Article III: General Regulations Of Exterior Property

[R.O. 2009 § 505.090; Ord. No. 3620 § 1, 7-28-2016]

The provisions of this Section shall govern the minimum conditions for maintenance of exterior property, premises and structures. Premises shall comply with the conditions herein prescribed insofar as they are applicable.

The owner of the premises shall maintain such structures and premises in compliance with these requirements. A person shall not occupy as owner-occupant or let to another for occupancy or use premises which do not comply with the following requirements of this Chapter.

All vacant structures and premises thereof or vacant land shall be maintained in a clean, safe, secure and sanitary condition as provided herein so as not to cause a blighting problem or adversely affect the public health, safety or property value or adjacent properties.

Section 505.100 Exterior Property Areas.

[R.O. 2009 § 505.100; Ord. No. 3620 § 1, 7-28-2016]

Sanitation. All exterior property areas and premises shall be maintained in a clean, safe and sanitary condition free from any accumulation of rubbish or garbage.

Grading And Drainage. All exterior property areas and premises shall be graded and maintained so as to prevent the erosion of soil and prevent accumulation of stagnant water thereon, or within any structure located thereon. Stagnant water shall be determined as any accumulation in an improperly drained pool, pond, ground depression, collector, container that has not dispersed within five (5) days of the last recorded local rainfall. Exception: approved retention areas and reservoirs.

Watercourse. A natural or established watercourse shall not be disturbed in any manner which reduces the capacity of the watercourse or diverts the water, unless as a part of an approved development or grading permit or authorization of the Metropolitan Sewer District.

Sedimentation. All exterior property areas and premises shall be graded and maintained to prevent sediment on adjacent property, public property or in a watercourse.

Weeds. All exterior property areas and premises shall be maintained in accordance with Section 215.090 of this Code and shall be free of excessive growth of trees, shrubs, weeds and other vegetation in contact with a structure's siding, doors, windows, roof, or chimney that may cause damage to the structure's components.

Insect And Rodent Control. An owner of a structure or premises shall be responsible for the extermination of insects, rodents, vermin, or other pests in all exterior property areas of the premises, except that the occupant shall be responsible for such extermination in the exterior property areas of the premises of a one-family dwelling. Whenever infestation exists on a premises other than a one-family dwelling, extermination shall be the responsibility of the owner.

Public Areas. All sidewalks, steps, driveways, parking spaces and similar paved areas for public use shall be kept in a proper state of repair, free of all snow, ice, mud, overhanging trees and shrubs which obstruct walkways and other debris and shall be maintained free of hazardous conditions. If any sidewalk or driveway or portion thereof by virtue of its state of repair shall constitute a danger of public health and safety, the sidewalk or driveway or portion thereof shall be replaced. Steps shall comply with the requirements for exterior stairs.

Exhaust Vents. A person shall not construct, maintain or operate pipes, ducts, conductors, fans, or blowers discharging gases, steam, vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes so as to discharge directly upon abutting or adjacent public and private property or that of another tenant.

Accessory Structures. All accessory structures, including, but not limited to, detached garages, fences, walls, and mailboxes shall be maintained structurally sound and in compliance with this Code.

Swimming Pools. Swimming pools shall be maintained in a clean and sanitary condition, and in good repair.

Motor Vehicles.

Regulations.

Except as provided in other regulations, no inoperative, unregistered or currently unlicensed motor vehicle shall be parked on any property in the City, and no motor vehicle shall at any time be in a state of disassembly, disrepair or shall it be in the process of being stripped or dismantled.

A motor vehicle shall not at any time undergo major overhaul, including bodywork, on any property within the City unless such work is performed inside a building or similarly enclosed area designed and approved for such purposes.

No parking of any motor vehicle is permitted on any property unless said motor vehicle is on a paved parking surface.

Exceptions.

Driveways constructed of material other than concrete or asphalt which is a legal non-conforming use and driveways constructed of material other than concrete or asphalt in the "R-1" Single-Family Residential District shall be permissible parking spaces for motor vehicles which are operable, currently licensed and are not in a state of major disassembly or disrepair.

Motor vehicles within a fully enclosed building, closed to public view and view of adjacent properties; or motor vehicles stored or displayed as part of a licensed vehicle dealership business which is in compliance with the Zoning Code; or motor vehicles on the premises of a State licensed vehicle inspection station or motor vehicle service station licensed in the City, waiting for services or repairs; provided that such motor vehicle(s) are not on the premises for more than five (5) consecutive days.

Commercial Vehicles.

Regulations. Notwithstanding anything in Subsection (K) above, no person shall park, keep, store or leave any commercial vehicle on any residential property unless said vehicle is located within an enclosed garage or located on residential property containing more than one (1) acre and kept behind the front elevation of the primary building.

Exceptions. This Section shall not apply to any emergency vehicles, ambulances, public utility service vehicles, moving vans or any commercial vehicle in the process of making a legitimate pickup, delivery or call to a residence.

Off-Road Vehicles.

Regulations. Any off-road vehicle parked, kept, stored or left on any property used for residential purposes shall be located within an enclosed garage or shall be located on a paved parking surface constructed of concrete or asphalt. Said off-road vehicles shall not at any time be in a state of disassembly or disrepair.

Exceptions. Parking surfaces other than asphalt or concrete shall be permissible in the "R-1" Single-Family Residential Zoning District.

Construction Equipment.

Regulations. No person shall park, keep, store or leave any construction equipment on any property used for residential purposes in the City.

Exceptions. This Section shall not apply to any construction equipment:

Located on residential property containing more than one (1) acre and kept in a manner that such equipment is not visible to any adjoining street or residential property; or

Being utilized for construction, remodel or repair on any residential property.

Defacement Of Property. No person shall willfully or wantonly damage, mutilate or deface any exterior surface of any structure 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.

Exterior Storage Of Household Items. The accumulation, placement, use or storage of any type of household items and household furniture not designed or intended for outdoor use, including, but not limited to, furniture, mattresses, appliances, cabinets, etc., for more than seven (7) days, is prohibited.

Section 505.110 Exterior Structure.

[R.O. 2009 § 505.110; Ord. No. 3620 § 1, 7-28-2016]

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 health, safety or welfare of the occupants and so as to protect the occupants from the adverse effects of the environment.

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. Peeling, flaking and chipping paint shall be eliminated and surfaces repainted. All siding and masonry joints as well as those between the structure envelope and the perimeter of windows, doors, and skylights shall be maintained weather resistant and water tight. Siding shall be maintained free from excessive mold growth. 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.

Street Numbers. Each building to which a street number has been assigned shall have the number so assigned displayed in a position easily observed and readable from the public right-of-way.

Structural Members. All supporting structural members of all structures shall be kept structurally sound, free of deterioration and maintained capable of safely bearing the dead and live loads imposed upon them.

Exterior Surfaces (Foundations, Walls And Roof). Every foundation, exterior wall, roof and all other exterior surfaces shall be maintained in a workmanlike state of maintenance and repair and shall be kept in such condition as to prevent the entry of rodents and other pests.

Foundation Walls. All foundation walls shall be maintained so as to carry the safe design and operating dead and live loads and shall be maintained plumb and free from open cracks and breaks, so as not to be detrimental to public safety and welfare.

Exterior Walls. Every exterior wall shall be free of holes, breaks, loose or rotting boards or timbers and any other conditions which might admit rain or dampness to the interior portions of the walls or to the occupied spaces. All exterior surface materials, including wood, composition, or metal siding, shall be maintained weatherproof and shall be properly surface coated when required to prevent deterioration.

Roofs And Drainage. The roof shall be structurally sound, tight and not have defects which might admit rain. Roof drainage shall be adequate to prevent rain water from causing dampness or deterioration in the walls or interior portion of the structure. Roof water shall not be discharged in a manner that creates a nuisance to owners or occupants of adjacent premises, or that creates a public nuisance.

Decorative Features. All cornices, entablatures, 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.

Overhang Extensions. All overhang extensions, including, but not limited to, canopies, marquees, signs, metal awnings, fire escapes, standpipes, exhaust ducts shall be maintained in good repair and be properly anchored so as to be kept in a safe and sound condition. When required, all exposed surfaces be protected from the elements and against decay and rust by the periodic application of a weather-coating material such as paint or other protective treatment.

Stairway, 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 imposed loads. Every stairway and porch shall be maintained free of hazardous conditions such as snow, ice, mud and other debris.

Chimneys And Towers. All chimneys, cooling towers, smoke stacks and similar appurtenances shall be maintained structurally safe, sound and in good repair. 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.

Window And Door Frames. Every window, door and frame shall be constructed and maintained in such relation to the adjacent wall construction so as to be weathertight.

Weathertight. Every window and exterior door shall be fitted reasonably in its frame and be weathertight. Weather stripping shall be used to exclude wind or rain from entering the dwelling or structure and shall be kept in sound condition and good repair.

Glazing. Every required window sash shall be fully supplied with approved glazing materials which are without open cracks and holes.

Open Windows. Every window, other than a fixed window, shall be capable of being easily opened and shall be held in position by window hardware.

Insect Screens. During the period from April first to December first every door and window or other outside opening used for ventilation purposes serving any structure containing habitable rooms, food preparation area, food service areas, or any areas where products used in food for human consumption are processed, manufactured, packaged or stored, shall be supplied with approved tight fitting screens of not less than sixteen (16) mesh per inch and every swinging screen door shall have a self-closing device in good working condition. Exception. Screen doors shall not be required for out-swinging doors or other types of openings which make screening impractical, provided other approved means such as air curtains or insect repellent fans are employed.

Door Hardware. Every exterior door and its hardware shall be maintained in good condition. Door locks on all doors entering dwelling units shall be in good repair and capable of tightly securing the door.

Basement Hatchways. Every basement hatchway shall be so constructed and maintained as to prevent the entrance of rodents, rain and surface drainage water into the structure.

Guards For Basement Windows. The openable area of every basement window shall be supplied with rodent shields, or storm windows or other material affording protection against the entry of rodents.

Boarded-Up Windows And Doors. Windows or doors may be boarded up only on a short-term basis for the purpose of scheduling and allowing for repairs.

Infestation. All structures shall be kept free from 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. After extermination, proper precautions shall be taken to prevent reinfestation.

Section 505.120 Sanitary Drainage System.

[R.O. 2009 § 505.120; Ord. No. 3620 § 1, 7-28-2016]

General. All plumbing fixtures shall be properly connected to either a public sewer system or to an approved private sewage disposal system.

Maintenance. Every plumbing stack, vent, waste and sewer line shall function properly and be kept free from obstructions, leaks and defects.

Section 505.130 Storm Drainage.

[R.O. 2009 § 505.130; Ord. No. 3620 § 1, 7-28-2016]

General. Drainage of roofs and paved areas, yards and courts, and other open areas on the premises shall not be discharged in a manner that creates a public nuisance.

Stormwater. Stormwater or sump pump water shall not be directed through a pipe, culvert or drain which discharges within ten (10) feet of an abutting property line.

Exceptions:

Roof or foundation drains which discharge within two (2) feet of the structure foundation; or

Discharge into an open natural creek or swale on the same property; or

Discharge which is parallel to abutting property line and at least five (5) feet from said line.

Stormwater Systems. All stormwater systems on the premises or exterior property area shall be maintained in working condition free from damage or restriction of flow. All entries to stormwater drainage systems shall be maintained clear and free of any restrictions to water flow.

Stormwater Discharge. Stormwater shall not be directed to a sanitary sewer system.