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(A) Vegetation and debris removal. Properties subject to this section shall be kept free of weeds; grass more than six inches high; dry brush; dead vegetation; trash; junk; debris; building materials; any accumulation of newspapers, circulars, flyers, notices, except those required by federal, state or local law; discarded items including, but not limited to, furniture, clothing, large and small appliances, printed material, signage, containers, equipment, construction materials, or any other items that give the appearance that the property is abandoned including the illegal outside storage of vehicles. Property subject to this chapter must comply with the security fencing, barrier and maintenance requirements of the International Property Maintenance Code and any other applicable city ordinances.
(B) Graffiti removal. Property subject to this ordinance shall be maintained free of graffiti, tagging or similar markings by removal or painting over with an exterior grade paint that matches the color of the exterior of the structure.
(C) Landscaping maintenance. All visible front and side yards of property subject to this chapter shall be landscaped and properly maintained. Landscaping includes, but is not limited to, grass, ground covers, bushes, shrubs, hedges or similar plantings, decorative rock or bark designed and maintained in an appropriate manner. Landscaping does not include weeds, gravel, broken concrete, asphalt, decomposed materials, plastic sheeting, indoor-outdoor carpet or any similar material. Maintenance includes, but is not limited to, regular watering, irrigation, cutting, pruning and mowing of required landscaping and removal of all trimmings.
(D) Pool maintenance. Pools, spas, and other water features shall be kept in working order to ensure the water remains clear and free of pollutants and debris or drained and kept dry and free of debris. In either case, properties with pools and/or spas must comply with the security fencing, barrier and maintenance requirements of the International Property Maintenance Code and any other applicable city ordinances.
(E) Odor. Properties shall be free of offensive odors meaning any smell, condition or thing that is foul or offensive to the senses, including all disagreeable or obnoxious odors and stenches, as well as the conditions, substances or causes which give rise to the emission or generation of such odors and stenches. Offensive odor shall not be allowed to escape into the atmosphere in concentrations which are offensive to the public or to adjoining property owners or occupants, and can become injurious and dangerous to the health, comfort, or property of individuals, or of the public and creates a public nuisance or which could be detrimental to human, plant, or animal life. It shall be unlawful for any person to cause, permit, maintain or allow the creation or maintenance of conditions which give rise to the emission or generation of an offensive odor.
(F) Exterior Façade. Properties shall be free of broken or cracked window panes; windows not fully glazed or containing inserts/patches, or openings boarded up for more than 30 days. Wood surfaces must be clean, stained or painted with no chipping or peeling paint. Exterior surfaces shall be free of dirt or grime, and siding and roof shall be clean and in good repair with no missing, damaged or deteriorated materials including shingles, siding, fascia boards, trim, shutters, porch skirting, etc. Awnings shall not be faded, torn or in disrepair. Roof and roof shingles shall be in good condition and not covered with tarp in excess of 30 days if repairs are being made. Porches and stairs shall be stable and free of cracked boards or block.
(G) Exterior furniture. Properties shall be free of storage, display or use of upholstered or other furniture or discarded automobile seats/parts on porches, patios or in yards not designed, manufactured, sold or intended for use as outdoor furniture.
(H) Security. Properties subject to this section shall be maintained in a secure manner so as not to be accessible to unauthorized persons. Secure manner includes, but is not limited to, the closure and locking of windows, doors (walk-through, sliding and garage), gates and any other opening of such size that it may allow a child to access the interior of the property and/or structure(s). Broken windows must be repaired or replaced within 14 days. Boarding up of open or broken windows is prohibited except as a temporary measure for no longer than 14 days. Properties subject to this section shall be maintained and secured to comply with the minimum-security fencing, barrier and maintenance requirements of the International Property Maintenance Code.
(I) Compliance with inspection violations. The owner or the owner's agent shall demonstrate that all water, sewer, electrical, gas, HVAC, plumbing systems, exterior finishes and walls, concrete surfaces, accessory buildings, roofing, structural systems, foundations, drainage systems, gutters, doors, windows, parking areas, signage, driveway apron(s), service walk(s), sidewalk(s), and other public areas are sound and operational, or properly disconnected.
(J) Local property management. If the property is owned by a corporation and/or the beneficiary/trustee/owner is located more than 30 miles away, a local property management company shall be contracted to perform weekly inspections to verify that the requirements of this section, and any other applicable laws, are being met.
(K) Property management signage. Vacant commercial/industrial property shall be posted with name and 24-hour contact phone number of the property management company located within 30 miles of the subject property. The posting shall be no less than 18 inches by 24 inches and shall be of a 72-point Arial font and shall contain along with the name and 24-hour contact number, the words “THIS PROPERTY MANAGED BY” and “TO REPORT PROBLEMS OR CONCERNS, CALL.” The posting shall be placed on the interior of a window facing the front of the property and visible from the street, or secured to the exterior of the building/structure on the front of the property so it is facing and visible from the street or if no such area exists, on a stake of sufficient size to support the posting in a location that is visible from the street to the front of the property but not readily accessible to vandals. Exterior posting must be constructed of and printed with weather resistant materials.
(Ord. 19-005, passed 4-22-19)