(A) General. The following requirements apply to all work on private property:
(1) Right-of-way. No items listed herein, unless specifically noted, are permitted within the public right-of-way. Locate property lines to ensure no encroachment on public property or adjacent property. Any such encroachment will be ordered removed. In addition to items listed, decorative features, landscaping signs, etc. must comply with this section.
(2) Planting strip. The primary landscaping materials to be used in the planting strip between a sidewalk and street or curb are grass and trees. No mulch, gravel, asphalt, concrete, stones or masonry is permitted as ground cover within the planting strip except as minimal design features accessory to the primary plantings.
(B) Exposed concrete. All exterior exposed concrete shall be in accordance with ACI 318.
(1) Concrete work in cold weather. No concrete shall be placed unless the temperature is over 35°F and rising unless adequately protected against freezing. If freezing is expected, protection must be provided by covering, heating and other approved means.
(2) Concrete finish. Concrete finish shall be wood float finish or other approved finish. Note requirements of City Engineer and Public Works Director for these items when constructed in the public right-of-way.
(3) Concrete placed over unengineered fill. All concrete slabs, drives, walks, steps, porches and other concrete appurtenances within ten feet of a building, otherwise over excavated ground, shall be reinforced and anchored to the building foundation, or otherwise be engineered.
(C) Exterior steps. Exterior steps and stairs serving as access to a building shall comply with § 154.70, and the requirements of this section. Exterior access stairs or steps shall be of solid construction materials (such as concrete, masonry, or wood) provided that the requirements of the OBC or RCO as appropriate are met. Garden and other non-required steps not serving a building may be of any materials and configuration, considering safety factors.
(1) Permit required. A permit is required for stairs serving as an access to a building in accordance with the Building Code, Chapter 152 of the FPCO.
(D) Retaining walls. Retaining walls may be placed on the property where required, except that within 30 feet of the intersection of two or more streets, no grading or construction work is permitted where such work would reduce the traffic visibility zone (from two feet above curb to seven feet above curb).
(1) Permit required. A permit is required to construct any retaining wall.
(2) Design provisions. Retaining walls restraining more than 24 inches high backfill shall be pre-engineered, or otherwise be engineered and designed to accommodate the existing conditions and as follows:
(a) Curb walls (not over one foot, six inches high) adjacent to and retained by hard-surfaced paving at the front of the wall, may be built without footings and with the bottom of the wall at the same level as the bottom of the retaining slab.
(b) Low retaining walls (up to four feet high), adjacent to and retained by hard-surfaced paving at the front of the wall, may be built with the bottom of the retaining wall at 12 inches below the finished grade at the front of the wall.
(c) All other retaining walls shall be built with the bottom of the footings at least two feet six inches below the finish grade at the front of the wall.
(d) In lieu of engineering design, gravity walls, with level backfill and level grade at the front of the wall shall have a minimum width at the top of eight inches if of poured concrete or 12 inches if of brick, solid concrete block or stone. At any point along the height of the wall, the thickness of the wall shall be no less than 1/3 of the distance from this point to the top of the wall if the wall is poured concrete or 2/5 of the distance if the wall is brick, solid concrete, block or stone.
(e) Unengineered hollow concrete walls shall not be permitted for the construction of curb walls or retaining walls.
(f) All walls retaining greater than four feet of surcharge, measured from bottom of footing shall be designed.
(g) A granular backfill shall be placed behind the wall at an elevation coinciding with the finished grade in front of the wall extending to within eight inches of the top of the wall. This backfill shall be at least 12 inches thick against the back of the retaining wall. Earth backfill shall be carefully placed behind this granular backfill; the granular backfill shall be made sufficiently wide to assure a full 12 inches thick drainage strata.
(h) Provisions for drainage of the backfill shall be made either by means of weep holes (four feet diameter max. six feet o.c.) in the wall or with a system of perforated pipe of four-inch minimum diameter laid at the base of the backfill and having a proper gradient to an outlet.
(i) Segmental retaining walls shall be constructed in accordance with a design provided by the manufacturer.
(3) Maintenance. Retaining walls shall be maintained in accordance with the original design or construction such that the retaining walls do not become unsafe or at risk of collapse, or otherwise do not serve the original purpose due to deterioration. All engineered retaining walls which become unsafe or are otherwise at risk of collapse, in the opinion of the Building Official, shall be investigated by the design professional of record, or by another structural engineer as may be necessary and with follow-up investigations at intervals determined by the engineer and agreed upon by the Building Official.
(E) Areaways. Areaways for windows and exterior doors shall conform to the following:
(1) Elevation. Window areaway height shall be such that the top of the areaway is at least two inches above the finish grade and the bottom is at least four inches below bottom of a window.
(2) Projection for windows. Projection of window areaways shall be 12 inches minimum measured at right angle to wall at center of areaway. If the window is providing required natural ventilation, the 12-inch dimension shall be increased one inch for each additional inch of vertical depth over 12 inches from top of areaway to sill.
(3) Projection for doorways. Projection of exterior door areaway shall be three feet minimum.
(4) Guards. Areaways over 30 inches in vertical depth shall be provided with protective grills, railings, covers or similar guards.
(5) Drainage. Exterior door areaways, window areaways larger than required for an individual window, and other areas subject to receiving storm water drainage shall be provided with a positive means of drainage which must dispose of the storm water.
(F) Railings and guards. Railings and guards shall be used in connection with platforms, porches, stairs, retaining walls and areaways as required by this section. The height and design shall be in accordance with the OBC or RCO as appropriate.
(1) Retaining walls. Retaining walls over 30 inches in height when closer than four feet to a walk, path or driveway on the high side shall have a railing, guard or continuation of wall to protect those using the property on the high side.
(a) Railings. Railings, guards, etc. shall also be installed when, in the opinion of the Building Official, a hazardous slope or change in grade exists in close proximity to a pedestrian path.
(b) Height. Height of railing, guard or wall shall be in accordance with the OBC or RCO as appropriate.
(2) Vehicle barriers. Vehicle barrier systems shall be located on a site so as to prevent vehicles from going over grade level changes exceeding 12 inches vertical fall. Vehicle barrier systems shall be designed in accordance with OBC § 1607.7.3.
(3) Porches and platforms. Porches, platforms or terraces that are over 30 inches above adjacent finish grade shall have a railing or guard installed at its edge.
(4) Handrails. Exterior stairs to porches or platforms or along walks serving a building access shall require a continuous durable handrail on at least one side in accordance with the OBC or RCO as applicable.
(G) Fences. Fences may be installed on private property in accordance with § 154.63 and with the Zoning Ordinance, and with the OBC or RCO as may be applicable.
(H) Noise abatement. Suitable and durable means shall be provided to prevent the transmission of loud and objectionable sounds generated by any mechanical equipment. Air cooled condensing and/or compressor equipment, which is part of an air conditioning system and located outside exterior walls, shall be located in the side or rear yards. The unit shall be screened from sight from the adjoining street or streets by the structure which the unit serves or a solid privacy fence or evergreen shrubs at least as tall and as wide as the unit.
(1) It shall be contrary to these regulations for any person, in the operation of any mechanical equipment, to make, continue to cause to be made excessive noise so as to cause annoyance or detriment to the public.
(2) The following sound levels are not considered loud or objectionable within the scope of these regulations:
(a) Sixty dba or less at any point on the adjoining property line with the equipment operating.
(b) Should the sound level exceed 60 dba with the equipment in operation, then additional readings shall be taken with the equipment not operating to determine its contribution to the sound level. If the difference exceeds ten dba with the equipment operating, the equipment controlled so that the difference does not exceed ten dba.
(3) Sound requirements shall be measured on the "A" weighing scale of a sound level meter meeting the requirements of A.N.S.I. Std. S1. 4-1971 when the meter is located at a point on the property line nearest the mechanical equipment five feet above grade level, and no closer than three feet to any wall.
(I) Antennas and towers. Antenna, satellite, receiving dishes, or other towers, where permitted by zoning regulations, shall be considered accessory structures.
(1) Location. Antenna towers may be built in a side yard or rear yard with no part of the structure closer than three feet to any lot line. The area between tower legs or supports shall not be in excess of 30% of the required rear yard area and shall be located not less than 60 feet from any front lot line. Guy wires and other accessories shall not cross or encroach upon any required yard setback or any adjoining private or public property.
(2) Height limitation. Heights over 100 feet are not permitted as residential accessory use.
(3) Design provision. Antenna towers shall be engineered and designed to resist expected wind and ice loads and otherwise to comply with conditions present on site.
(4) Dish antennas. Dish-type satellite signal receiving stations are regulated by the Zoning Code.
(Ord. 25-2019, passed 8-5-19)