City of Bridgeton, MO
St. Louis County
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Table of Contents
Table of Contents
[Ord. No. 06-35 §1, 7-5-2006]
A. 
Section R101 International Residential Code 2003. Title, Scope and Purpose.
1. 
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".
2. 
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.
3. 
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.
B. 
Section R102 Applicability.
1. 
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.
2. 
R102.2 Other laws. The provisions of this code shall not be deemed to nullify any provisions of local, state or federal law.
3. 
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.
4. 
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.
5. 
R102.5 Appendices. Provisions in the appendices shall not apply unless specifically referenced in the adopting ordinance.
R102.5.1 Insert:
R102.5.1 Appendix G, H, K shall be governed by this code.
R102.5.2 delete in its entirety (page 575) Section AJ103.
6. 
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.
7. 
[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.
C. 
Section R103 Department of Public Works.
1. 
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.
2. 
R103.2 Appointment. The Building Official shall be appointed by the chief appointing authority of the jurisdiction.
3. 
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.
4. 
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.
D. 
Section R104 Duties and Powers of the Building Official.
1. 
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.
2. 
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.
3. 
R104.3 Notices and orders. The Building Official shall issue all necessary notices or orders to ensure compliance with this code.
4. 
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.
5. 
R104.5 Identification. The Building Official shall carry proper identification when inspecting structures or premises in the performance of duties under this code.
6. 
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.
7. 
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.
8. 
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.
9. 
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.
10. 
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.
11. 
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.
E. 
Section R105 Permits.
1. 
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.
2. 
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.
Building:
1.
One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed one hundred twenty (120) square feet (11.15 m2).
2.
Retaining walls that are not over four (4) feet (1,219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge.
3.
Water tanks supported directly upon grade if the capacity does not exceed five thousand (5,000) gallons (18,927 L) and the ratio of height to diameter or width does not exceed two to one (2:1).
4.
Sidewalks and driveways not more than thirty (30) inches (762 mm) above adjacent grade and not over any basement or story below.
5.
Painting, papering, tiling, carpeting, cabinets, countertops and similar finish work.
6.
Prefabricated swimming pools that are less than twenty-four (24) inches (610 mm) deep.
7.
Swings and other playground equipment accessory to a one- or two-family dwelling.
8.
Window awnings supported by an exterior wall which do not project more than fifty-four (54) inches (1,372 mm) from the exterior wall and do not require additional support.
Electrical:
Repairs and maintenance: A permit shall not be required for minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.
Gas:
1.
Portable heating, cooking or clothes drying appliances.
2.
Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
3.
Portable fuel cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.
Mechanical:
1.
Portable heating appliance.
2.
Portable ventilation appliances.
3.
Portable cooling unit.
4.
Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code.
5.
Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
6.
Portable evaporative cooler.
7.
Self-contained refrigeration systems containing ten (10) pounds (4.54 kg) or less of refrigerant or that are actuated by motors of one (1) horsepower (746 W) or less.
8.
Portable fuel cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid. The stopping of leaks in drains, water, soil, waste or vent pipe; provided, however, that if any concealed trap, drain pipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code. The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.
R105.2.1 Emergency repairs. Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the Building 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 connection of approved portable electrical equipment to approved permanently installed receptacles. Such repairs shall not include the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or load bearing support or the removal or change of any required means of egress or rearrangement of parts of a structure affecting the egress requirements; nor shall ordinary repairs include addition to, alteration of, replacement or relocation of any water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring or mechanical or other work affecting public health or general safety.
R105.2.3 Public service agencies. A permit shall not be required for the installation, alteration or repair of generation, transmission, distribution, metering or other related equipment that is under the ownership and control of public service agencies by established right.
3. 
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:
1.
Identify and describe the work to be covered by the permit for which application is made.
2.
Describe the land on which the proposed work is to be done by legal description, street address or similar description that will readily identify and definitely locate the proposed building or work.
3.
Indicate the use and occupancy for which the proposed work is intended.
4.
Be accompanied by construction documents and other information as required in Section R106.0.
5.
State the valuation of the proposed work.
6.
Be signed by the applicant or the applicant's authorized agent.
7.
Give such other data and information as required by the Building Official.
R105.3.1 Action on application. The Building Official shall examine or cause to be examined applications for permits and amendments thereto within a reasonable time after filing. If the application or the construction documents do not conform to the requirements of pertinent laws, the Building Official shall reject such application in writing, stating the reasons therefor. If the Building Official is satisfied that the proposed work conforms to the requirements of this code and laws and ordinances applicable thereto, the Building Official shall issue a permit therefor as soon as practicable.
R105.3.1.1 Substantially improved or substantially damaged existing buildings in areas prone to flooding. For applications for reconstruction, rehabilitation, addition or other improvement of existing buildings or structures located in an area prone to flooding as established by Table R301.2(1), the Building Official shall examine or cause to be examined the construction documents and shall prepare a finding with regard to the value of the proposed work. For buildings that have sustained damage of any origin, the value of the proposed work shall include the cost to repair the building or structure to its pre-damaged condition. If the Building Official finds that the value of proposed work equals or exceeds fifty percent (50%) of the market value of the building or structure before the damage has occurred or the improvement is started, the finding shall be provided to the Board of Appeals for a determination of substantial improvement or substantial damage. Applications determined by the Board of Appeals to constitute substantial improvement or substantial damage shall meet the requirements of Section R323.
R105.3.2 Time limitation of application. An application for a permit for any proposed work shall be deemed to have been abandoned one hundred eighty (180) days after the date of filing, unless such application has been pursued in good faith or a permit has been issued; except that the Building Official is authorized to grant one (1) or more extensions of time for additional periods not exceeding one hundred eighty (180) days each. The extension shall be requested in writing and justifiable cause demonstrated.
4. 
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.
5. 
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.
6. 
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.
7. 
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.
8. 
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.
F. 
Section R106 Construction Documents.
1. 
R106.0 Insert:
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.
2. 
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:
1.
Delineation of flood hazard areas, floodway boundaries and flood zones and the design flood elevation as appropriate;
2.
The elevation of the proposed lowest floor, including basement, in areas of shallow flooding (AO zones), the height of the proposed lowest floor, including basement, above the highest adjacent grade;
3.
The elevation of the bottom of the lowest horizontal structural member in coastal high hazard areas (V Zone); and
4.
If design flood elevations are not included on the community's Flood Insurance Rate Map (FIRM), the Building Official and the applicant shall obtain and reasonably utilize any design flood elevation and floodway data available from other sources.
3. 
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.
4. 
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.
5. 
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.
6. 
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.
G. 
Section R107 Temporary Structures and Uses.
1. 
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.
2. 
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.
3. 
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.
4. 
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.
H. 
Section R108 Fees.
1. 
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.
2. 
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 Insert:
R108.2.1 Permit Fees.
b)
Residential construction permit fees. The fee for a building permit and inspection of residential construction of new structures, alterations and additions on one-and two- family residential structures, residential swimming pools and all other miscellaneous residential construction other than apartments shall be determined by applying the following table of fee rates to the total estimated cost of construction as determined by the Building Official. Permit processing, plan review and ten (10) inspections are included in the fee rate.
Total Cost Thousand $
Total Fee
Up to 1
73
Up to 2
82
Up to 3
92
Up to 4
105
Up to 5
122
Up to 6
134
Up to 7
140
Up to 8
156
Up to 9
161
Up to 15
164
Up to 16
165
Up to 18
170
Up to 23
177
Up to 25
185
Up to 27
194
Up to 30
198
Up to 33
207
Up to 35
215
Up to 36
222
Up to 37
223
Up to 38
228
Up to 40
230
Up to 42
244
Up to 44
252
Up to 46
261
Up to 48
267
Up to 50
273
Up to 52
280
Up to 56
295
Up to 58
304
Up to 60
310
Up to 62
317
Up to 64
324
Up to 66
333
Up to 68
340
Up to 70
347
Up to 72
354
Up to 74
363
Up to 76
370
Up to 78
376
Up to 80
383
Up to 82
392
Up to 84
399
Up to 86
405
Up to 88
413
Up to 90
429
Up to 92
436
Up to 94
442
Up to 96
451
Up to 98
458
Up to 100
466
Up to 105
479
Up to 110
502
Up to 115
516
Up to 120
539
Up to 125
552
Up to 130
576
Up to 135
590
Up to 140
612
Up to 145
627
Up to 150
644
Up to 155
648
Up to 160
678
Up to 165
701
Up to 170
717
Up to 175
738
Up to 180
753
Up to 185
767
Up to 190
787
Up to 195
804
Up to 200
819
Up to 210
856
Up to 220
893
Up to 230
927
Up to 240
959
Up to 250
996
Up to 260
1,025
Up to 270
1,061
Up to 280
1,092
Up to 290
1,128
Up to 300
1,158
Up to 310
1,195
Up to 320
1,224
Up to 330
1,253
Up to 340
1,289
Up to 350
1,320
Up to 360
1,355
Up to 370
1,385
Up to 380
1,413
Up to 390
1,453
Up to 400
1,482
Up to 420
1,541
Up to 440
1,606
Up to 460
1,678
Up to 480
1,732
Up to 500
1,791
Up to 520
1,850
Up to 540
1,915
Up to 560
1,976
Up to 580
2,034
Up to 600
2,092
Up to 610
2,152
Up to 640
2,211
Up to 660
2,269
Up to 680
2,330
A building permit and inspection fee for residential construction, with a total estimated cost of construction in excess of six hundred eighty thousand dollars ($680,000.00), shall be computed at the rate of three dollars forty-three cents ($3.43) per thousand dollars of the total estimated cost of construction.
The minimum total permit fee shall be fifty dollars ($50.00) where no plan review is required and seventy-three dollars ($73.00) where plan review is required.
A twenty-eight dollar ($28.00) fee shall apply for each additional inspection required including inspections for compliance with approved development or site plans.
Fees for any additional inspections that may be required and shall be added to the total permit fee at the rate of twenty-eight dollars ($28.00) for each inspection.
c)
Apartment construction permit fees. The fee for a building permit for apartment construction shall be determined by applying the following table of fee rates to the total estimated cost of construction as determined by the Building Official. Permit processing, plan review and ten (10) inspections are included in the fee rate.
Total Cost Thousand $
Total Fee
Up to 1
73
Up to 2
100
Up to 3
118
Up to 4
137
Up to 5
170
Up to 6
194
Up to 7
204
Up to 8
226
Up to 9
236
Up to 15
239
Up to 17
240
Up to 18
249
Up to 23
262
Up to 25
272
Up to 27
284
Up to 30
295
Up to 33
306
Up to 35
317
Up to 36
328
Up to 37
329
Up to 38
340
Up to 39
342
Up to 40
352
Up to 42
363
Up to 44
374
Up to 46
384
Up to 48
398
Up to 50
408
Up to 52
430
Up to 54
441
Up to 56
442
Up to 58
452
Up to 60
466
Up to 62
476
Up to 64
488
Up to 66
498
Up to 68
511
Up to 70
522
Up to 72
533
Up to 74
544
Up to 78
567
Up to 80
578
Up to 82
590
Up to 84
601
Up to 86
612
Up to 88
624
Up to 90
646
Up to 92
647
Up to 94
670
Up to 96
680
Up to 98
692
Up to 100
702
Up to 105
726
Up to 110
759
Up to 115
781
Up to 120
816
Up to 125
838
Up to 130
874
Up to 135
896
Up to 140
930
Up to 145
952
Up to 150
986
Up to 155
1,009
Up to 160
1,032
Up to 165
1,065
Up to 170
1,088
Up to 175
1,123
Up to 180
1,146
Up to 185
1,168
Up to 195
1,224
Up to 200
1,247
Up to 210
1,304
Up to 220
1,360
Up to 230
1,412
Up to 240
1,463
Up to 250
1,519
Up to 260
1,562
Up to 270
1,622
Up to 280
1,667
Up to 290
1,724
Up to 300
1,767
Up to 310
1,789
Up to 320
1,872
Up to 330
1,914
Up to 340
1,971
Up to 350
2,017
Up to 360
2,074
Up to 370
2,120
Up to 380
2,164
Up to 390
2,221
Up to 400
2,267
Up to 420
2,358
Up to 440
2,460
Up to 460
2,551
Up to 480
2,652
Up to 500
2,743
Up to 520
2,834
Up to 540
2,937
Up to 560
3,026
Up to 580
3,118
Up to 600
3,207
Up to 620
3,298
Up to 640
3,390
Up to 660
3,480
Up to 680
3,571
Up to 700
3,662
Up to 720
3,752
Up to 740
3,843
Up to 760
3,933
Up to 780
4,024
Up to 800
4,116
Up to 840
4,284
Up to 860
4,375
Up to 880
4,465
Up to 900
4,556
Up to 920
4,636
Up to 940
4,726
Up to 960
4,816
Up to 980
4,897
Up to 1,000
4,987
Total Cost Million $
Total Fee
Up to 1.1
5,394
Up to 1.2
5,811
Up to 1.3
6,229
Up to 1.4
6,635
Up to 1.5
7,041
Up to 1.6
7,447
Up to 1.7
7,843
Up to 1.8
8,238
Up to 1.9
8,633
Up to 2.0
9,027
Up to 2.1
9,410
Up to 2.2
9,794
Up to 2.3
10,179
Up to 2.4
10,562
Up to 2.5
10,946
Up to 2.6
11,319
Up to 2.7
11,689
Up to 2.8
12,061
Up to 2.9
12,435
Up to 3.0
12,808
Up to 3.1
13,181
Up to 3.2
13,541
Up to 3.3
13,903
Up to 3.4
14,276
Up to 3.5
14,636
Up to 3.6
14,990
Up to 3.7
15,346
Up to 3.8
15,708
Up to 3.9
16,059
Up to 4.0
16,419
Up to 4.2
17,118
Up to 4.4
17,828
Up to 4.6
18,518
Up to 4.8
19,218
Up to 5.0
19,905
Up to 5.2
20,595
Up to 5.4
21,271
Up to 5.6
21,949
Up to 5.8
22,625
Up to 6.0
23,290
Up to 6.2
23,967
Up to 6.4
24,634
Up to 6.6
25,276
Up to 6.8
25,953
Up to 7.0
26,608
Up to 7.2
27,262
Up to 7.4
27,916
Up to 7.6
28,595
Up to 7.8
29,214
Up to 8.0
29,858
Up to 8.2
30,502
Up to 8.4
31,144
Up to 8.6
31,788
Up to 8.8
32,420
Up to 9.0
33,051
Up to 9.2
33,684
Up to 9.4
34,316
Up to 9.6
34,947
Up to 9.8
35,579
Up to 10.0
36,200
Up to 10.5
37,756
Up to 11.0
39,303
Up to 11.5
40,837
Up to 12.0
42,372
Up to 12.5
43,884
Up to 13.0
45,397
Up to 13.5
46,896
Up to 14.0
48,397
Up to 14.5
49,887
Up to 15.0
51,365
Up to 15.5
53,119
Up to 16.0
54,832
Up to 16.5
56,544
Up to 17.0
58,258
Up to 17.5
59,970
Up to 18.0
61,683
Up to 18.5
63,396
Up to 19.0
65,109
Up to 19.5
66,821
Up to 20.0
68,419
Up to 20.5
70,131
Up to 21.0
71,839
Up to 21.5
73,552
Up to 22.0
75,258
Up to 22.5
76,971
Up to 23.0
78,678
Up to 23.5
80,391
Up to 24.0
82,098
Up to 24.5
83,811
Up to 25.0
85,508
Up to 25.5
87,231
Up to 26.0
88,938
Up to 26.5
90,651
Up to 27.0
92,357
Up to 27.5
94,070
Up to 28.0
95,777
Up to 28.5
97,490
Up to 29.0
99,197
Up to 29.5
100,910
Up to 30.0
102,443
Up to 30.5
104,150
Up to 31.0
105,858
Up to 31.5
107,565
Up to 32.0
109,272
Up to 32.5
110,979
Up to 33.0
112,685
Up to 33.5
114,392
Up to 34.0
116,099
Up to 34.5
117,809
Up to 35.0
119,513
Up to 35.5
121,221
Up to 36.0
122,928
Up to 36.5
124,635
Up to 37.0
126,342
Up to 37.5
128,048
Up to 38.0
129,755
Up to 38.5
131,462
Up to 39.0
133,169
Up to 39.5
133,877
Up to 40.0
136,352
Up to 40.5
138,059
Up to 41.0
139,760
Up to 41.5
141,467
Up to 42.0
143,168
Up to 42.5
144,875
Up to 43.0
146,577
Up to 43.5
148,284
Up to 44.0
149,985
Up to 44.5
151,692
Up to 45.0
153,393
Up to 45.5
155,101
Up to 46.0
156,801
Up to 46.5
158,509
Up to 47.0
160,210
Up to 47.5
161,917
Up to 48.0
163,619
Up to 48.5
165,325
Up to 49.0
167,027
Up to 49.5
168,734
Up to 50.0
170,145
A building permit and inspection fee for apartment construction with a total estimated cost of construction in excess of fifty million dollars ($50,000,000.00) shall be computed at the rate of three dollars forty cents ($3.40) per thousand dollars of the total estimated cost of construction.
The minimum total permit fee shall be fifty dollars ($50.00) where no plan review is required and seventy-three dollars ($73.00) where plan review is required.
A twenty-eight dollar ($28.00) fee shall apply for each additional inspection required including inspections for compliance with approved development or site plans.
d)
Pier permit fee. Residential projects constructed with piers shall be charged pier inspection fees, in addition to other building permit fees, at the rate of thirty dollars ($30.00) as follows: Inspection for each ten (10) piers or fraction thereof.
Commercial and industrial projects constructed with piers shall be charged pier inspection fees at the rate of fifty dollars ($50.00) as follows: Inspection for each five (5) piers or fraction thereof.
e)
Parking lot permit fee. Parking lot permits shall be charged a fee of two hundred dollars ($200.00) which will cover the permit processing, plan review and inspections in connection with the grading and paving to be performed in the project.
3. 
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.
Amending permits.
Residential Permits:
a)
Additional work = $50.00 plus fee based upon additional cost of construction.
b)
Without added work (no refund for new figure) = $50.00.
Commercial and Industrial Permits:
a)
Additional work = $100.00 plus fee based upon additional cost of construction.
b)
Without added work (no refund for new figure) = $100.00.
Reinspection = $50.00
Commercial occupancy permit, new or existing structure = $80.00
Residential occupancy permit, new or existing structure = $30.00
Commercial reoccupancy permit inspection = $50.00 (includes the initial inspection and one (1) reinspection).
Exterior appearance compliance permit and inspection = $40.00 (includes the initial inspection and one (1) reinspection).
Demolition permits = $150.00.
Moving of building = regular permit fee plus $10.00.
Service charge for refund (maximum refund of fifty percent (50%) of total permit fee, excluding escrowed funds) = $50.00.
Commercial temporary occupancy permit, new or existing structure = $80.00.
R108.3.1 Fees for amending permits. After a permit has been issued and an amendment or supplemental revision is applied for, the fee or service charge shall be as follows:
a)
All amendments which involve additional work not originally applied for to complete the project shall be charged the appropriate fee for the additional work calculated in the normal manner plus the partial permit fee. The minimum fee shall be as established in this Article.
b)
All amendments or supplements not involving additional work either by volume or dollar value shall be charged a minimum fee as a service charge even though the project dollar value or building volume may decrease. The fee shall be established in this Article.
R108.3.2 Permit extension fee. Permits that are extended in accordance with this code are charged an extension fee at the rate prescribed in this Article.
R108.3.3 Pier permit. Structures that are to be constructed upon piers shall be charged an additional fee to cover the cost of the additional inspections required. The amount of the permit fee shall be as prescribed in this Article. If the pier permit is issued as a separate permit, then the partial permit fee described in this Chapter shall be added to the normal fee.
R108.3.4 Extra inspection fee. An extra inspection fee shall apply for each reinspection that the Building Official must perform due to non-compliance with the approved plans or the applicable requirements of this code. The amount of such extra inspection fee shall be as prescribed in this Article.
R108.3.5 Building permit valuations. The applicant for a permit shall provide an estimated permit value at time of application. Permit valuations shall include total value of work, including materials and labor, for which the permit is being issued, such as electrical, gas, mechanical, plumbing equipment and permanent systems. If, in the opinion of the Building Official, the valuation is underestimated on the application, the permit shall be denied, unless the applicant can show detailed estimates to meet the approval of the Building Official. Final building permit valuation shall be set by the Building Official.
4. 
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.
5. 
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.
6. 
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.
I. 
Section R109 (page 7) delete in its entirety. Insert:
1. 
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.
2. 
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.
3. 
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 R109.3.1.1 (page 7) Insert:
R109.3.1.1 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 R109.3.1.1.1 (page 7) Insert:
R109.3.1.1.1 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 R109.3.9.1 (page 6) add new Section. Insert:
R109.3.9.1 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 R109.3.9.1.1 (page 6) Insert:
R109.3.9.1.1 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.
4. 
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.
5. 
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.
6. 
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.
J. 
Section R110 Certificate of Occupancy.
1. 
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.
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.
3. 
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:
1.
The building permit number.
2.
The address of the structure.
3.
The name and address of the owner.
4.
A description of that portion of the structure for which the certificate is issued.
5.
A statement that the described portion of the structure has been inspected for compliance with the requirements of this code for the occupancy and division of occupancy and the use for which the proposed occupancy is classified.
6.
The name of the Building Official.
7.
The design occupant load.
R110.3.1 (page 8) delete in its entirety. Insert:
110.3.1 Temporary occupancy. Temporary occupancies are issued under Section 410.060(D). The Municipal Code — City of Bridgeton.
4. 
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.
K. 
Section R111 Service Utilities.
1. 
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.
2. 
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.
3. 
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.
L. 
Section R112 Board of Appeals.
1. 
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.
2. 
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 R105.3.1.1, 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:
1.
Improvements of a building or structure required to correct existing health, sanitary or safety code violations identified by the Building Official and which are the minimum necessary to assure safe living conditions; or
2.
Any alteration of a historic building or structure provided that the alteration will not preclude the continued designation as a historic building or structure.
For the purpose of this exclusion, a historic building is:
2.1
Listed or preliminarily determined to be eligible for listing in the National Register of Historic Places; or
2.2
Determined by the Secretary of the U.S. Department of Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined to qualify as a historic district; or
2.3
Designated as historic under a State or local historic preservation program that is approved by the Department of Interior.
R112.2.2 Criteria for issuance of a variance for areas prone to flooding. A variance shall only be issued upon:
1.
A showing of good and sufficient cause that the unique characteristics of the size, configuration or topography of the site render the elevation standards in Section R323 inappropriate.
2.
A determination that failure to grant the variance would result in exceptional hardship by rendering the lot undevelopable.
3.
A determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, nor create nuisances, cause fraud on or victimization of the public or conflict with existing local laws or ordinances.
4.
A determination that the variance is the minimum necessary to afford relief, considering the flood hazard.
5.
Submission to the applicant of written notice specifying the difference between the design flood elevation and the elevation to which the building is to be built, stating that the cost of flood insurance will be commensurate with the increased risk resulting from the reduced floor elevation and stating that construction below the design flood elevation increases risks to life and property.
3. 
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.
4. 
R112.4 Administration. The Building Official shall take immediate action in accordance with the decision of the board.
M. 
Section R113 Violations.
1. 
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.
2. 
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.
3. 
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.
4. 
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.
N. 
Section R114 Stop Work Order.
1. 
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.
2. 
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]
A. 
TABLE R301.2(1) CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA
Ground Snow Load
Wind Speed (e) (MPH)
Seismic Design Category (g)
Subject To Damage From
Weathering (a)
Frost Line Depth (b)
Termite (c)
Decay (d)
20
90
D1
Severe
30 inches
Moderate heavy
Moderate slight
Winter Design (f)
Ice Shield Underlayment Requirement (k)
Flood Hazards (h)
Air Freezing Index (j)
Mean Annual Temperature (k)
Per St. Louis County
No
August 23, 2000
0—1000
53
For SI: 1 pound per square foot = 0.0479 kN/m2, 1 mile per hour = 1.609 km/h.
a.
Weathering may require a higher strength concrete or grade of masonry than necessary to satisfy the structural requirements of this code. The weathering column shall be filled in with the weathering index (i.e., negligible, moderate or severe) for concrete as determined from the Weathering Probability Map [Figure R301.2 (3)]. The grade of masonry units shall be determined from ASTM C 34, C 55, C 62, C 73, C 90, C 129, C 145, C 216 or C 652.
b.
The frost line depth may require deeper footings than indicated in Figure R403.1(1). The jurisdiction shall fill in the frost line depth column with the minimum depth of footing below finish grade.
c.
The jurisdiction shall fill in this part of the table with very heavy, moderate to heavy, slight to moderate or none to slight in accordance with Figure R301.2(6) depending on whether there has been a history of local damage.
d.
The jurisdiction shall fill in this part of the table with moderate to severe, slight to moderate or none to slight in accordance with Figure R301.2(7) depending on whether there has been a history of local damage.
e.
The jurisdiction shall fill in this part of the table with the wind speed from the basic wind speed map [Figure R301.2(4)]. Wind exposure category shall be determined on a site-specific basis in accordance with Section R301.2.1.4.
f.
The outdoor design dry-bulb temperature shall be selected from the columns of ninety-seven and one-half percent (97 1/2%) values for winter from Appendix D of the International Plumbing Code. Deviations from the Appendix D temperatures shall be permitted to reflect local climates or local weather experience as determined by the Building Official.
g.
The jurisdiction shall fill in this part of the table with the Seismic Design Category determined from Section R301.2.2.1.
h.
The jurisdiction shall fill in this part of the table with (a) the date of the jurisdiction's entry into the National Flood Insurance Program (date of adoption of the first code or ordinance for management of flood hazard areas), (b) the date(s) of the currently effective FIRM and FBFM or other flood hazard map adopted by the community as may be amended.
i.
In accordance with Sections R905.2.7.1, R905.4.3, R905.5.3, R905.6.3, R905.7.3 and R905.8.3, for areas where the average daily temperature in January is twenty-five degrees Fahrenheit (25° F) (minus four degrees Celsius (-4° C)) or less or where there has been a history of local damage from the effects of ice damming, the jurisdiction shall fill in this part of the table with YES. Otherwise, the jurisdiction shall fill in this part of the table with NO.
j.
The jurisdiction shall fill in this part of the table with the 100-year return period air freezing index (BF-days) from Figure R403.3(2) or from the 100-year (99%) value on the National Climatic Data Center data table Air Freezing Index—USA Method (Base 32° F) at www.ncdc.noaa.gov/fpsf.html.
k.
The jurisdiction shall fill in this part of the table with the mean annual temperature from the National Climatic Data Center data table Air Freezing Index—USA Method (Base 32° F) at www.ncdc.noaa.gov/fpsf.html.
B. 
R311.5.3.1 (page 50) delete in its entirety. Insert:
R311.5.3.1 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).
C. 
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.
D. 
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]
A. 
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.
B. 
R403.1.4.1 (page 66) delete in its entirety. Insert:
R403.1.4.1 Frost protection. Except where otherwise protected from frost, foundation walls, piers and other permanent supports of buildings and structures shall be protected from frost by one (1) or more of the following methods:
1.
Extending below the frost line specified in Table R301.2(1);
2.
Constructing in accordance with Section R403.3;
3.
Constructing in accordance with ASCE32-01; and
4.
Erected on solid rock.
Exceptions:
1.
Freestanding accessory structures with an area of two hundred (200) square feet (37 m2) or less and an eave height of ten (10) feet (3,048 mm) or less shall not be required to be protected.
2.
Decks not supported by a dwelling need not be provided with footings that extend below the frost line. Footings shall not bear on frozen soil unless such frozen condition is of a permanent character.
C. 
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]
A. 
R602.8. Insert:
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.
1.
In concealed spaces of stud walls and partitions, including furred spaces and parallel rows of studs or staggered studs; as follows:
1.1
Vertically at the ceiling and floor levels.
1.2
Horizontally at intervals not exceeding ten (10) feet (3,048 mm).
2.
At all interconnections between concealed vertical and horizontal spaces such as occur at soffits, drop ceilings and cove ceilings.
3.
In concealed spaces between stair stringers at the top and bottom of the run. Enclosed spaces under stairs shall comply with Section R311.2.2.
4.
At openings around vents, pipes and ducts at ceiling and floor level, with an approved material to resist the free passage of flame and products of combustion.
5.
For the fireblocking of chimneys and fireplaces, see Section R1001.16.
6.
Fireblocking of cornices of a two-family dwelling is required at the line of dwelling unit separation.
7
Open web or perforated truss floor joists must be covered by one (1) sheet of five-eighths (5/8) inch type "X" fire rated gypsum board (or equivalent) or a NFPA 13D or a NFPA 13R sprinkler system must be installed in the basement.
[Ord. No. 06-35 §1, 7-5-2006]
A. 
R1002.4 Factory-built fireplaces. Chimneys for use with factory-built fireplaces shall comply with the requirements of UL 127.
R1002.4.1 Insert:
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]
A. 
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:
1. 
Minimum R values:
a. 
Roof/ceiling R-30.
b. 
2 x 4 wood frame walls and band joists/board R-13.
c. 
Floor over unheated crawl space R-19.
d. 
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.
e. 
Slab-on-grade floors:
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.
2. 
Doors. All metal doors shall be insulated.
Exception: Overhead garage doors.
3. 
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.
a. 
For window areas that do not exceed twenty-four percent (24%) of the gross insulated frame wall area of the entire building:
(1) 
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; or
(2) 
Use a window having a maximum overall U-value not more than fifty-six hundredths (0.56).
b. 
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:
(1) 
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.
(a) 
Windows must be treated with low-emissivity (Low E) film; or
(b) 
The exterior walls shall be sheathed with a minimum of one-half (1/2) inch insulated sheathing with a minimum R-value of three (3).
(2) 
The maximum U-value of all windows shall not exceed fifty-one hundredths (0.51).
c. 
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).