MODIFICATIONS, ADDITIONS, INSERTIONS AND CHANGES TO THE 2015
INTERNATIONAL PROPERTY MAINTENANCE CODE
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101.1 Title: insert "the City of Hazelwood, Missouri" in lieu
of the phrase "[name of jurisdiction]"
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102.3 Application of other codes. Repairs, additions
or alterations to a structure, or changes of occupancy, shall be done
in accordance with the procedures, standards and requirements of the
City's building, mechanical, electrical and other technical and non-technical
health, property and safety codes and all City ordinances. Nothing
in this code shall be construed to cancel, modify or set aside any
provision of the City's zoning and subdivision regulations.
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103.1 General. The Code Enforcement Division shall
enforce these provisions for the City of Hazelwood, and the Code Administrator
or Building Official shall be known as the "code official."
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103.5 Fees. Fees as outlined in Section 500.140 of the Hazelwood City Code.
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106.4 Violation penalties. Any person who shall violate any provisions of this code, or fail to comply therewith, or with any of the requirements thereof, or failing to comply with a notice of violation or order of the enforcement official served as provided by law, shall be guilty of a misdemeanor and punished as provided in Section 100.130 of the Hazelwood City Code.
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The use of the terms "condemned," "unfit" and "dangerous" shall
be interchangeable.
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108.1.3.1 Unfit due to drug use/manufacture. Whenever
a dwelling unit has been declared unfit due to the use and/or manufacturing
of a controlled substance, air quality and surface testing shall be
performed by a qualified third-party company as approved by the City.
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109.1 Emergency measures. Whenever it is necessary, in the judgment of the code official, to take emergency action due to an unsafe condition associated with a building or structure, the standards and procedures set forth in Chapter 505 of the City Code shall apply.
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110.1 Demolition. Whenever demolition of an unsafe building or structure is required, the standards and procedures set forth in Chapter 505 of the City Code shall apply.
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111.1 Appeals. Appeals shall be taken in accord with the appeal procedures set forth in Section 500.060 of the Hazelwood City Code; provided, however, that the fee established in Section 500.060(A)(1) shall not be required for appeals of enforcement actions taken under this code.
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112.1 Stop work orders. Upon notice from the code
official that work is being done contrary to the provisions of this
code or in a dangerous or unsafe manner, such work shall immediately
cease. Such notice shall be in writing and shall be given to the owner
of the property, the owner's agent, or the person doing the work.
The notice shall state the conditions under which work is authorized
to resume. Where an emergency exists, the code official shall not
be required to give a written notice prior to stopping the work. Any
person who shall continue any work on the system after having been
served with a stop work order, except such work as that person is
directed to perform to remove a violation or unsafe condition, shall
be subject to the violation penalties as set forth in Section 106.4.
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201.3 Terms defined in other codes. Where terms
are not defined in this code and are defined in the Hazelwood City
Code, adopted International Codes or other code adopted by the City,
such terms, shall have the meanings ascribed to them as in those codes.
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CODE OFFICIAL. The code official shall be the Code
Administrator or Building Official for the City of Hazelwood or his/her
designee.
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302.2 Grading and drainage. All premises shall
be graded and maintained to prevent erosion of soil and to prevent
the accumulation of stagnant water thereon, or within any structure
located thereon. Where water impacts the ground from the edge of the
roof downspout, scupper, or other rainwater collection or diversion
device, provisions shall be made to prevent soil erosion and direct
water away from the foundation. Water shall not be channeled or collected
and discharged onto adjacent property, public sidewalks or streets;
provided, however, that water may be diverted directly to stormwater
facilities, retention areas and reservoirs. All diversion devices
shall terminate a minimum of six (6) feet from a property line.
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302.3 Sidewalks, driveways and yards. All private
sidewalks, walkways, stairs, driveways, parking spaces and similar
areas shall be kept in a proper state of repair and maintained free
from hazardous conditions. Differentials in surface height of one
(1) inch or more shall be eliminated to prevent tripping hazards.
Cracks in concrete or asphalt surfaces of one-quarter (1/4) inch or
more in width shall be properly sealed to prevent moisture from entering
the surfacing materials. All areas which are not paved, built upon,
or set aside as approved parking areas in accord with City ordinances
shall be covered by landscaping, lawn or vegetation. All trees, bushes
or vegetation shall be properly trimmed to avoid obstruction of the
view and movement of vehicles and pedestrians and to keep branches
from coming into contact with any structure. Dead trees and bushes
shall be promptly removed and replaced, including the removal of tree
stumps. No storage or accumulation of scrap, rubbish, excess material,
or equipment shall be permitted in an open area.
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302.4 Weeds and grass. See regulations and requirements at Sections 220.150 and 220.160 of the Hazelwood City Code.
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303 SWIMMING POOLS, SPAS AND HOT TUBS
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303.1 Swimming pools, spas and hot tubs. Swimming pools, spas and hot tubs shall meet the requirements of Chapter 515 of the Hazelwood Municipal Code.
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303.2 Temporary pools. Must meet all City swimming
pool regulations and initial building permit may be used for the life
of the pool. Temporary pools must be dismantled after each season
and no later than October 1.
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304.7 Roofs and drainage. The roof and flashing
shall be sound, tight and not have defects that admit rain. Roof drainage
shall be adequate to prevent dampness or deterioration in the walls
or interior portion of the structure. Roof drains, gutters and downspouts
shall be maintained in good repair and be free from obstructions.
All roof coverings shall be of materials compatible with each other
and with the building structure as typically used by the construction
industry, and shall be kept in good repair and in accord with acceptable
architectural treatment and public health and safety standards. Roof
drainage shall be adequate to prevent dampness and/or deterioration
of the walls or interior portions of the structure.
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304.14 Insect screens. Every operable window and
other outside opening that may be used for ventilation of habitable
rooms shall be supplied with approved tightly fitting screens of not
less than sixteen (16) mesh per inch (sixteen (16) mesh per 25 mm).
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304.15 Doors. All exterior doors, door assemblies
and hardware shall be maintained in good condition. Locks at all entrances
to dwelling units, rooming units and guest rooms shall tightly secure
the door. Locks on means of egress doors shall be in accord with Section
702.3. All exterior doors, including garage doors, shall be commercially
manufactured doors. Every storm door shall have a self-closing mechanism
in good working condition.
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504.4 Shutoffs. All plumbing fixture shall have
separate water shutoffs on both hot and cold water supply lines, accessible
at the fixture.
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602.3 Heat supply. Every owner and operator of
any building who rents, leases or lets one (1) or more dwelling units,
rooming units, dormitories or guest rooms on terms, either express
or implied, shall supply heat to maintain a temperature of not less
than sixty-five degree Fahrenheit (65° F.) (eighteen degree Celsius
(18° C.) in all habitable areas.
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Exception: When the outdoor temperature is below
the winter outdoor design temperature for the locality, maintenance
of the minimum room temperature shall not be required, provided that
the heating system is operating at its full design capacity. The winter
outdoor design temperature for the locality shall be that indicated
in Appendix D of the International Plumbing Code.
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603.7 Gas shutoffs. All gas appliances shall have
a gas shutoff outside the appliance, in the same room within six (6)
feet of the gas appliance. Gas appliances include but are not limited
to stove, dryer, furnace and gas fireplace.
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605.2 Receptacles. Every habitable space in a dwelling
shall contain at least two (2) separate and remote receptacle outlets.
Every bathroom shall have one (1) outlet protected with ground fault
circuit interrupter. Every laundry area, garage and exterior outlet
shall be protected with ground fault circuit interrupter. All receptacles
installed to serve countertop surfaces and/or within six (6) feet
of the kitchen sink shall be protected with a ground fault circuit
interrupter, including receptacles within the kitchen sink cabinet.
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605.5 Light bulbs. Light bulbs in stairwells and
habitable spaces shall be covered to protect from breakage.
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1. On the ceiling or wall outside of each separate sleeping
room within ten (10) feet of the bedroom door.
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704.3 Carbon monoxide detectors. One (1) carbon
monoxide (CO) detector shall be installed on each floor level near
sleeping rooms and inside sleeping rooms above a garage. Where residence
has interconnected AC-powered, battery backup smoke detectors, combo
smoke and CO detectors shall be used in the appropriate above locations.
When the carbon monoxide detector device is AC operated with battery
backup, it shall be plugged into an area not subject to being closed
by a door.
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