[R.O. 2009 §505.010; Ord. No. 36, 10-3-1939; Ord. No.
512 §1, 8-12-1997; Ord. No. 678 §1, 7-10-2003; Ord. No. 731 §1, 10-12-2004; Ord. No. 879 §1, 2-8-2010; Ord.
No. 883 §1, 4-12-2010; Ord. No. 885 §5, 6-14-2010]
A.
Purpose — Scope — Permit Requirements And Limitations.
1.
This Section shall be construed and enforced in conjunction with
all ordinances and regulations enacted or promulgated for purposes
of historic preservation given the City's status as a Certified Local
Government and a historic community on the National Register of Historic
Places.
2.
In the event of a discrepancy or conflict between the requirements
set forth in this Section and any ordinance or regulation enacted
or promulgated for purposes of historic preservation, then the most
restrictive provision shall govern.
3.
No person, firm or corporation may build, lay, repair, construct,
reconstruct, replace, cover or seal any sidewalk or driveway or curbing
of any street within the City without first obtaining approval of
the City Historic Preservation Commission and a building permit from
the City Building Commissioner.
4.
Widening of driveway apron entrances from the street will not be
allowed unless specifically approved by both
5.
Driveway expansion will not be allowed unless specifically approved
by both
B.
Total Replacement Of Driveway Aprons, Intersecting Sidewalks Or Driveways
— Permit And 18x18 Samples Required.
1.
Samples. As part of the permitting process, all
applicants shall submit an 18x18 sample of the material for the proposed
work. All work shall be completed in strict compliance with the material
sample approved by the City.
2.
Aprons and curbs. All driveway apron replacement
adjacent to existing exposed aggregate streets are to be exposed aggregate
concrete. No white or gray concrete is acceptable.
3.
Intersecting sidewalks (between apron and driveway). Any person replacing or reconstructing the driveway apron or the
portion of the driveway adjacent to an intersecting sidewalk shall
also be required to replace or reconstruct the intersecting sidewalk.
Intersecting sidewalks shall be provided as part of the driveway on
all properties within the City; all such intersecting sidewalks shall
be the width as required by the City and shall be between the driveway
and the apron. Intersecting sidewalks shall be composed of concrete
exposed aggregate. All intersecting sidewalks shall be isolated between
apron and driveway with one-half (½) inch construction joints.
No white or gray concrete is acceptable.
4.
Driveways. Concrete exposed aggregate shall be required
for replacement of all driveways. No white or gray concrete is acceptable.
5.
Asphalt driveways. Asphalt driveways that are a
minimum thirty (30) feet in linear length or greater may be replaced
with an asphalt surface with the approval of the Pasadena Hills Historic
Preservation Commission in accordance with the standards of the Department
of Interior and policies and regulations promulgated by the Commission.
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However, notwithstanding the provisions of this Section, the
intersecting sidewalk and driveway apron of any asphalt driveways
shall be concrete exposed aggregate.
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C.
Repair Of Driveway Aprons, Intersecting Sidewalks Or Driveways —
Permit And 18x18 Samples Required.
1.
Samples. As part of the permitting process, all
applicants shall submit an 18x18 sample of the material for the proposed
work. All work shall be completed in strict compliance with the material
sample approved by the City.
2.
Defective defined. For purposes of this Section,
an area of a driveway, apron, sidewalk or curb shall be considered
"defective" if it is subject to loose or broken pieces, cracks with
a width of three-eighths (⅜) inch or more and length of twelve
(12) inches or more, concrete sections with excessive cracks of any
size, uneven surface, "trip hazards" with a difference in surface
level of at least one (1) inch, or a combination of such deficiencies.
3.
Aprons and curbs. Driveway aprons and curbs may
be repaired instead of replaced or reconstructed if the driveway apron
or curb is less than twenty-five percent (25%) defective. All driveway
apron repairs or partial replacement shall be exposed aggregate concrete.
No white or gray concrete is acceptable.
4.
Intersecting sidewalks. All defects in intersecting
sidewalks shall be repaired. If an intersecting sidewalk is subject
to defects in at least twenty-five percent (25%) of the area of the
intersecting sidewalk, the intersecting sidewalk shall be totally
replaced. All repairs and/or partial replacement shall be exposed
aggregate concrete. All patchwork to be isolated between apron and
driveway with one-half (½) inch construction joints. No white
or gray concrete is acceptable.
5.
Driveways. Driveways may be repaired instead of
replaced or reconstructed if the driveway is less than fifty percent
(50%) defective. All driveway repairs and partial replacement sections
shall match the existing concrete in color and texture as much as
possible. Pigmented concrete to match the previous concrete color
and texture or use of Merrimac stone color pigment may be allowed
and will be reviewed and approved by the Pasadena Hills Historic Preservation
Commission in accordance with the standards of the Department of Interior
and policies and regulations promulgated by the Commission. No white
or gray concrete is acceptable.
6.
Asphalt driveways. Driveways may be repaired instead
of replaced or reconstructed if the driveway is less than fifty percent
(50%) defective.
D.
House Sidewalks, Steps, Platforms And Patios. House sidewalks,
steps, platforms and patios may be repaired instead of replaced or
reconstructed if such area is less than twenty-five percent (25%)
defective. Concrete exposed aggregate, tinted concrete, as outlined
in Subparagraph (B)(3) above, clay tile, brick and flagstone are all
acceptable materials, all subject to Pasadena Hills Historic Preservation
Committee approval. Installation details and samples are required
as part of the permit approval process. Permits will be required.
E.
Specifications For Repairs, Replacement, Construction And Reconstruction.
3.
Driveway portion. Shall comply with the following
requirements:
a.
5" thick #3500 concrete
b.
Control joints maximum 15'-0" apart, joints to be at practical termination
points
c.
Minimum 3" drainable sub-grade, uniformly graded
d.
Crown or cross slope shall be minimum ⅛" per ft. for proper
drainage
e.
6x6 #10 mesh reinforcing
f.
Coarse broom finish (if tinted concrete is used)
4.
Concrete mix for apron and curbs, intersecting sidewalk and driveway
shall comply with the following requirements:
5.
Repair of existing concrete.
a.
Fill cracks with driveway-appropriate mortar which matches the color
of the adjacent existing driveway as much as possible.
b.
Replace broken pieces of the driveway with 3000# PSI concrete which
matches the color and texture of the adjacent existing driveway as
much as possible. A minimum 3" drainable compacted base is required.
6.
Repair of existing bituminous paving.
a.
Fill cracks with driveway-appropriate asphalt which matches the color
of the adjacent driveway as much as possible.
b.
Replace broken pieces of the driveway with driveway-appropriate bituminous
paving mix which matches the color and texture of the adjacent existing
driveway as much as possible. A 5" minimum thickness and properly
compacted drainable base are required. Joints shall be filled against
the adjacent existing paving.
7.
Recoating of existing bituminous paving. Recoating
of existing bituminous paving with an appropriate driveway sealer
is allowed and does not require a permit provided the work complies
with the other requirements of this Section.
8.
New bituminous for entire driveway.
a.
New bituminous driveways will not be allowed where such driveway
is adjacent to existing streets and sidewalks which are exposed aggregate
concrete or similar material.
b.
If a new bituminous driveway is permitted, the existing bituminous
paving shall be removed and replaced with new driveway-appropriate
bituminous mix, 5" minimum thickness with properly compacted drainable
base. The driveway area shall not be enlarged or expanded.
F.
Violations — Enforcement — Completion Deposit.
1.
If, upon inspection, the driveway, entrance apron, sidewalk or curb
improvements do not conform to the specifications set forth herein
or do not conform to the concrete sample submitted, the Building Commissioner
shall place a "Stop Work" order on the work immediately. The work
already completed shall be replaced with work that conforms to the
specifications and the concrete sample provided with the application
for permit.
2.
The property owner seeking a permit for improvements or repairs to
the driveway, entrance apron, sidewalk or curb shall be required to
pay funds to the City, to be held in escrow by the City, to ensure
the completion of the work in conformance with the specifications
and permit conditions.
G.
Any
decision or order of the Building Commissioner in the enforcement
of this Section may be appealed to the Board of Adjustment in accordance
with the procedures for appeal of administrative decisions.
[R.O. 2009 §505.020; Ord. No. 85 §§1 — 3, 11-25-1963]
A.
The
installation of permanent air-conditioning units, other than room
coolers not exceeding one and one-half (1½) ton capacity, on
the side or front of any building in the City of Pasadena Hills is
hereby prohibited, except upon special permission for such installation
by the Building Commissioner.
Provided, that the provisions of this Section shall not apply
to room coolers of one and one-half (1½) ton capacity or less
or to installation of permanent air-conditioning equipment directly
in the rear of any dwelling, flat or apartment building.
B.
Any
persons desiring to install such permanent outside air-conditioning
unit on the side or front of a building shall make application for
a permit to the Building Commissioner of the City of Pasadena Hills
showing the location of such unit with reference to the building,
giving the name and size of the unit together with any other information
required by the Building Commissioner and shall also show the distance
from such location to the adjoining side lot line.
Upon receipt of such application, the Building Commissioner
may, at his/her discretion, grant such application provided the same
shall receive the approval and consent of at least two (2) members
of the Board of Aldermen of the City of Pasadena Hills.
C.
The
application for the above permit for installation of permanent outside
air-conditioning unit which is not located directly in the rear of
any dwelling, flat or apartment building shall be accompanied by a
permit fee of five dollars ($5.00) and failure to obtain such permit
before installing such permanent outside air-conditioning unit on
the side or front of any home shall constitute a violation.The owner
of such home shall be punished by a fine of not less than one dollar
($1.00) nor more than fifty dollars ($50.00) for each offense and
each day such unit shall be maintained or operated without a permit
shall constitute a separate offense.
Provided, that nothing in this Section shall prevent an adjoining
owner of property from bringing civil action for the removal of such
installation when the same is made without a permit as herein provided.
[R.O. 2009 §505.030; Ord. No. 250 §1, 4-14-1980]
Notwithstanding anything contained in Chapter 321, RSMo., regarding
the regulatory authority of the fire protection districts as to chimneys
and flues; also notwithstanding the fact that the County Building
code (adopted by the City) contains provisions further regulating
chimneys or flues in the City, no chimney or flues of Pasadena Hills
shall be constructed for any purpose unless the materials of which
they are constructed shall be of brick, stone or stucco on brick,
on concrete, on cinder, concrete block, on hollow tile or on metal
lath; none of such walls constituting the outer structures of the
chimneys or flues shall be of less thickness than six (6) inches,
exclusive of the fireproof, approved material or pipe in which the
actual exhaust of smoke and flames from the heating source is contained.
[R.O. 2009 §505.040; Ord. No. 444 §§1 — 11, 8-10-1993; Ord. No. 752 §1, 6-13-2005]
A.
Exterior Walls. No building shall be constructed or altered
on any lot in the City of Pasadena Hills, Missouri, unless the exterior
walls thereof shall be constructed of either:
1.
Brick,
2.
Stone, or
3.
Stucco on brick, concrete, cinder block, hollow tile or metal lathe.
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Provided however, with the exception of garages, all such walls
must be of a minimum thickness of thirteen (13) inches. Alternatively,
exterior walls may be constructed of 2 x 4 wood studs at sixteen (16)
inch on center, with BOCA approved exterior sheathing, minimum R-13
insulation with a vapor barrier and a minimum four (4) inch nominal
brick veneer.
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B.
Roofing Materials. The roof of any building or structure
within the City that is constructed, replaced or altered shall comply
with this Section. Roofs of all buildings and structures shall be
either of tile, of slate or of 30-year architectural-grade shingles
of a fiberglass and mineral composition. No person, firm or corporation
shall reconstruct or replace any roof without first obtaining a permit
for said reconstruction or replacement from the City's Building Commissioner.
The Building Commissioner may order any roofing materials which are
placed or installed in violation of this Section removed and replaced
by materials satisfying the requirements hereof.
C.
Pitched Or Hipped Roof. Every building shall have a pitched
or hipped roof, the pitch to be at an angle of not less than thirty
degrees (30°).
D.
Bungalows. No bungalows shall be erected on any residential
lot. For the purpose of this Section, "bungalow" shall
be deemed to be any residence which does not contain a second (2nd)
story capable of being utilized for at least two (2) bedrooms of not
less than ten (10) feet by twelve (12) feet each and space for a stairway
leading thereto.
[Ord. No. 812 §1, 10-9-2006; Ord. No. 885 §6, 6-14-2010]
A.
COMMISSION
REPLACEMENT WINDOW/REPLACEMENT DOOR/WINDOW REPLACEMENT/DOOR
REPLACEMENT
Definitions. As used in this Section, the following terms
shall have these prescribed meanings:
The Historical Preservation Commission of the City of Pasadena
Hills, Missouri.
The removal of the existing unit and its frame leaving the
rough opening in the wall to remeasure for new replacement.
B.
No
person, firm or corporation may install or construct new windows and
doors or alter existing windows and doors in any structure within
the City without first obtaining a permit from the City Building Commissioner.
C.
All
applications for a window or door permit shall be accompanied by material
samples, renderings and construction plans and specifications drawn
by a qualified and reputable contractor.
D.
No
permit for installation or alteration of windows or doors shall be
issued unless the samples, renderings, plans and specifications for
such installation or alteration conform to the specifications set
forth in this Section; provided however, that such specifications
are consistent with standards promulgated by the Secretary of the
Interior as such standards have been incorporated by Ordinance No.
619.
1.
General specifications.
a.
Existing windows and doors should be repaired, not replaced. Wood
that can be repaired shall not be removed; wood components shall be
repaired by patching, piecing-in, consolidation or otherwise reinforcing
the wood.
b.
If an applicant believes that an existing window or door cannot be
repaired, the following characteristics of such window or door shall
be preserved and not altered:
(1)
The position, function, number, size and arrangement of historic
windows and doors in a building wall, and
(2)
The material and design of the existing window or door, including
the casing, size, number of panes and type of window or door.
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However, if such window or door is not a character-defining
feature of the facade as determined by the Historic Preservation Commission,
minor changes in the proposed replacement window or door may be approved
by the Commission.
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c.
Any window replacement with insulating glass shall have permanently
applied muntins no wider than seven-eighths (⅞) inch and dark
colored internal spacer bars. Flat muntin grids applied to the inside
or outside panes and removable muntins are prohibited.
d.
Replacement windows shall be wood, either in its natural state or
aluminum clad on the exterior. Window components shall be an earth-tone
color which is consistent with the style of the structure and from
the list of approved colors promulgated by the Commission.
e.
Replacement windows incorporating external storm panels that are
integrated into the sash are prohibited.
f.
Vinyl windows or doors are prohibited.
g.
Interior trim and sills on replacement windows and doors should be
reused and refinished with minor modifications to allow a good fit.
In the event the existing trim and sills cannot be reused, a reasonable
facsimile to size, proportion and detail of the original detail shall
be used.
h.
Where original doors contribute to the historic character of the
structure, they should be preserved. Front door refurbishment may
include new weather stripping, a new threshold if required and bottom
door sweep. Door hardware shall be refurbished; however, if the existing
hardware cannot be reused, a reasonable facsimile to size and style
to the existing shall be used.
i.
On facades not visible from any public street, road, alley, sidewalk
or other right-of-way, replacement windows are to match the existing
location and size. Alternate window muntin options may be allowed
in those areas upon approval of the Commission. If remodeling in those
areas includes an addition or exterior wall renovation, compatible
window and door size, function and style is to be considered and executed
in matching the existing exterior architectural style and detail of
the house.
j.
The repair/reconstruction of steel case windows is approved and encouraged.
k.
If the original window style has been subject to renovation prior
to the passage of the ordinance, the current window style and layout
pattern on the facade may remain and be upgraded with new replacement
windows of similar type or style even if such particular type or style
is prohibited by this Section. However, the replacement of the current
window style and layout with the original window layout and window
type is encouraged. Nothing in this Subsection shall be construed
as an exemption from the permit requirements of this Section or compliance
with other provisions of this Section.
l.
Existing interior and exterior trim shall be preserved in place unless
such is damaged by a window or door renovation.
m.
If front door replacement is required, the same door and frame style,
same door fenestration if it applies, and same door and frame material
and detail shall be maintained.
2.
Additional specifications for storm windows and doors. Storm windows and doors can be an important part of the renovation
of an older structure to modern living and energy standards. The principle
behind the specifications listed below is to accommodate the use of
storm window and doors in a manner that has minimal impact on the
appearance of the primary window and door, which are often some of
the most distinctive features of a building.
a.
Storm windows and doors must be painted or aluminum clad to match
or complement the trim of the structure. Any material is acceptable
as long as it is clad or painted.
b.
Storm doors should avoid obscuring the design of the front door.
c.
Storm windows must be of a configuration that will not obscure the
window behind.
d.
Stained glass and decorative windows shall be preserved in place
and shall be repaired as necessary. A storm window is allowed to protect
the window and provide additional weather and interior climate protection.
e.
Storm windows and doors must match the size of the existing windows
and doors.
f.
Alternate window pattern and door detail can be used on side, rear
and basement door locations.
g.
The installation of storm windows cannot alter the existing window
size, detail and fenestration.
h.
Security storm doors are prohibited.
E.
If,
upon inspection, the windows or doors do not conform to the specifications
set forth herein or do not conform to the samples, renderings and
plans submitted, the Building Commissioner shall place a "stop work"
order on the work immediately. The work already completed shall be
replaced with work that conforms to the specifications and the samples,
renderings and plans provided with the application for permit.
F.
The
property owner seeking a permit for installation or alteration to
the window(s) and door(s) shall be required to pay funds or present
a surety bond to the City, to be held in escrow by the City, to ensure
the completion of the work in conformance with the specifications
and permit conditions. Such funds may be used by the City, in accordance
with the terms of the escrow agreement, for the purpose of bringing
the window and door installation or alteration into compliance with
the specifications set forth herein.
G.
Any
decision or order of the Building Commissioner in the enforcement
of this Section may be appealed to the Board of Adjustment in accordance
with the procedures for appeal of administrative decisions.
[R.O. 2009 §505.050]
All construction in the City shall comply with the requirements
of Sections 319.200 through 319.207, RSMo., and any amendments thereto,
relating to earthquakes and seismic construction requirements.
[R.O. 2009 §505.060; Ord. No. 103 §§1 — 3, 4-3-1962]
A.
The
word "building" shall be constructed as including
the word "structure" and the word "structure" as including the word "building", and all arrangements
or placement of materials of whatsoever nature which shall be accomplished
for purpose of protection against any fallout of radioactive particles,
or against any other condition or requirement, including the protection
from the natural elements, whether the same shall be intended for
construction above or under ground shall be considered as being included
within the meaning of the word "building" for the
purposes of this Section.
B.
No
building, structure, shelter or arrangement of materials shall be
constructed or accomplished within the City of Pasadena Hills, whether
the same shall be above or below ground, without a permit therefor.
C.
All
buildings, structures or arrangements of materials for the purpose
of protection against fallout of radioactive particles, whether above
or below ground, shall henceforward be constructed only in accordance
with the standards prescribed by the United States Civil Defense Agency.
[R.O. 2009 §505.070; Ord. No. 527 §1, 12-9-1997]
On a corner in any district, nothing shall be erected, placed,
planted or allowed to grow in such a manner as to impede vision between
a height of two and one-half (2½) and ten (10) feet above the
centerline grades of the intersecting streets in the area bounded
by the street lines of such corner lots and a line joining points
along said street lines fifty (50) feet from the point of intersection.
