A.
Scope. The provisions of this Part 3 shall govern
the minimum conditions and the responsibilities of persons for maintenance
of structures, equipment and exterior property.
B.
Responsibility. The owner of the premises shall maintain
the structures and exterior property in compliance with these requirements,
except as otherwise provided for in this code. A person shall not
occupy as owner occupant or permit another person to occupy premises
which are not in a sanitary and safe condition and which do not comply
with the requirements of this Part 3. Occupants of a dwelling unit,
rooming unit or housekeeping unit are responsible for keeping in a
clean, sanitary and safe condition that part of the dwelling unit,
rooming unit, housekeeping unit or premises which they occupy and
control.
C.
Vacant structures and land. All vacant structures
and premises thereof or vacant land shall be maintained in a clean,
safe, secure and sanitary condition in keeping with the overall landscaping
appearance of the neighborhood in which they are located as provided
herein so as not to cause a blighting problem or adversely affect
the public health, safety and overall well-being.
[Amended 2-21-2020 by Ord. No. 547]
A.
Sanitation. All exterior property and premises shall
be maintained in a clean, safe and sanitary condition. The occupant
shall keep that part of the exterior property which such occupant
occupies or controls in a clean and sanitary condition.
C.
Lot maintenance.
[Added 2-21-2020 by Ord. No. 547[1]]
(1)
Every
lot, whether vacant or improved with a structure, shall have grass,
vegetation, shell, stone or other covering in keeping with the overall
landscaping appearance of the neighborhood in which it is located
in order to: (i) prevent any soil erosion onto or into streets, swales,
canals other waterways and/or adjacent properties and (ii) maintain
the appearance of the neighborhood.
(2)
Exceptions:
(a)
If active construction activities are underway on the lot in question,
the foregoing requirements shall be met within a reasonable period
of time following completion of the construction activities as determined
by the Town Manager.
(b)
Grass or other vegetation growing on a lot may be cleared in order
to replant the lot with new grass or vegetation provided that replanting
shall be completed within a reasonable period of time after clearing
as determined by the Town Manager.
F.
Rodent harborage. All structures and exterior property
shall be kept free from rodent and raccoon harborage and infestation.
Where rodents or raccoons are found, they shall be promptly exterminated
by approved processes which will not be injurious to human health,
wildlife and domestic animals. After extermination, proper precaution
shall be taken to eliminate rodent and raccoon harborage and prevent
reinfestation.[3]
G.
Exhaust vents. Pipes, ducts, conductors, fans or blowers
shall not discharge gases, steam, vapor, hot air, grease, smoke, odors
or other gaseous or particulate wastes directly upon abutting or adjacent
public or private property or that of another tenant.
H.
Accessory structures. All accessory structures, including
detached garages, fences and walls, shall be maintained structurally
sound and in good repair.
I.
Motor vehicles.
(1)
Except as provided for in other regulations, no inoperative
or unlicensed motor vehicle shall be parked, kept or stored on any
premises, and no vehicle shall at any time be in a state of major
disassembly, disrepair, or in the process of being stripped or dismantled.
Painting of vehicles is prohibited unless conducted inside an approved
spray booth.
(2)
Exception. A vehicle of any type is permitted to undergo
major overhaul, including body work, provided that such work is performed
inside a structure or similarly enclosed area designed and approved
for such purposes.
J.
Defacement of property. No person shall willfully
or wantonly damage, mutilate or deface any exterior surface of any
structure or building on any private or public property by placing
thereon any marking, carving or graffiti. It shall be the responsibility
of the owner to restore said surface to an approved state of maintenance
and repair.
See Chapter 500.
A.
General. The exterior of a structure shall be maintained
in good repair, structurally sound and sanitary so as not to pose
a threat to the public health, safety or welfare.
B.
Protective treatment. All exterior surfaces, including
but not limited to doors, door and window frames, cornices, porches,
trim, balconies, decks and fences, shall be maintained in good condition.
Exterior wood surfaces, other than decay-resistant woods, shall be
protected from the elements and decay by painting or other protective
covering or treatment. All siding and masonry joints as well as those
between the building envelope and the perimeter of windows, doors,
and skylights shall be maintained weather-resistant and water-tight.
All metal surfaces subject to rust or corrosion shall be coated to
inhibit such rust and corrosion and all surfaces with rust or corrosion
shall be stabilized and coated to inhibit future rust and corrosion.
Oxidation stains shall be removed from exterior surfaces. Surfaces
designed for stabilization by oxidation are exempt from this requirement.
D.
Structural members. All structural members shall be
maintained free from deterioration, and shall be capable of safely
supporting the imposed dead and live loads.
E.
Foundation walls. All foundation walls shall be maintained
plumb and free from open cracks and breaks and shall be kept in such
condition so as to prevent the entry of rodents and other pests.
F.
Exterior walls. All exterior walls shall be free from
holes, breaks, and loose or rotting materials; and maintained weatherproof
and properly surface coated where required to prevent deterioration.
G.
Roofs and drainage. The roof and flashing shall be
sound, tight and not have defects that admit rain. Roof drainage shall
be adequate to prevent dampness or deterioration in the walls or interior
portion of the structure. Roof drains, gutters and downspouts shall
be maintained in good repair and free from obstructions. Roof water
shall not be discharged in a manner that creates a public nuisance.
H.
Decorative features. All cornices, belt courses, corbels,
terra-cotta trim, wall facings and similar decorative features shall
be maintained in good repair with proper anchorage and in a safe condition.
I.
Overhang extensions. All overhang extensions, including
but not limited to canopies, marquees, signs, metal awnings, fire
escapes, standpipes and exhaust ducts, shall be maintained in good
repair and be properly anchored so as to be kept in a sound condition.
When required, all exposed surfaces of metal or wood shall be protected
from the elements and against decay or rust by periodic application
of weather-coating materials, such as paint or similar surface treatment.
J.
Stairways, decks, porches and balconies. Every exterior
stairway, deck, porch and balcony, and all appurtenances attached
thereto, shall be maintained structurally sound, in good repair, with
proper anchorage and capable of supporting the imposed loads.
K.
Chimneys and towers. All chimneys, cooling towers,
smoke stacks, and similar appurtenances shall be maintained structurally
safe and sound, and in good repair. All exposed surfaces of metal
or wood shall be protected from the elements and against decay or
trust by periodic application of weather-coating materials, such as
paint or similar surface treatment.
L.
Handrails and guards. Every handrail and guard shall
be firmly fastened and capable of supporting normally imposed loads
and shall be maintained in good condition.
M.
Window, skylight and door frames. Every window, skylight,
door and frame shall be kept in sound condition, good repair and weather-tight.
N.
Insect screens.
(1)
During the period from April to November, every door,
window and other outside opening required for ventilation of habitable
rooms, food preparation areas, food service areas or any areas where
products to be included or utilized in food for human consumption
are processed, manufactured, packaged or stored, shall be supplied
with approved tightly fitting screens of not less than 16 mesh per
inch (16 mesh per 25 mm) and every swinging door shall have a self-closing
device in good working condition.
(2)
Exception. Screens shall not be required where other
approved means, such as air curtains or insect repellent fans, are
employed.
O.
Doors. All exterior doors, door assemblies and hardware
shall be maintained in good condition. Locks at all entrances to dwelling
units, rooming units and guest rooms shall tightly secure the door.
P.
Basement hatchways. Every basement hatchway shall
be maintained to prevent the entrance of rodents, rain and surface
drainage water.
Q.
Guards for basement windows. Every basement window
that is openable shall be supplied with rodent shields, screened windows
or other approved protection against the entry of rodents.
R.
Building security. Doors, windows or hatchways for
dwelling units, room units or housekeeping units shall be provided
with devices designed to provide security for the occupants and property
within.
(1)
Doors. Doors providing access to a dwelling unit,
rooming unit or housekeeping unit that is rented, leased or let shall
be equipped with a key-based lock.
(2)
Windows. Operable windows located in whole or in part
within six feet (1,828 mm) above ground level or a walking surface
below that provide access to a dwelling unit, rooming unit or housekeeping
unit that is rented, leased or let shall be equipped with window sash
locking devices.
(3)
Basement hatchways. Basement hatchways that provide
access to a dwelling unit, rooming unit or housekeeping unit that
is rented, leased or let shall be equipped with devices that secure
the units from unauthorized entry.
S.
Outdoor residential lighting.
[Added 2-17-2017 by Ord.
No. 530]
(1)
Purpose. The purpose of this subsection is to reduce in residential
zones light trespass and glare on nearby properties by regulating
the intensity and location of outdoor lighting, improving the view
of the night sky, and ensuring that adequate light is provided for
visibility, safety and security.
(2)
Lighting standards. The following apply to lamps (bulbs) with or
without shielding or filtering and to outdoor lighting fixtures:
(a)
All outdoor residential lighting shall be controlled and focused
within the property lines of the premises to minimize light and glare
spilling over onto nearby properties.
(b)
Outdoor residential lighting shall not exceed 0.2 footcandle
measured at the light-generating property line. This subsection does
not apply to a property line that separates two or more adjoining
lots or parcels in the same block under common ownership.
(c)
All residential exterior lighting shall be shielded and aimed in such a manner that all light is projected below the horizontal, except as provided for in Subsection S(2)(d).
(d)
Residential lighting of vertical surfaces such as facades, landscaping,
signs, flags and displays shall be shielded and shall be installed
and aimed so as not to project their light output onto nearby homes
and properties, past the object being illuminated, or skyward.
(3)
Nuisance lighting. Any outdoor residential lighting that does not
comply with this subsection shall be considered nuisance lighting.
(4)
Notice and enforcement. Notice regarding this subsection will be
provided with all applicable permits issued. The Code Enforcement
Officer shall enforce this subsection.
(5)
Violation and penalties. Any person violating this subsection shall,
upon conviction, be fined not more than $25 or more than $100 per
incident.
(6)
Effective date. This section shall be effective on the date it is
approved.
A.
General. The interior of a structure and equipment
therein shall be maintained in good repair, structurally sound and
in a sanitary condition. Occupants shall keep that part of the structure
which they occupy or control in a clean and sanitary condition. Every
owner of a structure containing a rooming house, housekeeping units,
a hotel, a dormitory, two or more dwelling units or two or more nonresidential
occupancies shall maintain, in a clean and sanitary condition, the
shared or public areas of the structure and exterior property.
B.
Structural members. All structural members shall be
maintained structurally sound, and be capable of supporting the imposed
loads.
C.
Interior surfaces. All interior surfaces, including
windows and doors, shall be maintained in good, clean and sanitary
condition. Peeling, chipping, flaking or abraded paint shall be repaired,
removed or covered. Cracked or loose plaster, decayed wood and other
defective surface conditions shall be corrected.
D.
Stairs and walking surfaces. Every stair, ramp, landing,
balcony, porch, deck or other walking surface shall be maintained
in sound condition and good repair.
E.
Handrails and guards. Every handrail and guard shall
be firmly fastened and capable of supporting normally imposed loads
and shall be maintained in good condition.
F.
Interior doors. Every interior door shall fit reasonably
well within its frame and shall be capable of being opened and closed
by being properly and securely attached to jambs, headers or tracks
as intended by the manufacturer of the attachment hardware.
A.
General. Every exterior and interior flight of stairs
having more than four risers shall have a handrail on one side of
the stair and every open portion of a stair, landing, balcony, porch,
deck, ramp or other walking surface which is more than 30 inches (762
mm) above the floor or grade below shall have guards. Handrails shall
not be less than 30 inches (762 mm) high or more than 42 inches high
measured vertically above the nosing of the tread or above the finished
floor of the landing or walking surfaces. Guards shall not be less
than 30 inches (762 mm) high above the floor of the landing, balcony,
porch, deck, or ramp or other walking surface.
B.
Exception. Guards shall not be required where exempted
by the adopted building code.
See Chapter 486, Solid Waste.
A.
Infestation. All structures shall be kept free from
insect and rodent infestation. All structures in which insects or
rodents are found shall be promptly exterminated by approved processes
that will not be injurious to human health, wildlife and domestic
animals. After extermination, proper precautions shall be taken to
prevent re-infestation.
B.
Owner. The owner of any structure shall be responsible
for extermination within the structure prior to renting or leasing
the structure.
C.
Single occupant. The occupant of a one-family dwelling
or of a single-tenant nonresidential structure shall be responsible
for exterminating the premises.
D.
Multiple occupancy. The owner of a structure containing
two or more dwelling units, a multiple occupancy, a rooming house
or a nonresidential structure shall be responsible for extermination
in the public or shared areas of the structure and exterior property.
If infestation is caused by failure of an occupant to prevent such
infestation in the area occupied, the occupant shall be responsible
for extermination.
