Section 6-17 Amendments.
Prior to the adoption of Ord. 21804 on 09/16/2013, Section 6-17 read as follows.
The code adopted by this article is hereby amended by substituting the following sections in lieu
of those sections with corresponding numbers in the code, or, where there is no corresponding
section in the code, the following sections shall be enacted as additions to the code:
101.1 Title: These regulations shall be known as the Building Code of Columbia, Missouri,
hereinafter referred to as "this code."
101.2.2: Appendices C, F, I, and J are hereby adopted as amended.
Appendix J section J106.1 Maximum slope; is hereby amended to read as: The slope of cut and
fill surfaces shall be no steeper than is safe for the intended use, and shall be no steeper than 3
horizontal to 1 vertical (33 percent) unless the applicant furnishes a geotechnical
a steeper slope.
Exceptions: Number 1 is deleted in its entirety and exception number 2 will now be listed as
exception number 1.
Appendix J section J107.6 Maximum slope; is hereby amended to read as: The slope of fill
surfaces shall be no steeper than is safe for the intended use. Fill slopes steeper than 3 horizontal
to 1 vertical (33 percent) shall be justified by a geotechnical report or engineering data.
101.4 Referenced codes: Add the following additional sentence to this paragraph: All references
to the International Existing Building Code are deleted.
103.0 Division of Building and Site Development
103.1 Director: The administration and enforcement of this code shall be the duty of the director
of community development, who is hereby authorized to take such action as may be reasonably
necessary to enforce the provisions of this code. Such persons may be appointed and authorized
as assistants or representatives of the director as may be necessary to carry out the provisions of
103.2 Appointment: Delete
103.4 Restriction of employees: An employee connected with the Division of Building and
Development shall not be engaged in or directly or indirectly connected with the furnishing of
labor, materials or appliances for the construction, alteration or maintenance of a building, or the
preparation of plans or of specifications therefore, unless he is the owner of the building; nor
shall such employee engage in any work which conflicts with his official duties or with the
interest of the department.
104.7 Department records: An official record shall be kept of all business and activities of the
division specified in the provisions of this code, and all such records shall be open to public
inspection at all appropriate times and according to reasonable rules to maintain the integrity and
security of such records.
104.8 Liability: The code official, officer or employee charged with the enforcement of this
code, while acting for the jurisdiction, shall not thereby render himself liable personally, and is
hereby relieved from all personal liability for any damage accruing to persons or property as a
result of any act required or permitted in the discharge of official duties. Any suit instituted
against any officer or employee because of an act performed by that officer or employee in the
lawful discharge of duties and under the provisions of this code shall be defended by the legal
representative of the jurisdiction until the final termination of the proceedings. The code official
or any subordinate shall not be liable for costs in any action, suit or proceeding that is instituted
in pursuance of the provisions of this code; and any officer of the Division of Building and Site
acting in good faith and without malice, shall be free from liability for acts
performed under any of its provisions or by reason of any act or omission in the performance of
official duties in connection therewith.
107.1 General: Add the following paragraph and list after exception paragraph:
for the permit shall be accompanied by not less than two (2) sets of construction documents
drawn to scale, with sufficient clarity and detail dimensions to show the nature and character of
the work to be performed including general construction, special inspections, construction
observation programs, structural, mechanical and electrical work and calculations. Each sheet
each set of plans, each set of specifications, calculations and other data shall be legally
a registered design professional as required by the State of Missouri statutes. Where special
conditions exist, the code official is authorized to require additional documents, information or
calculations that are to be prepared by a registered design professional licensed in
the State of
Missouri. Legally sealed may include a wet seal with original signatures or other
Buildings or structures exempt from these requirements are:
a. One-family dwellings.
b. Two-family dwellings.
c. Commercial or industrial buildings not more than twelve hundred (1,200) square
which provide for the employment, sleeping, assembly, housing or feeding of less than ten (10)
d. Any structure containing less than twenty thousand (20,000) cubic feet, except
in b. or c. above.
e. A building or structure used exclusively for farm purposes.
107.2.5 Site plan: There shall also be filed a site plan showing to scale the size and location
all the new construction and all existing structures on the site, distances from lot lines, the
established street grades and the proposed finished grades; and it shall be drawn in accordance
with an accurate boundary line survey and certifying as to date survey was made. In the case of
demolition, the site plan shall show all construction to be demolished and the location and size of
all existing structures and construction that are to remain on the site or plot.
Exemption: One- and two-family dwellings are not required to show proposed finished grades.
22.214.171.124 Delete in its entirety
Private sewage disposal system: The site plan shall indicate the location of a private
sewage disposal system where a public sewer is not available. All technical data and soil data
required by the State of Missouri Regulation 19 CSR 20-3.060, Minimum Construction
Standards for On-Site Sewage Disposal Systems, shall be submitted with the site plan.
126.96.36.199 Location of utility easements to be shown on building permit applications: All
applications for building permits shall clearly show the location of all utility easements and all
structures, lines or pipes used by the utility and located within such utility easements. No
building permit shall be issued with respect to a structure to be located on, over, under or within
a utility easement unless and until such time as the city council:
A. Shall determine by ordinance that the structure as proposed contains adequate
1. Full ingress and egress to all portions of the easement insuring full and
construction and reconstruction of all utility structures located or which could be located within
the easement; and
2. Full use of the easement for utility purposes without danger to public property
and to the
health, safety and welfare of the citizens of the city.
B. Shall receive adequate assurances in the form of a bond or a waiver of claim
agreement on a form approved by the city counselor sufficient to protect the city and its citizens
Provided, however, that in lieu of the requirements of subparagraphs A and B above, an applicant
shall have the option of relocating any and all utility improvements and utility easements at
applicants own expense and upon the written approval of the owner of the improvements and
108.4 Termination of approval: The code official is hereby authorized to terminate such permit
for a temporary structure and to order the demolition of any such construction at the officials
discretion, or as directed by a decision of the building construction codes commission.
109.1 General: A permit to begin work for new construction, alteration, removal, demolition or
other building operation shall not be issued until the fees prescribed in this section shall have
been paid to the Division of
Building and Site Development or other authorized agency of the
jurisdiction, nor shall an amendment to a permit necessitating an additional fee be approved until
the additional fee shall have been paid.
109.2 Permit fees:
Permit fees for new construction and additions shall be based upon the value of the construction
as determined by the Division of Building and Site Development using the latest August
publication of the International Code Council Building Valuation Data which shall be effective
as of October 1st of the year it is published . Remodeling, alterations and repair valuations
be computed using fifty (50) percent of the value for new construction.
The values determined in accordance with the above is for determining the building permit fee
and is not intended to determine actual construction costs. The building permit fee shall be:
$2.25 per thousand dollars of value (minimum fee $21.60)
Footing & Foundation Only - The permit fee to do
only footing and foundation for a building
or structure shall be $54.00. This fee is in addition to the normal building
permit fee and is
not refundable or credited to the normal building permit fee.
Plan Review Fee - Fifty (50) percent of building permit
fee. This fee is imposed whenever
plans are required.
Reinspection: - $35.00
for each failed inspection
$75.00 for each failed re-inspection
Exemption: Residential storage structure under 120 square feet shall be exempt from permit
109.2.1 Moving of buildings: The fee for a building permit for the removal of a building or
structure from one lot to another or to a new location on the same lot shall be fifty (50) percent of
the fee for new buildings with a minimum fee of $45.00. There shall also be an inspection fee
$25.00 prior to moving the building or structure.
109.2.2 Demolition: The fee for a permit for the demolition of a building or structure shall be:
residential fifty dollars ($50.00), commercial one hundred dollars ($100.00).
109.2.3 Signs: The fee for signs, billboards and other display structures for which permits are
required under the provisions of the Sign Regulations shall be $45.00 for not more than fifty (50)
square feet. For each sign over fifty (50) square feet - $45.00 plus $0.15 for each square foot
over fifty (50).
109.4 Work commencing before permit issuance: Where work for which a permit is required by
this code is started prior to obtaining the permit, the fees specified above shall be doubled. If
person, firm or corporation commits a second offense by starting work without a permit, the
person shall pay three times the customary fee in order to obtain the necessary permit. Any
offense shall subject the offender to prosecution under Section 114 of this code.
If any person, firm or corporation fails to obtain the necessary permit(s) within five (5) days after
being notified in writing to do so by the code official, the person shall pay in addition to the fee
as provided above, the sum of five dollars ($5.00) for each day in excess of the five (5) days that
pass before the person obtains the necessary permit. The payment of any or several of the above-stated
fees shall not relieve any person from fully complying with the requirements of this code
in the execution of the work nor from any penalties prescribed herein.
109.5 Related fees: The payment of the fee for the construction, alteration, removal, or
demolition and for all work done in connection with or concurrently with the work contemplated
by a building permit, shall not relieve the applicant or holder of the permit from the payment of
other fees that are prescribed by law or ordinance for water taps, sewer connections, electrical
permits, erection of signs and display structures, marquees or other appurtenant structures, or
fees for inspections, certificates of use and occupancy or other privileges or requirements, both
within and without the jurisdiction of the Division of Building and Site Development.
109.6 Refunds: The code official shall authorize the refunding of fees as follows:
1. The full amount of any fee paid hereunder which was erroneously paid or collected.
2. Not more than seventy five (75) percent of the permit fee paid when no work
has been done
under a permit issued in accordance with this code.
The code official shall not authorize the refunding of any fee paid, except upon written
application filed by the original permittee not later than 180 days after the date of fee payment.
111.3 Temporary Occupancy: A bond must be provided to receive a Temporary Certificate of
Occupancy. The building official will establish a bond amount based on the work remaining for
completion of the structure and the site. The building owner, contractor, or design professional
in responsible charge shall provide information, including a completion date for all building and
site work remaining for completion. The building official has the authority to approve or deny
any request for a Temporary Certificate of Occupancy. The building official has the authority
set the final amount of the bond, or the option to waive the bond upon receiving written request
and documentation for file from the building owner, contractor, or design professional in
113 BUILDING CONSTRUCTION CODES COMMISSION
113.1 Creation of the commission: There is hereby created a building construction codes
commission consisting of ten (10) members and ten (10) alternates.
Membership of the commission: The commission shall consist of ten (10) members
appointed by the city council. The first three (3) members appointed shall serve for three (3)
years, the second three (3) members appointed shall serve for two (2) years and the final four (4)
members shall serve for one year. Thereafter, each new member shall be appointed for three (3)
years or until a successor has been appointed. Appointments to fill vacancies shall be for
unexpired terms only.
Qualifications of commission members: The commission shall be composed of
individuals with the following qualifications:
1. Professional engineer (experience in electrical/mechanical)
2. Professional engineer (experience in structural/civil)
3. Master plumber
4. Licensed electrician or electrical contractor
5. Major contractor or superintendent
6. Minor contractor or home builder
7. Person experienced in fire prevention
8. Registered architect
10. Residential rental property owner
113.1.3 Alternates: Whenever possible, the city council shall appoint an alternate commissioner
of equal qualifications for each regular commissioner appointed. The alternate shall serve a term
contemporaneous to the term of the regular commissioner of equal qualifications.
Commission chair: The board shall select one of its members to serve as chair and the
code official shall designate a clerk from the department to serve as secretary to the board, who
shall keep a detailed record of all proceedings on file in the Division of Building and Site
113.1.5 Meetings: Upon the request of any commissioner or whenever there is any business to
transact before the commission, the commission shall meet once each month.
113.1.6 Absence of commissioners: During the absence of a commissioner, the designated
alternate shall sit on the commission. While sitting on the commission, the alternate shall have
the full power and authority of the regular commissioner. The chair of the commission is
authorized to excuse any member from attendance at a commission meeting; provided that the
member requested to be excused before the meeting. Any member who is absent, without being
excused, from twenty-five (25) percent of the regular commission meetings held in a calendar
year shall automatically forfeit the office. Any member who is absent, without being excused,
from three (3) consecutive regular meetings shall automatically forfeit the office. It shall be the
duty of the chair to promptly notify the city council of the vacancy. The city council, upon such
notice, shall appoint a new commissioner with equal qualifications to fill the remainder of the
113.2 Application for appeals: The owner of a building or structure or any person directly
affected by a decision of the code official or fire marshal may appeal to the building construction
codes commission from a decision of the official refusing to grant a modification, variance or
waiver to the provisions of the Building, Electrical, Plumbing, Mechanical, Fire Prevention, One
and Two Family Dwelling or Property Maintenance codes covering the manner of construction
or materials to be used in the construction, erection, alteration, or repair of a building or
structure. Application for appeal may be made when it is claimed that the true intent of the code
or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of the
code do not fully apply, an equally good or better form of construction can be used, or undue
hardship is created by strict compliance with the letter of the code but has no significant effect on
the health, safety and welfare of the public or any individual. A fee of one hundred twenty
dollars ($120.00) must be submitted with the application. The fee shall be refunded to the
applicant if the applicant appears at the commission meeting at which the appeal is scheduled to
113.2.1 Notice of meeting: The commission shall meet upon notice of the chairman within ten
(10) days of filing of an appeal or at stated periodic meetings if warranted by the volume of
113.2.2 Public hearing: All hearings and meetings of the commission shall be public. All
hearings considering an appeal of a ruling of the code official or fire marshal shall be on the
record and be recorded by a person qualified as a court reporter. At the appeal hearing, the
appellant, and appellant's representative, the official of the jurisdiction and any other person
whose interests may be affected by the matter on appeal, shall be given an opportunity to be
heard. All testimony on matters on appeal shall be given under oath.
113.2.3 Adjourned meeting: When seven (7) qualified commissioners are not present to consider
a specific appeal, either the appellant, the building official or their representative may request a
postponement of the hearing.
113.2.4 Action of the commission: The commission shall affirm, modify or reverse the decision
of the building official or fire marshal by a concurring vote of six (6) members. Every action
the commission shall be by motion or resolution and the commission's decision shall be
evidenced by certified copies which shall be furnished to the appellant and to the code official.
113.2.5 Exemption of members: A member of the commission shall not vote on any question in
which that member is engaged as contractor, material dealer, or in the preparation of plans or
specifications, or in which the board member has any personal interest.
113.2.6 Determining vote: Failure to secure six (6) concurring votes shall be deemed a
confirmation of the decision of the code official except that the appellant shall be entitled to
further hearing before a full commission if there were not ten qualified members present when
the vote was taken.
113.2.7 Enforcement of decision: The code official shall take immediate action in accordance
with the decision of the board.
113.3 Court review: Any person aggrieved by a decision of the commission may appeal to the
circuit court as provided by Chapter 536 of the Revised Statutes of Missouri.
113.4 Code revisions: The commission shall, at the request of the city council, review the
Building and other codes periodically for updating and recommending changes.
114.4 Violation penalties:
(1) Any person who shall violate a provision of this
code or shall fail to comply with any of
the requirements thereof or who shall erect, construct, alter, demolish or repair a building or
structure in violation of an approved plan or directive of the code official, or of a permit or
certificate issued under the provisions of this code, shall be guilty of a misdemeanor, punishable
by fine of not more than five hundred ($500.00), or by imprisonment not exceeding one (1) year
or both such fine and imprisonment. Each day that a violation continues shall be deemed a
(2) Any person who demolishes a structure without first
obtaining a permit to demolish the
structure shall be punished by a fine of one dollar ($1.00) per gross above-ground square footage
of the structure in addition to the penalties described in section 114.4(1).
(3) Any person who demolishes an historic resource, as
defined in section 3303.7 without
first obtaining a permit to demolish the structure shall be punished by a fine of two dollars
($2.00) per gross above-ground square footage of the structure in addition to the penalties
described in section 114.4(1).
115.3 Unlawful continuance: Any person who shall continue any work in or about the structure
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 conditions, shall be liable to a fine of not less than one
hundred dollars ($100.00) or more than one thousand dollars ($1,000.00).
903.2.1.2 Group A-2: Item 2. The fire area has an occupant load of 200 or more; or
903.2.7 Group M: Delete item 4 in its entirety
915.1 Emergency responder radio coverage shall be provided in all new high rise buildings, and
other buildings specifically required by the authority having jurisdiction based on known
substantiated problems associated with radio coverage, in accordance with Section 510 of the
International Fire Code.
1301.1.2: Use group R-2, R-3 and R-4 shall comply with this section or the requirements of
International Energy Conservation Code. All buildings of Use Group R-2, R-3 and R-4 shall be
insulated in accordance with the following:
BUILDING AREA AND REQUIRED INSULATION VALUE
Ceiling or roof -- R-38
Exterior wall -- R-15.5 for the assembly
Floor above unheated area or crawl space and ducts in ventilated attic or crawl space -- R-19
Walls separating one and two family dwellings from garage areas, walls facing ventilated attic
spaces and finished exterior basement walls -- R-13
Ducts in unheated area not exposed to outside ventilation -- R-4
Joints in the building conditioned envelope that are sources of air leakage, such as around
window and door frames, between wall cavities and window or door frames, between wall
assemblies or their sill plates and foundations, between utility service penetrations through the
building envelope, shall be properly sealed with compatible and durable caulking, gasketing,
weather-stripping or other materials in an approved manner. All exterior walls shall have a vapor
retarder, capable of reducing vapor transmission to less than 1 perm, installed on the inside or the
warm surface side of the insulated wall or ceiling. Only those ceilings that are attached directly
to the underside of the roof rafters, such as flat roofs or cathedral ceilings, are required to install
the vapor retarder. All windows shall have a maximum Thermal Transmittance (U) value of 0.55.
1604.1 General: Add the following to this paragraph: The following standard structural design
criteria are established:
1. Roof Live Load, Minimum Unreduced = 20 psf.
2. Snow Load (Ground Snow Load) Pg = 20 psf.
3. Wind Loading (Basic wind speed (3 second gust) V =
4. Seismic Loading;
a. Site class D, default site
class per 1613.5.2.
b. Mapped Spectral response accelerations.
1801.2 Design basis: Add the following to this paragraph: The following standard design
criteria are established:
1. Foundation Frost Depth, Minimum = 30 (refer
2. Presumptive net allowable foundation bearing pressure
= 1500 psf (refer to 1803.1 and
1806.2). Note that section 1803.5.11 and section 1803.5.12 requires a geotechnical investigation
if the structure has a seismic design category C, D, E or F.
1808.6.2 Slab-onground foundations: Add: Exception: Slab-on-ground systems that
performed adequately in soil conditions similar to those encountered at the building site are
permitted subject to the approval of the building official.
1811 Retaining Walls
1811.1 In addition to other requirements as stated in this code; the following provisions shall
apply to retaining walls.
1811.2.1 Retaining Wall Plan review and construction inspection process. Integral
The building code defines a retaining wall as a wall not laterally supported at the top that resists
lateral soil load and other imposed loads. Retaining walls that are integral to the building
foundation must be approved by Building and Site Development prior to the issuance of a
1811.2.2 Retaining Wall Less than four (4) feet in height measured from the bottom of the
footing to the top of the wall.
Detailed plans and calculations are not required. However, site plans, at a minimum, should
indicate top and bottom of wall elevations, existing and proposed contours, drainage features,
buildings, and property lines, public easements, parking facilities, and streets. Furthermore,
City retains the right to require additional design information regarding tiered retaining walls if
there is concern that the upper wall may impose a surcharge condition on the lower wall. These
items will be required prior to the issuance of a building permit.
1811.2.3 Retaining Wall Greater than four (4) feet in height.
Detailed plans and calculations are required to be submitted to Community Development
Engineering. However, only the items mentioned above must be submitted prior to the issuance
of a building permit. The following additional items must be submitted prior to the beginning of
1. A typical section showing wall and footing dimensions, backfill slopes, steel
reinforcement details, weep hole locations, and subsurface drainage systems.
2. Engineering calculations for the design of the wall, noting all assumptions
such as concrete
and steel reinforcement strengths, soil parameters, surcharges, bearing pressures, safety factors
for bearing capacity, overturning, sliding, external and internal stability, and deep - seated shear
3. Construction plans should specify the type of backfill to be used and any
requirements if not granular. A geotechnical investigation and report is recommended but not
1811.2.4: Failure to submit the above information prior to the beginning of wall construction
may result in the issuance of a stop work order by the Community Development Department until
which time the retaining wall design is reviewed and approved.
1811.2.5: First time submittals for plan review can take up to two (2) weeks for review.
Additional submittals have a turn around time of one (1) week. The contractor should plan
submittals accordingly to avoid unnecessary delays in construction.
1811.2.6: All plans, profiles, cross-sections, and calculations must be prepared and sealed by
registered professional engineer licensed in the State of Missouri. The professional engineer
responsible for all aspects of the retaining wall design. The use of standard drawings from
reputable manufacture is allowable and even encouraged, but the professional engineer who seals
the drawings and computations is responsible for the retaining wall design. In the absence of
sufficient geotechnical information, the engineer shall be responsible for any design assumptions.
Approval of the necessary plans and calculations will not transfer or share responsibility of the
retaining wall design to the City of Columbia.
1811.3 Following construction the engineer must submit a certificate of conformance
indicating that the backfill and foundation material used met the requirements of the original
design. This certificate must be signed and sealed by a registered professional engineer licensed
in the State of Missouri and, at a minimum, indicate the wall was inspected at the following
1811.3.1 For Concrete Walls
1. Footings prior to pouring with reinforcement in place
2. Walls prior to pouring with reinforcement in place
3. At the beginning of the backfill operation
4. Following completion of the wall
1811.3.2 For Modular Walls
1. Footings or bearing pad
2. During backfill operation and for the first layer of soil reinforcement
3. Following completion of the wall
1811.3.3 The City retains the right to request additional special inspections for items such as:
vicinity to public streets or permanent residences, excessive wall heights, or potential for
groundwater or surface runoff problems.
1811.4 Additional Information. Retaining walls shall be designed to ensure stability against
overturning, sliding, excessive foundation pressure, and water uplift. Retaining walls shall be
designed for a safety factory of 1.5 (Note: If the backfill or underlying soil is clay or clayey silt,
the safety factor should be increased to 2.0) against lateral sliding and overturning and a bearing
capacity of 3.0.
Retaining walls with grade differenced in excess of thirty (30) inches are required to have a fence
or guardrail protecting the public from injury. The fence or guardrail must be a minimum of
thirty-six (36) inches in height in residential applications and forty-two (42) inches in
commercial applications. The vertical balusters and bottom rail must be situated so that a four
(4) inch sphere cannot pass between any portions of the fence. Horizontal balusters will not be
1811.5 The property owner (or the property owner's representative) must ensure that the retaining
wall is properly designed and constructed. The property owner is responsible for maintenance
and repairs of all retaining walls on the property. Developers are not allowed to construct
retaining walls of any size within the public right-of-way or in areas that will be dedicated for
public right-of-way without prior review and approval by the Community Development
1811.6 All retaining walls must be installed, inspected, and issued a certificate of conformance
prior to a certificate of occupancy being issued or approved by the building official. The
building official retains the option to waive this requirement under special circumstance.
2902.2.1 Family or assisted-use toilet facilities serving as separate facilities. Where a building or
tenant space requires a separate toilet facility for each sex and each toilet facility is required to
have only one (1) water closet, two (2) family/assisted-use toilet facilities shall be permitted to
serve as the required separate facilities. Family or assisted-use toilet facilities shall not
required to be identified for exclusive use by either sex as required by Section 2902.4.
3109.4 Residential swimming pools: Delete exception.
3109.4.1 Outdoor Private Swimming Pool: An outdoor private swimming pool, including
an in-ground, aboveground or on-ground pool, hot tub or spa shall be provided with a barrier which
shall comply with the following:
1. The top of the barrier shall be at least seventy-two
(72) inches (1836 mm) above finished
ground level measured on the side of the barrier which faces away from the swimming pool. The
maximum vertical clearance between finished ground level and the barrier shall be two (2) inches
(51 mm) measured on the side of the barrier which faces away from the swimming pool. Where
the top of the pool structure is above finished ground level, such as an aboveground pool, the
barrier shall be at finished ground level, such as the pool structure, or shall
be mounted on top
of the pool structure. Where the barrier is mounted on the pool structure, the opening between
the top surface of the pool structure, the opening between the top surface of the pool frame and
the bottom to the barrier shall not allow passage of a four-inch (102 mm) diameter sphere.
Exception: For use groups R-3 and R-4 the top of the barrier shall be
at least forty- eight
(48) inches (1219 mm) above finished ground level measured on the side of the
faces away from the swimming pool provided the swimming pool is equipped
with a safety
cover which complies with ASTMF 1346.91 (2003).
3201.3 Other laws: Add the following additional sentence to this paragraph: All encroachments
by balconies into the public rights-of-way shall conform to the requirements of this chapter and
the requirements of section 24-2(c) and section 29-26(c) of the code of ordinances.
3202.2.1 Steps: Delete
3202.3.3 Encroachments 15 feet or more above grade: Delete
3202.5 The regulations for awnings set forth in this code shall be modified for awnings on
buildings within the boundaries of the Columbia Special Business District as follows:
(1) The following materials are prohibited:
coated, high sheen cotton
Opaque or semi-opaque awnings with back-lighted translucent graphics are permitted provided
the graphics meet all sign requirements.
(2) Any valance on an awning shall not exceed a height of twelve (12) inches.
(3) Upper floor awnings should fit the height, width
and shape of each window. Such
awnings shall not be placed noticeably higher than the top of the window opening and trim. The
bottom of the valance shall not extend lower than the midpoint of the window. Dome-type and
curved awnings are only allowed on windows that have arched or curved openings. Upper floor
awnings shall not span multiple windows unless the distance between glazed openings is less
than eighteen (18) inches.
(4) Stanchions or columns that support awnings, marquees
and signs are prohibited.
(5) The lower edge of awnings on the ground floor shall
be a minimum of eight (8) feet
above the sidewalk and a maximum of ten (10) feet above the sidewalk.
(6) Awnings shall not extend into or occupy more than
two-thirds of the width of the
sidewalk measured from the building and shall not extend more than seven (7) feet from the
(7) Awnings in the Central Business District that were
lawful conforming awnings on
February 19, 2007 but that do not conform with the provisions of section 6-17 shall be allowed to
remain in place indefinitely as lawful nonconforming uses.
(8) Awnings shall be properly maintained.
3303.4 Vacant lot: Where a structure has been demolished or removed, the vacant lot shall be
filled, leveled and graded to provide proper drainage with no ponding of water. Commercial lots:
Paved auto driveways and parking areas may remain provided they are in acceptable condition.
Building excavations may be filled with clean fill or crushed stone. Parking on these areas is not
permitted. Residential lots: Existing excavations are to be filled and graded to a mowable
condition with all building materials, trash and debris removed. Adequate fill is to be placed
potential settling. The complete structure shall be removed which includes all slabs and
foundations eighteen (18) inches below the pre-demolition finished grade, leaving the lot in a
natural buildable condition without hazards, without ponding, and mowable. All accessory
buildings are to be removed at the time of demolition of the primary structure. All lots without
sufficient vegetative cover to prevent erosion from the site shall have erosion control measures
installed at the final inspection.
3303.6 Utility connections: Before a structure can be demolished or removed, the owner or agent
shall notify all utilities having service connections within the structure such as water, electric,
gas, sewer, and other connections. A permit to demolish or remove shall not be issued until:
(1) A release is obtained from the utilities, stating that their respective service
appurtenant equipment, such as meters and regulators, have been removed or sealed and plugged
in a safe manner; and
(2) A bond or other security deposited with the City in the amount of two thousand
($2,000.00), guaranteeing that the building and debris are removed from the lot within ninety
(90) days, the lot graded to comply with Section 3304 and required inspections are completed.
(3) Sewer laterals connecting the building to the City sewer system are to be
cut and capped in
an approved manner at or near the property line. The cap must be inspected prior to backfill of
3303.7 Historic Preservation Commission review of demolition permits. An application for any
permit that authorizes the demolition of an historic resource shall include notice of the
application addressed to the Historic Preservation Commission. The notice shall be on a form
provided by the building official. The building official
, upon verification that the application is
shall promptly forward the notice to the Historic Preservation Commission in care of
the Community Development Department. The building official shall not issue the permit
authorizing the demolition until
the lesser of thirty (30) calendar
days after the notice has been
sent to the Community Development Department or until the Historic Preservation Commission
notifies the building official that the Commission has no objection to the immediate demolition
of the structure.
The thirty (30) day review period shall not begin until the application requesting
demolition has been deemed to be complete.
The building official shall post notice of the proposed demolition in a conspicuous place facing
each street abutting the property on which the structure to be demolished is located. The sign
face shall be at least five square feet.
To allow for the thirty (30) day review period and no more than six (6) months to pass
notice to the public of the demolition, no more than seven (7) months shall elapse between
making application for a demolition permit and the actual removal of a structure. Failure to
remove an authorized structure within this timeframe shall require that a new application for
demolition be filed.
The following definitions apply to this section:
Demolition means removal of more than twenty-five percent (25%) of the exterior wall or
walls facing a public street or removal of fifty percent (50%) of all exterior walls.
Historic resource means any structure that
(1) Is fifty (50) years old or older; or
(2) Is located in an historic resources survey area;
(3) Is within an actual or proposed National Register
of Historic Places district; or
(4) Has been recognized or nominated by the Historic
Preservation Commission as a most
Exceptions: The following shall not be subject to the provisions of this subsection:
(1) A building or structure that has been determined
to be a public nuisance and dangerous to
the health, safety, or general welfare under the Property Maintenance Code of Columbia,
(2) A building or structure that the City, before December
1, 2008, has authorized to be
(3) Interior demolition.
(4) An accessory building or structure that is not contemporary
with an historic resource.
(5) A building or structure for which the State Historic
Preservation Office, Department of
Natural Resources, has completed a Section 106 review and returned a finding of no historic
(6) A building or structure that is subject to the certificate
of appropriateness provisions of
Sec. 29-21.4 of the Code of Ordinances, Columbia MO.
3401.5 Alternative compliance. Delete in its entirety.
3410.2 Permit to move: A permit to move a building or structure shall not be issued until a bond
or other security is posted with the city in the amount of five thousand dollars ($5,000.00),
guaranteeing that the building or structure will be made to comply with Section 3410.1 within
180 days from date of issuance of permit.
3410.3 Permit required to use public streets or right-of-way: No building or structure of any
nature or description shall be moved over any street of the City of Columbia, Missouri, by any
means whatsoever without first obtaining permission from the city manager. Upon receipt of an
application for a permit, the city manager shall refer the same to the director of community
development, who shall cause an inspection to be made to determine whether or not the building
or structure is a public nuisance, as described in the Property Maintenance Code of Columbia,
Missouri. Upon completion of the inspection, the director shall provide written findings to the
city manager. At the same time the application for a permit is referred to the director of
community development, the city manager shall direct the director of water and light to make an
inspection of the route over which the building or structure is proposed to be moved, to
determine whether or not any facilities of the water and light department could constitute an
obstacle to such removal. Upon completion of the inspection, the director of water and light shall
provide written findings to the city manager. After giving consideration to the reports, and to any
other matter involved in such removal which might concern the safety or welfare of the public, or
public or private property, the city manager may grant or deny the application for permit.
Not to stand on street longer than six hours: No buildings or structures shall be allowed
to stand in the streets of the city in one block for a longer period than six (6) hours, except for
period between sunset and sunrise, when such buildings or structures shall have flares set about
them on every side.
Not to injure or take up pavement: No pavement shall be taken up or removed to assist in
any way the moving of any building or structure, nor shall pegs, stakes, or poles be driven into
paved streets for such purposes.
Bond required: Before any permit shall be issued by the city manager, the applicant shall
furnish a good and sufficient bond with a corporate surety company as surety to be approved by
the city manager, in a sum to be fixed by the city manager at not less than double the estimated
damages, conditioned that the applicant will promptly and fully pay the owner for any public or
private property injured or destroyed by applicant in the process of moving such building, and
that applicant will reimburse the city for costs and expenses incurred by the city in removing
water and light department facility obstacles from the route and restoring the same.
Applicability: Structures existing prior to January 1, 2002, in which there is work
involving additions, alterations or changes of occupancy, shall be made to conform to the
requirements of this section or the provisions of Sections 3402 through 3407.
The provisions in Sections 3412.2.1 through 3412.2.5 shall apply to existing occupancies that
will continue to be, or are proposed to be, in Use Groups A, B, E, F, M, R, S and U. These
provisions shall not apply to buildings with occupancies in Use Group H or I.
3412.3.1 Hazards: Where the code official determines that a structure is a public nuisance, as
provided for in the Property Maintenance Code of Columbia, Missouri, such nuisance shall be
abated in accordance with the Property Maintenance Code of Columbia, Missouri.
(Ord. No. 14115 § 1, 7-5-94; Ord. No. 14248 § 1, 10-10-94; Ord. No. 14977, § 1, 9-16-96;
No. 15399, § 1, 10-20-97; Ord. No. 15629, § 1, 6-1-98; Ord. No. 16594, § 1, 9-18-00;
17500, § 1, 11-4-02; Ord. No. 17658, § 1, 4-21-03; Ord. No. 18940, § 1, 3-6-06; Ord.
§ 1, 1-2-07; Ord. No. 19432, § 1, 3-5-07; Ord. No. 19486, § 1, 4-2-07; Ord. No. 19675,
§ 1, 9-17-07; Ord. No. 19698, § 1, 10-15-07; Ord. No. 20124, § 1, 12-1-08; Ord. No. 20284,
§ 1, 6-1-09;
Ord. No. 20696, § 1, 8-2-10; Ord. No. 20906, § 1, 3-21-11; Ord. No. 21095, § 2, 9-19-11;
No. 21415, § 1, 9-4-12; Ord. No. 21424, § 1, 9-17-12; Ord. No. 21557, § 1, 01-07-13)