City of Hazelwood, MO Minimum Property Maintenance Standards

[1]

Editor's Note — Ord. no. 3278-01 § 1, adopted August 1, 2001, repealed this art. II and sections 500.150—500.200 enacting the new provisions set out herein. Former sections 500.150—500.200 derived from CC 1997 §§ 7.35—7.40; ord. no. 2776-96, 7-17-1996. Ord. no. 4246-12 § 1, adopted November 7, 2012, repealed sections 500.150 "international property maintenance code adopted" and 500.160 "additions, insertions, deletions and changes to international property maintenance code 2003" and enacted new provisions set out herein. Former sections 500.150—500.160 derived from Ord. no. 3278-01 § 1, 8-1-2001; Ord. no. 3635-05 §§ 1—2, 4-6-2005.

[Ord. No. 4246-12 § 1, 11-7-2012; Ord. No. 4691-19, 6-19-2019]

The 2015 International Property Maintenance Code, as published by the International Code Council, Inc., is on file in the office of the City Clerk and is hereby adopted as the Property Maintenance Code of the City of Hazelwood, Missouri, with the modifications, additions, insertions and changes prescribed below, and is made a part hereof as if more fully set forth herein.

There are hereby established the following modifications, additions, insertions and changes to the 2015 International Property Maintenance Code:

MODIFICATIONS, ADDITIONS, INSERTIONS AND CHANGES TO THE 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE

Section 101 GENERAL.

101.1 Title: insert "the City of Hazelwood, Missouri" in lieu of the phrase "[name of jurisdiction]"

Section 102.3, delete in its entirety and replace with the following:

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.

Section 103.1, delete in its entirety and replace with the following:

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."

Section 103.5, delete in its entirety and replace with the following:

103.5 Fees. Fees as outlined in Section 500.140 of the Hazelwood City Code.

Section 106.4, delete in its entirety and replace with the following:

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.

Section 108, add the following:

The use of the terms "condemned," "unfit" and "dangerous" shall be interchangeable.

Section 108, Insert a new subsection as follows:

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.

Section 109, delete in its entirety and replace with the following:

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.

Section 110, delete in its entirety and replace with the following:

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.

10.

Section 111, delete in its entirety and replace with the following:

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.

11.

Section 112, delete in its entirety and replace with the following:

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.

12.

Section 201.3, delete in its entirety and replace with the following:

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.

13.

Section 202, delete definition of Code Official and replace as follows:

CODE OFFICIAL. The code official shall be the Code Administrator or Building Official for the City of Hazelwood or his/her designee.

14.

Section 302.2, delete in its entirety and replace with the following:

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.

15.

Section 302.3, delete in its entirety and replace with the following:

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.

16.

Section 302.4, delete in its entirety and replace with the following:

302.4 Weeds and grass. See regulations and requirements at Sections 220.150 and 220.160 of the Hazelwood City Code.

17.

Section 303, delete in its entirety and replace with the following:

303 SWIMMING POOLS, SPAS AND HOT TUBS

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.

18.

Section 303, add new subsection as follows:

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.

19.

Section 304.7, delete in its entirety and replace with the following:

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.

20.

Section 304.14, delete in its entirety and replace with the following:

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).

21.

Section 304.15, delete in its entirety and replace with the following:

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.

22.

Section 304.17, delete entire Subsection.

23.

Section 308.2.1, delete entire Subsection.

24.

Section 308.2.2, delete entire Subsection.

25.

Section 308.3.1, delete entire Subsection.

26.

Section 308.3.2, delete entire Subsection.

27.

Section 502.3, delete entire Subsection.

28.

Section 502.4, delete entire Subsection.

29.

Section 502.4.1, delete entire Subsection.

30.

Section 503.2, delete entire Subsection.

31.

Section 503.3, delete entire Subsection.

32.

Section 504, add new subsection as follows:

504.4 Shutoffs. All plumbing fixture shall have separate water shutoffs on both hot and cold water supply lines, accessible at the fixture.

33.

Section 602.3, delete text of entire Subsection and replace with:

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.

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.

34.

Section 602.4, delete entire Subsection.

35.

Section 603, Add new subsection as follows:

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.

36.

Section 605.2, delete text of entire section and replace with:

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.

37.

Section 605, insert new subsection as follows:

605.5 Light bulbs. Light bulbs in stairwells and habitable spaces shall be covered to protect from breakage.

38.

Section 704.2.1.2, delete item 1 and replace with:

1. On the ceiling or wall outside of each separate sleeping room within ten (10) feet of the bedroom door.

39.

Section 704. insert new subsection as follows:

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.

Any person convicted of violating the provisions of this Section or the Code adopted herein shall be punished as set forth in Section 100.130 of the Hazelwood City Code.

[Ord. No. 4679-19, 5-1-2019]

No person shall park, place or suffer the placement of any storage trailer, portable on-demand storage ("PODS") unit, trash or construction debris "roll-off" container or dumpster, including soft-sided dumpster or "bagster," or similar device upon any lot or property in the City of Hazelwood other than on a durably paved surface constructed with concrete or asphalt. Such devices shall also be so situated on the property as to minimize the potential for interference with sight lines for motorists on adjoining streets and nearby driveways and, if possible, to the rear of the front building line of the principal building on the lot.

Except as provided in Subsection (D) of this Section, no person shall install, deposit, park or leave any storage trailer, portable on-demand storage ("PODS") unit, trash or construction debris "roll-off" container or dumpster, including soft-sided dumpster or "bagster," or similar device on any residentially zoned property within the City without first obtaining a permit from the City Engineer or his/her designee. A permit fee of fifty dollars ($50.00) shall be collected by the City Engineer or his/her designee to cover the cost of issuing the same and conducting inspections for compliance with this Section. The permit shall specify the time period, not exceeding thirty (30) days, during which time the unit may be kept on the property. The permit shall also state the address of the property and location on the lot where the unit is to be situated. No more than two (2) permits may be issued for any lot or parcel of property in any twelve (12) month period.

The City Engineer or his/her designee shall have the authority to waive the permit fee set forth herein upon the sale or rental of the property in order to accommodate a new occupant moving into the dwelling.

The City Engineer or his/her designee shall have the discretion to: (i) waive the permit fee, (ii) increase the duration of the permit beyond thirty (30) days, and/or (iii) waive the permit requirement entirely, in the event of a natural or other disaster that affects a significant portion of the properties or residents of the City, if he/she determines that there may be a scarcity of available building materials or contractors readily able to provide prompt restoration services.

A dumpster may be temporarily placed on residentially zoned property for the purpose of collecting construction debris if the residential property is subject to a valid building permit for renovation or construction of a structure on such property. The placement of the dumpster shall comply with the requirements set forth in Subsection (B) above. Any dumpster placed under this Subsection (D) must be placed on the same parcel that is subject to the valid building permit and shall be removed on or before the date that the building permit expires.