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City of Frontenac, MO
St. Louis County
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Table of Contents
Table of Contents
[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 Residential Code 2015," as published by the International Code Council, be and is hereby adopted as the One- and Two-Family 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 Residential 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 500.022 of this Article.
[Ord. No. 2009-1610 § 1, 9-23-2009; Ord. No. 2011-1672 § 2, 11-15-2011; Ord. No. 2011-1674 § 1, 12-20-2011; Ord. No. 2012-1690 § 1, 8-21-2012; Ord. No. 2015-1771 § 1, 10-20-2015; Ord. No. 2016-1788 § 1, 5-17-2016]
The International Residential Code, 2015 is amended by additions, deletions, and changes, including changing of Chapters, Sections, Subsections and addition of new subsections so that such amendments read as follows:
A. 
SECTION R101 TITLE, SCOPE AND PURPOSE.
R101.1 TITLE. These provisions shall be known as the Residential Code for One- and Two-Family Dwellings of the City of Frontenac and shall be cited as such and will be referred to herein as "the code."
R101.2 and R101.3 shall remain unchanged from the code text.
B. 
R102 APPLICABILITY.
R102.1, R102.2 and 102.3 shall remain unchanged from the code text.
R102.4 Reference to code and standards. The codes and standards referenced in this code shall be considered part of the requirements of this code to the prescribed extent of each such reference. Where differences occur between the provisions of this code and referenced codes and standards, the provisions of this code shall apply. In the event that any conflict exists between this code and other requirements of the City of Frontenac ordinances with respect to construction, alterations or repair of any structures or improvements under the jurisdiction of this code, the most restrictive requirement shall govern.
Exceptions:
1. 
Where the enforcement of a code provision would violate the conditions of the listing of the equipment or appliance, the conditions of the listing and manufacturer's instructions shall apply.
2. 
The requirements of the adopted St. Louis County Electrical, Mechanical and Plumbing Code shall apply to related installations. All references to electrical, plumbing or mechanical work or installations shall mean the said work or installation shall be in accordance with the St. Louis County Electrical, Mechanical and Plumbing enabling ordinances.
R102.5 through R102.7 shall remain unchanged from the code text.
C. 
SECTION R103 BUILDING DEPARTMENT.
R103.1 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."
R103.2 Appointment. The Building Official shall be appointed by the Frontenac City Administrator in accordance with the Municipal Code of Frontenac.
R103.3 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.
D. 
SECTION R104 DUTIES AND POWERS OF THE BUILDING OFFICIAL.
Sections R104.1 through R104.6 shall remain unchanged from the code text.
R104.7 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 City and become part of 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 paid to the City.
Sections R104.8 through R104.11 shall remain unchanged from the code text.
E. 
SECTION R105 PERMITS.
R105.1 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 unless the Building Official determines that the time period should be less or more than 180 days depending on the type of work, but in no case shall the permit be valid for 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 mean dwellings, buildings or similar structures including a roof supported by walls or columns, garages, sheds, driveways, sidewalks, patios, pools, decks, retaining walls, fences, or other structures or similar improvements to any property.
R105.2 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:
Building:
1. 
Any one-story detached tool or storage shed or playhouse, provided that the floor area does not exceed fifty (50) square feet.
2. 
Any swings and other playground equipment located in a rear yard.
3. 
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, including awnings on accessory structures.
4. 
Any retaining wall or tie wall accessory, 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 and said wall does not support a surcharge.
5. 
Any movable cases, counters and partitions, entertainment units, cabinets, shelving, countertops, painting, reflooring, tiling, papering, carpeting and similar finish work.
6. 
Prefabricated swimming pools less than twenty-four (24) inches in depth.
7. 
Direct replacement of driveways, private sidewalks and patio slabs.
Electrical, gas, mechanical and plumbing. Work that is exempt as identified in St. Louis County ordinances for electrical, gas, mechanical and plumbing work.
R105.2.1 Emergency repairs. Where equipment replacements and repairs must be performed in an emergency situation, the permit shall be submitted within the next working day to the Building Official or applicable St. Louis County official.
R105.2.2 Repairs. Application or notice to the Building Official is not required for ordinary repairs to structures, replacement of lamps or the connections of approved portable electrical equipment to approved permanently installed receptacles in accordance with the listing of said equipment. Such repairs shall not include the cutting away of any wall, partition, or portion thereof, the removal or cutting away of any structural member or support, or the removal or change of any required means of egress or rearrangement of parts of a structure or other work affecting public health or general safety. Electrical, mechanical, gas and plumbing repairs shall be governed by the St. Louis County ordinances related to such work.
Section R105.2.3 shall remain as written in the code.
R105.3 Application for permit. Before the Building Official shall issue a permit under this Section, the person or entity desiring to effect such construction, alteration or repair of any building, structure or improvements shall make application in writing accompanied by the written consent or denial of the subdivision trustees for exterior modifications or additions, if the property is in a subdivision and consent is applicable and required, otherwise written consent of the owner will be required. The application shall also set out the location and methods of the proposed work and identify the estimated cost of the work, which shall include labor and materials. The application shall demonstrate that the applicant has made satisfactory provision, in the discretion of the Building Official, to meet all applicable provisions of the Residential Building Code of the City of Frontenac, and the application shall be accompanied by plans, specifications, surveys, site plans and any other submissions as required in the discretion of the Building Official or as required by other provisions of the Code of Ordinances of the City of Frontenac.
R105.3.1 remains unchanged from code text.
R105.3.1.1 is deleted in its entirety. Note flood damage prevention is regulated by Chapter 415 of the Municipal Code of Frontenac.
R105.3.2 remains unchanged from code text.
R105.3.3 Construction escrow or bond prior to the issuance of building permits.
[Ord. No. 2014-1723 §2, 5-29-2014]
A.
Every contractor using public or private streets in the City in connection with the construction, alteration or repair of any residential building, structure or improvements in the City of Frontenac shall, in addition to any permit fees or other deposits, deposit with the City cash in escrow, letter of credit or a surety bond in the amounts listed below for certain types of construction to assure timely completion of the construction, alteration or repair, to secure against damage to City streets, whether public or private, and to assure the removal, in a manner satisfactory to the Building Commissioner, of any and all debris connected with the construction, alteration or repair of such building, structure or improvements in the City.
B.
If cash is posted, it shall be deposited with the City and held by the City in a bank account or as the Finance Officer may otherwise determine, without interest. If a letter of credit or surety bond is posted in lieu of cash, it shall be filed with the City on forms prescribed by the Finance Officer to secure against all damage and assure the removal of all debris as set forth above. Such letter of credit or bond shall run to the benefit of the City, shall provide for the guarantee of performance of the obligations under this Section of the contractor making such deposit and shall have such sureties as are satisfactory to the Finance Officer.
C.
The deposit required under Subsection (A), (B) and (D) of this Section shall be placed with the City prior to, and as a condition of, the issuance of any building permit under this Article. The deposit shall be accompanied by a written agreement of the contractor making such deposit under this Section, on forms prescribed by the Finance Officer, authorizing the City to draw on the proceeds of any letter of credit or bond and to use any cash or proceeds to satisfy the costs of repairing damage or removing debris as set forth above, with any excess costs beyond the amount of such cash or proceeds to be paid to the City by the contractor. Any effort to collect on the deposit pursuant to this Section may be made only by the City of Frontenac, and may not be made by any property owner otherwise injured or damaged as a result of a violation of this Section.
D.
The security required pursuant to Subsection (A), above, shall be as follows: (i) five thousand dollars ($5,000.00) for new home construction; (ii) two thousand five hundred dollars ($2,500.00) for work consisting exclusively of construction or remodeling of pools, garages or room additions, accessory structures and exterior remodeling; and (iii) five hundred dollars ($500.00) for work consisting exclusively of interior remodeling with a value of ten thousand dollars ($10,000.00).
E.
No bond or escrow will be required for work consisting exclusively of the installation of fencing or interior remodeling with a total construction cost of ten thousand dollars ($10,000.00) or less.
R105.3.4 Subdivision trustee review. Any plans submitted to the Building Official for permit shall bear the original signature; printed name and date of signature from a minimum of two (2) trustees of the respective subdivision and either certify compliance with the subdivision's restrictions or indentures or demonstrate the trustees' disapproval of such plans for failing to comply with the subdivision's restrictions or indentures. Provided, however, that if the subdivision does not have a sufficient number of trustees to secure the signatures of two (2) trustees at the time an application for permit is made, the plans submitted for permit shall bear the original signature, printed name and date of signature of the Design Review Commissioner designating either approval or rejection of the plans. Provided, further, that if the applicant demonstrates to the satisfaction of the City that the plans submitted for permit were submitted to the subdivision trustees for approval and such trustees failed and/or refused to act upon such submission either by accepting such plans or rejecting them within thirty (30) business days of submission, the plans shall be submitted to the Design Review Commissioner and his/her signature, printed name and date of signature on such plans shall satisfy the requirements of this Subsection. The trustees' rejection of such plans evidenced by their signatures shall not constitute a failure or refusal to act on such plans as set forth herein. The City does not assume the enforcement of any restrictions placed upon such plans by subdivision trustees.
R105.3.5 Permitted construction to proceed dilegently to completion.
A.
All construction, alteration or repair authorized by building permit issued by the City pursuant to this code shall, from the date of its issuance, be undertaken and performed in a diligent and expeditious manner to completion, subject only to delay directly resulting from a force majeure event.
B.
No building, structure or improvements authorized by building permit issued by the City shall stand with its exterior or exterior components in an unfinished condition for longer than one hundred eighty (180) days after commencement of construction, alteration or repair, provided that upon written request from the applicant for the building permit demonstrating, to the satisfaction of the Building Official, excuse for delay by reason of force majeure event, the Building Official may extend the required completion date, with a corresponding extension of the validity of the building permit issued pursuant to this code.
C.
The obligations imposed by Subsection (A) of this Section shall be the joint and several obligations of both the building permit applicant and, if the applicant is not the owner, the owner of the property for which the permit is issued.
R105.3.6 Building permits for utilities. All other provisions of this code notwithstanding, no construction, alteration or repair of any building, structure or improvements in the City by or for the purposes of a public utility shall be commenced or undertaken unless and until an application for a permit therefor has been made to the Board of Aldermen and such permit has been approved by the Board of Aldermen and issued.
R105.4 remains unchanged from code text.
R105.5 EXPIRATION. Suspension of permit: Any permit issued shall become invalid if the authorized work is not completed within expiration date of the permit, or if the authorized work is suspended or abandoned for a period of sixty (60) days after the time of commencing the work. The Building Official may extend the permit expiration date, upon a written request by the permit applicant, for a period not to exceed ninety (90) days only if it has been determined by the Building Official that completion of the project has been diligently pursued and the extension fees as identified in the Frontenac fee schedule have been paid.
R105.6 and R105.7 remains unchanged from the code text.
R105.8 Responsibility. It shall be the duty of every person that performs work for the installation and repair of the building or structure to comply with this code. Every person that performs work on mechanical (including gas piping and equipment), electrical or plumbing systems and related components shall comply with the applicable codes of St. Louis County.
R105.9 remains as written.
R105.10 Additional approval requirements. Prior to issuing any permit, approvals shall be obtained from the following departments when applicable: the St. Louis County Department of Highways and Traffic, the St. Louis County Department of Health, Metropolitan St. Louis Sewer District or other applicable agency. Missouri State Highway Department approval must be submitted when property developed fronts on a State right-of-way.
F. 
SECTION 106 CONSTRUCTION DOCUMENTS.
R106.1 Submittal of documents. Construction documents, statements of special inspections (if required) 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 Missouri registered design professional and shall be signed, sealed and dated by the Missouri registered design professional in accordance with this code. One copy of construction plans for new single-family residential building plans and additions to single-family residential buildings shall also be submitted on electronic media.
Exception:
Plan permits for miscellaneous structures such as carports, garages, fences, sheds, minor remodeling, basement finishes or other similar structures/work 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, then the Building Official may require that the plans be prepared, sealed and signed by a Missouri registered design professional.
R106.1.1 Information on construction documents.
Construction documents shall be of sufficient clarity to indicate the locations, nature and extent of the work proposed and show in detail that it will conform to the provisions of this code and relevant laws, ordinances, rules and regulations as determined by the Building Official.
Construction plans for new residential structures and/or additions shall identify the exterior materials used for each elevation of the structure/addition, excluding doors and windows. For each side and rear elevation at least sixty percent (60%) of the exterior shall incorporate the same exterior material primarily used for the front elevation area, excluding doors and windows. For the purpose of this Section, the word "primarily" means the majority of the front elevation, excluding doors and windows. For the purposes of this Subsection, brick and stone shall be considered that same exterior material. Elevation pages of plans for new residential and/or additions shall include calculated total area available for exterior walls, excluding windows and doors, and the area percentage of such exterior materials used for each elevation of the residence excluding windows and doors.
Exception:
In the "R-2" Residential Zoning District, the Architectural Review Board (ARB) may consider approval of a variance from the requirement that sixty percent (60%) of the side and rear exterior materials must be consistent with the front elevation exterior materials. The variance decision by the ARB will consider the architectural quality, material and features of the proposed home, neighboring homes and general architecture within the district.
Garages located within the "R-1" zoning district ("One-Acre Residence") shall have rear entry garage doors or side entry garage doors as approved by the Architectural Review Board if such side entry garage doors are in context with the overall design of the home and surrounding neighborhood homes. Landscaping approved by the Architectural Review Board should be installed to provide effective year-round screening of side entry garage doors from view of neighboring side and front properties and view from the street.
Exception:
The Architectural Review Board may approve front entry garage doors if it is determined that due to a situation such as unusual topography, a narrow lot or an irregular lot, installation of rear or side entry garage doors would create an unwarranted hardship on the property owner.
R106.1.2, R106.1.3 and R106.1.4 shall remain as written in the code.
R106.3 Examination of documents. The Building Official shall examine or cause to be examined the accompanying construction documents and shall ascertain by such examinations whether the construction indicated and described is in accordance with the requirements of this code and other pertinent laws and ordinances.
R106.3.1 Approval of construction documents. When the Building Official issues a permit, the construction documents shall be approved, in writing or by stamp, as "Reviewed for Code Compliance." One set of the construction documents so reviewed shall be retained by the Building Official. The other set shall be returned to the applicant and shall be kept at the site of work for inspection and shall be open to inspection by the Building Official or a duly authorized representative.
R106.3.1.1 Building applications — submitted to Architectural Review Board. Every application for a building permit for a building, accessory building or accessory structure, except for alterations and repairs not affecting the outward appearance of a building, shall be submitted to the Architectural Review Board by the Building Official for review in accordance with Chapter 505 of the Municipal Code of Frontenac before being approved by the Building Official, such submittal to be accompanied by duplicate copies of:
1. 
A general sketch or site plan (such sketch or plan to show the area within two (2) lots in either direction from the lot on which the building permit is being sought);
2. 
A landscaping plan (for the subject property only); and
3. 
Building plans, elevations, detail drawings and specifications showing the nature, shape, size, square footage, height, elevations, materials, location and configuration of the building or structure for which the building permit is being sought (for the subject property only). The plans and other documentation herein so required for review by the Architectural Review Board are in addition to and not in lieu of such plans and other documentation as may be required for submission to the Building Official by the provisions of applicable ordinances of the City.
Sections R106.3.2 through R106.5 shall remain unchanged from the code text.
G. 
SECTION R108 FEES.
R108.1 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, have been paid.
R108.2 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.
Sections R108.3, R108.4 and R108.5 remain unchanged from code text.
R108.6 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.
H. 
SECTION R109 INSPECTIONS. Section 109 as written in the code is heretofore deleted and replaced with the following:
R109.1 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.
R109.2 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.
R109.3 Required inspections. The Building Official or his/her designee, upon notification, shall make inspections set forth in Sections R109.3.1 through R109.3.
R109.3.1 Footing and foundation. Footing and foundation inspections shall be made after excavation for footings are complete and any required reinforcing steel is in place. For concrete foundations, any required forms shall be placed 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. Due to the characteristics of the soils in the City of Frontenac, a soils Investigation by an approved agency is required for all new homes and additions to determine the bearing capacity of the soil and of the type of soil, including necessary corrective action to meet the requirements of this code for the proposed structure. A copy of the soils report shall be submitted to the Building Official.
R109.3.1.1 Elevation certificate. Prior to further construction an elevation and location certificate of the footing verifying compliance to the approved drawings is required to be submitted to the Building Official. Such certificate must be sealed and signed by a Missouri registered engineer or land surveyor.
R109.3.2 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.
R109.3.3 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.
R109.3.4 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 R-322 shall be submitted to the Building Official. Furthermore, compliance to Chapter 415 of the Frontenac Municipal Code is required.
R109.3.5 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.
R109.3.6 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.
R109.3.7 Energy efficiency inspections. Inspections shall be made to determine compliance with Chapter 11 and shall Include, but not be limited to, inspections for envelope insulation R and U values, fenestration U value. Efficiency of mechanical, plumbing and electrical systems shall be verified by St. Louis County in accordance with St. Louis County regulations.
R109.3.8 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.
R109.3.9 Special inspections. The Building Official may require special inspections for unusual design or complex structural items that may require specialized knowledge or equipment. The property owner will be responsible for hiring the special inspector, and the Building Official shall approve the special inspector based on submittal of documentation showing that the special inspector is qualified to perform the inspection. The cost of the special inspector shall be the responsibility of the property owner.
R109.3.10 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.
I. 
SECTION R110 CERTIFICATE OF OCCUPANCY.
R110.1 through R110.4 shall remain unchanged from the code text.
R110.5 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, in violation of the code. 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.
J. 
SECTION R112 MEANS OF APPEAL. Delete in its entirety and where referenced by this code, except in the case of an appeal to the ARB decision for which such appeal shall be in accordance with Chapter 505 of the Municipal Code of Frontenac.
K. 
SECTION R113 VIOLATIONS.
R113.1 through R113.3 shall remain unchanged from the code text.
R113.4 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.
R113.5 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 not less than one hundred dollars ($100.00) or more than one thousand dollars ($1,000.00).
L. 
R115 DEMOLITION.
R115.1 Permit required. Any person or entity desiring to demolish, wreck, raze, dismantle or otherwise destroy any structure or building within the City shall first obtain a permit from the Building Official authorizing the work to be performed, which permit shall be valid for a period of sixty (60) days from the date of issuance, and no demolition, wrecking, razing or dismantling shall take place unless and until such permit has been issued.
R115.2 Application for permit. Before the Building Official shall issue a demolition permit under this Section, the person or entity desiring to effect such demolition, wrecking, razing or removal of any building or structure shall make application in writing accompanied by the written consent of the owner of the property, if not the applicant, and by the written consent of the subdivision trustees, if the property is in a subdivision and consent is applicable and required. The application shall also set out the location and methods of the proposed work and state when the same shall be commenced. The application shall demonstrate that the applicant has made satisfactory provision, in the discretion of the Building Commissioner, for the following and that the following shall be conditions to and requirements of issuance of any permit under this Section:
1. 
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;
2. 
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;
3. 
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;
4. 
That all accumulations of rubbish or debris or other unsafe or hazardous conditions, including broken glass, timber products and nails, shall be removed expeditiously;
5. 
Compliance with the tree preservation regulations of the City of Frontenac, Chapter 425 of the Municipal Code of Frontenac, and the Stormwater Regulations, Chapter 506 of the Municipal Code of Frontenac; and
6. 
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.
R-115.3 Bond posting prior to the issuance of demolition permit. Any person or entity desiring to demolish, wreck, raze, dismantle or otherwise destroy any structure or building within the City shall be further required to post, for each such permit under this Section, a cash escrow, letter of credit or a bond, in a form suitable to the City, in an amount not less than one thousand five hundred dollars ($1,500.00) or a greater amount, as determined by the Building Official, with such amount sufficient to insure that all clearing, filling, backfilling and removal of debris, returning the site elevations to the original contour levels, seeding and/or sodding of bare dirt, stormwater and siltation controls can be properly completed or installed. Such bond shall be held, without interest, and shall not be released by the City until such restoration is complete or construction of a replacement structure or building has commenced.
R115.4 Permit and inspection fees. Before any permit is issued under this Section, there shall be paid to the City a permit fee in accordance with the fee schedule in Section 500.031.
R115.5 Inspections. Inspections under this Section shall be made by the Building Commissioner or his designee and a record of each such inspection shall be entered and maintained in the office of the Building Commissioner. The City does require as a minimum a pre-demolition inspection to verify that all siltation fencing and tree preservation fencing is in place and pre-fill inspection to verify that all debris is removed prior to filling the excavation and a final inspection.
R115.6 Emergency situations. The provisions of this Section relating to issuance of a permit prior to commencement of any demolition, wrecking, razing or removal of a building or structure shall not apply in case of emergency where public safety or health is endangered and such work may proceed immediately, subject thereafter to compliance with the conditions and requirements of Section 115.2 of this Section and followed by application for appropriate permits as soon as practicable after the work is initiated.
R115.7 Records and reports. It shall be the duty of the Building Official to keep a full complete record of all permits issued showing the date of issue, party to whom issued, location, and fees collected on account thereof, which fees shall be paid directly to the City.
R115.8 Compliance with applicable codes. In addition to compliance with the terms of this Section, demolition, wrecking, razing or removal of any building or structure shall comply with the Code of Ordinances of the City of Frontenac, including all applicable building codes. The Building Official shall deny approval of any demolition, wrecking, razing or removal which does not meet all minimum standards as set forth in the Code of Ordinances of the City of Frontenac.
M. 
R202 DEFINITIONS. A definitions are as written in the code and are unchanged except as modified herein:
STORY ABOVE GRADE PLANE
That portion of a building included between the surface of any floor and the surface of the floor next above it or, if there be no floor above it, then the space between such floor and the ceiling next above it. A basement shall be considered a story where the finished surface of the floor above the basement is:
a. 
More than six (6) feet above grade;
b. 
More than six (6) feet above the finished ground level for more than fifty percent (50%) of the total building perimeter; or
c. 
More than twelve (12) feet above the finished ground level at any point.
N. 
SECTION R301 DESIGN CRITERIA.
Table R301.2(1) Insert the following values for the corresponding design criteria:
Ground Snow Load
20 pounds per square foot
Wind Speed
115 miles per hour (51)
Seismic Design Criteria
C
Weathering
Severe
Frost Line Depth
30 inches
Termite
Moderate to heavy
Winter Design Temperature
6 degrees Fahrenheit
Ice Barrier Underlayment
Yes, required
Flood Hazard
Chapter 415 Municipal Code of Frontenac
Air Freezing Index
1,000
Mean Annual Temperature
55.2 degrees Fahrenheit
O. 
SECTION R302 FIRE-RESISTANT CONSTRUCTION.
R302.5.1 Opening protection. Openings from a private garage directly into a room used for sleeping purposes shall not be permitted. Other openings between the garage and residence shall be equipped with solid wood doors not less than one and three-eighths (1 3/8) inches (thirty-five (35) mm) in thickness, solid or honeycomb-core steel doors not less than one and three-eighths (1 3/8) inches (thirty-five (35) mm) thick, or twenty-minute fire-rated doors.
302.2 Townhouses. Common walls separating townhouses shall be assigned a fire-resistance rating in accordance with Section R302.2, Item 1 or 2. The common wall shared by two (2) townhouses shall be constructed without plumbing or mechanical equipment, ducts or vents in the cavity of the common wall. The wall shall be rated for fire exposure from both sides and shall extend to and be tight against exterior walls and the underside of the roof sheathing. Electrical installations shall be in accordance with Chapters 34 through 43. Penetrations of the membrane of common walls for electrical outlet boxes shall be in accordance with Section R302.4.
1. 
Where a fire sprinkler system in accordance with Section P2904 is provided, the common wall shall be not less than a one-hour fire-resistance-rated wall assembly tested in accordance with ASTM E119 or UL 263.
2. 
Where a fire sprinkler system in accordance with Section P2904 is not provided, the common wall shall be not less than a two-hour fire-resistance-rated wall assembly tested in accordance with ASTM E119 or UL 263, or, alternatively, the common wall may consist of two independent listed one-hour fire assembly walls if approved by the Building Official.
R302.7 Under-stair protection. The underside of stairs shall be covered with one-half-inch gypsum board or approved equivalent.
R302.11 Fire Blocking. This section shall be as written with the addition of a subparagraph 7 as follows:
7.
Mid-height wall fire blocking shall be required on all exterior and interior walls except to finished basement walls against the concrete foundation.
R302.13 Fire protection of floors. Floor assemblies that are not required elsewhere in this code to be fire-resistance rated shall be provided with a one-half-inch (twelve and seven-tenths (12.7) mm) gypsum wallboard membrane fire taped, five-eighth-inch; (sixteen (16) mm) wood structural panel membrane, or equivalent on the underside of the floor framing member. Penetrations or openings for ducts, vents, electrical outlets, lighting, devices, luminaires, wires, speakers, drainage, piping and similar openings or penetrations shall be permitted.
Exceptions:
1.
Floor assemblies located directly over a space protected by an automatic sprinkler system in accordance with Section P2904, NFPA 13D, or other approved equivalent sprinkler system.
2.
Floor assemblies located directly over a crawl space not intended for storage or fuel-fired appliances.
3.
Portions of floor assemblies shall be permitted to be unprotected due to mechanical rooms or similar areas where complying with the following:
3.1
The aggregate area of an unprotected floor area does not exceed one hundred (100) square feet per area or HVAC zone.
3.2
Fireblocking in accordance with Section R302.11.1 is installed along the perimeter of the unprotected portion to separate the unprotected portion from the remainder of the floor assembly.
4.
Areas of the floor assembly that are covered up by HVAC metal plenums, trunk lines and steel structural beams shall be considered protected if the drywall or structural panel stops to within one (1) inch of the listed items and the gap is appropriately fire stopped as approved by the Building Official.
5.
Wood floor assemblies using dimension lumber or structural composite lumber equal to or greater than two-inch-by-ten-inch (fifty and eight-tenths (50.8) mm by two hundred fifty-four (254) mm) nominal dimension, or other approved floor assemblies demonstrating equivalent fire performance.
P. 
SECTION R303 LIGHT, VENTILATION AND HEATING.
R303.4 Mechanical ventilation. Where the air infiltration rate of a dwelling unit is three (3) air changes per hour or less where tested with a blower door at a pressure of two-tenths (0.2) inch w.c (fifty (50) Pa) in accordance with Section N1102.4.1.2, the dwelling unit shall be provided with wholehouse mechanical ventilation in accordance with Section M1507.3.
R303.5.2 Duct penetrations. Ducts in the garage and ducts penetrating the walls or ceilings separating the dwelling from the garage shall be constructed of a minimum of No. 28 gauge (.378 mm) sheet steel or other approved material and shall not have openings into the garage.
Q. 
SECTION R309 GARAGES AND CARPORTS.
R309.5 Fire sprinklers. Private garages shall be protected by fire sprinklers where the garage wall has been designed based on Table R302.1(2), Footnote a, and the homeowner has opted to purchase a fire sprinkler system for their residence, as long as Missouri Revised Statutes 67.281 contains the language for this option rather than being required in accordance with the 2015 IRC. Sprinklers in garages shall be connected to an automatic sprinkler system that complies with Section P2904. Garage sprinklers shall be residential sprinklers or quick-response sprinklers, designed to provide a density of 0.05 gpm/ft2. Garage doors shall not be considered obstructions with respect to sprinkler placement.
R. 
SECTION R311 MEANS OF EGRESS.
R311 shall remain as written with the following addition:
R311.9 Exterior doors shall have approved landings, stairways or decks leading from the door. Cattle guards or fencing barricading door are not approved.
S. 
R314 SMOKE ALARMS.
R314.1 Smoke detection and notification. This section shall remain as written in the code text.
R314.2 Location. This section shall remain as written in the code text with the exception of one adding a paragraph 4 and 5 as follows:
4.
A smoke detector shall be required in all furnace rooms.
5.
Additional smoke detectors may be required by the code official if it is determined that the additional smoke detectors are necessary for the proper notification of the occupants in case of a fire.
R314.1 Townhouse automatic fire sprinkler systems. An automatic residential fire sprinkler system shall be installed in townhouses, in accordance with the Missouri Revised Statutes 67.281.
Exception: An automatic residential fire sprinkler system shall not be required where additions or alterations are made to existing townhouses that do not have an automatic residential fire sprinkler system.
R314.1 Design and installation. Automatic residential fire sprinkler systems for townhouses shall be designed in accordance with P2904 or NFPA 13D.
R314.2 One- and two-family dwellings automatic fire systems. A builder of a single-family dwelling or residence or multiunit dwellings of four or fewer units shall offer to any purchaser on or before the time of entering into the purchase contract the option, at the purchaser's cost, to install and equip fire sprinklers in the dwelling, residence, or unit. Notwithstanding any other provision of the law to the contrary no purchaser of such a single-family dwelling, residence, or multiunit dwelling shall be denied the right to choose or decline to install a fire sprinkler system in such dwelling or residence being purchased by any code, ordinance, rule, regulations, order, or resolution by any county or other political subdivision. Any county or other political subdivision shall provide in any such code, ordinance, rule, regulation, order, or resolution the mandatory option for purchasers to have the right to purchase fire sprinklers in connection with the purchase of any single-family residence or multiunit dwelling of four or fewer units.
Exception: An automatic residential fire sprinkler system shall not be required for additions or alterations to existing buildings that are not already provided with an automatic residential sprinkler system.
R314.2.1 Design and installation. Automatic residential fire sprinkler systems shall be designed and installed in accordance with Section P2904 or NFPA 13D.
T. 
SECTION R323 STORM SHELTERS.
R323.1 This section shall remain as written with the following exception:
Exception: A homeowner may elect to have a portion of the main dwelling serve as a safe room that does not meet the storm shelter requirements of ICC/NSSA - 500, however, the owner must submit to the Building Official in writing that he or she understands that the safe room that is being installed does not meet the recognized standard for storm shelters and that if the property is sold this will be disclosed to the new owner.
U. 
SECTION R602 WOOD WALL FRAMING.
R602.2 Grade. Studs shall be a minimum No. 2 stud grade or better. Utility grade studs are not permitted to be used for wall studs.
R602.5 Interior non-bearing walls. Interior non-bearing studs shall be permitted to be constructed of two-inch-by-four-inch studs spaced sixteen (16) inches on center. Interior non-bearing walls shall be capped with at least a single top plate. Interior non-bearing walls shall be fire blocked in accordance with Section R602.2.8. The Building Official may, due to unusual design or unusual circumstances, approve an alternative method of interior non-bearing wood wall construction.
R602.6 shall read as written in the code with the following subsection added:
R602.6.2 Drilling and notching of top plates, bottom plates and mid-span fireblocking. Notches and holes in top plates, bottom plates and mid-span fireblocking shall be properly sealed with fire caulking or other methods as approved by the Building Official.
R602.7.5 Headers shall be supported on each end with one or more jack studs or with approved framing anchors in accordance with Table R602.7(1) or R602.7(2). The full-height stud adjacent to each end of the header shall be end nailed to each end of the header with four - 16d nails (three and five-tenths (3.5) inches by one hundred thirty-five ten-thousandths (0.0135) inches). The minimum number of full-height studs at each end of the header shall be one (1) for header spans less than twelve (12) feet and two (2) for spans twelve (12) feet to sixteen (16) feet.
V. 
SECTION R905 REQUIREMENTS FOR ROOF COVERINGS.
R905.2.8.2 Valleys. Valley linings shall be installed in accordance with the manufacturer's instructions before applying shingles. Valley linings of the following types shall be permitted:
1. 
For open valleys (valley lining exposed) lined with metal, the valley lining shall be not less than twenty-four (24) inches (six hundred ten (610) mm) wide and of any of the corrosion-resistant metals in Table R905.2.8.2.
2. 
For open valleys, valley lining of two (2) plies of mineral surfaced roll roofing, complying with ASTM D3909 or ASTM D6380 Class M, shall be permitted. The bottom layer shall be eighteen (18) inches (four hundred fifty-seven (457) mm) and the top layer not less than thirty-six (36) inches (nine hundred and fourteen (914) mm) wide.
3. 
For closed valleys (valley covered with shingles), valley lining of one (1) ply of smooth roll roofing complying with a minimum of No. 15 felt complying with ASTM D 226 Type 1, ASTM D 4869 Type 1 or ASTM D 6757, or valley lining as described in Item 1 or 2 shall be permitted. Self-adhering polymer modified bitumen underlayment complying with ASTM D1970 shall be permitted in lieu of the lining material.
W. 
SECTION N1101 GENERAL.
N1101.1 Scope. This Chapter regulates the energy efficiency for the design and construction of buildings regulated by this code.
Any conflicts between the provisions in this Chapter and the St. Louis County Mechanical, Electrical and Plumbing energy regulations, the County regulations shall govern for mechanical, electrical and plumbing energy efficiency.
The code text "note" to this Section remains as written.
N1101.13 (R401.2) Compliance. Projects shall comply with one (1) of the following:
1.
1. Sections N1101.14 through N1104 (as amended).
2.
2. Sections N1105 and the provisions of Sections N1101.14 through N1104 labeled "Mandatory."
3.
3. An energy rating index (ERI) approach in Section N1106.
R1101.14 Certificate (Mandatory): delete.
X. 
SECTION N1102 (R402) BUILDING THERMAL ENVELOPE.
R1102 Table N1102.1.2 (R402.1.2) is amended as follows:
Climate Zone
Fenestra-tion U-Factorb
Sky-lightb U-Factor
Glazed Fenestra-tion SHGCb, c
Ceiling R-Value
Wood Frame Wall R-Value
Mass Wall R-Valuel
Floor R-Value
Basementc Wall R-Value
Slabd R-Value & Depth
Crawl Spacec Wall R-Value
1
NR
0.75
0.25
30
13
3/4
13
0
0
0
2
0.40
0.65
0.25
38
13
2/3
13
0
0
0
3
0.35
0.55
0.25
38
13
3
19
0
0
5/13
4 except Marine
0.40
0.55
0.4
38
20 or 13 + 5h
8/13
19
10/13
10, 2 ft
10/13
5 and Marine 4
0.32
0.55
NR
49
20 or 13 + 5h
13/17
30g
15/19
10, 2 ft
15/19
6
0.32
0.55
NR
49
20 + 5 or 13 + 10h
3/4
30g
15/19
10, 4 ft
15/19
7 and 8
0.32
0.55
NR
49
20 + 5 or 13 + 10h
19/21
38g
15/19
10, 4 ft
15/19
For SI: 1 foot = 304.8 mm.
a.
R-values are minimums. U-factors and SHGC are maximums. When insulation is installed in a cavity which is less than the label or design thickness of the insulation, the installed R-value of the insulation shall not be less than the R-value specified in the table.
b.
The fenestration U-factor column excludes skylights. The SHGC column applies to all glazed fenestration.
Exception: Skylights may be excluded from glazed fenestration SHGC requirements in Climate Zones 1 through 3 where the SHGC for such skylights does not exceed 0.30.
c.
"15/19" means R-15 continuous insulation on the interior or exterior of the home or R-19 cavity insulation at the interior of the basement wall. "15/19" shall be permitted to be met with R-13 cavity insulation on the interior of the basement wall plus R-5 continuous insulation on the interior or exterior of the home. "10/13" means R-10 continuous insulation on the interior or exterior of the home or R-13 cavity insulation at the interior of the basement wall.
d.
R-5 shall be added to the required slab edge R-values for heated slabs. Insulation depth shall be the depth of the footing or two (2) feet, whichever is less in Zones 1 through 3 for heated slabs.
e.
There are no SHGC requirements in the Marine Zone.
f.
Basement wall insulation is not required in warm-humid locations as defined by Figure N1101.10 and Table N1101.10.
g.
Or insulation sufficient to fill the framing cavity, R-19 minimum.
h.
The first value is cavity insulation, the second value is continuous insulation, so "13+5" means R-13 cavity insulation plus R-5 continuous insulation.
i.
The second R-value applies when more than half the insulation is on the interior of the mass wall.
j.
Exception: Unfinished basements may have up to a maximum of twenty percent (20%) of the total basement wall area exposed above the outside finished grade/ground level as uninsulated concrete foundation wall. The foundation wall area above the outside finished grade/ground level that may be uninsulated is determined by the formula [0.2 times the basement wall height of all walls (including insulated exterior frame walls for walkout basement and walls common to both basement and attached garages) times the perimeter of these basement walls]. In unfinished areas, the basement foundation wall insulation shall extend down to the basement floor slab or to a minimum of twenty-four (24) inches below outside finished grade when the grade is above the floor slab elevation.
R1103.1.1 Programmable Thermostats: Delete
R1104 (R404) Lighting Equipment: Delete
Y. 
Part V - Mechanical.
CHAPTER 12 MECHANICAL ADMINISTRATION
SECTION M1201 GENERAL
M1201.1 Scope. The provisions of Chapters 12 through 24 are hereby repealed, and the St. Louis County mechanical provisions for one- and two-family dwellings shall govern.
Z. 
Part VII - Plumbing.
CHAPTER 25 PLUMBING ADMINISTRATION
P2501 GENERAL
P2501.1 Scope. The provisions of Chapters 25 through 32 are hereby repealed, and the St. Louis County plumbing provisions for one- and two-family dwellings shall govern.
AA. 
Part VIII - Electrical.
CHAPTER 33 GENERAL REQUIREMENTS
E3301.1 Applicability. The provisions of Chapters 33 through 42 are hereby repealed, and the St. Louis County electrical provisions for one- and two-family dwellings shall govern.
APPENDIX K SOUND TRANSMISSION: Appendix K is hereby adopted by the City of Frontenac.
APPENDIX O Automatic Vehicular Gates: Is hereby adopted by the City of Frontenac.