[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.
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Building:
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1.
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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).
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2.
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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.
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3.
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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).
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4.
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Sidewalks and driveways not more than thirty (30) inches (762
mm) above adjacent grade and not over any basement or story below.
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5.
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Painting, papering, tiling, carpeting, cabinets, countertops
and similar finish work.
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6.
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Prefabricated swimming pools that are less than twenty-four
(24) inches (610 mm) deep.
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7.
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Swings and other playground equipment accessory to a one- or
two-family dwelling.
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8.
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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.
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Electrical:
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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.
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Gas:
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1.
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Portable heating, cooking or clothes drying appliances.
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2.
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Replacement of any minor part that does not alter approval of
equipment or make such equipment unsafe.
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3.
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Portable fuel cell appliances that are not connected to a fixed
piping system and are not interconnected to a power grid.
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Mechanical:
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1.
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Portable heating appliance.
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2.
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Portable ventilation appliances.
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3.
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Portable cooling unit.
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4.
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Steam, hot or chilled water piping within any heating or cooling
equipment regulated by this code.
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5.
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Replacement of any minor part that does not alter approval of
equipment or make such equipment unsafe.
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6.
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Portable evaporative cooler.
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7.
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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.
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8.
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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.
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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.
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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.
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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.
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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:
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1.
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Identify and describe the work to be covered by the permit for
which application is made.
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2.
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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.
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3.
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Indicate the use and occupancy for which the proposed work is
intended.
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4.
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Be accompanied by construction documents and other information
as required in Section R106.0.
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5.
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State the valuation of the proposed work.
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6.
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Be signed by the applicant or the applicant's authorized
agent.
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7.
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Give such other data and information as required by the Building
Official.
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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.
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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.
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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.
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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:
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1.
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Delineation of flood hazard areas, floodway boundaries and flood
zones and the design flood elevation as appropriate;
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2.
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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;
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3.
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The elevation of the bottom of the lowest horizontal structural
member in coastal high hazard areas (V Zone); and
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4.
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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.
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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.
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b)
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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.
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Total Cost Thousand $
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Total Fee
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Up to 1
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73
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Up to 2
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82
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Up to 3
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92
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Up to 4
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105
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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.
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|
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.
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|
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.
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|
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.
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[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:
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.
(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).
