[Ord. No. 5025 § 2, 6-4-2007; Ord. No. 5191 §§ 1—2, 2-6-2012; Ord. No. 5419, 7-1-2019]
A.
The International Residential Code for One- and Two-Family Dwellings/2018,
along with the 2018 International Residential Code Errata first printing
dated August 2017, published by the International Code Council. Inc.,
is hereby adopted and by this reference made a part of this Chapter
as though set out in full herein.
B.
General Administrative Definitions. Throughout the International Residential Code for One- and Two-Family Dwellings, 2018 Edition, whenever the terms "jurisdiction" or "local jurisdiction" appear it shall be deemed to mean "the City of Richmond Heights," likewise whenever the term "department of building safety" appears it shall be deemed to mean "the City of Richmond Heights Building Department," wherever the terms "code official" or "building official" appear it shall mean the "Building Administrator of the City of Richmond Heights Building Department or the Director's duly authorized representative" and whenever the terms "code," or "this code," appear it shall be deemed to mean "the International Residential Code for One- and Two-Family Dwellings, 2018 Edition," likewise whenever the terms International Property Maintenance Code, International Mechanical Code, International Plumbing Code and International Electrical Code appears it shall be deemed to mean the International Property Maintenance Code as adopted in Section 500.030, International Mechanical Code as adopted in Section 500.050, National Electrical Code as adopted in Section 500.060 and Uniform Plumbing Code as adopted in Section 500.070 of the Recompiled Municipal Code of The City of Richmond Heights, as adopted herein with the additions, deletions and changes as prescribed in this Article.
[Ord. No. 5025 § 3, 6-4-2007; Ord. No. 5191 §§ 1,
3, 2-6-2012; Ord. No.
5419, 7-1-2019]
A.
The International Residential Code for One- and Two-Family Dwellings/2018, adopted in Section 500.090(A) above, is hereby amended in the following respects:
1.
Subsection R101.1, Title. (page 1): Insert "Richmond Heights,
Missouri."
2.
Subsection R101.2, Scope. (page 1): Delete the exception in
its entirety.
3.
Subsection R 102.7, (page 2): is hereby deleted and replaced
with the following:
R.102.7 Existing structures: The legal occupancy of any structure existing on the date of adoption of this code shall be permitted to continue without change, except as is specifically covered in this code, and Article II of Chapter 500 of Ordinance No. 4788 of the Recompiled Municipal Code of the City of Richmond Heights, Missouri, or the International Fire Code, or as is deemed necessary by the building official for the general safety and welfare of the occupants and the public.
4.
Subsection R105.2, Work exempt from Permit. Building: (page
3): Item #1 is amended to read as follows:
One-story detached accessory structures used as tool and storage
sheds, playhouses and similar uses, provided the floor area does not
exceed one hundred (100) square feet.
5.
Subsection R105.2, Work exempt from Permit. Building: (page
3) Items #2 and #3 are hereby deleted without substitution.
6.
Subsection R105.3.1.1 (page 5) is hereby deleted and a new Section
enacted to read as follows:
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R105.3.1.1 Determination of substantially improved or substantially
damaged existing buildings.
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(1)
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Requirements: An alteration to any structure shall conform to
the code requirements for a new structure and shall not result in
an increase in hazard to the occupants. Portions of the structure
not altered and not affected by the alteration are not required to
comply with the code requirements for a new structure except as specified
in this code.
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(2)
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Damaged structures: If a structure is damaged by fire or any
other cause, the renovation shall be considered an alteration and
comply with this code.
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(3)
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Alterations exceeding fifty percent (50%): If alterations or
repairs are to be made within any period of twelve (12) consecutive
months, costing in excess of fifty percent (50%) of the estimated
value of the structure, the requirements of this code for new structures
shall apply. At the discretion of the code official, alterations required
to resist earthquake loads may be phased as renovations to different
portions of a structure occur.
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(4)
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Damages exceeding fifty percent (50%): If the structure is damaged
by fire or any other cause to an extent in excess of fifty percent
(50%) of the estimated value of the structure before the damage was
incurred, this code's requirements for new structures shall apply.
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(5)
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Alterations under fifty percent (50%): If the cost of alterations
or repairs to be made within any period of twelve (12) consecutive
months is between twenty-five percent (25%) and fifty percent (50%)
of the estimated value of the structure, the code official shall determine
to what degree the portions so altered or repaired shall be made to
conform to the requirements for new structures to insure the safety,
health and general welfare of the occupants and the public.
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(6)
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Alterations under twenty-five percent (25%): If the cost of
alterations or repairs to be made within twelve (12) consecutive months
is twenty-five percent (25%) or less of the estimated value of the
structure, the code official shall permit the restoration of the structure
to its condition previous to damage or deterioration with the same
kind of materials as those of which the structure was previously constructed,
provided that such construction does not endanger the general safety
and public welfare and complies with the provisions of Chapter 9 for
existing roofs.
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7.
Subsection R106.1 Submittal documents (page 6) is deleted and
replaced with a new Subsection 106.1 to read as follows:
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R106.1 Submittal documents: The construction documents for new
construction, alteration, repairs, expansion, addition or modification
for buildings or structures shall be prepared by a registered design
professional. All construction documents shall be prepared by the
appropriate registered design professional consistent with the professional
registration laws of the State of Missouri. 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 Section 106.1.A
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Exceptions:
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(1)
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Miscellaneous structures related to buildings of one- and two-family
dwellings such as room additions, carports, garages, sheds and other
similar structures unless the code official determines a registered
design professional is needed to assure a safe construction design.
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(2)
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Work of a minor nature approved by the code official in accordance
with Section 105.2.
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8.
Subsection R106.1.A Application of Seals (page 6) is added to
read as follows:
Application of Seals: When construction documents are submitted
in accordance with Subsection R106.1, the application of seals and
signatures to those documents shall be required as follows:
All construction documents submitted with an application for
a building permit shall bear an original embossed or wet ink seal
and original signature on the front sheet of each discipline within
each set of construction documents;
or
The registered design professional for each discipline shall
place his/her original seal and signature upon the cover sheet of
each set of construction documents.
In addition, all other sheets of the construction documents,
other than specifications or calculations, shall bear the original
embossed, wet ink, or mechanically reproduced seals of the registered
design professional. Any addenda or modifications submitted for changes
to the construction documents shall also bear an original seal and
signature by the registered design professional. Such changes shall
be clearly indicated.
9.
Subsection R108.2 Schedule of permit fees (page 7): is amended
to read as follows:
On buildings, structures, electrical, gas, mechanical and plumbing systems or alterations requiring a permit, a fee for each permit shall be paid as required, in accordance with the schedule as established by Section 505.100 of Municipal Code.
10.
Subsection R109.1, (page 7) add the following to the end of
Section R109.1:
No work shall be done on any part of the building or structure
beyond the point indicated in each successive inspection without first
obtaining the written approval of the code official or his/her authorized
representative. Written approval shall be given only after an inspection
has been made of each successive step in the construction and all
code requirements or corrections are completed as indicated by each
of the inspections required. There shall be a final inspection and
approval of all buildings to be completed before occupancy as described
in Section R110.0 of the International Residential Code for One- and
Two-Family Dwellings. Failure to obtain a final inspection before
occupancy will constitute a violation of the Building Code, subject
to the penalties as described in Section R113.4. Reinforcing steel
or structural framework of any part of a building or structure shall
not be covered or concealed in any manner without first obtaining
the approval of the code official. The code official, upon notification
from the permit holder or his/her agent, in accordance with rules
of procedure posted in the office of the code official, and described
on the permit placard, shall make the following inspections and shall
either approve that Section or portion of the construction as completed,
or shall notify the permit holder or his/her agent that he/she has
failed to comply with the code. Minimum inspections required are as
follows:
11.
Subsection R109.1.1, (page 7) add the following to the end of
subsection R109.1.1:
A soil inspection is to be made after excavation for the structure
is complete and trenches for footings, column pads, piers, spread
footings, or other types of footings are ready for concrete. No concrete
is to be poured without this inspection.
A pier inspection shall be performed where special foundations
are required such as drilled and poured-in-place concrete piers, caisson
and driven piles of all types, the code official shall make at least
one (1) inspection and more if the size of the job warrants it.
Reinforcing materials required in the above cases shall be placed
to allow adequate inspections.
12.
Subsection R109.1.4, (page 7) add the following to the end of
Subsection R109.1.4:
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 fire rough-in
inspections have been posted by those inspection departments. No mechanical,
electrical or plumbing systems which are to be concealed shall be
covered before this inspection has been made and approved by the code
official.
13.
Subsection R109.1.6, (page 7): is hereby deleted and replaced
with the following:
R109.1.6, Final Building 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.
14.
Section R110 (pages 8) Certificate of Occupancy is hereby deleted
and replaced with the following:
Section R110 Residential Occupancy Permits are required as per Section 500.040 of Ordinance No. 4788 of the Recompiled Municipal Code of the City of Richmond Heights.
Subsection R110.1 Revocation: The building official shall, in
writing, suspend or revoke a certificate of occupancy issued under
the provisions of this code wherever the certificate is issued in
error, or on the basis of incorrect information supplied, or where
it is determined that the building or structure or portion thereof
is in violation of any ordinance or regulation or any of the provisions
of this code.
15.
Section R112 Board of Appeals (page 9) is hereby deleted in
its entirety and new Subsection
R112 Board of Appeals is added to read as follows:
R112.1 Application For Appeal: Any person shall have the right
to appeal a decision of the code official to the Board of Appeals.
An application for appeal shall be based on claim that the true intent
of this code or the rules legally adopted hereunder have been incorrectly
interpreted, the provisions of this code do not fully apply, or an
equivalent form of construction can and should be used.
R121.2 Membership Of Board: The Board of Appeals shall consist
of three (3) members, one (1) member appointed by the City, one (1)
member chosen by the appellant, and a third member mutually chosen
by the City and the appellant.
R112.3 Qualifications: Each member of the Board must be a design
professional registered with the State of Missouri as an architect
or engineer or as a builder or superintendent of building construction
with at least ten (10) years of experience, five (5) of which will
have been in responsible charge of work. The design professional,
builder or superintendent of construction must have experience in
designing, building or installing the systems, equipment or types
of construction which the appeal concerns.
R112.4 Chairperson: The board shall select one (1) of its members
to serve as chairperson.
R112.5 Disqualification Of Member: A member shall not hear an
appeal in which that member has any personal, professional or financial
interest.
R112.6 Secretary: The chief administrative officer shall designate
a qualified clerk to serve as secretary to the board. The secretary
shall file a detailed record of all proceedings in the office of the
chief administrative officer.
R112.7 Compensation Of Members: Compensation of members shall
be determined by law.
R112.8 Meetings: The board members shall be appointed within
thirty (30) days of an appeal being filed with the Building Administrator.
Credentials of the chosen members shall be exchanged between the City
and the applicant within the thirty-day period. If within the thirty-day
period the City and applicant have been unable to agree upon the third
board member, the two (2) chosen members shall choose a qualified
third member. If the two (2) board members are unable to reach agreement
upon a third member, the City Manager shall appoint the third qualified
member. In the case where the City Manager appoints the third member,
such appointed member must be a registered design professional with
at least ten (10) years experience in the design and construction
of the system, equipment or type of construction upon which the appeal
is based.
R112.9 Open Hearings: The appellant, the appellant's representative,
the code official and any person whose interests are affected shall
be given an opportunity to be heard.
R112.10 Procedure: The board shall adopt and make available
to the public through the secretary procedures under which a hearing
will be conducted. The procedures shall not require compliance with
strict rules of evidence but shall mandate that only relevant information
be received.
R112.11 Postponed Hearing: When three (3) members are not present
to hear an appeal, either the appellant or the appellant's representative
shall have the right to request a postponement of the hearing.
R112.12 Board Decision: The board shall only modify or reverse
the decision of the code official by a concurring vote of at least
two (2) members.
R112.13 Decision: Certified copies of the boards decision shall
be furnished to the appellant and the code official.
R112.14 Administration: The code official shall take immediate
action in accordance with the decision of the board.
R112.15 Court Review: Any person, whether or not a previous
party of the appeal, shall have the right to apply to the appropriate
court for a writ of certiorari to correct errors of law. Application
for review shall be made in the manner and time required by law following
the filing of the decision of the chief administrative officer.
16.
Subsection R113.4 Violation penalties: (page 9) is hereby deleted
and new Subsection 113.4 added, to read as follows:
Any person who shall violate a provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, construct, alter or repair a building or structure in violation of an approved plan or directive of the code official, or of a permit or certificate issued under the provisions of this code, shall be subject to the penalties set forth in Section 100.150 of Ordinance No. 4788, the Richmond Heights Municipal Code.
17.
Subsection R114.2 Unlawful continuance (page 9) is amended to
read as follows:
Any person who shall continue to 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).
18.
Subsection Table R301.2(1) (page 32) is hereby amended to read
as follows:
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TABLE R301.2(1)
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CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA
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Ground Snow Load: 20, Wind Speed (mph): 115, Topographic Effects:
No, Special wind region: No, Windborne debris zone: No, Seismic Design
Category: C, Weathering: Severe, Frost line depth: thirty (30) inches,
Termite: Moderate to Heavy, Winter Design Temp: twenty degrees Fahrenheit
(20° F.), Ice Barrier Underlayment Required: YES, Flood Hazards:
February 2015, Air Freezing Index: fifteen hundred (1,500) days, Mean
Annual Temp: fifty-five degrees Fahrenheit (55° F.).
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19.
Subsection R313.1 Townhouse automatic fire sprinkler systems
(page 75) is hereby amended by deleting the word shall and replacing
with may.
20.
Subsection R313.1.1 Design and installation (page 75) is hereby
amended by deleting the words: "Section P2904 or."
21.
Subsection R313.2 One- and two-family dwellings automatic fire
systems (page 75) is hereby amended by deleting the word "shall" and
replacing with "may."
22.
Subsection R313.2.1 Design and installation (page 75) is hereby
amended by deleting the words: "Section P2904 or."
23.
Subsection R319.1 Address numbers (page 81) is hereby amended
by adding to the end of this Section a new paragraph:
If there is an alley accessible by emergency responder vehicles,
whether privately or publicly owned and/or maintained, numbers shall
also be placed on the alley elevation of the premises on which the
house, building or structure is located. If there is a garage or carport
fronting on an alley, house numbers shall also be placed on the alley
elevation of the garage or carport.
24.
Subsection R401.3 Drainage (page 89) is hereby amended by deleting
it in its entirety and inserting a new Section to read as follows:
R401.3 Site Grading: The ground immediately adjacent to the
foundation shall be sloped away from the building at a slope of not
less than one (1) unit vertical in twelve (12) units horizontal (1:12)
for a minimum distance of eight (8) feet (2,438 mm) measured perpendicular
to the face of the wall or an approved alternate method of diverting
water away from the foundation shall be used. The procedure utilized
to establish the final ground level adjacent to the foundation shall
account for all additional settlement of the backfill.
R401.3.1 Erosion Protection: Where water impacts the ground
from the edge of the roof, downspout, scupper or other rainwater collection
or diversion device, provisions shall be made to prevent soil erosion
and direct the water away from the foundation.
R401.3.1.1 Enclosure Of Surface Water Runoff: Surface water
runoff concentrated into an enclosed pipe system shall not be discharged
closer than ten (10) feet from a property line without prior approval
of the code official.
Exception: This Section shall not apply to enclosed pipe storm
sewer systems twelve (12) inches or greater in diameter that are under
the jurisdiction of the St. Louis County Department of Highways and
Traffic.
25.
Section R703 Exterior covering (page 364) is hereby amended
by adding Subsections R703.18 and R703.19 to read as follows:
R703.18 Metal exteriors (page 380): Buildings with metal exterior
walls are required to have a minimum of forty-five percent (45%) glazed
area per floor.
Exception: Small storage buildings when used as an accessory
use in residential dwelling districts.
26.
Section R703.19 Wall finishes: (page 380) Exposed unpainted
concrete masonry units, or blocks are not permitted for exterior wall
finish.
27.
Chapters 12 through 43 (pages 495 through 782) are hereby deleted
in their entirety.
