City of Frontenac, MO Building Code

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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 no. 2009-1610 § 1, adopted September 23, 2009, repealed sections 500.010 “adoption of boca national building code” and 500.020 “amendments to the boca national building code, 1999” and enacted new provisions set out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.

Section 500.010 Adoption Of International Building Code.

Section 500.020 Amendments to the International Building Code, 2015.

Section 500.010 Adoption Of International Building Code.

[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.

Section 500.020 Amendments to the International Building Code, 2015.

[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:

Building:

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.

Temporary motion picture, television and theatre stage sets and scenery.

Electrical, Gas, Mechanical and Plumbing. Work that is exempt as identified in St. Louis County Ordinances for electrical, gas, mechanical and plumbing work.

	105.2.1 Emergency repairs. Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the Building Official or applicable St. Louis County official.
	105.2.2 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 affecting the egress requirements 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.
	105.2.3 Remains unchanged from the code text.

	105.3 Application for a 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 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 identify the estimated cost of the work. 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 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.
	105.3.1 Remains unchanged from code text.
	105.3.2 Remains unchanged from Code text.

105.3.3 Construction escrow or bond prior to the issuance of building permits. [Ord. No. 2014-1723 §1, 5-29-2014; Ord. No. 2019-1905, 11-19-2019]
A.	Every contractor using public or private streets in the City in connection with the construction, alteration or repair of any 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 amount of five thousand dollars ($5,000.00) 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 Official, 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 the Finance Officer may otherwise determine, without interest. If a surety bond or letter of credit is posted in lieu of cash, it shall be filed with the Building Department on forms prescribed by the Building Official to secure against all damage and assure the removal of all debris as set forth above. Such bond of letter of credit 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 Building Official.
C.	The deposit required under Subsections (A) and (B) 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 Building Official, authorizing the City to draw on the proceeds of any bond or letter of credit 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 requirements of this Section shall not apply to:
	1.	Permits for interior remodeling when the cost of such construction is less than twenty thousand dollars ($20,000.00); or
	2.	Permits issued for the installation of fences.
E.	In the event that a project, for which a construction escrow or bond is required is subsequently abandoned the City may (in addition to any other remedies available to it) forfeit any remaining portion of the construction escrow or bond and transfer the same to the City's general revenues, provided it has previously made a reasonable effort to return the same to the contractor. As used herein the term "abandoned" shall mean that construction, alteration, repair activities have been discontinued for thirty (30) consecutive days, and the City has not been notified of an intent on the part of the contractor to resume such activities. As used herein the term "reasonable effort" shall mean sending written correspondence to the contractor at the last address provided to the City, in writing, by the contractor.
F.	If the project for which the construction escrow or bond is completed, but the contractor fails to schedule any required final inspection within thirty (30) days of receiving notice from the City that such inspection is required, then the City may (in addition to any other remedies available to it) forfeit any remaining portion of the construction escrow or bond and transfer the same to the City's general revenues. The City may (in addition to any other remedies available to it) also forfeit any remaining portion of the construction escrow or bond and transfer the same to the City's general revenues, if following a final inspection the contractor has failed to remedy any issues or defects disclosed during said inspection within thirty (30) days of receiving the notice of such issues/defects.
G.	If on a project site there is trash and debris, then after written notice, which can be by mail or e-mail, and at least twenty-four (24) hours for the site condition to be remedied, the City may utilize such portion of any construction escrow or bond to clean up, or cause the clean-up of, the site. Once notice has been provided under this Subsection, no future notice is required for any future clean-up activities on the project site should trash and debris be allowed to accumulate once again.

105.3.4 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 (if applicable) 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 signatures of the Architectural Review Board 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 Architectural Review Board, and his/her signatures, 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.

	105.3.5 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.

105.3.6 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.

	105.4 Remains unchanged from code text.
	105.5 Expiration. Suspension of permit. Any permit issued shall become invalid if the authorized work is not completed within six (6) months after issuance 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.
	105.6 and 105.7 Remains unchanged from the code text.

	105.8 Additional approval requirements. Prior to issuing any permit, the applicant shall demonstrate to the reasonable professional satisfaction of the Building Official that: [Ord. No. 2019-1890, 5-29-2019]
	(a)	The project satisfies the public safety requirement for adequate on-site vehicle parking as determined in accord with the standards specified in Article III of Chapter 405 of the City Code[1]; and
	(b)	The project provides reasonable and adequate measures to protect the public health and safety on site and on adjoining roadways with regard to the location and configuration of driveways to and from the site; and
	(c)	The site is designed to provide safe internal pedestrian and vehicle circulation and facilitate prompt access to and across the site by emergency vehicles; and
	(d)	The configuration of buildings and other improvements on the site provides adequate fire lanes and similar safety features for emergency access and response; and
	(e)	There is adequate remediation of adverse impacts, if any, on adjoining roadways by reason of traffic associated with the project so as to protect the public health and safety and avoid impediments to safe and efficient passage of emergency vehicles; and
	(f)	If the property fronts on a State right-of-way, Missouri State Highway Department approval is required; and
	(g)	Approval from the following agencies and departments when applicable: the Frontenac Fire Department, St. Louis County Department of Highways and Traffic, St. Louis County Department of Health, St. Louis County Department of Public Works, Metropolitan St. Louis Sewer District, utilities serving the site and other applicable agencies.

[1]

Editor's Note: See Ch. 405, Zoning Regulations, Art. III, Off-Street Parking and Loading Regulations.

SUBMITTAL DOCUMENTS.

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.

Exception:

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.

107.3 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.

107.3.1 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, shall be kept at the site of work and shall be open to inspection by the Building Official or a duly authorized representative.

	107.3.1.1 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 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 hereunder in the case of any residential building permit application, or such sketch or plan to show the area within five hundred (500) feet of the subject property in the case of any non-residential building permit application];
	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 107.3.2 through 107.5 shall remain unchanged from the code text.

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 2 DEFINITIONS. The following definitions are added to the existing definitions contained in the code:

WATER FLOW SAFETY FACTOR

See section 903.7.

WATER FLOW TESTS

See section 903.6.

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:

Extend below the frost line of thirty (30) inches.

Erected on solid rock. Shallow foundations shall not bear on frozen soil.

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

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

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.

	3303.6 Utility connections. Service utility connections shall be disconnected by the applicable utility and capped, if applicable, in accordance with approved rules and regulations of the authority having jurisdiction. Verification that utilities have been properly disconnected shall be in writing from the utility, and a copy of said documentation shall be submitted with the demolition permit application.
	3303.8 St. Louis County Health Department Approval. Prior to issuance of a demolition permit the applicant shall submit a copy of the approval for demolition from the St. Louis County Health Department.
	3303.9 Site restoration plan. A site restoration plan shall be submitted to the Building Official that must show in detail how the lot is to be restored, including removal of all debris, returning the site elevations to the original contour levels, sodding of bare dirt, stormwater and siltation controls, and the planting of trees and other landscape materials. Site restoration plans must include a completion date of no longer than thirty (30) days from issuance of a demolition permit. The Building Official may grant an extension of time, not to exceed thirty (30) days, based on inclement weather or some other undue hardship on the applicant, provided such hardship is not self-imposed.
	3303.10 Bond or escrow. Prior to issuance of a demolition permit the applicant shall furnish the City with a fifteen-hundred-dollar cash escrow or bond suitable to the City guaranteeing that the demolition will be completed and the site will be properly restored in accordance with this code in the allowed time period. The Building Official may require a higher amount of money if it is determined that a greater amount is required for clearing debris, hauling away debris, and restoring the site to the original elevation and seeding or sodding the area and providing appropriate erosion control.
	3303.11 Emergency situations. If the building or structure is so damaged or deteriorated that there is imminent danger to public safety the demolition may proceed immediately without first obtaining a permit if all utilities have been disconnected and verified by the property owner. However, a permit must be obtained within three (3) days of said demolition. Emergency demolition does not relieve the property owner from adhering to the requirements of this Section.
	3307 PROTECTION OF ADJOINING PROPERTIES.
	3307.1 Protection required. Adjoining public and private property shall be protected from damage during construction, remodeling, and demolition work. Protection must be provided for footings, foundations, party walls, chimneys, skylights and roofs. Provisions shall be made to control water runoff and erosion during construction or demolition activities. The person making or causing an excavation to be made shall provide written notice to the owners of the adjoining buildings and properties advising them that the excavation is to be made and that the adjoining buildings should be protected. Said notice shall be delivered not less than ten (10) days prior to the scheduled starting date of the excavation. The notice shall include a request for a license or easement, if necessary, to enter any affected lot, building or structure prior to the commencement of work and at reasonable intervals during the work to inspect and preserve the lot, building or structure from damage. If the owner of said lot or property refuses to issue a license, then the applicant shall give notification in writing to the owner and the Building Official that the responsibility is that of the property owner.
	3307.2 Street cleaning. Mud and debris on streets caused either directly or indirectly by construction or demolition shall be removed. This maintenance must be performed at all times during construction and demolition. The responsibility for ensuring that the streets leading to and from the construction site are kept clean will be with the owner of said property and the contractor thereof. Failure to comply with this Section will result in a violation subject to the penalties specified in Section 114 or being served with a stop work order per Section 115, or both.
	3307.3 Approved siltation control shall be established to prevent silt from entering neighboring property.
	APPENDIX A EMPLOYEE QUALIFICATIONS. Appendix A is not adopted by the City of Frontenac.
	APPENDIX B BOARD OF APPEALS. Appendix B is not adopted by the City of Frontenac.
	APPENDIX C GROUP U - AGRICULTURAL BUILDINGS. Appendix C is not adopted by the City of Frontenac.
	APPENDIX D FIRE DISTRICTS. Appendix D is not adopted by the City of Frontenac.
	APPENDIX E SUPPLEMENTARY ACCESSIBLITLY REQUIREMENTS. Appendix E shall be adopted as written in the code.
	APPENDIX F RODENT PROOFING. Appendix F shall be adopted by the City of Frontenac as written in the code.
	APPENDIX G FLOOD-RESISTANT CONSTRUCTION. Appendix G is not adopted by the City of Frontenac. The City's flood damage prevention ordinance shall regulate flood-resistant construction.
	APPENDIX H SIGNS. Appendix K is not adopted by the City of Frontenac. The Frontenac sign ordinance shall regulate the design and regulations for signs.
	APPENDIX I PATIO COVERS. Appendix I is not adopted by the City of Frontenac.
	APPENDIX J GRADING. Appendix J is not adopted by the City of Frontenac. The stormwater regulations (Chapter 506 of the Municipal Code of Frontenac) provisions and flood damage prevention requirements (Chapter 415 of the Municipal Code of Frontenac) of the City shall govern.
	APPENDIX K ELECTRICAL. Appendix H is not adopted by the City of Frontenac. The electrical code as identified in Section 101.4.1 of this code shall govern.
	APPENDIX L EARTHQUAKE RECORDING INSTRUMENTATION. Appendix L is not adopted by the City of Frontenac.
	APPENDIX M TSUNAMI-GENERATED FLOOD HAZARDS. Appendix M is not adopted by the City of Frontenac.