[R.O. 2016 § 505.010; CC 1994 § 12.100; Ord. No. 54-94 § 12.100, 12-19-1994; Ord. No. 518-04 § 1, 2-10-2004]
This Chapter shall be applicable to all dwellings now in existence or hereinafter constructed in the City and to all dwellings which become incorporated into the City because of annexation; provided that the construction of new dwellings and the remodeling of existing dwellings in the City shall comply with the provisions of this Chapter and with the provisions of all other applicable codes and ordinances of the City.
[R.O. 2016 § 505.020; CC 1994 § 12.105; Ord. No. 54-94 § 12.105, 12-19-1994; Ord. No. 518-04 § 2, 2-10-2004]
The Director of Community Development is hereby designated to administer and enforce this Chapter. The Director of Community Development may assign any duties herein to an authorized representative.
[R.O. 2016 § 505.030; CC 1994 § 12.110; Ord. No. 54-94 § 12.110, 12-19-1994; Ord. No. 518-04 § 3, 2-10-2004]
The Director of Community Development is hereby authorized to make and adopt such rules and procedures as may be necessary for the proper enforcement of the provisions of this Chapter. All such rules and procedures promulgated shall be subject to the approval of the City Administrator.
[R.O. 2016 § 505.040; CC 1994 § 12.115; Ord. No. 54-94 § 12.115, 12-19-1994; Ord. No. 518-04 § 4, 2-10-2004; Ord. No. 880-10 §§ 1 — 2, 1-12-2010]
The following definitions shall apply in the interpretation and enforcement of this Chapter:
BASEMENT or CELLAR
That portion of a dwelling between floor and ceiling which is partly or wholly below grade.
BUILDING CODE
The International Building Code as adopted by the City of Park Hills.
[Ord. No. 1064-14 § ,1 2-11-2014]
CITY
The City of Park Hills, Missouri.
DWELLING
Any building which is wholly or partly used or intended to be used for living or sleeping by human occupants; provided that temporary housing as hereinafter defined shall not be regarded as a dwelling.
DWELLING UNIT
Any room or group of rooms located within a dwelling and forming a single habitable unit with facilities that are used or intended to be used for living, sleeping, cooking and eating.
ELECTRICAL CODE
The National Electric Code as adopted by the City of Park Hills.
[Ord. No. 1064-14 § 1, 2-11-2014]
EXTERMINATION
The control and elimination of insects, rodents, vermin or other pests by eliminating their harborage places; by removing or making inaccessible materials that may serve as their food; by poisoning, spraying, fumigating, trapping; or by any other recognized legal pest control methods.
FIRE CHIEF
The Chief of the Fire Department of the City or his/her authorized representative.
GARBAGE
The animal and vegetable waste resulting from the handling, preparation, cooking or consumption of food.
HABITABLE ROOM
A room or enclosed floor space used or intended to be used for living, sleeping, cooking or eating purposes, excluding bathrooms, toilet room, laundries, pantries, foyers, communicating corridors, closets, storage spaces and basement rooms used only for recreational purposes.
HOUSING COMMITTEE
For the purposes of this code, the Housing Committee shall be composed of the members of the Code Enforcement Committee of the City Council.
INFESTATION
The presence within or around a dwelling of any insects, rodents, vermin or other pests.
MECHANICAL CODE
The International Mechanical Code as adopted by the City of Park Hills.
[Ord. No. 1064-14 § 1, 2-11-2014]
MULTI-UNIT RENTAL DWELLING
Any rented dwelling with three (3) or more dwelling units.
[Ord. No. 1523-23, 3-14-2023]
OCCUPANT
Any person living, sleeping, cooking or eating in, or having actual possession of, a dwelling unit or rooming unit.
OWNER
Any person who, alone or jointly or severally with others:
1. 
Shall record legal title to any dwelling or dwelling unit with or without accompanying actual possession thereof; or
2. 
Shall have charge, care or control of any dwelling or dwelling unit as owner or agent of the owner or as executor, executrix, administrator, administratrix trustee or guardian of the estate of the owner. Any such person representing the owner shall be bound to comply with the provisions of this Chapter, and of rules and regulations adopted pursuant thereto, to the same extent as if he/she were the owners.
PERSON
A natural person for the purposes of the occupancy standards hereof and for other purposes shall mean a natural person or a legal entity, such as a firm, corporation, association, partnership or limited liability company.
PLUMBING
Includes all of the following supplied facilities and equipment: gas pipes, gas-burning equipment, water pipes, garbage disposal units, waste pipes, water closets, sinks, installed dishwashers, lavatories, bathtubs, shower baths, installed clothes washing machines, catch basins, drains, vents and other similar supplied fixtures, together with all connections to water, sewer or fuel lines.
PLUMBING CODE
The International Plumbing Code as adopted by the City of Park Hills.
[Ord. No. 1064-14 § 1, 2-11-2014]
PREMISES
A lot, plot or parcel of land including the dwelling and structures located thereon.
RESIDENTIAL CODE
The International Residential Code as adopted by the City of Park Hills.
[Ord. No. 1064-14 § 1, 2-11-2014]
SUPPLIED
Paid for, furnished or provided by or under the control of the owner or operator.
TEMPORARY HOUSING
Any trailer or other structure used for human shelter which is designed to be transportable and which is not attached to the ground, to another structure or to any utilities system on the same premises for more than thirty (30) consecutive days.
TRASH
Combustible and non-combustible waste materials, except garbage and sewage, normally produced by occupants of a dwelling; it shall include, but not be limited to, household wastes and yard and tree trimmings.
MEANING OF CERTAIN WORDS
Whenever the words "dwelling," "dwelling unit," "rooming house," "rooming unit," "premises" are used in this Chapter, they shall be construed as though they were followed by the word "or any part thereof."
[R.O. 2016 § 505.050; CC 1994 § 12.120; Ord. No. 54-94 § 12.120, 12-19-1994; Ord. No. 518-04 § 5, 2-10-2004; Ord. No. 1064-14 § 2, 2-11-2014; Ord. No. 1313-19, 8-13-2019]
A. 
Except for "multi-unit rental dwellings," which are covered by Section 505.056 below, no person shall occupy, rent, or lease to another for occupancy any dwelling, dwelling unit, rooming unit, temporary housing unit, commercial building, or commercial space without obtaining an occupancy permit. An occupancy permit shall not be issued until the premises has been inspected and found to be in compliance with this Chapter, and all applicable inspection fees are paid. Premises being occupied by the owner, being leased or rented, at the time of passage of this Section shall not require an occupancy permit until such time there is a change in occupancy or premises use classification.
[Ord. No. 1523-23, 3-14-2023]
B. 
An occupancy permit is valid for a period of twelve (12) months from the date it is issued. Therefore, those with approved occupancy permits are not required to be reinspected until after the twelve-month period has passed and a change in occupancy occurs.
C. 
Not Withstanding Subsection (B), a new occupancy permit shall be required anytime a change in the premise use classification occurs, a change in premise ownership or a change in premise occupant. A change in premise use classification occurs when the permitted use for the premise ceases to exist and a new premise use is expected. This change shall require an occupancy permit even if there is no change of occupancy or ownership. A change in premise use may also require the issuance of a building permit as required by the adopted Building Codes per Sections 500.090 and 500.340.
[Ord. No. 1424-21, 8-10-2021]
D. 
A separate occupancy permit shall not be required when a building permit is obtained. A certificate of occupancy will be issued upon the passing of the final building inspection and compliance with Code Section 505.055, if applicable.
E. 
Failure to comply with this Section shall be a violation of the City Code. The penalty for any such violation shall be by fine not exceeding five hundred dollars ($500.00) or three (3) months in jail or both. Each day shall be considered a separate offense; therefore, the fine may be assessed for each day the violation occurs.
[R.O. 2016 § 505.055 Ord. No. 518-04 § 6, 2-10-2004; Ord. No. 1312-19, 8-13-2019]
A. 
The following fee schedule shall apply for all inspections under the provisions of this Chapter:
1. 
Residential Use Classifications.
a. 
Single Residential Use Classification.
(1) 
Initial occupancy inspection: thirty dollars ($30.00).
(2) 
Second reinspection: forty dollars ($40.00).
(3) 
Third and subsequent reinspections: fifty dollars ($50.00) each.
b. 
Multifamily Residential Use Classification.
(1) 
Initial occupancy inspection: twenty dollars ($20.00).
(2) 
Second reinspection: thirty dollars ($30.00).
(3) 
Third and subsequent reinspections: forty dollars ($40.00) each.
c. 
First reinspection on all residential use classifications is included in the initial fee.
2. 
Commercial Use Classifications.
a. 
Commercial unit spaces and/or commercial building classifications.
(1) 
Initial occupancy inspection: thirty dollars ($30.00).
(2) 
Second reinspection: forty dollars ($40.00).
(3) 
Third and subsequent reinspections: fifty dollars ($50.00) each.
b. 
First reinspection on all commercial classifications is included in the initial fee.
[Ord. No. 1523-23, 3-14-2023]
A. 
Annual Registration Of Multi-Unit Rental Dwellings Required.
1. 
This Subsection shall apply to all multi-unit rental dwellings, as defined in this Chapter, including dwellings owned, operated, or subsidized by public or non-profit agencies. Effective April 1, 2023, the annual multi-unit rental dwelling registration requirement established by this Subsection shall go into effect.
2. 
The owner of any multi-unit rental dwelling as defined in this Chapter shall register such dwelling annually with the Department of Community Development ("department"). It shall be a violation of this Code for any person or entity to fail to register any rental units regulated by this Section. If a complex of multi-unit rental dwellings is on the same lot or property is under common ownership, the entire complex shall be considered to be the equivalent of a single multi-unit rental dwelling for purposes of registration.
3. 
Prior to December 31, 2023, the owner of each multi-unit rental dwelling shall make written application to the director of Community Development for registration of such dwelling. There shall be no fee charged for this registration. After December 31, 2023, no person or entity shall allow to be occupied, or let to another for occupancy, any rental unit unless the unit has been registered as provided for in this Section.
4. 
All registrations issued under this Section shall expire on December 31 of each year and shall be subject to renewal annually. Application for renewal of registration in any year will be accepted beginning January 1 and may be made without penalty through January 31.
5. 
All owners shall apply for registration and renewal on a form provided by the department which shall include provision for the following owner, agent and other information:
a. 
The common name of the property, if any, and exact street address of each dwelling to be registered and the number of dwelling units in the dwelling.
b. 
An identification of the owner(s) by full name, telephone number, mailing address, email address and date of birth. If the property is owned by a corporation, limited liability company, partnership, limited partnership, trust or real estate investment trust, the name and address of any of the following shall be provided:
(1) 
For a corporation, a corporate officer and the Chief Operating Officer;
(2) 
For a partnership, the managing partner;
(3) 
For a limited liability company, the managing or administrative member;
(4) 
For a limited partnership, a general partner;
(5) 
For a trust, a trustee; or
(6) 
For a real estate investment trust, a general partner or an officer.
c. 
If the owner does not reside within the City of Park Hills, Missouri, he or she shall designate a local agent who shall be authorized to receive on behalf of the owner service of any notice, order or summons issued because of a violation of this Code. Such agent must be an individual over the age of eighteen (18) years and must reside within the City or customarily and regularly attend a business office located within the City. A partner, associate or corporate principal who meets these qualifications may be designated and registered as the agent. All official notices may be served on the responsible local agent and any notice so served shall be deemed to have been served upon the owner of record.
d. 
The full name, telephone number, mailing address and email address of an agent, if one is so designated by the owner, to schedule inspections and receive service of any notice, order or summons issued because of a violation of this Code.
e. 
The names, addresses, and phone numbers of designated employees or authorized representatives who may be contacted in the event of an emergency.
f. 
The signatures of the owner, an officer if the owner is a corporation, a partner if the owner is a partnership, a member if the owner is a limited liability company and the registered agent if so designated. A registered agent's signature shall indicate consent to the designation.
g. 
The name, street address and telephone number for any buyer on a contract for deed, if one shall exist.
h. 
The name, mailing address, telephone number and email address for the person or entity, whether it be the owner, tenant, manager or agent, responsible for maintenance of the yard and grounds, including but not limited to trash pickup and lawn maintenance.
6. 
A rental unit certificate of compliance shall be issued by the City if the registration provisions of this Subsection are complied with.
7. 
The owner of a newly constructed multi-unit rental dwelling or of any dwelling newly converted to a multi-unit rental dwelling shall register the multi-unit rental dwelling prior to allowing occupancy of any new rental units. There shall be no charge for the initial registration provided that the application is made within thirty (30) days following the date of a certificate of occupancy for the property.
8. 
No person or entity shall rent, let, lease or otherwise allow the occupancy of any dwelling, dwelling unit or rooming unit unless the property has been registered as above provided.
B. 
Change In Registration Information. The owner of a multi-unit rental dwelling already registered with the City shall register any changes in the original registration information within thirty (30) days of said change. There shall be no fee for this registration update if done within the thirty (30) days.
C. 
Notice On Sale Of Dwelling.
1. 
Every seller of a multi-unit rental dwelling registered as provided in this Subsection shall give notice, in writing, to the department within thirty (30) days of closing. This notice shall include the name and address of the buyer.
2. 
The new owner shall have thirty (30) days from the date the change of ownership occurred to file a new registration with the department.
D. 
Registry Of Multi-Unit Rental Dwellings. The department shall maintain a registry of all multi-unit rental dwellings and rental units within the City that contains the following information:
1. 
The address of the multi-unit rental dwelling,
2. 
The number of dwelling units in the dwelling.
3. 
The name of the owner.
4. 
The name of the manager or other responsible person designated by the owner.
5. 
The telephone number where the owner and/or other responsible person will accept calls.
6. 
The name and address of the person or entity responsible for maintenance of the yard and grounds.
E. 
Inaccurate Or Incomplete Register Information. It shall be a violation of this Code for an owner or a responsible person to provide inaccurate information for the register of multi-unit rental dwellings or to fail to provide information required by the City for the register. In those cases, in which the owner is not a natural person, the owner information required for the register shall be provided for the organization owning the multi-unit rental dwelling and for the president, general manager, resident manager or other Chief Executive Officer of the organization.
F. 
Occupancy Inspection Fee Schedule For Registered Properties.
1. 
Initial Inspection And One (1) Follow-Up Re-Inspection.
a. 
For single-family detached, single-duplex parcels, single-townhouse parcels and for multi-family dwellings with two (2) or less units: $20.00.
b. 
For multi-duplex parcels multi-townhouse parcels and for multi-family dwellings with three (3) or more units: $15.00.
c. 
For multi-duplex parcels multi-townhouse parcels and for multi-family dwellings with eight (8) or more units: $10.00.
2. 
All second re-inspections: $40.00.
3. 
All third or subsequent re-inspections: $50.00.
G. 
Penalty. Any person failing to comply with the requirements of this Section shall be referred to the City Attorney for prosecution in the Municipal Court for violation of the City Code, and if found guilty, the punishment shall be a fine not exceeding one hundred dollars ($100.00) for the first offense and five hundred dollars ($500.00) for the second and each subsequent offense.
[R.O. 2016 § 505.060; Ord. No. 1064-14[1] § 3, 2-11-2014]
The 2012 Edition of the International Property Maintenance Code, as published by the International Code Council (ICC), is hereby adopted as the Housing and Property Maintenance Code of the City of Park Hills, Missouri, for the control of buildings and structures as therein provided; and each and all of the regulations, provisions, conditions, appendices, and terms of the said 2012 International Property Maintenance Code are hereby referred to, adopted and made part thereof, as if fully set out in this Article. For the purposes of interpreting the 2012 Edition of the International Property Maintenance Code, terms defined in the 2012 Edition of the International Property Maintenance Code shall override the same terms as defined by Section 505.040.
[1]
Editor's Note: This ordinance also repealed former § 505.060, Minimum Standards for Basic Equipment and Facilities, adopted and amended as follows: CC 1994 § 12.125; Ord. No. 54-94 § 12.125, 12-19-1994; Ord. No. 518.04 § 7, 2-10-2004.
[R.O. 2016 § 505.070; Ord. No. 1064-14[1] § 7, 2-11-2014]
A. 
The following sections of the International Property Maintenance Code, 2012 Edition, are amended as set out herein:
1. 
In Section 101.1, insert "City of Park Hills."
2. 
Delete Section 103 in its entirety.
3. 
Delete Section 104 in its entirety.
4. 
Delete Section 110 in its entirety.
5. 
Delete Section 302.4 in its entirety.
6. 
Delete Section 111 in its entirety and replace with the following:
SECTION 111 MEANS OF APPEAL
111.1 Application for appeal. Any person directly affected by a decision of the Director of Community Development or a notice or order issued under this code shall have the right to appeal as provided in Section 505.145.
7. 
In Section 302.4, insert "seven (7) inches."
8. 
In Section 304.14, insert: "April 15 — November 15."
9. 
Delete Section 404.5 and replace with the following:
404.5 Overcrowding. Dwelling units shall not be occupied by more occupants than permitted by the minimum occupancy requirements of Table 404.5 nor more than the maximum number of occupants per bedroom(s) as provided for in Section 404.4.1. No dwelling unit shall be occupied by more than one (1) family as defined in the Zoning Ordinance.
10. 
Section 505.5 is added and subsequently amended. Insert the following:
505.5 Water service valve. Each structure shall be required to have installed a code compliant valve near the entrance of the water service prior to any branching of the service line inside the structure. The valve shall be of a full-open type having nominal restriction to flow, with provision for drainage such as a bleed orifice or installation of a separate code compliant drain valve.
[Ord. No. 1339-19, 12-10-2019; Ord. No. 1529-23, 3-14-2023]
Such valve shall be installed, in a properly working condition prior to any required occupancy inspection and/or the replacement of the existing water service line. The property owner must inform any new owner and/or occupant of the location of such valve. Said water valve shall be used for shutting off private lines by the property owners and/or occupants in the event of a water line leak or emergency. Other City water valves are for the use of City only and not for shutting off private lines.
11. 
In Section 602.3, insert: "October 1 — April 30."
12. 
In Section 602.4, insert "October 1 — April 30."
13. 
Section 704.5 is added. Insert the following:
704.5 Carbon monoxide alarms. An approved carbon monoxide alarm shall be installed on the ceiling or wall outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units within which fuel-fired appliances are installed and in dwelling units that have attached garages.
[1]
Editor's Note: Section 3 of this ordinance also repealed former § 505.070, Minimum Standards for Light, Ventilation, Heating and Emergency Egress, adopted and amended as follows: CC 1994 § 12.130; Ord. No. 54-94 § 12.130, 12-19-1994; Ord. No. 518-04 § 8, 2-10-2004.
[1]
Editor's Note: Former § 505.080, General Requirements for Construction and Maintenance, adopted and amended CC 1994 § 12.135; Ord. No. 54-94 § 12.135, 12-19-1994; Ord. No. 518-04 § 9, 2-10-2004; and former § 505.090, Minimum Space, Use and Location Requirements, adopted and amended CC 1994 § 12.140; Ord. No. 54-94 § 12.140, 12-19-1994; Ord. No. 518-04 § 10, 2-10-2004, were repealed 2-11-2014 by § 3 of Ord. No. 1064-14. Former § 505.100, Responsibilities of Owners and Occupants, adopted and amended CC 1994 § 12.145; Ord. No. 54-94 § 12.145, 12-19-1994; Ord. No. 518-04 § 11, 2-10-2004, was repealed 2-11-2014 by § 5 of Ord. No. 1064-14. Ord. No. 518-04 § 12, adopted 2-10-2004, repealed § 505.110, Rooming Houses, in its entirety. Former § 505.110 derived from CC 1994 § 12.150; Ord. No. 54-94 § 12.150, 12-19-1994.
[R.O. 2016 § 505.120; CC 1994 § 12.155; Ord. No. 54-94 § 12.155, 12-19-1994; Ord. No. 518-04 § 13, 2-10-2004]
The Director of Community Development is hereby authorized and directed to make inspections to determine the condition of dwellings, dwelling units, rooming units and premises located within the City in order that he/she may perform his/her duty of safeguarding the health and safety of the occupants of dwellings and of the general public and in order that he/she may ascertain that the standards for dwellings, as set forth in this Chapter, are properly maintained. For the purposes of making such inspection, the Director of Community Development is hereby authorized to enter, examine and survey at any reasonable time all dwellings, dwelling units, rooming units and premises with permission of the occupant for the purpose of inspection, examination and survey. In the event of necessity the Director of Community Development shall procure right to entry and inspection by application to and proper orders from a court of competent jurisdiction. Every occupant of a dwelling or dwelling unit shall give the owner thereof or his/her agent or employee access to any part of such dwelling units or its premises at all reasonable times for the purpose of making such repairs or alterations that are necessary to effect compliance with the provisions of this Chapter or with any lawful rule or regulation adopted or any lawful order issued pursuant to the provisions of this Chapter.
[1]
Editor's Note: Ord. No. 518-04 § 14, adopted 2-10-2004, repealed § 505.130, Dwellings Unfit for Human Habitation — Nuisances, in its entirety. Former § 505.130 derived from CC 1994 § 12.160; Ord. No. 54-94 § 12.160, 12-19-1994. Former § 505.140, Enforcement, adopted and amended CC 1994 § 12.165; Ord. No. 54-94 § 12.165, 12-19-1994; Ord. No. 518-04 § 15, 2-10-2004, was repealed 2-11-2014 by § 5 of Ord. No. 1064-14.
[R.O. 2016 § 505.145; Ord. No. 518-04 § 16, 2-10-2004; Ord. No. 1064-14 § 4, 2-11-2014]
A. 
Any person affected by any notice which has been issued in connection with the enforcement of any provisions of this Chapter, who is aggrieved thereby and who believes the same to be contrary to the policies or regulations of the City, may request and shall be granted a hearing on the matter before the Board of Adjustment, provided that such person shall file in the office of the Director of Community Development a written request for such hearing and set forth a brief statement of the grounds therefor within a reasonable time, as provided by the rules of the Board of Adjustment. Upon receipt of such appeal, the Board of Adjustment shall fix a reasonable time for the hearing of the appeal, give public notice thereof, as well as due notice to the parties in interest, and decide the same within a reasonable time. Upon the hearing, any party may appear in person or by agent or counsel. After such hearing, the Board of Adjustment may sustain, modify or withdraw the notice, depending upon its finding as to whether the provisions of this Chapter have been complied with. If the Board of Adjustment sustains or modifies such notice, it shall be deemed to be a final order. Any notice served pursuant to the Chapter shall become a final order if a written appeal is not filed in the office of the Director of Community Development within the time provided by the rules of the Board of Adjustment.
B. 
An appeal stays all proceedings in the furtherance of the action appealed from, unless the officer from whom the appeal is taken certifies to the Board of Adjustment after the notice of appeal shall have been filed with him/her that by reason of facts stated in the certificate a stay would, in his/her opinion, cause immediate peril to life or property. In such case, proceedings shall not be stayed otherwise than by a restraining order which may be granted by the Board of Adjustment or by a court of record on application or notice to the officer from whom the appeal is taken and on due cause shown.
C. 
After a hearing in the case of any notice suspending any permit required by this Chapter, when such notice has been sustained by the Board of Adjustment, the permit shall be deemed to have been revoked. Any such permit which has been suspended by a notice shall be deemed automatically revoked if a written appeal is not filed in the office of the Director of Community Development within the time provided by the rules of the Board of Adjustment.
D. 
The proceedings at such hearing shall be recorded and the findings and decision of the Board of Adjustment shall be reduced to writing and entered as a matter of public record in the office of the Director of Community Development. Such record shall also include a copy of every notice or order issued in connection with the matter.
[R.O. 2016 § 505.150; CC 1994 § 12.170; Ord. No. 54-94 § 12.170, 12-19-1994; Ord. No. 518-04 § 17, 2-10-2004]
This Chapter establishes minimum standards for dwelling units and other residential buildings and does not replace or modify standards otherwise established for the construction, replacement or repair of buildings.
[R.O. 2016 § 505.155; Ord. No. 518-04 § 18, 2-10-2004; Ord. No. 1064-14 § 6, 2-11-2014]
Any person failing to comply with a final order of the Director of Community Development or his/her authorized representative or the Board of Adjustment shall be referred to the City Attorney for prosecution in the Municipal Court for violations of the City Code; and if found guilty, the punishment shall be a fine not exceeding five hundred dollars ($500.00) for each offense, and each and every day of such failure to comply shall be deemed a separate offense.