Chapter 15.54
INTERNATIONAL PROPERTY MAINTENANCE CODE
Sections:
15.54.030 Conflict of provisions.
15.54.040 Future amendments and additions.
15.54.045 Violations – Enforcement – Penalties.
15.54.010 Adopted.
The 2015 Edition of the International Property Maintenance Code as published by the International Code Council and all after-adopted additions or amendments thereto are hereby adopted by the city of Grandview with the following revisions set forth in GMC 15.54.020. (Ord. 2016-20 § 1; Ord. 2013-21 § 1; Ord. 2011-6 § 1; Ord. 2008-3 § 2).
15.54.020 Amendments.
The following sections of the International Property Maintenance Code are hereby amended to read as follows:
Section 101.1 shall read:
Title.
These regulations shall be known as the International Property Maintenance Code of The City of Grandview, hereinafter referred to as “this code.”
Section 103.5 shall read:
Fees.
The fees for activities and services performed by the department in carrying out its responsibilities under this code shall be specified by GMC 15.72.
Section 108.4 shall read:
Placarding.
Upon failure of the owner or person responsible to comply with the notice provisions within the time given, the code official shall post on the premises or on defective equipment a placard bearing the words “DO NOT ENTER UNSAFE TO OCCUPY” for dangerous structures and for unlawful / substandard structures a placard that reads “SUBSTANDARD BUILDING DO NOT OCCUPY,” and a statement of the penalties provided for occupying the premises, operating the equipment or removing the placard.
Section 112.4 shall read:
Failure to comply.
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 less than fifty dollars or more than 200 dollars.
Section 302.4 shall read:
Weeds.
All premises and exterior property shall be maintained free from weeds or plant growth in excess of 12 Inches. All noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided; however, this term shall not include cultivated flowers and gardens.
Exceptions
Parcels that exceed two (2) acres shall be maintained free from weeds/grass in excess of 24 inches.
Section 304.14 shall read:
304.14 Insect screens.
During the period from June 1st to October 1st, 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 have a self-closing device in good working condition.
Section 602.3 shall read:
Heat supply.
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 September 1st to June 1st to maintain a temperature of not less than 68°F (20°C) in all habitable rooms, bathrooms and toilet rooms.
Section 602.4 shall read:
Occupiable work spaces.
Indoor occupiable work spaces shall be supplied with heat during the period from September 1st to June 1st to maintain a temperature of not less than 65°F (18°C) during the period the spaces are occupied.
Section 111 shall read:
Application for appeal.
Any person directly affected by a decision of the code official or a notice or order issued under this code shall have the right to appeal, provided that a written application for appeal is filed within 20 days after the day the decision, notice or order was served. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or the requirements of this code are adequately satisfied by other means.
References to the Board of Appeals shall be deemed to refer to GMC 2.50.
Subsection 301.3, Vacant buildings and land, is repealed in its entirety and replaced by the following:
301.3 Vacant Buildings. All vacant buildings and premises thereof must comply with this Code. Vacant buildings shall be maintained in a clean, safe, secure and sanitary condition provided herein so as not to cause a blighting problem or otherwise adversely affect the public health, safety or quality of life.
301.3.1 Appearance. All vacant buildings must appear to be occupied, or appear able to be occupied with little or no repairs.
301.3.2 Security. All vacant buildings must be secured against outside entry at all times. Security shall be by the normal building amenities such as windows and doors having adequate strength to resist intrusion. All doors and window must remain locked. There shall be at least one operable door into every building and into each housing unit. Exterior walls and roofs must remain intact without holes.
301.3.3 Weather Protection. The exterior roofing and siding shall be maintained as required in Section 304.
301.3.4 Fire Safety.
301.3.4.1 Fire protection systems. All fire suppression and alarm systems shall be maintained in a working condition and inspected as required by the Fire Department.
301.3.4.2 Flammable liquids. No vacant building or premises or portion thereof shall be used for the storage of flammable liquids or other materials that constitute a safety or fire hazard.
301.3.4.3 Fire inspections. Periodic fire department inspections may be required at intervals set forth by the fire chief or his designee.
301.3.5 Plumbing Fixtures. Plumbing fixtures connected to an approved water system, an approved sewage system, or an approved natural gas utility system shall be installed in accordance with applicable codes and be maintained in sound condition and good repair or removed and the service terminated in the manner prescribed by applicable codes.
301.3.5.1 Freeze protection. The building’s water systems shall be protected from freezing.
301.3.6 Electrical. Electrical service lines, wiring, outlets or fixtures not installed or maintained in accordance with applicable codes shall be repaired, removed or the electrical services terminated to the building in accordance with applicable codes.
301.3.7 Heating. Heating facilities or heating equipment in vacant buildings shall be removed, rendered inoperable, or maintained in accordance with applicable codes.
301.3.8 Interior Floors. If a hole in a floor presents a hazard, the hole shall be covered and secured with three-quarter (3/4) inch plywood, or a material of equivalent strength, cut to overlap the hole on all sides by at least six (6) inches.
301.3.9 Termination of Utilities. The code official may, by written notice to the owner and to the appropriate water, electricity or gas utility, request that water, electricity, or gas service to a vacant building be terminated or disconnected.
301.3.9.1 Restoration of service. If water, electricity or gas service has been terminated or disconnected pursuant to Section 301.3.9, no one except the utility may take any action to restore the service, including an owner or other private party requesting restoration of service until written notification is given by the code official that service may be restored.
301.3.10.1 Alternate requirements. The requirements and time frames of this section may be modified under an approved Plan of Action. Within 30 days of notification that a building or real property upon which the building is located is in violation of this Section, an owner may submit a written Plan of Action for the code official to review and approve if found acceptable. A Plan of Action may allow:
1) Extended use of non-architectural panels.
2) Extended use of temporary fencing.
3) Extended time before the demolition of a building is required.
4) For substandard conditions to exist for a specific period of time, provided the building is secured in an approved manner. When considering a Plan of Action, the building official shall take into consideration the magnitude of the violation and the impact on the neighborhood.
301.3.11 Enforcement. Violations of this section shall be enforced according to the provisions and procedures of Chapter 15.72 of the Grandview Municipal Code and subject to the penalties contained therein.
301.3.11.1 Abatement. A building or structure accessory thereto that remains vacant and open to entry after the required compliance date is found and declared to be a public nuisance. The code official is hereby authorized to summarily abate the violation by closing the building to unauthorized entry. The costs of abatement shall be collected from the owner in the manner provided by law.
301.3.11.2 Unsafe buildings and equipment. Any vacant building or equipment therein declared unsafe is subject to the provisions of Section 108 and the demolition provisions of Section 10.
301.3.19 Notice to Person Responsible. Whenever the code official has reason to believe that a building is vacant, the code official may inspect the building and premises. If the code official determines that a vacant building violates any provision of this section, the code official shall notify in writing, the owner of the building, or real property upon which the building is located, or other person responsible, of the violations and required corrections and shall be given a time frame to comply.
(Ord. 2016-20 § 1; Ord. 2013-21 § 2; Ord. 2011-6 § 2; Ord. 2008-3 § 2).
15.54.030 Conflict of provisions.
In the event any section of the International Property Maintenance Code as adopted herein conflicts with any section of the Grandview Municipal Code or any code adopted by reference by the city of Grandview, the section of said Grandview Municipal Code or adopted code or of the International Property Maintenance Code that is the most restrictive shall apply. (Ord. 2016-20 § 1; Ord. 2008-3 § 2).
15.54.040 Future amendments and additions.
All future amendments and additions to the 2015 Edition of the International Property Maintenance Code and standards, when printed and a copy thereof has been filed with the appropriate department, shall be considered and accepted as amendments and additions to this chapter. (Ord. 2016-20 § 1; Ord. 2013-21 § 3; Ord. 2011-6 § 3; Ord. 2008-3 § 2).
15.54.045 Violations – Enforcement – Penalties.
Violations of this chapter shall be enforced and penalties imposed in accordance with Chapter 15.72 GMC. (Ord. 2016-20 § 1; Ord. 2010-22 § 1).
15.54.050 Severability.
In the event that any section, subsection, sentence, clause or phrase of this chapter is, for any reason, held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this chapter. The city council of the city of Grandview hereby declares that it would have passed the ordinance codified in this chapter, and each section, subsection, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses and phrases be declared unconstitutional. (Ord. 2016-20 § 1; Ord. 2008-3 § 2).
15.54.060 Applicability.
Nothing in this chapter or in the International Property Maintenance Code hereby adopted shall be construed to affect any suit or proceeding impending in any court, or any rights acquired, or liability incurred, or any cause or causes of action acquired or existing under any act or ordinance hereby repealed as cited in Section 1 of Ordinance No. 2008-3; nor shall any just or legal right or remedy of any character be lost, impaired or affected by this chapter. (Ord. 2016-20 § 1; Ord. 2008-3 § 2).