patios, pools, decks, retaining walls, fences or other structures or similar improvements to any property.
105.2 Work exempt from permit. Exceptions from permit requirements of this code shall not be deemed to grant authorizations from any work to be done in any manner in violations of the provisions of this code or any other laws or ordinances of this jurisdiction. Permits shall not be required for the following:
Any one-story detached tool or storage shed or playhouse, provided that the floor area does not exceed fifty (50) square feet.
Any swings and other playground equipment located in a rear yard and accessory for detached one- and two-family dwellings.
Any window awnings supported by an exterior wall that do not project more than fifty-four (54) inches from the exterior wall and do not require additional support for Group R-3 and U occupancies and single-family accessory structure.
Any retaining wall or tie wall accessory to a single-family dwelling, provided the height measured from the bottom of the footing to the top of the wall at any point does not exceed three (3) feet.
Any movable cases, counters and partitions, entertainment units, cabinets, shelving, countertops, painting, reflooring, tiling, papering, carpeting and similar finish work; except any commercial properties for which racks, cases or storage shelving over five (5) feet nine (9) inches in height shall require a permit.
107.1 Submittal of documents. Construction documents, statements of special inspections and other data shall be submitted in two sets with each permit application. The construction documents shall be prepared by the appropriate Missouri registered design professional. Where special conditions exist the Building Official is authorized to require additional construction documents to be prepared by a Missouri registered design professional. The construction documents shall include the name and address of the registered design professional and shall be signed, sealed and dated by the registered design professional in accordance with this code. All plans and specifications shall also be submitted on one copy of electronic media.
Plan documents for miscellaneous structures related to residential properties, such as carports, garages, sheds or other similar structures are not required, unless the Building Official determines that plans, specifications or detailed drawings submitted are insufficient to perform a proper plan review to meet the requirements of this code.
SECTION 109 FEES.
109.1 Payment of fees. A permit shall not be valid until the fees prescribed by law have been paid, nor shall an amendment to a permit be released until the additional fees, if any, has been paid.
109.2 Schedule of permit fees. Before any permit is issued under this Article, there shall be paid to the City a fee pursuant to Section 500.031 of the Code of Ordinances of the City of Frontenac.
109.3 Remains unchanged from code text.
109.4 Work commencing prior to issuance of a permit. Where any work for which a permit is required by this Code is started, or proceeded with, prior to obtaining said permit, the total normal fees applicable and as computed as described in Section 500.031 shall be doubled, but the payment of said double fees shall not relieve any person(s) from fully complying with the requirements of this Code, nor from any other penalties prescribed herein.
Sections 109.5 and 109.6 remain unchanged from the code text.
SECTION 110 INSPECTIONS.
Section 110 as written in the code is heretofore deleted and replaced with the following:
110.1 General. Construction or work for which a permit is required shall be subject to inspection by the Building Official, and such construction or work shall remain accessible and exposed for inspection purposes until approved. Approval as a result of an inspection shall not be construed to be an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction. Inspections presuming to give authority to violate or cancel the provisions of this code or of other ordinances of the jurisdiction shall not be valid. It shall be the duty of the permit applicant to cause the work to remain accessible and exposed for inspection. Neither the Building Official nor the jurisdiction shall be liable for expenses entailed in the removal or replacement of any material required to allow inspection.
110.2 Preliminary inspection. Before issuing a permit, the Building Official is authorized to examine or cause to be examined buildings, structures and sites for which an application has been filed.
110.3 Required inspections. The Building Official or his/her designee, upon notification, shall make inspections set forth in Sections 110.3.1 through 110.3.
110.3.1 Footing and Foundation. Footing and foundation inspections shall be made after excavation before footings are complete and any required reinforcing steel is in place. For concrete foundations, any required forms shall be in place prior to inspection. Materials for the foundation shall be on the job, except where concrete is ready mixed in accordance with ASTM C94, the concrete need not be on the job.
110.3.2 Pier inspection. A pier inspection shall be made where special foundations are required such as drilled and poured-in-place concrete piers, caissons and driven piles of all types. Additional inspections will be made when the Building Official determines that the size of the job warrants it. Reinforcing material required in the above cases shall be placed to allow adequate inspections.
110.3.3 Concrete slab and under-floor inspection. Concrete slab and under-floor inspections shall be made after in-slab and under-floor reinforcing steel and building service equipment, conduit, piping accessories and other ancillary equipment items are in place, but before any concrete is placed or floor sheathing installed, including subfloor.
110.3.4 Lowest floor elevation. In flood hazard areas, upon placement of the lowest floor, including the basement, and prior to further vertical construction, the elevation certification required in Section 1612.5 shall be submitted to the Building Official. Compliance to Chapter 415, Flood Damage Prevention, of the Frontenac Municipal Code is required.
110.3.5 Framing or rough-in inspection. A framing or rough-in inspection shall be made after all framing, masonry walls, or fireplace vents and chimneys are completed, including the roof structure, firestopping, wall bracing, sheathing, heating and cooling ductwork, or other appurtenances and accessories which may be concealed, and after plumbing, electrical and mechanical rough-inspections have been approved by the jurisdiction having authority. No mechanical, electrical or plumbing systems, which are to be concealed, shall be covered before this inspection has been made and approved by the Building Official.
110.3.6 Lath and gypsum inspection. Lath and gypsum board inspections shall be made after lathing and gypsum board, interior and exterior, is in place, but before any plastering is applied or gypsum board joints and fasteners are taped and finished. Gypsum board or plastered walls that are a part of a fire-rated assembly shall have each layer inspected prior to installation of the next layer, including the installation of hat channels and similar supporting systems.
110.3.7 Energy efficiency inspections. Inspections shall be made to determine compliance with Chapter 13 and shall include, but not be limited to, inspections for envelope insulation R and U values, fenestration U value, duct system R value, and HVAC and water heating equipment efficiency.
110.3.8 Other inspections. In addition to the inspections specified above, the Building Official is authorized to make or require other inspections of any construction work to ascertain compliance with the provisions of this code and other laws that are enforced by the City of Frontenac.
110.3.9 Special inspections. For special inspections, see Chapter 17.
110.3.10 Final inspection. A final building inspection shall be made after the prior inspections required have been completed and the final mechanical, plumbing and electrical inspections have been made and approved and all work related to the building permit has been completed.
Sections 110.4 through 110.6 shall remain unchanged from the code text.
SECTION 111 CERTIFICATE OF OCCUPANCY.
111.1 through 111.3 shall remain unchanged from the code text.
111.4 Revocation of certificate of occupancy. The certificate of occupancy shall always be subject to this code and other laws enforced by the Building Official. Non-compliance with the regulations of this code and other laws enforced by the Building Official shall be deemed a violation subject to the penalties set forth herein, and in addition the Building Official shall be empowered to revoke the certificate of occupancy, issued for the structure in question, until such time as the violations are corrected and in compliance with this code and other laws enforced by the Building Official. All costs involved in this procedure shall be assessed against the owner and create a lien against the subject property, which is in violation of the code. The Building Official may also revoke an occupancy permit if it is deemed to have been issued in error or on the basis of incorrect information provided to the City. The issuance of a certificate of occupancy shall not relieve the owner or tenant from compliance with all regulations of this code and other laws enforced by the Building Official.
SECTION 113 MEANS OF APPEAL. Delete in its entirety and where referenced by this code, except in the case of an appeal to the Architectural Review Board's decision for which such appeal shall be in accordance with Chapter 505 of the Municipal Code of Frontenac.
SECTION 114 VIOLATIONS.
114.1 through 114.3 shall remain unchanged from the code text.
114.4 Violation penalties. Any person, firm or corporation who shall violate any provision of this code, or who shall fail to comply with any of the requirements thereof, or who shall occupy, erect, construct, alter or repair a structure in violation of the approved construction documents or directive of the Building Official, or of a permit or certificate issued under the provisions of this code, or shall start any work requiring a permit without first obtaining a permit therefor, and who shall continue any work in or about a structure after having been served a stop work order, except for such work which that person, firm or corporation has been directed to perform to remove a violation or unsafe conditions, or any owner or tenant of a structure or premises or any other person who commits, takes part or assists in any violation of this code or who maintains any structure or premises in which such violation shall exist shall be guilty of an ordinance violation, punishable by a fine of not less than one hundred dollars ($100.00) and not more than one thousand dollars ($1,000.00) or by imprisonment not exceeding ninety (90) days, or both such fine and imprisonment. Each day that a violation continues after due notice has been served shall be deemed a separate offense.
114.5 Unlawful continuance. Any person who shall continue any work in or about the structure after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable to a fine of not less than one hundred dollars ($100.00) or more than one thousand dollars ($1,000.00).
CHAPTER 9 FIRE PROTECTION SYSTEMS. Chapter 9 shall be as written in the code text with the following additions:
903.6 Water flow tests. Water flow tests for fire sprinkler systems shall be conducted between the hours of 8:00 A.M. and 4:30 P.M., Monday through Friday.
903.7 Water flow safety factor. A safety factor shall be applied to all flow tests for fire sprinkler systems. A parallel curve shall be drawn to the actual flow test curve that has been reduced by ten (10) psi of the static pressure. A sprinkler system design shall not exceed the ten (10) psi curve.
CHAPTER 16 STRUCTURAL DESIGN. The requirements of Chapter 16 shall be as written in the code with the following inclusions:
1612.3 Establishment of flood hazard areas. To establish flood hazard areas, the Governing Body shall adopt a flood hazard map and supporting data. The flood hazard map shall include, at a minimum, areas of special flood hazard as identified by the Federal Emergency Management Agency in an engineering report entitled "The Flood Insurance Study for the City of Frontenac, Missouri, dated February 4, 2015," as amended or revised with the accompanying Flood Insurance Rate Map (FIRM) and Flood Boundary and Floodway Map (FBFM) and related supporting data along with any revisions thereto. The adopted flood hazard map and supporting data are hereby adopted by reference and declared to be part of this Section.
1613.5 Mapped acceleration parameters. The mapped spectra acceleration for short periods Ss shall have an interpolated value of .48 and for spectra acceleration for one (1) second S1 shall be interpolated value of .18 for the City of Frontenac.
CHAPTER 17 SPECIAL INSPECTIONS. The requirements of Chapter 17 shall remain as written in the code with the following exception:
1705.16 Exterior insulation finish system (EIFS). Special inspections shall be required for all exterior insulation finish systems and shall be installed in accordance with the manufacturer's recommendation. The inspection shall be made of the substrate prior to installation, installation of the foam plastic, installation of the mesh, base coat and finish coat.
CHAPTER 18 SOILS AND FOUNDATION. The requirements of Chapter 18 shall remain as written in the code with the following exceptions:
1805.5 Surface and subsurface runoff. Surface and subsurface runoff not directly connected to the utility stormwater piping system shall not discharge closer than ten (10) feet to the property nor create a nuisance to the neighboring properties, and said discharge shall require the approval of the Building Official. The Building Official may require design information to show that the runoff will not have an adverse effect on the neighboring property and will not increase the existing runoff.
1809.5 Frost protection. Except where otherwise protected from frost, foundation walls, footing, piers, and other permanent supports of buildings structures shall be protected by one or more of the following methods:
CHAPTER 21 MASONRY. The requirements contained in this Chapter shall be as written in the code with the following exception:
2103.1.1 Second-hand units. Second-hand (used) units shall not be reused except for non-structural applications such as veneer, in-fill and patching. However, said units must conform to the requirements for new units in such applications, and all old mortar must be removed from the units prior to installation and must be free of defects.
CHAPTER 29 PLUMBING SYSTEMS.
2901.1 Scope. The design and installation of plumbing systems, including sanitary and storm drainage, sanitary facilities, water supplies and stormwater and sewage disposal in buildings, shall comply with the requirements of the Plumbing Code, adopted in Section 101.4.4.
Sections 2901.2 through 2902.5 shall be deleted in their entirety.
CHAPTER 33 SAFEGUARDS DURING CONSTRUCTION.
3303 DEMOLITION. The requirements of Section 3303 shall remain as written in the code except as modified herein:
3303.1 Construction documents. Construction documents and a schedule of demolition must be submitted when required by the Building Official. Where such information is required, no work shall be done until such construction documents or schedule, or both, are approved. The applicant for permit shall demonstrate that satisfactory provisions have been made, in the discretion of the Building Official, for the following:
That all material, debris or parts of the wrecked structure be stored or removed in a manner so as not to create a fire or safety hazard;
That all material, debris or parts of the wrecked structure be stored or removed in a manner so as not to create a public nuisance or a harbor for animal and insect infestation;
That after any such building or structure has been demolished, razed, wrecked or removed, all ground openings, excavations or extrusions shall be filled or graded in compliance with relevant provisions of the current adopted building and property codes of the City of Frontenac in order to eliminate or reduce, to the fullest extent practicable, the hazards of falling or tripping;
That all accumulations of rubbish or debris or other unsafe or hazardous conditions, including broken glass, timber products and nails, shall be removed expeditiously; and
That complete restoration of the site, including the planting of grass seed or sodding, shall occur within thirty (30) days of the completion of the demolition of the structure or building unless, within such thirty (30) days, a building permit for the construction of a new structure or building on the same site has been obtained from the Building Commissioner and construction commenced.