Chapter 8.60
LAND AND STRUCTURE MAINTENANCE
Sections:
8.60.020 Structure maintenance.
8.60.010 Land maintenance.
No person, as owner or occupant of any land or structure described in this section, may cause or permit any of the following to exist in any condition other than as set out below:
A. Land Maintenance. Land, whether occupied by structures or vacant, shall be maintained in such a manner to be free of conditions that constitute health and safety hazards, encourages abuse and trespassing by others, creates a blighting effect in the neighborhood or otherwise adversely affects adjacent properties.
B. Animal Sanitation.
1. No excessive accumulation of animal waste shall be permitted on any property.
2. All carcasses of animals shall not remain exposed after death.
3. Animal wastes shall not be disposed of in rights-of-way or stormwater ditches/channels/inlets.
4. Disposal of animal waste shall be done by a professional refuse service provider. At no time is animal waste to be added to or combined with the public sanitary sewer system.
5. Animals kept under approved agricultural zoned land, excluding domestic types, shall not be subject to the animal waste requirements.
C. Swimming Pools, Ponds, etc. Ponds, reservoirs, swimming pools or other receptacles of water shall be maintained in a sanitary condition, free of debris, refuse, or other effluvia and shall not serve as a breeding ground for insects or other vectors. At no time shall water become stagnant. If abandoned or not in use, above ground receptacles shall be physically made so that they do not hold water. If below grade swimming pools are abandoned for more than three months without continued treatment of the water, the owner shall fill the pool full of dirt in such a manner that water will drain away from the pool.
Fencing or other protective barriers, and decks around swimming pools* shall be maintained to serve the purpose intended of restricting small children.
Holes in or under barriers or malfunctioning self-closing, self-latching devices and locking materials on gates shall be repaired or replaced.
D. Hard Surfaces, Walkways and Driveways. Hard surfaces, walkways and driveways on private property shall not be allowed to deteriorate to the extent they constitute a safety hazard or a blighting influence. For the purposes of this section, the term “safety hazard” shall include but not be limited to a paved surface which is broken, heaved, collapsed, crumbling or missing to the degree that vehicles using the surface are at risk of being damaged or pedestrians walking on the surface are at risk of falling or tripping or is a blighting influence.
E. Gravel Driveway. Gravel parking surfaces must be maintained in good condition free of vegetation, mud, dirt and other material not defined as gravel. Preexisting gravel driveways and parking areas are not permitted to be expanded with gravel and must be maintained with sufficient gravel to prohibit vegetation growth, mud and dirt as well as ponding of water. The area must maintain its definition and not be allowed to deteriorate to a vegetation surface or spill over into vegetative surfaces. Additionally, it must not be a safety hazard to pedestrians walking surface on or adjacent hard surfaces by placing them at risk of falling or tripping. (Ord. 2366 § 2)
* See GMC 8.60.020(J) and GMC Title 15 for fence requirements.
8.60.020 Structure maintenance.
No person, as owner or occupant of any land or structure described in this section, may cause or permit any of the following to exist in any condition other than as set out below:
A. Exterior of Structure – General Requirements. All exterior surfaces of structures, including but not limited to walls, doors, door and window frames, cornices, porches, trim, and balconies, shall be maintained in good condition. Exterior surfaces of every structure shall be maintained free of holes, broken window glass, loose or rotting shingles, siding or lumber, crumbling bricks or stone, and other conditions which might admit rain or dampness to the interior portions of the walls or to the occupied spaces of the building.
B. Foundation. The foundation of a structure shall be maintained higher than the adjacent ground level and have no openings large enough to allow animals to enter under the structure, except for necessary crawlspace ventilation. All crawlspace ventilation shall be properly maintained in accordance with the adopted building codes and shall prevent the intrusion of animals into the structure. The foundation elements shall support all the structure’s bearing points. Any repair or replacement of the foundation shall be done using materials approved by the adopted building codes and that are compatible with the existing foundation.
1. Permits. There is hereby levied a foundation repair permit fee. Said permit fee shall be set by the Governing Body by resolution.
C. Exterior of Structure – Protective Covering. All exterior wood surfaces, other than decay-resistant woods, including but not limited to walls, doors, door and window frames, cornices, trim, decorative features, porches, gutters, overhang structures, and balconies, shall be protected from the elements and decay by painting or other protective covering or treatment. Peeling, flaking, or chipped paint shall be eliminated and surfaces repainted promptly. Peeling, flaking, and chipped paint areas in excess of 20 percent of the surface area of any one side of a structure shall be eliminated and the surfaces repainted promptly. All siding and masonry joints, as well as those between the building envelope and the perimeter of windows, doors, and skylights, shall be maintained in a weather-resistant and water-tight condition. All metal surfaces subject to rust or corrosion shall be coated to inhibit 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.
D. Windows and Doors. Every exterior opening shall be fitted with a window, door, basement hatchway cover or crawl space cover, as appropriate, which shall be tight and maintained in sound condition and good repair to prevent the entrance of animals, rain and surface drainage water into the structure. Every doorway which gives access from a habitable room or area to the exterior of the structure shall be fitted with a door, equipped with hardware capable of ensuring security and privacy to the occupants of such habitable room or structure.
Every exterior door shall be maintained in good condition and when closed shall fit well within its frame. Every door hinge and door latch shall be maintained in effective working condition. Every door available as an exit shall be capable of being easily opened from the inside.
Every window shall be in good condition and fit tightly within its frame. All windows shall be fully supplied with glass windowpanes without open cracks or holes. Windowpanes may only be repaired using a means specifically designed for glass repair and approved by the Public Officer, or another material may be substituted for the glass if it is similar in appearance and form to glass and is approved by the Public Officer. An entire window unit may be replaced with an opaque material; provided, that the sash and frame are removed and replaced with a building material suitable for exterior use and finished to match the adjacent wall surfaces. If screens, frames for screens, or storm windows are provided, the entire assembly shall be maintained in good effective working condition and repair. When present, awnings are to be kept in good repair. Every other opening located within four feet of the ground level shall be protected against the possible entry of insects and rodents.
E. Roof, Guttering and Drainage. The roof and flashing shall be sound, tight, and not admit rain into the interior portions of the walls or to the occupied spaces of the building. 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, free from obstructions, and shall be properly anchored so as to be kept in a safe and sound condition. Roof water and water from intermittent sources such as discharges from sump pumps, foundation drains, or other similar sources, excluding lawn sprinklers, shall not be discharged at a point closer than four feet to any adjoining property line nor in a manner that creates a public or private nuisance.
1. Permits. There is hereby levied a roof permit fee. Said permit fee shall be set by the Governing Body by resolution.
F. Attached Structures.
1. Stairs and Porches and Decks. All stairs, fire escapes, porches, balconies, decks and all appurtenances attached thereto shall be constructed and maintained to be safe to use and capable of supporting the loads to which it is subjected.
2. Overhang Extensions. All canopies, metal awnings, stairways, fire escapes, standpipes, exhaust ducts, and similar overhang extensions shall be maintained in good repair and be properly anchored to be kept in a safe and sound condition. They shall 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.
3. Decorative Features. All cornices, entablatures, corbels, trim, wall facings, and similar decorative features shall be maintained in good repair and safe condition with proper anchorage.
G. Sheds, Garages or Other Out-Buildings. Sheds, garages or other out-buildings shall be maintained in a whole condition, free of missing boards, broken doors or glass or other conditions that would allow harborage of rats or animals. Such buildings shall be capable of serving the purpose of protection from rain, snow, etc. Any storage of refuse therein is prohibited to the extent it provides an attraction for rodents or animals. All repairs and materials used shall be compatible with the existing structure; any replacement shall be compliant with the adopted building codes.
H. Temporary Sanitary Facilities. Temporary sanitary facilities are restricted to construction projects and recreational activities for which approval has been granted. Such facilities shall be maintained and not be offensive to any nearby residents.
I. Private Sewer Systems. Private sewage treatment facilities shall be maintained in a manner to prevent the surfacing of effluent or the emission of offensive odors.
J. Fences. All fencing, including gates, shall be maintained in sound condition free of damage, broken pieces or sections, or missing structural members. Areas that are leaning, buckling, sagging, deteriorating, or have fallen down shall be repaired or replaced with materials that are compatible with the undamaged portions of the fence or removed. New fencing materials shall also be compliant with the fence materials listed in GMC 17.08.040(B)(4)(d). Where fencing has been previously painted or stained and there are areas of chipping, peeling, scaling or missing paint greater than 20 percent inside or outside of the fence surface area, then such surface shall be repainted or stripped of all paint and given a water-resistant coating if necessary. The inside face will count separate of the outside face of the fence when a calculation for 20 percent of the surface area is made, therefore one or both surfaces could constitute a violation.
1. Permits. There is hereby levied a fence permit fee. Said permit fee shall be set by the Governing Body by resolution. (Ord. 2652 §§ 1, 2, 3; Ord. 2366 § 2)