That certain document, copies of which are on file in the City
Clerk's office and the office of the Public Services Director, City
of Crestwood, being marked and designated as the International Property
Maintenance Code, 2015 edition ("IPMC-2015"), as published by the
International Code Council, be and is hereby adopted as the property
maintenance code of the City of Crestwood for the control of buildings
and structures as provided therein, with the additions, insertions,
deletions and amendments prescribed in this article.
[1]
Editor's Note: This ordinance superseded former Art. II, Property
Maintenance Code, adopted 5-24-2005 by Ord. No. 3904, as amended.
[Ord. No. 4895, 8-28-2018; amended 7-28-2020 by Ord. No. 5067]
The International Property Maintenance Code, Year 2015 Edition
("IMPC-2015"), is amended by the following provisions. Each section,
subsection or clause of the code that numerically corresponds to one
of the following numbered provisions is hereby deleted where so noted,
or amended to read as set forth below. Each provision set out below
without a corresponding section, subsection or clause number in the
code is hereby enacted and added thereto.
(a)
Amendments to Chapter 1 - ICC International Property Maintenance Code - Chapter 1 - Administration and Enforcement.
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101.1 Title. These regulations shall be known
as the Property Maintenance Code of the City of Crestwood, hereinafter
referred to as "this code."
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102.3 Application of Other Codes. The Building, Mechanical, Plumbing and Electrical Codes referenced in this code and listed in Chapter 7, § 7-1 of the Crestwood Code shall be considered part of the requirements of this code to the prescribed extent of each such reference. Where differences occur between provisions of this code and the Building, Mechanical, Plumbing and Electrical Codes, the provisions of this code shall apply. Nothing in this code shall be construed to cancel, modify or set aside any provision of the Zoning Ordinance of the City of Crestwood.
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103.1 General. The authority of property maintenance
inspection is hereby created, and the executive official in charge
thereof shall be known as the "Code Official."
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103.2 Appointment. Delete.
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103.5 Fees. A Public Works Fee Schedule for
activities and services performed hereunder by the City of Crestwood
has been previously adopted and is subject to periodic changes by
action of the Board of Aldermen. If the activity or service is provided
by St. Louis County under a contract with the City, the fee for such
activities and services shall be as indicated in Sections 1110.050
and 1110.1065 of the Revised Ordinances of St. Louis County ("SLCRO"),
as amended. Research fees shall be calculated per Section 1114.060,
SLCRO, as amended. The City may add the unrecovered cost of any fees
assessed pursuant to this article, including fees assessed by St.
Louis County to the City for costs incurred under Section 1110.050,
SLCRO, to the annual real estate tax bill for the property where such
unrecovered costs were incurred in enforcing the City's Property Maintenance
Code, in the manner provided by Section 67.451, RSMo.
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106.4 Violation Penalties. Any person who shall
violate a provision of this code, or fail to comply therewith, or
with any of the requirements thereof, shall be prosecuted within the
limits provided by state or local laws. Each day that a violation
continues after due notice has been served shall be deemed a separate
offense.
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107.2 Form. Such notice prescribed in Section
107.1 shall be in accordance with all of the following:
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1.
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Be in writing.
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2.
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Include a description of the real estate sufficient for identification.
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3.
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Include a statement of the violation or violations and why the
notice is being issued.
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4.
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Include a correction order allowing a reasonable time to make
the repairs and improvements required to bring the dwelling unit or
structure into compliance with the provisions of this code; except,
however, that the time allowed in any correction order pertaining
to the removal of graffiti in compliance with Section 302.9 shall
not exceed 30 days, and said correction order shall further advise
that the matter will be referred to the City's prosecuting attorney
for prosecution without further notice at the expiration of the prescribed
period if the graffiti violation has not been remedied.
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5.
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Inform the property owner of the right to appeal.
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107.3 Method of Service. Such notice shall
be deemed to be properly served if a copy thereof is:
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1.
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Delivered personally; or
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2.
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A copy thereof shall be posted in a conspicuous place in or
about the structure affected by such notice and in or about the premises
affected by such notice; or
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3.
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Sent by certified or first-class mail addressed to the last
known address; or
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4.
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If the notice is returned showing that the letter was not delivered
and a copy was not already posted on the property, a copy thereof
shall be posted in a conspicuous place in or about the structure or
on the premises affected by such notice and in or about the premises
affected by such notice, or served in such other manner as is reasonably
calculated to achieve actual service upon the owner of the structure.
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SECTION 110 DEMOLITION
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110.1 General. The demolition of all structures
shall be in accordance with the provisions of the Building Code as
adopted by the City of Crestwood.
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110.2 Notices and orders. Delete.
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110.3 Failure to comply. Delete.
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110.4 Salvage materials. Delete.
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SECTION 111 MEANS OF APPEAL
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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, upon payment of the applicable filing fee,
have the right to appeal to the Board of Appeals, provided that a
written application for appeal is filed within 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.
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111.1.1 Filing Fee. An application for appeal
may not be filed without full payment of the filing fee in the amount
established by the Board of Aldermen.
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111.2 Membership of Board. The Board of Appeals
shall consist of the City of Crestwood Public Works Board.
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111.2.1 Alternate members. Delete.
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111.2.2 Chairman. Delete.
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111.2.3 Disqualification of members. Delete.
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111.2.4 Secretary. Delete.
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111.2.5 Compensation of members. Delete.
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111.3 Notice of Meeting. The Board of Appeals
shall review the application at the next regularly scheduled meeting,
unless the application is received within less than 10 days prior
to the next regularly scheduled meeting, in which case the application
shall be heard at the following regularly scheduled meeting.
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111.4.1 Procedure. Delete.
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111.5 Postponed hearing. Delete.
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111.6 Board Decision. Delete.
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111.6.1 Records and copies. Delete.
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111.6.2 Administration. Delete.
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SECTION 112 STOP-WORK ORDER
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112.4 Failure to Comply. Any person who shall
continue any work after having been served with a stop-work order,
except such work as that person is directed to perform to remove a
violation or unsafe condition, shall be subject to a fine of up to
$1,000, or by imprisonment not exceeding 90 days, or both such fine
and imprisonment. Each day that a violation continues after due notice
has been served shall be deemed a separate offense.
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(b)
Amendments to Chapter 2 - ICC International Property Maintenance Code, Year 2015 Edition - Chapter 2 - Definitions.
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SECTION 201 GENERAL
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SECTION 202 GENERAL DEFINITIONS
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Code Official. The Director of Public Services
for the City of Crestwood, or any person(s) or agent(s) employed or
designated by the Director of Public Services to enforce this code.
The Director of Public Services may designate the St. Louis County
Director of Transportation Public Works, or any person(s) or agent(s)
employed or designated by the St. Louis County Director of Transportation
Public Works, to enforce this code or certain provisions thereof,
under an agreement with St. Louis County.
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Vehicle. A device normally required to be licensed
and intended to transport persons or property and which is drawn,
driven or otherwise transported on land, air or water.
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(c)
Amendments to Chapter 3 - ICC International Property Maintenance Code, Year 2015 Edition - Chapter 3 - General Requirements.
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SECTION 302 EXTERIOR PROPERTY AREAS
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302.4 Weeds. All premises and exterior property
shall be maintained free from weeds or plant growth in excess of eight
inches (203 mm). All noxious weeds shall be prohibited. Weeds shall
be defined as all grasses, annual plants and vegetation, other than
trees or shrubs; provided, however, this term shall not include cultivated
flowers and gardens.
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Upon failure of the owner or agent having charge of a property
to cut and destroy weeds after service of a notice of violation, they
shall be subject to prosecution in accordance with Section 106.4 and
as prescribed by the authority having jurisdiction. Upon failure to
comply with the notice of violation, any duly authorized employee
of the jurisdiction or contractor hired by the jurisdiction shall
be authorized to enter upon the property in violation and cut and
destroy the weeds growing thereon, and the costs of such removal shall
be paid by the owner or agent responsible for the property.
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SECTION 304 EXTERIOR STRUCTURE
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304.10.1 Stair Dimension Tolerances. Treads
and risers shall be significantly the same in depth or height so as
to not create a trip hazard.
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304.12 Handrails and Guards. Every flight of
stairs which is more than four risers high shall have a handrail on
at least one side of the stair, and every open portion of a stair,
landing or balcony which is more than 30 inches (762 mm) above the
floor or grade below shall have guards. Every handrail and guard shall
be firmly fastened and capable of supporting normal imposed loads
and shall be maintained in good condition.
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304.14 Insect Screens. During the period from
April 15 to November 15, every door, window and other outside opening
required for ventilation of habitable rooms, food preparation areas,
food service areas, or any areas where products to be included or
utilized in food for human consumption are processed, manufactured,
packaged or stored, shall be supplied with approved tightly fitting
screens of not less than 16 mesh per inch (16 mesh per 25 mm), and
every swinging door shall have a self-closing device in good working
condition.
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Exception: Screen doors shall not be required
where other approved means, such as air curtains or insect-repellent
fans, are employed.
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SECTION 305 INTERIOR STRUCTURE
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305.4.1 Stair Dimension Tolerances. Treads
and risers shall be significantly the same in depth or height so as
to not create a trip hazard.
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305.5 Handrails and Guards. Every flight of
stairs which is more than four risers high shall have a handrail on
at least one side of the stair, and every open portion of a stair,
landing or balcony which is more than 30 inches (762 mm) above the
floor or grade below shall have guards. Every handrail and guard shall
be firmly fastened and capable of supporting normal imposed loads
and shall be maintained in good condition.
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(d)
Amendments to Chapter 4 - ICC International Property Maintenance Code, Year 2015 Edition - Chapter 4 - Light Ventilation and Space Requirements.
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404.4.1 Area for Sleeping Purposes. Every living
room shall contain not less than 120 square feet and, for the purposes
of determining occupancy load, every bedroom occupied by one person
shall contain at least 70 square feet of floor area, and every bedroom
occupied by more than one person shall contain at least 50 square
feet of floor area for each occupant thereof.
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404.5 Overcrowding. Dwelling units shall not
be occupied by more occupants than permitted by the minimum area requirements
of Table 404.5.
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Table 404.5
Minimum Area Requirements
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Minimum Area in Square Feet
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Space
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1-2 Occupants
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3-5 Occupants
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6 or more Occupants
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Living room
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120
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120
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150
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Dining room
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No requirements
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80
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100
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Kitchen
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50
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50
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60
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Bedrooms
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Shall comply with Section 404.4
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(e)
Amendments to Chapter 5 - ICC International Property Maintenance Code, Year 2015 Edition - Chapter 5 - Plumbing Facilities and Fixture Requirements.
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504.1 General. 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.
No accordion-type plastic, or other flexible material, is allowable
on any drains or traps.
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505.3 Supply. The water supply system shall
be installed and maintained to provide a supply of water to plumbing
fixtures, devices and appurtenances in sufficient volume and at pressures
adequate to enable the fixtures to function properly, safely, and
free from defects and leaks. Supply lines to the hot and cold water
valves at the sink must be metal, or metal-braid composition, not
plastic.
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507.1 General. Drainage of roofs, paved areas,
yards and courts, and other open areas on the premises shall not be
modified or altered to discharge in a manner that creates a public
nuisance.
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(f)
Amendments to Chapter 6 - ICC International Property Maintenance Code, Year 2015 Edition - Chapter 6 - Mechanical and Electrical Requirements.
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602.3 Heat Supply. Every owner and operator
of any building who rents, leases or lets one or more dwelling units,
rooming units, dormitory or guest rooms on terms, either expressed
or implied, to furnish heat to the occupants thereof shall supply
heat during the period from October 1 to May 15 to maintain a temperature
of not less than 68° F. (20° C.) in all habitable rooms, bathrooms,
and toilet rooms.
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Exception: When the outdoor temperature is below the winter outdoor design temperature for the locality, maintenance of the minimum room temperature shall not be required, provided the heating system is operating at its full design capacity. The winter outdoor design temperature for the locality shall be as indicated in the Residential Code and Mechanical Code as adopted by the City of Crestwood, Chapter 7, § 7-1.
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602.4 Occupiable Work Spaces. Indoor occupiable
work spaces shall be supplied with heat during the period from October
1 to May 15 of each year to maintain a temperature of not less than
65° F. (18° C.) during the period the spaces are occupied.
Exceptions: 1. Processing, storage and operation areas that require
cooling or special temperature conditions; 2. Areas in which persons
are primarily engaged in vigorous physical activities.
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605.2 Receptacles. Every habitable space in
a dwelling shall contain at least two separate and remote receptacle
outlets. Every laundry area shall contain at least one grounded-type
receptacle or a receptacle with a ground-fault circuit interrupter
("GFCI"). All receptacles in a bathroom shall be GFCI protected. Every
bathroom shall have at least one receptacle. All receptacles intended
to serve the kitchen countertop shall be GFCI protected. All receptacles
installed outdoors shall be GFCI protected.
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(g)
Amendments to Chapter 7 - ICC International Property Maintenance Code, Year 2015 Edition - Chapter 7 - Fire Safety Requirements.
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702.4 Emergency Escape Openings. Required emergency escape and rescue openings shall be openable 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 Building Code, Chapter 7, § 7-1 of the Crestwood Code, 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 of this code.
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703.2 Opening Protectives. Required opening
protectives shall be maintained in an operative condition. All fire
and smoke stop doors shall be maintained in operable condition. Fire
doors and smoke barrier doors shall not be blocked or obstructed or
otherwise made inoperable. Door closers at individual units at apartment
complexes will be required where it is determined that they were a
part of the original, approved equipment. They will be required to
be installed where they had been required previously.
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[Ord. No. 4895, 8-28-2018; amended 7-28-2020 by Ord. No. 5067]
Sections 111.1 - 111.8 of the IPMC-2015, as amended herein,
govern appeals under this code.
[Ord. No. 4895, 8-28-2018]
(a)
(New) Gates. Gates which are required to be self-closing and self-latching in accordance with the Building Code listed in Chapter 7, § 7-1, of this Code shall be maintained such that the gate will positively close and latch when released from a still position of six inches (152 mm) from the gatepost.
(b)
Fences. All fences shall comply with the following requirements:
(1)
Fencing shall only be comprised of standard fencing material, including
chain-link, vinyl, wood, wrought iron, composite wood, masonry, or
other materials as approved by the Director of Public Services.
(2)
Wooden fences, including any posts, shall consist of materials produced
in a lumberyard or mill, and the components shall be of nominal size.
(3)
All fence posts shall be of the same material and shall have a uniform
appearance from the ground to the top of post. However, posts of fences
abutting differing property lines on the same parcel may be of not
more than two differing materials.
(4)
All fencing materials shall be of the same composition and be complementary
to the posts on the same property line. However, fencing materials
on fences abutting differing property lines on the same parcel may
be of not more than two differing materials.
(5)
Painted fences shall be of not more than two colors which are compatible
with the color of the home located on the parcel. Colors of fences
abutting differing property lines on the same parcel may be of not
more than two differing colors, so long as all colors are compatible
with the color of the home located on the parcel.
(6)
All fences shall be kept in good repair and shall not be allowed
to deteriorate to an unsound or unsightly condition. Repairs shall
be made with materials that match materials and color of the balance
of the fence line where the repairs are required.
(7)
The construction of two fences on a property line by the same owner
is prohibited.
(8)
All new fence installations shall be erected with the smooth side
facing outward. All posts shall be located on the inside of the fence.
(9)
Electric (invisible pet containment) fences installed after February
1, 2012, shall be permitted only if such fences are installed a minimum
of two feet from the front or side property lines. Such fences shall
not extend into the public right-of-way.
(10)
Permit.
a.
No fence shall be erected within the City unless a permit has
been issued by the Director of Public Services or his or her designee.
Such application shall be filed along with a site plan containing
the following information:
1.
The address of the property;
2.
The name of all streets bounding the property;
3.
The size and location of all buildings on the property;
4.
The location of the proposed fencing;
5.
The location of the driveways and parking areas;
6.
A description of the adjacent properties;
7.
A North arrow; and
8.
A drawing scale.
b.
The application and/or site plan shall clearly show the type
of fence proposed to be erected and the material which is to be used.
The application for a fence permit shall be accompanied by a filing
fee in an amount established by the Board of Aldermen. Denial of a
permit for the erection of a fence shall be subject to review by the
Public Works Board as set forth in Section 7-33(a)111.1. No permit
shall be required to repair an existing fence.
[Ord. No. 4895, 8-28-2018]
(a)
Residential properties. All site maintenance (exterior) shall be
done not earlier than 7:00 a.m. and not later than 9:00 p.m., Monday-Friday,
and not earlier than 8:00 a.m. and not later than 9:00 p.m., Saturday
and Sunday.
(b)
Nonresidential properties. All site maintenance (exterior), including
parking areas, shall be done not earlier than 7:00 a.m. and not later
than 7:00 p.m., Monday through Saturday.
[Ord. No. 4895, 8-28-2018; amended 7-28-2020 by Ord. No. 5067]
Sections 106.1 - 106.5 of the IPMC-2015, as amended herein, and Sections 107.1 - 107.6, as amended herein, govern violations, prosecutions therefor and penalties under this code. Any person, firm or corporation who shall violate any provision of this article, or who shall fail to comply with any of the requirements thereof, or who shall erect, construct, alter or repair a structure in violation of an approved plan or directive of the Code Official, or of a permit or certificate issued under the provisions of this article, or shall start any work requiring a permit without first obtaining a permit therefor, or any other person who commits, takes part, or assists in any violation of this Property Maintenance Code or who maintains any building or premises in which a violation exists may, upon conviction, be punished in accordance with § 1-6 of this Code by a fine of not more than $1,000 or imprisonment not to exceed 90 days, or both such fine and imprisonment. Each day that a violation continues shall be deemed a separate offense.
[Ord. No. 4967, 5-28-2019; Ord. No. 5330, 1-24-2023]
(a)
The open storage of inoperable vehicles, or vehicles which are derelict,
junk, scrapped, disassembled or otherwise harmful to the public health,
is hereby deemed by the City to constitute a public safety hazard
and a public nuisance, and is prohibited. Nothing in this subsection
shall apply to a vehicle which is completely enclosed within a locked
building or locked fenced area and not visible to adjacent public
or private property, nor to any vehicle upon the property of a business
licensed as salvage, swap, junk dealer, towing or storage facility
so long as the business is operated in compliance with its business
license and the property is in compliance with applicable zoning ordinances.
(b)
If a vehicle in violation of Subsection (a) of this section is present on property within the City, the City may give written notice to the property owner(s) and/or occupant(s) to abate or remove the violation. Unless a vehicle presents an immediate, specifically identified risk to the public health or safety, the notice shall provide a reasonable time, not less than 10 days, in which to abate or remove the vehicle identified in the notice. Written notice may be given by personal service or by first-class United States Mail to both the occupant(s) of the property at the property address and the owner(s) at the last known address of the owner(s), if not the same. Upon a failure of the owner(s)/occupant(s) to remove or abate the vehicle within the time provided in the notice, the City may cause the vehicle to be removed; provided, however, that a code enforcement officer or police officer shall obtain an administrative search warrant from the City's municipal judge prior to removing a vehicle in violation of this section if the owner of the real property where such vehicle is located cannot be located or refuses to consent to removal of the vehicle.
(c)
If abatement of a vehicle in violation of this section is authorized pursuant to Subsection (b) of this section, the City's code enforcement officers may authorize such vehicle to be towed in the manner provided by Sections 304.155 through 304.159, RSMo. If the Police Department authorizes a tow of a vehicle, an officer shall complete a crime inquiry and inspection report pursuant to Section 304.155.3, RSMo. Any agency of the City authorizing a tow of a vehicle, other than the Police Department, shall report the tow to the Police Department within two hours of the tow, along with a crime inquiry and inspection report pursuant to Section 304.155, RSMo.
(d)
As used in this section an "inoperable" vehicle shall include a vehicle
that lacks valid license plates or that lacks current registration
tags required by Missouri law.
[Ord. No. 5348, 3-14-2023]
(a)
All residential
properties within the City shall display a mailbox which meets the
United States Postal Service's size and construction standards, unless
such property has a mail slot, window, or door for sending and receiving
U.S. Mail, or such property has been designated by the property owner
or the U.S. Postal Service not to receive mail.
(b)
Any mailbox
located within the City shall be maintained in a state of good repair.
