Source: https://ecode360.com/29334699
Timestamp: 2020-06-01 10:11:32
Document Index: 244168215

Matched Legal Cases: ['§ 510', '§ 510', '§ 510', '§500', '§225', '§1', '§5', '§1', '§1', '§1']

City of Overland, MO Dangerous Buildings
§ 510.070 Building Commissioner.
§ 510.080 Duties of the Building Commissioner.
§ 510.130 Protocols for Abatement of Contamination Related to the Presence or Production of Methamphetamine.
City of Overland, MO / Building and Construction
Cross References — Property maintenance code, §500.090 et seq.; renting dangerous buildings, §225.060.
Editor's Note — Ord. no. 2001-47 §1, adopted July 9, 2001, repealed ch. 510 enacting the new provisions herein. Former ch. 510 derived from CC 1976 §§5-32 — 5-43; ord. no. 1138 §1, 2-9-70.
Section 510.070 Building Commissioner.
Section 510.080 Duties of the Building Commissioner.
Section 510.130 Protocols for Abatement of Contamination Related to the Presence or Production of Methamphetamine.
[Ord. No. 2001-47 §1, 7-9-2001]
It is the purpose of this Chapter to provide a just, equitable and practicable method for the repairing, vacation or demolition of buildings or structures that may endanger the life, limb, health, property, safety or welfare of the occupants of such buildings or the general public, and this Chapter shall apply to all dangerous buildings, as herein defined, that now are in existence or that may hereafter exist in the City of Overland, Missouri.
The Code Enforcement Officer(s) shall be the Building Inspector(s) within the meaning of this Chapter.
Notify the owner, occupant, lessee, mortgagee, agent and all other persons having an interest in the building or structure, as shown by the land records of the Recorder of Deeds of St. Louis County, of any building or structure found by him/her to be a dangerous building or structure within the standards set forth in Section 510.020. Such notice shall be in writing and shall be given either by personal service or by certified mail, return receipt requested, or if service cannot be had by either of these modes of service, then service may be had by publication in a newspaper qualified to publish legal notices for two (2) consecutive weeks.
The Commissioner of Building Hearings shall act as Building Commissioner under this Chapter.
Give written notice of said hearing, either by personal service or by certified mail, return receipt requested, or if service cannot be had by either of those modes of service, then by publication in a newspaper qualified to publish legal notices, at least ten (10) days in advance of the hearing date, to the owner, occupant, mortgagee, lessee, agent and all other persons having an interest in said building as shown by the land records of the Recorder of Deeds of St. Louis County, who may appear before the Building Commissioner on the date specified in the notice to show cause why the building or structure reported to be a dangerous building should not be repaired, vacated or demolished in accordance with the statement of particulars set forth in the Building Inspector's notice as provided herein. Any party may be represented by counsel and all parties shall have an opportunity to be heard.
If the owner, occupant, mortgagee or lessee fails to comply with the order within thirty (30) days, the Building Commissioner shall cause such building or structure to be repaired, vacated or demolished and the property cleaned up as the facts may warrant. If the Building Commissioner or other designated officer or officers issues an order whereby the building or structure is demolished, secured or repaired, or the property is cleaned up, the cost of performance shall be certified to the City Clerk or officer in charge of finance, who shall cause a special tax bill or assessment therefor against the property to be prepared and collected by the City Collector or other official collecting taxes, unless the building or structure is demolished, secured or repaired by a contractor pursuant to an order issued by the City and such contractor files a mechanic's lien against the property where the dangerous building is located. The contractor may enforce this lien as provided in Sections 429.010 to 429.360, RSMo. Except as provided in Section 510.090, at the request of the taxpayer the tax bill may be paid in installments over a period of not more than ten (10) years. The tax bill from the date of its issuance shall be deemed a personal debt against the property owner and shall also be a lien on the property until paid. Said tax bill or assessment shall bear interest at a rate of eight percent (8%) per annum until paid.
The City shall release the proceeds and any interest that has accrued on such proceeds received under subdivision (1) of this Subsection to the insured or as the terms of the policy and endorsements thereto provide within thirty (30) days after receipt of such insurance monies, unless the City has instituted legal proceedings under the provisions of Subsection (6) of Section 510.080. If the City has proceeded under the provisions of Subsection (6) of Section 510.080, all monies in excess of that necessary to comply with the provisions of Subsection (6) of Section 510.080 for the removal, securing, repair and clean up of the building or structure and the lot on which it is located, less salvage value, shall be paid to the insured.
Any owner, occupant, lessee, mortgagee, agent or any other person(s) having an interest in a dangerous building as shown by the land records of the Recorder of Deeds of St. Louis County may appeal such decision to the Circuit Court of St. Louis County, as provided for in Sections 536.100 to 536.140, RSMo., if a proper record as defined in Section 536.130, RSMo., is maintained of the hearing provided for in Section 510.080 hereof. Otherwise, the appeal shall be made pursuant to the procedures provided for in Section 536.150, RSMo.
In cases where it reasonably appears that there is immediate danger to the health, life, safety or welfare of any person unless a dangerous building, as defined herein, is immediately repaired, vacated or demolished and the property is cleaned up, the Building Inspector shall report such facts to the Building Commissioner and the Building Commissioner may cause the immediate repair, vacation or demolition of such dangerous building. The costs of such emergency repair, vacation or demolition of such dangerous building shall be collected in the same manner as provided in Sections 510.080 and 510.090.
The owner, occupant or lessee in possession of any dangerous building who shall fail to comply with the order to repair, vacate or demolish said building given by the Building Commissioner or who shall fail to proceed continuously without unnecessary delay; and any person removing any notices provided for in this Chapter; and any person violating any other provisions of this Chapter shall be guilty of an ordinance violation and upon conviction thereof shall be fined not more than one thousand dollars ($1,000.00). Each day that a person fails to comply with an order of the Building Commissioner may be deemed a separate offense.
[Ord. No. 2015-10 §1, 4-13-2015]
To adopt standards for identifying dangerous levels of toxic chemicals and residue associated with the production and storage of methamphetamine and methamphetamine precursor chemicals, and
To establish protocols whereby the Director of Community Development or the Director's designee may cooperate with and rely on law enforcement and emergency agencies to:
Evaluate whether a structure is contaminated in relation to the production and storage of methamphetamine and methamphetamine precursor chemicals, and
Order or cause the abatement of contamination in structures related to the presence or production of methamphetamine.
Definitions. For the purposes of this Section, the words or terms listed below are defined as follows:
Dextro- and levo-methamphetamine, and unidentified isomers of the same, any racemic mixture of dextro- /levo-methamphetamine, or any mixture of unidentified isomers of methamphetamine. The term includes derivatives, conjugates, oxides, and reduced forms of the basic structure associated with the formation of methamphetamine. For the purposes of this Section, this term includes amphetamine, ephedrine, and pseudoephedrine when so situated as to reasonably appear to be instrumental in the production of methamphetamine as previously defined under this heading, "METHAMPHETAMINE."
METHAMPHETAMINE PRECURSOR CHEMICALS
Includes chemicals enumerated in Subsection (C) when so situated as to reasonably appear to be instrumental in the production of methamphetamine.
A company or contractor who tests structures for the presence of unsafe methamphetamine contamination or abates such unsafe methamphetamine contamination and who:
Complies with the most current edition of the U.S. Environmental Protection Agency Voluntary Guidelines for Methamphetamine Laboratory Cleanup;
Complies with the regulations of the Occupational Safety and Health Administration of the United States Department of Labor relating to hazardous waste operations and emergency response, including 29 CFR 1910.120;
Requires that at least one (1) employee or supervisor assigned to and on duty at any work site shall have completed the forty (40) hour Hazardous Waste Operations and Emergency Response (HASWOPER) training as provided by 29 CFR 1910.120;
Requires its personnel to complete a clandestine drug lab and decontamination course offered by a sponsor acceptable to the City of Overland;
Neither employs nor is managed or owned by a person who has either been convicted of any crime involving the production, possession, use, or distribution of methamphetamine; and
Is not engaged to test or decontaminate any structure or portion thereof in which it or any of its owners, managers, or personnel has an interest.
The presence of chemicals in a structure or portion thereof at levels exceeding the levels for such chemicals as provided in Subsection (C) below.
Unsafe Contamination Levels. A structure or portion thereof will be considered unsafe for purposes of enforcing the Municipal Code of the City of Overland if it is found to contain any of the chemicals listed below at exposure limits above the levels listed below, as established by the National Institute for Occupational Safety and Health:
[Ord. No. 2017-12, 9-11-2017]
Red Phosphorus: any amount.
Iodine Crystals: C.01 ppm (1 mg/m3).
Sulfuric Acid: TWA 1 mg/m3.
Hydrochloric Acid, A.K.A. Muriatic Acid: C 5 ppm (7 mg/m3).
Hydrogen Chloride (HCl gas): C 5 ppm (7 mg/m3).
Methamphetamine: in a concentration equal to or greater than 0.5 ug/100 cm2.
Lead and Mercury: if it is determined that the phenyl-2-propanone (P2P) method of methamphetamine manufacturing was used, surface levels of lead in excess of 2.16 ug/100 cm2 and vapor samples for mercury in excess of 50 ug/m3.
Closure And Vacation Orders Upon Report And Investigation By The Overland Police Department Or Other Law Enforcement Or Emergency Agencies.
Methamphetamine production or storage facility, unsafe contamination unknown. When the Overland Police Department or another law enforcement or emergency agency reports to the Director of Community Development or the Director's designee that there is probable cause to believe that a structure or portion thereof has been used for the production or storage of methamphetamine or methamphetamine precursor chemicals, the Director of Community Development or the Director's designee may order the structure or portion thereof closed pursuant to the emergency measures provided in Subsection (D)(4) until it has been tested by a qualified contractor to determine if the structure or portion thereof is safe for occupancy.
Methamphetamine production or storage facility, unsafe contamination known. When the Overland Police Department or another law enforcement or emergency agency reports to the Director of Community Development or the director's designee that there is probable cause to believe that there exists unsafe contamination in a structure or portion thereof, and that such structure or portion thereof has been used for the production of methamphetamine or storage of methamphetamine or methamphetamine precursor chemicals, the Director of Community Development or the Director's designee shall order the structure or portion thereof closed pursuant to the emergency measures provided in Subsection (D)(4) below.
When closure order rescinded; when closure order to remain. If the structure or portion thereof is found to be safe for occupancy after initial testing, the closure order shall be rescinded. But if the structure or portion thereof is found to have unsafe contamination, the structure or portion thereof shall remain closed until the Director of Community Development or the Director's designee determines that it is safe for occupancy.
Vacation order. When the Director of Community Development or the Director's designee receives a report as set forth in Subsections (D)(1) or (D)(2) above, and in the opinion of the Director of Community Development or the Director's designee, life or health is immediately endangered by the unsafe contamination of a structure or portion thereof, the Director of Community Development or the Director's designee is hereby authorized and empowered to order the occupants of such structure or portion thereof to vacate immediately, whether or not a notice of violation has been given as described in Subsection (E) below, and whether or not the legal procedures described by Subsection (F) have been instituted.
When vacation order effective. Any person to whom a vacation order as set forth in Subsection (D)(4) above is directed shall comply immediately.
Form of notice and recipients. While closure orders pursuant to Subsection (D)(4) may be posted, the Director of Community Development or the Director's designee shall also serve a notice upon the owner, occupant, lessee, mortgagee, and all other persons having an interest in the structure or portion thereof as shown by the records of St. Louis County. Such notice shall be served either by personal service or by certified mail, return receipt requested, but if service cannot be had by either of these modes of service, then service may be had by publication and posting of the notice described below on the property affected.
Time of reply. Such notice shall direct the owner to contact the Director of Community Development or the Director's designee, within twenty-one (21) calendar days to establish a schedule for decontaminating the structure or portion thereof.
Retesting at owner's option. Such notice shall also inform the owner that if the owner contacts the Director of Community Development or the Director's designee within the time specified in the notice, the owner may request to have the structure or portion thereof retested. Such retesting must be performed as follows:
The owner must employ the service of a qualified contractor to perform sampling and to analyze the samples.
The Director of Community Development or the Director's designee must be present when the qualified contractor takes samples.
The owner shall pay an inspection fee in the amount of forty dollars ($40.00) to the City of Overland. The inspection fee must be paid prior to the time of appointment for taking samples.
Sampling and testing shall be performed in accordance with the appropriate sections of the most current edition of the U.S. Environmental Protection Agency Voluntary Guidelines for Methamphetamine Laboratory Cleanup.
The qualified contractor engaged by the owner must report the results of its analysis of all samples taken to the Director of Community Development or the Director's designee.
Decontamination And Abatement.
Duties of owner upon contamination finding. If testing confirms the presence of unsafe contamination in a structure or portion thereof, the owner shall hire a qualified contractor to decontaminate the structure, or portion thereof, and advise the Director of Community Development or the Director's designee of the schedule for decontamination.
Director of Community Development to oversee decontamination. The schedule for the work and evidence that the qualified contractor meets the requirements of this Section must be submitted for approval to the Director of Community Development or the Director's designee within twenty-one (21) calendar days of the receipt of notice. The Director of Community Development or the Director's designee will provide approval or rejection of the schedule within a reasonable time of submission.
Rejection of schedule or proposed contractor. Upon rejection, the owner will be informed, in writing, of specific reasons for the rejection, and the owner will be required to amend the schedule for decontamination or propose a new qualified contractor, as appropriate to the rejection.
Decontamination standards. Decontamination shall be performed in accordance with the appropriate sections of the most current edition of the U.S. Environmental Protection Agency Voluntary Guidelines for Methamphetamine Laboratory Cleanup.
Failure to abate. If the owner of a property determined to have unsafe contamination fails to abate that contamination, the Director of Community Development or the Director's designee may serve a notice of violation on the owner pursuant to the procedures set forth in Subsection (E)(1) above.
Hearing. If the owner of a property determined to have unsafe contamination is unwilling or unable to abate contamination within forty-five (45) days of service of notice, the Director of Community Development or the Director's designee shall call and hold a full and adequate hearing on the matter.
Hearing officer. The Director of Community Development or the Director's designee may act as hearing officer to hold all hearings provide hereunder, or may select and appoint a hearing officer for any such hearing.
Duties of hearing officer. The hearing officer shall preside at all hearings held pursuant to this Section and shall hear and receive evidence, shall make rulings relating thereto and shall perform all other usual or necessary functions of the presiding officer in an administrative hearing, all in accordance with the Missouri Administrative Procedure and Review Act, Chapter 536 RSMo., 2012, and the terms of this Section.
Form of hearing, notice of hearing, disposition of hearing. Prior to any such hearing, all affected parties shall be given at least twenty-one (21) days written notice of the hearing. Such notice shall be provided in the manner set forth in Subsection (E)(1) above. Any party may be represented by counsel at such hearing, and any interested person may be heard. After the hearing, if the evidence supports a finding that unsafe contamination exists in the structure or portion thereof in question, the hearing officer shall issue an order making specific findings of fact, based upon competent and substantial evidence, which shows the existence of unsafe contamination in the structure or portion thereof, and the hearing officer shall order the structure or portion thereof closed and the unsafe contamination abated. If the evidence does not support a finding that unsafe contamination exists in the structure or portion thereof, no order shall be issued.
Notice of order. The hearing officer shall furnish notice of the order by first class Mail, return receipt, to each person having an interest in the property as shown by the records of St. Louis County. The order shall specify the period of time, not less than thirty (30) days, to complete the required abatement.
Failure to follow order. In the event the hearing officer shall order the unsafe contamination in the structure or portion thereof to be abated and the owner fails to complete such abatement within the period of time set forth in the order, the City, acting through the Director of Community Development or the Director's designee, may proceed to have the unsafe contamination in the structure or portion thereof abated as the order provides.
Tax bill. For each structure or portion thereof determined to have unsafe contamination, that is not voluntarily abated by the owner, who bears all costs in such voluntary abatement, the Director of Community Development or the Director's designee shall keep a true and accurate accounting of the cost of abating such unsafe contamination, and shall report the same to the office of the City Clerk. The office of the City Clerk shall cause a special tax bill against such property from which such unsafe contamination was abated to be issued and collected with other taxes assessed against such property. The tax bill from the date of its issuance shall be a first lien upon such property until paid and shall be prima facie evidence of the recitals therein contained and of its validity. No mere clerical error or informality in the same or in the proceedings preceding and relating to the issuance thereof shall be a defense thereto. As part of the cost of abating the unsafe contamination, each special tax bill shall include a charge to be established by ordinance for the computing, making, certifying, and recording of the bill. Each special tax bill shall bear interest at the rate of eight percent (8%) per annum beginning thirty (30) days after its issuance.
Right of appeal. Any interested party may appeal to the Circuit Court of St. Louis County, as provided in Chapter 536, RSMo., any order issued by the hearing officer that a building or structure be closed or unsafe contamination abated.
Verification of decontamination. Following the completion of the decontamination work by a qualified contractor as provided in this Section, the owner of the property having undergone such decontamination work shall provide written results as evidence that the property no longer has unsafe contamination. Such written test results shall include documentation of post-decontamination sampling and analysis of such samples, performed by a qualified contractor other than, and independent from, the qualified contractor who performed the decontamination work. Post-decontamination sampling shall be performed in accordance with the appropriate sections of the United States Environmental Protection Agency Voluntary Guidelines for Methamphetamine Laboratory Cleanup.
Final Action. After the structure or portion thereof has been decontaminated and the Director of Community Development is in possession of evidence that the structure or portion thereof does not have unsafe contamination as set forth in this Section, the structure or portion thereof shall be considered safe and suitable for performance of a full inspection for an occupancy permit.