[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.
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R102.5 through R102.7 shall remain unchanged from the code text.
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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.
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Electrical, gas, mechanical and plumbing. Work
that is exempt as identified in St. Louis County ordinances for electrical,
gas, mechanical and plumbing work.
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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.
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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.
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Section R105.2.3 shall remain as written in the code.
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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.
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R105.3.1 remains unchanged from code text.
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R105.3.1.1 is deleted in its entirety. Note flood damage prevention is regulated by Chapter 415 of the Municipal Code of Frontenac.
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R105.3.2 remains unchanged from code text.
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R105.3.3 Construction escrow or bond prior to the issuance of
building permits.
[Ord. No. 2014-1723 §2, 5-29-2014; Ord.
No. 2019-1905, 11-19-2019] | |||
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A.
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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.
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B.
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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.
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C.
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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.
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D.
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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).
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E.
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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.
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F.
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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.
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G.
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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.
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H.
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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.
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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.
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R105.3.5 Permitted construction to proceed dilegently
to completion.
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A.
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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.
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B.
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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.
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C.
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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.
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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.
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R105.4 remains unchanged from code text.
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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.
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R105.6 and R105.7 remains unchanged from the code text.
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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.
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R105.9 remains as written.
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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.
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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.
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Sections R106.3.2 through R106.5 shall remain unchanged from
the code text.
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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;
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.
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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.
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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.
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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.
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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.
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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.
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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.
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M.
STORY ABOVE GRADE PLANE
R202 DEFINITIONS. A definitions are as written in the
code and are unchanged except as modified herein:
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:
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.
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|
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.
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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.
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|
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.
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|
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.
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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.
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|
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.
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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:
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4.
|
A smoke detector shall be required in all furnace rooms.
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|
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.
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|
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.
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|
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.
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|
R314.1 Design and installation. Automatic residential
fire sprinkler systems for townhouses shall be designed in accordance
with P2904 or NFPA 13D.
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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.
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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.
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R314.2.1 Design and installation. Automatic residential
fire sprinkler systems shall be designed and installed in accordance
with Section P2904 or NFPA 13D.
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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.
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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.
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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.
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|
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.
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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.
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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.
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|
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.
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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.
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|
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.
