[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020]
A certain document, a copy of which is on file in the office
of the City Clerk; such copy being marked and designated as the "International
Property Maintenance Code, 2015 Edition," as published by the International
Code Council, Inc., is hereby adopted as the Property Maintenance
Code of the City of Creve Coeur, Missouri, for the control of property,
building and structures as herein provided; and each and all of the
regulations, provisions, penalties, conditions, and terms of the International
Property Maintenance Code, 2015 Edition, are hereby referred to, adopted
and made a part thereof, as if fully set out in this Article, with
the additions, insertions, deletions, and changes, prescribed in this
Article.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020]
Throughout the International Property Maintenance Code, 2015
Edition, wherever the terms "name of jurisdiction" or "local jurisdiction"
appear, it shall be deemed to mean "City of Creve Coeur, Missouri."
Likewise, wherever the terms "department of building inspection" or
"department of property maintenance inspection" appear, it shall be
deemed to mean "Creve Coeur Building Division." Wherever the term
"code" appears, it shall mean the International Property Maintenance
Code, 2015 Edition, as amended in this Article.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5209 § 1, 8-22-2011; Ord.
No. 5693, 4-13-2020]
A.
Chapter 1 of the International Property Maintenance Code, 2015 Edition,
is amended as set forth herein. 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.
1.
101.1 Title. These regulations shall be known as
the Property Maintenance Code for the City of Creve Coeur, Missouri,
hereinafter referred to as "this code."
2.
101.2 Scope. The provisions of this code shall
apply to all existing residential and non-residential structures and
premises in addition to the provisions of the codes that were in effect
when the existing residential and non-residential structures and premises
were built. Where differences occur between the provisions of this
code and the provisions of the building, mechanical, electrical and
plumbing codes that were in effect when the existing residential and
non-residential structures and premises were built, the provisions
of the codes that were in effect shall apply. The provisions of this
code shall constitute minimum requirements and standards for premises,
structures, equipment and facilities for light, ventilation, space,
heating, sanitation, protection from the elements, life safety, safety
from fire and other hazards, and for safe and sanitary maintenance;
the responsibility of owners, operators and occupants; the occupancy
of existing structures and premises, and for administration, enforcement
and penalties.
Exception: Existing detached single-family dwellings
or owner-occupied dwelling units are subject only to the provisions
of Section 404 Occupancy Limitations. No other provisions of this
code shall apply to existing detached single-family dwellings or owner-occupied
dwelling units.
3.
102.3 Application of other codes. The Building,
Mechanical, Electrical, Plumbing, Fuel Gas and Zoning Codes referenced
in this code and listed in Chapter 8 of this 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 referenced 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 Code, Building Codes, Mechanical
Code, Electrical Code, Plumbing Code and Fuel Gas Code as adopted
by the City of Creve Coeur.
4.
103.5 Fees. The fees for making inspections, working
overtime, issuing certificates of occupancy, penalties and other administrative
enforcement activities performed by the building division shall be
paid in accordance with the fees established in Appendix B, Community
Development and Public Works Fee Schedule, of the City Code of Ordinances.
5.
103.5.1 Building Code Board of Appeals filing fee. A filing fee of one hundred fifty dollars ($150.00) shall be paid upon the submittal of the written appeal in order for a quorum of the Building Code Board of Appeals to be notified to convene for the purpose of hearing an appeal of a decision of the Building Official as set forth in Section 111. The filing fee shall be refunded to the applicant if the Board reverses the decision of the Building Official.
6.
106.4 Violation penalties. Any person who shall
violate a provision of this code, or fail to comply therewith, or
with any requirements thereof, shall be guilty of an ordinance violation,
punishable by a fine of not more than one thousand dollars ($1,000.00).
Each day that a violation continues after due notice has been served
shall be deemed a separate offense.
[Ord. No. 5836, 4-24-2023]
7.
109.2 Temporary safeguards. When, in the opinion
of the Code Official, there is eminent danger due to an unsafe condition,
the Code Official may cause the necessary work to be done in an effort
to render such structure temporarily safe, whether or not legal procedure
described herein has been instituted. Neither the City or the Code
Official or any other City employee shall be deemed to have guaranteed
such security or safety or have any liability related to actions or
omissions hereunder.
8.
109.5 Costs of emergency repairs. Costs incurred
in the performance of emergency work shall be paid by the City on
approval from the Code Official. The City Attorney shall institute
appropriate action against the owner of the premises where the unsafe
structure is or was located for purpose of recovering such costs and
may cause a special tax lien to be placed against the property for
such purposes.
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SECTION 111
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MEANS OF APPEAL
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9.
111.1 General. In order to hear and decide appeals
of orders, decisions or determinations made by the Code Official relative
to the application and interpretation of this code, there is and shall
remain a Building Code Board of Appeals. The board shall adopt rules
of procedure for conducting its business.
10.
111.2 Limitations on authority. Any person shall
have a right to appeal a decision of the Code Official to the Building
Code Board of Appeals. 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 an equivalent form of construction shall
be allowed to be used. The board shall have no authority to waive
requirements of this code.
11.
111.3 Time limitation and filing procedure. All
appeals shall be filed in writing with the Code Official. A written
appeal may not be filed more than thirty (30) days after the affected
individuals are notified of the Code Official's decision.
12.
111.3.1 Filing fee. An application for appeal shall
not be filed without full payment of the filing fee as set forth in
Section 103.5.1. Said filing fee shall be refunded to the applicant
if the board reverses the decision of the Code Official.
13.
111.4 Membership of board. The Building Code Board of Appeals shall consist of five (5) regular members, who shall be residents of the City of Creve Coeur, appointed pursuant to Section 4.4(i) of the City Charter for three-year staggered terms. To the extent possible, based on applications submitted to the City, members of the Building Code Board of Appeals should be representative of the following professions or disciplines: registered architects, builder or superintendent of building construction with ten (10) years of experience, structural engineer, code enforcement professional, mechanical engineer, electrical engineer, civil engineer, fire protection engineer, mechanical contractor, electrical contractor, plumbing contractor, fire protection contractor, or other disciplines associated with the building trades or design professions.
14.
111.4.1 Chair. The Chair of the Building Code Board
of Appeals shall be elected annually by the Board of Appeals.
15.
111.4.2 Secretary. The City Administrator shall
designate a qualified clerk to serve as secretary to the board. The
secretary shall file a detailed record of all proceedings in the office
of the City Administrator.
16.
111.4.3 Compensation of members. Members of the
Building Code Board of Appeals shall not be compensated for service
but shall be reimbursed for actual expenses pursuant to established
City policy.
17.
111.4.4 Code of Ethics for members. All members
shall be subject to the City's Code of Ethics.
18.
111.5 Notice Of Meeting. The Building Code Board
of Appeals shall meet upon notice from the chair, within five (5)
calendar days of the filing of a written appeal with the Code Official,
or at stated periodic meetings.
19.
111.6 Open hearing. All hearings before the Building
Code Board of Appeals shall be open to the public. Proper public notice
shall be given. The appellant, the appellant's representative, the
Code Official, and any person whose interests are affected shall be
given the opportunity to be heard.
20.
111.6.1 Procedure. The board 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.
21.
111.7 Quorum. Three (3) members of the Building
Code Board of Appeals shall constitute a quorum for the purpose of
hearing appeals.
22.
111.8 Board decision. The Building Code Board of
Appeals shall only reverse or modify the decision of the code official
by a majority vote of the quorum present and voting. Otherwise, the
decision shall be deemed to be upheld.
23.
111.8.1 Notification of decision. The secretary
of the board shall notify the appellant and the Building Official
of the decision in writing.
24.
111.8.2 Administration. The Code Official shall
take immediate action in accordance with the decision of the board.
25.
111.9 Court review. Any aggrieved 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 of the Building
Code Board of Appeals in the office of the City Administrator.
26.
112.4 Unlawful continuance. 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 penalties as set
forth in Section 106.4.
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SECTION 113
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CERTIFICATE OF OCCUPANCY
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27.
113.1 Use and occupancy. It shall be unlawful for
any person, owner or agent thereof to reoccupy or re-use, or to permit
any person to re-occupy or re-use any existing building, structure,
tenant space or dwelling unit for any purpose, including the movement
of any furniture, equipment or other personal property into said building,
structure, tenant space or dwelling unit, until the Code Official
has issued a certificate of occupancy therefor as provided herein.
Exceptions: Detached single-family dwellings, owner-occupied
dwelling units and sleeping rooms within hotels, motels or dormitories
may be re-occupied or re-used without the issuance of a certificate
of occupancy.
28.
113.2 Application. Upon written request from the
owner or prospective tenant of an existing building, structure, tenant
space or dwelling unit, the Code Official shall issue a certificate
of occupancy, provided that there are not violations of this code
or orders of the Code Official pending which are found to exist upon
an inspection of the building, structure, tenant space or dwelling
unit, and it has been established after inspection and investigation
that the proposed occupancy is also in conformance with the Zoning
Ordinance of Creve Coeur, Missouri. Issuance of a certificate of occupancy
shall not be construed as an approval of a violation of the provisions
of this code or of other ordinances of the City.
29.
113.3 Certificate issued. After the Code Official
inspects the existing building, structure, tenant space or dwelling
unit and finds no violations of the provisions of this code or other
City laws, the Code Official shall issue a certificate of occupancy
that contains the following:
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1.
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The date of issuance.
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2.
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The address of the building, structure, tenant space or dwelling
unit.
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3.
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The name and address of the owner.
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4.
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Type of use.
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5.
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Description of occupancy.
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6.
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Name of the Code Official.
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30.
113.4 Required certificate of occupancy. Failure
of the owner or tenant of a building, structure, tenant space or dwelling
unit to obtain a certificate of occupancy as required by Section 113.1
shall be deemed a violation of this code and shall subject said owner
or penalties as set forth in Section 106.4 and/or fees as set forth
in Section 103.5.
31.
113.5 Suspension of the certificate of occupancy for buildings,
structures, and tenant spaces. Any certificate of occupancy
shall become invalid if the occupation of the building, structure
or tenant space is not commenced within three (3) months or if said
occupation is terminated.
32.
113.6 Suspension of the certificate of occupancy for dwelling
units. Any certificate of occupancy for a dwelling unit shall
become invalid after one (1) year of the date of issuance or after
said occupation is terminated, whichever is longer.
33.
113.7 Revocation of the certificate of occupancy. The certificate of occupancy shall always be subject to this code
and other laws enforced by the Code Official. Non-compliance with
the regulations of this code and other laws enforced by the Code Official
shall be deemed a violation subject to the penalties set forth herein,
and, in addition, the Code Official shall be empowered to revoke the
certificate of occupancy issued for the building, structure, tenant
space or dwelling unit in question, until such time as the violations
are corrected and the building, structure, tenant space or dwelling
unit is in compliance with this code and the Zoning Ordinance of Creve
Coeur, Missouri. The issuance of a certificate of occupancy shall
not relieve the owner or tenant from compliance with all regulations
of this code and other applicable regulations.
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Section 114
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UTILITY COMPANY NOTIFICATION
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34.
114.1 Notification. For any month when there is
a change of user of residential rate (rate 001) or non-residential
rate (rate 043) electric service within the City, Ameren Missouri
Company shall notify the Chief Building Official of the changes, indicating
the address and apartment number or unit number in whose name the
service is connected or billed.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020]
A.
Chapter 2 of the International Property Maintenance Code, 2015 Edition,
is amended as set forth herein. 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.
1.
201.3 Terms defined in other codes. Where terms
are not defined in this code and are defined in the City of Creve
Coeur Building Code, St. Louis County Mechanical Code, St. Louis County
Electrical Code, St. Louis County Plumbing Code and City of Creve
Coeur Zoning Ordinance, such terms shall have the meanings ascribed
to them as in those codes.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020]
A.
Chapter 3 of the International Property Maintenance Code, 2015 Edition,
is amended as set forth herein. 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 forth below without a corresponding
Section, Subsection, or clause number in the code is hereby enacted
and added thereto.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020]
Chapter 4 of the International Property Maintenance Code, 2015
Edition, is adopted without modification.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020]
A.
Chapter 5 of the International Property Maintenance Code, 2015 Edition,
is amended as set forth herein. 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.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020]
A.
Chapter 6 of the International Property Maintenance Code, 2015 Edition,
is amended as set forth herein. 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.
1.
602.3 Heat supply. Insert: "October 1 to May 15."
Exception 1: Change last sentence to read: "The
winter outdoor design temperature for the City of Creve Coeur shall
be as indicated in the Residential Building Code as adopted by the
City.
Exception 2: Delete.
2.
602.4 Occupiable work spaces. Insert: "October
1 to May 15."
3.
605.2 Receptacles. Every habitable space in a dwelling
unit shall contain at least two (2) separate and remote receptacle
outlets. Every laundry area shall contain at least one (1) grounded-type
receptacle or a receptacle with a ground fault circuit interrupter.
Every bathroom shall contain at least one (1) receptacle. All receptacles
in a bathroom shall be GFCI protected. All receptacles intended to
serve the kitchen countertop shall be GFCI protected. All receptacles
installed outdoors shall be GFCI protected. All receptacle outlets
shall have the appropriate faceplate cover for the location.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020]
Chapter 7 of the International Property Maintenance Code, 2015
Edition, is adopted without modification.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020]
A.
Chapter 8 of the International Property Maintenance Code, 2015 Edition,
is amended as set forth herein. 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 is hereby enacted and added
thereto.
B.
This Chapter lists the standards that are referenced in various Sections
of this document. The standards are listed herein by the promulgating
agency of the standard, the standard identification, the effective
date and title, and the Section or Sections of this document that
reference the standard. The application of the referenced standards
shall be as specified in Section 102.7.
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ICC - International Code Council
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500 New Jersey Ave., NW
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6th Floor
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Washington, DC 20001
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Standard reference number
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Title
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Referenced in Code Section number
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Delete: IMC-15
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International Mechanical Code
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Add: Mechanical Code
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St. Louis County Mechanical Code
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No changes made.
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Delete: IPC-15
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International Plumbing Code
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Add: Plumbing Code
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St. Louis County Plumbing Code
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No changes made.
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Delete: IZC-15
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International Zoning Code
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Add: Zoning Code
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City of Creve Coeur Zoning Code
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No changes made.
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NFPA - National Fire Protection Association
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1 Batterymarch Park
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Quincy, MA 02269
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Standard reference number
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Title
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Referenced in Code Section number
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Delete: 70-14
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National Electrical Code
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Add: Electrical Code
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St. Louis County Electrical Code
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No changes made.
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