[HISTORY: Adopted by the Board of Supervisors of the Township of South Strabane as indicated in article histories. Amendments noted where applicable.]
[Adopted 7-23-2019 by Ord. No. 2-2019]
This article shall be known as the "International Property Maintenance Code of South Strabane Township."
A. 
That a certain document, three copies of which are on file in the office of the Secretary/Treasurer of South Strabane Township, being marked and designated as the International Property Maintenance Code, 2015 edition, as published by the International Code Council, be and is hereby adopted as the International Property Maintenance Code of South Strabane Township, in the State of Pennsylvania, for regulating and governing the conditions and maintenance of all property, buildings and structures; by providing the standards for supplied utilities and facilities and other physical things and conditions essential to ensure that structures are safe, sanitary and fit for occupation and use; and the condemnation of buildings and structures unfit for human occupancy and use, and the demolition of such existing structures as herein provided; providing for the issuance of permits and collection of fees therefore; and each and all of the regulations, provisions, penalties, conditions and terms of said International Property Maintenance Code on file in the office of South Strabane Township are hereby referred to, adopted, and made a part hereof, as if fully set out in this legislation, with the additions, insertions, deletions and changes, if any, prescribed in § 172-3 of this article.
B. 
The provisions of the IPMC (as amended by the Township from time to time) shall apply to all existing residential and nonresidential structures and all existing premises and shall constitute minimum requirements and standards for premises, structures, equipment and facilities for light, ventilation, space, heating, sanitation, protection from the elements, a reasonable level of safety from fire and other hazards and for a reasonable level of sanitary maintenance; the responsibility of owners, an owner's authorized agent, operators and occupants; the occupancy of existing structures and premises; and for administration, enforcement and penalties.
The International Property Maintenance Code of 2015 is hereby modified as follows:
A. 
Chapter 1, Scope and Administration, Section 101, General, Article 101.1, shall read:
Title. These regulations shall be known as the "International Property Maintenance Code of South Strabane Township," hereinafter referred to as "this Code."
B. 
Chapter 1, Scope and Administration, Section 103, Department of Property Maintenance Inspection, Article 103.1, shall read:
General. The South Strabane Building Department and the executive official in charge thereof shall be the Township-appointed Code Enforcement Officer, hereinafter referred to as the "Code Official."
C. 
Chapter 1, Scope and Administration, Section 103, Department of Property Maintenance, Article 103.5, shall read:
Fees. The fees for activities and services performed by the Department in carrying out its responsibilities under this Code shall be set by resolution of the Board of Supervisors from time to time.
D. 
Chapter 1, Scope and Administration, Section 111, Means of Appeal, is hereby repealed in its entirety, and any appeals section contained in a future edition of the International Property Maintenance Code (IPMC) shall be void unless specifically adopted by the Township hereinafter. Violations of the Township Code and International Property Maintenance Code that are not adequately remedied as determined by the Township Code Official and/or done so in a timely manner as detailed in the notice of violation shall result in a citation being filed with the local Magisterial District Court. Any aggrieved party shall have the right to appeal the Magistrate's decision to the Court of Common Pleas.
E. 
Chapter 1, Scope and Administration, Section 112, Stop Work Order, Article 112.4 shall read:
Failure to comply. Any person who shall continue any work after having been served with a stop-work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable to a fine of not less than $300 or more than $1,000.
F. 
Chapter 2, General Definitions, is hereby amended by adding the following definitions:
ABANDONED VEHICLE
Any vehicle that does not have a current license plate, valid registration, current certificate of inspection or an ascertainable identification number.
BLIGHTED PROPERTY
As defined in 35 P.S. § 1712.1(c), a blighted property must meet one of the following criteria:
(1) 
Any premises which, because of physical condition or use, is regarded as a public nuisance at common law or has been declared a public nuisance in accordance with the local housing, building, plumbing, fire and related codes.
(2) 
Any premises which, because of physical condition, use or occupancy, is considered an attractive nuisance to children, including, but not limited to, abandoned wells, shafts, basements, excavations, and unsafe fences or structures.
(3) 
Any dwelling which, because it is dilapidated, unsanitary, unsafe, vermin-infested or lacking in the facilities and equipment required by the housing code of the municipality, has been designated by the department responsible for enforcement of the Code as unfit for human habitation.
(4) 
Any structure which is a fire hazard or is otherwise dangerous to the safety of persons or property.
(5) 
Any structure from which the sewerage has been disconnected, destroyed, removed, or rendered ineffective so that the property is unfit for its intended use.
(6) 
Any vacant or unimproved lot or parcel of ground in a predominantly built-up neighborhood which, by reason of neglect or lack of maintenance, has become a place for accumulation of trash and debris or a haven for rodents or other vermin.
(7) 
Any unoccupied property which has been tax-delinquent for a period of two years prior to the effective date of this article, and those in the future having a two-year tax delinquency.
(8) 
Any property which is vacant but not tax-delinquent, which has not been rehabilitated within one year of the receipt of notice to rehabilitate from the appropriate Code enforcement agency.
(9) 
Any abandoned property. A property shall be considered abandoned if:
(a) 
It is a vacant or unimproved lot or parcel of ground on which a municipal lien for the cost of demolition of any structure located on the property remains unpaid for a period of six months;
(b) 
It is a vacant property or vacant or unimproved lot or parcel of ground on which the total of municipal liens on the property for tax or any other type of claim of the municipality is in excess of 150% of the fair market value of the property as established by the Tax Assessment Office of the Washington County Tax Revenue Department or other body with legal authority to determine the taxable value of the property; or
(c) 
The property has been declared abandoned by the owner, including an estate that is in possession of the property.
CODE REQUIREMENT
A building, housing or property maintenance code or ordinance of the Township.
JUNKED VEHICLE
Any self-propelled, fuel-powered vehicle that has any part of its body missing or has been stripped or partially disassembled, has a broken windshield, has the wheels out, motor out, transmission out, or is missing any part that prevents the vehicle from moving on its own power, and any other mobile equipment that has parts missing, that is pulled or towed by another fuel-powered vehicle, or that lacks valid vehicle registration, a current certificate of inspection, or an ascertainable vehicle identification number.
MOTOR VEHICLE
A vehicle which is self-propelled, except an electric personal assistive mobility device or a vehicle which is propelled solely by human power.
G. 
Chapter 3, General Requirements, Section 302, Exterior Property Areas, Article 302.4, is amended to read:
302.4 Weeds. All premises and exterior property shall be maintained free from noxious weeds and grass in excess of eight inches.
(1) 
Land(s) subject to this regulation:
(a) 
Located within 50 feet of any structure, including temporary structures that are occupied, such as construction trailers.
(b) 
Lots in a platted subdivision with a structure.
(c) 
Vacant lots in platted subdivisions in which buildings have been erected on 80% or more of the lots in a specified phase of development.
(d) 
Parcels of land along improved streets in common usage (properties with 100 feet or more of frontage having developed lots with homes on each side of said parcel) shall be maintained to a depth of 150 feet or the depth of ownership, whichever is lesser, for the length of the frontage.
(2) 
Land(s) not subject to this regulation (as long as the health, safety and general welfare of the public is not being negatively impacted):
(a) 
Land used for agricultural purposes (active farming operations).
(b) 
The areas of lots currently used in an active garden for vegetables, fruit, flowers, etc. (only the area involved in active gardening shall be exempt).
(c) 
Naturally wooded areas, wetlands, meadows and fields.
(d) 
Undeveloped open space.
(e) 
Conservation easements.
H. 
Chapter 3, Section 302, Exterior Property Areas, Article 302.8, is amended to read:
Motor Vehicles. Except as provided for by use or right, no unregistered or uninspected 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 with automotive spray guns/devices is prohibited unless conducted inside an approved spray booth. No person, firm or corporation shall dump, deposit or accumulate garbage and/or rubbish, including junked or abandoned vehicles, upon any private or public property in the Township.
Exceptions: This chapter shall not apply to any operable vehicle or equipment that is normally used in the operation of a farm owned or leased by the person actively farming the land.
Notice to correct: After the Code Enforcement Officer determines that a junked or abandoned vehicle or machinery or an accumulation of garbage or rubbish exists, the Officer shall notify the owner of the property upon which it is located that it shall be removed within the time specified in the notice of violation.
This section shall not be construed as prohibiting the registered owner of a motor vehicle or part thereof from performing minor repair of said vehicle in the driveway or other area of a residence, provided that the vehicle is registered to someone living in the residence and done so in accordance with all other Township, state or federal laws.
I. 
Chapter 3, Section 302, Exterior Property Areas, the following article is added:
§ 302.10 Deposits on public streets, sidewalks and other public rights-of-way. No property owner shall, through action or inaction, cause or allow water, mud, snow, soil, stone, sand, yard debris, refuse, litter or other substances to accumulate on streets, alleys, or sidewalks. Inaction shall include, but is not limited to, allowing erosion of materials from properties due to water, wind, subsidence, or other.
J. 
Chapter 3, § 304.2, Protective Treatment, is hereby eliminated in its entirety pertaining to structures located on land used for agricultural purposes (active farming operations).
K. 
Chapter 3, § 304.14, Insect Screens, is hereby eliminated in its entirety.
L. 
Chapter 3, § 304.15, Doors, is hereby eliminated in its entirety.
M. 
Chapter 3, § 304.16, Basement Hatchways, is hereby eliminated in its entirety.
N. 
Chapter 3, § 304.18.1, Doors, is hereby eliminated in its entirety.
O. 
Chapter 3, § 304.18.2, Windows, is hereby eliminated in its entirety.
P. 
Chapter 3, § 304.18.3, Basement Hatchways, is hereby eliminated in its entirety.
Q. 
Chapter 3, Section 305, Interior Structure, is hereby eliminated in its entirety and replaced with the following language:
§ 305.1. Interior General. Interior of structures must be maintained in a manner that does not create a condition on the property that is reasonably likely to negatively impact the peace, health, safety and welfare of any residents and/or the public at large.
R. 
Chapter 3, Section 308.3.1, Garbage Facilities, is hereby eliminated in its entirety.
S. 
Chapter 5, Part 3, Section 304, of the Township Code, "Future Editions," is hereby repealed and replaced with the following:
Future Editions. No future editions of and amendments to the IPMC promulgated by the International Code Council shall be made a part of the South Strabane Township Code of Ordinances until adopted pursuant to official action by the South Strabane Township Board of Supervisors.
T. 
Appendix A, Boarding Standard, is hereby adopted in its entirety.
[Adopted 5-24-2022 by Ord. No. 2-2022]
This article shall be known as the "South Strabane Township Quality of Life Ordinance."
A. 
The lack of maintenance of properties, littering, improper storage of trash and rubbish, and other nuisances are costly problems that contribute to the deterioration of property values and general disorder of a community. Recognizing this problem, the purpose of this article is to promote the health, safety and general welfare of South Strabane Township by helping to create a clean environment for the residents while eliminating safety and welfare concerns for both residents and emergency service personnel.
B. 
Implementing a mechanism for the issuance of a ticket rather than a citation permits the Township to maintain and enforce its laws and permits a property owner or resident so accused to resolve the dispute in a manner that does not unduly burden the property owner or resident by requiring the issuance of a citation and a court hearing.
A. 
This article shall allow for certain actions to be taken against property owners for violations to the following sections of the International Property Maintenance Code ("IPMC").
(1) 
§ 302.4 of the IPMC, as amended by § 172-3G, Weeds;
(2) 
§ 302.8 of the IPMC, as amended by § 172-3H, Motor vehicles;
(3) 
§ 308 of the IPMC, as amended by § 172-3R, Rubbish and garbage; and
(4) 
§ 303 of the IPMC, Swimming pools, spas and hot tubs.
Upon finding a quality of life violation, the Code Enforcement Officer or an entity appointed by the Board of Supervisors, may issue quality of life violations tickets and/or citations to the owner and/or occupant of the property or to the individual responsible of the violation.
A. 
The quality of life ticket shall be in writing and shall identify the property address (if applicable), violation(s), specify the maximum time frame to take corrective action, and the fine.
B. 
The Code Enforcement Officer or other designated entity shall serve the quality of life ticket to the violator in one of the following manners:
(1) 
Personally handing the quality of life ticket to the violator;
(2) 
Personally handing the quality of life ticket to be served to an adult member of the household or other person in charge of the residence at the residence of the person to be served;
(3) 
Leaving or affixing the quality of life ticket to the property where the violation exists (if applicable);
(4) 
Personally handing the quality of life ticket to the violator's agent or to the person in charge thereof at any office or usual place of business of the violator; or
(5) 
Mailing the quality of life ticket by certified mail to the violator's address of record.
A. 
Any person or business violating any of the referenced ordinances shall pay a fine as set forth herein for each offense:
(1) 
The amount of the fine for the quality of life ticket shall be $50.
(2) 
Failure to respond. If a person fails to make payment and the violation is not addressed to the satisfaction of the Code Enforcement Officer or other designated entity in the abatement period provided, or the person fails to file an appeal within 10 days of a violation ticket, they shall be subject to a citation for failure to pay.
(3) 
Repeated violations. Upon issuance of one quality of life ticket under this article, right is reserved for a Code Enforcement Officer or other designated entity to issue a citation for all subsequent violations.
(4) 
Continuous or egregious violations. If violations are continuous or egregious, the Code Enforcement Officer or other designated entity has the right to issue a citation without first issuing a quality of life ticket, provided notice has been given. Any previously issued quality of life tickets will be considered as notice given.
(5) 
Citation fine. Any person, firm or corporation who shall fail, neglect, or refuse to comply with any of the terms or provisions of this chapter, or of any regulation or requirement pursuant hereto and authorized herby shall, upon conviction, be ordered to pay a fine as established by the Magisterial District Judge.
B. 
If the Township acts to correct the violation, the cost thereof shall be charged to the individual or property owner (if applicable) to whom the ticket has been issued. If the costs are not paid to the Township, the Township Solicitor shall institute appropriate action against the owner of the premises where the violation was abated by the Township.
Any person who receives a quality of life ticket for any offense under this article may, within 10 days of the service of the violation ticket, appeal to the Building Official, by filing their appeal request in writing, stating their reasons for appeal, accompanied by the appropriate fine amount.