[Ord. No. 634 §1, 10-1-2001]
The provisions of this Chapter shall govern the minimum conditions and the responsibilities of persons for maintenance of structures, equipment and exterior property within the City of Concordia, Missouri.
[Ord. No. 634 §2, 10-1-2001]
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 Chapter. Occupants of a dwelling unit are responsible for keeping in a clean, sanitary, and safe condition that part of the dwelling unit or premises which they occupy and control.
[Ord. No. 634 §3, 10-1-2001]
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 and safety.
[Ord. No. 634 §4, 10-1-2001]
A.
All exterior property and premises shall be maintained in a clean, safe and sanitary condition as follows:
1.
Grading and drainage. All premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any structure located thereon. (Exception: Approved retention areas and reservoirs.)
2.
Sidewalks and driveways. All sidewalks, walkways, stairs, driveways, parking spaces, and similar areas shall be kept in a proper state of repair, and maintained free from hazardous conditions.
3.
Weeds. All premises and exterior property shall be maintained free from weeds or plant growth in excess of eight (8) inches. All noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided; however, this term shall not include cultivated flowers and gardens.
4.
Rodent harborage. All structures and exterior property shall be kept free from rodent harborage and infestation. Where rodents are found, they shall be promptly exterminated by approved processes which will not be injurious to human health. After extermination, proper precautions shall be taken to eliminate rodent harborage and prevent re-infestation.
5.
Vent pipes. Pipes, ducts, conductors, fans or blowers shall not discharge gases, steam, vapor, hot air, grease, smoke, odors, storm water, or other gaseous or particulate wastes directly upon abutting or adjacent public or private property or that of another tenant.
6.
Accessory structures. All accessory structures, including detached garages, fences, and walls, shall be maintained structurally sound and in good repair.
7.
Motor vehicles. 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.
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.
No agricultural equipment or tractor trailers are to be kept or stored on a lot or street within a residential district.
8.
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.
9.
Trees overhanging street right-of-way. Trees overhanging the street are to be trimmed to a minimum height of fourteen (14) feet above the street surface. Dead trees and fallen limbs are to be removed from the premises.
[Ord. No. 634 §5, 10-1-2001]
A.
The exterior of a structure shall be maintained in good repair, structurally sound and sanitary so as to not pose a threat to the public health, safety or welfare.
1.
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 chipped paint shall be eliminated and surfaces repainted. 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 watertight. All metal surfaces subject to rust or corrosion shall be coated to inhibit such rust and corrosion and all surfaces with rust and 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.
2.
Structural members. All structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads.
3.
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.
4.
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. No exposed sheathing will be allowed except during construction or remodeling. Such exposure is limited to three (3) months.
5.
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.
6.
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.
7.
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 other similar surface treatment.
8.
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 imposed loads.
9.
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 rust by periodic application of weather-coating materials, such as paint or similar surface treatment.
10.
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.
11.
Window, skylight, and door frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight.
12.
Doors. All exterior doors, door assemblies, and hardware shall be maintained in good condition. Locks at all entrances to dwelling units, rooming units, and guestrooms shall tightly secure the door. Doors to unoccupied structures shall be locked at all times.
13.
Basement windows. Every basement window shall be in a secure condition to protect against the entry of rodents.
14.
Time of construction completion. New construction and exterior renovations are to be completed within one year of the start of the project as declared on the building permit application or as observed by the City's Building Inspector. Extensions may be granted by the Building Inspector in extenuating circumstances. No construction or renovation project is to remain uncompleted for an indefinite period of time. Storage of construction materials on site shall be allowed only during the construction period.
[Ord. No. 634 §6, 10-1-2001]
A.
Accumulation Of Rubbish Or Garbage. All exterior property and premises, and the interior of every structure, shall be free from any accumulation of rubbish or garbage. Exterior property shall be free of debris, junk, tires, furniture, appliances, and any other items considered a nuisance and annoyance to the public. No salvage operation shall be conducted on premises unless specifically allowed by zoning ordinances of the City.
B.
Disposal Of Rubbish And Garbage. Every occupant of a structure shall dispose of all rubbish in a clean and sanitary manner in accordance with city ordinances governing such activity.
[Ord. No. 634 §7, 10-1-2001]
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. 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 extermination on 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.
E.
Occupant. The occupant of any structure shall be responsible for the continued rodent and pest-free condition of the structure. However, where the infestations are caused by defects in the structure, the owner shall be responsible for extermination.
[Ord. No. 634 §8, 10-1-2001]
A.
Enforcement. It shall be the responsibility of the Chief of Police to ensure compliance with Section 515.040 (3),(4),(7) and Section 515.070 (A),(B) of this Chapter. The City Building Inspector is responsible to determine violations of the remaining Sections of this Chapter. The Building Inspector or Chief of Police shall document each violation on a Property Maintenance Inspection Notice citing specific Sections of the Chapter being violated. The Building Inspector or Chief of Police shall immediately give the notice to the violator and require a correction period. If the violation is not corrected as specified, a summons will be issued by the Chief of Police for appearance at the Municipal Court.
B.
Penalty. Any person in violation of this Chapter shall, upon conviction, be fined not less than fifty dollars ($50.00) nor more than five hundred dollars ($500.00): provided however, the Court at its discretion may grant an extension of the correction period and upon the defendant correcting the violation then the Court, before sentencing, shall consider the same in dispensing with the Court's sentence. Each day the violation exists past the correction date shall be considered a separate offense.