(a) Any building, structure or paved area exhibiting any of the following conditions or defects to a significant degree shall be deemed a nuisance and shall be altered or repaired so as to abate the nuisance forthwith:
(1) Whenever any door, aisle, passageway, stairway or other means of exit is not of sufficient width or size, or is not so arranged as to provide safe and adequate means of exit in case of fire or panic for all persons housed or assembled therein who would be required to or might use such door, aisle, passageway, stairway or other means of exit;
(2) Whenever any portion thereof has been damaged by earthquake, wind, flood or other cause, in such a manner that the structural strength or stability thereof is appreciably less than the minimum code requirements for a new building or similar structure;
(3) Whenever any portion, member or appurtenance thereof is likely to fall, become detached or dislodged or collapse, and thereby injure persons or damage property;
(4) Whenever any building or portion thereof, or any member, appurtenance or ornamentation on the exterior thereof, is not of sufficient strength or stability or is not so anchored, attached or fastened in place so as to be capable of resisting. wind pressure, liveload or deadload without exceeding the working stresses permitted in applicable building codes;
(5) Whenever any portion thereof has settled to such an extent that walls or other structural portions have materially less resistance to winds or design forces than is required in the case of new construction;
(6) Whenever the building or structure, or any portion thereof, because of dilapidation, deterioration, decay, faulty construction, removal or movement of some portion of the ground necessary for the purpose of supporting such building or portion thereof, or other cause, is likely to partially or completely collapse, or some portion of the foundation or underpinning is likely to fail or give way;
(7) Whenever, for any reason, a building or structure, or any portion thereof, is manifestly unsafe for the purpose for which it is used;
(8) Whenever a building or structure has been so damaged by fire, wind, earthquake, flood or other cause, or has become so dilapidated or deteriorated as to become an attractive nuisance to children who might play therein to their danger, or as to afford a harbor for vagrants, criminals or immoral persons, or as to enable persons to resort thereto for the purpose of committing a nuisance or unlawful or immoral acts;
(9) Any building or structure which has been constructed or which now exists or is maintained in violation of any specific requirement or prohibition of the building regulations of the City, or of any law or ordinance of the State, County or City relating to the condition, location or structure of buildings;
(10) Whenever a building or structure, used or intended to be used for dwelling purposes, because of dilapidation, decay, damage, faulty construction or arrangement or otherwise, is unsanitary, unfit for human habitation or in a condition that is likely to cause sickness or disease, when so determined by the Housing Officer, or is likely to cause injury to the health, safety or general welfare of persons living within or nearby;
(11) Whenever a building or structure, used or intended to be used for dwelling purposes, has light, air and sanitation facilities inadequate to protect the health, safety or general welfare of persons living within;
(12) Whenever any building or structure, by reason of obsolescence, dilapidated condition, deterioration, damage, electrical wiring, gas connections, heating apparatus or other cause, is in such a condition as to be a fire hazard and is so situated as to endanger life or other buildings or property in the vicinity or to provide a ready fuel supply to augment the spread and intensity of fire arising from any cause; or
(13) Whenever any sidewalk or driveway is debilitated, broken, damaged or raised to such a degree as to be injurious to property or to persons using such driveway or sidewalk.
(b) In interpreting and enforcing the forgoing, buildings, structures, and paved areas must satisfy the following requirements in order to be deemed remediated and not a nuisance:
(1) Generally. The exterior of a structure shall be maintained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare. The exterior of every structure shall be maintained in high quality, first class condition so as not to have a negative effect upon the value of the subject property or upon the value of other property in the neighborhood or the City, nor to cause a blighting problem or adversely affect the public health or safety, and shall be maintained in accordance with the standards of maintenance generally used by owners and occupants throughout the City.
(2) Exterior of premises. The exterior of every structure shall be maintained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare. The owner shall keep the exterior of all premises and every structure thereon, including, but not limited to, walls, roofs, cornices, chimneys, drains, towers, porches, landings, fire escapes, stairs, windows, doors, awnings and marquees, in good repair. All surfaces thereof shall be kept painted or protected by other approved coatings or materials where necessary for the preservation of the property and the avoidance of blight or an adverse influence on adjoining properties. All exterior surfaces shall be maintained free of broken glass, loose shingles, crumbling stone or brick, peeling paint or other conditions reflective of deterioration or inadequate maintenance, to the end that the property itself may be preserved safely, fire hazards eliminated and adjoining properties and neighborhoods protected from the blighting influence of decreased property values.
(3) Graffiti removal from exterior premises. In the instance that any graffiti on walls or structures occurs, it shall be the property owners' responsibility to remove said graffiti and restore the surface on which it was placed to its condition prior to the graffiti incident. Removal shall take place within fourteen calendar days of the placement of said graffiti.
(4) Street numbers. Each structure to which a street number has been assigned shall have such number displayed in a position easily observed and readable from the public right-of-way. All numbers shall be in Arabic numerals at least three inches (seventy-six mm) high and one-half inch (thirteen mm) stroke.
(5) Structural members. All structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads.
(6) Foundation walls. All foundation walls shall be maintained plumb and free from open cracks and breaks and shall be kept in such condition so as to prevent deterioration.
(7) Exterior walls. All exterior walls shall be free from holes, breaks, loose or rotting materials, and maintained weatherproof and properly surface-coated where required to prevent deterioration.
(8) Roofs and drainage. The roof and flashing shall be sound, tight and free from defects that admit rain. 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 and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance.
(9) Decorative features. All cornices, 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.
(10) Overhang extensions. All canopies, marquees, signs, metal awnings, fire escapes, standpipes, exhaust ducts and similar overhang extensions shall be maintained in good repair and be properly anchored so as to be kept in a sound condition. When required, 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.
(11) Stair and walking surfaces. Every stair, ramp, balcony, porch, deck or other walking surface shall comply with the provisions of this Code.
(12) Stairways, 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 the imposed loads.
(13) Chimneys and towers. All chimneys, cooling towers, smoke stacks, and similar appurtenances shall be maintained structurally safe and 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.
(14) Handrails and guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition.
(15) Window and door frames. Every window, door and frame shall be kept in sound condition, in good repair and weather tight.
A. Glazing. All glazing materials shall be maintained free from cracks and holes.
B. Openable windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware.
(16) Insect screens. Every door, window and other outside opening utilized or required for ventilation purposes serving any structure containing 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 rightly fitting screens of not less than sixteen mesh per inch and every swinging door shall have a self-closing device in good working condition, except that screen doors shall not be required where other approved means, such as air curtains or insect repellent fans, are employed.
(17) Doors. All exterior doors and hardware shall be maintained in good condition. Locks at all entrances to dwelling units, rooming units and guestrooms shall tightly secure the door.
(18) Basement entrances. Every basement entrance shall be maintained to prevent the entrance of vermin, rain and surface drainage water.
(19) Guards for basement windows. Every basement window that is openable shall be supplied with vermin-proof shields, storm windows or other approved protection against the entry of vermin.
(20) Driveways, parking areas, walks and tree lawns. All driveways, walkways and tree lawns shall be kept in a proper state of repair and maintained free of hazardous conditions, including the strip of land sometimes referred to as the park lawn or tree lawn (i.e. the portion of a right-of-way between the curb, or the paved street if there is no curb, and the sidewalk) and any other unpaved portion of a right-of-way which abuts property of an owner. Accordingly, the owner shall be responsible for causing such unpaved right-of-way to comply with the maintenance requirements of this chapter.
(Ord. 84-6. Passed 3-13-84; Ord. 12-7. Passed 8-28-12; Ord. 13-11. Passed 6-26-13.)