City of Valley Park, MO Property Maintenance Code

[R.O. 2013 §510.020; Ord. No. 1677 §1, 9-19-2005; Ord. No. 1721 §§1 — 2, 2-14-2007; Ord. No. 1723 §1, 2-14-2007; Ord. No. 1730 §1, 5-14-2007; Ord. No. 1735 §1, 7-16-2007; Ord. No. 2035, 7-15-2019; Ord. No. 2075, 2-16-2021]

The following addendum to the International Property Maintenance Code will be adopted as follows:

Chapter 1. Scope and Application

Section 101.1 Insert: "City of Valley Park."

Section 103.5 Insert: "Fee Schedule" as indicated in Section 500.090 of the Valley Park Missouri Municipal Code.

103.6.1 Inspections.

a. It shall be unlawful for any owner or agent of real property containing a dwelling unit or units to permit or allow any person to occupy the dwelling unit or part thereof for any purpose until a certificate of occupancy has been issued by the Code Official. Every owner, agent or manager of any dwelling unit shall inform the City whenever any portion of the building or dwelling unit becomes vacant or that a change of occupancy in the building or unit is imminent and an inspection may occur and the owner, manager or agent shall apply for an occupancy permit on such forms provided by the City. The City shall review the application which shall set forth names, ages and relationships for each proposed occupant, together with such identifying information that shall be required by the City. An inspection shall be performed under the provisions of this Article and, if compliance with this Section is made, an occupancy permit shall be granted to the owner or his/her agent setting forth the occupants' names, relationships and number of occupants allowable at the premises.

b. It shall be unlawful for any owner, agent or manager of a dwelling unit or units to knowingly make any false statements in the application for occupancy as to the names, ages, relationships, identification or number of occupants who will occupy the premises.

c. Any owner or agent of real property containing a dwelling unit who is denied an occupancy permit may challenge the denial of the occupancy permit before the Board of Adjustment of the City of Valley Park, Missouri, subject to the right of appeal to the St. Louis County Circuit Court.

Section 202.0 Definitions. Insert the following definitions:

"DWELLING UNIT": Insert after "A single unit" or household

"FAMILY": (see "HOUSEHOLD")

"HOUSEHOLD": An individual or group of individuals living together in a dwelling unit and sharing a common kitchen facility, household expenses and utilities; not including group quarters such as dormitories, fraternities, sororities, motels, hotels, rooming houses, or boarding houses.

"PUBLIC PLACE": Any enclosed indoor area used by the general public or serving as a place of work, including:

1. Any retail, commercial or industrial establishment;

2. Health care facilities, health clinics, or ambulatory care facilities, including, but not limited to, laboratories associated with health care treatment, hospitals, nursing homes, physicians' and dentists' offices;

3. Libraries, churches, educational facilities, day care facilities, museums, auditoriums and art galleries;

4. Any enclosed indoor place used for entertainment or recreation, including, but not limited to, gymnasiums, theaters, concert halls, arenas and swimming pools.

Chapter 3. General Requirements

Section 302 Exterior Property Areas

302. 2 Grading and drainage. All premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any structure located thereon. All open un-forested premises shall be maintained with acceptable vegetation free of noxious weeds and other non-cultivated growth at or below the required eight (8) inches of height in order to control erosion as required per Section 215.020 of the Valley Park Municipal Code.

Exception: Approved retention areas and reservoirs.

302.2.1 Discharge of drainage. All premises shall be maintained to prevent discharge of drainage in a manner which creates and causes a nuisance on adjacent properties or a public right-of-way. All discharge of drainage shall be absorbed onto the property of origin and located no less than fifteen (15) feet from property lines or public streets and walkways.

302. 3 Sidewalks and Driveways. All sidewalks, walkways, stairs, driveways, parking spaces, and similar areas shall be kept in a proper state of repair and maintained free from hazardous conditions. The occupants and/or owner of all premises shall maintain the exterior property in a way that does not increase the area of any driveway or parking area with materials other than pavement surface materials as required in Section 405.240 of the Valley Park Municipal Code, which includes concrete, asphalt or approved permeable surfaces. Existing driveways and parking areas made of gravel or any other aggregates shall not be extended in any direction and shall be maintained free of vegetation.

302. 4 Weeds Insert after "excess of" eight (8) inches.

Insert after "gardens" the following: No person having control of any lot of ground or any part of any lot or parcel of real estate within the City, such parcel consisting of more than one (1) acre, except those contained within the commercial districts as defined in Chapter 30 of the City Code, shall allow or maintain on such lot or parcel of real estate any growth of weeds to a height of over ten (10) inches within three hundred (300) feet of any public or private roadway or street or any other public or private improvement consisting of a building, outbuilding, wall, fence or drive:

(see Chapter 215, Nuisances, Article II, Weeds, High Grass or Other Vegetation, Section 215.020 of the Valley Park Municipal Code)

302.7.1 Temporary canopies. All exterior properties shall be free of temporary canopy structures for the housing of motor vehicles, trailers, boats, recreational vehicles, firewood or any other storage purpose. All membrane and temporary structures shall comply with the current version of the International Building Code, Chapter 31 "Special Construction" and the International Fire Code, Chapter 24 "Tents, Canopies and Other Membrane Structures."

Exception: Temporary membrane canopies designed for seasonal, recreational use only, with rigid metal frames which are properly secured to prevent destruction in event of wind, are under one hundred forty-four (144) square feet in size, and are properly maintained with coverings appropriately stored in the off season.

302.10 Exterior storage of firewood. All exterior property shall store firewood in a proper manner, including on racks located aboveground at least five (5) feet or more from structures. Firewood shall be stored behind the front property building line and shall not be in excess of three (3) full cords (4' deep, 4' high, and 8' wide each) or five (5) face cords (16" — 18" deep, 8' wide and 4' high each). Residential properties shall not be used for the production of firewood in mass quantities.

Section 304 Exterior Structure

304.10.1 Stair Dimension Tolerances. Treads and risers shall be significantly the same in depth or height so as to not create a trip hazard.

304.12 Delete in its entirety. Insert new Section to read as follows: Handrails and Guards. Every flight of stairs which is more than four (4) risers high shall have a handrail on at least one (1) side of the stair, and every open portion of a stair, landing or balcony which is more than thirty (30) inches (762 mm) above the floor or grade below shall have guards. Every handrail and guard shall be firmly fastened and capable of supporting normal imposed loads and shall be maintained in good condition.

304.12.1 Handrail and Guard Installations. The replacement or installation of handrails and/or guards shall be in accordance with the currently adopted applicable International Residential and/or Building Code.

304.13 Windows, Skylights, Doors and Door Frames. Every window, skylight, door and door frames shall be kept in sound condition, good repair and weathertight. Window frames must be solid without evidence of rust, rot or decay and must be capable of tightly securing the window. Every operable window must be supplied with window hardware including locks. If more than sixty percent (60%) of the windows in a unit or structure are in violation of the code and, in the opinion of the Code Official, must be replaced due to age or condition, then the owner shall replace all windows within that unit/structure.

304.13.1 Window Glazing. Window glazing must be clean and kept free of mud, dirt and other matter that reduces visibility.

304.13.2 Openable Windows. Every window, other than a manufactured fixed window, shall be easily openable and capable of being held in position by the originally intended means of window hardware.

304. 14 Insect Screens. Insert after "period from": April 15 — November 15.

Section 305 Interior Structure

305.4.1 Stair Dimension Tolerances. Treads and risers shall be significantly the same in depth or height so as to not create a trip hazard.

305.5 Delete in its entirety. Insert new Section to read as follows:

Handrails and Guards. Every flight of stairs which is more than four (4) risers high shall have a handrail on at least one (1) side of the stair, and every open portion of a stair, landing or balcony which is more than thirty (30) inches (762 mm) above the floor or grade below shall have guards. Every handrail and guard shall be firmly fastened and capable of supporting normal imposed loads and shall be maintained in good condition.

305.5.1 Handrail and/or Guard Installations. The replacement or installation of handrails and/or guards shall be in accordance with the currently adopted applicable International Residential and/or Building Codes.

Section 602.3 Insert: October 01 — May 15.

602.3 Occupiable workspaces: Insert: October 01 — May 15.

605.2 Delete in its entirety. Insert new Section to read as follows:

Receptacles. Every habitable space in a dwelling shall contain at least two (2) separate and remote receptacle outlets. Every laundry area shall contain at least one (1) grounded-type receptacle or a receptacle with ground fault circuit interrupter ("GFCI") protection. All receptacles in a bathroom shall be GFCI protected. Every bathroom shall have at least one (1) receptacle. All receptacles intended to serve the kitchen countertop shall be GFCI protected. All receptacles installed outdoors and in garages shall be GFCI protected.

Section 704.5 Insert the following new Section:

Section 704.5

Section 704.5 Carbon Monoxide Detectors

Section 704.5.1. Upon change of ownership or occupancy of any commercial building or structure which is heated by a fossil fuel powered heating unit fully contained within the interior of the building, or in which machinery or vehicles, which are powered by fossil fuels are operated, or in any other "public place" which is heated by a fossil fuel powered heating unit which is fully contained within the interior of the building, prior to issuance of an occupancy permit, not less than one (1) approved carbon monoxide detector must be installed in the room containing the heating unit and/or in the area in which machinery or vehicles are operated.

Section 704.5.2. Upon change of ownership or occupancy of a single-family residential building or structure which is heated by a fossil fuel powered heating unit fully contained within the interior of the building, or which contains an attached or enclosed garage, prior to issuance of an occupancy permit, not less than one (1) approved carbon monoxide detector must be installed outside the area of the sleeping rooms.

Section 704.5.3. The owner of every building within the City of Valley Park which is intended to be occupied for residential purposes by more than one (1) family and which is heated by a fossil fuel powered heating unit which is fully contained within the interior of the building, or contains an attached or enclosed garage, prior to issuance of an occupancy permit for an individual unit, shall install not less than one (1) approved carbon monoxide detector in the individual unit of said building.

Section 704.5.4. A carbon monoxide detector is deemed approved if it complies with all applicable State and Federal regulations and bears the label of a nationally recognized standard testing laboratory and meets the revised standards of at least UL2034 dated October 1, 1995, and subsequent revisions or equivalent.

Section 704.5.5. It shall be unlawful for any person to, in any way, make inoperable a carbon monoxide detector required under this Chapter, except that this provision shall not apply to any building owner, manager and/or agent of said building owner or manager in that normal procedure of maintenance including replacement of batteries.

Section 704.5.6. The owner of a building which is subject to the provisions of this Chapter shall supply, install, test per the manufacturer's specifications, and maintain required carbon monoxide detectors. The owner shall also supply all necessary equipment required for the operation of said detectors.