Every U.S. state holds the power to create laws and regulate them according to their particular needs – which is why it is essential to consider the specific ordinances in St. Louis if you are contemplating investing in vacant properties. 

This article reviews a few important statutes you should know about to prevent fines and violations on your St. Louis vacant property investment.

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Registration fee for certain buildings

Board Bill No. 322, introduced by Alderwoman Kacie Starr Triplett, outlines Ordinance 68610, addressing a registration fee for specific buildings and structures in the City of St. Louis. This ordinance repeals Ordinance 64678 and introduces a semiannual registration fee of $200 for vacant residential or commercial properties that have remained vacant for at least six months and violate the city’s building code. The Building Commissioner is granted authority to inspect potential subject properties, determine fee assessments, and establish collection procedures. Property owners can appeal fee assessments, and delinquent fees may be collected, like real property taxes. The ordinance aims to combat blight by implementing a Vacant Building Online Database, mandating vacant building maintenance, and establishing a Vacant Building Initiative Fund. This comprehensive measure includes penalty, severability, and emergency clauses for effective enforcement.

Residential Building

For vacant property owners in the City of St. Louis, understanding and adhering to the city’s ordinances governing residential construction and maintenance is crucial. These regulations are in place to guarantee the safety, health, and compliance of residential buildings with the city’s codes. Navigating the residential permitting process, permit applications, and re-occupancy requirements is facilitated through resources available on the St. Louis County Website. As stewards of vacant properties, compliance with these ordinances upholds the city’s standards. It ensures that future occupancy aligns with regulatory guidelines, safeguarding residents’ well-being and the community’s integrity. 

Vacant Lots, Weed & Debris Nuisances

Sections 11.04.090 and 11.18.040 of the St. Louis Code of Ordinances collectively address the maintenance of open and vacant properties in the city. In Section 11.04.090, the Forestry Commissioner has the authority to address weed and debris nuisances on vacant properties. Property owners are notified of violations and must abate the conditions promptly. Failure to comply may result in abatement by the Forestry Commissioner or other designated city department. On the other hand, Section 11.18.040 broadly prohibits the throwing, depositing, or storing litter on any open or vacant private property within the city, irrespective of ownership. This regulation emphasizes the importance of keeping vacant lots free from litter to enhance community aesthetics and environmental quality. Property owners should be mindful of these regulations to maintain vacant properties’ cleanliness and visual appeal, contributing to a healthier and more attractive urban environment.

Demolition Reviews

Chapter 24.40 of the Code of Ordinances establishes the regulatory framework for obtaining demolition permits in the City of St. Louis, emphasizing a meticulous process to balance development needs with the preservation of historical and architecturally significant structures. The ordinances cover structures individually listed on the National Register, within National Register districts, and those subject to preservation review districts. The Preservation Board and Cultural Resources Office are pivotal in this process, responsible for reviewing and approving demolition applications. The evaluation criteria include redevelopment plans, architectural quality, condition, neighborhood effect, reuse potential, economic hardship, urban design, and more. Vacant property owners must navigate these criteria, and the approval or denial of applications is contingent upon fulfilling these stringent requirements. The chapter aims to ensure a thoughtful approach to demolition, fostering urban development while safeguarding the city’s historical and architectural heritage. Property owners must understand and adhere to these regulations for a comprehensive and compliant demolition permit application process.

Building Code

The Building Code (Chapter 25.01) of the Code of Ordinances adopts the 2018 International Building Code, a comprehensive set of regulations published by the International Code Council, Inc. This code, inclusive of Appendices E, F, G, H, I, and J, serves as the governing framework for construction and structural control in the city. While the text doesn’t explicitly address vacant properties, it establishes essential standards for all building activities within St. Louis. Property owners must adhere to these regulations when engaging in construction or renovation projects to ensure safety and quality standards compliance. The code is a crucial reference for architects, builders, and property owners, shaping the landscape of construction practices in the city and promoting structural integrity and safety.

Zoning Ordinance

Several sections of the Zoning Ordinance (Chapter 1003) of the St. Louis Code of Ordinances are relevant for vacant property owners. These sections address the maintenance and use of vacant properties to ensure they do not pose a safety hazard or nuisance to the surrounding community. Here are a few of interest:

Zoning Performance Standard Regulations

This regulation outlines crucial standards applicable to all land uses and developments in the county. These regulations aim to control factors like vibration, noise, odor, smoke, toxic gases, emissions, radiation, glare, and heat to mitigate adverse impacts on neighboring properties. While not explicitly addressing vacant properties, adherence to these standards is essential for property owners, including those with vacant land, when planning any future development. The regulations ensure a balanced and safe environment, emphasizing responsible land use practices. Property owners are encouraged to familiarize themselves with these standards to maintain compliance and contribute positively to the community’s overall well-being. Read more about it here.

Nonconforming Uses, Lands, and Structures

Section 1003.170 of the St. Louis County Code is crucial for vacant property owners. It addresses properties that lawfully exist but do not conform to current zoning regulations. The section emphasizes restricting the expansion of nonconformities and encourages their reduction or alignment with current standards. It outlines conditions for changes in use, limitations on structural modifications, and criteria for restoration post-destruction. Importantly, nonconforming uses must not cause further departures from the Zoning Ordinance. Vacant property owners need to understand these regulations to navigate permissible changes, ensure compliance, and make informed decisions about their properties’ future use and development.

Commercial-Industrial Designed Development Procedure (CIDD)

This section offers vacant property owners in “C” Commercial and “M” Industrial Districts an alternative zoning approach. This permissive procedure allows minor flexibility in land use beyond standard regulations, contingent upon a direct link to existing permitted uses. Covering performance standards, height limits, lot requirements, parking, and more, the CIDD facilitates a streamlined approval process through application, public hearing, Planning Commission review, and County Council action. For vacant property owners seeking nuanced development options, adherence to this procedure ensures compliance and a smoother pathway for commercial or industrial land utilization.

Penalties for Violation of Zoning Ordinance

Section 1003.410 of the St. Louis County Code of Ordinances outlines the penalties for violating the Zoning Ordinance, making it particularly relevant for vacant property owners. In case of non-compliance with zoning regulations, individuals, firms, associations, or corporations may face fines of up to $500, imprisonment for up to six months, or both. Notably, following written notice to address the issue, each day of violation is considered a separate offense. The County Counselor is empowered to take legal actions to cease, terminate, remove, or eliminate any violations of the zoning regulations. Vacant property owners should be mindful of and adhere to these regulations to avoid legal repercussions.

The Property Maintenance Code

The Property Maintenance Code (Chapter 1110) establishes comprehensive regulations to uphold the safety and sanitation of all properties within the city. Addressing various aspects of property upkeep, the code encompasses:

1. Exterior Maintenance: Mandates repairs to damaged siding, roofing, windows, and doors, along with the cleanliness of gutters and downspouts.
2. Interior Maintenance: Requires the cleanliness of floors, walls, and ceilings, pest control, and upkeep of appliances and plumbing.
3. Yard Maintenance: Enforces rules for lawn care, weed control, and proper disposal of trash and debris.
4. Storage of Hazardous Materials: Governs the proper storage and disposal of materials like paint and chemicals.
5. Noise Control: Sets limits on noise levels, especially during nighttime hours.
6. Pest Control: Mandates measures for the prevention and elimination of pests.

Enforced by the St. Louis Department of Health, the code ensures compliance through citations, fines, and potential legal action, emphasizing the importance for property owners to acquaint themselves with these regulations to maintain a safe and sanitary environment for residents.

Navigating St. Louis’ vacant property ordinances requires a comprehensive understanding of the legal landscape. Investors, rehabbers, and realtors must stay informed about these regulations to make informed decisions, minimize risks, and contribute to revitalizing St. Louis’ neighborhoods.

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