City of Overland, MO Article II Code Adoptions and Amendments [1]

[1] Cross References — County electrical code adopted, §505.030; county explosives code adopted, §210.020; county weights and measures code adopted, §500.110.

Section 500.060 St. Louis County Mechanical Code Adopted — Enforcement.

[CC 1976 §5-15; Ord. No. 1807 §l, 6-8-1981; Ord. No. 2195 §1, 8-12-1985; Ord. No. 2452 §1, 11-14-1988; Ord. No. 2453 §1, 11-14-1988; Ord. No. 95-14 §1, 4-5-1995; Ord. No. 95-15 §1, 4-5-1995; Ord. No. 2000-58 §1, 9-11-2000; Ord. No. 2002-27 §1, 5-13-2002; Ord. No. 2006-18 §1, 6-1-2006; Ord. No. 2019-14, 9-9-2019]

The City of Overland hereby enacts and adopts the St. Louis County Mechanical Code, as amended by St. Louis County, Missouri, pursuant to Ordinance No. 24,438 approved July 14, 2010, and effective November 1, 2010, and subsequently amended via St. Louis County Ordinance 24,624 effective December 14, 2010, and Ordinance 25,688 effective February 12, 2014.

Section 500.070 Building Code — Adopted, Amendments. [1]

[CC 1976 §§5-16, 5-23; Ord. No. 1800 §§1, 7, 5-11-1981; Ord. No. 2328 §1, 4-13-1987; Ord. No. 2469 §§1, 3(E), 9, 1-23-1989; Ord. No. 99-22 §1, 3-23-1999; Ord. No. 99-73 §§2 — 3, 9-14-1999; Ord. No. 2000-62 §1, 10-24-2000; Ord. No. 2002-28 §1, 5-13-2002; Ord. No. 2008-18 §§1 — 2, 3-10-2008; Ord. No. 2019-15, 9-9-2019[2]]

A. Building Code. A certain document, one (1) copy of which is on file in the office of the City Clerk of the City of Overland, being marked and designated as "The 2015 International Building Code" as published by the International Code Council, Inc., is hereby adopted as the Building Code of the City of Overland, Missouri, for the control of buildings and structures as herein provided; and each and all of the regulations, provisions, conditions and terms of said ICC Code are hereby referred to, adopted and made a part hereto as if fully set out in this Section with the additions, insertions, deletions and changes, if any, prescribed in Subsection 500.070(B) hereof.

B. Amendments To Building Code. The Building Code adopted in Subsection (A) is revised by the addition, deletion or modification of the following:

1. Section 101.1 is hereby amended by substituting "City of Overland" for the words "(name of jurisdiction)."

2. Insert new Section 102.7 to read as follows:

102.7 Matters not provided for. Any requirements that are essential for the structural, fire or sanitary safety of an existing or proposed building or structure or for the safety of the occupants thereof, which are not specifically provided for by this code, shall be determined by the Code Official. The Code Official may invoke the requirements of the standards referenced and listed in Chapter 35 of this code in matters not provided for to secure the structural, fire or sanitary safety of a building or structure or the safety of the occupants.

3. Section R103.1 is hereby repealed, and a new Section R103.1 is hereby adopted in lieu thereof to read as follows:

Section R103.1 Enforcement agency. The term "Department of Building Safety" whenever employed herein shall be construed to mean the Department of Community Development of the City of Overland, Missouri. The term "Building Official" shall be construed to mean the Director of Community Development of the City of Overland, Missouri, or the duly authorized representative of the Director of Community Development.

4. Section 105.1.1 Annual Permit is hereby deleted without substitution.

5. Section 105.1.2 Annual Permit Records is hereby deleted without substitution.

6. Section 105.2 is hereby deleted without substitution. Sections 105.2.1 through 105.2.7 to remain.

7. Add new Section 105.3.3 to read as follows:

105.3.3 Rejected application. Rejected applications will be held on file for thirty (30) days after the date of rejection. If the required information or corrections are not received within this period of time, the application shall be deemed to have been abandoned.

8. Section 107.3.4 of IBC to be replaced with new Section 107.3.4, Professional Architectural and Engineering Services.

107.3.4 Professional architectural and engineering services.
	107.3.4.1 General. The provisions of this Section 107.3.4 define the construction controls required for buildings involving professional architectural or engineering services and delineate the responsibilities of providers of such professional services during construction.
	107.3.4.1.1 Design and construction documents. All design for new construction, alteration, repair, expansion, addition or modification work involving the practice of professional architecture or engineering, as defined by the statutory requirements of the professional registration laws of the State of Missouri, shall be prepared by registered design professionals certified by the Missouri Board for Architects, Professional Engineers and Land Surveyors. All construction documents required for a building permit application for such work shall be prepared by or under the direct supervision of a registered design professional, shall include the name, address and telephone number of the design professional, and shall bear the seal and signature of the design professional in accordance with Section 107.3.4.1.3 of this code.
	107.3.4.1.2 Shop drawing and samples. The registered design professional whose seal is on the approved construction documents shall be responsible for review and approval of shop drawings and samples, as required by the approved construction documents for conformance to the design concept and compliance with this code. This review process may be contracted by the owner to another registered design professional licensed by the State of Missouri, should the original design professional not desire to provide such services.
	107.3.4.1.3 Application of seals and signatures. All construction documents required by Subsection 107.3.4.1.1 of this code to bear the seal of a registered design professional shall bear seals and signatures in accordance with the following:
	a.	The registered design professional for each discipline shall place his or her original embossed or wet-ink seal and signature upon the cover sheet of each set of construction documents or on the front sheet of each discipline within each set of construction documents.
	b.	In addition, all other sheets of the construction documents other than specifications or calculations shall bear the original embossed, wet-ink or mechanically reproduced seals of the registered design professional.
	c.	Any addenda or modification to the construction documents shall also bear an original seal and signature by the registered design professional. Such changes shall be clearly indicated.
	107.3.4.2 Special professional services. When applications are filed for unusual designs or for a magnitude of construction either of which require construction document review or inspection services beyond the capacity of the Code Official, or where code reference standards in Chapter 35 of this code require special architectural or engineering inspections, the Code Official may require that the owner retain a properly qualified registered design professional to perform the services necessary for code compliance in addition to that provided in Subsection 107.3.4.1.2 of this code. The project representative shall keep daily records and submit reports as shall be required by the Code Official. Upon completion of the work, the registered design professional shall file a final report indicating whether all required inspections were performed and listing pertinent deviations from the requirements of this code or from the approved construction documents and the source of authority for such deviations.
	107.3.4.2.1 Building permit requirement. The necessity for special professional services shall be determined by the Code Official prior to issuance of the building permit, unless postponed to a later date by the Code Official in writing. Refusal by the applicant to provide such services as required by the Code Official shall result in the denial of the permit.
	107.3.4.2.2. Fees and costs. All fees and costs related to the performance of special inspection services shall be the responsibility of the owner.
	107.3.4.2.3 Visits to site. When so directed by the Code Official, or when required by the special inspection provisions of this code, the registered design professional shall make visits to the site at intervals appropriate to the applicable stage of the construction to observe the progress and the quality of the work; to observe construction components requiring controlled materials; or to determine that the work is proceeding in accordance with the construction documents approved for the building permit. The registered design professional shall periodically submit reports to the Code Official showing the results of such periodic visits.
	107.3.4.3 Deferred submittals. Deferral of any submittal items shall have the prior approval of the building official. The registered design professional in responsible charge shall list the deferred submittals on the construction documents for review by the building official.
	Documents for deferred submittal items shall be submitted to the registered design professional in responsible charge who shall review them and forward them to the building official with a notation indicating that the deferred submittal documents have been reviewed and found to be in general conformance to the design of the building. The deferred submittal items shall not be installed until the deferred submittal documents have been approved by the building official.

9. Section 109.6 is hereby repealed, and a new Section 109.6 is hereby adopted in lieu thereof to read as follows:

109.6 Refunds. No portion of any fee shall be returned to a permit holder in the case of a revocation of a building permit or a suspension, discontinuance or abandonment of work.

10. Add new Section 110.7 to read as follows:

110.7 Extra Inspections. In addition to the inspections normally provided, the Code Official may require that additional inspections or reinspections be conducted due to non-compliance with code requirements or due to work which is not ready for inspection or not accessible for inspection at the time of a scheduled inspection. Fees for such additional inspections shall be assessed when such inspections are conducted.

11. Section 114.4 is hereby repealed in its entirety, and a new Section 114.4 is hereby adopted in lieu thereof to read as follows:

114.4 Violation penalties. Any person who shall violate a provision of this code, or who shall fail to comply with any of the requirements thereof, or who shall erect, move, construct, alter, remove, demolish or repair a structure in a manner that is not in compliance with an approved plan or directive of the Code Official, or of a permit or certificate issued under the provisions of this code, or who shall start any work requiring a permit without first obtaining the permit thereof, or who shall continue any work in or about a structure after having been served a stop-work order, except such work as that person has been directed to perform to remove a violation or unsafe condition; or any owner or tenant of a building or premises, or any other person who takes part or assists in any violation of this code or who has charge of any building, premises or part thereof in which such violation shall exist shall constitute an offense punishable as provided for in Section 100.150 of this Code.

12. Add new Section 115.4 to read as follows:

115.4 Refusal to comply. The Code Official shall revoke a permit in the case of refusals to comply with stop-work orders.

13. Section 1612.3 is hereby amended by substituting "St. Louis County Flood Insurance Rate Maps" for the words "(name of jurisdiction)" and "February 4, 2015," for the words "(date of issuance)."

14. New Sections 2901.2 and 2901.3 added to read as follows:

2901.2 Public water supply. The water distribution system of any building in which plumbing fixtures are installed shall be connected to a public water supply.

2901.3 Sewer connection. The water drainage system of any building in which plumbing fixtures are installed shall be connected to a public sewer system.

15. Section 3306.5 Barriers is hereby deleted without substitution.

16. Section 3306.6 Barriers Design is hereby deleted without substitution.

17. Insert a new Section 3307.2 to read as follows:

3307.2 Protection. All adjoining public and private property shall be protected from damage caused by construction. For any property on which site grading, excavation or demolition will occur during or incident to any construction, alteration or demolition activity, the owner, contractor or permit holder before initiating any work under a permit issued therefor shall cause to be clearly demarcated with survey stakes or similar devices placed by a land surveyor licensed to practice by the State of Missouri each boundary corner of such property and shall maintain the survey stakes or similar devices for the duration of work authorized under the permit.

[1] Cross Reference — Director of public works as building commissioner and plumbing commissioner, §115.260.

[2] Editor’s Note: This ordinance provided an effective date of 1-1-2020.

Section 500.080 Plumbing Code — Adoption, Amendments.

[CC 1976 §§5-16, 5-17; Ord. No. 1800 §1, 7, 5-11-1981; Ord. No. 2328 §1, 4-13-1987; Ord. No. 2469 §§1 — 3, 9, 1-23-1989; Ord. No. 92-59 §1, 11-9-1992; Ord. No. 93-59 §1, 10-25-1993; Ord. No. 98-79 §1, 9-29-1998; Ord. No. 98-80 §1, 9-29-1998; Ord. No. 99-22 §1, 3-23-1999; Ord. No. 99-73 §§2 — 3, 9-14-1999; Ord. No. 2000-62 §1, 10-24-2000; Ord. No. 2005-05 §1, 2-15-2005; Ord. No. 2008-20 §1, 3-10-2008; Ord. No. 2008-31 §1, 8-19-2008; Ord. No. 2019-16, 9-9-2019[1]]

A. Plumbing Code. The City hereby enacts and adopts the 2015 Uniform Plumbing Code, as modified and adopted as the St. Louis County Plumbing Code pursuant to Ordinance No. 27,424, approved June 5, 2019, and effective September 3, 2019, copies of which are on file in the office of the City Clerk of the City of Overland and incorporated herein by reference. However, the modifications of the St. Louis County Plumbing Code listed in Section 500.080(B) are applicable to the Plumbing Code of the City of Overland.

B. Amendments To Plumbing Code. The following modifications shall be applicable to the Plumbing Code adopted in Subsection 500.080(A):

1. Definitions. Certain terms and words or phrases are defined as follows:

HEAD OF THE DEPARTMENT OF PUBLIC WORKS

Whether his/her title be the Director of Public Works or the Commissioner of Public Works, shall be the Plumbing Commissioner and the supervisor of plumbing inspections and the administrator of the Building, Mechanical, Electrical and Plumbing Codes of the City.

PERSON

Includes the plural "persons," individuals, partnerships, firms or corporations.

PLUMBING DEVICE

Includes the plural "plumbing devices," drains, sewers, septic tanks, absorption trenches, gas fittings, plumbing apparatus, fixtures and attachments.

2. Licenses. It shall be unlawful for any person to engage in the installation of plumbing or plumbing devices or drainlaying or sewage treatment work within the City without first having obtained a license from the Department of Community Development of the City authorizing such person to engage in such work.

3. Minimum Standards. All plumbing installations and plumbing devices and materials shall conform to the minimum standards and requirements of the St. Louis County Plumbing Code approved by the County Council as Ordinance No. 27,214, effective June 5, 2019.

4. Plumbing Commissioner To Disconnect Service. The Plumbing Commissioner shall have the power and authority to disconnect any plumbing or plumbing device which has been installed, set up, or connected in violation of the provisions of the Plumbing Code, and may prohibit the use thereof by notice posted in a conspicuous place on the premises.

5. Permit And Inspection Fees. Any plumbing or drainlaying permit that is issued under this Code shall expire within one (1) year from the date of issuance. The minimum total permit fee shall be sixty dollars ($60.00) with one (1) inspection where no plan review is required and one hundred forty dollars ($140.00) with two (2) inspections where plan review is required.

6. Inspection Fees.

a. An inspection fee of forty dollars ($40.00) shall be charged for each of the following inspections of initial installations or repairs:

(1) Building water connection.

(2) Building water pipe repairs.

(3) Sanitary building sewer connection repairs.

(4) Storm building sewer connection repairs.

(5) Ground rough repairs.

(6) Rough-in repairs.

(7) Final (finish) repairs.

b. There shall be a plumbing fixture inspection charge of five dollars ($5.00) for each fixture installed.

c. Additional inspections of any type shall be made upon request or when deemed necessary by the office of the Plumbing Commissioner. A fee of forty dollars ($40.00) shall be charged for these types of inspections.

7. Licensed Plumber And Drainlayer Qualifications. All applicants for master or employing plumber's license and all applicants for drainlayer's license, upon proof of having a State license by St. Louis County as such, shall be entitled to a license to engage in the business of plumbing or drainlaying as a master plumber or drainlayer in the City for a period of one (1) year.

8. License Fees. The fee for a master plumber, employing plumber's license or drainlayer's license shall be fifty dollars ($50.00) per annum. All license periods shall be issued for one (1) year.

9. Certificate Of Insurance. Any City-licensed master, employing plumber or drainlayer may engage in the business of plumbing and drainlaying upon furnishing the City with a current one million dollars ($1,000,000.00) certificate of insurance to be kept on file in the office of the City Clerk.

10. Power To Revoke License Or Certificate. The Plumbing Commissioner shall have power to revoke or suspend any license or certificate issued by him/her upon satisfactory proof that the holder of such license obtained the same by fraud or misrepresentation or has been convicted of the violation of the provisions of the Plumbing Code. If any such license or certificate shall be revoked, the same shall not be reinstated within one (1) year, and if any license or certificate shall be suspended, the same shall not be reinstated for three (3) months.

11. License — Registration. No person shall work at the trade or engage in the business of plumbing or drainlaying until he/she shall have first obtained from the Plumbing Commissioner a license as provided herein, nor shall any member of any firm or officer of any corporation or the agent of any firm or corporation, after procuring said license, engage in or work at the business of plumbing or drainlaying without first registering his/her name and address as well as the location of his/her, their or its place of business with the Plumbing Commissioner.

12. Section 1103.P-130 Home Owner Permits, as noted in the 2015 Uniform Plumbing Code, as modified and adopted as the St. Louis County, is hereby deleted without substitution.

C. Penalties. Any person violating or failing to comply with any of the provisions of this Chapter shall be deemed guilty of a misdemeanor and, upon conviction thereof, shall be punished as provided for in Section 100.150 of this Code.

[1] Editor’s Note: This ordinance provided an effective date of 1-1-2020.

Section 500.090 Property Maintenance Code — Adopted And Amendments. [1]

[Ord. No. 2019-17, 9-9-2019[2]; Ord. No. 2025-08, 1-27-2025]

A. Property Maintenance Code. A certain document, one (1) copy of which is on file in the office of the City Clerk of the City of Overland, being marked and designated as "The 2015 International Property Maintenance Code," as published by The International Code Council, is hereby adopted as the Property Maintenance Code of the City of Overland, in the State of Missouri; for the control of buildings and structures as herein provided; and each and all of the regulations, provisions, penalties, conditions and terms of said International Property Maintenance Code are hereby referred to, adopted, and made a part hereof, as if fully set out in this Section, with the additions, insertions, deletions and changes, if any, prescribed in Section 500.090(B) of this Code.

B. Amendments To The Property Maintenance Code. The Property Maintenance Code adopted in Subsection (A) is revised by the addition, deletion or modification of the following:

1. Section 101.1 is hereby amended by substituting "City of Overland" for the words "(name of jurisdiction)."

2. Section 103.1 is hereby repealed in its entirety, and a new Section 103.1 is hereby substituted in lieu thereof to read as follows:

103.1 Department Of Property Maintenance Inspection defined. The term "Department of Property Maintenance Inspection" whenever employed herein shall be construed to mean the Department of Community Development of the City of Overland, Missouri. The term "Code Official" shall be construed to mean the Director of Community Development of the City of Overland, Missouri, or the duly authorized representative of the Director of Community Development.

3. Section 106.4 is hereby repealed in its entirety, and a new Section 106.4 is hereby substituted in lieu thereof to read as follows:

Section 106.4 Violation penalties. Any person violating or failing to comply with any of the provisions of this Chapter shall be deemed guilty of a misdemeanor and, upon conviction thereof, shall be punished as provided for in Section 100.150 of this Code. Each day that a violation continues after due notice has been served shall be deemed a separate offense.

4. Section 107.3 is hereby amended by inserting the words "of the owner(s) or the person(s) responsible" after the words "last known address."

5. Section 108.1. General, is hereby repealed in its entirety, and a new Section 108.1 is hereby substituted in lieu thereof to read as follows:

Section 108.1. General. When a structure or part thereof is found by the code official to be unsafe, or when a structure or part thereof is found unfit for human occupancy or use, or is found unlawful, it shall be condemned pursuant to the provisions of the Code of Ordinances of the City of Overland and shall be placarded and vacated. It shall not be reoccupied without approval of the code official. Unsafe equipment shall be placarded and placed out of service.

6. Section 111, Means of Appeal, is hereby repealed in its entirety and a new Section 111, Means of Appeal, is hereby substituted in lieu thereof to read as follows:

Section 111.1 Application for appeal. Any person directly affected by a decision of the code official, or a notice or order issued under this code shall have the right to appeal to the Board of Appeals, provided that a written application for appeal is filed within thirty (30) days after the day the decision, notice, or order was served. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or the requirements of this code are adequately satisfied by other means.
111.2 Membership of Board of Appeals. The Board of Appeals shall consist of the Mayor and all members of the City Council.
	111.2.1 Chairman. The Mayor shall serve as chairman of the Board of Appeals. If the Mayor is unavailable, a chairman shall be selected by a majority of the Board of Appeals.
	111.2.2 Disqualification of member. A member shall not hear an appeal in which that member has a personal, professional, or financial interest.
	111.2.3 Secretary. The City Clerk or his/her designee officer shall serve as Secretary to the Board of Appeals. The Secretary shall file a detailed record of all proceedings in the office of the Office of the City Administrator.
	111.2.4 Compensation of members. Compensation of members shall be determined by law.
111.3 Notice of meeting. The Board of Appeals shall meet upon notice from the chairman, within 20 days of the filing of an appeal, or at the next regularly scheduled City Council Meeting if practicable.
111.4 Open hearing. Hearings before the Board of Appeals shall be open to the public. The appellant, the appellant's representative, the code official, and any person whose interests are affected shall be given an opportunity to be heard. A quorum of the City Council shall consist of a simple majority of the full membership including vacancies and the Mayor of the City.
	111.4.1 Procedure. The Board of Appeals shall adopt and make available to the public through the Secretary procedures under which a hearing will be conducted. The procedures shall not require compliance with strict rules of evidence but shall mandate that only relevant information be received.
111.5 Postponed hearing. When the full Board of Appeals is not present to hear an appeal, either the appellant or the appellant's representative shall have the right to request a postponement of the hearing.
111.6 Board of Appeals decision. The Board of Appeals shall reverse or affirm, wholly or partly, and may modify the decision of the code official only by a concurring vote of a majority of the total number of board members.
	111.6.1 Records and copies. The decision of the Board of Appeals shall be recorded. Copies shall be furnished to the appellant and to the Director of Community Development.
	111.6.2 Administration. The Director of Community Development shall take immediate action in accordance with the decision of the Board of Appeals.
111.7 Court review. Any person, whether or not a previous party of the appeal, shall have the right to apply to the appropriate court for a writ of certiorari to correct errors of law. Application for review shall be made in the manner and time required by law following the filing of the decision in the office of the City Administrator.
111.8 Stays of enforcement. Appeals of notice and orders (other than Imminent Danger notices) shall stay the enforcement of the notice and order until the appeal is heard by the Board of Appeals.

7. Section 202 General definitions, is hereby amended to include the following term(s) and applicable definition:

APPEALS BOARD

Shall be the City of Overland City Council.

8. (Reserved)

9. Section 302.4 to be amended to identify eight (8) inches in height.

10. Section 304.14 is hereby amended by substituting "April 1 to September 30" for the words "[DATE] to [DATE]."

11. Section 304.13.1 is hereby repealed in its entirety, and a new Section 304.13.1 is hereby substituted in lieu thereof to read as follows:

Section PM-304.13.1 Glazing. Every window and exterior door, exterior transom or exterior side light shall be provided with properly installed glass or other approved glazing material without holes, open cracks, or multiple cracks in the same pane or sheet. In the event of breakage, the owner or other person responsible shall cause the immediate removal of broken glass from the premises and shall temporarily board up the affected openings with suitable material to provide protection from the elements and to prevent entry of insects, birds, or animals and to provide security to occupants and contents of the building.

The boarding up of exterior wall openings of occupied structures shall be limited to temporary use unless the assemblage of material used fully meets the fire-resistant requirements of the building code and has been installed in accordance with the conditions of a duly issued building permit. If any part of a boarded-up building is occupied, or unoccupied, it shall be the duty of the code official to notify the owner or other person responsible, giving a period of not more than thirty (30) days in which to replace with permanent construction meeting the requirements of the building code. The code official shall have the authority to grant an extension(s), in thirty-day increments, to the owner or person responsible with a showing of good cause as determined by the code official. It shall be unlawful for any person to fail to comply with the order of the code official contained in such notice.

12. Section 504.1 is hereby repealed in its entirety, and a new Section 504.1 is hereby substituted in lieu thereof to read as follows:

Section 504.1. General. All plumbing fixtures shall be properly connected to a public sewer system and public water system. All plumbing fixtures shall be properly installed and maintained in working order and shall be kept free from obstructions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed. All plumbing fixtures shall be maintained in a safe, sanitary and functional condition.

13. Section 602.3 is hereby amended by substituting "September 1 to May 31" for the words "[DATE] to [DATE]."

14. Section 602.4 is hereby amended by substituting "September 1 to May 31" for the words "[DATE] to [DATE]."

15. Section 603 Mechanical Equipment is hereby amended to read as follows:

Section 603.1 Mechanical appliances. Mechanical appliances, fireplaces, solid-fuel-burning appliances, cooking appliances and water-heating appliances shall be properly installed and maintained in a safe working condition, and shall be capable of performing the intended function.

Section 603.1.1 Safety controls. Safety controls, including devices to prevent cooking appliances from tipping or leading forward, shall be installed and maintained in effective operation.

16. Section 605 Electrical equipment is hereby amended to read as follows:

Section 605.2.1 Ground-fault circuit interrupters. All receptacles within six (6) feet of a water source shall have ground-fault circuit-interrupter protection.

17. Section 702.4 is hereby repealed in its entirety, and a new Section 702.4 is hereby substituted in lieu thereof to read as follows:

Section 702.4 Emergency Escape Openings. Required emergency escape openings shall be maintained in accordance with the code in effect at the time of construction, and the following. Required emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools. Bars, grilles, grates or similar devices are permitted to be placed over emergency escape and rescue openings, provided the minimum net clear opening size complies with the code that was in effect at the time of construction, and such devices shall be releasable or removable from the inside without the use of a key, tool or force greater than that which is required for normal operation of the escape and rescue opening. Where such bars, grilles, grates or similar devices are installed in existing buildings, smoke detectors shall be installed in accordance with Section 704, Fire protection systems, of the 2015 International Property Maintenance Code.

18. Section 703 is hereby amended by adding thereto a new Section 703.3 to read as follows:

703.3 Attached garages. Private garages located beneath a dwelling shall have walls, partitions, floors and ceilings constructed of not less than one-hour fire-resistance rating separating the garage space from the dwelling. Private garages attached to a dwelling shall be completely separated from the dwelling, including the attic area, by means of five-eighths-inch gypsum board or equivalent applied to the garage and taped at the joints. Door opening protectives on all doors leading from any attached garage to a dwelling shall be a minimum of one-and-three-eighths-inch solid core doors or equivalent.

19. Chapter 7, Fire safety requirements, is hereby amended to add a new section to read as follows:

Section 705 Carbon monoxide alarms.
	Section 705.1 Where required. Carbon monoxide alarms shall be provided in dwelling units where either or both of the following conditions exist:
	a.	The dwelling unit contains a fuel-fired appliance.
	b.	The dwelling unit has an attached garage with an opening that communicates with the dwelling unit.
	Section 705.2 Location. Carbon monoxide alarms in dwelling units shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms. Where a fuel-burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom.
	Section 705.3 Combination alarms. Combination carbon monoxide and smoke alarms shall be permitted to be used in lieu of carbon monoxide alarms.
	Section 705.4 Power source. Carbon monoxide alarms shall receive power from an AC power source and shall contain a battery backup.
	Exceptions:
	i.	Carbon monoxide alarms are permitted to be solely battery operated in existing buildings where no construction is taking place.
	ii.	Carbon monoxide alarms are permitted to be solely battery operated in buildings that are not served from a commercial power source.
	iii.	Carbon monoxide alarms are permitted to be solely battery operated in existing areas of buildings undergoing alterations or repairs that do not result in the removal of interior walls or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available that could provide access for building wiring without the removal of interior finishes.

[1] Cross References — Dangerous buildings, ch. 510; renting dangerous or unsafe buildings, §225.060.

[2] Editor's Note: This ordinance repealed former Section 500.090, Adoption of Property Maintenance Code, adopted by Ord. No. 99-23 § 1, 3-23-1999, as amended. This ordinance also provided an effective date of 1-1-2020.

Section 500.100 Residential Code For One- And Two-Family Dwellings Adopted, Amendments. [1]

[Ord. No. 2019-19, 9-9-2019[2]]

A. Residential Code For One- And Two-Family Dwellings. A certain document, one (1) copy of which is on file in the office of the City Clerk of the City of Overland, being marked and designated as "The 2015 International Residential Code for One-and Two-Family Dwellings," as published by the International Code Council, Inc., is hereby adopted as the Residential Code of the City of Overland, Missouri, for the control of buildings and structures as herein provided; and each and all of the regulations, provisions, conditions and terms of said ICC Code are hereby referred to, adopted and made a part hereto as if fully set out in this Section with the additions, insertions, deletions and changes, if any, prescribed in Subsection 500.100 (B) hereof.

B. Amendments To Residential Code For One- And Two-Family Dwellings. The Residential Code For One- And Two-Family Dwellings adopted in Subsection (A) is revised by the addition, deletion or modification of the following:

1. Section R101.1 is hereby amended by substituting "City of Overland" for the words "(name of jurisdiction)."

2. Insert new Section R102.7 to read as follows:

R102.7 Matters not provided for. Any requirements that are essential for the structural, fire or sanitary safety of an existing or proposed building or structure or for the safety of the occupants thereof, which are not specifically provided for by this code, shall be determined by the Code Official. The Code Official may invoke the requirements of the standards referenced and listed in Chapter 44 of this code in matters not provided for to secure the structural, fire or sanitary safety of a building or structure or the safety of the occupants.

3. Section R103.1 is hereby repealed, and a new Section R103.1 is hereby adopted in lieu thereof to read as follows:

Section R103.1 Enforcement agency. The term "Department of Building Safety" whenever employed herein shall be construed to mean the Department of Community Development of the City of Overland, Missouri. The term "Building Official" shall be construed to mean the Director of Community Development of the City of Overland, Missouri, or the duly authorized representative of the Director of Community Development.

4. Section R105.2 is hereby deleted without substitution; Sections R105.2.1 through R105.2.7 to remain.

5. Add new Section R105.3.3 to read as follows:

R105.3.3 Rejected application. Rejected applications will be held on file for thirty (30) days after the date of rejection. If the required information or corrections are not received within this period of time, the application shall be deemed to have been abandoned.

6. Sections R105.8.1 and R105.8.2 to be inserted and to read as follows:

R105.8.1 Fencing. All construction of structures open to unauthorized entry during construction shall be fenced at the perimeter of the lot. The fence shall be as required by the Code Official, and the construction area shall be placarded with warning signs and/or construction signage as so directed by the Code Official.

R105.8.2 Protection. All adjoining public and private property shall be protected from damage caused by construction. For any property on which site grading, excavation or demolition will occur during or incident to any construction, alteration or demolition activity, the owner, contractor or permit holder before initiating any work under a permit issued therefor shall cause to be clearly demarcated with survey stakes or similar devices placed by a land surveyor licensed to practice by the State of Missouri each boundary corner of such property and shall maintain the survey stakes or similar devices for the duration of work authorized under the permit.

7. Add new Section R106.2.1 to read as follows:

R106.2.1 Drainage and discharge of stormwater. The site plan shall provide sufficient detail to permit the Code Official to determine compliance with site grading and stormwater drainage provisions of this code and of all applicable ordinances for the control of drainage and discharge of stormwater.

8. Section R108.5 is hereby repealed, and a new Section R108.5 is hereby adopted in lieu thereof to read as follows:

R108.5 Refunds. No portion of any fee shall be returned to a permit holder in the case of a revocation of a building permit or a suspension, discontinuance or abandonment of work.

9. Section R109.4 in IRC is renumbered as R109.5. Section R109.4 now reads as follows (insertion):

R109.4 Extra inspections. In addition to the inspections normally provided, the Code Official may require that additional inspections or reinspections be conducted due to non-compliance with code requirements or due to work which is not ready for inspection or not accessible for inspection at the time of a scheduled inspection. Fees for such additional inspections shall be assessed when such inspections are conducted.

10. Section R113.4 is hereby repealed in its entirety, and a new section R113.4 is hereby adopted in lieu thereof to read as follows:

R113.4 Violation penalties. Any person who shall violate a provision of this code, or who shall fail to comply with any of the requirements thereof, or who shall erect, move, construct, alter, remove, demolish or repair a structure in a manner that is not in compliance with an approved plan or directive of the Code Official, or of a permit or certificate issued under the provisions of this code, or who shall start any work requiring a permit without first obtaining the permit thereof, or who shall continue any work in or about a structure after having been served a stop-work order, except such work as that person has been directed to perform to remove a violation or unsafe condition; or any owner or tenant of a building or premises, or any other person, who takes part or assists in any violation of this code or who has charge of any building, premises or part thereof in which such violation shall exist shall constitute an offense punishable as provided for in Section 100.150 of this Code.

11. Add new Section R114.3 to read as follows:

R114.3 Refusal to comply. The Code Official shall revoke a permit in the case of refusals to comply with stop-work orders.

12. A new Section R313.3 shall be inserted to read as follows:

R313.3 Installation of fire sprinklers to be offered to purchaser by builder of certain dwellings — purchaser may decline — expiration date.

In accordance with Section 67.281, RSMo., a builder of single-family dwellings or residences or multiunit dwellings of four (4) or fewer units shall offer to any purchaser on or before the time of entering into the purchase contract the option, at the purchaser's cost, to install or equip fire sprinklers in the dwelling, residence or unit. Notwithstanding any other provision of law to the contrary, no purchaser of such a single-family dwelling, residence, or multiunit dwelling shall be denied the right to choose or decline to install a fire sprinkler system in such dwelling or residence being purchased.

13. A new Section R403.1.4.3 shall be inserted to read as follows:

R403.1.4.3 Frost line. The frost line is established at thirty (30) inches below finished grade.

14. A new Section R704 shall be inserted to read as follows:

Section R704 Closing existing exterior openings.

R704.1 Permanent closure. Doors, windows and other exterior wall openings shall not be closed up with permanent construction unless the new construction meets all requirements of this code for exterior wall construction.

R704.2 Temporary closure, restricted. Doors, windows and other exterior wall openings shall not be closed up or boarded up with temporary construction unless the Code Official makes a finding that such temporary closure is necessary to protect the public health, safety or welfare.

R704.3 Temporary closure, standards. Temporary closures permitted under this Section 508 shall consist of not less than one-half-inch-thick, weather-resistant plywood coated with approved paint or protective coating to prevent deterioration, cut to fit within openings, securely nailed or screwed in place and securely braced.

[1] Editor's Note: Former Section 500.100, Property Maintenance Code — Additions, Insertions and Changes, adopted by Ord. No. 99-23 § 3, 3-23-1999, as amended, was repealed by Ord. No. 2019-17, 9-9-2019. See now Section 500.090(B).

[2] Editor's Note: This ordinance provided an effective date of 1-1-2020.

Section 500.110 (Reserved) [1]

[1] Editor’s Note: Former Section 500.110, County Weights and Measures Code Adopted, adopted or amended by Ord. No. 1208 §§ 2 — 3, 9-13-1971, as further amended, was repealed by Ord. No. 2019-20, 9-9-2019.