R102.5 through R102.7 shall remain unchanged from the code text.
|
Electrical, gas, mechanical and plumbing. Work
that is exempt as identified in St. Louis County ordinances for electrical,
gas, mechanical and plumbing work.
| |
R105.2.1 Emergency repairs. Where equipment replacements
and repairs must be performed in an emergency situation, the permit
shall be submitted within the next working day to the Building Official
or applicable St. Louis County official.
| |
R105.2.2 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 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.
| |
Section R105.2.3 shall remain as written in the code.
|
R105.3 Application for 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 or denial of the subdivision trustees
for exterior modifications or additions, if the property is in a subdivision
and consent is applicable and required, otherwise written consent
of the owner will be required. The application shall also set out
the location and methods of the proposed work and identify the estimated
cost of the work, which shall include labor and materials. 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 Residential 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.
| |
R105.3.1 remains unchanged from code text.
| |
R105.3.1.1 is deleted in its entirety. Note flood damage prevention is regulated by Chapter 415 of the Municipal Code of Frontenac.
| |
R105.3.2 remains unchanged from code text.
|
R105.3.3 Construction escrow or bond prior to the issuance of
building permits.
[Ord. No. 2014-1723 §2, 5-29-2014; Ord.
No. 2019-1905, 11-19-2019] | |||
A.
|
Every contractor using public or private streets in the City
in connection with the construction, alteration or repair of any residential
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 amounts
listed below for certain types of construction 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 Commissioner, of any and
all debris connected with the construction, alteration or repair of
such building, structure or improvements in the City.
| ||
B.
|
If cash is posted, it shall be deposited with the City and held
by the City in a bank account or as the Finance Officer may otherwise
determine, without interest. If a letter of credit or surety bond
is posted in lieu of cash, it shall be filed with the City on forms
prescribed by the Finance Officer to secure against all damage and
assure the removal of all debris as set forth above. Such letter of
credit or bond 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 Finance Officer.
| ||
C.
|
The deposit required under Subsection (A), (B) and (D) 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 Finance Officer, authorizing the City to draw on the proceeds of any letter of credit or bond 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.
| ||
D.
|
The security required pursuant to Subsection (A), above, shall be as follows: (i) five thousand dollars ($5,000.00) for new home construction; (ii) two thousand five hundred dollars ($2,500.00) for work consisting exclusively of construction or remodeling of pools, garages or room additions, accessory structures and exterior remodeling; and (iii) five hundred dollars ($500.00) for work consisting exclusively of interior remodeling with a value of ten thousand dollars ($10,000.00).
| ||
E.
|
No bond or escrow will be required for work consisting exclusively
of the installation of fencing or interior remodeling with a total
construction cost of ten thousand dollars ($10,000.00) or less.
| ||
F.
|
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.
| ||
G.
|
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.
| ||
H.
|
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.
|
R105.3.4 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 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 signature of the Design
Review Commissioner 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 Design Review Commissioner and
his/her signature, 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.
|
R105.3.5 Permitted construction to proceed dilegently
to completion.
| ||
A.
|
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.
| |
B.
|
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.
| |
C.
|
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.
|
R105.3.6 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.
| |
R105.4 remains unchanged from code text.
| |
R105.5 EXPIRATION. Suspension of permit: Any permit
issued shall become invalid if the authorized work is not completed
within expiration date 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.
|
R105.6 and R105.7 remains unchanged from the code text.
| |
R105.8 Responsibility. It shall be the duty of
every person that performs work for the installation and repair of
the building or structure to comply with this code. Every person that
performs work on mechanical (including gas piping and equipment),
electrical or plumbing systems and related components shall comply
with the applicable codes of St. Louis County.
| |
R105.9 remains as written.
| |
R105.10 Additional approval requirements. Prior
to issuing any permit, approvals shall be obtained from the following
departments when applicable: the St. Louis County Department of Highways
and Traffic, the St. Louis County Department of Health, Metropolitan
St. Louis Sewer District or other applicable agency. Missouri State
Highway Department approval must be submitted when property developed
fronts on a State right-of-way.
|
Sections R106.3.2 through R106.5 shall remain unchanged from
the code text.
|
R-115.3 Bond posting prior to the issuance of demolition
permit. Any person or entity desiring to demolish, wreck, raze,
dismantle or otherwise destroy any structure or building within the
City shall be further required to post, for each such permit under
this Section, a cash escrow, letter of credit or a bond, in a form
suitable to the City, in an amount not less than one thousand five
hundred dollars ($1,500.00) or a greater amount, as determined by
the Building Official, with such amount sufficient to insure that
all clearing, filling, backfilling and removal of debris, returning
the site elevations to the original contour levels, seeding and/or
sodding of bare dirt, stormwater and siltation controls can be properly
completed or installed. Such bond shall be held, without interest,
and shall not be released by the City until such restoration is complete
or construction of a replacement structure or building has commenced.
| |
R115.4 Permit and inspection fees. Before any permit is issued under this Section, there shall be paid to the City a permit fee in accordance with the fee schedule in Section 500.031.
| |
R115.5 Inspections. Inspections under this Section
shall be made by the Building Commissioner or his designee and a record
of each such inspection shall be entered and maintained in the office
of the Building Commissioner. The City does require as a minimum a
pre-demolition inspection to verify that all siltation fencing and
tree preservation fencing is in place and pre-fill inspection to verify
that all debris is removed prior to filling the excavation and a final
inspection.
| |
R115.6 Emergency situations. The provisions of
this Section relating to issuance of a permit prior to commencement
of any demolition, wrecking, razing or removal of a building or structure
shall not apply in case of emergency where public safety or health
is endangered and such work may proceed immediately, subject thereafter
to compliance with the conditions and requirements of Section 115.2
of this Section and followed by application for appropriate permits
as soon as practicable after the work is initiated.
| |
R115.7 Records and reports. It shall be the duty
of the Building Official to keep a full complete record of all permits
issued showing the date of issue, party to whom issued, location,
and fees collected on account thereof, which fees shall be paid directly
to the City.
| |
R115.8 Compliance with applicable codes. In addition
to compliance with the terms of this Section, demolition, wrecking,
razing or removal of any building or structure shall comply with the
Code of Ordinances of the City of Frontenac, including all applicable
building codes. The Building Official shall deny approval of any demolition,
wrecking, razing or removal which does not meet all minimum standards
as set forth in the Code of Ordinances of the City of Frontenac.
|
Ground Snow Load
|
20 pounds per square foot
| |
Wind Speed
|
115 miles per hour (51)
| |
Seismic Design Criteria
|
C
| |
Weathering
|
Severe
| |
Frost Line Depth
|
30 inches
| |
Termite
|
Moderate to heavy
| |
Winter Design Temperature
|
6 degrees Fahrenheit
| |
Ice Barrier Underlayment
|
Yes, required
| |
Flood Hazard
|
Chapter 415 Municipal Code of Frontenac
| |
Air Freezing Index
|
1,000
| |
Mean Annual Temperature
|
55.2 degrees Fahrenheit
|
R302.7 Under-stair protection. The underside of
stairs shall be covered with one-half-inch gypsum board or approved
equivalent.
| ||
R302.11 Fire Blocking. This section shall be as
written with the addition of a subparagraph 7 as follows:
| ||
7.
|
Mid-height wall fire blocking shall be required on all exterior
and interior walls except to finished basement walls against the concrete
foundation.
| |
R302.13 Fire protection of floors. Floor assemblies
that are not required elsewhere in this code to be fire-resistance
rated shall be provided with a one-half-inch (twelve and seven-tenths
(12.7) mm) gypsum wallboard membrane fire taped, five-eighth-inch;
(sixteen (16) mm) wood structural panel membrane, or equivalent on
the underside of the floor framing member. Penetrations or openings
for ducts, vents, electrical outlets, lighting, devices, luminaires,
wires, speakers, drainage, piping and similar openings or penetrations
shall be permitted.
| ||
Exceptions:
| ||
1.
|
Floor assemblies located directly over a space protected by
an automatic sprinkler system in accordance with Section P2904, NFPA
13D, or other approved equivalent sprinkler system.
| |
2.
|
Floor assemblies located directly over a crawl space not intended
for storage or fuel-fired appliances.
| |
3.
|
Portions of floor assemblies shall be permitted to be unprotected
due to mechanical rooms or similar areas where complying with the
following:
| |
3.1
|
The aggregate area of an unprotected floor area does not exceed
one hundred (100) square feet per area or HVAC zone.
| |
3.2
|
Fireblocking in accordance with Section R302.11.1 is installed
along the perimeter of the unprotected portion to separate the unprotected
portion from the remainder of the floor assembly.
| |
4.
|
Areas of the floor assembly that are covered up by HVAC metal
plenums, trunk lines and steel structural beams shall be considered
protected if the drywall or structural panel stops to within one (1)
inch of the listed items and the gap is appropriately fire stopped
as approved by the Building Official.
| |
5.
|
Wood floor assemblies using dimension lumber or structural composite
lumber equal to or greater than two-inch-by-ten-inch (fifty and eight-tenths
(50.8) mm by two hundred fifty-four (254) mm) nominal dimension, or
other approved floor assemblies demonstrating equivalent fire performance.
|
4.
|
A smoke detector shall be required in all furnace rooms.
| |
5.
|
Additional smoke detectors may be required by the code official
if it is determined that the additional smoke detectors are necessary
for the proper notification of the occupants in case of a fire.
| |
R314.1 Townhouse automatic fire sprinkler systems. An automatic residential fire sprinkler system shall be installed
in townhouses, in accordance with the Missouri Revised Statutes 67.281.
| ||
Exception: An automatic residential fire sprinkler
system shall not be required where additions or alterations are made
to existing townhouses that do not have an automatic residential fire
sprinkler system.
| ||
R314.1 Design and installation. Automatic residential
fire sprinkler systems for townhouses shall be designed in accordance
with P2904 or NFPA 13D.
| ||
R314.2 One- and two-family dwellings automatic fire systems. A builder of a single-family dwelling or residence or multiunit
dwellings of four or fewer units shall offer to any purchaser on or
before the time of entering into the purchase contract the option,
at the purchaser's cost, to install and equip fire sprinklers in the
dwelling, residence, or unit. Notwithstanding any other provision
of the law to the contrary no purchaser of such a single-family dwelling,
residence, or multiunit dwelling shall be denied the right to choose
or decline to install a fire sprinkler system in such dwelling or
residence being purchased by any code, ordinance, rule, regulations,
order, or resolution by any county or other political subdivision.
Any county or other political subdivision shall provide in any such
code, ordinance, rule, regulation, order, or resolution the mandatory
option for purchasers to have the right to purchase fire sprinklers
in connection with the purchase of any single-family residence or
multiunit dwelling of four or fewer units.
| ||
Exception: An automatic residential fire sprinkler
system shall not be required for additions or alterations to existing
buildings that are not already provided with an automatic residential
sprinkler system.
| ||
R314.2.1 Design and installation. Automatic residential
fire sprinkler systems shall be designed and installed in accordance
with Section P2904 or NFPA 13D.
|
R602.2 Grade. Studs shall be a minimum No. 2 stud
grade or better. Utility grade studs are not permitted to be used
for wall studs.
| |
R602.5 Interior non-bearing walls. Interior non-bearing
studs shall be permitted to be constructed of two-inch-by-four-inch
studs spaced sixteen (16) inches on center. Interior non-bearing walls
shall be capped with at least a single top plate. Interior non-bearing
walls shall be fire blocked in accordance with Section R602.2.8. The
Building Official may, due to unusual design or unusual circumstances,
approve an alternative method of interior non-bearing wood wall construction.
| |
R602.6 shall read as written in the code with the
following subsection added:
| |
R602.6.2 Drilling and notching of top plates, bottom plates
and mid-span fireblocking. Notches and holes in top plates,
bottom plates and mid-span fireblocking shall be properly sealed with
fire caulking or other methods as approved by the Building Official.
| |
R602.7.5 Headers shall be supported on each end
with one or more jack studs or with approved framing anchors in accordance
with Table R602.7(1) or R602.7(2). The full-height stud adjacent to
each end of the header shall be end nailed to each end of the header
with four - 16d nails (three and five-tenths (3.5) inches by one hundred
thirty-five ten-thousandths (0.0135) inches). The minimum number of
full-height studs at each end of the header shall be one (1) for header
spans less than twelve (12) feet and two (2) for spans twelve (12)
feet to sixteen (16) feet.
|
N1101.1 Scope. This Chapter regulates the energy
efficiency for the design and construction of buildings regulated
by this code.
| ||
Any conflicts between the provisions in this Chapter and the
St. Louis County Mechanical, Electrical and Plumbing energy regulations,
the County regulations shall govern for mechanical, electrical and
plumbing energy efficiency.
| ||
The code text "note" to this Section remains as written.
| ||
N1101.13 (R401.2) Compliance. Projects shall comply
with one (1) of the following:
| ||
1.
|
1. Sections N1101.14 through N1104 (as amended).
| |
2.
|
2. Sections N1105 and the provisions of Sections N1101.14 through
N1104 labeled "Mandatory."
| |
3.
|
3. An energy rating index (ERI) approach in Section N1106.
| |
R1101.14 Certificate (Mandatory): delete.
|
Climate Zone
|
Fenestra-tion U-Factorb
|
Sky-lightb U-Factor
|
Glazed Fenestra-tion SHGCb, c
|
Ceiling R-Value
|
Wood Frame Wall R-Value
|
Mass Wall R-Valuel
|
Floor R-Value
|
Basementc Wall R-Value
|
Slabd R-Value &
Depth
|
Crawl Spacec Wall
R-Value
|
---|---|---|---|---|---|---|---|---|---|---|
1
|
NR
|
0.75
|
0.25
|
30
|
13
|
3/4
|
13
|
0
|
0
|
0
|
2
|
0.40
|
0.65
|
0.25
|
38
|
13
|
2/3
|
13
|
0
|
0
|
0
|
3
|
0.35
|
0.55
|
0.25
|
38
|
13
|
3
|
19
|
0
|
0
|
5/13
|
4 except Marine
|
0.40
|
0.55
|
0.4
|
38
|
20 or 13 + 5h
|
8/13
|
19
|
10/13
|
10, 2 ft
|
10/13
|
5 and Marine 4
|
0.32
|
0.55
|
NR
|
49
|
20 or 13 + 5h
|
13/17
|
30g
|
15/19
|
10, 2 ft
|
15/19
|
6
|
0.32
|
0.55
|
NR
|
49
|
20 + 5 or 13 + 10h
|
3/4
|
30g
|
15/19
|
10, 4 ft
|
15/19
|
7 and 8
|
0.32
|
0.55
|
NR
|
49
|
20 + 5 or 13 + 10h
|
19/21
|
38g
|
15/19
|
10, 4 ft
|
15/19
|
For SI: 1 foot = 304.8 mm.
|
a.
|
R-values are minimums. U-factors and SHGC are maximums. When
insulation is installed in a cavity which is less than the label or
design thickness of the insulation, the installed R-value of the insulation
shall not be less than the R-value specified in the table.
| |
b.
|
The fenestration U-factor column excludes skylights. The SHGC
column applies to all glazed fenestration.
| |
Exception: Skylights may be excluded from glazed
fenestration SHGC requirements in Climate Zones 1 through 3 where
the SHGC for such skylights does not exceed 0.30.
| ||
c.
|
"15/19" means R-15 continuous insulation on the interior or
exterior of the home or R-19 cavity insulation at the interior of
the basement wall. "15/19" shall be permitted to be met with R-13
cavity insulation on the interior of the basement wall plus R-5 continuous
insulation on the interior or exterior of the home. "10/13" means
R-10 continuous insulation on the interior or exterior of the home
or R-13 cavity insulation at the interior of the basement wall.
| |
d.
|
R-5 shall be added to the required slab edge R-values for heated
slabs. Insulation depth shall be the depth of the footing or two (2)
feet, whichever is less in Zones 1 through 3 for heated slabs.
| |
e.
|
There are no SHGC requirements in the Marine Zone.
| |
f.
|
Basement wall insulation is not required in warm-humid locations
as defined by Figure N1101.10 and Table N1101.10.
| |
g.
|
Or insulation sufficient to fill the framing cavity, R-19 minimum.
| |
h.
|
The first value is cavity insulation, the second value is continuous
insulation, so "13+5" means R-13 cavity insulation plus R-5 continuous
insulation.
| |
i.
|
The second R-value applies when more than half the insulation
is on the interior of the mass wall.
| |
j.
|
Exception: Unfinished basements may have up to
a maximum of twenty percent (20%) of the total basement wall area
exposed above the outside finished grade/ground level as uninsulated
concrete foundation wall. The foundation wall area above the outside
finished grade/ground level that may be uninsulated is determined
by the formula [0.2 times the basement wall height of all walls (including
insulated exterior frame walls for walkout basement and walls common
to both basement and attached garages) times the perimeter of these
basement walls]. In unfinished areas, the basement foundation wall
insulation shall extend down to the basement floor slab or to a minimum
of twenty-four (24) inches below outside finished grade when the grade
is above the floor slab elevation.
|
R1103.1.1 Programmable Thermostats: Delete
| |
R1104 (R404) Lighting Equipment: Delete
|