A.
Scope. The provisions of this chapter shall govern the minimum conditions
and the responsibilities of persons for maintenance of structures,
equipment and exterior property.
B.
Responsibility. The owner of the premises shall maintain the structures
and exterior property in compliance with these requirements, except
as otherwise provided for in this chapter. 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, rooming
unit or housekeeping unit within a commercial building or structure
are responsible for keeping in a clean, sanitary and safe condition
that part of the dwelling unit, rooming unit, housekeeping unit or
premises within a commercial building or structure which they occupy
and control.
C.
Vacant structures and land. 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 or safety.
A.
Sanitation. All exterior property and premises shall be maintained
in a clean, safe and sanitary condition. The occupant shall keep that
part of the exterior property which such occupant occupies or controls
in a clean and sanitary condition.
B.
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.
C.
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.
D.
Weeds.
(2)
Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a notice of violation, he shall be subject to prosecution in accordance with §§ 424-6C and 446-25 as prescribed by the City's Code. Upon failure to comply with the notice of violation, any duly authorized employee of the City or private contractor hired by the City shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property, pursuant to Chapter 76, Article III, of the City's Code.
E.
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 reinfestation.
F.
Exhaust vents. Pipes, ducts, conductors, fans or blowers shall not
discharge gases, steam, vapor, hot air, grease, smoke, odors or other
gaseous or particulate wastes directly upon abutting or adjacent public
or private property or that of another tenant.
G.
Accessory structures. All accessory structures, including detached
garages, fences and walls, shall be maintained structurally sound
and in good repair.
H.
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 bodywork, provided that such work is performed
inside a structure or similarly enclosed area designed and approved
for such purposes.
I.
Defacement of property.
(1)
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.
(2)
In the event such damage, mutilation, or defacement does occur on
the premises, it shall be the responsibility of the owner to restore
said surface to an approved state of maintenance and repair.
A.
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 public health, safety or welfare.
(1)
Unsafe conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced, under § 424-8, to comply with the International Building Code as required for existing buildings:
(a)
The nominal strength of any structural member is exceeded by
nominal loads, the load effects or the required strength;
(b)
The anchorage of the floor or roof to walls or columns and of
walls and columns to foundations is not capable of resisting all nominal
loads or load effects;
(c)
Structures or components thereof that have reached their limit
state;
(d)
Siding and masonry joints including joints between the building
envelope and the perimeter of windows, doors and skylights are not
maintained weather-resistant or watertight;
(e)
Structural members that have evidence of deterioration or that
are not capable of safely supporting all nominal loads and load effects;
(f)
Foundation systems that are not firmly supported by footings,
are not plumb and free from open cracks and breaks, are not properly
anchored or are not capable of supporting all nominal loads and resisting
all load effects;
(g)
Exterior walls that are not anchored to supporting and supported
elements or are not plumb and free of holes, cracks or breaks and
loose or rotting materials, are not properly anchored or are not capable
of supporting all nominal loads and resisting all load effects;
(h)
Roofing or roofing components that have defects that admit rain,
roof surfaces with inadequate drainage, or any portion of the roof
framing that is not in good repair with signs of deterioration, fatigue
or without proper anchorage and incapable of supporting all nominal
loads and resisting all load effects;
(i)
Flooring and flooring components with defects that affect serviceability
or flooring components that show signs of deterioration or fatigue,
are not properly anchored or are incapable of supporting all nominal
loads and resisting all load effects;
(j)
Veneer, cornices, belt courses, corbels, trim, wall facings
and similar decorative features not properly anchored or that are
anchored with connections not capable of supporting all nominal loads
and resisting all load effects;
(k)
Overhang extensions or projections, including, but not limited
to, trash chutes, canopies, marquees, signs, awnings, fire escapes,
standpipes and exhaust ducts not properly anchored or that are anchored
with connections not capable of supporting all nominal loads and resisting
all load effects;
(l)
Exterior stairs, decks, porches, balconies and all similar appurtenances
attached thereto, including guards and handrails, are not structurally
sound, not properly anchored or that are anchored with connections
not capable of supporting all nominal loads and resisting all load
effects; or
(m)
Chimneys, cooling towers, smokestacks and similar appurtenances
not structurally sound or not properly anchored, or that are anchored
with connections not capable of supporting all nominal loads and resisting
all load effects.
B.
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 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.
C.
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 a minimum of four inches (102 mm) high with a minimum
stroke width of 0.5 inch (12.7 mm).
D.
Structural members. All structural members shall be maintained free
from deterioration and shall be capable of safely supporting the imposed
dead and live loads.
E.
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.
F.
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.
G.
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.
H.
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.
I.
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 similar surface treatment.
J.
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 the imposed loads.
K.
Chimneys and towers. All chimneys, cooling towers, smokestacks, 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.
L.
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.
M.
Window, skylight and door frames. Every window, skylight, door and
frame shall be kept in sound condition, good repair and weathertight.
(1)
Glazing. All glazing materials shall be maintained free from cracks
and holes.
(2)
Openable windows. Every window, other than a fixed window, shall
be easily openable and capable of being held in position by window
hardware.
(3)
Within the Central Business (CB) District all loose and damaged window
panes, sashes, frames, trim and/or jambs must be repaired to sound
condition, good repair and weathertight within 60 calendar days. Boarding
of loose and damaged window panes, sashes, frames, trim and/or jambs
does not constitute repair.
[Added 8-19-2015 by Ord.
No. 15-30]
N.
Insect screens. During the period from June 1 to October 15, 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 not less than
16 mesh per inch (16 mesh per 25 mm), and every screen door used for
insect control shall meet the standard for the International Building
Code as required for existing buildings.[1]
A.
General. The interior of a structure and equipment therein shall
be maintained in good repair, structurally sound and in a sanitary
condition. Occupants shall keep that part of the structure which they
occupy or control in a clean and sanitary condition. Every owner of
a structure containing a rooming unit, housekeeping units, a hotel,
a dormitory, two or more dwelling units or two or more nonresidential
occupancies shall maintain, in a clean and sanitary condition, the
shared or public areas of the structure and exterior property.
(1)
Unsafe conditions. The following conditions shall be determined as
unsafe and shall be repaired or replaced to comply with the International
Building Code as required for existing buildings:
(a)
The nominal strength of any structural member is exceeded by
nominal loads, the load effects or the required strength;
(b)
The anchorage of the floor or roof to walls or columns and of
walls and columns to foundations is not capable of resisting all nominal
loads or load effects;
(c)
Structures or components thereof that have reached their limit
state;
(d)
Structural members are incapable of supporting nominal loads
and load effects;
(e)
Stairs, landings, balconies and all similar walking surfaces,
including guards and handrails, are not structurally sound, not properly
anchored or are anchored with connections not capable of supporting
all nominal loads and resisting all load effects;
(f)
Foundation systems that are not firmly supported by footings,
are not plumb and free from open cracks and breaks, are not properly
anchored or are not capable of supporting all nominal loads and resisting
all load effects.
B.
Structural members. All structural members shall be maintained structurally
sound and be capable of supporting the imposed loads.
C.
Interior surfaces. All interior surfaces, including windows and doors,
shall be maintained in good, clean and sanitary condition. Peeling,
chipping, flaking or abraded paint shall be repaired, removed or covered.
Cracked or loose plaster, decayed wood and other defective surface
conditions shall be corrected.
D.
Stairs and walking surfaces. Every stair, ramp, landing, balcony,
porch, deck or other walking surface shall be maintained in sound
condition and good repair.
E.
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.
F.
Interior doors. Every interior door shall fit reasonably well within
its frame and shall be capable of being opened and closed by being
properly and securely attached to jambs, headers or tracks as intended
by the manufacturer of the attachment hardware.
A.
General. The components of a structure and equipment therein shall
be maintained in good repair, structurally sound and in a sanitary
condition.
(1)
Unsafe conditions. Where any of the following conditions cause the
component or system to be beyond its limit state, the component or
system shall be determined as unsafe and shall be repaired or replaced
to comply with the International Building Code as required for existing
buildings.
(a)
Soils that have been subjected to any of the following conditions:
[1]
Collapse of footing or foundation system;
[2]
Damage to footing, foundation, concrete or other structural
element due to soil expansion;
[3]
Adverse effects to the design strength of footing, foundation,
concrete or other structural element due to a chemical reaction from
the soil;
[4]
Inadequate soil as determined by a geotechnical investigation;
[5]
Where the allowable bearing capacity of the soil is in doubt;
or
[6]
Adverse effects to the footing, foundation, concrete or other
structural element due to the groundwater table.
(f)
Wood that has been subjected to any of the following conditions:
[1]
Ultimate deformation;
[2]
Deterioration;
[3]
Damage from insects, rodents and other vermin;
[4]
Fire damage beyond charring;
[5]
Significant splits and checks;
[6]
Horizontal shear cracks;
[7]
Vertical shear cracks;
[8]
Inadequate support;
[9]
Detached, dislodged or failing connections; or
[10]
Excessive cutting and notching.
A.
General. Every exterior and interior flight of stairs having more
than three risers shall have a handrail on one side of the stair,
and every open portion of a stair, landing, balcony, porch, deck,
ramp or other walking surface which is more than 24 inches (610 mm)
above the floor or grade below shall have guards. Handrails shall
not be less than 30 inches (762 mm) high or more than 42 inches (1,067
mm) high, measured vertically above the nosing of the tread or above
the finished floor of the landing or walking surfaces. Guards shall
not be less than 42 inches (1,067 mm) high above the floor of the
landing, balcony, porch, deck or ramp or other walking surface.
B.
Exception. Guards shall not be required where exempted by the adopted
Building Code.
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.
B.
Disposal of rubbish. Every occupant of a structure shall dispose
of all rubbish in a clean and sanitary manner by placing such rubbish
in approved containers.
(1)
Rubbish storage facilities. The owner of every occupied premises
shall supply approved covered containers for rubbish, and the owner
of the premises shall be responsible for the removal of rubbish.
(2)
Refrigerators. Refrigerators and similar equipment not in operation
shall not be discarded, abandoned or stored on premises without first
removing the doors.
C.
Disposal of garbage. Every occupant of a structure shall dispose
of garbage in a clean and sanitary manner by placing such garbage
in an approved garbage disposal facility or approved garbage containers.
(1)
Garbage facilities. The owner of every dwelling unit in a commercial
building or structure shall supply each of the following: an approved
leakproof, covered, outside recycling disposal container for each
dwelling unit and an approved leakproof, covered, outside garbage
container for each dwelling unit.
(2)
Containers. The operator of every establishment producing garbage
shall provide, and at all times cause to be utilized, approved leakproof
containers provided with close-fitting covers for the storage of such
materials until removed from the premises for disposal.
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 reinfestation.
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 single-tenant nonresidential structure
shall be responsible for extermination on the premises.
D.
Multiple occupancy. The owner of a nonresidential structure containing
two or more dwelling units, a multiple occupancy, a rooming unit 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 and owner 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. Exception:
Where the infestations are caused by defects in the structure, the
owner shall be responsible for extermination.