1. | Any detached tool or storage shed or playhouse, meeting the following requirements: | |
a. | The floor area does not exceed fifty (50) square feet; | |
b. | The structure is not elevated more than three (3) feet above the adjacent grade; | |
c. | The total height of the structure is not more than twelve (12) feet above the adjacent grade; | |
d. | The structure is not built on poured-in-place concrete strip footings, poured-in-place concrete foundation walls, masonry foundation walls, and/or poured-in-place concreate slabs-on-grade; and | |
e. | The structure is not served by any utilities. | |
2. | Any swings and other playground equipment located in a rear yard and accessory for detached one- and two-family dwellings. | |
3. | Any window awnings supported by an exterior wall that do not project more than fifty-four (54) inches from the exterior wall and do not require additional support for Group R-3 and U occupancies and single-family accessory structure. | |
4. | Any retaining wall or tie wall accessory to a single-family dwelling, provided the height measured from the bottom of the footing to the top of the wall at any point does not exceed three (3) feet. | |
5. | Any movable cases, counters and partitions, entertainment units, cabinets, shelving, countertops, painting, reflooring, tiling, papering, carpeting and similar finish work; except any commercial properties for which racks, cases or storage shelving over five (5) feet nine (9) inches in height shall require a permit. | |
6. | Temporary motion picture, television and theatre stage sets and scenery. |
105.3.3 Construction escrow or bond prior to the issuance of building permits. | ||
A. | Every contractor using public or private streets in the City in connection with the construction, alteration or repair of any building, structure or improvements in the City of Frontenac shall, in addition to any permit fees or other deposits, deposit with the City cash in escrow, letter of credit or a surety bond in the amount of five thousand dollars ($5,000.00) to assure timely completion of the construction, alteration or repair, to secure against damage to City streets, whether public or private, and to assure the removal, in a manner satisfactory to the Building Official, of any and all debris connected with the construction, alteration or repair of such building, structure or improvements in the City. | |
B. | If cash is posted, it shall be deposited with the City and held by the City in a bank account or the Finance Officer may otherwise determine, without interest. If a surety bond or letter of credit is posted in lieu of cash, it shall be filed with the Building Department on forms prescribed by the Building Official to secure against all damage and assure the removal of all debris as set forth above. Such bond of letter of credit shall run to the benefit of the City, shall provide for the guarantee of performance of the obligations under this Section of the contractor making such deposit and shall have such sureties as are satisfactory to the Building Official. | |
C. | The deposit required under Subsections (A) and (B) of this Section shall be placed with the City prior to, and as a condition of, the issuance of any building permit under this Article. The deposit shall be accompanied by a written agreement of the contractor making such deposit under this Section, on forms prescribed by the Building Official, authorizing the City to draw on the proceeds of any bond or letter of credit and to use any cash or proceeds to satisfy the costs of repairing damage or removing debris as set forth above, with any excess costs beyond the amount of such cash or proceeds to be paid to the City by the contractor. Any effort to collect on the deposit pursuant to this Section may be made only by the City of Frontenac and may not be made by any property owner otherwise injured or damaged as a result of a violation of this Section. | |
D. | The requirements of this Section shall not apply to: | |
1. | Permits for interior remodeling when the cost of such construction is less than thirty thousand dollars ($30,000.00); or | |
2. | Permits issued for the installation of fences. | |
E. | In the event that a project, for which a construction escrow or bond is required is subsequently abandoned the City may (in addition to any other remedies available to it) forfeit any remaining portion of the construction escrow or bond and transfer the same to the City's general revenues, provided it has previously made a reasonable effort to return the same to the contractor. As used herein the term "abandoned" shall mean that construction, alteration, repair activities have been discontinued for thirty (30) consecutive days, and the City has not been notified of an intent on the part of the contractor to resume such activities. As used herein the term "reasonable effort" shall mean sending written correspondence to the contractor at the last address provided to the City, in writing, by the contractor. | |
F. | If the project for which the construction escrow or bond is completed, but the contractor fails to schedule any required final inspection within thirty (30) days of receiving notice from the City that such inspection is required, then the City may (in addition to any other remedies available to it) forfeit any remaining portion of the construction escrow or bond and transfer the same to the City's general revenues. The City may (in addition to any other remedies available to it) also forfeit any remaining portion of the construction escrow or bond and transfer the same to the City's general revenues, if following a final inspection the contractor has failed to remedy any issues or defects disclosed during said inspection within thirty (30) days of receiving the notice of such issues/defects. | |
G. | If on a project site there is trash and debris, then after written notice, which can be by mail or e-mail, and at least twenty-four (24) hours for the site condition to be remedied, the City may utilize such portion of any construction escrow or bond to clean up, or cause the clean-up of, the site. Once notice has been provided under this Subsection, no future notice is required for any future clean-up activities on the project site should trash and debris be allowed to accumulate once again. |
105.3.3 Permitted construction to proceed diligently to completion. | |
A. | All construction, alteration or repair authorized by building permit issued by the City pursuant to this code shall, from the date of its issuance, be undertaken and performed in a diligent and expeditious manner to completion, subject only to delay directly resulting from a force majeure event. |
B. | No building, structure or improvements authorized by building permit issued by the City shall stand with its exterior or exterior components in an unfinished condition for longer than one hundred eighty (180) days after commencement of construction, alteration or repair, provided that, upon written request from the applicant for the building permit demonstrating, to the satisfaction of the Building Official, excuse for delay by reason of force majeure event, the Building Official may extend the required completion date, with a corresponding extension of the validity of the building permit issued pursuant to this code. |
C. | The obligations imposed by Subsection (A) of this Section shall be the joint and several obligations of both the building permit applicant and, if the applicant is not the owner, the owner of the property for which the permit is issued. |
105.8 Additional approval requirements. Prior to issuing any permit, the applicant shall demonstrate to the reasonable professional satisfaction of the Building Official that: | |
(a) | |
(b) | The project provides reasonable and adequate measures to protect the public health and safety on site and on adjoining roadways with regard to the location and configuration of driveways to and from the site; and |
(c) | The site is designed to provide safe internal pedestrian and vehicle circulation and facilitate prompt access to and across the site by emergency vehicles; and |
(d) | The configuration of buildings and other improvements on the site provides adequate fire lanes and similar safety features for emergency access and response; and |
(e) | There is adequate remediation of adverse impacts, if any, on adjoining roadways by reason of traffic associated with the project so as to protect the public health and safety and avoid impediments to safe and efficient passage of emergency vehicles; and |
(f) | If the property fronts on a State right-of-way, Missouri State Highway Department approval is required; and |
(g) | Approval from the following agencies and departments when applicable: the Frontenac Fire Department, St. Louis County Department of Highways and Traffic, St. Louis County Department of Health, St. Louis County Department of Public Works, Metropolitan St. Louis Sewer District, utilities serving the site and other applicable agencies. |
1. | Plan documents for miscellaneous structures related to residential properties, such as carports, garages, sheds or other similar structures are not required, unless the Building Official determines that plans, specifications or detailed drawings submitted are insufficient to perform a proper plan review to meet the requirements of this code. |
107.3.1.1 BUILDING APPLICATIONS — SUBMITTED TO ARCHITECTURAL REVIEW BOARD. Every application for a building permit for a building, accessory building or accessory structure, except for alterations and repairs not affecting the outward appearance of a building, shall be submitted to the Architectural Review Board in accordance with Chapter 120 Article IV of the Municipal Code of Frontenac before being approved by the Building Official, such submittal to be accompanied by duplicate copies of: | |
1. | A general sketch or site plan (such sketch or plan to show the area within two (2) lots in either direction from the lot on which the building permit is being sought hereunder in the case of any residential building permit application, or such sketch or plan to show the area within five hundred (500) feet of the subject property in the case of any non-residential building permit application), |
2. | A landscaping plan (for the subject property only), and |
3. | Building plans, elevations, detail drawings and specifications showing the nature, shape, size, square footage, height, elevations, materials, location and configuration of the building or structure for which the building permit is being sought (for the subject property only). The plans and other documentation herein so required for review by the Architectural Review Board are in addition to and not in lieu of such plans and other documentation as may be required for submission to the Building Official by the provisions of applicable ordinances of the City. |
1. | Extend below the frost line of thirty (30) inches. |
2. | Erected on solid rock. Shallow foundations shall not bear on frozen soil. |
1. | That all material, debris or parts of the wrecked structure be stored or removed in a manner so as not to create a fire or safety hazard; |
2. | That all material, debris or parts of the wrecked structure be stored or removed in a manner so as not to create a public nuisance or a harbor for animal and insect infestation; |
3. | That after any such building or structure has been demolished, razed, wrecked or removed, all ground openings, excavations or extrusions shall be filled or graded in compliance with relevant provisions of the current adopted building and property maintenance codes of the City of Frontenac in order to eliminate or reduce, to the fullest extent practicable, the hazards of falling or tripping; |
4. | That all accumulations of rubbish or debris or other unsafe or hazardous conditions, including broken glass, timber products and nails, shall be removed expeditiously; and |
5. | |
6. | That complete restoration of the site, including the planting of grass seed or sodding, shall occur within thirty (30) days of the completion of the demolition of the structure or building unless, within such thirty (30) days, a building permit for the construction of a new structure or building on the same site has been obtained from the Building Commissioner and construction commenced. |