City of Oakland, MO Residential Code

[Ord. No. 817 §1, 2-11-2013]

This Section shall be known as and may be cited as "The Residential Code."

Residential Code Adopted. A certain document, one (1) copy of which is on file in the office of the Code Enforcement Officer of Oakland, Missouri, being marked and designated as the International Residential Code, 2009 edition, including Appendices A through Q as amended, as published by the International Code Council, be and is hereby adopted as the Residential Code of the City of Oakland, in the State of Missouri, for regulating and governing the construction, alteration, movement, enlargement, replacement, repair, equipment, location, removal and demolition of detached one- and two-family dwellings and multiple single-family dwellings (townhouses) not more than three (3) stories in height with separate means of egress as herein provided; providing for the issuance of permits and collection of fees therefor; and each and all of the regulations, provisions, penalties, conditions and terms of said Residential Code on file in the office of the Code Enforcement Officer, 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 Subsections D through X of this Section.

Jurisdictional Title. Throughout the International Residential Code, 2009 edition, whenever the terms "name of jurisdiction" or "local jurisdiction" appear, it shall be deemed to mean Oakland, Missouri. Likewise, whenever the term "Department of Building Inspection" appears, it shall be deemed to mean the Code Enforcement Officer. Whenever the term "code" appears, it shall mean the International Residential Code/2009, as adopted herein.

Amendments To Chapter 1 — International Residential Code — Chapter 1-Scope and Administration.

R109.1 Types of inspections. For on-site construction, from time to time the building official, upon notification from the permit holder or his agent, shall make or cause to be made any necessary inspections and shall either approve that portion of the construction as completed or shall notify the permit holder or his or her agent wherein the same fails to comply with this code.

109.1.1 Pre-permit inspection. An inspection of the property shall be conducted prior to the issuance of a permit.

Exception: Interior work and work deemed to be minor in nature.

R109.1.2 Foundation inspection. Inspection of the foundation shall be made after poles or piers are set or trenches or basement areas are excavated and any required forms erected and any required reinforcing steel is in place and supported prior to the placing of concrete. The foundation inspection shall include excavations for thickened slabs intended for the support of bearing walls, partitions, structural supports, or equipment and special requirements for wood foundations.

R109.1.3 Plumbing, mechanical, gas and electrical systems inspection. Rough inspection of plumbing, mechanical, gas and electrical systems shall be made prior to covering or concealment, before fixtures or appliances are set or installed, and prior to framing inspection.

Exception: Back-filling of ground-source heat pump loop systems tested in accordance with Section M2105. 1 prior to inspection shall be permitted.

R109.1.4 Floodplain inspections. For construction in areas prone to flooding as established by Table R301.2(1), upon placement of the lowest floor, including basement, and prior to further vertical construction, the building official shall require submission of documentation, prepared and sealed by a registered design professional, of the elevation of the lowest floor, including basement, required in Section R322.

R109.1.5 Frame and masonry inspection. Inspection of framing and masonry construction shall be made after the roof, masonry, all framing, firestopping, draftstopping and bracing are in place and after the plumbing, mechanical and electrical rough inspections are approved.

R109.1.6 Other inspections. In addition to the called inspections above, the building official may make or require any other inspections to ascertain compliance with this code and other laws enforced by the building official.

R109.1.6.1 Fire-resistance-rated construction inspection. Where fire-resistance-rated construction is required between dwelling units or due to location on property, the building official shall require an inspection of such construction after all lathing and/or wallboard is in place, but before any plaster is applied, or before wallboard joints and fasteners are taped and finished.

R109.1.7 Final inspection. Final inspection shall be made after the permitted work is complete and prior to occupancy.

113.4 Violation penalties. Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or 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, shall be guilty of a code violation, punishable by a fine of 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.

Amendments To Chapter 3 — International Residential Code — Chapter 3-Building Planning.

TABLE R301.2 (1) CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA

GROUND SNOW LOAD "20 psf."

WIND DESIGN.

Speed "90 mph".

Topographic effects "No."

SEISMIC DESIGN CATEGORY "C."

SUBJECT TO DAMAGE FROM:

Weathering "Severe."

Frost line depth "30 inches."

Termite "Slight to moderate."

WINTER DESIGN TEMPERATURE "2°F."

ICE SHIELD UNDERLAYMENT REQUIRED "No."

FLOOD HAZARDS "FEMA initial identification date (March 15, 1974)," "FEMA FIRM effective date September 29, 1978."

AIR FREEZING INDEX "1,500 days."

MEAN ANNUAL TEMPERATURE "54°F."

R302.2 Townhouses. Each townhouse shall be considered a separate building and shall be separated by fire-resistance-rated wall assemblies meeting the requirements of Section R302.1 for exterior walls.

Exceptions:

A common 1-hour fire-resistance-rated wall assembly tested in accordance with ASTM E 119 or UL 263 is permitted for townhouses protected by a residential fire sprinkler system if such walls do not contain 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 installed in accordance with Chapters 34 through 43. Penetrations of electrical outlet boxes shall be in accordance with Section R302.4.

A common 2-hour fire-resistance-rated wall assembly tested in accordance with ASTM E 119 or UL 263 is permitted for townhouses not protected by an automatic residential fire sprinkler system if such walls do not contain 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 installed in accordance with Chapters 34 through 43. Penetrations of electrical outlet boxes shall be in accordance with Section R302.4.

R302.2.4 Structural independence. Each individual townhouse shall be structurally independent.

Exceptions:

Foundations supporting exterior walls or common walls.

Structural roof and wall sheathing from each unit may fasten to the common wall framing.

Non-structural wall and roof coverings.

Flashing at termination of roof covering over common wall.

Townhouses separated by a common 1-hour or 2-hour fire-resistance-rated wall as provided in Section R302.2.

R302.5.1 Opening protection. Openings from a private garage or carport directly into a room used for sleeping purposes shall not be permitted. Other openings between the garage and the residence shall be equipped with solid wood doors not less than 13/4 inches in thickness, solid or honeycomb core steel doors not less than 13/4 inches thick, or 20-minute fire-rated door.

R302.5.4 Man doors for detached garages. All detached garages shall be provided with an approved side swing-type egress door.

R302.11.1 Fireblocking materials. Except as provided in Section R302.11, Item 4, fireblocking shall consist of the following materials.

Two-inch (51 mm) nominal lumber.

Two thicknesses of 1-inch (25.4 mm) nominal lumber with broken lap joints.

One thickness of 23/32-inch (18.3 mm) wood structural panels with joints backed by 23/32-inch (18.3 mm) wood structural panels.

One thickness of 3/4-inch (19.1mm) particleboard with joints backed by 3/4-inch (19.1 mm) particleboard.

One-half-inch (12.7 mm) gypsum board.

One-quarter-inch (6.4 mm) cement-based millboard.

Batts or blankets of mineral wool or other approved materials installed in such a manner as to be securely retained in place.

R302.11.1.1 Batts or blankets of mineral or glass fiber. Batts or blankets of mineral or other approved non-rigid materials shall be permitted for compliance with the 10-foot (3,048 mm) horizontal fireblocking in walls constructed using parallel rows of studs or staggered studs.

R302.11.1.2 Mineral wool. Mineral wool batt insulation used as fireblocking shall fill the entire cross section of the wall cavity to a minimum height of 16 inches (406 mm) measured vertically. When piping, conduit or similar obstructions are encountered, the insulation shall be packed tightly around the obstruction.

R302.11.3 Penetrations of fireblocking. Penetrations through fireblocking shall be protected in an approved manner to maintain the integrity of the element penetrated.

R302.11.3.1 Non-metallic penetrations. Intumescent materials shall be installed at all penetrations where non-metallic materials penetrate assemblies.

R305.1 Minimum height. Habitable space, hallways, bathrooms, toilet rooms, laundry rooms and portions of basements containing these spaces shall have a ceiling height of not less than 7 feet (2,134 mm).

Exceptions:

For rooms with sloped ceilings, at least 50 percent of the required floor area of the room must have a ceiling height of at least 7 feet (2,134 mm), and no portion of the required floor area may have a ceiling height of less than 5 feet (1,524 mm).

Bathrooms shall have a minimum ceiling height of 6 feet 8 inches (2,032 mm) at the center of the front clearance area for fixtures as shown in Figure R307.1. The ceiling height above fixtures shall be such that the fixture is capable of being used for its intended purpose. A shower or tub equipped with a showerhead shall have a minimum ceiling height of 6 feet 8 inches (2,032 mm) above a minimum area 30 inches (762 mm) by 30 inches (762 mm) at the showerhead.

Beams and girders spaced not less than 4 feet (1,219 mm) on center may project not more than 6 inches (152 mm) below the required ceiling height.

R306.5 Hose bibb. Every dwelling shall be provided with two outside frostproof hose bibbs. Hose bibbs shall be installed so that the one is at or near the front of the building and the other is at or near the rear of the building. Hose bibbs shall be protected from backflow in accordance with the International Plumbing Code.

10.

R306.6 Floor drain. A floor drain shall be installed within 15 feet of and in the same room as the heating/cooling system(s) or hot water heater(s) and at the lowest floor level. The floor drain installations shall comply with the International Plumbing Code.

Exception. When the Building Commissioner determines that an equivalent form of protection is provided.

11.

R309.4 Automatic garage door openers. Automatic garage door openers, if provided, shall be listed in accordance with UL325.

R309.4.1 Egress doors for detached garages. Any detached garage that is provided with an automatic garage door opener shall also be provided with an approved side swing-type egress door.

12.

R310.1 Emergency escape and rescue required. Basements, habitable attics and every sleeping room shall have at least one operable emergency escape and rescue opening. Where basements contain one or more sleeping rooms, emergency egress and rescue openings shall be required in each sleeping room. Where emergency escape and rescue openings are provided, they shall have a sill height of not more than 44 inches (1,118 mm) above the floor. Where a door opening having a threshold below the adjacent ground elevation serves as an emergency escape and rescue opening and is provided with a bulkhead enclosure, the bulkhead enclosure shall comply with Section R310.3. The net clear opening dimensions required by this section shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. Emergency escape and rescue openings with a finished sill height below the adjacent ground elevation shall be provided with a window well in accordance with Section R310.2. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court that opens to a public way.

Exception:

Basements used only to house mechanical equipment and not exceeding total floor area of 200 square feet (18.58 m²).

Basements in existing residences that are converted to habitable space, exclusive of a bedroom, are not required to provide emergency escape and rescue openings.

When an addition is made to an existing residence, emergency escape and rescue shall be provided.

13.

R310.3.1 Opening force for bulkhead doors. The opening force to open a bulkhead door shall not exceed a 15-pound force. The door shall be set in motion when subjected to a 30-pound force. The door shall swing to a full-open position when subjected to a 15-pound force when applied to the latch side.

14.

R311.7.4 Stair treads and risers. Stair treads and risers shall meet the requirements of this section. For the purposes of this section, all dimensions and dimensioned surfaces shall be exclusive of carpets, rugs or runners.

15.

R311.7.4.1 Riser height. The maximum riser height shall be 73/4 inches (196 mm). The riser shall be measured vertically between leading edges of the adjacent treads. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch (9.5 mm). The variation in the height of adjacent risers shall not exceed 3/16 inch in any flight.

Exception: For alterations or additions to existing residential buildings, the maximum riser height shall be 8¼ inches. The riser shall be measured vertically between leading edges of the adjacent treads. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 0.375 inch.

16.

R311.7.4.2 Tread depth. The minimum tread depth shall be 10 inches (254 mm). The tread depth shall be measured horizontally between the vertical planes of the foremost projection of adjacent treads and at a right angle to the tread's leading edge. The greatest tread depth within any flight of stairs shall not exceed the smallest by more than 3/8 inch (9.5 mm). The variation between the depth of adjacent treads shall not exceed 3/16 inch in any flight. Consistently shaped winders at the walkline shall be allowed within the same flight of stairs as rectangular treads and do not have to be within 3/8 inch (9.5 mm) of the rectangular tread depth.

Exception: For alterations or additions to existing residential buildings, the minimum tread depth shall be 9 inches. The tread depth shall be measured horizontally between the vertical planes of the foremost projection of adjacent treads and at a right angle to the tread's leading edge. The greatest tread depth within any flight of stairs shall not exceed the smallest by more than 0.375 inch.

Winder treads shall have a minimum tread depth of 10 inches (254 mm) measured between the vertical planes of the foremost projection of adjacent treads at the intersections with the walkline. Winder treads shall have a minimum tread depth of 6 inches (152 mm) at any point within the clear width of the stair. Within any flight of stairs, the largest winder tread depth at the walkline shall not exceed the smallest winder tread by more than 3/8 inch (9.5 mm).

Exception: For alterations or additions to existing residential buildings, winder treads shall have a minimum tread depth of 10 inches measured as above at a point 12 inches from the side where the treads are narrower. Winder treads shall have a minimum tread depth of 6 inches at any point. Within any flight of stairs, the greatest winder tread depth at the 12-inch walk line shall not exceed the smallest by more than 0.375 inch.

17.

R312.3 Opening limitations. Required guards shall not have openings from the walking surface to the required guard height which allow passage of a sphere 4 inches (102 mm) in diameter. Guards shall not have an ornamental pattern that would provide a ladder effect.

Exceptions:

The triangular openings at the open side of a stair, formed by the riser, tread and bottom rail of a guard, shall not allow passage of a sphere 6 inches (153 mm) in diameter.

Guards on the open sides of stairs shall not have openings which allow passage of a sphere 43/8 inches (111 mm) in diameter.

18.

R313.2 One- and two-family dwellings automatic fire systems. A builder of one- or two-family dwellings or townhouses 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 or equip fire sprinklers in the dwelling or townhouse. Notwithstanding any other provision of law to the contrary, no purchaser of such a one- or two-family dwelling or townhouse shall be denied the right to choose or decline to install a fire sprinkler system in such dwelling or townhouse being purchased by any code, ordinance, rule, regulation, 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 choose and the requirement that builders offer to purchasers the option to purchase fire sprinklers in connection with the purchase of any one- or two-family dwelling or townhouse. The provisions of this section shall expire on December 31, 2019.

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.

Amendments To Chapter 4 — International Residential Code — Chapter 4-Foundations.

R403.1 General. All exterior walls shall be supported on continuous solid or fully grouted masonry or concrete footings, crushed stone footings, wood foundations, or other approved structural systems which shall be of sufficient design to accommodate all loads according to Section R301 and to transmit the resulting loads to the soil within the limitations as determined from the character of the soil. Footings shall be supported on undisturbed natural soils or engineered fill. Concrete footing shall be designed and constructed in accordance with the provisions of Section R403 or in accordance with ACI 332.

Every concrete spread footing that is sixteen inches or more in width shall contain a minimum of 2 #4 reinforcing bars located in the bottom one-third of the footing and a minimum of 2 inches from the bottom of the footing.

R404.1.2.2 Reinforcement for foundation walls. Concrete foundation walls shall be laterally supported at the top and bottom. Horizontal reinforcement shall be provided in accordance with Table R404.1.2(1). Vertical reinforcement shall be provided in accordance with Table R404.1.2(2), R404.1.2(3), R404.1.2(4), R404.1.2(5), R404.1.2(6), R404.1.2(7) or R404.1.2(8). Vertical reinforcement for flat basement walls retaining 4 feet (1,219 mm) or more of unbalanced backfill is permitted to be determined in accordance with Table R404.1.2(9). For basement walls supporting above-grade concrete walls, vertical reinforcement shall be the greater of that required by Tables R404.1.2(2) through R404.1.2(8) or by Section R611.6 for the above-grade wall. In buildings assigned to Seismic Design Category D0, D1 or D2, concrete foundation walls shall also comply with Section R404.1.4.2.

Every concrete foundation wall that is eight inches or more in width shall contain a minimum of 2 #4 reinforcing bars located at the top of the foundation and 2 #4 reinforcing bars located at the bottom of the foundation wall. Openings in foundation walls shall have a minimum of 2 #4 reinforcing bars located at the header of the opening.

Amendments To Chapter 24 — International Residential Code — Chapter 24-Fuel Gas.

G2420.5.1.1 Shutoff valves in basements. When it is impractical to locate a shutoff valve for a fireplace within 6 feet of the appliance, the shutoff valve may be located in the next floor below. The shutoff valve shall be clearly identified and shall be readily accessible (not concealed).

Amendments To Appendix A — International Residential Code — Appendix A-Sizing And Capacities Of Gas Piping.

Appendix A — Sizing and Capacities of Gas Piping is adopted without amendment.

Amendments to Appendix B — International Residential Code — Sizing of Venting Systems Serving Appliances Equipped with Draft Hoods, Category I Appliances, and Appliances Listed for Use with Type B Vents.

Appendix B - Sizing of Venting Systems Serving Appliances Equipped with Draft Hoods, Category I Appliances and Appliances Listed for Use with Type B Vents is adopted without amendment.

Amendments to Appendix C — International Residential Code — Exit Terminals of Mechanical Draft and Direct-Vent Venting Systems.

Appendix C — Exit Terminals of Mechanical Draft and Direct-Vent Venting Systems is adopted without amendment.

Amendments to Appendix D — International Residential Code — Recommended Procedure for Safety Inspection of an Existing Appliance Installation.

Appendix D — Recommended Procedure for Safety Inspection of an Existing Appliance Installation is adopted without amendment.

Manufactured Housing Used as Dwellings.

Appendix E — Manufactured Housing Used as Dwellings is adopted with the following amendment:

AE402.2 Location of Mobile Homes. No mobile or manufactured home shall be located on any property other than a designated mobile home park should such a mobile home park be created by the zoning authority of the City.

Amendments to Appendix F — International Residential Code — Appendix F-Radon Control Methods.

Appendix F — Recommended Procedure for Safety Inspection of an Existing Appliance Installation is adopted without amendment.

Amendments to Appendix G — International Residential Code — Swimming Pools, Spas and Hot Tubs.

Appendix G — Swimming Pools, Spas and Hot Tubs is adopted without amendment.

Amendments to Appendix H - International Residential Code - Patio Covers.

Appendix H — Patio Covers is adopted without amendment.

Amendments to Appendix I - International Residential Code - Private Sewage Disposal.

Appendix I — Private Sewage Disposal is adopted without amendment.

Amendments to Appendix J - International Residential Code - Existing Buildings and Structures.

Appendix J — Existing Buildings and Structures is adopted without amendment.

Amendments to Appendix K - International Residential Code - Sound Transmission.

Appendix K — Sound Transmission is adopted without amendment.

Amendments to Appendix L - International Residential Code - Permit Fees.

Appendix L — Permit Fees is deleted in its entirety.

Amendments to Appendix M - International Residential Code - Home Day Care- R3 Occupancy.

Appendix M — Home Day Care — R3 Occupancy is adopted without amendment.

Amendments to Appendix N - International Residential Code - Venting Methods.

Appendix N — Venting Methods is adopted without amendment.

Amendments to Appendix O - International Residential Code - Gray Water Recycling Systems.

Appendix O — Gray Water Recycling Systems is adopted without amendment.

Amendments to Appendix P- International Residential Code - Sizing of Water Piping System.

Appendix P — Sizing of Water Piping System is adopted without amendment.

Amendments to Appendix Q - International Residential Code - ICC International Residential Code Electrical Provisions/National Electrical Code Cross-Reference.

Appendix Q — ICC International Residential Code Electrical Provisions/National Electrical Code Cross Reference is adopted without amendment.