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(a) General Requirements.
(1) No person shall occupy as owner-occupant, or let to another for occupancy, any structure, accessory structure or portion thereof which does not comply with the standards set forth in this chapter.
(2) All structures and accessory structures shall be maintained in good repair and free from health, safety and fire hazards.
(3) All repairs or corrections mandated by this Code shall be in a workmanlike manner.
(b) Foundation and Foundation Elements.
(1) Every foundation and foundation element shall be maintained in sound condition and in a good state of repair.
(2) Foundation elements shall adequately support the structure at all points.
(3) All missing or deteriorating foundation blocks must be replaced.
(4) Holes and/or cracks in foundation walls must be repaired.
(5) In every structure or accessory structure, cellars, basements, and crawl spaces shall be maintained reasonably free from dampness to prevent conditions conducive to decay or deterioration of the structure.
(6) The supporting structural members of every building shall be maintained structurally sound, showing no evidence of deterioration which would render them incapable of carrying the imposed loads.
(c) Exterior Walls and Exterior Parts.
(1) Every exterior wall and exterior part shall be maintained in sound condition and in a state of good repair.
(2) Every exterior wall shall be free of holes, breaks, and any other condition which might admit rain, or dampness into the interior portion of the structure.
(3) All exterior parts of every structure shall be free of structural damage and weather-tight so as to resist decay or deterioration from any cause.
(4) All buckled, rotted or decayed exterior walls or parts of every structure shall be repaired or replaced.
(5) Gutters and downspouts shall be maintained in good repair. Splash guards of directional devices shall be provided to direct water away from the foundation of the structure.
(d) Interior Walls, Ceiling and Floors.
(1) All interior walls, ceilings, and floors shall be maintained in sound condition and in a good state of repair.
(2) Every bathroom and kitchen floor surface shall be constructed and maintained so as to be substantially impervious to water and so as to permit such floor to be easily kept in a clean and sanitary condition.
(e) Roof and Elements.
(1) The roof shall be maintained in sound condition and in a good state of repair.
(2) Roof drainage shall be adequate to prevent rain water from causing dampness in the walls or interior portions of the structure.
A. Holes and structural damage of the roof shall be repaired.
B. All missing shingles shall be replaced.
(3) Chimneys shall be free of holes or structural defects.
(4) Flashing on chimneys shall be maintained to prevent moisture from damaging the interior portions of the structure.
(f) Exterior Surface Condition. Any structure or accessory structure whose exterior surface is deteriorated, decaying, disintegrating or whose exterior surface is weathered, or has been impaired through substantial peeling or flaking of the paint or other protective coating shall be repaired, repainted and/or resurfaced.
(1) All exterior wood or exterior surfaces must be sealed and painted or surface covered with other approved protective coating or treated to prevent rot and decay.
(2) The provisions of this section shall not apply to exterior surfaces which are not designed by the manufacturer to be sealed, painted or otherwise covered.
(g) Stairs, Stairways and Exit Facilities.
(1) Exterior stairs and other exit facilities shall be adequately constructed for safety.
(2) Every outside stair, every porch and every appurtenance attached thereto shall be capable of supporting the loads to which it is subjected and shall be kept in sound condition and good repair.
(3) Handrails shall be provided on at least one side of exterior stairways of four or more risers and on any open side of interior stairways of four or more risers.
A. Open sides of stairs, porches, balconies or raised floor surface with a total rise of more than thirty inches above the floor or grade below shall have guardrails.
B. Every required handrail, guardrail and balustrade shall be firmly fastened and shall be maintained in good condition.
(h) Windows and Doors.
(1) Every window, exterior door and basement hatchway shall be substantially tight.
(2) Every window, exterior door, and basement hatchway shall be kept in sound condition and repair.
(3) Every window, exterior door, and basement hatchway shall afford protection against infestation.
(4) Every basement hatchway and window shall be so constructed and maintained as to prevent entrance of rain and surface drainage into the structure.
(5) Every window, exterior door and frame shall be constructed and maintained in such relation to the adjacent wall construction so as to exclude rain as completely as possible.
(6) Every window sash shall be fully supplied with glass window panes or an approved substitute which is without open cracks or holes and tightly sealed with caulking or putty.
(7) Every window sash shall be in good condition and fit reasonably tight within this frame.
(8) Every exterior door, when closed, shall fit reasonably well within its frame.
(9) Every exterior door, door hinge and door latch shall be maintained in good condition.
(10) Every door available as an exit shall be capable of being opened from the inside easily and without the use of a key.
(i) Additional Standards for Multiple Dwellings.
(1) In multiple dwellings, every dwelling unit shall have direct access to a public stairway, hallway, corridor, or other means of egress without passing through any other dwelling unit, provided that where such multiple dwelling contains more than two dwelling units above the first story, the Administrator may require such additional means of egress as are, in his opinion, needed for the safety of the occupants of the structure.
(2) No premises which contains a dwelling unit shall be used for any other purpose unless the following conditions exist:
A. The other use is so located or arranged that it is not a health, safety or fire hazard to the residential occupant of the dwelling unit.
B. Such other use has approved toilet accommodations separate and apart from those provided for the residential occupant of the dwelling unit.
(3) All public hallways, corridors and stairways shall be provided with adequate natural or artificial illumination at all times.
(4) All other common areas, such as boiler rooms, laundries, basements, locker rooms, meter rooms, garages and cellars, shall be provided with electrical lighting facilities which, when in use, will provide adequate illumination.
(Ord. 95-1. Passed 2-20-95.)
(a) Appearance. The exterior of structures shall be maintained so that the appearance of the premises and all accessory structures thereon shall reflect a level of maintenance in keeping with the standards of the immediate neighborhood so that the appearance of the premises and structures shall not constitute a blighting factor for adjoining property owners nor an element leading to the progressive deterioration and downgrading of the immediate neighborhood with the accompanying diminution of property values.
(b) Land Areas.
(1) All premises shall be graded or maintained so as to prevent the accumulation of stagnant water within any structure or accessory structure upon the premises.
(2) An owner or agent of any premises shall keep the land free and clear from all noxious weeds, tall grass and/or tall weeds.
(3) Lawns, hedges and/or bushes shall be kept from becoming overgrown and/or unsightly.
(4) Every owner or agent shall be required to cut all weeds and/or grass on the land as often as is necessary to prevent weeds and/or grass from exceeding six inches in height.
A. If the owner or agent fails to correct a violation as provided in an order of the Administrator within five days from receipt of such notice, the Administrator may cause the weeds and grass to be cut and removed or destroyed. All expenses and/or labor costs incurred shall be paid from the General Fund.
B. The Administrator shall certify the costs incurred to the Village Clerk of Council. The Clerk shall make a written report to the County Auditor of the charges which shall include the cost of mowing, the fees of any officer serving required notices, cost of sending or publishing notification and for obtaining a proper legal description of the premises, if necessary. These amounts shall be entered upon the County tax duplicate and shall thereby become a lien upon the premises from and after the date of entry and be collected as other taxes and returned to the Municipality for deposit within the General Fund.
(c) Pools and Ponds.
(1) The owner or agent of any pond shall maintain such pond in a clean and sanitary condition as to prevent stagnation. This provision shall not include ponds used in the process of manufacturing.
(2) Private pools over 2,000 gallon capacity must be equipped with a filtering system which is maintained in good working order.
(d) Garbage. All exterior property areas shall be maintained in a clean and sanitary condition free from any accumulation of garbage.
(e) Rubbish or Junk. The exterior property areas shall be free from rubbish placed at or on the premises in such a manner as to be patently unsightly, grotesque, or offensive to the senses or which may deteriorate or debase the appearance of the neighborhood; reduce property values in the neighborhood; create a fire, safety or health hazard, or that which is a public nuisance including but not limited to the following:
(1) Broken or dilapidated fences, walls or other such structures.
(2) Out of use or non-usable appliances.
(3) Broken, dilapidated, or unusable furniture, mattresses, or other household furnishings.
(4) Miscellaneous materials, paints, coverings or junk.
(5) Tree branches, logs, or any fire wood unless stacked in an orderly manner.
(f) Residential Porches.
(1) No open porch exposed to public view shall be used for storage purposes.
(2) All enclosed porches exposed to public view shall be kept free of foreign substances unless such areas are first screened from public view by drapes, venetian blinds or other rendering of the windows to make them opaque to the public view.
(g) Additional Standards for Nonresidential Premises.
(1) All permanent signs and billboards exposed to public view permitted by reason of other regulations or as a lawful nonconforming use, shall be maintained in good repair.
A. Any signs which have weathered or are faded, or those upon which the paint has peeled or cracked shall, with their supporting members, be removed or put into a good state of repair.
B. All nonoperative or broken electrical signs shall be repaired or shall, with their supporting members, be removed.
(2) All windows exposed to public view shall be kept free of foreign substances, except when necessary in the course of changing displays.
A. No storage of materials, stock or inventory shall be permitted in window display areas or other areas ordinarily exposed to public view unless such areas are first screened from the public view by drapes, by venetian blinds, or by other permanent rendering of the windows to make them opaque to the public view.
B. All screening of interiors shall be kept clean and in a good state of repair.
(3) All store fronts shall be kept in good repair, painted where required, and shall not constitute a safety hazard or a nuisance.
(4) Any awning or marquee and its accompanying structural members which extend over any street, sidewalk, or other portion of the premises shall be maintained in good repair so as not to constitute a nuisance or a safety hazard.
A. In the event such awnings or marquees are not properly maintained, they shall, together with their supporting members, be removed.
B. In the event such awnings or marquees are made of cloth, plastic, or similar materials, such cloth or plastic, where exposed to public view, shall be maintained in good condition and shall not show evidence of excessive weathering, gross discoloration, ripping, tearing or other holes.
C. Nothing herein shall be construed to authorize any encroachment on streets, sidewalks, or other parts of the public domain.
(Ord. 95-1. Passed 2-20-95.)
(a) Minimum Basic Facilities. No person shall let to another for occupancy, any dwelling unit for the purpose of living, sleeping, cooking and eating therein which does not comply with the following minimum basic facilities:
(1) Every dwelling unit shall contain all of the following:
A. A water closet;
B. A bathtub or shower;
C. A lavatory;
D. A kitchen sink apart from the lavatory;
E. Heating facilities capable of safely and adequately heating all habitable rooms to a temperature of at least an average of
68° F. with an outside temperature of 0° F.;
F. Water heating facilities capable of heating water at a temperature of not less than 120° F. to be drawn at every kitchen sink, lavatory, bathtub or shower, and laundry facility or other similar unit;
G. At least two separate and remote electric outlets, one of which may be a ceiling or walltype electric light fixture in all habitable spaces;
H. Three separate and remote electric outlets or two electric outlets and one ceiling or walltype electric light fixture in the kitchen;
I. At least one electric outlet in every bathroom and laundry room.
(2) Every kitchen sink, lavatory basin, bathtub or shower and water closet shall:
A. Be properly connected to an approved water and sewer system;
B. Be supplied with hot and cold running water.
(Ord. 95-1. Passed 2-20-95.)
(a) Infestation. All structures and accessory structures shall be kept free from infestation, and where such conditions are found, the condition shall be promptly rectified by processes which will not be injurious to human health. After extermination, proper precautions shall be taken to prevent reinfestation.
(Ord. 95-1. Passed 2-20-95.)
(a) No dwelling, multi-family dwelling, dwelling unit, or rooming unit shall be located in any structure containing any establishment handling, dispensing or storing flammable liquids with a flash point of 110° F. or lower.
(b) All cooking, heating, and water heating equipment, components, and accessories shall be maintained free from leaks and obstructions, and shall function free from fire and health hazards.
(c) No occupant of a multiple dwelling shall use a kerosene heater or other form of portable gas or liquid heater in such dwelling unit.
(Ord. 95-1. Passed 2-20-95.)
(a) Square Footage Required.
(1) Every dwelling unit shall contain a minimum gross floor area of not less that 150 feet for the first occupant, and 100 square feet for each additional occupant. The floor area shall be calculated on the basis of the total area of all habitable rooms. In any room in any dwelling unit there shall be provided fifty square feet of living area for each adult and twenty-five square feet of living area for each child under twelve years of age occupying such room.
(2) In calculating the floor area of attics or top half-stories, only those portions of the floor area of the room having a clear ceiling height of five feet or more shall be included.
(b) Ceiling Height. Habitable rooms in existing structures or accessory structures shall have a clear ceiling height over the minimum area required by this Code of not less than seven and one-third feet, except that in attics or top half-stories the ceiling height shall be not less than seven feet or not less than one-third of the minimum area required by this Code when used for sleeping, study or similar activity.
(c) Public Access. No habitable room, bathroom or water closet compartment in any dwelling unit shall open directly into or shall be used in conjunction with a food store, barber or beauty shop, doctor's or dentist's examination or treatment room or similar room used for public purposes.
(d) Access to Bathrooms and Water Closet Compartments. No structure or dwelling unit containing two or more sleeping rooms shall have each room arrangement such that access to a bathroom or water closet compartment intended to be used by occupants of more than one sleeping room can be obtained only by access through another sleeping room, nor shall the room arrangement be such that access to a sleeping room can be obtained only by access through another sleeping room or a bathroom or water closet compartment. Existing one-family dwellings where there are no lodgers are exempt from the requirement concerning access through a first sleeping room. (Ord. 95-1. Passed 2-20-95.)