[R.O. 2009 § 505.090; Ord. No. 3620 § 1, 7-28-2016]
A.
The provisions of this Section shall govern
the minimum conditions for maintenance of exterior property, premises
and structures. Premises shall comply with the conditions herein prescribed
insofar as they are applicable.
B.
The owner of the premises shall maintain
such structures and premises in compliance with these requirements.
A person shall not occupy as owner-occupant or let to another for
occupancy or use premises which do not comply with the following requirements
of this Chapter.
C.
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, safety or property value or
adjacent properties.
[R.O. 2009 § 505.100; Ord. No. 3620 § 1, 7-28-2016]
A.
Sanitation. All exterior property areas
and premises shall be maintained in a clean, safe and sanitary condition
free from any accumulation of rubbish or garbage.
B.
Grading And Drainage. All exterior property
areas and premises shall be graded and maintained so as to prevent
the erosion of soil and prevent accumulation of stagnant water thereon,
or within any structure located thereon. Stagnant water shall be determined
as any accumulation in an improperly drained pool, pond, ground depression,
collector, container that has not dispersed within five (5) days of
the last recorded local rainfall. Exception: approved retention areas
and reservoirs.
C.
Watercourse. A natural or established watercourse
shall not be disturbed in any manner which reduces the capacity of
the watercourse or diverts the water, unless as a part of an approved
development or grading permit or authorization of the Metropolitan
Sewer District.
D.
Sedimentation. All exterior property areas
and premises shall be graded and maintained to prevent sediment on
adjacent property, public property or in a watercourse.
E.
Weeds. All exterior property areas and premises shall be maintained in accordance with Section 215.090 of this Code and shall be free of excessive growth of trees, shrubs, weeds and other vegetation in contact with a structure's siding, doors, windows, roof, or chimney that may cause damage to the structure's components.
F.
Insect And Rodent Control. An owner of
a structure or premises shall be responsible for the extermination
of insects, rodents, vermin, or other pests in all exterior property
areas of the premises, except that the occupant shall be responsible
for such extermination in the exterior property areas of the premises
of a one-family dwelling. Whenever infestation exists on a premises
other than a one-family dwelling, extermination shall be the responsibility
of the owner.
G.
Public Areas. All sidewalks, steps, driveways,
parking spaces and similar paved areas for public use shall be kept
in a proper state of repair, free of all snow, ice, mud, overhanging
trees and shrubs which obstruct walkways and other debris and shall
be maintained free of hazardous conditions. If any sidewalk or driveway
or portion thereof by virtue of its state of repair shall constitute
a danger of public health and safety, the sidewalk or driveway or
portion thereof shall be replaced. Steps shall comply with the requirements
for exterior stairs.
H.
Exhaust Vents. A person shall not construct,
maintain or operate pipes, ducts, conductors, fans, or blowers discharging
gases, steam, vapor, hot air, grease, smoke, odors or other gaseous
or particulate wastes so as to discharge directly upon abutting or
adjacent public and private property or that of another tenant.
I.
Accessory Structures. All accessory structures,
including, but not limited to, detached garages, fences, walls, and
mailboxes shall be maintained structurally sound and in compliance
with this Code.
J.
Swimming Pools. Swimming pools shall be
maintained in a clean and sanitary condition, and in good repair.
K.
Motor Vehicles.
1.
Regulations.
a.
Except as provided in other regulations,
no inoperative, unregistered or currently unlicensed motor vehicle
shall be parked on any property in the City, and no motor vehicle
shall at any time be in a state of disassembly, disrepair or shall
it be in the process of being stripped or dismantled.
b.
A motor vehicle shall not at any
time undergo major overhaul, including bodywork, on any property within
the City unless such work is performed inside a building or similarly
enclosed area designed and approved for such purposes.
c.
No parking of any motor vehicle is
permitted on any property unless said motor vehicle is on a paved
parking surface.
2.
Exceptions.
a.
Driveways constructed of material
other than concrete or asphalt which is a legal non-conforming use
and driveways constructed of material other than concrete or asphalt
in the "R-1" Single-Family Residential District shall be permissible
parking spaces for motor vehicles which are operable, currently licensed
and are not in a state of major disassembly or disrepair.
b.
Motor vehicles within a fully enclosed
building, closed to public view and view of adjacent properties; or
motor vehicles stored or displayed as part of a licensed vehicle dealership
business which is in compliance with the Zoning Code; or motor vehicles
on the premises of a State licensed vehicle inspection station or
motor vehicle service station licensed in the City, waiting for services
or repairs; provided that such motor vehicle(s) are not on the premises
for more than five (5) consecutive days.
L.
Commercial Vehicles.
1.
Regulations. Notwithstanding anything in Subsection (K) above, no person shall park, keep, store or leave any commercial vehicle on any residential property unless said vehicle is located within an enclosed garage or located on residential property containing more than one (1) acre and kept behind the front elevation of the primary building.
2.
Exceptions. This Section shall not
apply to any emergency vehicles, ambulances, public utility service
vehicles, moving vans or any commercial vehicle in the process of
making a legitimate pickup, delivery or call to a residence.
M.
Off-Road Vehicles.
1.
Regulations. Any off-road vehicle
parked, kept, stored or left on any property used for residential
purposes shall be located within an enclosed garage or shall be located
on a paved parking surface constructed of concrete or asphalt. Said
off-road vehicles shall not at any time be in a state of disassembly
or disrepair.
2.
Exceptions. Parking surfaces other
than asphalt or concrete shall be permissible in the "R-1" Single-Family
Residential Zoning District.
N.
O.
Defacement Of Property. No person shall
willfully or wantonly damage, mutilate or deface any exterior surface
of any structure 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.
P.
Exterior Storage Of Household Items. The
accumulation, placement, use or storage of any type of household items
and household furniture not designed or intended for outdoor use,
including, but not limited to, furniture, mattresses, appliances,
cabinets, etc., for more than seven (7) days, is prohibited.
[R.O. 2009 § 505.110; Ord. No. 3620 § 1, 7-28-2016]
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 health, safety or welfare of the occupants
and so as to protect the occupants from the adverse effects of the
environment.
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 chipping
paint shall be eliminated and surfaces repainted. All siding and masonry
joints as well as those between the structure envelope and the perimeter
of windows, doors, and skylights shall be maintained weather resistant
and water tight. Siding shall be maintained free from excessive mold
growth. 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.
Street Numbers. Each building to which
a street number has been assigned shall have the number so assigned
displayed in a position easily observed and readable from the public
right-of-way.
D.
Structural Members. All supporting structural
members of all structures shall be kept structurally sound, free of
deterioration and maintained capable of safely bearing the dead and
live loads imposed upon them.
E.
Exterior Surfaces (Foundations, Walls And
Roof). Every foundation, exterior wall, roof and all other exterior
surfaces shall be maintained in a workmanlike state of maintenance
and repair and shall be kept in such condition as to prevent the entry
of rodents and other pests.
1.
Foundation Walls. All foundation
walls shall be maintained so as to carry the safe design and operating
dead and live loads and shall be maintained plumb and free from open
cracks and breaks, so as not to be detrimental to public safety and
welfare.
2.
Exterior Walls. Every exterior wall
shall be free of holes, breaks, loose or rotting boards or timbers
and any other conditions which might admit rain or dampness to the
interior portions of the walls or to the occupied spaces. All exterior
surface materials, including wood, composition, or metal siding, shall
be maintained weatherproof and shall be properly surface coated when
required to prevent deterioration.
3.
Roofs And Drainage. The roof shall
be structurally sound, tight and not have defects which might admit
rain. Roof drainage shall be adequate to prevent rain water from causing
dampness or deterioration in the walls or interior portion of the
structure. Roof water shall not be discharged in a manner that creates
a nuisance to owners or occupants of adjacent premises, or that creates
a public nuisance.
4.
Decorative Features. All cornices,
entablatures, 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.
5.
Overhang Extensions. All overhang
extensions, including, but not limited to, canopies, marquees, signs,
metal awnings, fire escapes, standpipes, exhaust ducts shall be maintained
in good repair and be properly anchored so as to be kept in a safe
and sound condition. When required, all exposed surfaces be protected
from the elements and against decay and rust by the periodic application
of a weather-coating material such as paint or other protective treatment.
6.
Stairway, 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.
Every stairway and porch shall be maintained free of hazardous conditions
such as snow, ice, mud and other debris.
7.
Chimneys And Towers. All chimneys,
cooling towers, smoke stacks and similar appurtenances shall be maintained
structurally safe, 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.
F.
Window And Door Frames. Every window, door
and frame shall be constructed and maintained in such relation to
the adjacent wall construction so as to be weathertight.
1.
Weathertight. Every window and exterior
door shall be fitted reasonably in its frame and be weathertight.
Weather stripping shall be used to exclude wind or rain from entering
the dwelling or structure and shall be kept in sound condition and
good repair.
2.
Glazing. Every required window sash
shall be fully supplied with approved glazing materials which are
without open cracks and holes.
3.
Open Windows. Every window, other
than a fixed window, shall be capable of being easily opened and shall
be held in position by window hardware.
4.
Insect Screens. During the period
from April first to December first every door and window or other
outside opening used for ventilation purposes serving any structure
containing habitable rooms, food preparation area, food service areas,
or any areas where products used in food for human consumption are
processed, manufactured, packaged or stored, shall be supplied with
approved tight fitting screens of not less than sixteen (16) mesh
per inch and every swinging screen door shall have a self-closing
device in good working condition. Exception. Screen doors shall not
be required for out-swinging doors or other types of openings which
make screening impractical, provided other approved means such as
air curtains or insect repellent fans are employed.
5.
Door Hardware. Every exterior door
and its hardware shall be maintained in good condition. Door locks
on all doors entering dwelling units shall be in good repair and capable
of tightly securing the door.
6.
Basement Hatchways. Every basement
hatchway shall be so constructed and maintained as to prevent the
entrance of rodents, rain and surface drainage water into the structure.
7.
Guards For Basement Windows. The
openable area of every basement window shall be supplied with rodent
shields, or storm windows or other material affording protection against
the entry of rodents.
8.
Boarded-Up Windows And Doors. Windows
or doors may be boarded up only on a short-term basis for the purpose
of scheduling and allowing for repairs.
G.
Infestation. All structures shall be kept
free from 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.
[R.O. 2009 § 505.120; Ord. No. 3620 § 1, 7-28-2016]
[R.O. 2009 § 505.130; Ord. No. 3620 § 1, 7-28-2016]
A.
General. Drainage of roofs and paved areas,
yards and courts, and other open areas on the premises shall not be
discharged in a manner that creates a public nuisance.
B.
Stormwater. Stormwater or sump pump water
shall not be directed through a pipe, culvert or drain which discharges
within ten (10) feet of an abutting property line.
Exceptions:
C.
Stormwater Systems. All stormwater systems
on the premises or exterior property area shall be maintained in working
condition free from damage or restriction of flow. All entries to
stormwater drainage systems shall be maintained clear and free of
any restrictions to water flow.
D.
Stormwater Discharge. Stormwater shall
not be directed to a sanitary sewer system.
