City of Town And Country, MO Residential Code

[Ord. No. 3432 §§1—2, 6-9-2009; Ord. No. 3835 §§1 — 3, 9-8-2014; Ord. No. 4145, 12-11-2017; Ord. No. 4386, 9-28-2020]

The International Residential Code for One- and Two-Family Dwellings, 2018 Edition, adopted in Section 500.150 hereof shall be amended as set forth herein:

CHAPTER 1 SCOPE AND ADMINISTRATION

R101.1 Title (Amended): The Residential Code of the City of Town and Country ("Building Code") shall consist of:

1. The International Residential Code for One- and Two-Family Dwellings, 2018 Edition, one (1) copy of which is on file in the office of the City Clerk of the City of Town and Country.

2. The deletions and modifications to the International Residential Code for One- and Two-Family Dwellings set forth below. The International Residential Code for One- and Two-Family Dwellings, 2018 Edition, is referred to herein as the "Code".

R101.4 Electrical (Addition): All references to the International Electrical Code shall be interpreted as references to the adopted St. Louis County Electrical Code.

R101.5 Plumbing (Addition): All references to the International Plumbing Code shall be interpreted as references to the adopted St. Louis County Plumbing Code.

R104.10.1 Flood hazard areas Delete.

R105.2.4 Minor alterations and/or additions (Addition): Minor additions or alterations to a site or structure may be made without an application or notice to the Code Official if such addition or alteration does not exceed one thousand dollars ($1,000.00) and does not involve structural elements, change in use, means of egress or affect an adjoining property owner.

R105.10 Site control requirements (Addition):

1. Sufficient on-site parking shall be included within the disturbance limits of projects in residentially zoned areas to accommodate all construction traffic and deliveries.

a. Minimum standards.

i. A temporary surface shall be constructed if sufficient capacity is not currently available on-site.

ii. Parking areas shall accommodate all traffic, including supervisory staff for the project.

iii. Access to and from the site shall occur in defined locations and shall be protected from tracking mud and debris onto adjacent roadways.

b. Exemptions.

i. On-site parking requirements may be waived in the presence of a transportation plan which includes off-site parking arrangements with a separate entity.

ii. Parking shall be allowed on the roadway directly adjacent to the subject property (not in front or alongside neighboring properties) if the roadway is a minimum of twenty (20) feet wide (from back of curb to back of curb) insofar as the parked vehicles still meet the requirements of Section 355.080 of this Code.

R108.2 Schedule of permit fees (Amended): A fee for each plan examination, building permit or inspection shall be paid to the City of Town and Country in accordance with the following schedule:

1. At the time of filing an application for the above-mentioned permit there shall be paid to the Code Official a fee of twenty-five dollars ($25.00), except permits for the erection of any fence wall constructed of any material other than masonry, tile or concrete for which a fee shall be set by the Board of Aldermen, if a permit is not obtained within sixty (60) days, this fee is forfeited and the application dismissed.

2. The fee to be paid for a permit to erect a building, shed, or other structure in the nature of a building, structure, a retaining wall, fence wall, except fence walls constructed of any material other than masonry, tile or concrete, or smoke stack, or for the relocation of a building or structure from one (1) place to another, shall be as follows: Fifty cents ($0.50) for each one hundred dollars ($100.00) (or part thereof) of estimated cost up to and including one thousand dollars ($1,000.00) plus five dollars ($5.00) for each one thousand dollars ($1,000.00) (or part thereof) of estimated cost over one thousand dollars ($1,000.00).

3. The Code Official charges and collects at time of issuance of permit, in addition to any other fees charged for construction permits, except permits for the erection of any fence wall constructed of any material other than masonry, tile or concrete, for which no inspection fee shall be required, the sum of sixty dollars ($60.00) for each inspection. There shall be a minimum inspection of:

3.1 New residential: five (5) inspections.

3.2 Non-residential buildings or structures which, by their size or type, would require more inspections: the estimated cost of construction divided by fifty thousand dollars ($50,000.00).

3.3 Construction or alterations of swimming pools, as estimated by the Code Official, but not less than two (2).

3.4 Alterations or demolition of buildings or structures as estimated by the Code Official, but not less than two (2).

The Code Official may require additional inspections if, in his/her opinion, they are required. The owner shall pay for these additional inspections at the above rate of sixty dollars ($60.00) per inspection.

4. If it should appear to the Code Official during erection, alteration, demolition of any building, shed, tower, smokestack, retaining wall, fence wall, or other structure for which a permit has been issued that the cost thereof is in excess of the amount stated in the original application, the Code Official shall have the authority to reestimate such cost and to require the owner of such structure to pay an additional fee, where applicable, so that the fee, when paid in full, shall conform to the entire cost of erecting, altering, or demolishing of such structure as provided in this code.

R108.3 Building permit valuations (Amended): 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. If, in the opinion of the Code 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 Code Official. Final building permit valuation shall be according to International Code Council valuations for the St. Louis metropolitan area or other comparable areas.

R110.4 Temporary occupancy (Amended): The building official is authorized to issue a temporary certificate of occupancy before the completion of the entire work covered by the permit, provided that such portion or portions shall be occupied safely. The building official shall set a time period during which the temporary certificate of occupancy is valid. The temporary certificate of occupancy shall include provisions for the following:

1. Escrow funds associated with the street guarantee as delineated in Section 500.130(A) shall remain in place and effect until such a time as permanent certificate of occupancy is attained.

2. The applicant shall provide a written request indicating the nature of the need for the temporary occupancy as well as the requested date of temporary occupancy.

3. The applicant shall provide a detailed list of outstanding items and schedule of completion to be incorporated into the temporary certificate of occupancy.

4. Escrow funds in the amount of five thousand dollars ($5,000.00) shall be provided to the City as a surety for the completion of landscaping, grading and site restoration until such a time as the permanent certificate of occupancy is attained.

SECTION R112 BOARD OF APPEALS (Amended):

The Board of Adjustment shall hear all appeals from decisions of the Code Official made in the administration of the code, as described in Appendix B of the International Building Code as adopted by the City of Town and Country.

Sections R112.1 through R112.4 Delete.

CHAPTER 3 BUILDING PLANNING

Table R301.2(1) Climatic and Geographic Design Criteria (Amended):

Ground Snow Load	Wind Speed (mph)	Seismic Design Category^g	Subject to Damage From
Ground Snow Load	Wind Speed (mph)	Seismic Design Category^g	Weather-ing^a	Frost Line Depth^b	Termite^c	Decay^d
20 psf	90	C	Severe	30"	Moderate/Heavy	Slight/Moderate

Winter Design Temp^f	Ice Shield Underlayment Requiredⁱ	Flood Hazards^h	Air Freezing Index^j	Mean Annual Temp^k
5° F	Yes	1-1989	972	56° F

(Table amended only to add values. Remainder remains the same.)

Table R302.6 Dwelling/Garage Separation (Amended):

Separation	Material
From the residence and attics	Not less than 5/8 inch gypsum board or equivalent applied to the garage side and two layers 5/8 inch Type X
From all habitable rooms above the garage	Not less than 5/8 inch gypsum board or equivalent applied to the garage side and two layers 5/8 inch Type X
Structure(s) supporting floor/ceiling assemblies used for separation required by this Section	Not less than 5/8 inch gypsum board or equivalent applied to the garage side and two layers 5/8 inch Type X
Garages located less than 3 feet from a dwelling unit on the same lot	Not less than 5/8 inch gypsum board or equivalent applied to the garage side and two layers 5/8 inch Type X

R309.6 Attached garages (Addition): Garage separations shall comply with the following:

1. The private garage shall be separated from the dwelling unit completely by means of gypsum board, not less than two (2) layers of five-eighths-inch Type X gypsum board (15.9 mm), or equivalent, applied to the garage side from the foundation to the underside of the topmost roof sheathing of the garage, separating the garage from the house proper (dwelling unit). Access into the attic above a garage, from the dwelling unit, shall be tightly sealed with two (2) layers of five-eighths-inch Type X drywall or equivalent, with the edges overlapping the opening at least two (2) inches.

a. Garages shall be separated from all habitable rooms above by not less than two (2) layers of five-eighths-inch (15.9 mm) Type X gypsum board or equivalent and two (2) layers of five-eighths-inch (15.9 mm) gypsum board or equivalent applied to the walls supporting the separation from habitable rooms above the garage. Separation by this method is an acceptable alternative to the above.

b. Door openings between a private garage and the dwelling unit shall be equipped with either solid wood doors or solid or honeycomb-core steel doors with a fire-protection rating of not less than ninety (90) minutes and shall be on a step at least four (4) inches above the floor of the garage.

c. Doors leading to exterior openings from the garage that are within four (4) feet of the main structure shall also be rated at ninety (90) minutes.

d. Openings from a private garage directly into a room used for sleeping purposes shall not be permitted.

e. Doors shall be self-closing and self-latching.

2. Ducts in a private garage and ducts penetrating the walls or ceilings separating the dwelling unit, including its attic area, from the garage shall be constructed of sheet steel of not less than 0.019 inches (0.48 mm) in thickness, and shall have no openings into the garage.

3. A separation is not required between a Group R-3 and U carport, provided the carport is entirely open on two (2) or more sides and there are not enclosed areas above.

4. Openings in exitway access enclosures may be protected with a water curtain as an approved opening protective device; provided, however, that adequate automatic smoke venting from the exitway access is installed. Sprinkler heads are to be placed within eighteen (18) inches of the wall at a spacing of not more than six (6) feet on center on the tenant side of the opening.

CHAPTER 7 WALL COVERING

R702.3.1.1 Drywall (Addition): Notwithstanding all other provisions of the Code, minimum acceptable drywall thickness shall be five-eighths (5/8) inches on supporting members spaced not greater than twenty-four (24) inches on center.

1. The walls shall be fabricated in such a manner as to provide adequate support for the material used to enclose the building and to provide for transfer of all lateral loads to the foundation in accordance with Section R404.

2. In lieu of all other provisions herein, all wood top plates shall be double wood plates adequately nailed together to act as a single member.

3. All wood stud walls shall be the equivalent of not less than two-inch-by-four-inch nominal studs, sixteen (16) inches on center, with the exception that non-bearing walls less than four (4) feet high shall be the equivalent of not less than two-inch-by-three-inch nominal studs, sixteen (16) inches on center.

CHAPTER 13 GENERAL MECHANICAL SYSTEM REQUIREMENTS
R1301.6 Alternate design parameters (Addition): With the approval of the Code Official, the following design parameters may be used in calculation of heat loss or gain values.

Outdoor		Indoor
Winter	db 0° F.	Winter	db 70° F.
Summer	db 95° F.	Summer	db 75° F.
Summer	wb 78° F.
Heating degrees days - 5,000°
North latitude - 38° 4 feet
Solar factor value 126 BTU/H/ft.2