City of Concordia, MO Article III Building Codes

Section 500.060 Adoption of Building Codes.

[Ord. No. 643 §1, 1-7-2002; Ord. No. 648 §1, 2-19-2002; Ord. No. 743 §1, 3-7-2005]

Certain documents listed below, copies of which are on file in the office of the City Clerk are hereby adopted as the codes of the City of Concordia, Missouri. Said codes shall regulate the design, construction, quality of materials, erection, installation, alteration, repair, location, replacement, addition to, use or maintenance of building systems in the City of Concordia and providing for the issuance of building permits and collection of fees therefore. Each and all of the regulations, provisions, conditions and terms of such International Building Code 2000 Edition volumes listed below are hereby referred to, adopted and made part hereof as if fully set out in this Article.

	2000 International Building Code
	2000 International Residential Code
	2000 International Plumbing Code
	2000 International Mechanical Code
	2000 International Fire Code
	2005 National Electrical Code

Section 500.070 Administration of Building Codes.

[Ord. No. 644 §§1 — 14, 1-7-2002; Ord. No. 647 §1, 2-19-2002; Ord. No. 675 §1, 2-3-2003; Ord. No. 691 §1, 7-21-2003]

A. Building Permit Applications.

1. No building or structure shall be erected, added to or structurally altered until a permit has been issued by the Building Official. Except upon a decision by the Board of Zoning Adjustment, no such building permit shall be issued for any building where said construction, addition or alteration or use thereof would be in violation of any of the provisions of the City's Zoning Code.

2. It is a violation of City Code to begin construction without having obtained all required permits. Failure to obtain a building permit may result in assessment of a double permit fee and requiring the contractor to remove construction for which required inspection fees have not been obtained. No inspections will be made until required permits have been obtained.

B. Site Plan Information. For residential construction, it is not necessary to have the site plan prepared by a registered surveyor, engineer or architect. The plan provided, however, should be clear and detailed enough so the plan reviewer can determine that Zoning and Building Code requirements are in compliance with City ordinances. For commercial structures, the site plan must contain the seal of a registered engineer or architect. A site plan of the property shall give the following information.

1. Show north arrow and drawing scale.

2. Delineate all easements with dimensions.

3. Delineate proposed building setback lines.

4. Location of the property by address or legal description.

5. Locate all existing buildings and structures on property.

6. Indicate proposed use of building.

7. Indicate proposed method of handling stormwater.

8. Indicate proposed location of water and sewer taps.

C. Building Plan Information. Commercial and multi-family residential building plans, except duplexes, require the seal of a qualified engineer or architect registered in the State of Missouri. Single-family and duplex dwellings do not require an architect's or engineer's seal but should be of good enough quality to provide the following information.

1. Floor plan of all floors including basement.

a. Give overall dimensions of building and room dimensions.

b. Show location of furnace(s) and water heater(s).

c. Name and use of each room.

d. By note or detail specify size of windows and doors in all rooms and basement.

e. Describe any special features by appropriate notes.

2. Framing details are to include:

a. By notes on building floor plans or by details or cut elevations of buildings specify the size of all framing components, give grade and species, specify center to center spacing of members.

b. Show details of any special architectural features, e.g., vaulted ceilings, cantilevers, beams, etc.

c. Show clear load transfer path to carry all floor, ceiling and roof loads through structure to foundations.

3. Foundation plan is to include:

a. Footings — depth, width, thickness and reinforcing.

b. Foundation walls.

(1) Height and thickness.

(2) Reinforcing.

4. Elevation drawings — front elevation is mandatory, sides and rear desirable.

a. Finished floor and grade elevations.

b. Material used for siding.

c. Roof pitches.

5. The following are special features of residential structures required to be designed and sealed by a Missouri professional engineer.

a. Vaulted roof/ceiling structures.

b. Framed walls with studs over ten (10) feet in length.

c. Load bearing cantilevers with two (2) feet or more of cantilever.

d. Foundation walls supporting nine (9) feet or more of unbalanced fill.

e. Suspended concrete slabs.

f. Bearing walls which are offset more than the depth of floor joists below from bearing element of structure.

g. Excessive point loading.

h. Pre-engineered truss systems shall have design and layout.

i. Manufactured I-joist systems shall have a designed layout.

j. Exceptionally long floor spans.

	This information may or may not be all that is required for each individual building design. If additional information is required during the review process, the permit applicant or designated design professional will be contacted.
	A completed permit application supplied in the building permit application packet and drawings shall be submitted to the Building Official for review and approval before a building permit can be issued. Two (2) sets of drawings are required for commercial buildings and one (1) set for residential buildings.

D. Plan Review. After a complete application has been submitted to the City, a plan review will be conducted to determine if the plan meets the adopted building codes. Review of applications for single-family and duplex construction normally takes three (3) days. Review of applications for a commercial building may take two (2) to three (3) weeks depending upon the building complexity.

A building permit will be issued by the Building Official when the following conditions are met.

1. The plan review is successfully completed.

2. The setbacks and use complies with the City's zoning ordinance.

3. The applicable fees are received by the City Clerk.

E. Fees Required. All required permit fees must be paid before the building permit is issued. Permit fees for new commercial and residential buildings are calculated using a method recommended by the Building Officials and Code Administrators (BOCA). Fees for remodel, rehabilitation or accessory buildings are calculated according to the declared cost of the construction being completed. Water and sewer tap fees as well as plumbing, electrical and HVAC fees are also due before the building permit can be issued.

1. For new residential construction. Cost per square foot and type of construction modifier will be established semi-annually by BOCA. City modifier to partially recover administrative costs will be .005.

2. For new commercial construction. Cost per square foot and type of construction modifier will be established semi-annually by BOCA. City modifier to partially recover administrative costs will be .003.

3. For rehabilitation, remodel and accessory buildings fees are as set out in Chapter 150, Table B of Title I of this Code.

4. Additional fees as required for plumbing, electrical or HVAC permits shall be as set out in Chapter 150, Table B of Title I of this Code.

5. For water and sewer tap fees see applicable ordinances setting such fees.

F. Contractor Licensing.

1. All general contractors and subcontractors are required to have a current business license issued by the City of Concordia before performing any work on a building project in the City. Business license fees are as set out in Chapter 150, Table B of Title I of this Code.

2. Each electrician, plumber and HVAC technician is required to have a trade license before practicing their trade within the City. An application giving references and past experience must be submitted to the Codes Official. Electricians and plumbers may be asked to pass a test to demonstrate proficiency before a trade license will be issued. If self-employed, the tradesman is also required to purchase a City business license. The fee for a trade license is as set out in Chapter 150, Table B of Title I of this Code and is renewable annually on April first (1st).

3. It shall be a condition of approval of the building permit for the general contractor and certain subcontractors to be listed on the application. The following are mandatory: general contractor, electrician, plumber, mechanical contractor, surveyor, excavator and foundation contractor.

G. Inspections.

1. Inspections will be performed by the Building Inspector to ensure compliance with adopted building codes. It is the responsibility of the builder/contractor to request inspections to be made by the Building Inspector. Inspections may be called for dispatching through the City Clerk or directly from the Building Inspector. Inspection requests will be taken throughout the day, but they will be distributed as work assignments once a day. Inspection requests must be received by 3:00 P.M. to be assigned for the following day's work. If a required inspection is not requested when needed, structural or other changes may have to be made at owner's expense as necessary to allow the inspection to be completed.

2. Exceptions to the scheduling of inspections may be made with inspections associated with placement of concrete. The Building Inspector will make every effort to perform these types of inspections on the day of the request if the request is received no later than 2:00 P.M. The City's response will depend on the workload already received. The Building Inspector should be able to determine at the time of the request if response can be made on the same day.

3. Building permits must be available to present to the Inspector upon initial inspection and posted at the job site thereafter. Approved plans relevant to a scheduled inspection are required to be on the job site and available for review by the Inspector. If non-conformance is observed by the Building Inspector, a field correction notice is issued. Corrections and reinspection must be made before any work continues.

4. The following inspections will be made by the Building Inspector. All inspections must be called for with permit number and address of the site. No occupancy will be allowed without a final inspection and certificate of occupancy.

a. Prior to placement of concrete for footings.

b. Prior to placement of concrete for foundation walls.

c. Prior to placement of concrete for basement floor.

d. After the rough-in carpentry is complete.

e. After the electrical rough-in is complete.

f. After the plumbing rough-in is complete.

g. After the mechanical rough-in is complete.

h. After the insulation is installed.

i. Final inspection after all life safety items are completed and before the building is occupied.

H. Reinspections.

1. If, during the initial inspection by the Inspector, deficiencies are found, a correction notice will be left either on the job site or with the contractor if present. All items on the correction notice are required to be corrected before a reinspection is requested. An exception may be granted if a specific item or items will not be concealed and can be reinspected on the final inspection.

2. If for any reason there is confusion concerning any of the items which have been found to be deficient, you should contact the inspector who performed the inspection for clarification. The City's Building Code consultant may be contacted for an opinion. If there is a disagreement, the complete procedure for appealing decisions and interpretations of the Building Inspector are outlined later in this Section.

3. Reinspection requests will be responded to on the day following the request being received by the Inspector. If approval is received, the project may proceed to the next stage. If it is found that all items noted on the original corrections notice have not been corrected and additional corrections are required, a reinspection fee of one hundred dollars ($100.00) per reinspection after the first (1st) reinspection will be required. The contractor may not proceed with the project or conceal any items still remaining on the corrections notice until approval is received from the Inspector's office. Inspectors will only inspect items noted on the original inspection correction notice when performing reinspections except as follows:

a. Additional work has been done which does not comply with code requirements.

b. A major deficiency is found which could adversely affect the integrity of the structure or the life safety of its occupants.

I. Official Code Interpretations. If throughout the plan review or inspection process of the project there is confusion as to any specific code requirement cited by the Inspector, clarification may be obtained by requesting an official code interpretation. The request will be forwarded to the City's Building Code consultant for an opinion. In most cases, a response will be made within one (1) working day. This response will either uphold or overturn the Inspector's decision and will cite specific code Sections or reference material used by the Consultant in making his recommendation. This step will be required before making an appeal to the Building Code Board of Appeals.

J. Code Modification Requests. When there are practical difficulties in complying with the provisions of the code, the Inspector may grant modifications for individual cases. Application for a code modification shall be made in writing to the Building Inspector. The modification request shall include the reason that the strict letter of the code is impractical and state how the modification is in conformance with the implied intent of the code and will not lessen any fire protection requirements or lessen any degree of structural integrity of the building. The modification request shall include any documents on alternate materials or construction design alternatives which may be considered by the Building Inspector when making a decision. The decision of the Building Inspector shall be recorded in an official document and be recorded in the permanent file of the project.

K. Appeal To The Building Code Board Of Appeals.

1. Application to the Building Code Board of Appeals can be made for any order, decision, determination or interpretation of the codes made by the Building Inspector by filing an appeal with the Building Inspector. The Building Code Board of Appeals shall consist of three (3) members appointed by the Mayor. Each member shall serve a three (3) year term.

2. When an appeal is filed, the Building Inspector shall forward the application to the Chairperson of the Board of Appeals who will schedule a date and time for hearing the appeal. Notice of the date and time of hearing will be given to the appeal applicant with a minimum of one (1) calendar week notice before the appeal is heard.

3. The appeal application shall cite a specific order, decision, determination or interpretation made by the Building Inspector and shall be filed within thirty (30) days of the order, decision, determination or interpretation. Please note that the Board of Appeals is not empowered to waive any requirements of the Building Codes. The Board of Appeals shall issue their decision in writing to the applicant within ten (10) days of the hearing.

L. Water And Sewer Taps. Contractors and subcontractors required to install water and sewer service lines must contact the Building Inspector to arrange for a site meeting to select routes for the service lines prior to any excavation. The Building Inspector must inspect the completed installation before backfilling. Water and sewer connection fees are to be paid at the same time as the building permit fee is paid.

M. Litter Control. Littering during construction is prohibited. The builder/contractor will be responsible for avoiding littering on the building site and adjacent properties. Papers, cans, bottles, etc. shall be placed in containers or removed from the site. Spilling or tracking of soil, mud, rock or other material onto the streets must be avoided. Immediate cleanup of materials tracked onto the streets is required. Burning of wood waste material is to be coordinated with the Concordia Fire Protection District.

N. Delivery Trucks. Delivery and concrete trucks are to use care in use of City streets to the job site. Posted weights are to be observed. Concrete trucks are to limit the loads on their trucks to no more than six (6) cubic yards of concrete.