Electrical, Gas, Mechanical and Plumbing. Work
that is exempt as identified in St. Louis County Ordinances for electrical,
gas, mechanical and plumbing work.
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105.2.1 Emergency repairs. Where equipment replacements
and repairs must be performed in an emergency situation, the permit
application shall be submitted within the next working business day
to the Building Official or applicable St. Louis County official.
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105.2.2 Repairs. Application or notice to the Building
Official is not required for ordinary repairs to structures, replacement
of lamps or the connections of approved portable electrical equipment
to approved permanently installed receptacles in accordance with the
listing of said equipment. Such repairs shall not include the cutting
away of any wall, partition, or portion thereof, the removal or cutting
away of any structural member or support, or the removal or change
of any required means of egress or rearrangement of parts of a structure
affecting the egress requirements or other work affecting public health
or general safety. Electrical, mechanical, gas and plumbing repairs
shall be governed by the St. Louis County ordinances related to such
work.
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105.2.3 Remains unchanged from the code text.
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105.3 Application for a permit. Before the Building
Official shall issue a permit under this Section, the person or entity
desiring to effect such construction, alteration or repair of any
building, structure or improvements shall make application in writing
accompanied by the written consent of the owner of the property, if
not the applicant, and by the written consent of the subdivision trustees,
if the property is in a subdivision and consent is applicable and
required. The application shall also set out the location and methods
of the proposed work, and identify the estimated cost of the work.
The application shall demonstrate that the applicant has made satisfactory
provision, in the discretion of the Building Official, to meet all
applicable provisions of the Building Code of the City of Frontenac,
and the application shall be accompanied by plans, specifications,
surveys, site plans and any other submissions as required in the discretion
of the Building Official or as required by other provisions of the
Code of Ordinances of the City of Frontenac.
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105.3.1 Remains unchanged from code text.
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105.3.2 Remains unchanged from Code text.
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105.3.3 Construction escrow or bond prior to the issuance
of building permits.
[Ord. No. 2014-1723 §1, 5-29-2014; Ord.
No. 2019-1905, 11-19-2019] | |||
A.
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Every contractor using public or private streets in the City
in connection with the construction, alteration or repair of any building,
structure or improvements in the City of Frontenac shall, in addition
to any permit fees or other deposits, deposit with the City cash in
escrow, letter of credit or a surety bond in the amount of five thousand
dollars ($5,000.00) to assure timely completion of the construction,
alteration or repair, to secure against damage to City streets, whether
public or private, and to assure the removal, in a manner satisfactory
to the Building Official, of any and all debris connected with the
construction, alteration or repair of such building, structure or
improvements in the City.
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B.
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If cash is posted, it shall be deposited with the City and held
by the City in a bank account or the Finance Officer may otherwise
determine, without interest. If a surety bond or letter of credit
is posted in lieu of cash, it shall be filed with the Building Department
on forms prescribed by the Building Official to secure against all
damage and assure the removal of all debris as set forth above. Such
bond of letter of credit shall run to the benefit of the City, shall
provide for the guarantee of performance of the obligations under
this Section of the contractor making such deposit and shall have
such sureties as are satisfactory to the Building Official.
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C.
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The deposit required under Subsections (A) and (B) of this Section shall be placed with the City prior to, and as a condition of, the issuance of any building permit under this Article. The deposit shall be accompanied by a written agreement of the contractor making such deposit under this Section, on forms prescribed by the Building Official, authorizing the City to draw on the proceeds of any bond or letter of credit and to use any cash or proceeds to satisfy the costs of repairing damage or removing debris as set forth above, with any excess costs beyond the amount of such cash or proceeds to be paid to the City by the contractor. Any effort to collect on the deposit pursuant to this Section may be made only by the City of Frontenac and may not be made by any property owner otherwise injured or damaged as a result of a violation of this Section.
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D.
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The requirements of this Section shall not apply to:
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1.
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Permits for interior remodeling when the cost of such construction
is less than twenty thousand dollars ($20,000.00); or
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2.
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Permits issued for the installation of fences.
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E.
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In the event that a project, for which a construction escrow
or bond is required is subsequently abandoned the City may (in addition
to any other remedies available to it) forfeit any remaining portion
of the construction escrow or bond and transfer the same to the City's
general revenues, provided it has previously made a reasonable effort
to return the same to the contractor. As used herein the term "abandoned"
shall mean that construction, alteration, repair activities have been
discontinued for thirty (30) consecutive days, and the City has not
been notified of an intent on the part of the contractor to resume
such activities. As used herein the term "reasonable effort" shall
mean sending written correspondence to the contractor at the last
address provided to the City, in writing, by the contractor.
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F.
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If the project for which the construction escrow or bond is
completed, but the contractor fails to schedule any required final
inspection within thirty (30) days of receiving notice from the City
that such inspection is required, then the City may (in addition to
any other remedies available to it) forfeit any remaining portion
of the construction escrow or bond and transfer the same to the City's
general revenues. The City may (in addition to any other remedies
available to it) also forfeit any remaining portion of the construction
escrow or bond and transfer the same to the City's general revenues,
if following a final inspection the contractor has failed to remedy
any issues or defects disclosed during said inspection within thirty
(30) days of receiving the notice of such issues/defects.
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G.
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If on a project site there is trash and debris, then after written
notice, which can be by mail or e-mail, and at least twenty-four (24)
hours for the site condition to be remedied, the City may utilize
such portion of any construction escrow or bond to clean up, or cause
the clean-up of, the site. Once notice has been provided under this
Subsection, no future notice is required for any future clean-up activities
on the project site should trash and debris be allowed to accumulate
once again.
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105.3.4 Subdivision trustee review. Any plans submitted
to the Building Official for permit shall bear the original signature;
printed name and date of signature from a minimum of two (2) trustees
of the respective subdivision (if applicable) and either certify compliance
with the subdivision's restrictions or indentures or demonstrate the
trustees' disapproval of such plans for failing to comply with the
subdivision's restrictions or indentures. Provided, however, that
if the subdivision does not have a sufficient number of trustees to
secure the signatures of two (2) trustees at the time an application
for permit is made, the plans submitted for permit shall bear the
original signature, printed name and date of signatures of the Architectural
Review Board designating either approval or rejection of the plans.
Provided, further, that if the applicant demonstrates to the satisfaction
of the City that the plans submitted for permit were submitted to
the subdivision trustees for approval and such trustees failed and/or
refused to act upon such submission either by accepting such plans
or rejecting them within thirty (30) business days of submission,
the plans shall be submitted to the Architectural Review Board, and
his/her signatures, printed name and date of signature on such plans
shall satisfy the requirements of this Subsection. The trustees' rejection
of such plans evidenced by their signatures shall not constitute a
failure or refusal to act on such plans as set forth herein. The City
does not assume the enforcement of any restrictions placed upon such
plans by subdivision trustees.
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105.3.5 Permitted construction to proceed dilegently to
completion.
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A.
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All construction, alteration or repair authorized by building
permit issued by the City pursuant to this code shall, from the date
of its issuance, be undertaken and performed in a diligent and expeditious
manner to completion, subject only to delay directly resulting from
a force majeure event.
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B.
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No building, structure or improvements authorized by building
permit issued by the City shall stand with its exterior or exterior
components in an unfinished condition for longer than one hundred
eighty (180) days after commencement of construction, alteration or
repair, provided that, upon written request from the applicant for
the building permit demonstrating, to the satisfaction of the Building
Official, excuse for delay by reason of force majeure event, the Building
Official may extend the required completion date, with a corresponding
extension of the validity of the building permit issued pursuant to
this code.
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C.
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The obligations imposed by Subsection (A) of this Section shall be the joint and several obligations of both the building permit applicant and, if the applicant is not the owner, the owner of the property for which the permit is issued.
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105.3.6 Building permits for utilities. All other
provisions of this code notwithstanding, no construction, alteration
or repair of any building, structure or improvements in the City by
or for the purposes of a public utility shall be commenced or undertaken
unless and until an application for a permit therefor has been made
to the Board of Aldermen and such permit has been approved by the
Board of Aldermen and issued.
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105.4 Remains unchanged from code text.
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105.5 Expiration. Suspension of permit. Any permit
issued shall become invalid if the authorized work is not completed
within six (6) months after issuance of the permit, or if the authorized
work is suspended or abandoned for a period of sixty (60) days after
the time of commencing the work. The Building Official may extend
the permit expiration date, upon a written request by the permit applicant,
for a period not to exceed ninety (90) days only if it has been determined
by the Building Official that completion of the project has been diligently
pursued and the extension fees as identified in the Frontenac fee
schedule have been paid.
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105.6 and 105.7 Remains unchanged from the code text.
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105.8 Additional approval requirements. Prior to
issuing any permit, the applicant shall demonstrate to the reasonable
professional satisfaction of the Building Official that:
[Ord. No. 2019-1890, 5-29-2019] | ||
(a)
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(b)
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The project provides reasonable and adequate measures to protect
the public health and safety on site and on adjoining roadways with
regard to the location and configuration of driveways to and from
the site; and
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(c)
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The site is designed to provide safe internal pedestrian and
vehicle circulation and facilitate prompt access to and across the
site by emergency vehicles; and
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(d)
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The configuration of buildings and other improvements on the
site provides adequate fire lanes and similar safety features for
emergency access and response; and
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(e)
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There is adequate remediation of adverse impacts, if any, on
adjoining roadways by reason of traffic associated with the project
so as to protect the public health and safety and avoid impediments
to safe and efficient passage of emergency vehicles; and
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(f)
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If the property fronts on a State right-of-way, Missouri State
Highway Department approval is required; and
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(g)
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Approval from the following agencies and departments when applicable:
the Frontenac Fire Department, St. Louis County Department of Highways
and Traffic, St. Louis County Department of Health, St. Louis County
Department of Public Works, Metropolitan St. Louis Sewer District,
utilities serving the site and other applicable agencies.
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107.3 Examination of documents. The Building Official
shall examine or cause to be examined the accompanying construction
documents and shall ascertain by such examinations whether the construction
indicated and described is in accordance with the requirements of
this code and other pertinent laws and ordinances.
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107.3.1 Approval of construction documents. When
the Building Official issues a permit, the construction documents
shall be approved, in writing or by stamp, as "Reviewed for Code Compliance."
One set of the construction documents so reviewed shall be retained
by the Building Official. The other set shall be returned to the applicant,
shall be kept at the site of work and shall be open to inspection
by the Building Official or a duly authorized representative.
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107.3.1.1 BUILDING APPLICATIONS — SUBMITTED TO ARCHITECTURAL
REVIEW BOARD. Every application for a building permit for a
building, accessory building or accessory structure, except for alterations
and repairs not affecting the outward appearance of a building, shall
be submitted to the Architectural Review Board in accordance with
Chapter 505 of the Municipal Code of Frontenac before being approved
by the Building Official, such submittal to be accompanied by duplicate
copies of:
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1.
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A general sketch or site plan [such sketch or plan to show the
area within two (2) lots in either direction from the lot on which
the building permit is being sought hereunder in the case of any residential
building permit application, or such sketch or plan to show the area
within five hundred (500) feet of the subject property in the case
of any non-residential building permit application];
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2.
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A landscaping plan (for the subject property only); and
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3.
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Building plans, elevations, detail drawings and specifications
showing the nature, shape, size, square footage, height, elevations,
materials, location and configuration of the building or structure
for which the building permit is being sought (for the subject property
only). The plans and other documentation herein so required for review
by the Architectural Review Board are in addition to and not in lieu
of such plans and other documentation as may be required for submission
to the Building Official by the provisions of applicable ordinances
of the City.
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Sections 107.3.2 through 107.5 shall remain unchanged from the
code text.
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3303.6 Utility connections. Service utility connections
shall be disconnected by the applicable utility and capped, if applicable,
in accordance with approved rules and regulations of the authority
having jurisdiction. Verification that utilities have been properly
disconnected shall be in writing from the utility, and a copy of said
documentation shall be submitted with the demolition permit application.
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3303.8 St. Louis County Health Department Approval. Prior to issuance of a demolition permit the applicant shall submit
a copy of the approval for demolition from the St. Louis County Health
Department.
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3303.9 Site restoration plan. A site restoration
plan shall be submitted to the Building Official that must show in
detail how the lot is to be restored, including removal of all debris,
returning the site elevations to the original contour levels, sodding
of bare dirt, stormwater and siltation controls, and the planting
of trees and other landscape materials. Site restoration plans must
include a completion date of no longer than thirty (30) days from
issuance of a demolition permit. The Building Official may grant an
extension of time, not to exceed thirty (30) days, based on inclement
weather or some other undue hardship on the applicant, provided such
hardship is not self-imposed.
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3303.10 Bond or escrow. Prior to issuance of a
demolition permit the applicant shall furnish the City with a fifteen-hundred-dollar
cash escrow or bond suitable to the City guaranteeing that the demolition
will be completed and the site will be properly restored in accordance
with this code in the allowed time period. The Building Official may
require a higher amount of money if it is determined that a greater
amount is required for clearing debris, hauling away debris, and restoring
the site to the original elevation and seeding or sodding the area
and providing appropriate erosion control.
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3303.11 Emergency situations. If the building or
structure is so damaged or deteriorated that there is imminent danger
to public safety the demolition may proceed immediately without first
obtaining a permit if all utilities have been disconnected and verified
by the property owner. However, a permit must be obtained within three
(3) days of said demolition. Emergency demolition does not relieve
the property owner from adhering to the requirements of this Section.
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3307 PROTECTION OF ADJOINING PROPERTIES.
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3307.1 Protection required. Adjoining public and
private property shall be protected from damage during construction,
remodeling, and demolition work. Protection must be provided for footings,
foundations, party walls, chimneys, skylights and roofs. Provisions
shall be made to control water runoff and erosion during construction
or demolition activities. The person making or causing an excavation
to be made shall provide written notice to the owners of the adjoining
buildings and properties advising them that the excavation is to be
made and that the adjoining buildings should be protected. Said notice
shall be delivered not less than ten (10) days prior to the scheduled
starting date of the excavation. The notice shall include a request
for a license or easement, if necessary, to enter any affected lot,
building or structure prior to the commencement of work and at reasonable
intervals during the work to inspect and preserve the lot, building
or structure from damage. If the owner of said lot or property refuses
to issue a license, then the applicant shall give notification in
writing to the owner and the Building Official that the responsibility
is that of the property owner.
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3307.2 Street cleaning. Mud and debris on streets
caused either directly or indirectly by construction or demolition
shall be removed. This maintenance must be performed at all times
during construction and demolition. The responsibility for ensuring
that the streets leading to and from the construction site are kept
clean will be with the owner of said property and the contractor thereof.
Failure to comply with this Section will result in a violation subject
to the penalties specified in Section 114 or being served with a stop
work order per Section 115, or both.
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3307.3 Approved siltation control shall be established
to prevent silt from entering neighboring property.
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APPENDIX A EMPLOYEE QUALIFICATIONS. Appendix A
is not adopted by the City of Frontenac.
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APPENDIX B BOARD OF APPEALS. Appendix B is not
adopted by the City of Frontenac.
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APPENDIX C GROUP U - AGRICULTURAL BUILDINGS. Appendix
C is not adopted by the City of Frontenac.
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APPENDIX D FIRE DISTRICTS. Appendix D is not adopted
by the City of Frontenac.
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APPENDIX E SUPPLEMENTARY ACCESSIBLITLY REQUIREMENTS. Appendix E shall be adopted as written in the code.
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APPENDIX F RODENT PROOFING. Appendix F shall be
adopted by the City of Frontenac as written in the code.
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APPENDIX G FLOOD-RESISTANT CONSTRUCTION. Appendix
G is not adopted by the City of Frontenac. The City's flood damage
prevention ordinance shall regulate flood-resistant construction.
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APPENDIX H SIGNS. Appendix K is not adopted by
the City of Frontenac. The Frontenac sign ordinance shall regulate
the design and regulations for signs.
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APPENDIX I PATIO COVERS. Appendix I is not adopted
by the City of Frontenac.
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APPENDIX K ELECTRICAL. Appendix H is not adopted
by the City of Frontenac. The electrical code as identified in Section
101.4.1 of this code shall govern.
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APPENDIX L EARTHQUAKE RECORDING INSTRUMENTATION. Appendix L is not adopted by the City of Frontenac.
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APPENDIX M TSUNAMI-GENERATED FLOOD HAZARDS. Appendix
M is not adopted by the City of Frontenac.
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