City of Grain Valley, MO Residential Code

[R.O. 1996 § 500.100; CC 1990 § 5-42; Ord. No. 885 § 5-42, 1-24-1994; Ord. No. 1151 § 1, 12-8-1997; Ord. No. 1473, 2-25-2002; Ord. No. 1706, 12-27-2004; Ord. No. 1880 §§ 1 — 3, 2-12-2007; Ord. No. 1936 §§ 1 — 2, 12-27-2007; Ord. No. 2271 § 1, 12-3-2012; Ord. No. 2550, 7-26-2021]

Adopt the 2018 International Residential Code and all supplements published by the International Code Council for all one- and two-family residential construction as of May 1, 2021.

Appendix Chapters to be adopted: A, B, C, D, E, F, G, H, J, K, M, N, O, P, Q.

Amendments. Sections listed below are to be inserted in place of published Sections:

Section R108.2 Schedule of Fees. Fees for all building, sign, demolition or other permits required within shall be set forth in Section 140.050 of the Code.

Section 108.6 Work Commencing Before Permit Issuance. Any person who commences work on any project that requires a permit before the permit is issued will be assessed a double permit fee.

Section R113.4 Violation Penalties. Any person(s) found in violation of this code shall be guilty of an ordinance violation and subject to punishment in Section 100.110 of the Code of the City of Grain Valley.

Table R301.2(1) shall include the following.

Ground Snow Load: 20

Wind speed: 90 mph

Seismic Design Category: A

Weathering: Severe

Frost Line Depth: 36 inches

Termite: Moderate to Heavy

Decay: Slight to Moderate

Winter Design Temperature: 6

Ice Shield Underlayment Required: Yes

Flood Hazards: January 20, 2017

Air Freezing Index: 1,500 or less

Mean Annual Temperature: 55

Manual J Design Criteria is hereby deleted.

Section R302.2 Townhouses is hereby amended to read as follows. Each townhouse shall be considered a separate building and shall be separated by fire-resistance-rated wall assemblies meeting the requirements of Section R302.1 for exterior walls.

Exception: A common two-hour fire-resistance-rated wall assembly tested in accordance with ASTM E119 or UL 263 is permitted for townhouses if such walls do not contain plumbing or mechanical equipment, ducts or vents in the cavity of the common wall. The wall shall be rated for fire exposure from both sides and shall extend to and be tight against exterior walls and the underside of the roof sheathing. Electrical installations shall be installed in accordance with Chapters 34 through 43. Penetrations of electrical outlet boxes shall be in accordance with Section R302.4.

Section R302.2.1 Continuity is hereby amended to read as follows. The fire-resistance-rated wall or assembly separating townhouses shall be continuous from the foundation to the underside of the roof sheathing, deck or slab. The fire-resistance rating shall extend the full length of the wall or assembly, including wall extensions through and separating attached enclosed accessory structures.

Section R302.2.2 Parapets is hereby amended to read as follows. Parapets constructed in accordance with Section R302.2.3 shall be constructed for townhouses as an extension of exterior walls or common walls in accordance with the following:

Where roof surfaces adjacent to the wall or walls are at the same elevation, the parapet shall extend not less than thirty (30) inches above the roof surfaces.

Where roof surfaces adjacent to the wall or walls are at different elevations and the higher roof is not more than thirty (30) inches above the lower roof, the parapet shall extend not less than thirty (30) inches above the lower roof surface.

Exception: A parapet is not required in the two (2) cases above when the roof is covered with a minimum Class C roof covering, and the roof decking or sheathing is of non-combustible materials or approved fire-retardant-treated wood for a distance of four (4) feet on each side of the wall or walls, or one layer of five-eighths (5/8) inch Type X gypsum board is installed directly beneath the roof decking or sheathing, supported by a minimum of nominal two-inch ledgers attached to the sides of the roof framing members, for a minimum distance of four (4) feet on each side of the wall or walls and there are no openings or penetrations in the roof within four (4) feet of the common walls.

A parapet is not required where roof surfaces adjacent to the wall or walls are at different elevations and the higher roof is more than thirty (30) inches above the lower roof. The common wall construction from the lower roof to the underside of the higher roof deck shall have not less than a one-hour fire-resistance rating. The wall shall be rated for exposure from both sides.

Section R302.2.4 Structural Independence is hereby amended to read as follows. Each individual townhouse shall be structurally independent.

Exceptions:

Foundations supporting exterior walls or common walls.

II.

Structural roof and wall sheathing from each unit may fasten to the common wall framing.

III.

Non-structural wall and roof coverings.

IV.

Flashing at termination of roof covering over common wall.

Townhouses separated by a common two-hour wall fire-resistance-rated wall as provided in Section R302.2.

Section R303.3 Bathrooms is hereby amended to read as follows. Bathrooms, water closet compartments and other similar rooms shall be provided with aggregate glazing area in windows of not less than three (3) square feet (0.279 m2), one-half (1/2) of which must be openable.

Exception. The glazed area shall not be required where artificial light and mechanical ventilation system are provided. The minimum ventilation rate shall be fifty (50) cfm (23.6L/s) for intermittent ventilation or twenty (20) cfm (9.4 L/s) for continuous ventilation. Ventilation air from the space shall be exhausted directly outside. The point of discharge of the exhaust air shall be at least three (3) feet from any opening into the building.

10.

International Residential Code Section R303.4 Mechanical Ventilation is hereby deleted.

11.

Section R311.3.2 Floor Elevations For Other Exterior Doors is hereby amended to read as follows. Doors other than the required egress door shall be provided with landings or floors not more than seven and three-fourths (7 3/4) inches (196 mm) below the top of the threshold.

Exception. A landing is not required where a stairway of three (3) or fewer risers is located on the exterior side of the door, provided the door does not swing over the stairway.

12.

Section R311.7.8.5 Grip Size shall hereby be amended as follows. Add exception, handrails provided at other non-required exterior stairs may have a maximum horizontal cross-sectional dimension of three and one-half (3 1/2) inches and shall be easily graspable.

13.

Section R313 Automatic Fire Sprinkler Systems is hereby amended to read as follows. A builder of a one- and two-family dwelling or townhouse shall offer to any purchaser, on or before the time of entering into a purchase contract the option, at the purchaser's cost, to install or equip fire sprinklers in the one- and two-family dwelling or townhouse. Notwithstanding any other provisions of law to the contrary, no purchaser of such one- and two-family dwelling or townhouse shall be denied the right to install a fire sprinkler system in such dwelling or townhouse purchased. The provisions of this Section, which is intended to mirror the requirements of Section 67.281, RSMo., shall expire on December 31, 2022.

International Residential Code Section R313.1 Townhouse Automatic Fire Sprinkler System is hereby deleted.

International Residential Code Section R313.2 One- And Two-Family Automatic Fire Sprinkler System is hereby deleted.

International Residential Code Section R317.1.1 Field Treatment is hereby deleted.

International Residential Code Section R318.1.2 Field Treatment is hereby deleted.

International Residential Code Section R326 Swimming Pools, Spas And Hot Tubs is hereby deleted.

14.

Section 328 Building Security is hereby added to the Grain Valley Code.

Subsection R328 is hereby added to the Grain Valley Code and shall read as follows:

R328.1 Purpose. The purpose of this Section is to establish minimum standards that incorporate physical security to make dwelling units resistant to unlawful entry.

R328.1.1 Scope. The provisions of this Section shall apply to all new structures and to alterations, additions and repairs as stipulated in Appendix J of the International Residential Code.

R328.2 Doors. Except for vehicular access doors, all exterior doors of residential buildings and attached garages, including the doors leading from the garage area into the dwelling unit, shall comply with Sections R328.2.1 through R324.2.5 for the type of door installed.

R328.2.1 Wood Doors. Where installed, exterior wood doors shall be of solid core construction such as high density particleboard, solid wood or wood block core with a minimum thickness of one and three-fourths (1 3/4) inches at any point. Doors with panel inserts shall be solid wood. The panels shall be a minimum of one (1) inch thick. The tapered portion of the panel that inserts into the groove of the door shall be a minimum of one-quarter (1/4) inch thick. The groove shall be a dado groove or applied molding construction. The groove shall be a minimum of one-half (1/2) inch in depth.

R328.2.2 Steel Doors. Where installed, exterior steel doors shall be a minimum thickness of twenty-four (24) gauge.

R328.2.3 Fiberglass Doors. Fiberglass doors shall have a minimum skin thickness of one-sixteenth (1/16) inch and have reinforcement material at the location of the deadbolt.

R328.2.4 Double Doors. Where installed, the inactive leaf of an exterior double door shall be provided with flush bolts having an engagement of not less than one (1) inch into the head and threshold of the door frame.

R328.2.5 Sliding Doors. Where installed, exterior sliding doors shall comply with all of the following requirements:
A.	Sliding door assemblies shall be installed to prevent the removal of the panels and the glazing from the exterior with the installation of shims or screws in the upper track.
B.	All sliding glass doors shall be equipped with a secondary locking device consisting of a metal pin or a surface mounted bolt assembly. Metal pins shall be installed at the intersection of the inner and outer panels of the inside door and shall not penetrate the frame's exterior surface. The surface mounted bolt assembly shall be installed at the base of the door.
R328.3 Door frames. The exterior door frames shall be installed prior to a rough-in inspection. Door frames shall comply with Sections R324.3.1 through R324.3.3 for the type of assembly installed.
R328.3.1 Wood Frames. Wood door frames shall comply with all of the following requirements:
A.	All exterior door frames shall be set in frame openings constructed of double studding or equivalent construction, including garage doors, but excluding overhead doors. Door frames, including those with sidelights, shall be reinforced in accordance with ASTM F476-84 Grade 40.
B.	In wood framing, horizontal blocking shall be placed between studs at the door lock height for three (3) stud spaces or equivalent bracing on each side of the door opening.
R328.3.2 Steel Frames. All exterior door frames shall be constructed of eighteen (18) gauge or heavier steel and reinforced at the hinges and strikes. All steel frames shall be anchored to the wall in accordance with manufacturer specifications. Supporting wall structures shall consist of double studding or framing of equivalent strength. Frames shall be installed to eliminate tolerances inside the rough opening.
R328.3.3 Door Jambs. Door jambs shall be installed with solid backing in a manner so that no void exists between the strike side of the jamb and the frame opening for a vertical distance of twelve (12) inches each side of the strike. Filler material shall consist of a solid wood block. Door stops on wooden jambs for in-swinging doors shall be of one-piece construction. Jambs for all doors shall be constructed or protected so as to prevent violation of the strike.
R328.4 Door Hardware. Exterior door hardware shall comply with Sections R324.4.1 through R328.4.6.
R328.4.1 Hinges. Hinges for exterior door hardware shall comply with the following:
A.	At least two (2) screws, three (3) inches in length, penetrating at least one (1) inch into wall structure shall be used. Solid wood fillers or shims shall be used to eliminate any space between the wall structure and door frame behind each hinge.
B.	Hinges for out-swinging doors shall be equipped with mechanical interlock to preclude the removal of the door from the exterior.
R328.4.2 Strike Plates. Exterior door strike plates shall be a minimum of eighteen (18) gauge metal with four (4) offset screw holes. Strike plates shall be attached to wood with not less than three (3) inch screws, which shall have a minimum of one (1) inch penetration into the nearest stud. Note: For sidelighted units, refer to Section R328.4.6.
R324.4.3 Escutcheon Plates. All exterior doors shall have escutcheon plates or wraparound door channels installed around the lock protecting the door's edge.
R328.4.4 Locks. Exterior doors shall be provided with a locking device complying with one (1) of the following:
Single cylinder deadbolt shall have a minimum projection of one (1) inch. The deadbolt shall penetrate at least three-fourths (3/4) inch into the strike receiving the projected bolt. The cylinder shall have a twist-resistant, tapered hardened steel cylinder guard. The cylinder shall have a minimum of five (5) pin tumblers, shall be connected to the inner portion of the lock by solid metal connecting screws at least one-fourth (1/4) inch in diameter and two and one-fourth (2 1/4) inches in length. Bolt assembly (bolt housing) unit shall be of single piece construction. All deadbolts shall meet ANSI Grade 2 specifications.
R328.4.5 Entry Vision And Glazing. All main or front entry doors to dwelling units shall be arranged so that the occupant has a view of the area immediately outside the door without opening the door. The view may be provided by a door viewer having a field of view of not less than one hundred eighty degrees (180°) through windows or through view ports.
R328.4.6 Sidelighted Entry Doors. Sidelight door units shall have framing of double stud construction or equivalent construction complying with Sections R324.3.1, R324.3.2 and R324.3.3. The door frame that separates the door opening from the sidelight, whether on the latch side or the hinge side, shall be double stud construction or equivalent construction complying with Sections R324.3.1 and R328.3.2. Double stud construction or construction of equivalent strength shall exist between the glazing unit of the sidelight and wall structure of the dwelling.
R328.5 Street Numbers. Street numbers shall comply with Section R321.1.
R328.6 Exterior Lighting. Exterior lighting shall comply with Section E3803.3.
R328.7 Alternate Material And Methods Of Construction. The provisions of this Section are not intended to prevent the use of any material or method of construction not specifically prescribed by this Section, provided any such alternate has been approved by the enforcing authority, nor is it the intention of this Section to exclude any sound method of structural design or analysis not specifically provided for in the Section. The materials, methods of construction, and structural design limitations provided for in this Section shall be used, unless the enforcing authority grants an exception. The enforcing authority is authorized to approve any such alternate provided they find the proposed design, materials and methods of work to be at least equivalent to those prescribed in the Section in quality, strength, effectiveness, burglary resistance, durability and safety.

15.

Section R401.3.1 Minimum Standards is hereby amended to read as follows.

All drainage facilities shall be designed to carry waters to the nearest drainage way, storm sewer conveyance, or other approved point of collection and conveyance. Erosion of ground in the area of discharge shall be prevented by installation of erosive control devices. Unless specified drainage ways and swales are specifically approved by the Building Official or City Engineer, abutting property lines between structures shall be designed to function as drainage ways. The toe of slopes shall be set back from the property line a minimum of one (1) foot. The area surrounding the building foundation shall have a drainage gradient as provided for in the International Residential Code, as amended from time to time with a drainage gradient thereafter of not less than two percent (2%) toward approved drainage facilities unless waved by the Building Official or City Engineer.

Prohibited Conduct. No person shall allow or cause:

Obstruction to be created, installed or maintained within any drainage way, detention facility, or engineered swale which will create ponding on adjacent property, divert water onto adjoining property, or impede drainage. Fences may be erected in such areas provided they do not unnecessarily restrict the flow of water.

II.

Water from intermittent sources such as discharges from sump pumps, downspouts, foundation drains, swimming pools, swimming pool backwashes, or other similar sources excluding lawn sprinklers to be discharged closer than five (5) feet to any adjoining property line.

16.

Section R403.1.1.1 Footing Reinforcement is hereby added to read as follows. Footings for basement foundation walls shall have a minimum reinforcement consisting of not less than two (2) No. 4 bars, uniformly spaced, located a minimum of three (3) inches clear from the bottom and edges of the footing.

17.

Section R404.1.7 Backfill Placement is hereby amended to read as follows. Backfill shall not be placed against the wall until the wall has sufficient strength or has been sufficiently braced to prevent damage by the backfill.

Exception: Such bracing is not required for walls supporting less than four (4) feet (1,219 mm) of unbalanced backfill.

18.

Section 405.2.3 Drainage System is hereby amended to read as follows. A sump shall be provided to drain the porous layer, footings, and foundations that retain earth and enclose habitable or usable spaces located below grade that do not drain and discharge by gravity to an approved storm sewer system or to daylight. The sump shall be at least twenty-four (24) inches (610 mm) in diameter or twenty (20) inches square (0.0129 m2), shall extend at least twenty-four (24) inches (610 mm) below the bottom of the basement floor and shall be capable of positive gravity or mechanical drainage to remove any accumulated water. The drainage system shall discharge into an approved storm sewer system or daylight.

19.

Section R506.2.4 Reinforcement Support is hereby amended to read as follows. Any slab-on-ground will require a minimum of reinforcement of Number 4 bars tied and placed on chairs two (2) feet on center. Any structural slab or slab constructed on fill will require reinforcement of Number 4 bars tied and placed on chairs twelve (12) inches on center.

20.

Section R507.9.2 Lateral Connection is hereby deleted.

21.

Section R602.6.1 Drilling And Notching Of The Top Plate is hereby amended to read as follows. When piping or ductwork is placed in or partly in an exterior wall or interior load-bearing wall, necessitating cutting, drilling or notching of the top plate by more than fifty percent (50%) of its width, a galvanized metal tie not less then 0.054 inch thick (1.37 mm) (16ga) and one and one-half (1 1/2) inches (38 mm) wide shall be fastened across and to the plate at each side of the opening with not less than four (4) 10d nails (0.148 inch diameter) having a minimum length of one and one-half (1 1/2) inches (38 mm) at each side or equivalent. The metal tie must extend a minimum of six (6) inches past the opening. See figure R602.6.1.

Exception: When the entire side of a wall with the notch or cut is covered by wood structural panel sheathing.

22.

Section R801.3 Roof Drainage is hereby amended to read as follows. All dwellings shall have a controlled method of water disposal from roofs that will collect and discharge all roof drainage to the ground surface at least three (3) feet from the foundation walls or to an approved drainage system.

23.

Section 908.1 General is hereby amended to read as follows. Materials and methods of application used for re-covering or replacing an existing roof covering shall comply with the requirements of Chapter 9 as amended. Re-roofing includes any repairs of more than ten percent (10%) of the total roof covering in any three-year period. A repair of ten percent (10%) or less of the total roof covering in any three-year period may utilize approved roofing materials comparable to the existing roofing materials.

Exception: Re-roofing shall not be required to meet the minimum design slope requirement of one-quarter (1/4) unit vertical in twelve (12) units horizontal (2% slope) in Section R905 for roofs that provide positive roof drainage.

24.

Chapter 11 Energy Efficiency is hereby deleted and replaced with the 2006 International Energy Conservation Code.

25.

Chapter 12 Mechanical Administration is hereby deleted.

26.

Section G2417.4.1 Test Pressure is hereby amended to read as follows. The test pressure to be used shall be not less than one and one-half (1 1/2) times the proposed maximum working pressure, but not less than ten (10) psig (68.9kPa) irrespective of design pressure. For welded piping, and for piping carrying gas at pressures in excess of fourteen (14) inches water column pressure, the test pressure shall not be less than sixty (60) psig. Where the test pressure exceeds one hundred twenty-five (125) psig (862 kPa gauge), the test pressure shall not exceed a value that produces a hoop stress in the piping greater than fifty percent (50%) of the specified minimum yield strength of the pipe.

27.

Chapter 25 Plumbing Administration is hereby deleted.

28.

Section P2601.2.1 Prohibited Drainage And Connections is hereby added to read as follows. Sanitary sewer systems shall be designed, built and maintained in such a manner to prevent all stormwater or groundwater from draining, discharging or entering into the sanitary sewer system. Connection of sump pump, foundation drains, yard drains, gutter downspouts, floor drains located in garages and any other stormwater drainage receptacles(s) or systems(s) are specifically prohibited from being connected to the sanitary sewer system.

29.

Section P2603.5 Freezing is hereby amended to read as follows. Water, soil or waste pipes shall not be installed outside of a building, in exterior walls, in attics or crawl spaces, or in any other place subjected to freezing temperature unless adequate provision is made to protect it from freezing by insulation or heat or both. Water service pipe shall be installed not less than forty-two (42) inches in depth below grade.

30.

Section P2603.5.1 Sewer Depth is hereby amended to read as follows. Building sewers shall be a minimum of twelve (12) inches below grade.

31.

Section P2719.1 Floor Drains is hereby amended to read as follows. Floor drains shall have waste outlets not less than two (2) inches in diameter and a removable strainer. Floor drains shall be constructed so that the drain can be cleaned. Access shall be provided to the drain inlet. Floor drains shall not be located under or have their access restricted by permanently installed appliances. Floor drains located in garages must be daylighted.

32.

Section P2902.5.3 Lawn Irrigation Systems is hereby amended to read as follows. The potable water supply to lawn irrigation systems shall be protected against backflow by a device approved by the Missouri Department of Natural Resources. Backflow devices install within a structure shall be installed a minimum of six (6) inches away from any wall or vertical obstruction. The backflow device shall be installed between twelve (12) inches and forty-eight (48) inches above the floor and shall be accessible.

33.

Section P2902.6.2 Protection Of Backflow Preventers is hereby amended to read as follows. Backflow preventers shall not be located in areas subject to freezing except where they can be removed by means of unions, or are protected by heat, insulation or both.

Exception: In-ground backflow preventers installed for lawn irrigation systems.

34.

Section P3002.2 Building Sewer is here by amended to read as follows. Building sewer piping shall be as shown in Table P3002.2. Forced main sewer piping shall conform to one (1) of the standards for ABS plastic pipe, cast-iron pipe, copper or copper-alloy tubing, PVC plastic pipe or pressure-rated pipe listed in Table P3002.2. In addition, building sewer piping shall be a minimum of schedule 40 PVC/ABS or equivalent unless approved by the Building Official or City Engineer.

35.

Section P3005.4.2 Building Drain And Sewer Size And Slope is hereby amended to read as follows. Pipe sizes and slope shall be determined from Table P3005.4.2 on the bases of drainage load in fixture units (d.f.u.) computed from Table P3004.1. The minimum size of a building sewer serving a dwelling unit shall be four (4) inches.

36.

Section P3008.1 Backwater Valves is hereby deleted.

37.

Section P3114.3 Where Permitted is hereby amended to read as follows. Individual vents, branch vents, circuit vents and stack vents shall be permitted to terminate with a connection to an air admittance valve only when approved by the Building Official.

38.

Section E3601.6.2 Service Disconnect Location is hereby amended to read as follows. The service disconnecting means shall be installed at a readily accessible location either outside of a building or inside nearest the point of entrance of the service conductors. When service conductors are more than ten (10) feet in length from the point of entry to the service panel, a separate means of disconnect shall be installed at the service cable entrance to the building or structure. Service disconnecting means shall not be installed in bathrooms. Each occupant shall have access to the disconnect serving the dwelling unit in which they reside.

39.

Section E3902.2 Garage And Accessory Building Receptacles is hereby amended to read as follows. All 125-volt, single-phase, 15- and 20-ampere receptacles installed in garages and grade level portions of unfinished accessory buildings used for storage or work areas shall have ground-fault circuit interrupter protection for personnel.

Exceptions:

Receptacles that are not readily accessible such as a ceiling mounted receptacle for a garage door opener.

II.

A single receptacle supplied by a dedicated branch circuit that is located and identified for a specific use by a chord-and-plug connected appliance such as a refrigerator, freezer or sump pump.

III.

A receptacle supplying only a permanently installed fire alarm or burglar alarm system.

40.

Section E3902.5 Unfinished Basement Receptacles is hereby amended to read as follows. All 125-volt, single-phase, 15- and 20-ampere receptacles installed in unfinished basement shall have groundfault circuit interrupter protection for personnel. For the purposes of this Section, unfinished basements are defined as portions or areas of the basement not intended as habitable rooms and limited to storage areas, work areas, and the like.

Exceptions:

Receptacles that are not readily accessible such as a ceiling mounted receptacle.

II.

A single receptacle supplied by a dedicated branch circuit that is located and identified for a specific use by a chord-and-plug connected appliance such as a refrigerator, freezer or sump pump.

III.

A receptacle supplying only a permanently installed fire alarm or burglar alarm system.

41.

Section E3902.16 Arc-Fault Circuit-Interrupter Protection is hereby amended to read as follows. Branch circuits that supply 120-volt, single phase 15- and 20-ampere outlets installed in bedrooms shall be protected by any of the following arc-fault circuit interrupter. (All options listed in this Section have not been amended.)

42.

Section E4002.14 Tamper-Resistant Receptacles is hereby deleted.