[Ord. No. 3432 §§1—2, 6-9-2009; Ord. No. 3835 §§1 —
3, 9-8-2014; Ord. No.
4145, 12-11-2017; Ord. No. 4386, 9-28-2020]
A certain document, one (1) copy of which has been on file for at least ninety (90) days in the office of the City Clerk of the City of Town and Country, being marked and designated as "The International Residential Code for One- and Two-Family Dwellings, 2018 Edition," including Appendix G, with the additions, insertions and changes, if any, prescribed in Section 500.160 of this Article, as published by the International Code Council, be and is hereby adopted as the Residential Code of the City of Town and Country, in the State of Missouri; for regulating residential dwellings in the City of Town and Country and providing for the issuance of permits and collection of fees therefor, and each and all of the regulations, provisions, conditions and terms of such International Residential Code for One- and Two-Family Dwellings, 2018 Edition, published by the International Code Council, on file in the office of the City Clerk are hereby referred to, adopted and made a part hereof as if fully set out in this Article, with the additions, insertions and changes, if any, prescribed in Section 500.160 of this Article.
[Ord. No. 3432 §§1—2, 6-9-2009; Ord. No. 3835 §§1 —
3, 9-8-2014; Ord. No.
4145, 12-11-2017; Ord. No. 4386, 9-28-2020]
Throughout the International Residential Code for One- and Two-Family
Dwellings, 2018 Edition, wherever the terms "name of jurisdiction"
or "local jurisdiction" appear, it shall be deemed to mean "City of
Town and Country, Missouri." Wherever the term "code" appears, it
shall mean the International Residential Code for One- and Two-Family
Dwellings, 2018 Edition.
[Ord. No. 3432 §§1—2, 6-9-2009; Ord. No. 3835 §§1 —
3, 9-8-2014; Ord. No.
4145, 12-11-2017; Ord. No. 4386, 9-28-2020]
The International Residential Code for One- and Two-Family Dwellings, 2018 Edition, adopted in Section 500.150 hereof shall be amended as set forth herein:
|
CHAPTER 1 SCOPE AND ADMINISTRATION
|
|
R101.1 Title (Amended): The Residential Code of
the City of Town and Country ("Building Code") shall consist of:
|
|
1. The International Residential Code for One- and Two-Family
Dwellings, 2018 Edition, one (1) copy of which is on file in the office
of the City Clerk of the City of Town and Country.
|
|
2. The deletions and modifications to the International Residential
Code for One- and Two-Family Dwellings set forth below. The International
Residential Code for One- and Two-Family Dwellings, 2018 Edition,
is referred to herein as the "Code".
|
|
R101.4 Electrical (Addition): All references to
the International Electrical Code shall be interpreted as references
to the adopted St. Louis County Electrical Code.
|
|
R101.5 Plumbing (Addition): All references to the
International Plumbing Code shall be interpreted as references to
the adopted St. Louis County Plumbing Code.
|
|
R104.10.1 Flood hazard areas Delete.
|
|
R105.2.4 Minor alterations and/or additions (Addition):
Minor additions or alterations to a site or structure may be made
without an application or notice to the Code Official if such addition
or alteration does not exceed one thousand dollars ($1,000.00) and
does not involve structural elements, change in use, means of egress
or affect an adjoining property owner.
|
|
R105.10 Site control requirements (Addition):
|
|
1. Sufficient on-site parking shall be included within the disturbance
limits of projects in residentially zoned areas to accommodate all
construction traffic and deliveries.
|
|
a. Minimum standards.
|
|
i. A temporary surface shall be constructed if sufficient capacity
is not currently available on-site.
|
|
ii. Parking areas shall accommodate all traffic, including supervisory
staff for the project.
|
|
iii. Access to and from the site shall occur in defined locations
and shall be protected from tracking mud and debris onto adjacent
roadways.
|
|
b. Exemptions.
|
|
i. On-site parking requirements may be waived in the presence
of a transportation plan which includes off-site parking arrangements
with a separate entity.
|
|
ii. Parking shall be allowed on the roadway directly adjacent to the subject property (not in front or alongside neighboring properties) if the roadway is a minimum of twenty (20) feet wide (from back of curb to back of curb) insofar as the parked vehicles still meet the requirements of Section 355.080 of this Code.
|
|
R108.2 Schedule of permit fees (Amended): A fee
for each plan examination, building permit or inspection shall be
paid to the City of Town and Country in accordance with the following
schedule:
|
|
1. At the time of filing an application for the above-mentioned
permit there shall be paid to the Code Official a fee of twenty-five
dollars ($25.00), except permits for the erection of any fence wall
constructed of any material other than masonry, tile or concrete for
which a fee shall be set by the Board of Aldermen, if a permit is
not obtained within sixty (60) days, this fee is forfeited and the
application dismissed.
|
|
2. The fee to be paid for a permit to erect a building, shed,
or other structure in the nature of a building, structure, a retaining
wall, fence wall, except fence walls constructed of any material other
than masonry, tile or concrete, or smoke stack, or for the relocation
of a building or structure from one (1) place to another, shall be
as follows: Fifty cents ($0.50) for each one hundred dollars ($100.00)
(or part thereof) of estimated cost up to and including one thousand
dollars ($1,000.00) plus five dollars ($5.00) for each one thousand
dollars ($1,000.00) (or part thereof) of estimated cost over one thousand
dollars ($1,000.00).
|
|
3. The Code Official charges and collects at time of issuance
of permit, in addition to any other fees charged for construction
permits, except permits for the erection of any fence wall constructed
of any material other than masonry, tile or concrete, for which no
inspection fee shall be required, the sum of sixty dollars ($60.00)
for each inspection. There shall be a minimum inspection of:
|
|
3.1 New residential: five (5) inspections.
|
|
3.2 Non-residential buildings or structures which, by their
size or type, would require more inspections: the estimated cost of
construction divided by fifty thousand dollars ($50,000.00).
|
|
3.3 Construction or alterations of swimming pools, as estimated
by the Code Official, but not less than two (2).
|
|
3.4 Alterations or demolition of buildings or structures as
estimated by the Code Official, but not less than two (2).
|
|
The Code Official may require additional inspections if, in
his/her opinion, they are required. The owner shall pay for these
additional inspections at the above rate of sixty dollars ($60.00)
per inspection.
|
|
4. If it should appear to the Code Official during erection,
alteration, demolition of any building, shed, tower, smokestack, retaining
wall, fence wall, or other structure for which a permit has been issued
that the cost thereof is in excess of the amount stated in the original
application, the Code Official shall have the authority to reestimate
such cost and to require the owner of such structure to pay an additional
fee, where applicable, so that the fee, when paid in full, shall conform
to the entire cost of erecting, altering, or demolishing of such structure
as provided in this code.
|
|
R108.3 Building permit valuations (Amended): The
applicant for a permit shall provide an estimated permit value at
time of application. Permit valuations shall include total value of
work, including materials and labor, for which the permit is being
issued. If, in the opinion of the Code Official, the valuation is
underestimated on the application, the permit shall be denied, unless
the applicant can show detailed estimates to meet the approval of
the Code Official. Final building permit valuation shall be according
to International Code Council valuations for the St. Louis metropolitan
area or other comparable areas.
|
|
R110.4 Temporary occupancy (Amended): The building
official is authorized to issue a temporary certificate of occupancy
before the completion of the entire work covered by the permit, provided
that such portion or portions shall be occupied safely. The building
official shall set a time period during which the temporary certificate
of occupancy is valid. The temporary certificate of occupancy shall
include provisions for the following:
|
|
1. Escrow funds associated with the street guarantee as delineated in Section 500.130(A) shall remain in place and effect until such a time as permanent certificate of occupancy is attained.
|
|
2. The applicant shall provide a written request indicating
the nature of the need for the temporary occupancy as well as the
requested date of temporary occupancy.
|
|
3. The applicant shall provide a detailed list of outstanding
items and schedule of completion to be incorporated into the temporary
certificate of occupancy.
|
|
4. Escrow funds in the amount of five thousand dollars ($5,000.00)
shall be provided to the City as a surety for the completion of landscaping,
grading and site restoration until such a time as the permanent certificate
of occupancy is attained.
|
|
SECTION R112 BOARD OF APPEALS (Amended):
|
|
The Board of Adjustment shall hear all appeals from decisions
of the Code Official made in the administration of the code, as described
in Appendix B of the International Building Code as adopted by the
City of Town and Country.
|
|
Sections R112.1 through R112.4 Delete.
|
|
CHAPTER 3 BUILDING PLANNING
|
|
Table R301.2(1) Climatic and Geographic Design Criteria (Amended):
|
|
Ground Snow Load
|
Wind Speed
(mph)
|
Seismic Design Categoryg
|
Subject to Damage From
| |||
|---|---|---|---|---|---|---|
|
Weather-inga
|
Frost Line Depthb
|
Termitec
|
Decayd
| |||
|
20 psf
|
90
|
C
|
Severe
|
30"
|
Moderate/Heavy
|
Slight/Moderate
|
|
Winter Design Tempf
|
Ice Shield Underlayment Requiredi
|
Flood Hazardsh
|
Air Freezing Indexj
|
Mean Annual Tempk
|
|---|---|---|---|---|
|
5° F
|
Yes
|
1-1989
|
972
|
56° F
|
(Table amended only to add values. Remainder remains the same.)
Table R302.6 Dwelling/Garage Separation (Amended):
|
Separation
|
Material
|
|---|---|
|
From the residence and attics
|
Not less than 5/8 inch gypsum board or equivalent applied to
the garage side and two layers 5/8 inch Type X
|
|
From all habitable rooms above the garage
|
Not less than 5/8 inch gypsum board or equivalent applied to
the garage side and two layers 5/8 inch Type X
|
|
Structure(s) supporting floor/ceiling assemblies used for separation
required by this Section
|
Not less than 5/8 inch gypsum board or equivalent applied to
the garage side and two layers 5/8 inch Type X
|
|
Garages located less than 3 feet from a dwelling unit on the
same lot
|
Not less than 5/8 inch gypsum board or equivalent applied to
the garage side and two layers 5/8 inch Type X
|
|
R309.6 Attached garages (Addition): Garage separations
shall comply with the following:
|
|
1. The private garage shall be separated from the dwelling unit
completely by means of gypsum board, not less than two (2) layers
of five-eighths-inch Type X gypsum board (15.9 mm), or equivalent,
applied to the garage side from the foundation to the underside of
the topmost roof sheathing of the garage, separating the garage from
the house proper (dwelling unit). Access into the attic above a garage,
from the dwelling unit, shall be tightly sealed with two (2) layers
of five-eighths-inch Type X drywall or equivalent, with the edges
overlapping the opening at least two (2) inches.
|
|
a. Garages shall be separated from all habitable rooms above
by not less than two (2) layers of five-eighths-inch (15.9 mm) Type
X gypsum board or equivalent and two (2) layers of five-eighths-inch
(15.9 mm) gypsum board or equivalent applied to the walls supporting
the separation from habitable rooms above the garage. Separation by
this method is an acceptable alternative to the above.
|
|
b. Door openings between a private garage and the dwelling unit
shall be equipped with either solid wood doors or solid or honeycomb-core
steel doors with a fire-protection rating of not less than ninety
(90) minutes and shall be on a step at least four (4) inches above
the floor of the garage.
|
|
c. Doors leading to exterior openings from the garage that are
within four (4) feet of the main structure shall also be rated at
ninety (90) minutes.
|
|
d. Openings from a private garage directly into a room used
for sleeping purposes shall not be permitted.
|
|
e. Doors shall be self-closing and self-latching.
|
|
2. Ducts in a private garage and ducts penetrating the walls
or ceilings separating the dwelling unit, including its attic area,
from the garage shall be constructed of sheet steel of not less than
0.019 inches (0.48 mm) in thickness, and shall have no openings into
the garage.
|
|
3. A separation is not required between a Group R-3 and U carport,
provided the carport is entirely open on two (2) or more sides and
there are not enclosed areas above.
|
|
4. Openings in exitway access enclosures may be protected with
a water curtain as an approved opening protective device; provided,
however, that adequate automatic smoke venting from the exitway access
is installed. Sprinkler heads are to be placed within eighteen (18)
inches of the wall at a spacing of not more than six (6) feet on center
on the tenant side of the opening.
|
|
CHAPTER 7 WALL COVERING
|
|
R702.3.1.1 Drywall (Addition): Notwithstanding
all other provisions of the Code, minimum acceptable drywall thickness
shall be five-eighths (5/8) inches on supporting members spaced not
greater than twenty-four (24) inches on center.
|
|
1. The walls shall be fabricated in such a manner as to provide
adequate support for the material used to enclose the building and
to provide for transfer of all lateral loads to the foundation in
accordance with Section R404.
|
|
2. In lieu of all other provisions herein, all wood top plates
shall be double wood plates adequately nailed together to act as a
single member.
|
|
3. All wood stud walls shall be the equivalent of not less than
two-inch-by-four-inch nominal studs, sixteen (16) inches on center,
with the exception that non-bearing walls less than four (4) feet
high shall be the equivalent of not less than two-inch-by-three-inch
nominal studs, sixteen (16) inches on center.
|
|
CHAPTER 13 GENERAL MECHANICAL SYSTEM REQUIREMENTS
| ||||
|
R1301.6 Alternate design parameters (Addition):
With the approval of the Code Official, the following design parameters
may be used in calculation of heat loss or gain values.
|
|
Outdoor
|
Indoor
| ||
|---|---|---|---|
|
Winter
|
db 0° F.
|
Winter
|
db 70° F.
|
|
Summer
|
db 95° F.
|
Summer
|
db 75° F.
|
|
Summer
|
wb 78° F.
| ||
|
Heating degrees days - 5,000°
| |||
|
North latitude - 38° 4 feet
| |||
|
Solar factor value 126 BTU/H/ft.2
| |||
[Ord. No. 3432 §§1—2, 6-9-2009; Ord. No. 3835 §§1 —
3, 9-8-2014]
Nothing in this Article or in the code hereby adopted shall be construed to affect any suit or proceeding impending in any court, or any rights acquired, or liability incurred, or any cause or causes of action acquired or existing, under any act or ordinance hereby repealed as cited in Section 500.180 of this Article; nor shall any just or legal right or remedy of any character be lost, impaired or affected by this Article.
[Ord. No. 3432 §§1—2, 6-9-2009; Ord. No. 3835 §§1 —
3, 9-8-2014]
All other ordinances or parts of ordinances in conflict herewith
are hereby repealed.
[Ord. No. 3432 §§1—2, 6-9-2009; Ord. No. 3835 §§1 —
3, 9-8-2014]
Any person who shall violate a provision of this code or shall
fail to comply with any of the requirements thereof or who shall erect,
construct, alter or repair a building or structure in violation of
an approved plan of or directive of the Code Official, or of a permit
or certificate issued under the provision of this code, shall be guilty
of an ordinance 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.
