[Ord. No. 688, 4-11-2022]
That a certain document, one (1) copy of which is on file in the office of the City Clerk of the City of Ironton, Missouri, being marked and designated as the International Residential Code Commentary, 2015 Edition, including Appendix Chapters (Appendix E, Appendix I, and Appendix J) (see International Residential Code Section R102.5, 2015 Edition), as published by the International Code Council, be and is hereby adopted as the Residential Code of the City of Ironton, in the State of Missouri, for regulating and governing the construction, alteration, movement, enlargement, replacement, repair, equipment, location, removal and demolition of detached one- and two-family dwellings and multiple single-family dwellings (townhouses) not more than three (3) stories in height with separate means of egress as herein provided; providing for the issuance of permits and collection of fees therefor; and each and all of the regulations, provisions, penalties, conditions and terms of said Residential Code on file in the office of the City Clerk are hereby referred to, adopted, and made a part hereof as if fully set out in this Article, with the additions, insertions, deletions and changes, if any, prescribed in Section 500.110 entitled "Amendments to Code" of this Article.
[Ord. No. 688, 4-11-2022]
A.
The following Sections of the International Residential Code, 2015
Edition, are hereby revised as follows:
1.
Section R101.1. City of Ironton, Missouri.
2.
Section R103.2. The building official shall be the Mayor.
3.
Section R105.2. Building:
#1. One-story detached accessory structures not exceeding one
hundred twenty (120) square feet.
#2 is deleted
#5. Sidewalks, driveways and patios (concrete slab or pavers)
not more than thirty (30) inches above adjacent grade and not over
any basement or story below.
#10. Delete and replace with:
Replacement of floor finishing materials, wall finishing materials,
siding, roofing, windows and doors for an existing structure otherwise
complying with this code except if alterations to structural members
or required fire resistant construction are necessary.
Electrical: A permit shall not be required for minor work in
an existing structure such as replacement of existing lighting fixtures
or receptacle outlets, installations of home appliances, and similar
work unless new wiring is required for such replacements or installations.
Mechanical:
#9. Installation of heating and cooling equipment in compliance
with this code for an existing structure.
Plumbing:
#3. Replacement of water heating equipment, dishwashers, and
similar appliances complying with this code for an existing structure.
4.
Section R302.13. Fire protection of floors. Delete Section.
5.
Section R303.4. Mechanical Ventilation. Delete Section.
6.
Section R303.6: Add Exception 1: Exterior discharge of a bathroom
exhaust system may terminate into a vented soffit area in lieu of
discharging to the exterior of the structure.
7.
Section R312.1.1. Guards shall also be required at basement
entrances that drop below grade.
8.
Section R313.2 is deleted and replaced with the following:
R313.2 Builder to offer automatic fire sprinkler systems -
Purchaser may decline. A builder of single-family dwellings or residences
or multifamily 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.
9.
Section R317.3.1: The exceptions shall be deleted.
10.
Section R403.1.4.1. Frost Protection. The frost line of the
locality shall be thirty (30) inches below finish grade. Source U.S.
Weather Bureau of the University of Missouri Extension.
11.
Section R405.1. Concrete or Masonry Foundations.
Acceptable Alternative: It is acceptable to use Schedule 35
Perforated Pipe.
12.
Section R405.1.1. Clean Rock. Sixteen (16) total inches of one
(1) inch or greater clean rock is required for bedding and coverage
for all concrete or masonry foundation drain tile and pipe.
13.
Section 1609.4.2. The surface roughness category shall be assumed
to be "Surface Roughness C" unless sufficient information is submitted
for the code official to determine that the site should be permitted
to be classified as a different exposure category.
14.
Section P2501.3. Plumbing systems, equipment or components not
specifically covered in these Chapters shall comply with the applicable
provisions of the 2015 International Plumbing Code as amended.
15.
Section P2603.5.1. Insert: Thirty (30) inches. Thirty (30) inches.
16.
Section AE101. General. The provisions of this Section shall
be applicable to all manufactured homes.
17.
Section E3902.16. Arc-fault circuit-interrupter protection.
Branch circuits that supply 120-volt, single-phase, 15- and 20-ampere
outlets installed in bedrooms shall be protected by any of the following:
[210.12(A)]
|
Table R301.2(1)
| |||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
Climatic and Geographic Design Criteria
| |||||||||||||
|
Ground Snow Load
|
Wind Design
|
Subject To Damage From
|
Ice Barrier Under-layment Re-quired
|
Flood Haz-ards
|
Air Free-zing Index
|
Mean Ann-ual Temp
| |||||||
|
Speed
(mph)
|
Topo-graphic Effects
|
Special wind region
|
Wind-borne Debris Zone
|
Seismic Design Cate-gory
|
Weath-ering
|
Frost Line Depth
|
Term-ite
|
Winter Design Temp
| |||||
|
20 psf
|
115 mph
|
NO
|
NO
|
NO
|
D0
|
Severe
|
30"
|
Moder-ate to Heavy
|
10"
|
No
|
Contact Flood-plain Admin-istrator
|
<1500
|
55° F.
|
[Ord. No. 688, 4-11-2022]
A.
Any owner or authorized agent who intends to construct, enlarge,
alter, repair, move or demolish or change the use of a building or
structure in a way that will change the applicable requirements of
this Ordinance shall first submit an application and obtain a building
permit. Applications shall be reviewed by the Building Inspector,
Fire Inspector and Zoning Administrator, except that applications
for single-family dwellings, two-family dwellings and buildings or
structures accessory thereto which may be reviewed by the Building
Inspector.
1.
Other Permits. Other permits shall be required in accordance
with the codes adopted in this Article prior to commencing any work
as follows:
a.
Accessory Structure Permit. An accessory structure permit shall
be required for storage buildings, sheds, above ground pools, fences,
signs and other similar structures that are not the principal building
or use on a lot. No permit is required for storage buildings, sheds
or children's playhouses not exceeding one hundred twenty (120) square
feet. Exemption from the permit requirement shall not relieve the
owner from the responsibility of complying with all applicable regulations.
b.
Excavation (Street Cut) Permit. An excavation permit shall be required for cutting any City streets pursuant to Section 515.040 of the Ironton Municipal Code.
c.
Demolition Permit. A demolition permit shall be required for
the demolition of all or part of a building or structure. A separate
demolition permit shall not be required when the work is performed
as part of an approved building permit for new construction, addition,
alteration or change of use.
d.
Mechanical, Electrical Or Plumbing Permit. A permit shall be
required for individual mechanical, electrical or plumbing trade work.
A separate mechanical, electrical or plumbing permit shall not be
required when work is performed as part of an approved building permit
for new construction, addition, alteration or change of use.
e.
Fire Prevention Permit. A fire prevention permit shall be required
for any fire protection systems and all construction or operations
specified in the Fire Code. A separate fire prevention permit shall
not be required when work is performed as part of an approved building
permit for new construction, addition, alteration or change of use.
Open burning shall comply with the provisions of the Fire Code as
amended.
2.
Prerequisites To Building Permit.
a.
No building permit shall be issued unless all other required
local, State, or Federal approvals have been obtained.
b.
No building permit shall be issued unless an official street
address or addresses have been obtained.
c.
No building permit shall be issued unless all utility estimate
fees associated with the permit have been paid.
d.
No building permit shall be issued to any person who is delinquent
in any debt owed to the City.
e.
No building permit shall be issued for any unlicensed contractors
to perform work.
f.
No building permit shall be issued unless the permit application
is properly completed.
g.
The locations of all utilities may be required to be marked
in the field prior to any excavation or issuance of any permit.
3.
Permit Expiration. All permits shall expire unless the work
on the site authorized by such permit is commenced within one hundred
eighty (180) days after its issuance or if the work authorized on
the site by such permit is suspended or abandoned for a period of
one hundred eighty (180) days after the time the work is commenced.
The building official is authorized to grant, in writing, one (1)
or more extensions of time for periods not more than one hundred eighty
(180) days each. The extension shall be requested in writing and justifiable
cause demonstrated. All extensions of permits prior to expiration
or issuance of new permits in lieu of expired permits shall be reviewed
by the same authorities having jurisdiction as the original permit
application.
4.
Applications. Applications for permits required in this Chapter
shall be submitted to the Building Inspector on the forms prescribed
by the authorities having jurisdiction. A complete application shall
consist of the application form, the required construction documents
and the required fees.
5.
Construction Documents.
a.
Site Plan. At least two (2) copies of a site plan complying
with this Section shall be provided as a part of any building permit
application required except individual single-family dwellings, two-family
dwellings and accessory buildings or structures for which a plot plan
is permitted. Site plans may be waived for interior alterations, changes
of use and similar work. The minimum requirements for a site plan
required by this Article shall be as follows:
(1)
Shall be of sufficient clarity to clearly indicate
proposed buildings, structures or uses or other features shown on
the plan.
(2)
Shall be prepared by a registered design professional.
(3)
Shall be drawn to scale not greater than one (1)
inch equals twenty (20) feet nor less than one (1) inch equals two
hundred (200) feet.
(4)
Shall identify property by lot lines and location,
including dimensions, angles and size, correlated with the legal description
of said property.
(5)
Shall show the scale, north point, boundary dimensions,
natural features such as woods, streams, rivers, lakes, drains, topography
[at least five (5) foot contour intervals; when terrain is irregular
or drainage critical, contour interval shall be two (2) foot] and
similar features.
(6)
Shall show existing manmade features such as buildings,
structures, easements, high tension towers, pipelines, existing utilities
such as water and sewer lines, etc., excavations, bridges, culverts
and drains and shall identify adjacent properties within one hundred
(100) yards and their existing uses.
(7)
Shall show the location, proposed finished floor
and grade line elevations, size of proposed main and accessory buildings,
their relation one (1) to another and to any existing structures to
remain on the site and the height of all buildings and structures,
as well as building elevations and materials proposed for the structures
under consideration.
(8)
Shall show the proposed streets, driveways, sidewalks
and other vehicular and pedestrian circulation features within and
adjacent to the site; also the location, size and number of parking
spaces in the off-street parking areas and identification of service
lands, service parking and loading zones in conformance with the requirements
set forth in this Chapter.
(9)
Shall show the location and size of all existing
utilities serving the property as well as the location and size of
all proposed utilities to serve the property.
(10)
Shall show screening in accordance with the Zoning
Ordinance.
(11)
Shall show any proposed alterations to the topography
and other natural features shall be indicated.
(12)
Shall show the location, height and intensity
of all exterior lighting.
(13)
Shall show the location and type of solid waste
pickup proposed.
(14)
Shall include certificates of approval, including
date and signature lines for the City Council and Planning and Zoning
Commission where applicable.
(15)
Shall show any other information deemed necessary
to determine compliance with this Chapter or the codes adopted in
this Chapter.
b.
Plot Plan. At least two (2) copies of a plot plan complying
with this Section shall be provided as a part of any building permit
for single-family dwellings, two-family dwellings or accessory buildings
or structures on an individual lot of record. Plot plans shall show
the location of all property lines, yards or setbacks, utilities,
easements, rights-of-way, existing buildings or structures, proposed
buildings or structures and any other information deemed necessary
to clearly determine the nature of the work proposed. Plot plans may
be waived for interior alterations.
c.
(Reserved)
d.
(Reserved)
e.
(Reserved)
f.
Examination. Construction documents shall be examined to ascertain
whether the proposed work will conform to all applicable City requirements.
(1)
At least two (2) copies of the construction documents
shall be submitted to the Building Inspector with the permit application
and required fees.
(2)
The Building Inspector shall distribute at least
two (2) copies of the construction documents to all other authorities
having jurisdiction for examination.
(3)
Every official who reviews the construction documents
shall mark the plans with an official stamp.
(4)
Official stamps shall include the following information.
6.
Permit Fees. The fees for permits issued under this Article
shall be set by resolution of the Board of Aldermen. The Board of
Aldermen may change such fees from time to time as the Board deems
appropriate and reasonable. A building permit fee schedule containing
the fees set by the Board of Aldermen shall be made available to the
public at the Ironton City Hall.
[Ord. No. 696, 8-10-2022]
7.
Refunds. A refund policy shall be established by the City of
Ironton.
8.
Conditions Of Permits.
a.
Upon issuance of a permit, except where otherwise approved by
the authorities having jurisdiction reviewing the permit application,
the owner or authorized agent shall be subject to the following minimum
conditions:
(1)
Call for any required inspections at least twenty-four
(24) hours prior to the time the inspection is needed.
(2)
Post a copy of the permit on-site.
(3)
Provide all the required special inspection service
and documentation.
(4)
Keep a set of the approved construction documents
on-site.
(5)
Conceal no work prior to approval.
b.
Failure to observe these conditions may result in delays, permit
revocation, removal of work or other actions. Other conditions may
be placed on permits as may be needed to ensure safety and to ensure
compliance with the codes adopted in this Chapter.
[Ord. No. 688, 4-11-2022]
A.
Inspections. Inspections of work performed under permits issued in
accordance with codes adopted by this Ordinance shall be required.
The required inspections shall be performed by the Building Inspector,
except as otherwise noted. The required inspections shall include,
but are not limited to, the following:
1.
Preliminary Inspection. A preliminary inspection shall be made
of the site, zoning setbacks and any other features necessary.
2.
Footing And Foundation Inspections. Footing and foundation inspections
shall be made after excavations for footings are complete and any
required reinforcing steel is in place. For concrete foundations,
any required forms shall be in place prior to inspection. Materials
for the foundation shall be on the job, except where concrete is ready-mixed
in accordance with ASTM C 94, the concrete need not be on the job.
3.
Concrete Slab And Under-Floor Inspections. Concrete slab and
under-floor inspections shall be made after in-slab or under-floor
reinforcing steel and building service equipment, conduit, piping
accessories and other ancillary equipment items are in place, before
any work is covered.
4.
Underground Inspections (Mechanical, Electrical Plumbing And
Gas). Underground inspections shall be made after trenches or ditches
are excavated and bedded, piping installed and before backfill is
put into place.
5.
Rough-in inspections (mechanical, electrical plumbing and gas)
shall be made by the Building Inspector and Fire Inspector prior to
covering or concealment, before fixtures or appliances are set or
installed and prior to framing inspection.
6.
Framing inspections shall be made after the roof deck or sheathing,
all framing, fire blocking and bracing are in place and pipes, chimneys
and vents to be concealed are complete and the rough electrical, plumbing,
heating wires, pipes and ducts are approved.
7.
Masonry Inspections. Masonry inspections shall be made after
the roof deck or sheathing, all framing, fire blocking and bracing
are in place and pipes, chimneys and vents to be concealed are complete
and the rough electrical, plumbing, heating wires, pipes and ducts
are approved.
8.
Lath And Gypsum Board Inspections. Lath and gypsum board inspections
shall be made after lathing and gypsum board, interior and exterior,
is in place, but before any plastering is applied or before gypsum
board joints and fasteners are taped and finished. Except gypsum board
that is not part of a shear assembly or fire-resistive assembly.
9.
Fire-Resistant Construction. Protection of joints and penetrations
in fire-resistance-rated assemblies shall not be concealed from view
until inspected and approved by the Fire Inspector.
10.
Energy Efficiency Inspections. Inspections shall be made to
determine compliance with Chapter 13 and shall include, but not be
limited to, inspections for: envelope insulation R and U value, fenestration
U value, duct system R value and HVAC and water heating equipment
efficiency.
11.
Final inspection shall be made after all work required by the
building permit is completed. Includes inspection of safety features,
completion of building interior, all systems and exterior envelope.
The building shall not be occupied prior to approval and issuance
of a certificate of occupancy.
B.
Other Inspections And Documentation. Other inspections and documentation
may be required to ascertain compliance with the provisions of this
code and other laws.
1.
Electric Meter And Service Equipment. Electric meter and service
equipment shall be inspected by the Electric Department.
2.
Water And Sewer Taps At The Point Of Connection. Water and sewer
taps at the point of connection shall be inspected by the Water and
Sewer Department.
3.
Special Inspections. The owner or the registered design professional
in charge or the responsible person acting as the owner's agent shall
employ one (1) or more special inspectors to provide inspections during
construction on the types of work listed under Section 1704 of the
International Residential Code. A list of special inspections that
will be required for the project will be provided to the Building
Inspector prior to permit issuance. Special inspections and tests
shall be at the expense of the owner or authorized agent.
4.
Elevation Certificate. Upon placement of the lowest floor, including
basement, and prior to further vertical construction, a certification
prepared by a registered design professional or land surveyor of the
elevation of the lowest floor, including the basement, shall be submitted
to the Floodplain Administrator. Elevation and floodproofing shall
also be inspected by the Building Inspector.
5.
Acceptance Tests For Fire Protection Systems. Fire protection
systems shall be tested in accordance with the requirements of this
Building Code and Fire Code. When required, the tests shall be conducted
in the presence of the Fire Inspector. Required tests shall be at
the expense of the owner. It is unlawful to occupy portions of a structure
until the fire protection systems within that portion have been tested
and approved as required.
6.
Tests. Copies shall be furnished to the City of all required
tests for plumbing, mechanical, electrical, gas and other systems.
Such tests and copies shall be provided at the expense of the owner
or owner's agent. Where a test is required to be witnessed, the Building
Inspector or other authorities having jurisdiction shall be notified
of the test and be present for the test.
7.
Erosion And Sedimentation Control. Best management practices
shall be utilized to prevent erosion, sedimentation and other contamination
from leaving the property. Permitted best management practices may
include, but are not limited to, the following:
8.
Access On State Highways.
a.
No access shall be permitted on any route maintained by the
Missouri Department of Transportation unless the appropriate permit
or other appropriate documentation has been obtained from the Missouri
Department of Transportation.
b.
A copy of the appropriate permit or other appropriate documentation
from the Missouri Department of Transportation shall be submitted
to the City whenever applicable prior to approval of any plat, plan
or permit by the City.
[Ord. No. 688, 4-11-2022]
A.
Occupancy Certificate. No building or structure for which a building
permit has been issued shall be used or occupied until and unless
a certificate of occupancy has been issued. After the work described
by a building permit has been completed and no violations of the codes
and ordinances of the City of Ironton have been identified, a certificate
of occupancy shall be issued by the Building Inspector. All certificates
of occupancy shall contain the following.
1.
Building permit number;
2.
Address and legal description;
3.
Owner name and address;
4.
Description of the portion of the building or structure for
which the certificate is issued;
5.
Statement that the described portion of the building or structure
has been inspected and that no violations of the codes and ordinances
of the City have been identified;
6.
Edition of the code under which the permit was issued;
7.
Use and occupancy;
8.
Type of construction;
9.
Occupant load;
10.
Any fire protection systems and whether they are required;
11.
Any special stipulations and conditions; and
12.
Signature of all authorities having jurisdiction.
B.
Temporary Certificate Of Occupancy. A temporary certificate of occupancy
may be issued for one (1) or more portions of a building or structure
before the entire work covered by the permit is completed, provided
such portion or portions can be occupied safely. Temporary certificates
of occupancy shall be clearly designated as temporary and contain
an expiration date, in addition to all information required for a
certificate of occupancy.
[Ord. No. 688, 4-11-2022]
A.
Whenever there is a violation of this Article or the codes adopted
in this Article or there is reason to believe a violation has occurred,
a notice of violation shall be given to the owner or the person or
persons responsible therefore. All notices of violation shall comply
with the following:
1.
Shall be in writing;
2.
Shall include a description of the parcel affected sufficient
for identification;
3.
Shall include a statement of violations;
4.
Shall include a correction order, allowing reasonable time to
take corrective action;
5.
Shall inform the property owner of the right to appeal; and
6.
Shall be delivered personally, sent by certified first-class
mail to the last-known address or shall be posted at the premises.
B.
A summons to Municipal Court may be issued for failure to comply
with any lawful notice issued under this Ordinance.
[Ord. No. 688, 4-11-2022]
Permits may be revoked or suspended, in writing, at any time
if it is determined the actual construction does not meet code requirements
or construction is not in accordance with the permit, construction
documents.
[Ord. No. 688, 4-11-2022]
A stop work order may be issued whenever any work is commenced
without a valid permit, whenever any work is commenced after the revocation
or suspension of a permit when construction does not meet code requirements
or if whenever any unsafe conditions exist. A summons to Municipal
Court may be issued for violation of a stop work order.
[Ord. No. 688, 4-11-2022]
A.
Violation of this Article or the codes adopted herein shall be punishable
by a fine or by imprisonment in the County Jail in accordance with
the provisions of Chapters 479 and 79, RSMo. Each day any violation
of this Code or any such ordinance, rule, regulation or order shall
continue shall constitute, except where otherwise provided, a separate
ordinance violation.
B.
Any person sentenced to imprisonment for violation of any provisions
of this Code or of any other ordinance of this City or of any rule,
regulation or order promulgated pursuant thereto and any person who
fails to pay a fine imposed for any such violation or the costs of
prosecution may be put to work and perform labor on the public streets
or other public works or buildings of the City for such purposes as
the City may deem necessary. For every ten dollars ($10.00) of an
assessed or unpaid fine, a prisoner shall work one (1) hour.
[Ord. No. 688, 4-11-2022]
The provisions of this Chapter and the codes adopted herein
shall be held to be minimum requirements for the promotion of public
health, safety or the general welfare. Whenever the specific requirements
of this Chapter are at variance with the requirements of the codes
adopted in this Chapter, the provisions of this Chapter shall govern.
All other provision of the codes adopted in this Chapter shall remain
in full force.
