This article applies to all districts within
the Town of Niagara.
A.
This section establishes certain minimum standards
for the initial and continued occupancy and use of all structures
and does not replace or modify standards otherwise established for
the construction, repair, alteration or use of the structure, the
premises or the equipment or facilities contained therein, as are
required by the Building Code.[1]
B.
Exterior standards. The exterior of the premises and
the condition of structures shall be maintained so that the premises
and all buildings shall reflect a level of maintenance in keeping
with the standards of the community and shall in all other respects
comply with all applicable Town, county and state codes.
(1)
Foundations, porches, decks, steps and walls shall
be in good condition.
(2)
Vent attachments shall be safe, durable, smoke-tight
and capable of withstanding the action of flue gases.
(3)
Exterior balconies, porches, landings, stairs and
fire escapes shall be provided with banisters or railings properly
designed and maintained to minimize the hazard of falling and unsightly
appearance.
(4)
All storefronts and walls exposed to public view shall
be keep in a good state of repair. Storefronts or any portion of the
structure shall not show evidence of excessive weathering or deterioration
of any nature. Unoccupied storefronts shall be maintained in a clean
and neat appearance.
(5)
Any awnings or marquees and accompanying structural
members shall be maintained in a good state of repair. In the event
that said awnings or marquees are made of cloth, plastic or of similar
material and are exposed to public view, such material shall not show
evidence of excessive weathering, discoloration, ripping, tearing,
holes or other deterioration. Nothing herein shall be construed to
authorize any encroachment on streets, sidewalks or other parts of
the public domain.
(6)
All vacant buildings shall be continuously guarded
or sealed and kept secure against unauthorized entry. Materials and
methods with which such buildings are sealed must meet the approval
of the Code Enforcement Officer. Owners of such buildings shall take
such steps and perform such acts as may be required to ensure that
the building and its adjoining yards remain safe and secure and do
not present a hazard to adjoining property or to the public and that
such property does not become infested with vermin or rodents.
(7)
Exterior walls, including doors and windows and the
areas around doors, windows, chimneys and other parts of the building,
shall be so maintained as to keep water from entering the building.
Materials which have been damaged or show evidence of dry rot or other
deterioration shall be repaired or replaced and refinished using acceptable
workmanship standards.
(8)
All exposed exterior surfaces shall be maintained
free of broken or cracked glass, loose shingles or loose or crumbling
stones or bricks, loose shutters, railings, aerials, excessive peeling
paint or other conditions reflective of deterioration or inadequate
maintenance. Said conditions shall be corrected by repair or removal.
All exposed exterior surfaces of structures not inherently resistant
to deterioration shall be coated, treated or sealed to protect them
from deterioration or weathering. Wood, masonry or other exterior
materials that will naturally resist deterioration do not have to
be treated, but must be otherwise maintained in a sound, secure workmanlike
manner. Exterior surfaces that have been painted or otherwise coated
must be maintained in a neat, serviceable manner. Floors, walls, ceilings,
stairs and fixtures of buildings shall be maintained in a manner so
as to prevent the collapse of the same or injury to the occupants
of the building or to the public.
(9)
Roof drains, overflow pipes, air-conditioning drains
and any other device used to channel water off or out of a building
shall be maintained in a clean, safe and sanitary condition. Every
floor, exterior wall, roof, porch or appurtenance thereto shall be
maintained in a safe and operable condition and shall not drain onto
a public sidewalk, walkway, street, alleyway or adjoining property.
(10)
Lawns shall be cut, and bushes, shrubs and hedges
shall be trimmed regularly during the growing season so as to avoid
an unsightly appearance.
C.
Yard areas.
(1)
Surface or subsurface water shall be appropriately
drained to protect buildings and structures and to prevent the development
of stagnant ponds.
(2)
Fences and other minor construction shall be maintained
in a safe and substantial condition.
(3)
Steps, walks, driveways, parking spaces and similar
paved areas shall be maintained so as to afford safe passage under
normal use and weather conditions. Any holes or other hazards that
may exist shall be filled and necessary repairs or replacement carried
out.
D.
Business structures.
(1)
Business units shall at all times be maintained in
compliance with the provision of this code regulating open spaces,
buildings or structures and littering.
(2)
No outside storage or accumulation of garbage, crates,
rubbish, refuse or debris shall be permitted at any time, and all
such garbage, crates, rubbish, refuse or debris shall be kept inside
the building or buildings on the premises or in an acceptable enclosure
and shall be regularly collected and removed from the premises.
(3)
All fences and planting areas installed on the premises
shall be maintained by the owner of the property. Such maintenance
shall include but not be limited to the replacement of trees and shrubs
which may die and/or otherwise be destroyed, the maintenance and cutting
of lawns and the replacement and/or repair of fences which may become
in disrepair.
(4)
Persons owning or occupying property shall keep all
walkways, public or private, abutting said premises free from litter
and trash of whatever nature.
