(a) Owner's Duty. The owner of a nonresidential strucutre or premises shall maintain such structure or premises in compliance with this chapter.
(b) Appurtenant Equipment and Facilities. All equipment and facilities appurtenant to the main structure shall be maintained in good and safe working order.
(c) Secondary Structures. All secondary structures shall either be maintained in good repair and free from health, accident and fire hazards or shall be removed from the premises.
(d) Vacant Structures.
(1) A vacant structure which has been used or is intended to be used, in whole or in part, as a nonresidential structure shall comply with the terms and conditions set forth in this chapter.
(2) Owners of vacant nonresidential structures, which have been deemed by the Director of Building and Zoning as detrimental to the health and safety of persons in or about such structures, shall cause all exterior doors and windows to be locked and secured at all times, as directed by the Director of Building and Zoning, in order to prevent entrance to such vacant building by any trespasser.
(e) Exterior Property Areas. Exterior property areas of all premises shall be kept free of any debris, object, material or condition which may create a health, accident or fire hazard, or which is a public nuisance, or which constitutes a blighting or deteriorating influence on the neighborhood.
(f) Identification of Structures. Each main structure must be identified with permanent numerals or letters placed on the front entrance to such structure.
(g) Trees and Landscaping.
(1) All trees, bushes or vegetation which overhang a public entrance shall be trimmed so as not to obstruct the movement of pedestrians or vehicles.
(2) All areas which are subject to the blowing of dust shall be treated so as to prevent the blowing of dust.
(3) All holes, pits, ditches and excavations shall be filled, covered, or fenced in such a manner as to prevent injury to persons on premises.
(h) Sidewalks and Driveways. All sidewalks and driveways used as a public entrance shall be kept in a proper state of repair and free from snow, ice, mud and other debris. If any sidewalk or driveway or portion thereof, by virtue of its state of repair, shall constitute a danger to public health and safety, the sidewalk or driveway or portion thereof shall be replaced.
(i) Drainage. All portions of premises shall be so graded that there is no pooling of water. All condensation and waste cooling water shall be discharged to the sewer system and shall not discharge to the ground surface.
(j) Storage Areas. All open storage, if found by the Architectural Board to be in conflict with the purpose of this chapter or the intent and purpose of the City Zoning Ordinance shall be screened from surrounding property as determined by the Architectural Board in the reasonable application of its purpose as defined in the Zoning Ordinance.
(k) Areas for Vehicles. All areas of premises designed or used for loading, unloading, servicing, travel or parking of vehicles shall be paved with bituminous, concrete or equivalent surfacing and shall be free from dirt and other litter and kept in good repair. When lighted for nighttime use, lights shall not be permitted to cast their direct light upon dwellings nearby.
(l) Exterior Walls and Features.
(1) All exterior walls of every structure shall be maintained weathertight and shall be maintained so as to resist decay or deterioration from any cause.
(2) Any structure, the exterior surface of which is bard, deteriorated, ramshackle, tumble-down, decaying, disintegrating or in poor repair shall be repaired or razed.
(3) All buckled, rotted or decayed walls, doors, windows, porches, floors, steps, railings, trim and their missing members shall be replaced and put in good condition.
(4) All repairs and replacements must match and conform to the original design.
(5) All exterior wood or unfinished surface shall be sealed and painted, or the surface covered with other approved protective coating or treated to prevent rot and decay and provide protection against the weather.
(6) All walls shall be maintained so as to carry the actual dead and live loads and shall be maintained plumb and free from open cracks and breaks, so as not to be detrimental to public safety and welfare.
(m) Foundations.
(1) All foundations shall be maintained so as to carry the actual dead and live loads and shall be maintained plumb and free from open cracks and breaks, so as not to be detrimental to public safety and welfare.
(2) All foundations of every structure shall be maintained in such condition as to prevent the accumulation of moisture within the space enclosed within such foundations.
(3) All openings into the foundations of every structure shall be protected against the entrance of rodents.
(n) Roofs, Gutters and Downspouts. All roofs of every structure shall be maintained weathertight and shall be equipped with gutters and downspouts connected to the appropriate curb and gutter or public storm sewer system.
(o) Chimneys, Smokestacks, etc. All chimneys, cooling towers, smokestacks, and similar appurtenances shall be maintained plumb and free from open cracks and breaks in a structurally safe and sound condition, and all exposed surfaces of metal or wood shall be protected against decay.
(p) Cornices, Entablatures and Belt Courses. All cornices, entablatures, 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.
(q) Signs, Marquees, Awnings and Overhang Appurtenances. All canopies, marquees, signs, metal awnings, stairways, fire escapes, stand pipes, exhaust ducts, and similar overhang extensions shall be maintained in good repair and shall be properly anchored so as to be in a safe and sound condition. They shall be protected against decay and rust by the periodic application of a weather-coating material such as paint or other protective treatment.
(r) Fences. All fences shall be kept in a good state of repair, maintenance and appearance.
(s) Access Between Rooms and Floors. Stairways, escalators, elevators, passageways and similar means of access between rooms and floors of nonresidential structures shall be maintained in a safe and sound condition, free of obstructions and capable of providing for the traffic load for proper ingress and egress. They shall be provided in sufficient number and location as to meet the maximum travel load, fire protection standards and provisions of the Building Ordinance of the City of Grandview Heights, Ohio.
(t) Stairways and Entrances. All stairways and entrances shall be kept in good state of repair and structurally sound and properly lighted and shall be protected against decay and rust by periodic application of a weather-coating material or other protective treatment.
(u) Structural Members. All supporting structural members of all nonresidential structures shall be kept structurally sound, free of deterioration and maintained capable of safely bearing the dead and live loads imposed upon them.
(v) Floors. Floors shall be maintained structurally sound and capable of supporting the actual loads without undue deflection. They shall be maintained at all times in a condition so as to be smooth, level, clean and free of breaks, cracks or other unsafe condition.
(w) Walls and Ceilings. The interior walls and ceilings of all nonresidential structures shall be kept structurally sound, capable of safely supporting the actual loads upon them, free of cracks, breaks, loose plaster or covering and shall be maintained in a clean, safe and sanitary condition.
(x) Windows.
(1) All windows exposed to public view shall be kept clean and in a state of good reapir.
(2) 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, venetian blinds or other method of rendering the windows opaque to the public view. All such screening shall be maintained in a clean condition and in a good state of repair.
(y) Basements and Basement Rooms. All basements and basement rooms shall be maintained damp-proof and dry. Floors shall be of concrete and proper drainage shall be provided to prevent back-flooding. Such space or rooms, if regularly occupied by persons, shall be provided with sufficient light, ventilation and sanitation so as not to endanger health and safety.
(z) Toilet Facilities. All toilet facilities and toilet rooms shall be kept neat and clean at all times. Toilet room walls and ceilings shall be provided with a smooth surface and where paint is used as the surface coating, it shall be maintained and painted as is necessary for cleanliness.
(aa) Aisleways and Exits. All aisleways and exits shall be maintained in a safe and sound condition free of obstruction.
(bb) Lighting.
(1) Lighting of public or common areas, all public hallways, corridors and stairways, shall be provided with natural or artificial illumination equal to at least three footcandles in every part of such area.
(2) All other common areas, such as boiler rooms, laundries, basements, locker rooms, meter rooms and cellars, shall be provided with electrical lighting facilities which, when lighted will provide illumination equal to at least three footcandles on every part of such area.
(3) The Director of Building and Zoning shall have the authority to increase the requirements of subsections (1) and (2) hereof, if the degree of reflected light is not, in his opinion, adequate for safety.
(cc) Plumbing. All plumbing and plumbing fixtures shall be maintained in a safe and usable condition.
(dd) Heating.
(1) Heating devices and installations shall be maintained in a safe condition.
(2) When persons are employed in duties and operations in an enclosed space or room and not engaged in active physical activity, sufficient heat shall be provided to maintain a temperature of not less than 70o during normal working hours.
(ee) Ventilation.
(1) Natural or artificial means of ventilation shall be provided to insure a comfortable and healthful atmosphere throughout the establishment.
(2) No person shall construct, maintain or operate pipes, ducts, conductors, fans or blowers discharging gases, steam vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes so as to discharge directly upon the property of another.
(ff) Limit on Toxic Atmosphere.
(1) Injurious, toxic, irritating or noxious fumes, dusts, gases or mists shall be prevented from reaching a concentration whereby toxic effects to persons exposed may arise, nor shall the Threshold Limit as defined in this section be exceeded.
(2) "Threshold Limit" means the maximum average concentration of contaminating substance in the atmosphere which can be tolerated by man with no bodily discomfort or impairment of bodily functions, either immediately or after years of exposure.
(3) If in the judgment of the Health Commissioner of the City of Grandview Heights, Ohio, the Threshold Limits and their interpretations adopted by the American Conference of Governmental Industrial Hygienists are reasonable, such may be used in the enforcement of this chapter.
(4) Where reduction of contaminating substances in the atmosphere to below the Threshold Limit is impossible because of the nature of the process which produces them suitable protective clothing and devices shall be provided to persons exposed thereto.
(gg) Air Conditioning.
(1) All air conditioners which are installed and operated directly over a public sidewalk shall be equipped with proper devices for the prevention of condensation drainage upon the sidewalk.
(2) No air conditioner installed over the public sidewalk within ten feet above grade shall extend more than twelve inches over such sidewalk.
(3) No air conditioner installed over an alley or street within fourteen feet above grade shall extend more than twelve inches over such alley or street.
(4) All air conditioners shall be maintained in a safe condition.
(Ord. 15-79. Passed 7-9-79.)