[R.O. 2008 §6-130; Ord. No. 1232 §1, 6-22-1987]
A. 
To protect, provide for and promote the public safety, health, convenience, comfort, morals, prosperity and general welfare of the residents of the City of Creve Coeur, Missouri, by establishing minimum requirements for safe and sanitary exterior maintenance of dwellings, yards, landscaping and accessory structures. These general objectives include, among others, the following specific purposes.
1. 
To protect the character and stability of all residential property within the City.
2. 
To provide minimum standards for the exterior maintenance of residential buildings and land within the City.
3. 
To prevent the creation of any blighting conditions by preventing the deterioration of residential property and thereby to preserve the value of land and buildings throughout the City.
4. 
To provide the means for the administration and enforcement of the provision of this Article to ensure that the above purposes are accomplished.
[R.O. 2008 §6-131; Ord. No. 1232 §1, 6-22-1987]
Every residential building within the City, whatever the nature of its use, whether vacant or occupied, whether existing or hereafter constructed, shall be maintained in accordance with the requirements of this Article and every residential parcel of land, whether improved or unimproved, shall be maintained in accordance with the applicable requirements of this Article. In any case where a provision of any zoning, building, fire, safety or health code of the municipality existing on the effective date of this Article or hereafter established is found to be in conflict with the provisions contained herein, the provision which establishes the more restrictive standard shall prevail.
[R.O. 2008 §6-132; Ord. No. 1232 §1, 6-22-1987]
As used in this Article, the following terms shall have the respective meanings ascribed to them:
ACCESSORY BUILDING
A detached subordinate building located on the same lot as the main building. Where a part of the wall of an accessory building is a part of a main building or where an accessory building is attached to a main building by a roof, such accessory building shall be considered as part of the main building. The use of said building is customarily incidental to the main building.
APARTMENT
A building or portion thereof designed for or occupied by more than two (2) families, which is not a condominium.
APPROVED
Approved as applied to a material, device or method of construction shall mean approved by the Building Code adopted by the City or approved by other authority designated by law to give approval in the matter in question.
BASEMENT
A portion of a building located partly underground, but having less than one-half (½) of its clear floor-to-ceiling height below the average grade of adjoining ground.
BUILDING CODE
The Building Code officially adopted by the Creve Coeur City Council or such other ordinances as may be officially designated by the Council for the regulation of construction, alteration, addition, repair, removal, demolition, use, location and maintenance of buildings and structures.
BUILDING OFFICIAL
The Director of Public Works of the City of Creve Coeur or his/her designee.
CELLAR
A portion of a building located partly or wholly underground and having one-half (½) or more of its clear floor-to-ceiling height below the average grade of the adjoining ground.
CONDOMINIUM
Property as described in Chapter 448, RSMo., 1969, and all amendments thereto. (See definition of owner.)
DETERIORATION
The condition or appearance of a building or part thereof characterized by evidence of physical decay, neglect or lack of maintenance.
DWELLING
Any building or portion thereof which is designed or used or intended to be used for living or sleeping for human occupants.
DWELLING UNIT
A self-sufficient living area for one (1) family having its own permanently installed cooking and sanitary facilities.
FIXTURES
An element or feature present on the exterior or exterior premises of a building, including such objects as flagpoles, lamps and other semi-permanently fixed structures.
GARBAGE
The animal and vegetable waste resulting from the handling, preparation, cooking and consumption of food.
INFESTATION
The presence within or around a dwelling of any insects, rodents or other pests.
OCCUPANT
Any person living in, sleeping in or having actual possession of a dwelling unit.
OPERATOR
Any person who has charge, care or control of a building or part thereof in which dwelling units are let.
OWNER
Any person, firm or corporation who, alone, jointly or severally with others, shall be in actual possession of or have charge, care or control of any dwelling unit within the City. When the owner is represented by an employee, agent, trustee, guardian of the estate or person of the title holder, such person shall be bound to comply with the provisions of this Article to the same extent as the owner. In all cases of condominiums, the board of managers shall be responsible for complying with all provisions of this Article, if within the common elements, as defined by the specific declaration and by laws.
PERSON
A corporation, firm, partnership, association, organization and any other group acting as a unit as well as any individual. It shall also include an executor, administrator, trustee, receiver or other representative appointed according to law. Whenever the word "person" is used in any Section of this Article prescribing a penalty or fine as to partnerships or associations, the word shall include the partners or members thereof and as to corporations, shall include the officers, agents or members thereof who are responsible for any violation of such Section.
PREMISES
A lot, plot or parcel of land or any part thereof, including the buildings or structures thereon.
PROVIDED
Any material furnished, supplied, paid for or under the control of the owner.
REPAIR
To restore to a good and acceptable state of operation, appearance or serviceability and free from defect or decay. Repairs shall be expected to last approximately as long as would replacement by new items.
RUBBISH
Combustible and non-combustible waste materials and garbage and the term shall include the residue from the burning of coal, wood or coke; or other combustible material, paper, rags, cartons, boxes, wood, excelsior, rubber, leather, tree branches, yard trimmings, tin cans, metals, mineral matter, glass, crockery and dust.
STRUCTURE
Anything constructed or erected, the use of which requires permanent location on the ground or attached to something having a permanent location on the ground including, but without limiting the generality of the foregoing, pergolas, radio towers, memorials and ornamental structures. The word "structure" includes the word "building" in addition to the foregoing.
SYSTEMATIC CODE INSPECTION PROGRAM
Regularly scheduled visual inspections.
YARD
An open space on the same lot with a building, unoccupied and unobstructed by any portion of a structure from the ground upward, except as otherwise provided herein.
[R.O. 2008 §6-133; Ord. No. 1232 §1, 6-22-1987; Ord. No. 2080 §2, 9-11-2000]
A. 
Walls. Every exterior wall shall be free of holes, breaks, loose or rotting boards or timbers or any other condition which might admit rain or dampness to the interior portions of the walls or to the occupied spaces of the building. All exterior surface material shall be kept in good repair.
B. 
Foundations. Every foundation shall be reasonably weather-tight and rodent-proof and shall be kept in good repair. The foundation elements shall adequately support the building at all points.
C. 
Roofs. The roof shall be sufficiently weather-tight, weather-proof so as to contain no defects which might admit rain or dampness. All exterior surface materials shall be kept in good repair.
D. 
Stairs, Porches, Railings. No porch, stairway or railing shall have rotting, loose or deteriorating supports. All stairs, porches and handrails shall be maintained in such a manner as to be capable of supporting the load for which it was intended.
E. 
Windows, Doors And Screens. Every window and door shall be substantially tight and shall be kept in good condition and repair. Every window shall be fully supplied with panes or a rigid translucent substitute which is free of cracks or holes. Such panes shall fit reasonably tight within the frames and shall be kept in good repair. Screens, if installed, shall be kept in good repair.
F. 
Protection Of Wood Surfaces, Gutters And Downspouts. All exterior wood surfaces, gutters and downspouts shall be protected from the elements and against decay or rust by paint or other approved protective coating applied in a workmanlike fashion.
G. 
Hardware And Fixtures. All exterior hardware and fixtures shall be maintained in good condition and repair.
H. 
Driveways And Sidewalks. Driveways and sidewalks shall be maintained in such a manner as to remain free of safety hazards. It is the responsibility of the adjacent property owner to keep the sidewalk and/or driveway clear of snow, ice, mud, vegetation, trees, shrubs or debris.
I. 
Yards Or Lawn Areas. Lawn areas and landscaping shall be properly maintained by the owner. The Building Official may also require screening or additional planting around refuse containers to assure the desirable residential character of the premises from the street. All trees, bushes or vegetation which overhang a public thoroughfare shall be properly trimmed to avoid obstruction of the view and movement of vehicles and pedestrians. Dead trees and shrubs shall be promptly removed.
J. 
Fences. Every fence shall be kept in a reasonably good state of maintenance and repair or shall be removed or replaced.
K. 
Grading And Drainage. Grading and drainage shall be so maintained as to provide that water shall not stagnate and cause a public hazard or a hazard to the structure.
L. 
Accessory Buildings, Structures Or Appurtenances. All accessory buildings or structures shall be subject to all requirements of this Article including, but not limited to, tie walls, retaining walls, antennae, towers, etc.
[R.O. 2008 §6-134; Ord. No. 1232 §1, 6-22-1987]
A. 
Every owner of a dwelling shall:
1. 
Maintain in a clean, sanitary and proper condition all exterior areas including stairwells, porches, yards, lawns, asphalt areas and any other exterior areas of the building and premises.
2. 
Keep premises and building rodent free by rat stopping buildings and prohibiting and alleviating conditions around buildings and yards conducive to rats.
3. 
Provide at least one (1) refuse container, unless additional containers or other methods are deemed necessary by the Building Official, for proper and sanitary storage of refuse.
4. 
Infestation. Extermination shall be the responsibility of the owner where infestation has occurred as a result of the owner's failure to maintain the dwelling in a reasonably rat-proof or insect-proof condition.
[R.O. 2008 §6-135; Ord. No. 1232 §1, 6-22-1987]
A. 
Every owner of a multiple dwelling shall:
1. 
Maintain in a clean, sanitary and proper condition all interior and exterior common areas including hallways, stairwells, basements, yards, lawns and any other shared or public areas of the building and premises.
2. 
Keep premises and building rodent free by rat stopping buildings and prohibiting and alleviating conditions around buildings and yards conducive to rats.
3. 
Provide refuse containers as defined and required in Section 235.050 of the City Code.
4. 
Infestation. Extermination shall be the responsibility of the owner in dwelling units where infestation has occurred as a result of the owner's failure to maintain dwelling in a reasonably rat-proof or insect-proof condition or where infestation has occurred in two (2) or more dwelling units or in the shared or public areas of the building.
5. 
Temporary discontinuance of facility. No owner, operator or occupant shall cause any service facility, equipment or utility which is required under this Chapter to be removed or shut off from or discontinued for any occupied dwelling let or occupied by him/her, except for such temporary interruption as may be necessary while actual repairs or alterations are in process or during temporary emergencies when discontinuance of service is approved by the Director.
6. 
Every multiple-dwelling shall have posted in a conspicuous location, in a common area in the building, the name, address and telephone number of the owner, managing agent or maintenance personnel who can be notified in case of emergency.
[R.O. 2008 §6-136; Ord. No. 1232 §1, 6-22-1987]
A. 
The occupants, lessee or tenants of single-family dwelling units shall be:
1. 
Obligated to keep and use the dwelling unit and that portion of the dwelling under his/her control in a clean and sanitary condition.
2. 
Obligated to dispose of garbage, trash or rubbish in an approved container. Such container is to be kept in a clean and sanitary condition.
[R.O. 2008 §6-137; Ord. No. 1232 §1, 6-22-1987]
A. 
The occupants, tenants or lessees of all units in multiple-dwellings shall be:
1. 
Obligated to keep and use the dwelling unit and that portion of the dwelling under his/her control in a clean and sanitary condition.
2. 
Dispose of all garbage and refuse in approved containers provided by the owner. The user shall maintain individual refuse containers in a clean and sanitary condition. The level of the contents shall be kept at least four (4) inches from the top. Care shall be exercised by the user to avoid spillage and if it occurs, he/she shall clean it promptly and restore the premises to a clean and sanitary condition.
[R.O. 2008 §6-138; Ord. No. 1232 §1, 6-22-1987]
A. 
Building Official. It shall be the duty and responsibility of the Building Official to enforce the provisions of this Article.
B. 
Systematic Code Inspection Program. The Building Official is authorized and directed to make inspections for the purpose of administering the provisions of this Article and such inspections are restricted exclusively to the exterior of the dwelling unit. The owner or occupant of every dwelling, dwelling unit or accessory structure shall allow the Building Official access to those portions of the property required to adequately enforce the provisions of this Article. Such access shall be only after reasonable notice has been given as to the intent of the inspection. Notices of inspection shall be issued in accordance with a planned program of systematic code enforcement in which the City shall be divided into priority areas and inspected on a rotating basis.
C. 
Inspections shall be initiated only under any one (1) of the following conditions:
1. 
As part of the aforementioned program of systematic code inspection.
2. 
When the Building Official has reasonable evidence to believe that a dwelling or dwelling unit is in violation of this Chapter or the City's Building Code and, as such, constitutes a health or safety hazard.
[R.O. 2008 §6-139; Ord. No. 1232 §1, 6-22-1987; Ord. No. 3098 §3, 12-12-2005; Ord. No. 5492 §4, 8-22-2016]
A. 
Whenever the Building Official determines that there are reasonable grounds to believe that there has been a violation of any provision of this Article, the official shall give written notice of such alleged violation to the persons responsible therefor as hereinafter provided. Such notice shall:
1. 
Include a statement of the reasons for it being issued.
2. 
Allow a reasonable time, up to a specific date, for the performance of any act it requires.
3. 
Include a notice of the penalty for failure to timely remove or abate the violation, including that a summons will be issued for hearing before the Municipal Court, and a statement that if the violation reoccurs within a period of twelve (12) months after the aforesaid date by which the violation shall be removed or abated, a summons may be issued without further notice.
4. 
Be served upon the owner or the owner's agent or the lessee, tenant or the occupant, as the case may require, provided that such notice shall be deemed to be properly served upon such owner or agent or upon such lessee, tenant, occupant, if a copy thereof is served upon them personally; or if a copy thereof is sent by certified mail, return receipt requested, to the last known address; or if a copy thereof is posted in a conspicuous place in or about the structure or premises affected by the notice.
B. 
Once notice has been given to a person regarding a violation, if the same violation recurs in or on the same lot or tract of land or land adjacent thereto within twelve (12) months after the date stated in the notice as the deadline to remove or abate the violation, no further notice shall be required, and the same person may be summoned into Municipal Court regarding the recurring violation.
C. 
If a warning notice is given as provided in Subsection (A) and if, after the time for removal or abatement has lapsed, the property is reinspected and the inspector finds and determines that the violation has not been removed or abated, the inspector may fill out and sign as the complainant a complaint directed by name to the occupant, owner and/or person in charge of the property showing the address or legal description of the property on which the violation is located and such other information as may be available to the inspector and setting forth in general the nature of the violation. If a notice is not required under Subsection (B), the inspector who finds and determines that a violation has recurred may fill out and sign as the complainant a complaint as provided above the City's prosecuting attorney or assistant prosecuting attorney shall, if he or she determines that action is appropriate, sign the complaint as an information and it shall then be forwarded to the Clerk of the Municipal Court for issuance of summons and inclusion on the court's docket for the date shown on the summons. If the violation is corrected prior to the court date, the inspector may request the prosecuting attorney to dismiss the matter. If the matter is dismissed, notice of dismissal shall be promptly provided to the summoned party.
D. 
The Clerk shall mail a copy of the summons by ordinary mail, postage prepaid, to the person(s) named therein at the address shown on the summons or at such other address as the person(s) charged therewith may be found or shall be known to reside. If the mail is duly addressed to the person(s) named in the summons at the address as provided above and is not returned to the City, it shall be deemed to have been delivered and received by the person(s) to whom addressed.
[R.O. 2008 §6-140; Ord. No. 1232 §1, 6-22-1987]
A. 
Any person, firm or corporation who shall violate any provision of this Chapter shall, upon conviction thereof, be subject to the penalties and provisions of Section 100.090 of the Municipal Code.
B. 
In addition to prosecution as authorized under Subsection (A) hereof, the enforcement personnel may request the City Attorney to institute an appropriate action at law or equity against the responsible party, either to restrain, correct or remove any violation hereof.
[R.O. 2008 §6-141; Ord. No. 1232 §1, 6-22-1987]
A. 
This Article establishes minimum standards for residential property and does not replace or modify the requirements of any other ordinance of the City of Creve Coeur. In any case where a provision of this Article is found to be in conflict with a provision of any other ordinance of the City, the provision which establishes the higher standard shall prevail.
B. 
If any Section, Subsection, paragraph, sentence, clause or phrase of this Chapter shall be declared invalid for any reason whatsoever by a court in a final judgment, such determination shall not affect the remaining portions of this Chapter and such remaining portions shall remain in full force and effect.