[CC 1997 §5-3; Ord.
No. 403 §1, 7-24-1989; Ord. No. 417 §2, 3-12-1990; Ord.
No. 491 §2, 12-13-1995; Ord. No. 547 §1, 9-8-1997; Ord.
No. 554 §1, 11-12-1997; Ord. No. 623 §1, 10-8-2001]
No wall, structure, building or part thereof shall be built,
enlarged, altered, placed or installed until plans of the structure
or building shall have been submitted to the Building Commissioner
or other designated official who shall issue a permit for the purpose
of construction if the plans are in accordance with the provisions
of this Title.
[CC 1997 §5-4; Ord.
No. 255 §4, 10-9-1967]
Building permits shall be in such form as may be prescribed
by the Building Commissioner and applications therefor shall be made
in writing upon forms or blanks issued by the Commissioner. All applications
shall state clearly and fully the work proposed to be done, the cost
thereof and shall contain such other information as may be required
by the Building Commissioner and by the terms of this Code or other
ordinances and shall be signed by the owner or his/her agent and filed
with the Building Commissioner. The Building Commissioner may require
that the application shall contain or be accompanied by a statement
in writing, sworn to before a notary public, giving the full name
and residence of the owner of the ground and building or structure
upon which it is proposed to do any work or, if the work is proposed
to be done or executed by any person other than the owner of the ground,
then the Building Commissioner may require a statement in writing,
sworn to as aforesaid, giving the full name and the residence of the
person so acting as agent, lessee or in any representative capacity
and that he/she is duly authorized by the owner to perform such work.
[CC 1997 §5-5; Ord.
No. 255 §5, 10-9-1967; Ord. No. 408 §§1 —
2, 9-11-1989; Ord. No. 764 §6, 11-13-2008]
A.
True
copies of so much of the plans and specifications as in the opinion
of the Building Commissioner may be required to illustrate features
of the construction and equipment of the building shall be filed with
the Building Commissioner; and such plans and specifications shall
conform to such rules and regulations as may be made by the Commissioner
from time to time regarding the material on which they are printed
and written and the manner in which they are prepared. The specifications
and plans shall be in duplicate, agree in every respect and shall
state the location within the City where the building or structure
is to be erected, altered or repaired and contain the name and address
of the owner, architect and builder.
B.
There
is hereby approved a single-family checklist enumerating the requirements
that must be displayed on all drawings for construction work on single-family
dwellings.
1.
Single-family check list. All drawings and all construction
work shall conform to the International Residential Code 2003 and
the relevant technical codes adopted by the City of Oakland.
a.
Requirements for submittals. (All plans must be drawn to
scale) Four (4) sets of the following information:
(1)
Site plan. Showing to scale the size and location
of all new and existing structures on the lot. Show location of septic
system and well if applicable.
(2)
Foundation plan.
(3)
Floor plan.
(4)
Wall sections. Showing all different conditions,
scale three-fourths (3/4) inch equals one (1) foot minimum.
(5)
Stair section(s).
(6)
Four (4) exterior wall elevations.
(7)
Plan and section three-fourths (3/4) inch equals one (1) foot
of fireplaces (masonry and prefabricated).
(8)
Truss plans. (If used must bear seal of engineer registered
in State of Missouri.)
(9)
Sealed plans. Four (4) copies of plans are
to be submitted for application for permit. Plans must be sealed by
a Missouri registered architect or engineer on each sheet. All plans,
calculations and specifications shall bear an original embossed or
inked seal and original signature of the engineer or architect on
the cover sheet in addition to any mechanically reproduced seals.
(10)
Zoning approval. Dwellings must be reviewed
and approved by City of Oakland Ordinance Enforcement Official for
compliance with zoning or other local ordinances prior to submittal.
(11)
Fire district approval. If required by the
City of Oakland Ordinance Enforcement Official, dwelling must be reviewed
and approved by the fire protection district prior to submittal.
2.
Grades.
a.
Finished grades at building to be a minimum of six (6) inches below
top of foundation for masonry walls and eight (8) inches below for
frame or brick veneer and shall be indicated on all exterior wall
elevations.
b.
Grade should be noted to slope away from foundation a minimum of
one-half (½) inch per foot for a distance of eight (8) feet
or to a swale. Indicate present and proposed finished grades for drainage
in relation to the established first (1st) floor level. Direction
of drainage shall be indicated with arrows on the site plan.
3.
Site plan.
a.
Indicate dimensions and location of structure on lot and lot dimensions.
b.
Site plan drawn to scale with scale shown.
c.
North directional arrow shown.
d.
Dimensions of front, side and rear yards.
e.
Front building line dimensioned.
f.
Size and location of easements on the lot and location of street.
g.
Show lot number, block number (if any), plat or addition to subdivision
number and recorded subdivision name.
h.
Engineer's seal is required on plot plan if structure is to be built
upon a special footing or foundation.
i.
Buildings located within a flood plain shall be in conformance with City of Oakland Ordinance Chapter 415 "Flood Damage Prevention" and all Federal Emergency Management Agency (F.E.M.A) regulations.
j.
Certified elevations. Buildings constructed in a
flood plain shall have the low sill elevation certified by a registered
engineer or registered land surveyor before approval of the foundation
inspection can be given.
4.
Footings.
a.
Without soil test or engineer's seal and calculations, the following
minimum sizes are required:
8" x 12" for garage walls supporting roof only.
8" x 20" for home with basement.
8" x 16" for home without basement.
8" x 22" for two-story frame residence.
8" x 24" for two-story masonry residence.
b.
All footings to be a minimum of two (2) feet six (6) inches below
finished grade.
c.
Interior integral footings with concrete slab minimum sixteen (16)
inches wide by twelve (12) inches deep, unless verified by calculations
for smaller size.
d.
Piers to extend a minimum of two (2) feet zero (0) inches into undisturbed
soil and at least thirty (30) inches below grade.
5.
Concrete.
a.
Minimum thickness of concrete floor slabs supported directly on the
ground is three and one-half (3½) inches. An approved vapor
barrier of 6-mil polyethylene with lapped joints of a minimum of six
(6) inches shall be placed below concrete floor slabs.
b.
Minimum compressive strength of concrete shall be:
2500 psi — basement slabs.
3000 psi — basement walls and foundation walls.
3500 psi — porches, walks, patios, steps, garage and carport
floor slabs and driveways.
c.
All concrete to be air-entrained per Table 1503.3.1.
6.
Foundations.
a.
All foundations minimum of eight (8) inches thick, keyed to footing.
b.
Porch haunches or brackets require reinforcing.
c.
One-half (½) inch round anchor bolt, placed a maximum of eight
(8) feet zero (0) inches o.c., set a minimum of eight (8) inches into
concrete required for anchoring of sill plates (2 x 4 minimum) around
entire foundation with nuts and one and one-half (1½) inch
washers provided. Sill plates to be grouted level.
d.
Dwellings supported on piers require pier plans drawn and sealed
by registered engineer.
e.
Dwellings constructed on fill shall be constructed on an approved
controlled fill. Soil testing, a soils report and engineering analysis
prepared by a qualified soils (registered) engineer will be required.
Certification by a registered engineer that the controlled fill is
in compliance with all structural design criteria is required.
7.
Slabs on grade. All slabs on grade, including, but
not limited to, garage floors, basement floors, porches, patios, walks
and steps, shall have the subgrade cleaned of all tree stumps, vegetation
and organic material.
8.
Structural framing.
a.
State size, weight and spacing of all steel beams and columns.
b.
Indicate direction of floor joists, size, spacing and fiber stress
of lumber shown.
c.
Size of wood headers and steel lintels indicated over each opening
in the exterior wall.
d.
Exterior walls to be minimum of 2 x 4 @ 16" o.c. or 2 x 6 @ 24" o.c.
e.
Indicate size, spacing, fiber stress and span of roof rafters and
ceiling joists. Indicate roof pitch.
f.
Trussed roofs to have sealed truss plans indicating spacing, roof
pitch for each span utilized, include girder trusses if utilized.
g.
All roof framing shall be designed to support the following minimums:
h.
Top chord or roof rafter: L.L. 20 pounds per square foot.
Bottom chord or ceiling joists: D.L. 10 pounds per square foot.
10.
Roofing.
a.
Indicate metal flashing at all roof intersections, roof and wall
intersections, intersection with chimneys, etc. Rolled roofing may
be substituted for metal flashing at all roof valleys.
b.
Roof sheathing. One-half (½) inch minimum
thickness where spacing of supports is sixteen (16) inches to twenty-four
(24) inches o.c. and the edges are blocked.
c.
Ninety (90) pounds (minimum) rolled roofing required on roofs of
less than two (2) on twelve (12).
d.
Built up roof required for flat roofs. Specify type.
e.
Roofing felt shall be installed to extend at least eighteen (18)
inches beyond a roof valley or hip from either direction.
11.
Asphalt and fiberglass shingle roofs — roof pitch.
a.
Two (2) and twelve (12) to less than four (4) and twelve
(12). Shingles to be laid with double coverage, shingles
are to be approved self-sealing types or hand sealed. Underlayment
of one (1) layer of 15# felt applied shingle fashion is required over
the entire roof. Two layers of 15# felt shall be provided from the
edge of the eaves up the roof to overlie a point twenty-four (24)
inches inside the interior wall line.
b.
Four (4) and fourteen (14) and greater. Two (2)
layers of 15# felt shall be provided from the edge of the eaves up
the roof to overlie a point twenty-four (24) inches inside the interior
wall line, with one (1) layer over the entire balance of roof area.
12.
Smoke detectors. An A.C. powered U.L. listed smoke
detector shall be located on each floor level in the vicinity of all
bedroom entrance doors. Floor levels that do not contain bedrooms
shall have the detector located at the ceiling near the stairway.
In split level residences a smoke detector installed on the upper
level shall suffice for the adjacent lower level provided the lower
level is less than one (1) full story below the upper level. If there
is an intervening door between the adjacent levels, a smoke detector
shall be installed on both levels. When more than one (1) detector
is required within the dwelling unit, the detectors shall be interconnected
so that an alarm will sound throughout the unit.
13.
Walls.
a.
Approved water-resistant gypsum backer board is required in bathtub
and shower areas.
b.
Interior finish materials shall not have a flame spread rating exceeding
two hundred (200).
c.
Brick veneer and masonry walls require non-corrosive metal wall ties
minimum twenty-two (22) ga. at sixteen (16) inches o.c. vertically
and thirty-two (32) inches o.c. horizontally (maximum).
14.
Insulation. Indicate type, thickness and "R" values
of all insulating materials. Exposed insulation shall have a flame
spread rating not greater than twenty-five (25) and smoke developed
rating of four hundred fifty (450) or less. All foam insulation shall
be properly protected.
16.
Draft stopping. Dropped ceilings below wood joists
or attached directly to wood floor trusses shall be draft stopped
at five hundred (500) square feet intervals and parallel to framing
members.
17.
Attic access. A twenty-two (22) inches by thirty
(30) inches minimum access opening required for attic areas which
have a clear height of over thirty (30) inches.
18.
Light and ventilation.
a.
Glass area in habitable rooms not less than eight percent (8%) of
floor area served. One-half (½) of this area available for
unobstructed ventilation.
b.
All bedrooms must have one (1) window meeting the following minimums:
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Maximum sill height — 44 inches
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Minimum clear width — 20 inches
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Minimum clear height — 24 inches
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Minimum area — 5.7 square feet
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Exceptions: Grade floor windows may have a
minimum net clear opening of five (5.0) square feet.
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Compliance with the above must be indicated by one (1) of the
following methods:
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(1)
A window schedule showing net window opening, net glass area
and window type and keyed to specific location in normal manner.
(2)
Net opening, net glass area and window type may be shown at
each location on the plans.
(3)
A specific manufacturer and its sizing code number may be indicated
at each location on the plans.
c.
Simply showing the rough frame opening for windows is specifically
not acceptable.
d.
Attic ventilation area is to be at least 1/150 of the area served.
Two (2) remote vents required for each (minimum).
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Exception:
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Where ventilators are provided at least three (3) feet above
the eaves or cornice vents, the vent area may be reduced by one-half
(½). Wind-driven ventilators may be utilized in conjunction
with soffit, cornice or gable end vents where it can be shown that
at least .02 cfm/square feet of attic area can be exhausted by a wind
of five (5) mph.
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e.
Foundation crawl spaces are to have a minimum clear heights of at
least eighteen (18) inches and be provided with at least two (2) vents.
The vent area shall be at least 1/150 of the area served.
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Exception:
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f.
Enclosed attic, rafter and crawl space areas may be ventilated by
a mechanical exhaust and supply air system of .02 cfm/square feet
of horizontal area. The ventilation systems shall operate when the
relative humidity exceeds sixty percent (60%) in the space.
g.
Toilet exhaust fans shall be vented through roof and terminate in
an approved vent cap.
h.
Kitchen range hood (when installed) vented to outside, through roof
and terminate in an approved vent cap.
i.
Indicate floor level and size of all windows on elevation sheet.
j.
Basements and utility rooms require ventilation air in the amount
of five (5) CFM/occupant or ten (10) CFM/room. Natural ventilation
may be substituted at the rate of one percent (1%) of the floor area
served.
19.
Glazing.
a.
Glazing in storm doors, doors intended for human passage, patio doors,
shower and bathtub enclosure walls, panels and doors to be fully tempered,
laminated safety, approved wired glass or approved shatter-resistant
plastic.
b.
Any glazing material adjacent to a door if the nearest vertical edge
of the glazing material is within twelve (12) inches of the door in
a closed position and if the bottom edge of the glazing material is
less than sixty (60) inches above the floor, it must be laminated
safety glass, fully tempered glass, approved wired glass or approved
shatter-resistant plastic.
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Exception: The following products and uses
are specifically exempt from the standard for architectural glazing
and materials:
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(1)
Louvers of jalousie doors.
(2)
Openings in doors through which a three (3) inch diameter sphere
is unable to pass.
(3)
Leaded glass or faceted glass panels.
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*
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Sloped glazing:
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*
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Single light. Shall consist of one (1) of the
following:
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(1)
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Laminated glass with thirty (30) mil polyvinyl butyral or;
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(2)
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Wired glass; or
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(3)
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Approved plastic; or
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(4)
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Heat-strengthened glass; or
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(5)
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Fully tempered glass.
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*
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Multiple light. Each light or layer shall consist
of one (1) of the materials listed above.
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*
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Screens are required to be installed below single lights of
heat strengthened and fully tempered glass. Screens shall be installed
below multiple lights which contain heat-strengthened glass, fully
tempered glass and wire glass as the bottom layer.
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Exception: Fully tempered glass at a slope
of more than sixty degrees (60°) and not over ten (10) feet above
the walking surface.
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*
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Screens shall be not more than four (4) inches below the glass
and not less than twelve (12) gauge one (1) inch by one (1) inch mesh
and designed to support the weight of the glass.
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20.
Garage — attached.
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*
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One-half (½) drywall on garage side of separating wall
to underside of roof sheathing or drywall garage ceiling and separating
wall.
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a.
Door between hours and garage one and three-fourths (1 3/4)inches
solid core door.
b.
Door sill raised at least four (4) inches above garage floor.
c.
Garage must have at least one (1) swinging exit door from garage
to the house or directly to the outside.
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Exception: Not required where the overhead
door is ten (10) feet or less in width.
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21.
Garage — basement or second story above.
a.
Walls, ceilings and floor separating garage from dwelling to be separated
by one (1) hour assembly or five-eighths (5/8) inch fire-resistant
drywall.
b.
Partitions separating garage from dwelling to be separated by one
(1) hour assembly (five-eighths (5/8) inch fire-resistant drywall
each side of stud).
c.
All beams and columns supporting such separations to be protected
by one (1) hour assembly or five-eighths (5/8) inch fire-resistant
drywall.
d.
Door between garage and dwelling to be one and three-fourths (1 3/4)
inch solid core and sill to be raised four (4) inches above garage
floor.
e.
Garage must have at least one (1) swinging exit door from garage
to house or directly to the outside.
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Exception: Not required where the overhead
door is ten (10) feet or less in width.
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22.
Plumbing.
a.
Downspouts are not to be connected to a sanitary sewer.
b.
Basement areaway drains and foundation drain tiles are not to be
connected to a sanitary sewer.
c.
Floor drain required for a water heater and within fifteen (15) feet
and in the same room.
d.
No lead solder is required on all copper water supply piping.
23.
Energy conservation.
24.
Heating and air-conditioning.
a.
Chimneys (masonry and metal) shall extend above room a minimum of
three (3) feet and two (2) feet higher than any portion of the building
within ten (10) feet horizontally.
b.
Gas vents to extend a minimum of three (3) feet above the roof and
at least two (2) feet higher than any part of the building within
ten (10) feet.
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Exception: U.L. listed vents may be installed
in accordance with their listing.
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c.
Fuel-burning appliances located in the garage shall be at least eighteen
(18) inches above the floor and protected from automobile impact unless
raised at least six (6) feet zero (0) inches above the floor.
d.
Clothes dryers shall be vented to the outside.
25.
Stairways and exits.
a.
Minimum clear width of entrance doorways is thirty-six (36) inches.
b.
Minimum clear width of stairways is thirty-six (36) inches.
c.
Minimum width of doors to stairways is twenty-eight (28) inches.
d.
Minimum clear height six (6) feet eight (8) inches above nosing.
e.
Note size of stringers (2 - 2 x 12 minimum).
* Indicate at least one (1) handrail on stair section (thirty
(30) inches to thirty-four (34) inches above nosing) inside dwelling
unit and thirty-four (34) inches to thirty-eight (38) inches outside.
f.
Maximum riser height eight and one-fourth (8¼) inches.
g.
Minimum tread nine (9) inches.
h.
Handrails to project not more than three and one-half (3½)
inches into required stairway width.
* Maximum allowable width of handrail is two and five-eighths
(2 5/8) inches when located inside the dwelling unit.
* Guards shall be provided on stairs to a height of thirty-six
(36) inches above the leading edge of the tread or along adjacent
walking surfaces. Open guards shall have intermediate longitudinal
rails and/or vertical balusters spaced less than six (6) inches apart.
i.
Stair winders must be nine (9) inches minimum tread at a point not
more than twelve (12) inches from the narrow end and at least six
(6) inches in width.
j.
Guards required around areaway (three (3) feet zero (0) inches high
minimum).
26.
Dampproofing.
a.
Basement walls and floors are to be treated to provide resistance
to the infiltration of water and properly reinforced to withstand
water pressure as necessary. Four (4) inch minimum gravel base and
vapor barrier required under floor slab.
b.
Wall dampproofing shall be installed from the top of the footing
to above grade level and of an approved bituminous material.
c.
Backfill shall be free of debris and large rocks, installed in lifts
and each lift compacted to fill all voids.
d.
Downspouts shall direct water away from the foundation so as to prevent
soil erosion.
27.
Fireplaces.
a.
Dimensions opening width and height.
b.
Minimum depth of masonry fire box to be twenty (20) inches.
c.
All combustibles to be a minimum of six (6) inches from opening.
Exterior fireplace wall surface to be at least four (4) inches from
combustibles.
d.
Indicate reinforcing in hearth haunch.
e.
Fireplace damper required and is to be a minimum of twelve (12) gauge
metal.
f.
Fireplace liner shall extend a minimum of four (4) inches into the
throat of a masonry fireplace.
g.
Masonry fireplace walls to be minimum thickness of eight (8) inches
including two (2) inches of fire brick or twelve (12) inches of unlined
solid masonry.
h.
Hearth and hearth extension to be a minimum of four (4) inches of
solid masonry.
i.
Hearth sizes:
(1)
Solid fuel with six (6) square feet of opening or more equals
one (1) foot eight (8) inches minimum and twelve (12) inches each
side.
(2)
Solid fuel with less than six (6) square feet of opening equals
one (1) foot four (4) inches minimum and eight (8) inches each side.
(3)
Gas fired — per manufacturers, U.L. and BOCA recommendations.
j.
All prefab metal fireplaces and stoves indicate make and model number.
Provide copy of manufacturer's installation instructions and proof
of testing by a nationally recognized testing agency or BOCA or NES
evaluation report.
28.
Minimum roof dimensions.
a.
All rooms or spaces used for living, eating or sleeping purposes
shall have a minimum clear height of seven (7) feet six (6) inches
and at least seventy (70) square feet of floor area. The minimum allowable
room dimension is to be seven (7) feet zero (0) inches.
b.
Kitchens, hallways, corridors, bathrooms and basement recreation
rooms shall have a minimum clear height of seven (7) feet zero (0)
inches measured to the lowest projection from the ceiling.
c.
Every dwelling unit shall have at least one (1) room containing not
less than one hundred fifty (150) square feet of floor area.
d.
Beams and girders that project not more than six (6) inches below
the required ceiling height are permitted when spaced four (4) feet
zero (0) inches or more apart.
e.
Minimum permitted clear height in unfinished basements is six (6)
feet eight (8) inches to lowest projection, including beams, ductwork,
pipes, etc.
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NOTE: While the aforementioned items cover the major points
for compliance with the Building Code, other items noted contrary
to the Building Code requirements or those needing clarification will
be indicated by the Plan Reviewer. Compliance with this list does
not necessarily meet all Building Code requirements.
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There is hereby approved a habitable residential additions checklist
enumerating the requirements that must be displayed on all drawings
for additions to habitable residences.
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29.
Habitable residential additions checklist.
a.
All drawings and all construction work shall conform to the most
recently adopted B.O.C.A. National Building Code, the B.O.C.A. National
Existing Structures Code and the C.A.B.O. One- and Two-Family Dwelling
Code.
b.
Submit four (4) separate copies of your plot (site) plan showing
the following:
(1)
An accurate, legible drawing drawn to scale that clearly depicts
the dimensions and angles of the property boundary lines;
(2)
The location of all building setback lines and easements;
(3)
The size and location of all existing structures on the lot
(including the new addition), the dimensions of the addition, and
its distance from the property lines and from adjacent, structures
on the lot;
(4)
The finished grade level at the foundation walls shall be at
least six (6) inches below the top of all foundations (eight (8) inches
for wood frame construction);
(5)
The finished grade must provide surface slope downward away
from the foundation at least one-half (½) inch per foot for
a distance of ten (10) feet, except where restricted by the property
line, to insure proper drainage away from the building. All areas
shall be sloped to lower elevations off of the lot or to drainage
structures on or near the lot. The direction of slope and/or drainage
shall be indicated with arrows on the plot plan;
(6)
Obtain zoning approval from the City of Oakland Ordinance Enforcement
Official.
c.
Submit four (4) complete sets of building plans.
Architectural plans should generally be drawn to the following
scales:
floor plans @ 1/4" = 1'-0"
elevations 2 1/4" = 1'-0"
sections and details @ 3/4" = 1'-0" or larger
d.
Roof framing:
e.
All plumbing and electrical work must be performed in accordance
with the City of Oakland codes and ordinances by licensed/bonded/certified
mechanics.
f.
All electrical fixtures (i.e., ceiling lights, wall receptacles,
switches, etc.) and plumbing fixtures to be installed (i.e., bathtubs,
lavatories, water closets, showers, etc.) shall be shown on the architectural
plans.
g.
It is the applicant's responsibility to check with other agencies
or jurisdictions concerning their requirements that may be affected
by the proposed addition. Contact the appropriate agencies such as
the St. Louis County Highway Department Fire Department, Metropolitan
St. Louis Sewer District, subdivision trustees, etc.
h.
The following minimum "R" values are required for insulation surrounding
heated spaces:
walls = R-13
ceilings = R-19
floors over crawl spaces = R-19
floors on concrete slabs = R-7 perimeter insulation
i.
Designate the "R" value of all insulation you propose to use on the
architectural plans.
[CC 1997 §5-7; Ord.
No. 255 §6, 10-9-1967]
If the matters mentioned in any application for a permit or
if the plans and specifications accompanying and illustrating the
same indicate to the Building Commissioner that the work to be done
is not in all respects in accordance with the provisions of this Code
and other ordinances of the City governing building, he/she shall
refuse to issue a permit until such applications, plans and specifications
shall have been made to conform in every respect to the requirements
thereof and when such application and plans and specifications conform
thereto, the Building Commissioner shall issue a permit and shall
file the application and shall apply to the plans and specifications
his/her official stamp, which shall imply that the plans and specifications
to which the same has been applied comply with the terms of this Code
and other ordinances. The one (1) set of plans and specifications
so stamped shall then be returned to such applicant.
