[CC 1997 § 7.23; Ord. No. 2776-96, 7-17-1996; Ord. No. 2975-98 § 1, 6-17-1998; Ord.
No. 3196-00 §§ 1—2, 8-16-2000; Ord. No. 3279-01 § 1, 8-1-2001; Ord. No. 3670-05 § 1, 7-20-2005]
A.
Building Permits.
1.
Required. Except as otherwise provided in the Zoning Regulations, no structure shall be erected, reconstructed or structurally altered, nor shall any work be started upon same until the required building permit has been issued by the Director. Said permit shall state that the proposed structure complies with all the provisions of Chapter 405.
2.
Filing of plans.
a.
All applications for building permits shall be accompanied by plans in quadruplicate, drawn to scale, showing the actual shape and dimensions of the lot to be built upon; the exact size and location on the lot of the existing buildings and accessory buildings and the lines within which the structure shall be erected or altered; the existing and intended use of each building or part of building; the number of families the building is designed to accommodate; and such other information with regard to the lot and neighboring lots as may be necessary to determine and provide for the enforcement of Chapter 405, Applications shall also include, where applicable, sewage disposal plans in accordance with the provisions of Chapter 405. One (1) copy of such plans shall be returned to the owner when such plans shall have been approved by the Director.
b.
All dimensions shown on these plans relating to the location
and size of the lot to be built upon shall be based upon an actual
survey. The lot and location of the building thereon shall be staked
out on the ground before construction is started.
3.
Method of calculating building permit fees.
[Ord. No. 4307-13 §1, 10-16-2013]
a.
Construction cost estimates. The Director is
authorized to estimate the total cost of construction of a structure,
building or project, by multiplying the total floor area of the structure
in square feet by an appropriate square-foot-cost rate. Structures
or projects for which it is impractical to estimate the total construction
cost by said square-foot-cost method shall be estimated by applying
current, commonly accepted unit cost figures to the various components
in a commonly accepted manner. In lieu of determining the total cost
of construction as outlined above, the Director may accept a bona
fide contract or any affidavit of the owner of the building structure
or project, in which the total cost of construction, including site
improvements related to the permit, is verified by the applicant and
owner.
b.
Commercial and industrial construction permit fees. The fee for a building permit and inspection of commercial and industrial
construction shall be determined by applying the fee rates in the
Commercial, Industrial and Apartment Building (Larger Than Duplex)
Construction Permit Fees Schedule[1] to the total estimated cost of construction as determined
heretofore. Permit processing, plan review, and inspection charges
are included in the fee rate. The minimum total permit fee shall be
eighty dollars ($80.00). Permit processing, plan review and inspection
charges for commercial or industrial construction, in excess of fifty
million dollars ($50,000,000.00) shall be computed at the rate of
three dollars and seventy cents ($3.70) per thousand dollars ($1,000.00)
of the estimated total cost of construction.
[1]
Editor’s Note: Said Schedule is included as an attachment to this chapter.
c.
Residential construction permit fees. The fee
for a building permit and inspection of residential construction of
new structures, alterations and additions to one- and two-family structures,
swimming pools and all other miscellaneous residential construction,
not otherwise listed below, shall be determined by applying the fee
rates in the Residential Construction Permit Fees Schedule[2] to the total estimated cost of construction as determined
heretofore. Permit processing, plan review and inspection charges
are included in the fee rate. The minimum permit fee shall be eighty
dollars ($80.00).
Exceptions: Storage shed permits shall be twenty-five dollars ($25.00). Fence permits shall be per Section 405.390.
[2]
Editor’s Note: Said Schedule is included as an attachment to this chapter.
d.
Permit processing, plan review, and inspection charges for residential
construction in excess of six hundred and eighty thousand dollars
($680,000.00) shall be computed at the rate of three dollars and seventy
cents ($3.70) per thousand dollars ($1,000.00) of the estimated total
cost of construction.
e.
The City may assess additional fees for building permits, in
addition to the fees set forth in this Section, to reimburse any extraordinary
costs incurred by the City for the review or inspection of any project
for which a permit is issued. The fee shall not exceed the cost to
the City for providing said extraordinary service.
[Ord. No. 4624-18, 6-20-2018]
f.
All paid fees shall be forthwith turned over to the Finance
Department to the credit of the General Revenue Fund.
[Ord. No. 4624-18, 6-20-2018]
4.
Expiration of building permits.
a.
All residential construction shall have exterior construction
completed within six (6) months and interior construction completed
within one (1) year. Prior to expiration of the building permit, an
extension can be requested upon payment of a building permit fee not
to exceed a maximum of fifty dollars ($50.00). The Director may approve
such an extension for a period not exceeding six (6) months. Any subsequent
extension and fee shall be referred to the Council for approval.
b.
The Director shall stipulate a completion date for non-residential
construction, based on the size and complexity of the project. Requests
for extensions of time may be processed as for residential construction.
B.
Occupancy Permits.
1.
Definitions. As used in this Subsection, the
term "occupy" shall mean to put a premises or structure to its intended
use. The term "reoccupy" shall mean the occupancy of a premises or
structure by a new or different user than the previous occupant. The
terms "occupy" and "reoccupy" shall include the movement of furniture,
equipment, or other property onto or into a premise or structure.
A "change of occupancy" shall mean to reoccupy an existing premise
or structure.
2.
Permit required. Except as otherwise provided in the Zoning Regulations, no land shall be occupied, reoccupied, or used and no building shall be occupied, reoccupied, or used in whole or in part for any purpose whatsoever until an occupancy permit for such use, occupancy or reoccupancy is issued by the City, stating that the building and use comply with the provisions of Chapter 405 and the minimum property standards then in force pursuant to Chapter 500 of this Code of Ordinances. The use or occupancy of any premises or building or part thereof shall not be changed without an occupancy permit being issued therefor by the City. No permit shall be issued to make a change unless such changes are in conformity with the provisions of Chapter 405. It shall be unlawful for any person, either as owner, occupant, or agent for an owner or occupant, to occupy or reoccupy, or suffer or permit the occupancy or reoccupancy of, any premises or structure in the City without first obtaining an inspection and occupancy permit. Each dwelling unit in a multiple unit residential structure, and each separate use, tenancy or unit in a commercial or industrial structure, shall require a separate occupancy permit.
3.
Application—making false statements prohibited.
a.
Original occupancy permits shall be applied for coincidentally with the application for a building permit and shall be issued within ten (10) days after the lawful erection, reconstruction or alteration of the building is completed, and the required sewage treatment facilities are installed in accordance with the provisions of Chapter 405.
b.
Application for a new or amended occupancy or reoccupancy permit
shall be made by the property owner or authorized agent for the owner
on forms intended for such purpose and filed with the Director of
Public Works.
c.
It shall be unlawful for any person to knowingly make any false
statement on an application for an occupancy permit.
4.
Amendment of occupancy permit required. Occupancy
of a premise or structure by one (1) or more occupants not named on
the occupancy permit then in force is prohibited unless an application
for amendment of the occupancy permit is filed and approved. No fee
shall be charged to amend an occupancy permit so long as such amendment
does not constitute a change of occupancy.
5.
Inspections, notices—issuance of occupancy permits.
a.
The Director shall receive all applications for occupancy permits
and shall make or cause to be made an inspection of the premise or
structure within five (5) working days. Any fees required for an occupancy
permit shall be paid at the time the application is filed. No application
for which a fee is required shall be deemed complete or filed unless
the required fee is paid.
b.
If the Director finds that the premises or structure does not
meet the requirements of the Property Maintenance Code most recently
adopted by the City or any other applicable standards adopted by ordinance,
he shall notify the owner or agent of such deficiencies in writing,
informing him that the premises or structure may not be occupied until
the deficiencies are corrected.
c.
When the Director finds that the premises or structure does
comply with the Property Maintenance Code most recently adopted by
the City and other applicable standards, he shall issue an occupancy
permit.
6.
Temporary occupancy permits. The Director is
authorized to permit temporary occupancy for a term not to exceed
ninety (90) days, when the proposed use of the property complies with
the City's zoning regulations, and practical difficulties interfere
with completing all repairs required to bring the premises or structure
into full compliance with the City's ordinances. The Director may
decline to issue a temporary occupancy permit for premises or structures
if the Director determines that a condition exists which could pose
an unreasonable and imminent threat to the health or safety of the
occupant(s) or the general public. An applicant seeking a temporary
occupancy permit shall submit evidence satisfactory to the Director
to establish that appropriate arrangements have been made to accomplish
the necessary modifications in a timely manner not to exceed ninety
(90) days. Failure to bring the property into compliance within the
time permitted will require that the premises and/or structure be
vacated immediately. The Director may extend the expiration of a temporary
occupancy permit if, in the Director’s professional judgment,
the necessary repairs have been delayed due to circumstances beyond
the control of the owner and/or substantial progress has been accomplished
and convince the Director that it is reasonable to believe all work
will be completed in a timely manner not to exceed ninety (90) days.
[Ord. No. 4329-14 §1, 3-5-2014]
7.
Certificate invalid—when. Any certificate
of occupancy shall become invalid if the lawful use of the premises
or structure is not commenced within ninety (90) days after it is
issued. The Director is authorized to grant extension of this period
when, in his opinion, an extension is warranted and provided also
that an application for such extension is received within ninety (90)
days of the issuance of the certificate.
8.
Fees. The fees for occupancy inspections and permits required
by this Subsection shall be as follows:
[Ord. No. 4329-14 §1, 3-5-2014; Ord.
No. 4697-19, 7-3-2019]
a.
Residential property (fees per dwelling unit).
(1)
Apartment initial inspection and one (1) reinspection:
fifty dollars ($50.00).
(2)
Each additional apartment reinspection: fifty dollars
($50.00).
(3)
One- and two-family and condo initial inspection
and one (1) reinspection: seventy-five dollars ($75.00).
(4)
Each additional one- and two-family and condo reinspection:
fifty dollars ($50.00).
(5)
Temporary occupancy permit: sixty dollars ($60.00).
(6)
Occupancy permit: thirty dollars ($30.00).
9.
Appeals. Any person or corporation who feels
that an error has been made in an inspection performed by the City
may request a review by the Director. If the Director, after review
of the file and such additional information as he may deem appropriate,
feels that the citation of the violation is valid, he shall require
that the violation be corrected. Any decision of the Director may
be appealed to the Board of Appeals in the manner set forth elsewhere
in this Code of Ordinances.
10.
Certificates not a warranty. In issuing a certificate
of occupancy, the City does not intend to, nor does it warrant, insure
or guarantee to the holder thereof, to his or her assignee or to any
other person, that there are no violations of any provision of this
or any other ordinance. The City makes no warranty or representation,
whatsoever, as to the condition of any building.
C.
Demolition Permits. A demolition permit shall be
required prior to the performance of any work relative to demolition.
Permits and extensions shall be issued by the Public Works Department
upon approval of the application, payment by the applicant of a fee
of one hundred ten dollars ($110.00), and posting by the applicant
of a performance bond in an amount and form specified and approved
by the Department of Public Works. Permits shall expire ninety (90)
days from the date of issuance. Extensions may be granted by the Department
of Public Works for thirty (30) days. After the first extension of
thirty (30) days has expired, and the demolition work has not been
completed, the Public Works Department may utilize the performance
bond so deposited to complete performance of the demolition work,
or grant an additional thirty (30) day extension.
D.
Modular
And Manufactured Home Inspections.
[Ord. No. 4723-19, 11-20-2019]
1.
In addition to all other Hazelwood inspection requirements, prior
to approval for an occupancy permit, all proposed modular and manufactured
dwelling units must:
a.
Pass inspections for appropriate anchoring to a reinforced continuous
footing and foundation.
b.
Pass all necessary St. Louis County plumbing and electrical inspections
prior to a Hazelwood occupancy inspection.
c.
Provide proof of passed inspection and certification from the United
States Department of Housing and Urban Development (HUD) or the Missouri
Public Service Commission (PSC).
