[Ord. No. 06-35 §1, 7-5-2006]
Section R101 International Residential Code 2003. Title, Scope and Purpose.
R101.1 Title. These provisions shall be known as the Residential Code for One- and Two-Family Dwellings of the City of Bridgeton and shall be cited as such and will be referred to herein as "this code".
R101.2 Scope. The provisions of the International Residential Code for One- and Two-Family Dwellings shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one- and two-family dwellings and multiple single-family dwellings (town houses) not more than three (3) stories in height with a separate means of egress and their accessory structures.
Exception: Existing buildings undergoing repair, alteration or additions and change of occupancy shall be permitted to comply with the Existing Residential Structures Chapter 510 of The Municipal Code of Bridgeton.
R101.3 Purpose. The purpose of this code is to provide minimum requirements to safeguard the public safety, health and general welfare, through affordability, structural strength, means of egress facilities, stability, sanitation, light and ventilation, energy conservation and safety to life and property from fire and other hazards attributed to the built environment.
Section R102 Applicability.
R102.1 General. Where, in any specific case, different Sections of this code specify different materials, methods of construction or other requirements, the most restrictive shall govern. Where there is a conflict between a general requirement and a specific requirement, the specific requirement shall be applicable.
R102.2 Other laws. The provisions of this code shall not be deemed to nullify any provisions of local, state or federal law.
R102.3 Application of references. References to Chapter or Section numbers or to provisions not specifically identified by number shall be construed to refer to such Chapter, Section or provision of this code.
R102.4 Referenced codes and standards. The codes and standards referenced in this code shall be considered part of the requirements of this code to the prescribed extent of each such reference. Where differences occur between provisions of this code and referenced codes and standards, the provisions of this code shall apply.
Exception: Where enforcement of a code provision would violate the conditions of the listing of the equipment or appliance, the conditions of the listing and manufacturer's instructions shall apply.
R102.5 Appendices. Provisions in the appendices shall not apply unless specifically referenced in the adopting ordinance.
R102.5.1 Appendix G, H, K shall be governed by this code.
R102.5.2 delete in its entirety (page 575) Section AJ103.
R102.6 Partial invalidity. In the event any part or provision of this code is held to be illegal or void, this shall not have the effect of making void or illegal any of the other parts or provisions.
[EB] R102.7 Existing structures. The legal occupancy of any structure existing on the date of adoption of this code shall be permitted to continue without change, except as is specifically covered in this code, the Existing Residential Structures Chapter 510 —
The Municipal Code of Bridgeton or the International Fire Code or as is deemed necessary by the Building Official for the general safety and welfare of the occupants and the public.
[EB] R102.7.1 Additions, alterations or repairs. Additions, alterations or repairs to any structure shall conform to that required for a new structure without requiring the existing structure to comply with all of the requirements of this code, unless otherwise stated. Additions, alterations or repairs shall not cause an existing structure to become unsafe or adversely affect the performance of the building.
Section R103 Department of Public Works.
R103.1 Creation of enforcement agency. The Department of Public Works is hereby created and the official in charge thereof shall be known as the Building Official.
R103.2 Appointment. The Building Official shall be appointed by the chief appointing authority of the jurisdiction.
R103.3 Deputies. In accordance with the prescribed procedures of this jurisdiction and with the concurrence of the appointing authority, the Building Official shall have the authority to appoint a Deputy Building Official, the related technical officers, inspectors, plan examiners and other employees. Such employees shall have powers as delegated by the Building Official.
R103.4 Electrical (page 1) delete in its entirety. Insert:
R103.4 Electrical. The provisions of the adopted St. Louis County Electrical Code shall apply to the installation of electrical systems, including alterations, repairs, replacement, equipment, appliances, fixtures, fittings and appurtenances thereto.
R103.4.1 Gas (page 1) delete in its entirety. Insert:
R103.4.1 Gas. The provisions of the adopted St. Louis County Mechanical Code shall apply to the installation of gas piping from the point of delivery, gas appliances and related accessories as covered in this code. These requirements apply to gas piping systems extending from the point of delivery to the inlet connections of appliances and the installation and operation of residential and commercial gas appliances and related accessories.
R103.4.2 Mechanical (page 1) delete in its entirety. Insert:
R103.4.2 Mechanical. The provisions of the adopted St. Louis County Mechanical Code shall apply to the installation, alterations, repairs and replacement of mechanical systems, including equipment, appliances, fixtures, fittings and/or appurtenances, including ventilating, heating, cooling, air-conditioning and refrigeration systems, incinerators and other energy-related systems.
R103.4.3 Plumbing (page 1) delete in its entirety. Insert:
R103.4.3 Plumbing. The provisions of the adopted St. Louis County Plumbing Code shall apply to the installation, alterations, repairs and replacement of plumbing systems, including, equipment, appliances, fixtures, fittings and appurtenances thereto.
R103.4.4 Property maintenance (page 1) delete in its entirety. Insert:
R103.4.4 Property maintenance. The provisions of the Bridgeton Municipal Property Maintenance Code shall apply to existing structures and premises; equipment and facilities; light, ventilation, space heating, sanitation, life and fire safety hazards; responsibilities of owners, operators and occupants; and occupancy of existing premises and structures.
R103.4.5 Fire prevention (page 1) delete in its entirety. Insert:
R103.4.5 Fire prevention. The provisions of the International Fire Code as adopted by local fire districts shall apply to matters affecting or relating to structures, processes and premises from the hazard of fire and explosion arising from the storage, handling or use of structures, materials or devices; from conditions hazardous to life, property or public welfare in the occupancy of structures or premises; and from the construction, extension, repair, alteration or removal of fire suppression and alarm systems or fire hazards in the structure or on the premises from occupancy or operation.
R103.4.6 Energy. The provisions of the International Energy Conservation Code shall apply to all matters governing the design and construction of buildings for energy efficiency.
Section R104 Duties and Powers of the Building Official.
R104.1 General. The Building Official is hereby authorized and directed to enforce the provisions of this code. The Building Official shall have the authority to render interpretations of this code and to adopt policies and procedures in order to clarify the application of its provisions. Such interpretations, policies and procedures shall be in conformance with the intent and purpose of this code. Such policies and procedures shall not have the effect of waiving requirements specifically provided for in this code.
R104.2 Applications and permits. The Building Official shall receive applications, review construction documents and issue permits for the erection and alteration of buildings and structures, inspect the premises for which such permits have been issued and enforce compliance with the provisions of this code.
R104.3 Notices and orders. The Building Official shall issue all necessary notices or orders to ensure compliance with this code.
R104.4 Inspections. The Building Official is authorized to make all of the required inspections or the Building Official shall have the authority to accept reports of inspection by approved agencies or individuals. Reports of such inspections shall be in writing and be certified by a responsible officer of such approved agency or by the responsible individual. The Building Official is authorized to engage such expert opinion as deemed necessary to report upon unusual technical issues that arise, subject to the approval of the appointing authority.
R104.5 Identification. The Building Official shall carry proper identification when inspecting structures or premises in the performance of duties under this code.
R104.6 Right of entry. Where it is necessary to make an inspection to enforce the provisions of this code or where the Building Official has reasonable cause to believe that there exists in a structure or upon a premises a condition which is contrary to or in violation of this code which makes the structure or premises unsafe, dangerous or hazardous, the Building Official or designee is authorized to enter the structure or premises at reasonable times to inspect or to perform the duties imposed by this code, provided that if such structure or premises be occupied, that credentials be presented to the occupant and entry requested. If such structure or premises be unoccupied, the Building Official shall first make a reasonable effort to locate the owner or other person having charge or control of the structure or premises and request entry. If entry is refused, the Building Official shall have recourse to the remedies provided by law to secure entry.
R104.7 Department records. The Building Official shall keep official records of applications received, permits and certificates issued, fees collected, reports of inspections and notices and orders issued. Such records shall be retained in the official records for the period required for the retention of public records.
R104.8 Liability. The Building Official, member of the Board of Appeals or employee charged with the enforcement of this code, while acting for the jurisdiction in good faith and without malice in the discharge of the duties required by this code or other pertinent law or ordinance, shall not thereby be rendered liable personally and is hereby relieved from personal liability for any damage accruing to persons or property as a result of any act or by reason of an act or omission in the discharge of official duties. Any suit instituted against an officer or employee because of an act performed by that officer or employee in the lawful discharge of duties and under the provisions of this code shall be defended by legal representative of the jurisdiction until the final termination of the proceedings. The Building Official or any subordinate shall not be liable for cost in any action, suit or proceeding that is instituted in pursuance of the provisions of this code.
R104.9 Approved materials and equipment. Materials, equipment and devices approved by the Building Official shall be constructed and installed in accordance with such approval.
R104.9.1 Used materials and equipment. Used materials, equipment and devices shall not be reused unless approved by the Building Official.
R104.10 Modifications. Wherever there are practical difficulties involved in carrying out the provisions of this code, the Building Official shall have the authority to grant modifications for individual cases, provided the Building Official shall first find that special individual reason makes the strict letter of this code impractical and the modification is in compliance with the intent and purpose of this code and that such modification does not lessen health, life and fire safety requirements or structural. The details of action granting modifications shall be recorded and entered in the files of the Department of Building Safety.
R104.10.1 Areas prone to flooding. The Building Official shall not grant modifications to any provision related to areas prone to flooding as established by Table R301.2(1) without the granting of a variance to such provisions by the Board of Appeals.
R104.11 Alternative materials, design and methods of construction and equipment. The provisions of this code are not intended to prevent the installation of any material or to prohibit any design or method of construction not specifically prescribed by this code, provided that any such alternative has been approved. An alternative material, design or method of construction shall be approved where the Building Official finds that the proposed design is satisfactory and complies with the intent of the provisions of this code and that the material, method or work offered is, for the purpose intended, at least the equivalent of that prescribed in this code. Compliance with the specific performance-based provisions of the International Codes in lieu of specific requirements of this code shall also be permitted as an alternate.
R104.11.1 Tests. Whenever there is insufficient evidence of compliance with the provisions of this code or evidence that a material or method does not conform to the requirements of this code or in order to substantiate claims for alternative materials or methods, the Building Official shall have the authority to require tests as evidence of compliance to be made at no expense to the jurisdiction. Test methods shall be as specified in this code or by other recognized test standards. In the absence of recognized and accepted test methods, the Building Official shall approve the testing procedures. Tests shall be performed by an approved agency. Reports of such tests shall be retained by the Building Official for the period required for retention of public records.
Section R105 Permits.
R105.1 Required. Any owner or authorized agent who intends to construct, enlarge, alter, repair, replace, move, demolish or change the occupancy of a building or structure or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code or to cause any such work to be done, shall first make application to the Building Official and obtain the required permit.
R105.2 delete in its entirety. Insert:
R105.2 Work exempt from permit. Permits shall not be required for the following. Exemption from the permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction.
R105.3 delete in its entirety. Insert:
R105.3 Application for permit. To obtain a permit, the applicant shall first file an application therefore in writing on a form furnished by the Department of Public Works for that purpose.
Such application shall:
R105.4 Validity of permit. The issuance or granting of a permit shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this code or of any other ordinance of the jurisdiction. Permits presuming to give authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not be valid. The issuance of a permit based on construction documents and other data shall not prevent the Building Official from requiring the correction of errors in the construction documents and other data. The Building Official is also authorized to prevent occupancy or use of a structure where in violation of this code or of any other ordinances of this jurisdiction.
R105.5 Expiration. Every permit issued shall become invalid unless the work authorized by such permit is commenced within one hundred eighty (180) days after its issuance or if the work authorized by such permit is suspended or abandoned for a period of one hundred eighty (180) days after the time the work is commenced. The Building Official is authorized to grant, in writing, one (1) or more extensions of time for periods not more than one hundred eighty (180) days each. The extension shall be requested in writing and justifiable cause demonstrated.
R105.6 Suspension or revocation. The Building Official is authorized to suspend or revoke a permit issued under the provisions of this code wherever the permit is issued in error or on the basis of incorrect, inaccurate or incomplete information or in violation of any ordinance or regulation or any of the provisions of this code.
R105.7 Placement of permit. The building permit or copy thereof shall be kept on the site of the work until the completion of the project.
R105.8 Responsibility. It shall be the duty of every person who performs work for the installation or repair of building, structure, electrical, gas, mechanical or plumbing systems, for which this code is applicable, to comply with this code.
Section R106 Construction Documents.
R106.0 Construction documents. The application for a permit shall be accompanied by four (4) complete sets of plans drawn to scale with sufficient clarity and detailed dimensions to show the nature and the character of the work to be performed together with four (4) complete sets of descriptive specifications. The number of sets, the scope and the detail of said plans and specifications shall be specified by the Building Official, provided however, that the Building Official may waive any aforementioned requirements for submitting plans and specifications where the work is minor in nature and the building project is adequately described in the application; provided however, that the Building Official may not waive the aforementioned requirements when the remodeling, alteration, rehabilitation work or additions to buildings are of a nature which may affect the structure or structural members of the original building or when the work is of a character involving the safety of the occupants of the building.
R106.1 Submittal documents. Construction documents, special inspection and structural observation programs and other data shall be submitted in four (4) sets with each application for a permit. The construction documents shall be prepared by a registered design professional where required by the Statutes of the jurisdiction in which the project is to be constructed. Where special conditions exist, the Building Official is authorized to require additional construction documents to be prepared by a registered design professional.
Exception: The Building Official is authorized to waive the submission of construction documents and other data not required to be prepared by a registered design professional if it is found that the nature of the work applied for is such that reviewing of construction documents is not necessary to obtain compliance with this code.
R106.1.1 Information on construction documents. Construction documents shall be drawn upon suitable material. Electronic media documents are permitted to be submitted when approved by the Building Official. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of this code and relevant laws ordinances, rules and regulations, as determined by the Building Official.
R106.1.2 Manufacturer's installation instructions. Manufacturer's installation instructions, as required by this code, shall be available on the job site at the time of inspection.
R106.1.3 Information for construction in areas prone to flooding. For buildings and structures in flood hazard areas as established by Table R301.2(1), construction documents shall include:
R106.2 Site plan. The construction documents submitted with the application for permit shall be accompanied by a site plan showing the size and location of new construction and existing structures on the site and distances from lot lines. In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structures and construction that are to remain on the site or plot.
R106.3 Examination of documents. The Building Official shall examine or cause to be examined construction documents for code compliance.
R106.3.1 (page 5) delete in its entirety. Insert:
R106.3.1 Approval of construction documents. When the Building Official issues a permit, the construction documents shall be approved, in writing or by stamp, as "Approved". Two (2) sets of construction documents so reviewed shall be retained by the Building Official. One (1) set shall be returned to the applicant. This set shall be kept at the site of work and shall be open to inspection by the Building Official or a duly authorized representative. The fourth (4th) set shall be delivered to St. Louis County Public Works Department.
R106.3.2 Previous approvals. This code shall not require changes in the construction documents, construction or designated occupancy of a structure for which a lawful permit has been heretofore issued or otherwise lawfully authorized and the construction of which has been pursued in good faith within one hundred eighty (180) days after the effective date of this code and has not been abandoned.
R106.3.3 Phased approval. Delete in its entirety.
R106.4 Amended construction documents. Work shall be installed in accordance with the approved construction documents and any changes made during construction that are not in compliance with the approved construction documents shall be resubmitted for approval as an amended set of construction documents.
R106.5 Retention of construction documents. One (1) set of approved construction documents shall be retained by the Building Official for a period of not less than one hundred eighty (180) days from date of completion of the permitted work or as required by State or local laws.
Section R107 Temporary Structures and Uses.
R107.1 General. The Building Official is authorized to issue a permit for temporary structures and temporary uses. Such permits shall be limited as to time of service, but shall not be permitted for more than one hundred eighty (180) days. The Building Official is authorized to grant extensions for demonstrated cause.
R107.2 Conformance. Temporary structures and uses shall conform to the structural strength, fire safety, means of egress, light, ventilation and sanitary requirements of this code as necessary to ensure the public health, safety and general welfare.
R107.3 Temporary power. The Building Official is authorized to give permission to temporarily supply and use power in part of an electric installation before such installation has been fully completed and the final certificate of completion has been issued. The part covered by the temporary certificate shall comply with the requirements specified for temporary lighting, heat or power in the ICC Electrical Code as adopted by St. Louis County.
R107.4 Termination of approval. The Building Official is authorized to terminate such permit for a temporary structure or use and to order the temporary structure or use to be discontinued.
Section R108 Fees.
R108.1 Payment of fees. A permit shall not be valid until the fees prescribed by law have been paid. Nor shall an amendment to a permit be released until the additional fee, if any, has been paid.
R108.2 Schedule of permit fees. On buildings, structures, electrical, gas, mechanical and plumbing systems or alterations requiring a permit, a fee for each permit shall be paid as required in accordance with the schedule as established by the applicable governing authority.
R108.2.1 Permit Fees.
R108.3 Administrative enforcement fees. Fees for administrative activities necessary for the enforcement of the various codes are listed in the following table:
Permit extension = $70.00 or one-half (1/2) of the original permit fee, whichever is greater.
R108.4 Work commencing before permit issuance. Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a fee established by the Building Official that shall be in addition to the required permit fees.
R108.4.1 add a new Section.
R108.4.1 Work commencing before the building permit is issued shall be subject to a minimum of one hundred dollars ($100.00) per offense per day and a maximum of one thousand dollars ($1,000.00) per offense per day or the total normal fees applicable shall be doubled; but the payment of said doubled fee shall not relieve any persons from fully complying with the requirements of this code nor from other penalties prescribed herein.
R108.5 Related fees. The payment of the fee for the construction, alteration, removal or demolition for work done in connection to or concurrently with the work authorized by a building permit shall not relieve the applicant or holder of the permit from the payment of other fees that are prescribed by law.
R108.6 Refunds (page 7) delete in its entirety. Insert:
R108.6 Portion returnable for permit surrender. If a permit is surrendered within one (1) month from the date of issuance, one-half (1/2) of the original permit fee shall be returned to the applicant provided no work has commenced.
Section R109 (page 7) delete in its entirety. Insert:
Section R109 Inspections.
R109.1 General. Construction or work for which a permit is required shall be subject to inspection by the Building Official and such construction or work shall remain accessible and exposed for inspection purposes until approved. Approval as a result of an inspection shall not be construed to be an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction. Inspections presuming to give authority to violate or cancel the provisions of this code or of other ordinances of the jurisdiction shall not be valid. It shall be the duty of the permit applicant to cause the work to remain accessible and exposed for inspection purposes. Neither the Building Official nor the jurisdiction shall be liable for expense entailed in the removal or replacement of any material required to allow inspection.
R109.2 Preliminary inspection. Before issuing a permit, the Building Official is authorized to examine or cause to be examined buildings, structures and sites for which an application has been filed.
R109.3 Required inspections. The Building Official, upon notification, shall make the inspections set forth in Sections 109.3.1 through 109.3.10.
R109.3.1 Footing and foundation inspection. Footing and foundation inspections shall be made after excavations for footings are complete and any required reinforcing steel is in place. For concrete foundations, any required forms shall be in place prior to inspection. Materials for the foundation shall be on the job, except where concrete is ready mixed in accordance with ASTM C 94, the concrete need not be on the job.
Section R22.214.171.124 (page 7) Insert:
R126.96.36.199 Soil inspection. A soil inspection is to be made after excavation for the structure is complete and trenches for footings, column pads, spread footings or other types of footings are ready for concrete. Reinforcing steel, if required, shall be in place. No concrete is to be placed without this inspection.
Section R188.8.131.52.1 (page 7) Insert:
R184.108.40.206.1 Pier inspection. Where special foundations are required, such as drilled and poured-in-place concrete piers, driven piles of all types, caissons and other extraordinary types, the Building Official shall make at least one (1) inspection and more if the size of the job warrants it. Reinforcing required in the above cases shall be set to allow adequate inspections.
R109.3.2 Concrete slab and under-floor inspection. Concrete slab and under-floor inspections shall be made after in-slab or under-floor reinforcing steel and building service equipment, conduit, piping accessories and other ancillary equipment items are in place, but before any concrete is placed or floor sheathing installed, including the subfloor.
R109.3.3 Lowest floor elevation. In flood hazard areas, upon placement of the lowest floor, including the basement, and prior to further vertical construction, the elevation certification required in Section 1612.5 shall be submitted to the Building Official.
R109.3.4 Frame inspection. Framing inspections shall be made after the roof deck or sheathing, all framing, fireblocking and bracing are in place and pipes, chimneys and vents to be concealed are complete and the rough electrical, plumbing, heating wires, pipes and ducts are approved.
R109.3.5 Lath and gypsum board inspection. Lath and gypsum board inspections shall be made after lathing and gypsum board, interior and exterior, is in place, but before any plastering is applied or gypsum board joints and fasteners are taped and finished.
Exception: Gypsum board that is not part of a fire-resistance-rated assembly or a shear assembly.
R109.3.6 Fire-resistant penetrations. Protection of joints and penetrations in fire-resistance-rated assemblies shall not be concealed from view until inspected and approved.
R109.3.7 Energy efficiency inspections. Inspections shall be made to determine compliance with Chapter 11 and shall include, but not be limited to, inspections for: envelope insulation R and U values, fenestration U value, duct system R value and HVAC and water-heating equipment efficiency.
R109.3.8 Other inspections. In addition to the inspections specified above, the Building Official is authorized to make or require other inspections of any construction work to ascertain compliance with the provisions of this code and other laws that are enforced by the Department of Building Safety.
R109.3.9 Special inspections. For special inspections, see Section 1704.
Section R220.127.116.11 (page 6) add new Section. Insert:
R18.104.22.168 Supplemental inspections. In addition to the required inspections hereinbefore specified, the Building Official may make other inspections which in his judgment are reasonably necessary due to unusual construction or circumstances. The Building Official shall have the authority to inspect any construction work to verify compliance with the Building Code and to properly enforce the rules promulgated by this Code. These inspections may include, but are not limited to, examination to determine whether zoning requirements are being met and may include all other phases of building construction including forms, backfill, masonry, floors, floor slabs, wall panels, fire/smoke walls, racking and site grading. Fees for additional inspections shall be specified in this Article and shall be assessed in accordance to this Article.
Section R22.214.171.124.1 (page 6) Insert:
R126.96.36.199.1 Extra inspections. In addition to the inspections otherwise required, the Building Official is authorized to perform extra inspections or reinspections which in his judgment are reasonably necessary due to non-compliance with Building Code requirements or work not ready or accessible for inspection when requested. Fees for extra inspections shall be as specified in this Article and may be assessed when incurred.
R109.3.10 Final inspection. The final inspection shall be made after all work required by the building permit is completed.
R109.4 Inspection agencies. The Building Official is authorized to accept reports of approved inspection agencies, provided such agencies satisfy the requirements as to qualifications and reliability.
Section R109.5 (page 6) add additional text. Insert:
R109.5 Inspection requests. It shall be the duty of the holder of the building permit or their duly authorized agent to notify the Building Official when work is ready for inspection. It shall be the duty of the permit holder to provide access to and means for inspections of such work that are required by this code. A twenty-four (24) hour notice shall be provided to the building inspector prior to the scheduled inspection.
R109.6 Approval required. Work shall not be done beyond the point indicated in each successive inspection without first obtaining the approval of the Building Official. The Building Official, upon notification, shall make the requested inspections and shall either indicate the portion of the construction that is satisfactory as completed or notify the permit holder or his or her agent wherein the same fails to comply with this code. Any portions that do not comply shall be corrected and such portion shall not be covered or concealed until authorized by the Building Official.
Section R110 Certificate of Occupancy.
R110.1 Use and occupancy. No building or structure shall be used or occupied and no change in the existing occupancy classification of a building or structure or portion thereof shall be made until the Building Official has issued a certificate of occupancy therefor as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction. Certificates presuming to give authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not be valid.
Exception: Certificates of occupancy are not required for work exempt from permits under Section R105.2.
[EB] R110.2 Change in use. Changes in the character or use of an existing structure shall not be made except as specified in Sections 3405 and 3406 of the International Building Code.
R110.3 Certificate issued. After the Building Official inspects the building or structure and finds no violations of the provisions of this code or other laws that are enforced by the Department of Public Works, the Building Official shall issue a certificate of occupancy that contains the following:
R110.4 Revocation. The Building Official is authorized to, in writing, suspend or revoke a certificate of occupancy or completion issued under the provisions of this code wherever the certificate is issued in error or on the basis of incorrect information supplied or where it is determined that the building or structure or portion thereof is in violation of any ordinance or regulation or any of the provisions of this code.
Section R111 Service Utilities.
111.1 Connection of service utilities. No person shall make connections from a utility, source of energy, fuel or power to any building or system that is regulated by this code for which a permit is required, until released by the Building Official.
111.2 Temporary connection. The Building Official shall have the authority to authorize the temporary connection of the building or system to the utility source of energy, fuel or power.
111.3 Authority to disconnect service utilities. The Building Official shall have the authority to authorize disconnection of utility service to the building, structure or system regulated by this code and the codes referenced in case of emergency where necessary to eliminate an immediate hazard to life or property. The Building Official shall notify the serving utility and wherever possible the owner and occupant of the building, structure or service system of the decision to disconnect prior to taking such action. If not notified prior to disconnecting, the owner or occupant of the building, structure or service system shall be notified in writing as soon as practical thereafter.
Section R112 Board of Appeals.
R112.1 (page 8) delete in its entirety. Insert:
R112.1 General. In order to hear and decide appeals of orders, decisions or determinations made by the Building Official relative to the application and interpretation of this code, there shall be and is hereby created a Board of Adjustment. The Board of Adjustment shall be appointed by the governing body and shall hold office at its pleasure. The board shall adopt rules of procedure for conducting its business.
R112.2 Limitations on authority. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply or an equally good or better form of construction is proposed. The board shall have no authority to waive requirements of this code.
R112.2.1 Determination of substantial improvement in areas prone to flooding. When the Building Official provides a finding required in Section R188.8.131.52, the Board of Appeals shall determine whether the value of the proposed work constitutes a substantial improvement. A "substantial improvement" means any repair, reconstruction, rehabilitation, addition or improvement of a building or structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the building or structure before the improvement or repair is started. If the building or structure has sustained substantial damage, all repairs are considered substantial improvement regardless of the actual repair work performed.
The term does not include:
Section R112.3 (page 8) delete in its entirety. Insert:
R112.3 Qualifications. Each member should be a resident of the City of Bridgeton for a minimum of two (2) years, shall be a registered voter and shall have lived at least six (6) months at his or her current address.
R112.4 Administration. The Building Official shall take immediate action in accordance with the decision of the board.
Section R113 Violations.
R113.1 Unlawful acts. It shall be unlawful for any person, firm or corporation to erect, construct, alter, extend, repair, replace, use, move, remove, demolish or occupy any building, structure or equipment regulated by this code, or cause same to be done, in conflict with or in violation of any of the provisions of this code.
R113.2 Notice of violation. The Building Official is authorized to serve a notice of violation or order on the person responsible for the erection, construction, alteration, extension, repair, replace, use, moving, removal, demolition or occupancy of a building or structure in violation of the provisions of this code or in violation of a detail statement or a plan approved thereunder or in violation of a permit or certificate issued under the provisions of this code. Such order shall direct the discontinuance of the illegal action or condition and the abatement of the violation.
R113.3 Prosecution of violation. If the notice of violation is not complied with in the time prescribed by such notice, the Building Official is authorized to request the legal counsel of the jurisdiction to institute the appropriate proceeding at law or in equity to restrain, correct or abate such violation or to require the removal or termination of the unlawful occupancy of the building or structure in violation of the provisions of this code or of the order or direction made pursuant thereto.
R113.4 Violations, penalties. Any person, firm or corporation who shall violate any provision of this Article or who shall erect, construct, alter, occupy, change, use, move, replace or repair a structure in violation of an approved plan or directive of the Building Official or of a permit or certificate issued under the provisions of this Article or shall start any work requiring a permit without first obtaining a permit therefore or who shall continue any work in or about a structure after having been served a stop work order, except for such work which that person, firm or corporation has been directed to perform to remove a violation or unsafe condition, or any owner or tenant of a building or premises or any other person who commits, takes part or assists in any violation of this code or who maintains any building or premises in which such violation shall exist shall be guilty of a misdemeanor punishable by a fine or not more than one thousand dollars ($1,000.00) or by imprisonment not exceeding six (6) months or both such fine and imprisonment. Each day and each offense that a violation continues shall be deemed a separate offense.
Section R114 Stop Work Order.
R114.1 Notice to owner. Upon notice from the Building Official that work on any building or structure is being prosecuted contrary to the provisions of this code or in an unsafe and dangerous manner, such work shall be immediately stopped. The stop work order shall be in writing and shall be given to the owner of the property involved or to the owner's agent or to the person doing the work; and shall state the conditions under which work will be permitted to resume.
R114.2 Unlawful continuance. Any person who shall continue any work in or about the structure 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 penalties as prescribed by law.
[Ord. No. 06-35 §1, 7-5-2006]
R3184.108.40.206 (page 50) delete in its entirety. Insert:
R3220.127.116.11 Riser height. The maximum riser height shall be eight and one-fourth (8.25) inches. The riser shall be measured vertically between leading edges of the adjacent treads. The greatest riser height within any flight of stairs shall not exceed the smallest by more than three-eighths (3/8) inch (9.5 mm).
R317.1 (page 54) delete in its entirety. Insert:
R317.1 Two-family dwellings. Dwelling units in two-family dwellings shall be separated from each other by wall and/or floor assemblies having not less than one (1) hour fire-resistance rating when tested in accordance with ASTM E 119. Fire-resistance-rated floor-ceiling and wall assemblies shall extend to and be tight against the exterior wall. The wall shall extend to the underside of the roof sheathing. The roof shall be protected by non-combustible sheathing, fire retardant treated wood or with five-eighths (5/8) inch (15.9 mm) water resistant Type X gypsum board directly beneath the underside of the roof sheathing or deck, supported by a minimum of two (2) inch (51 mm) ledgers attached to the sides of the roof framing members, for a minimum distance of four (4) feet (1,220 mm) on both sides of the dwelling unit separation wall.
Exception: A fire resistance rating of one-half (1/2) hour shall be permitted in buildings equipped throughout with an automatic sprinkler system installed in accordance with NFPA 13.
R321.1.1 (page 57) add new Section:
R321.1.1 Street Numbers. Each structure to which a street number has been assigned shall have the number so assigned displayed in a position easily observed and readable from the adjacent street. All numbers shall be at least three (3) inches (76 mm) high and one-half (1/2) inch (13 mm) wide.
[Ord. No. 06-35 §1, 7-5-2006]
R401.3 (page 61) delete in its entirety. Insert:
R401.3 Drainage. Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard. Lots shall be graded so as to drain surface water away from foundation walls. The grade away from foundation walls shall fall a minimum of one (1) inch per foot for eight (8) feet.
Exception: Where lot lines, walls, slopes or other physical barriers prohibit one (1) inch per foot of fall for eight (8) feet, then drains or swales shall be provided to ensure drainage away from the structure.
R403.1.4.1 (page 66) delete in its entirety. Insert:
R404.4.6.2 (page 81) delete in its entirety. Insert:
R404.4.6.2 Horizontal reinforcement. All foundation walls exceeding four (4) feet in height for structures in residential use groups shall contain a minimum of three (3) continuous horizontal rows of two (2) #4 reinforcement bars at the top, middle and bottom of the wall.
[Ord. No. 06-35 §1, 7-5-2006]
R602.8 Fireblocking required. Fireblocking shall be provided to cut off all concealed draft openings (both vertical and horizontal) and to form an effective fire barrier between stories and between a top story and the roof space. Fireblocking shall be provided in wood-frame construction in the following locations.
[Ord. No. 06-35 §1, 7-5-2006]
R1002.4 Factory-built fireplaces. Chimneys for use with factory-built fireplaces shall comply with the requirements of UL 127.
R1002.4.1 Prefabricated Fireplaces.
General. Prefabricated fireplaces shall bear the seal of a nationally recognized testing or inspecting agency. Imitation fireplaces shall not be used for burning gas, solid or liquid fuel.
Required enclosure for installation. All prefabricated fireplaces shall be enclosed in a drywall enclosure. It shall be constructed of one-half (1/2) inch type "X" drywall. It shall enclose the prefabricated fireplace on the back, sides, front, at ceiling level and underneath the firebox. All joints are to be tight or taped. A minimum of two (2) inches of clearance shall be maintained between the prefabricated fireplace and the drywall enclosure walls and ceiling. If the flue extends through the attic space, then it shall be enclosed in a drywall enclosure from the ceiling to the bottom of the roof deck. If the flue extends up along the exterior of the structure, then it shall be separated from, with no openings into the structure or attic space.
Chimney. All prefabricated fireplaces shall be connected to an approved chimney.
Chimney clearance. An approved firestop spacer shall be installed at the ceiling level of the enclosure so as to maintain a minimum clearance to combustibles of two (2) inches. It shall be installed on the bottom side of the ceiling.
Hearth. The hearth shall be constructed of non-combustible material or approved equivalent. A strip of twenty-four (24) gauge sheet metal shall be provided to span the gap between the fireplace box and the hearth and shall extend under both the fireplace and the hearth. The hearth shall be constructed on non-combustible material or approved equivalent.
[Ord. No. 06-35 §1, 7-5-2006]
Section N1102.5 (page 292) Insert:
(Z) Section N1102.5 Alternate Design shall be added to read as follows:
The following Section is added and can be used as an alternative to the previous Sections of Chapter 11:
Minimum R values:
2 x 4 wood frame walls and band joists/board R-13.
Floor over unheated crawl space R-19.
Concrete/masonry basement foundation walls.
For finished basement areas: R-5.
For unfinished basement areas: R-5.
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 is determined by the formula .20 times the basement wall height of all walls (including insulated exterior frame walls for walk-out basements and walls common to both basement and attached garages) time 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.
Minimum R-4.2 (unheated slab).
Minimum R-6.2 (heated slab).
Note: The insulation shall be along the perimeter of the foundation wall downward from the slab a minimum distance of twenty-four (24) inches or horizontally under the slab for a minimum of twenty-four (24) inches.
Doors. All metal doors shall be insulated.
Exception: Overhead garage doors.
Windows for natural ventilation of unfinished basements may be single-glazed. All other windows shall comply with one (1) of the three (3) following conditions.
For window areas that do not exceed twenty-four percent (24%) of the gross insulated frame wall area of the entire building:
For window areas greater than twenty-four percent (24%) and not more than thirty percent (30%) of the gross insulated frame wall area of the entire building, use one (1) of the two (2) following options:
Use double glazed windows with one-half (1/2) inch minimum (gross overall thickness) clear glass, with either aluminum frame with thermal break, vinyl frame, wood frame or fiberglass frame. In addition, one (1) of the following must be provided.
The maximum U-value of all windows shall not exceed fifty-one hundredths (0.51).
For window areas that exceed thirty percent (30%) of the gross insulated frame wall area of the entire building, calculations that confirm compliance with the provisions of this code shall be required.
[Ord. No. 06-35 §1, 7-5-2006]
Referenced Standards (page 524) delete:
IEBC-03 (International Existing Building Code 2003).
IPMC (International Property Maintenance Code).