[Ord. 2017-476, 12/7/2017[1]]
1.
Title. This Part shall be known as the "Property Maintenance Code."
2.
Adoption by Reference. The 2015 International Property Maintenance
Code is adopted as if fully set forth herein, subject to the listed
additions, deletions, insertions, and changes set forth in this Part.
When reading this chapter and Part of the code of ordinances, you
must refer to the 2015 Property Maintenance Code as well as this Part
to fully understand the Township's Property Maintenance Code
as it regulates and governs 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 therefor; and each and all of the regulations,
provisions, penalties, conditions and terms of said Property Maintenance
Code.
3.
Access and availability of the 2015 International Property Maintenance
Code can be found in the administration offices of the Municipal Center
at 2525 Rochester Road, Cranberry Township, PA 16066 and https://codes.iccsafe.org/public/document/toc/551/.
[1]
Editor's Note: This ordinance also provided for the repeal
of former Part 2, Property Code, adopted 2/7/2002 by Ord. 2002-326,
as amended.
[Ord. 2017-476, 12/7/2017]
1.
Title. Section 101.1 of the International Property Maintenance Code
is hereby revised with the following:
These regulations shall be known as the International Property
Maintenance Code of Cranberry Township, hereinafter referred to as
"the code."
2.
Fees. Section 103.5 of the International Property Maintenance Code
is hereby revised with the following:
Fees are established by resolution of the Board of Supervisors,
from time to time, as deemed appropriate by Cranberry Township.
3.
Violations. Section 106.4 of the International Property Maintenance
Code is hereby revised with the following:
Violation Penalties: Any person who shall violate a provision
of this code, or fail to comply therewith, or with any of the requirements
thereof, shall be prosecuted within the limits provided by state or
local laws. Each day that a violation continues after due notice has
been served shall be deemed a separate offense. Any person, firm,
corporation or entity who violates, causes or permits the violation
of any provision of this code or shall fail to comply with any of
the requirements thereof or who shall fail to maintain premises, structures
or equipment in accordance with these provisions, upon conviction
thereof in an action brought before a district judge in the manner
provided for the enforcement of summary offenses under the Pennsylvania
Rules of Criminal Procedure, shall be sentenced to pay a fine of not
more than $1,000 plus costs and, in default of payment of said fine
and costs, to a term of imprisonment not to exceed 90 days. Each day
that a violation of this part shall continue or each section of this
part which shall be found to have been violated shall constitute a
separate offense. The initial determination of code violation and
the service of notice of violation are hereby delegated to the Township
Manager or the designee.
4.
Fines. Section 112.4 of the International Property Maintenance Code
is hereby revised with the following:
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 more than $1,000.
[Ord. 2017-476, 12/7/2017]
1.
Section 302.3 of the International Property Maintenance Code is hereby
deleted in its entirety and replaced with the following:
302.3.1 Intent.
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302.3.1.1 The following regulations are intended to apply to
certain sidewalks and trails within the Township in an effort to ensure
that sidewalks and trails are safe and accessible, and to maintain
amenities for the general public.
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302.3.2 Sidewalk and Trail Maintenance Responsibility.
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302.3.2.1 Property owners who have sidewalks and/or trails on
their property or abutting their property shall be responsible for
the care, maintenance, and replacement of sidewalks and/or trails
in accordance with these provisions. Sidewalk and/or trail maintenance
responsibility may be assigned to an association set up for maintenance
of common elements in a plan (i.e., homeowners' or property owners'
association) if approved by the Township. Maintenance by an association
must be agreed upon at the time of plan approval and included as a
requirement in the association documents, covenants, and restrictions.
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302.3.3 Sidewalk and Trail Deficiencies. Sidewalks or trails
with any of the following conditions shall be deemed unsafe and in
need of repair:
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302.3.3.1 Sidewalk or trail having cracks or joints in hard
surfaces with a deviation or difference in elevation of more than
two inches.
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302.3.3.2 Sidewalk or trail having a crack or joint in hard
surfaces with an opening width of more than two inches.
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302.3.3.3 Sidewalk having five or more cracks in one section.
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302.3.3.4 Sidewalk that has severe pitting or scaling of more
than two inches in depth.
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302.3.3.5 Sidewalks or trail that have grates, covers or the
like within the slab that have a vertical elevation difference of
more than two inches.
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302.3.3.6 Sidewalk or trail that traps water or does not provide
adequate surface drainage.
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302.3.3.7 Sidewalk that is broken or missing.
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302.3.3.8 Trail that is rutted or eroded.
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302.3.3.9 Trail that has weeds growing through it.
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302.3.3.10 Trail that has lost its original surface materials
through everyday use.
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302.3.4 Notice to Repair Sidewalk and Trails.
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302.3.4.1 Upon determination by the Township that sidewalks
and/or trails are in need of repair, the Township Manager or his designee
shall serve written notice(s) upon the owners of the aforementioned
properties that repair shall be made within 30 days of notification.
The thirty-day time period may be extended due to extenuating circumstances.
In the event of an emergency which creates an immediate hazard on
a sidewalk and/or trail, upon receipt of notification by the Township,
the responsible party shall take immediate action to remediate the
hazard. Sidewalks and/or trails shall be repaired in accordance with
Township construction specifications.
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302.3.5 Township May Do Work Upon Default of Property Owner.
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302.3.5.1 Failure of any property owner or association to perform
any repair work required, after receiving notice by the Township,
within the time specified, may result in the Township performing such
work and collecting any related costs from the property owner or association.
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302.3.6 Construction Specifications.
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302.3.6.1. Sidewalks shall be installed, replaced, or repaired in accordance with Township construction specifications contained in Chapter 17, Public and Private Improvements Code, as may be amended.
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302.3.7 Work Within Sidewalk Area.
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302.3.7.1 A road occupancy permit from the Township shall be
required for work which is to be done in the Township right-of-way.
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302.3.7.2 Any work not within the Township right-of-way shall
still require Township authorization prior to commencement of such
work.
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302.3.7.3 Application for Permit. Road opening permit application,
fees, plans, and specifications shall be submitted and approved prior
to permit issuance.
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302.3.7.4 Fees. Refer to the Cranberry Township Fee Resolution,
as may be amended, for any applicable fees.
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302.3.7.5 Issuance of Permit. A permit shall be issued to the
applicant after all the aforementioned requirements have been filed.
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302.3.7.6 Notice of Completion. Upon completion of the work,
the applicant shall give written notice thereof to the Township.
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302.3.8 Obstruction and/or Destruction of Sidewalk Prohibited.
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302.3.8.1 No person shall obstruct and/or destroy any sidewalk.
It shall be the responsibility of the property owner or assigned association
to maintain sidewalk areas and keep them free from weeds, hedges,
and other similar obstructions.
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302.3.9 Snow and Ice Removal from Sidewalk.
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302.3.9.1 Snow and/or ice shall be removed from sidewalks within
48 hours of the end of snowfall and/or an ice event. Snow and/or ice
removed from sidewalks shall not be placed within roads, streets,
or alleys.
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302.3.10 Exterior Property Areas.
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302.3.10.1 All sidewalks, walkways, stairs, and similar spaces
not along streets shall be maintained and kept in a proper state of
repair. This provision shall not apply to single-family residences.
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[Ord. 2017-476, 12/7/2017]
1.
Section 302.4 of the International Property Maintenance Code is hereby
deleted in its entirety.
[Ord. 2017-476, 12/7/2017]
1.
Section 302.8 of the International Property Maintenance Code is hereby
deleted in its entirety and replaced with the following:
Section 302.8 Junk Vehicles.
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302.8.1 A vehicle may be deemed abandoned or junked under this
section if the vehicle is not operable and lacks a current inspection
or registration sticker. Except as provided for in other regulations,
the parking or storage of abandoned or junked vehicles in exterior
property areas, which also pose a threat to the public health, safety
and welfare due to conditions including, but not limited to, the following,
are prohibited, unless the same be authorized in conjunction with
a business properly operated pursuant to the zoning laws and other
laws of the Township:
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302.8.1.1 Broken windshields, mirrors or other glass with sharp
edges.
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302.8.1.2 One or more flat or open tires or tubes which could
permit a vermin harborage.
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302.8.1.3 Missing doors, windows, hood, trunk or other body
parts which could permit animal harborage or entry of children.
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302.8.1.4 Any body parts with sharp edges, including holes resulting
from rust.
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302.8.1.5 Missing tires resulting in unsafe suspension of the
motor vehicle.
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302.8.1.6 Upholstery which is torn or open which would permit
animal and/or vermin harborage.
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302.8.1.7 Broken head lamps or tail lamps with sharp edges.
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302.8.1.8 Protruding sharp objects from the chassis.
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302.8.1.9 Broken vehicle frame suspended from the ground in
an unstable manner.
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302.8.1.10 Leaking or damaged oil pan or gas tank which could
cause fire or explosion.
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302.8.1.11 Exposed battery containing acid.
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302.8.1.12 Inoperable locking mechanism for doors or trunk.
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302.8.1.13 Open or damaged floor boards, including trunk and
fire wall.
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302.8.1.14 Damaged bumpers pulled away from the perimeter of
the vehicle.
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302.8.1.15 Broken grill with protruding edges.
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302.8.1.16 Vehicle suspended on unstable supports.
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[Ord. 2017-476, 12/7/2017]
1.
Section 304.3 of the International Property Maintenance Code is hereby
revised by adding the following:
304.3 Premises identification. Buildings shall have approved
address numbers placed in a position to be plainly legible and visible
from the street or road fronting the property. These numbers shall
contrast with their background. Address numbers shall be Arabic numerals
or alphabet letters. Numbers shall be not less than four inches (102
mm) in height with a minimum stroke width of 0.5 inch (12.7 mm) (residential)
or not less than six inches (153 mm) in height with a minimum stroke
width of 0.75 inch (19 mm) (commercial). Address identification numbers
shall be provided on all commercial site identification (monument)
signs. Address numbers shall be maintained free from deterioration
and shall be kept as was provided for in the building codes when the
structure was erected.
[Ord. 2017-476, 12/7/2017]
1.
Section 304.14 of the International Property Maintenance Code is
hereby revised by amending the following:
304.14 Insect Screens. During the period from March 31 to October
1, 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 minimum 16 mesh
per inch (16 mesh per 25 mm), and every screen door used for insect
control shall have a self-closing device in good working condition.
[Ord. 2017-476, 12/7/2017]
1.
Section 307 of the International Property Maintenance Code is hereby
revised by amending the following:
307.1 General. Every exterior and interior flight of stairs
having four or more risers shall have a handrail on one side of the
stair (residential), both sides of a stair (commercial) and every
open portion of a stair, landing, balcony, porch, deck, ramp or other
walking surface that is more than 30 inches (762 mm) above the floor
or grade below shall have guards. Handrails shall be not less than
34 inches (864 mm) in height or more than 38 inches (1,067 mm) in
height measured vertically above the nosing of the tread or above
the finished floor of the landing or walking surfaces. Guards shall
be not less than 36 inches (915 mm) (residential), 42 inches (1,067
mm) (commercial) in height above the floor of the landing, balcony,
porch, deck, or ramp or other walking surface.
[Ord. 2017-476, 12/7/2017]
1.
Section 308.3.1 of the International Property Maintenance Code is
hereby revised by deleting the section in its entirety and adding
the following:
308.3.1. The owner of every dwelling shall supply an approved
leakproof, covered, outside garbage container.
[Ord. 2017-476, 12/7/2017]
1.
Section 310 of the International Property Maintenance Code is hereby
revised by adding the following:
Section 310 Fences and Walls in Front Yards.
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310.1 Applicability. Any person on any residential property
that desires to erect a fence or wall that is over three feet in height
within a minimum front yard setback as defined in the Township Zoning
Ordinance[1] and as applicable for each Zoning District shall be required
to obtain a permit prior to the installation.
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310.2 Requirements. Any fence/wall that is proposed within any
minimum front yard setback area shall be permitted with the following
restrictions:
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310.2.1 Fences/walls shall not be placed within any designated
road right-of-way.
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310.2.2 Fences/walls shall not interfere with sidewalk use,
maintenance or operation.
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310.2.3 Fences/walls shall not interfere with sight distance
from driveways to the street and sidewalk.
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310.2.4. No fence/wall over three feet in height shall be permitted
within 14 feet of the back edge of a curb or within six feet of the
back edge of a sidewalk. The greater measurement will prevail in either
instance.
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310.2.5. No fence/wall in any front yard setback shall be allowed
to be solid above three feet in height as measured from the ground.
Fences/walls above three feet in height shall consist of cross members
and/or pickets with clear openings of no less than four inches.
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310.2.6. No fence/wall within any front yard setback may exceed
six feet in height as measured from the ground.
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310.3. Permitting Requirements. Fences/walls greater than three
feet in height that are to be constructed within any required minimum
front yard setback on residential properties shall receive a fence/wall
permit in accordance with the above-listed restrictions prior to construction.
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310.4. Exemption. Certain fences/walls are exempt from these
regulations;
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310.4.1 Fences/walls within any CCD Zoned Development.
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[Ord. 2017-476, 12/7/2017]
1.
Section 507 of the International Property Maintenance Code is hereby
revised by deleting the section in its entirety and adding the following:
507.1 General.
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507.1.1 All stormwater drainage systems, pipes, swales and ditches
shall be maintained in a manner that causes water to drain from a
higher to a lower elevation without causing a backup of water onto
any lot or street.
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507.1.2 Stormwater drainage systems, pipes, swales and ditches
that meet any of the following criteria shall be determined to be
deficient:
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507.1.2.1 Not set or constructed at proper elevation to allow
a positive flow.
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507.1.2.2 Pipes which are damaged, crushed or distorted.
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507.1.3 Obstructions in or around stormwater drainage systems,
pipes, swales or ditches which restrict or divert water flow.
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507.1.3.1 Water is directed onto streets.
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507.1.3.2 Water backs up onto adjacent lots or streets.
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507.1.4 Stormwater drainage systems, pipes, swales and ditch
maintenance that exist on properties shall be the responsibility of
the respective lot owners.
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[Ord. 2017-476, 12/7/2017]
1.
Section 602.3 of the International Property Maintenance Code is hereby
revised by amending the following:
602.3 Every owner and operator of any building who rents, leases
or lets one or more dwelling units or sleeping units on terms, either
expressed or implied, to furnish heat to the occupants thereof shall
supply heat during the period from October 1 to March 31 to maintain
a minimum temperature of 68° F. (20° C.) in all habitable
rooms, bathrooms and toilet rooms.
[Ord. 2017-476, 12/7/2017]
1.
Section 602.4 of the International Property Maintenance Code is hereby
revised by amending the following:
602.4 Indoor occupiable work spaces shall be supplied with heat
during the period from October 1 to March 31 to maintain a minimum
temperature of 65° F. (18° C.) during the period the spaces
are occupied.
[Ord. 2017-476, 12/7/2017]
1.
Section 606 of the International Property Maintenance Code is hereby
revised by deleting the section in its entirety and adding the following:
606.1 General.
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606.1.1 Elevators, dumbwaiters and escalators shall be maintained
in compliance with requirements set forth by the Pennsylvania Department
of Labor and Industry.
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[Ord. 2017-476, 12/7/2017]
1.
Section 704 of the International Property Maintenance Code is hereby
revised by adding the following:
704.3 Fire Alarm Systems. Inspection, testing and maintenance
of fire alarm systems shall be in accordance with NFPA 72. Annual
inspections, by a qualified third party, of fire alarm systems shall
be required.
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704.4 Dry Chemical Extinguishing Systems. Inspection, testing
and maintenance of dry chemical extinguishing systems shall be in
accordance with NFPA 17. Annual inspections, by a qualified third
party, of dry chemical extinguishing systems shall be required. Semi-annual
inspection of Kitchen Hood Fire Suppression systems, by a qualified
third party, shall be required.
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704.5 Wet Chemical Extinguishing Systems. Inspection, testing
and maintenance of wet chemical extinguishing systems shall be in
accordance with NFPA 17A. Annual inspections, by a qualified third
party, of dry chemical extinguishing systems shall be required. Semiannual
inspection of kitchen hood fire suppression systems, by a qualified
third party, shall be required.
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704.6 Type I Kitchen Hood and Fire Suppression Systems. Inspection,
testing and maintenance of Type I kitchen hoods and the fire suppression
systems shall be in accordance with NFPA 96 and appropriate NFPA fire
extinguishing system standard. Semiannual inspection, by a qualified
third party, of Type I kitchen hoods and fire suppression systems
shall be required.
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[Ord. 2017-476, 12/7/2017]
1.
Section 705 of the International Property Maintenance Code is hereby
amended by adding the following:
Premises Inspection.
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705.1 General. The following shall be subject to annual fire
prevention and life safety inspection of premises:
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705.1.1 Group A - Places of Assembly.
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705.1.2 Group R - Residential (except one- and two-family dwellings,
townhouses). (Inspections apply to common and open areas of buildings
only.)
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705.1.3 Group M - Mercantile over 12,000 square feet.
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705.1.4 Group E - Educational.
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705.1.5 Group H - Hazard.
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705.1.6 Vehicle Service Stations and Repair Garages.
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705.1.7 Tents and temporary structures larger than 1,600 square
feet erected for assembly and other nonresidential events.
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