(A) The owner of a vacant building will take such steps and perform such acts as may be required of him from time to time to ensure that the building and its adjoining yard remain safe and secure and do not present a hazard to the adjoining property or the public. Owners will be responsible for maintaining their buildings and structures so that they do not become an unoccupied hazard. In any building that is vacant or about to become vacant, there will be at least one access which meets the approval of the Public Development Department Director and the Public Safety Department Director. When a building becomes vacant, the owner shall post a "No Trespassing" sign on the building or property in at least two conspicuous places.
(B) The owner shall protect and maintain the exterior of the building according to all applicable codes, as well as the following:
(1) Exterior walls, including foundations, will be maintained such that water does not penetrate into basements, cellars, or other interior areas. All exterior walls and foundations must be free of holes and crevices.
(2) Exterior doors, windows, skylights and similar openings will be maintained weather tight.
(3) Exterior stairs, porches, entrance platforms, fire escapes and the railings thereon shall be maintained in a safe and sound condition.
(4) Roofs shall be maintained in a watertight condition.
(5) Exterior surfaces shall be maintained in good condition. Surfaces not inherently resistant to deterioration shall be treated with a protective coating of paint or other suitable preservative.
(6) The covering for glass doors and windows may not consist of any substance sprayed onto the glass doors or windows. All enclosures shall be properly fitted and be of such material and surface that they are neither unsightly nor will materially detract from the general appearance of the building or the neighborhood and, when possible, secured by normal means.
(7) The covering for broken doors and cracked or broken windows may consist of glass, Plexiglas, plywood or similar materials finished and maintained in a manner recommended and approved by the Public Development Department Director or his designee. If plywood or similar material is used, the material shall be cut to fit the opening and painted the same color scheme as the building.
(8) Windows that are not cracked or broken may be covered with interior blinds, curtains, or shades.
(9) The premises shall be kept free of insects and vermin, and will be treated if necessary.
(10) Any excavation, swimming pool, or other attractive nuisance must be filled in or properly closed.
(C) In addition to the standards prescribed above, vacant commercial and retail buildings shall comply with the following standards:
(1) Any and all broken or cracked windows shall be replaced with plywood, glass, Plexiglas, or other similar material approved by the Public Development Department Director or his designee. If plywood or similar material is used, the material shall be cut to fit the opening and painted in the same color scheme as the building or with an approved mural or announcement sign. Such coverings shall be maintained in good repair and shall not be allowed to deteriorate.
(2) All exterior sign posts or hardware, awnings, and lighting systems, if not removed, shall be maintained in a non-deteriorated and safe condition.
(D) The owner shall protect and maintain the interior of the building according to all applicable health and life safety codes, as well as the following:
(1) Structural members shall be maintained to resist and prevent deterioration.
(2) Unheated attics, spaces below flat roofs, and crawl spaces shall be ventilated to minimize deterioration.
(3) Ceilings, walls, floors, and stairways shall be maintained in a safe and sound condition.
(E) The owner shall further maintain the premises as follows:
(1) Shall not permit garbage and refuse to accumulate;
(2) Shall not permit insects, vermin or rodents to infest the premises;
(3) Shall not discard, abandon, or store refrigerators or similar equipment with locking mechanisms without first removing the locking devices or the hinges of the doors;
(4) Shall not store or otherwise allow inoperable, abandoned or junked vehicles on the premises;
(5) Shall maintain chimneys, smokestacks, flues, gas vents, smoke pipes and connectors structurally safe and smoke tight;
(6) If the building is to be demolished or remain vacant, then, within 10 days of registering the building, disconnect all fuel gas, water, and other utilities at the mains and drain the water pipes; or, if the building is going to be rehabilitated, heat the building to avoid freezing pipes, maintain fuel gas pipe systems gastight, safe and in operative condition, and maintain water pipes to avoid leaks and breakages;
(7) Maintain fuel tanks so that they will not become a hazard, or discontinue use of the fuel tanks consistent with any applicable codes, laws or regulations;
(8) Maintain the domestic water supply system such that it is connected to an approved source, will not be subject to contamination and will not be connected to unsafe water supplies; or disconnect the water supply system at the main and completely drain the system;
(9) Maintain storm water drainage systems so as to function properly and be kept free from obstructions, leaks and defects; maintain sewage systems so as to function properly and be kept free from obstructions, leaks and defects, or shall be sealed so as to prevent accumulation of sewage gases into the building;
(10) Maintain electrical fixtures, devices, wiring and systems in safe working condition so as to avoid a potential source of ignition or shock; or disconnect the service at the supply;
(11) Maintain elevators, dumbwaiters and escalators; or take them out of service;
(12) Maintain the yard by trimming trees, bushes and shrubs, mowing the grass, and keeping the premises free of physical hazards and rodent harborage and infestation.
(F) Whenever the owner of a vacant building fails to comply with a notice from an enforcement officer to take steps and perform acts required to ensure that a building and its adjoining yards remain safe and secure and do not present a hazard to adjoining property, the City may, pursuant to Chapters 151 and 166 of this code, enter onto the building and the property and take steps and perform acts to render the building and its adjoining yards safe, secure, and free from hazards to adjoining property and the public. These acts may include, but not be limited to, removal of dangerous conditions, properly replacing or boarding up windows and doors, shutting off utilities, capping plumbing to prevent leakage of water or sewer gas, and removing flammable or otherwise hazardous material and debris. A bill for expenses incurred in performing any of said acts will be sent to the owner.
(Ord. 8613, passed 12-2-08; Am. Ord. 8765, passed 12-6-11)