[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 Property Maintenance Code 2015," as published by the International Code Council, be and is hereby adopted as the Property Maintenance Code of the City of Frontenac in the State of Missouri for the regulating and governing of the conditions and maintenance of all property, buildings, and structures to assure that structures are safe, sanitary and fit for occupancy and use and properties are adequately maintained as herein provided; and each and all of the regulations, provisions, penalties, conditions and terms of said International Property Maintenance 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 500.024 of this Article.
[Ord. No. 2009-1610 § 1, 9-23-2009; Ord. No. 2016-1788 § 1, 5-17-2016]
The International Property Maintenance Code, 2015 is amended by additions, deletions, and changes, including changing Chapters, Sections, Subsections and addition of new subsections so that such amendments read as follows:
SECTION 101 GENERAL.
101.1 Title. These regulations shall be known as the "Property Maintenance Code of the City of Frontenac, Missouri," hereinafter referred to as "this code."
Sections 101.2 through 101.4 shall remain unchanged from the code text.
SECTION 102 APPLICABILITY. Sections 102.1 and 102.2 shall remain unchanged from the code text.
Section 102.3 Application of other codes. Repairs, additions, or alterations to a structure, or change of occupancy, shall be done in accordance with the procedures and provisions of the International Building Code, International Residential Code, International Energy Conservation Code, International Existing Building Code and International Fire Code as adopted by the City of Frontenac, and the applicable codes for work as contracted with St. Louis County. Nothing in this code shall be construed to cancel, modify or set aside any provisions of the Frontenac Zoning Regulation.
Sections 102.4 through 102.6 remain unchanged from the code text.
Section 102.7 Referenced codes and standards. The standards referenced in this code shall be those that are listed in Chapter 8 and shall be considered part of the requirements of this code to the prescribed extent of each such reference. The references in Chapter 8 to the International Code Council Codes shall be those codes adopted by the City of Frontenac for building, fire, and zoning. References to the plumbing code, mechanical code, fuel gas code and electrical code shall be those codes adopted by St. Louis County as contracted by the City of Frontenac.
SECTION 103 DEPARTMENT OF PROPERTY MAINTENANCE INSPECTION.
Section 103.1 General. The department of property maintenance inspection shall be the Building Department of the City of Frontenac. The code official shall be the Building Commissioner and Zoning Administrator of the City of Frontenac or his/her duly appointed representative.
Section 103.2 through 103.4 shall remain unchanged from the code text.
Section 103.5 Fees. Delete in its entirety.
SECTION 111 MEANS OF APPEAL.
Delete this Section in its entirety.
SECTION 201 GENERAL.
Section 201.1 and 201.2 shall remain unchanged from the code text.
Section 201.3 Terms defined in other codes.
Where terms are not defined in this code and are defined in the International Building Code, International Residential Code, International Fire Code, Frontenac Zoning Regulations, International Existing Building Code, or the St. Louis County adopted plumbing, mechanical or electrical code, such terms shall have the meaning ascribed to them as stated in those codes.
Sections 201.4 and 201.5 shall remain unchanged from the code text.
SECTION 202 GENERAL DEFINITIONS. The wording of this Section shall remain unchanged from the code text except as modified or added to as follows:
- CODE OFFICIAL
- The Building Commission and Zoning Administrator of the City of Frontenac who is charged with the administration and enforcements of this code or any duly authorized representative.
- An element or feature present on the exterior or exterior premises of a dwelling or accessory structure, including such objects as awnings, shutters, flagpoles, lamps, barbecue pits, and other semi-permanently affixed structures.
- A corporation, firm, partnership, association, organization, and any other group acting as a unit as well as any individual. It shall also include an executor, administrator, trustee, receiver, or other representative appointed according to law. Whenever the word "person" is used in any Section of this Code, prescribing a penalty or fine, as to partnerships or associations, the word shall include the partners or members thereof, and as to corporations, shall include the partners or members thereof, and as to corporations, shall include officers, agents or members thereof who are responsible for any violation of such Section.
- To restore to a good and acceptable state of operation, appearance or serviceability and free from defect or decay. Repairs shall be expected to last approximately as long as would replacement by new items.
- Anything constructed or erected, the use of which requires permanent location on the ground or attachment to something having a permanent location on the ground, including, but without limiting the generality of the foregoing, pergolas, radio towers, backstops for tennis courts, memorials and ornamental structures. The word "structure" includes the words "building. . .dwelling" or "accessory structure" in addition to the foregoing.
- An open space on the same lot with a building, unoccupied and unobstructed by any portion of a structure from the ground upward, except as otherwise provided herein.
SECTION 302 EXTERIOR PROPERTY AREAS. Section 302 shall remain as written in the code text except as modified or added to as follows:
Section 302.3 Sidewalks and driveways. All sidewalks, walkways, stairs, driveways, parking spaces, and similar areas shall be kept in a proper state of repair and maintained free from hazardous conditions. Stairs shall comply with all the requirements of Sections 304.10 and 307. Gravel from gravel driveways must be retained in the driveway and kept clear of sidewalks and streets.
Section 302.4 Weeds. Premises and exterior property shall be maintained free from weeds or plant growth in excess of seven (7) inches. Noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs; provided, however, this term shall not include cultivated flowers and gardens. Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a notice of violation, they shall be subject to prosecution in accordance with Section 106.3 and as prescribed by the authority having jurisdiction. Upon failure to comply with the notice of violation, any duly authorized employee of the jurisdiction or contractor hired by the jurisdiction shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property.
Section 302.10 Yards and lawn areas. Lawn areas and landscaping shall be properly maintained. Every yard area shall be free of litter, dead trees, limbs and shrubs. All dead limbs, trees and shrubs shall be removed. All dead trees and vegetation that is required as part of a rain garden, stormwater detention area or that is required by other ordinances (such as planned developments and required parking lot landscaping) shall be promptly removed and replaced with a like quality and size plant material. All trees, bushes or vegetation which overhangs a public thoroughfare shall be properly trimmed to avoid obstruction of the view and movement of vehicles and pedestrians.
Section 302.11 Fixtures. Fixtures as defined herein shall be maintained structurally sound and in good repair.
SECTION 303 SWIMMING POOLS, SPAS AND HOT TUBS.
Section 303.1 Swimming pools. Swimming pools shall be maintained in a clean and sanitary condition and in good repair.
Section 303.2 Enclosures. The wording of 303.2 shall remain as written in the code with the addition of the following exception:
Exception: Swimming pool, hot tub and spa enclosures installed after October 7, 1999, shall be maintained in accordance with the code under which the swimming pool was installed.
SECTION 304 EXTERIOR STRUCTURE.
Sections 304.1 through 304.13 shall remain as written in the code text.
Section 304.14 Insect screens. During the period from March 1 to October 31, every door, window and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas or any area where products to be included or utilized in food for human consumption are processed, manufactured, packaged or stored shall be supplied with approved tightly fitting screens of not less than sixteen (16) mesh per inch (sixteen (16) mesh per twenty-five (25) mm), and every screen door used for insect control shall have a self-closing device in good working condition.
SECTION 305 INTERIOR STRUCTURE.
Sections 305.1 through 305.6 shall remain unchanged from the written code text.
Section 305.7 Common areas open to public. All hallways, corridors, stairways and bathrooms shall be free of trash, dirt, or any type of debris and shall be clean and swept at all times. All carpet must be glued down or stretched and tacked down so as to have a tight seal to the floor with no ripples. Carpet must be in good condition.
SECTION 602 MECHANICAL AND ELECTRICAL REQUIREMENTS. Any references to the International Plumbing Code, International Mechanical Code or Electric Code shall mean the applicable adopted code by St. Louis County.
Sections 602.1 and 602.2 shall remain unchanged from the code text.
Section 602.3 Heat supply. Every owner and operator of any building who rents, leases or lets one (1) or more dwelling units or sleeping units on terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat during the period from October 1 to April 30 to maintain a temperature of not less than sixty-five degrees Fahrenheit (65° F.) [eighteen degrees Celsius (18° C.)] in all habitable rooms, bathrooms and toilet rooms.
When the outdoor temperature is below the winter outdoor design temperature for the locality, maintenance of the minimum room temperature shall not be required, provided that the heating system is operating at its full design capacity. The winter outdoor design temperature for the locality shall be indicated in the St. Louis County Plumbing Code.
In areas where the average monthly temperature is above 30 degrees Fahrenheit (30° F.) [minus one degree Celsius (-1° C.)]
Section 602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied with heat during the period from October 1 to April 30 to maintain a temperature of not less than sixty-five degrees Fahrenheit (65° F.) [eighteen degrees Celsius (18° C.)] during the period the spaces are occupied.