CHAPTER 500: BUILDING REGULATIONS

ARTICLE I. BUILDING CODE ADOPTIONS

ARTICLE I

Building Code Adoptions

Section 500.010.  Adoption of Building Codes. [Ord. No. 299 §§1 — 4, 5-27-2003] 

A.     Certain document(s), three (3) copies of which are on file in the office of the City Clerk of the City of Stockton being marked and designated as "The BOCA National Building Code, 2000"; "The International Mechanical Code, 2000"; "The National Electrical Code, 1999"; "The International Plumbing Code, 2000"; and "The International One-and Two- Family Dwelling Code, 2000" be and are hereby adopted as the Building Codes of the City of Stockton, 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 odes, 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 Subsection (C). 

B.     Inconsistent Ordinance Repealed. All other ordinances or parts of ordinances in conflict herewith are hereby repealed. 

C.     Additions, Insertions And Changes. That the following sections are hereby revised as follows:

C.     Amend Section 101.1 as follows: 101.1 Insert "City of Stockton" (name of jurisdiction)

C.     Amend the title of Section 103 to be "AUTHORITIES" instead of "DEPARTMENT OF BUILDING SAFETY". The following additions/deletions shall also apply.

C.     103.1 Creation of building official [enforcement agency]. The position of building official [department of building safety] is hereby created and the official in charge thereof shall be known as the City Engineer [building official].

C.     Amend Section 104.2 as follows: 104.2 Applications and permits. The jurisdiction [building official] shall receive applications, [review construction documents] and issue permits for the erection, and alteration, demolition and moving of buildings and structures, [inspect the premises for which such permits have been issued] and enforce compliance with the provisions of this code. The building official shall review construction documents and inspect the premises for which such permits have been issued.

C.     Amend Section 104.3 as follows: 104.3 Notices and orders. The jurisdiction [building official] shall issue all necessary notices or orders to ensure compliance with this code.

C.     Amend Section 104.7 as follows: 104.7 Department records. The jurisdiction [building official] shall keep official records of applications received, permits and certificates issued, fees collected, reports of inspections, and notices and orders issued. Such records shall be retained in the official records for the period required for retention of public records.

C.     Amend Section 104.10 as follows: 104.10 Modifications. Whenever there are practical difficulties involved in carrying out the provisions of this code, the jurisdiction [building official] shall have the authority to grant modifications for individual cases, upon application of the owner or owner's representative, provided the building official shall first find that special individual reason makes the strict letter of this code impractical and the modification is in compliance with the intent and purpose of this code and that such modification does not lessen health, accessibility, life and fire safety, or structural requirements. The details of action granting modifications shall be recorded and entered in the files of the jurisdiction [department of public safety].

C.     Amend Section 105.1 as follows: 105.1 Required. Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the jurisdiction [building official] and obtain the required permit.

C.     105.1.1 Annual permit. In lieu of an individual permit for each alteration to an already approved electrical, gas, mechanical or plumbing installation, the jurisdiction [building official] is authorized to issue an annual permit upon application therefor to any person, firm or corporation regularly employing one or more qualified trade persons in the building, structure or on the premises owned or operated by the applicant for the permit.

C.     105.1.2 Annual permit records. The person to whom an annual permit is issued shall keep a detailed record of alterations made under such annual permit. The building official shall have access to such records at all times or such records shall be filed with the jurisdiction [building official as designated].

C.     Amend Section 105.2 as follows: 105.2.1 Emergency repairs. Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the jurisdiction [building official].

C.     Amend Section 105.3 as follows: 105.3 Application for permit. To obtain a permit, the applicant shall first file an application therefor in writing on a form furnished by the jurisdiction [department of building safety] for that purpose. Such application shall: .

C.     105.3.1 Action on application. The building official shall examine or cause to be examined applications for permits and amendments thereto within a reasonable time after filing. If the application or the construction documents do not conform to the requirements of pertinent laws, the jurisdiction [building official] shall reject such application in writing, stating the reasons therefor. If the building official is satisfied that the proposed work conforms to the requirements of this code and laws and ordinances applicable thereto, the jurisdiction [building official] shall issue a permit therefor as soon as practicable.

C.     Delete Section 105.3.2.

C.     Amend Section 105.4 as follows: 105.4 Validity of permit. The issuance or granting of a permit shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this code or of any other ordinance of the jurisdiction. Permits presuming to give authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not be valid. The issuance of a permit based on construction documents and other data shall not prevent the building official from requiring the correction of errors in the construction documents and other data. The jurisdiction [building official] is also authorized to prevent occupancy or use of a structure where in violation of this code or of any other ordinances of this jurisdiction.

C.     Amend Section 105.5 as follows: 105.5 Expiration. Every permit issued shall become invalid 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 jurisdiction [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.

C.     Amend Section 105.6 as follows: 105.6 Suspension or revocation. The jurisdiction [building official] is authorized to suspend or revoke a permit issued under the provisions of this code wherever the permit is issued in error or on the basis of incorrect, inaccurate or incomplete information, or in violation of any ordinance or regulation or any of the provisions of this code.

C.     Amend Section 106.3 as follows: 106.3.1 Approval of construction documents. When the jurisdiction [building official] issues a permit, the construction documents shall be approved, in writing or by stamp, as "Reviewed for Code Compliance." One (1) set of construction documents so reviewed shall be retained by the building official. The other set shall be returned to the jurisdiction [applicant]. One (1) set shall be kept at the site of work and shall be open to inspection by the building official or his authorized representative.

C.     106.3.2 Phased approval. The jurisdiction [building official] is authorized to issue a permit for the construction of foundations or any other part of a building or structure .

C.     Amend all of Section 107, to replace the term "building official" with "jurisdiction".

C.     Amend Section 108.4 as follows: 108.4 Work commencing before permit issuance. Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permit shall be subject to an additional fee established by the jurisdiction [building official] that shall be in addition to the required permit fees.

C.     108.6 Refunds. The jurisdiction [building official] is authorized to establish a refund policy.

    

Amend all of Section 110 to replace the term "building official" with "jurisdiction", and the term "department of building safety" as described in Section 110.3 with the term "City".

  

Amend all of Section 111 to replace the term "building official" with "jurisdiction".

  

Delete Section 112.

  

Amend Section 113.2, 114.1, and 115.3 to replace the term "building official" with "jurisdiction".

             

    

D.     Saving Clause. That nothing in this Section or in the Building Codes hereby adopted shall be construed to affect any suit or proceeding impending in any court, or any rights acquired, or liability incurred, or any causes of action acquired or existing, under any act or ordinance hereby repealed as cited in Subsection (B) of this Section, nor shall any just or legal right or remedy of any character be lost, impaired or affected by this Section.   

Section 500.020.  Downtown District Building Restrictions Established. [Ord. No. 300 §40.025, 8-1-2003] 

A.     Building restrictions apply to new construction in the "Downtown District" defined as an area bounded by City Park on the north, and the centerlines of the right-of-way of Church Street on the east, Jackson Street on the south, and High Street on the west. The following restrictions shall apply for all building permits issued: 

1.      Building locations. Exhibit A to this Chapter 500, and made a part hereof indicates required "build-to" and "setback" locations in the "Downtown District". 

2.      Exterior wall materials. All vertical surfaces of exterior walls shall be faced with brick, stone, or stucco. Exceptions include concrete, stone or composite materials used as architectural accents. 

3.      Street-facing facades. Exterior walls which front the right-of-way of the "Downtown District", which includes West, East, Jackson, High, South and Church Streets shall conform substantially to the guidelines indicated in Exhibits B-1, B-2 and B-3 to this Chapter 500.       

ARTICLE II. UNPLATTED LAND

ARTICLE II

Unplatted Land [1] 

Section 500.030.  Building Permit — Unplatted Land. [Ord. No. 238 §40.014, 5-11-1998]

There will be only one (1) building permit for a dwelling structure issued per tract of land and this will be issued by the Building Code Inspector or Board of Aldermen. 

Section 500.040.  Building, Water and Sewer Permits on Unplatted Land — When Granted. [CC 1979 §40.015; Ord. No. 64 §40.015, 5-22-1987] 

A.     Definition. As used in this Section, the following term shall have the prescribed meaning: 

UNPLATTED LAND — Any land within the City limits of the City of Stockton, Missouri, which is not contained within and described by a duly accepted and recorded plat.  

B.     No building permit shall be issued for new construction on, and no sewer or water permit shall be issued to serve any unplatted land after the effective date of this Section, May 22, 1987, except as provided in Subsection (C) hereof. 

C.     The prohibitions of this Section shall not apply to the following: 

1.      Construction of one (1) accessory building per tract of unplatted land, provided a building permit was obtained in advance; 

2.      Repair or reasonable expansion of existing facilities already in place on February 25, 1980; 

3.      Construction or repairs or remodeling of existing structures;

              authorized by the Board of Aldermen if said Board finds that substantial compliance with requirements similar to Sections 405.030 to 405.050 inclusive of Chapter 405 have been made by the person requesting such a permit.         

      

D.     For the purpose of this Section, a mobile home or travel trailer attached to or using City water or sewer facilities either directly or indirectly shall be considered as a structure or building. 

E.         After February 25, 1980, no person shall extend water or sewer lines on unplatted property either on his/her own property or onto the property of another so that such lines may be connected to or serve any building or structure primarily designed for or used in whole or in part as a human dwelling, or commercial building, without the prior consent of the Board of Aldermen.


[1].  Cross Reference — Acceptance of plats, see ch. 405, art. II. 

ARTICLE III. CONSTRUCTION OF STRUCTURES

ARTICLE III

Construction of Structures [1] 

Section 500.045.  Building Permit Required. [Ord. No. 223 §1, 3-10-1997; Ord. No. 348 §1, 8-8-2005]

Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish a building or structure or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by adopted City Codes or to cause any such work to be done shall first make application to the Building Inspector and obtain the appropriate building permit. "Repair" does not include minor, non-structural repairs or such things as replacing or repairing faucets or fixtures, replacing or repairing hot water heaters, furnaces or air conditioners, painting or replacing or repairing lighting fixtures, switches or outlets or similar items as may be determined by the Building Inspector. 

Section 500.046.  Utility Services Required. [Ord. No. 348 §2, 8-8-2005]

The Building Inspector shall not issue a building permit for any structure which does not have approved access to City sanitary sewer service and/or City water service. 

Section 500.047.  City Street Access Required. [Ord. No. 348 §3, 8-8-2005]

The Building Inspector shall not issue building or repair permits for any structure fronting or abutting on a half street or insufficient street when the property owner seeking the permit has failed or refused to dedicate for street use the remainder of the street. 

Section 500.048.  Residential Permit Application. [Ord. No. 348 §4, 8-8-2005; Ord. No. 354, 9-26-2005; Ord. No. 366 §§A — B, 3-27-2006] 

A.     Any person who intends to build, or add to a residential structure, shall submit two (2) complete sets of the building plans, a site plan and a completed building permit application to the Building Inspector. The plans do not have to be sealed by a licensed architect or engineer unless the plans are for a duplex or multi-family residential building. 

B.     The building plans submitted must be legible and drawn to scale (preferably one-quarter (¼) inch), include a complete materials list, and illustrate the following: 

1.      Footing and foundation of building and beam and pier location, size and spacing. 

2.      Dimension of all rooms, showing door and window locations and kitchen and bath layout on each level. 

3.      A typical wall section from footing through roof. 

4.      Location of electrical entrance box and vents for sanitary waste system. 

5.      A cross section of the floor structure showing size and spacing of structural members. 

6.      A cross section of the roof structure, showing size and spacing of structural members. 

7.      A front and side view of the structure.   

C.     The site plan must illustrate the following: 

1.      The address of the property to be built on. 

2.      An outline of the property, showing all property line dimensions, with a north arrow. 

3.      A footprint showing location and dimension of the building to be constructed on the property and the distance of the building from existing structures on the property and property lines. 

4.      Location of electrical, water and sewer connections and service lines. 

5.      Location of all existing and/or proposed easements, driveway entrances and exits.   

D.     If the Building Inspector determines it necessary to submit the plans to a licensed architect or engineer for review and recommendation, the cost of such review shall be paid by the applicant prior to the issuance of a building permit. 

E.      Plans for duplex and multi-family residential structures must meet all the requirements set out in this Section and in additional must be sealed by a licensed Missouri architect or engineer. 

F.      One (1) set of the building and site plans shall be retained by the Building Inspector until construction has been completed and a Certificate of Occupancy has been issued.   

Section 500.049.  Miscellaneous Structures on Residential Property. [Ord. No. 348 §5, 8-8-2005; Ord. No. 365 §§A — B, 3-27-2006] 

A.     Any person who intends to build a miscellaneous structure such as a deck, carport, garage, storage building or other such similar structure on residential property shall submit one (1) set of plans and a completed building permit application to the Building Inspector. 

B.     Plans for miscellaneous structures to be constructed on residential property may be drawn by the property owner, shall contain a material list and illustrate the following: 

1.      The dimension of the deck, carport, garage, storage building or other such miscellaneous structure. 

2.      A footprint showing location and dimension of the miscellaneous structure to be built and the distance from the other structures on the property and the property lines. 

3.      A cross section from footing through roof or in case of a deck from footing through deck surface. 

4.      Location of existing electrical, water and sewer service lines.      

Section 500.050.  Issuance of Residential Permit. [Ord. No. 348 §6, 8-8-2005]

Upon issuance of a residential building permit, the Building Inspector shall return one (1) set of approved building plans to the applicant. The Building Inspector shall retain the other set of plans for at least two hundred eighty (280) days following completion of the building and the issuance of an occupancy permit. 

Section 500.051.  Changes During Construction. [Ord. No. 348 §7, 8-8-2005]

Minor changes to building plans may be approved by Building Inspector consistent with City codes and regulations. If the Building Inspector determines it necessary to submit the plan changes to a licensed architect or engineer for review and recommendation, the cost of such review shall be paid by the applicant prior to the issuance of a building permit. 

Section 500.052.  Commercial Permit Application. [Ord. No. 348 §8, 8-8-2005; Ord. No. 471 §§1 — 2, 9-22-2014] 

A.     Three (3) sets of all commercial building plans drawn to scale and a completed building permit application must be submitted to the Building Inspector. Each set shall include the required plans and structural calculations. Commercial building plans are all required building plans not covered by Section 500.048 above. The Board of Aldermen may grant a variance or waiver of this provision for the expansion and/or remodeling of existing non-retail commercial structures upon application by the owner to the Board. 

B.     All commercial construction plans submitted must be sealed by a Missouri licensed architect or engineer. Plans must be readable; mirrored plans are not acceptable. 

C.     Submitted plans and specifications will include, but not be limited to, the following requirements:  

1.      Must be drawn to scale [preferably one-quarter (1/4) inch].  

2.      Include a material list.  

3.      Drawn in an acceptable architectural style.  

4.      Blue line copies, or equal, to be filed with the City for approval and future reference. Must include the following:  

a.      Site plan to include: 

(1)    Address, north arrow, scale and date. 

(2)    Location of new structures or attached additions. 

(3)    Distances to side, rear and front property lines. 

(4)    Location and distances from all existing structures on property. 

(5)    Location of electrical, water and sewer connections and service lines.    

b.      Floor plans for each level.  

c.      Foundation, basement and footing plans.  

d.      Elevations for all sides.  

e.      Mechanical, plumbing and electrical plans.  

f.       Wall section in detail.  

g.      All existing and proposed easements and driveway entrances and exits.     

D.     The Building Inspector may submit one (1) set of the plans to a licensed architect or engineer for review and recommendation. The cost of this review shall be paid by the applicant prior to the issuance of a building permit.   

Section 500.053.  Issuance of Commercial Permit. [Ord. No. 348 §10, 8-8-2005]

Upon issuance of the building permit, the Building Inspector shall return one (1) set of approved building plans to the applicant. The Building Inspector shall retain the other two (2) sets of plans. 

Section 500.054.  Changes During Construction. [Ord. No. 348 §11, 8-8-2005]

Minor changes to building may be approved by Building Inspector consistent with City codes and regulations. If the Building Inspector determines it necessary to submit the plan changes to a licensed architect or engineer for review and recommendation, the cost of such review shall be paid by the applicant prior to the issuance of a building permit. The City of Stockton reserves the right to withhold the issuance of a building permit for non-compliance with City ordinances, regulations and/or procedures. 

Section 500.055.  Certificate of Occupancy. [Ord. No. 335, 2-28-2005] 

A.     Use And Occupancy. No building or structure shall be used or occupied, and no change in the existing occupancy classifications of a building or structure or portion thereof shall be made until the Building Inspector has issued a certificate of occupancy therefore as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of the International Residential Code for One- and Two-Family Dwelling Code, 2000, or of other building related codes or ordinances adopted by the City of Stockton. Certificates presuming to give authority to violate or cancel the provisions of adopted codes or ordinances of the City shall not be valid. 

B.     Change In Use. Changes in the character or use of an existing structure shall not be made except as specified in Sections 3405 "Change of Occupancy" and 3406 "Historic Buildings" of the International Building Code, 2000. 

C.     Certificate Issued. After the Building Inspector inspects the building or structure and finds no violation of the provisions of the above codes or other ordinances, regulations or laws that are enforced by the City, the Building Inspector shall issue a certificate of occupancy which shall contain the following: 

1.      The building permit number. 

2.      The address of the structure. 

3.      The name and address of the owner. 

4.      A description of that portion of the structure for which the certificate is issued. 

5.      A statement that the described portion of the structure has been inspected for compliance with the requirements of this code. 

6.      The name of the Building Inspector. 

7.      The edition of the code under which the permit was issued. 

8.      If an automatic sprinkler system is provided. 

9.      Any special stipulations and conditions of the building permit.   

D.     Temporary Occupancy. The Building Inspector is authorized to issue a temporary certificate of occupancy before the completion of the entire work covered by the building permit, provided that such portion or portions shall be determined by the Building Inspector to be occupied safely. The Building Inspector shall set a time period during which the temporary certificate of occupancy is valid. 

E.      Revocation. The Building Inspector shall, in writing, suspend or revoke a certificate of occupancy issued under the provisions of this Article whenever the certificate is issued in error, or on the basis of incorrect information supplied, or where it is determined by the Building Inspector that the building or structure or portion thereof is in violation of any ordinance or regulation.   

Section 500.058.  Contractor Licensing Regulations. [Ord. No. 478 § 1, 3-23-2015] 

A.     Definitions.  

1.      As used in this Section, the following terms shall have these prescribed meanings: 

CONTRACTOR — Any person or firm that undertakes with or for another to construct, alter, repair, or demolish any structure or any portion thereof, including every concrete contractor, asphalt contractor, framing contractor, roofing contractor, plumbing contractor, electrical contractor, mechanical heating, ventilation, and air-conditioning (HVAC) contractor, and general contractor.  

FIRM — Any sole proprietorship, partnership, association, limited liability company, or corporation.   

2.      Notwithstanding the foregoing, the following persons shall not be considered contractors as defined herein:  

a.      An employee or agent working for and under the supervision of a contractor licensed under this Article for any type of construction being undertaken; and  

b.      A homeowner who personally occupies and undertakes the construction, alteration, repair, or maintenance of such homeowner's single-family residence or any accessory structure thereto. Notwithstanding the foregoing, for purposes of this Section, any homeowner who undertakes the construction of a new residence for his personal occupancy more than one (1) time in any five-year period shall be deemed to be a contractor.     

B.     Contractor Insurance. Every licensed contractor shall keep in force a policy of general liability insurance, including completed operations coverage during the term of the building permit or during actual construction, whichever date is later. Such insurance policy shall be written with an insurance company licensed to do business in the State of Missouri. All contractors shall maintain general liability coverage in an amount not less than three hundred thousand dollars ($300,000.00). In addition, every such contractor shall procure and maintain workers' compensation insurance as required by law. Proof of insurance shall be provided at the time of licensure and shall be a current copy of the certificate of insurance. 

C.     Licenses Authorized. There shall be two (2) separate classes of licenses authorized for contractors as provided:  

1.      General contractor. A general contractor license shall entitle the holder thereof to construct, remodel, demolish or repair any structure. Said contractor shall not engage in any mechanical (HVAC), plumbing, or electrical services unless also properly licensed as a limited contractor.  

2.      Limited contractor. A limited contractor license shall entitle the holder thereof to perform concrete services, asphalt services, framing services, roofing services, mechanical (HVAC) services, plumbing services, or electrical contractor services. Said contractors shall be specifically licensed for each trade in which they desire to perform work and shall not engage in any work entitled by general contractor services unless also properly licensed to perform said work.   

D.     Duration. Every contractor license shall be issued on a one-year basis to expire on December 31 of each year. A contractor shall be entitled to renew such contractor's license upon satisfaction of the licensing requirements set forth herein.   

Section 500.059.  Contractor Licensing - Enforcement and Revocation. [Ord. No. 479 § 1, 3-23-2015] 

A.     The Board of Aldermen shall have the authority to admonish, reprimand, and otherwise discipline any contractor subject to the provisions set forth in Chapter 500, as codified and amended, including the suspension or revocation of the contractor's license issued under the said provisions. Before a contractor is disciplined, a hearing shall be held following not less than ten (10) days' notice to the affected contractor. The hearing shall be conducted as a contested case under the provisions of Chapter 536, RSMo. The Board of Aldermen may suspend or revoke a contractor's license if the Board concludes, following a hearing, that the contractor's action or inaction is:  

1.      A serious or repeated violation of the contractor licensing provisions, any applicable Code, or the failure to comply within a reasonable time to any lawful written order of the Building Official;  

2.      A knowing and intentional misrepresentation of a material fact made in connection with obtaining a contractor's license or a building permit;  

3.      A fraudulent or deceitful use of a contractor's license to obtain a building permit;  

4.      A failure to obtain a building permit or to obtain a required inspection of an ongoing project as required by any applicable code;  

5.      A failure to exercise regular, routine control and supervision over an ongoing project for which the contractor has obtained a building permit;  

6.      A failure to timely obtain a certificate of occupancy for a completed structure, prior to occupancy, as required by the applicable building code;  

7.      A failure to hire a licensed electrical, plumbing, or mechanical (HVAC) contractor to perform any electrical, plumbing, or mechanical (HVAC) work on the job site for which the contractor obtained a building permit; or  

8.      A failure by a contractor to pay the required application or licensing fee(s) for a building permit, contractor license, or inspection fee.     

Section 500.060.  Enclosure Walls. [Ord. No. 223 §2, 3-10-1997]

No enclosure wall of any building thereinafter constructed for residence purpose shall be nearer than twenty (20) feet to the street line on the front of any lot, nor greater than ten (10) feet to the street line on the side of any corner lot, nor nearer than five (5) feet from any outside lot line, and along any street where one-half (½) or more of the lots between any two (2) cross streets are already improved by dwellings. No enclosure wall of any building hereafter constructed shall in any event be set near to the street than the average distance of the building already constructed. 

Section 500.070.  Unsightly Buildings. [Ord. No. 223 §§3, 12, 3-10-1997] 

A.     No "nuisance or unsightly" buildings without good cause shall be erected or shall buildings or houses be allowed to remain in an unfinished condition in said City for a period of over nine (9) months. For the purposes of this Section, a basement structure without living accommodations above it shall be considered an unsightly building and one in an unfinished condition. It shall be unlawful to allow buildings or houses to remain in an unsafe, demolished or damaged condition for a period of over sixty (60) days. 

B.     Definition. As used in this Section, the following term shall have the prescribed meaning: 

UNSIGHTLY — A condition of premises that is unhealthy, dangerous to individuals public or private, as presenting harm to other property values in the area. Before a condition can be determined as unsightly, there must be actual notice to the owner with opportunity for hearing before the Board of Aldermen. The determination of what is and is not unsightly can only be made by the City of Stockton Board of Aldermen.    

Section 500.080.  Filing of Application — Procedure — Fees — Approval. [Ord. No. 223 §§5 — 7, 3-10-1997; Ord. No. 226 §§5, 7, 5-12-1997; Ord. No. 315, 3-22-2004] 

A.     Upon the filing of said application, the City Clerk shall refer the same to the Building Inspector and shall then determine whether the permit shall be issued, provided that should there be some doubt as to the advisability of issuing a permit, the Building Inspector may refer application to the Board of Aldermen at the next regular scheduled meeting. 

B.     The City Clerk shall, at the time of filing of any application as aforesaid, charge and collect in advance a fee based upon the cost of construction as set forth below, and said fees shall be the property of the City and shall be paid over to the City Treasurer for credit to the General Fund of said City.

       COST OF PERMITS      

   $0.00              $1,000.00        $15.00                         $25,001.00      $26,000.00      $139.00          

   $1,001.00       $2,000.00        $20.00                         $26,001.00      $27,000.00      $143.00          

   $2,001.00       $3,000.00        $25.00                         $27,001.00      $28,000.00      $147.00          

   $3,001.00       $4,000.00        $30.00                         $28,001.00      $29,000.00      $151.00          

   $4,001.00       $5,000.00        $35.00                         $29,001.00      $30,000.00      $155.00          

   $5,001.00       $6,000.00        $40.00                         $30,001.00      $31,000.00      $159.00          

   $6,001.00       $7,000.00        $45.00                         $31,001.00      $32,000.00      $163.00          

   $7,001.00       $8,000.00        $50.00                         $32,001.00      $33,000.00      $167.00          

   $8,001.00       $9,000.00        $55.00                         $33,001.00      $34,000.00      $171.00          

   $9,001.00       $10,000.00      $60.00                         $34,001.00      $35,000.00      $175.00          

   $10,001.00     $11,000.00      $65.00                         $35,001.00      $36,000.00      $179.00          

   $11,001.00     $12,000.00      $70.00                         $36,001.00      $37,000.00      $183.00          

   $12,001.00     $13,000.00      $75.00                         $37,001.00      $38,000.00      $187.00          

   $13,001.00     $14,000.00      $80.00                         $38,001.00      $39,000.00      $191.00          

   $14,001.00     $15,000.00      $85.00                         $39,001.00      $40,000.00      $195.00          

   $15,001.00     $16,000.00      $90.00                         $40,001.00      $41,000.00      $199.00          

   $16,001.00     $17,000.00      $95.00                         $41,001.00      $42,000.00      $203.00          

   $17,001.00     $18,000.00      $100.00                       $42,001.00      $43,000.00      $207.00          

   $18,001.00     $19,000.00      $105.00                       $43,001.00      $44,000.00      $211.00          

   $19,001.00     $20,000.00      $110.00                       $44,001.00      $45,000.00      $215.00          

   $20,001.00     $21,000.00      $115.00                       $45,001.00      $46,000.00      $219.00          

   $21,001.00     $22,000.00      $120.00                       $46,001.00      $47,000.00      $223.00          

   $22,001.00     $23,000.00      $125.00                       $47,001.00      $48,000.00      $227.00          

   $23,001.00     $24,000.00      $130.00                       $48,001.00      $49,000.00      $231.00          

   $24,001.00     $25,000.00      $135.00                       $49,001.00      $50,000.00      $235.00          

   

     Over $50,000.00 = $3.00 per thousand       

   

              For the construction of a fence, installation of a storm shelter, or placement of a portable shed or other outbuilding on any property in the City of Stockton, a permit fee of fifteen dollars ($15.00) shall be assessed for any such projects. For all other construction, however, no permit fee shall be assessed for any construction that does not involve electrical, plumbing or structural repairs or replacement and the total cost of which is less than one thousand dollars ($1,000.00). [Ord. No. 494, 5-9-2016]       

    

C.     Upon receiving the application as aforesaid, the Building Inspector shall determine if the structure conforms to grade, ordinances and regulations of this City, and that if no good cause of any nature exists why said work should not be done, then said Building Inspector shall approve the same with the provisions of this Article.   

Section 500.090.  Variations. [Ord. No. 223 §8, 3-10-1997]

Where there are practical difficulties or unnecessary hardships in the way of carrying out the provisions of this Article, the Board of Aldermen, by resolution, may prescribe in a specific case a variation in the application of any provisions, in harmony with the general purpose and intent of this Article, so that the public health, safety and welfare may be conserved, and the Board of Aldermen may grant temporary and conditional permits of no more than one (1) year duration for structures and uses not permitted by this Article, but which are necessary for the development of said City. 

Section 500.100.  Engaging in Work Prior to Permit Issuance Unlawful — Fine. [Ord. No. 223 §9, 3-10-1997]

It shall be unlawful for any contractor or other person to engage in the actual work of erecting any building or other structure within the limits of this City or making any alterations on any such building or structure, to proceed with any work until he/she knows the owner has obtained a permit as in this Article provided. 

Section 500.110.  Required Lot Size. [Ord. No. 223 §10, 3-10-1997]

All structures built or erected within the municipal limits of the City of Stockton, Missouri, shall be built only on lots of nine thousand (9,000) square feet or larger. Existing platted lots shall be grandfathered. 

Section 500.120.  Alterations and Repairs. [Ord. No. 223 §13, 3-10-1997; Ord. No. 226 §13, 5-12-1997]

When an existing building is damaged by fire or other cause or if alterations and repairs are made to an extent of fifty percent (50%) or more of the physical value of the building before such damage or alteration, the entire building or structure shall be made to comply with the requirements of this Article for new buildings. If the cost of such alterations or repairs is less than fifty percent (50%) of the physical value of the building, the Building Official shall determine to what extent the portions so altered or repaired shall be made to conform to the requirements of this Article. 

Section 500.130.  Removal of Structure. [Ord. No. 223 §14, 3-10-1997]

When a structure is to be removed or demolished, the owner or agent shall notify the City Board of Aldermen and apply for a permit and get a bond before said work shall begin. 

Section 500.140.  Construction Standards. [Ord. No. 223 §§15 — 32, 3-10-1997] 

A.     Construction standards for structures within the City limits are as follows: 

1.      Footing and foundations. All buildings or structures shall have foundation walls, piers, piles, cassion, continuous slabs or other approved foundations which shall be designed to resist frost action or shall be founded in the bed rock. All footings shall be designed to distribute the load as nearly uniformly as practicable. The frost line in the Stockton, Missouri, area shall be deemed to be twenty-four (24) inches. 

2.      Materials. Footings shall be built of poured concrete reinforced with no less than two (2) one-half (½) inch reinforcing rods continuous with ends staggered and lapped not less than twenty-four (24) inches. 

3.      Depth. Foundations shall be built upon natural solid ground where possible. Loam or other soil containing organic matter shall not be used. Where solid natural ground does not occur at the foundation depth, such foundations shall be extended down to natural solid ground or piles shall be used. 

4.      Wall footings. All exterior walls and interior bearing walls shall be supported on continuous poured concrete footings reinforced with at least two (2) one-half (½) inch reinforced rods. Foundation wall, if built of concrete blocks, shall be reinforced with (block mesh) in every other course. Block mesh shall be continuous and lapped not less than six (6) inches. 

5.      Exceptions. Wall footings for all buildings where the surface of the ground slopes more than one (1) foot in ten (10) feet shall be level or shall be stepped so that both the top and the bottom of such foundation are level.  

6.      Foundation plates. Foundation plates or sills shall be bolted to the foundation with not less than three-eighths (⅜ inch bolts embedded at least six (6) inches into the masonry and spaced not more than four (4) feet apart. 

7.      Minimum requirements. Footings and foundations for all buildings and structures shall be at least twenty (20) inches wide and at least eight (8) inches deep. 

8.      Ventilation. The space between the bottom of the floor joist and the ground of any building (except as is occupied by a basement or cellar) shall be provided with a sufficient number of ventilating openings through the foundation wall or exterior walls to insure ample ventilation and such openings shall be covered with wire mesh not greater than one-fourth (¼) in any dimension. 

9.      Minimum clearance. The minimum between the bottom of the floor joist and the ground beneath shall be at least twenty (20) inches. The minimum clearance under girders or beams shall be no less than fourteen (14) inches. 

10.    Frame wood construction. All lumber or timbers used in construction of wood frame buildings or structures shall be of grade three (3) or better. No wood floor beam, roof beam, joist, rafter or framing timber shall be less than two (2) inches in thickness. 

11.    Subflooring. All lumber used in subfloor shall be of one (1) inch in thickness, except plywood which shall be three-quarters (¾) inches in thickness. 

12.    Bridging. In all floor, attic and flat joist framing, there shall be not less than one (1) line of bridging for each eight (8) feet of span and the material used shall be not less than one (1) by three (3) lumber double-nailed at each end or equivalent metal bridging may be used. 

13.    Wall studs. In the construction of buildings for residential occupancy, the studs in walls and partitions may be placed where the wide faces parallel to the wall or partition, provided the studs are considered as columns and are designed accordingly. Stud walls shall have top and have bottom plates. Studs shall be of two (2) by four (4) inches nailed on sixteen (16) inch centers. 

14.    Plates. Plates which are used in exterior walls to support ceiling joist and rafters shall be double of the same width as the supporting studs are each not less than two (2) inches thick. In non-bearing walls, the studs shall be the same as for exterior walls, except where studs are more than two (2) by four (4). 

15.    Roof rafters. Roof rafters shall be vertically supported at the ridge or shall be adequately trussed or tied together with not less than one (1) by six (6) collar beams and shall be one-third (⅓ the distance from the top of rafter to the seat of the rafter and each rafter shall be fastened to the wall plate. 

16.    Joints in girders or beams. The joints of solid or built up beams or girders shall be made over a column or pier supports when constructed as simple spans. 

17.    Framing over openings. All windows and door openings shall have double studs for the full height of the opening of jam with double headers over the said opening. 

18.    Roofing decking. Roof deck sheeting shall consist of not less than one (1) inch boards or of five-eights (⅝ inch plywood or of other approved materials of equivalent strength.     

Section 500.150.  Food Service Establishments, Etc. — Required Grease/Food Interceptors. [Ord. No. 243, 8-24-1998] 

A.     All new and existing food service establishments including, but not limited to, restaurants, schools and churches, if not otherwise exempted by the Public Works Department, shall install an approved one thousand (1,000) gallon grease/food interceptor to collect any fats, oils, greases or food waste before they enter the City of Stockton's wastewater collection system. 

B.     Plans submitted for a food service establishment shall include details for the installation and the venting of the interceptor. Kitchen equipment and all waste drains shall be shown on the plan. Venting is not required for the outside interceptor. The inside interceptor vent shall be at least one-half (½) of the diameter of waste pipe. 

C.     Developers of strip malls that anticipate food service establishments as tenants shall install one thousand (1,000) gallon minimum size outside grease interceptor per each food service establishment. 

D.     Within one hundred eighty (180) days of passage of this Section, all existing food service establishments shall install a minimum one thousand (1,000) gallon outside grease interceptor, which shall be connected to all grease contributing equipment but not to restrooms. Connection of restrooms to the interceptor must be approved by the Public Works Department.

D.     Exception. If there is no property available to install an outside interceptor or the cost of installation would do irreversible harm to the establishment, then with approval of the Public Works Department a minimum of fifty (50) pound inside interceptor shall be installed to include a mop sink and a three (3) compartment sink. In addition, the food establishment must commit to a voluntary food disposal reduction program to reduce use of the facility garbage disposal. 

E.      The size of interceptors varies, but the above is a minimum. The Public Works Department may deem a larger size necessary. 

F.      Any food service establishment which is non-grease producing shall contact Public Works about the omission of an interceptor. A food disposal reduction program may be required at these establishments if a garbage disposal is frequently used. 

G.     Each food service establishment shall keep current records of the dates the interceptors are cleaned/pumped. 

H.     Grease/food interceptors shall be inspected by the Public Works Department upon installation and before being covered. The interceptor shall be equipped with baffles on the inlet and outlet in addition to internal baffling. 

I.       The interceptor shall be routinely inspected by the owner or their representative to determine if cleaning/pumping is necessary. Public Works shall be permitted to inspect the interceptor when necessary to assure the cleaning/pumping frequency is adequate. The owner will comply with any notification by Public Works of the need for cleaning/pumping the interceptor. Failure to comply will result in the suspension of sanitary sewer service.   

Section 500.160.  Term of Permit. [Ord. No. 223 §33, 3-10-1997]

Any structure for which a permit has been issued by the City of Stockton, Missouri, whether that structure be new construction or old construction shall be started ninety (90) days from the date of permit issuance unless good cause is shown to the Board of Aldermen by the permit holder that an extension should be granted. Likewise, any structure or construction requiring any permit shall be completed within one (1) year of the date of issuance of the permit unless said permit holder appears before the Board of Aldermen, City of Stockton and for good cause requests an extension of time. Said extension of time may or may not be granted by the City of Stockton with respect to the request for extension.  


[1].  Editor's Note — Due to the addition of ord. no. 348, section 500.050 is now section 500.045. 

ARTICLE IV. MOVING OF BUILDINGS

ARTICLE IV

Moving of Buildings

Section 500.170.  Moving Permit Required. [CC 1979 §40.400; Ord. No. 383 §§A — B, 2-12-2007]

No building, dwelling, house, house trailer, mobile home, manufactured home, modular home, prefabricated or other factory-built home, barn, shed or other outbuilding, or any part thereof, which is more than eight (8) feet in width or four thousand (4,000) pounds in weight shall be moved over any street of the City (excluding State highways) on rollers, pegs, wheels, sleds or other apparatus without first having obtained a moving permit from the City. 

Section 500.180.  Hours of Moving Limited. [CC 1979 §40.410; Ord. No. 383 §§A — B, 2-12-2007]

No building, dwelling, house, house trailer, mobile home, manufactured home, modular home, prefabricated or other factory-built home, barn, shed or other outbuilding or structure, or any part thereof, which is more than eight (8) feet in width or four thousand (4,000) pounds in weight shall be moved over the streets of the City (excluding State highways) except between the hours of sunrise and sunset and in no event shall any such structure be allowed to stand in the street of the City for a longer period than six (6) hours. 

Section 500.190.  Injury to Pavement. [CC 1979 §40.420; Ord. No. 383 §§A — B, 2-12-2007]

No pavement or any part thereof shall be taken up or removed to assist in any way the moving of any building, dwelling, house, house trailer, mobile home, manufactured home, modular home, prefabricated or other factory-built home, barn, shed or other outbuilding or structure, or any part thereof which is more than eight (8) feet in width or four thousand (4,000) pounds in weight nor shall pegs, stakes or poles be driven into paved street for such purpose. 

Section 500.200.  Insurance Coverage or Bond Required. [CC 1979 §40.430; Ord. No. 383 §§A — B, 2-12-2007]

Before any moving permit shall be issued under this Article, the applicant shall furnish to the City proof of sufficient liability insurance coverage or a good and sufficient surety bond providing coverage for injury to the person or property of another which occurs during the process of moving such building or other structure. 

Section 500.210.  Permit Denied — Violation — Penalty. [CC 1979 §40.440; Ord. No. 383 §§A — B, 2-12-2007] 

A.     The City Superintendent of the City or other official designated by the Mayor upon approval of the Board of Aldermen of the City shall be responsible for the issuance of moving permits required under the provisions of this Article. 

B.     No moving permit shall be issued if the building, dwelling, house, house trailer, mobile home, manufactured home, modular home, prefabricated or other factory-built home, barn, shed or other outbuilding or other structure for which a moving permit is required is to be moved to a location within the City where the structure will be in violation of any building code, zoning provision, setback requirement, fire protection provision or any other restriction contained in the City Code. 

C.     Moving a building, dwelling, house, house trailer, mobile home, manufactured home, modular home, prefabricated or other factory-built home, barn, shed or other outbuilding or structure, or any part thereof, which is more than eight (8) feet in width or four thousand (4,000) pounds in weight, without a permit issued by the City shall be a misdemeanor violation punishable upon conviction under the provisions of Section 100.220 of the Municipal Code of the City of Stockton, Missouri.     

ARTICLE V. NUMBERING OF BUILDINGS AND HOUSES

ARTICLE V

Numbering of Buildings and Houses

Section 500.220.  Duty of Owner. [Ord. No. 86 §1, 4-11-1988]

It shall be the duty of the owner, agent, lessor or occupant of every house or other building, except barns, garages and other buildings which are part of the same property with a numbered house or building, to place on every such building its property street number either by painting or by affixing such numbers in metal, glass or other form so that the same shall be clearly visible from the street. Numbers shall be placed on such houses and buildings within thirty (30) days from the time said owners, agents, lessors or occupants are notified either by mail, publication or telephone of the assignment of numbers to said houses as hereinafter provided. 

Section 500.230.  Assignment of Numbers. [Ord. No. 86 §2, 4-11-1988]

The public square shall be divided into the following sections:

Northeast public square;

Southeast public square;

Southwest public square; and

Northwest public square

Within each section of the public square, all houses and buildings shall be given numbers between 1 and 99. For purposes of said numbering, the numbering shall commence at North Street and commence around the square in a clockwise direction.

Numbers shall be assigned to houses and buildings from the intersection of North, South, East and West Streets as bases, and in the following manner:

All houses and buildings situated within the first (1st) block north of East and West Streets on all intersecting streets shall be given numbers between 1 and 99 inclusive; within the second (2nd) block numbers between 100 and 199 inclusive shall be used, and so on in each succeeding block; and all numbers shall be indicated by adding the word "North" to the name of the street, where applicable.

In like manner, the numbers between 1 and 99 inclusive shall be used in the first (1st) block south of East and West Streets on intersecting streets, and each succeeding hundred in each succeeding block; and the word "South" shall be added to the street name, where applicable.

On streets intersecting North or South Streets, numbers between 1 and 99 inclusive shall be used within the first (1st) block from North and South Streets on either side, and each succeeding hundred in each succeeding block, with the addition of the word "East" or "West" to the street name as the case may be.

Odd numbers shall be used on the west and north sides of the streets and even numbers on the east and south sides, respectively.

Within any block, the houses or buildings nearer the base street shall use the smaller numbers. In assigning numbers to houses and buildings between which one (1) or more twenty-five (25) foot lots lie unimproved, sufficient numbers shall be allowed for later assignment to such vacant lots. 

Section 500.240.  Duty of Mayor. [Ord. No. 86 §3, 4-11-1988]

It shall be the duty of the Mayor to assign numbers, as hereinbefore provided, to every house or other building in the City and to report the numbers assigned to the next regular meeting of the Board. The Board shall at once consider such report and accept and by resolution approve the same with such revision and amendments as it may deem necessary. A copy of the report, as approved, shall be filed with the resolution in the proceedings of the Board; a copy of the report and resolution, properly certified, shall be attached to the plat of the City in the office of the Register of Deeds of Cedar County and to the plat of the City in the office of the City of Stockton; and the numbers assigned may be entered upon the appropriate blocks and lots indicated on said plats. It shall be the duty of the City Clerk at once to notify the owners, agents, lessors or occupants of such houses or buildings, either by mail, publication or telephone, of the numbers so assigned. 

Section 500.250.  Report of Clerk. [Ord. No. 86 §4, 4-11-1988]

Whenever any house or other building is to be erected hereafter, a number shall be assigned at the time the building permit is granted therefor. On or before the thirty-first (31st) day of January of each year hereafter, it shall be the duty of the City Clerk to prepare certificates stating the new numbers assigned during the preceding calendar year, and send on to the Register of Deeds of Cedar County for attaching to the plat of the City as aforesaid, and to attach another to the plat in the office of the City of Stockton. Such numbers may be appropriately entered upon said plats. 

Section 500.260.  Penalty. [Ord. No. 86 §5, 4-11-1988]

Whoever shall fail to comply with the provisions of this Article, or whoever shall suffix to or display upon any house or building any such numbers other than those assigned to it, shall be guilty of a misdemeanor and upon conviction therefor shall be fined not less than five dollars ($5.00) nor more than fifty dollars ($50.00).          

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