101.1 Title. These regulations shall be known as the Property Maintenance Code of the City of Groveport, hereinafter referred to as "this code."
102.3 Application of other codes. Repairs, additions or alterations to a structure, or changes of occupancy, shall be done in accordance with the procedures and provisions of the Ohio Building Code, Residential Code of Ohio, International Fuel Gas Code, Ohio Mechanical Code and NFPA 70. Nothing in this code shall be construed to cancel, modify or set aside any provision of the City of Groveport Zoning Code.
103.5 FEES
The fees for activities and services performed by the department in carrying out its responsibilities under this code shall be as indicated in the following schedule.
(a) Cutting/destroying weeds - actual cost of mowing plus a $125.00 administrative fee for each lot or parcel of land; however, the administrative fee shall be charged only if a property owner had a previous violation under this subsection within the current calendar year.
(b) Demolition of a structure - actual cost of demolition plus a $250.00 administrative fee.
(c) Temporary safeguards - actual cost of work plus a $150.00 administrative fee.
(d) Closing vacant structures - actual cost of work plus a $150.00 administrative fee.
(e) Placarding of condemned structures or equipment- $50.00 each.
(f) Emergency repairs - actual cost of repairs plus a $150.00 administrative fee
(g) Application for appeal - $25.00.
109.6 Hearing. Any person ordered to take emergency measures shall comply with such order forthwith. Any affected person shall thereafter, upon petition directed to the Administrator be afforded a hearing as described in this code.
*Note: Section 111, Means of appeal is hereby deleted in its entirety and replaced by the following:
111.1 Application for Appeal. Any person directly affected by a decision of the code official or a notice or order issued under this code shall have the right to appeal to the Administrator, provided that a written application for appeal is filed within 20 days after the day the decision, notice or order was served. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or the requirements of this code are adequately satisfied by other means.
111.2 Administrator Decision. The Administrator shall modify or reverse the decision of the code official as he or she deems appropriate.
111.2.1 Records and copies. The decision of the Administrator shall be in writing and served upon the appellant.
111.2.2 Administration. The code official shall take immediate action in accordance with the decision of the Administrator.
111.3 Court Review. Any person, whether or not a previous party of the appeal, shall have the right to appeal the Administrator's decision to the Court of Common Pleas for Franklin County, Ohio pursuant to Chapter 2506 of the Ohio Revised Code.
111.4 Stays of enforcement. Appeals of notice and orders (other than Imminent Danger notices) shall stay the enforcement of the notice and order until the appeal is heard by the Administrator.
112.4 Failure to comply. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be subject to criminal penalties as set forth in Section 106.4 herein.
201.3 Terms defined in other codes. Where terms are not defined in this code and are defined in the Ohio Building Code, Ohio Fire Code, Ohio Plumbing Code, Ohio Mechanical Code, City of Groveport Zoning Code and Residential Code of Ohio, or NFPA 70, such terms shall have the meanings ascribed to them as stated in those codes.
202 General Definitions.
Rubbish. Combustible and noncombustible waste materials, except garbage; the term shall include the residue from the burning of wood, coal, coke and other combustible materials, paper, rags, cartons, boxes, wood, excelsior, rubber, leather, tree branches, yard trimmings, tin cans, metals, mineral matter, glass, crockery, construction materials and dust and other similar materials.
302.4 Weeds. All premises and exterior property, which includes the pavement, gutters or the dedicated portion of the street or alley abutting the premises, shall be maintained free from weeds or plant growth in excess of ten (10) inches. All noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided; however, this term shall not include cultivated flowers and gardens. Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a notice violation, (only one such notice shall be required to be served per calendar year if ownership remains the same), they shall be subject to prosecution in accordance with Section 106.3 and as prescribed by the authority having jurisdiction.
Upon failure to comply with the notice of violation, any duly authorized employee of the jurisdiction or contractor hired by the jurisdiction shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon.
a. Upon performance of such labor, the Administrator or his/her designee shall send a bill for the cost thereof with respect to each lot or parcel of land, which shall include the cost of investigation, handling of weed complaints and any and all fees for service and notification.
b. If payment from the property owner is not received within thirty (30) days from the date of the bill for the costs set forth in Section (a) above, the Finance Director shall make a return in writing to the Auditor of Franklin County of such charges which shall be entered upon the tax duplicate of the County, all in accordance with the Ohio Revised Code 731.54.
303.2 Enclosures. Private swimming pools, hot tubs and spas, containing water more than 24 inches (610 mm) in depth and having more than 150 square feet in surface area, shall be completely surrounded by a fence or barrier at least 48 inches (1219 mm) in height above the finished ground level measured on the side of the barrier away from the pool. Gates and doors in such barriers shall be self-closing and self-latching. Where the self-latching device is less than 54 inches (1372 mm) above the bottom of the gate, the release mechanism shall be located on the pool side of the gate. Self-closing and self-latching gates shall be maintained such that the gate will positively close and latch when released from an open position of 6 inches (152 mm) from the gatepost. No existing pool enclosure shall be removed, replaced or changed in a manner that reduces its effectiveness as a safety barrier.
Exception: Spas or hot tubs with a safety cover that complies with ASTM F 1346 shall be exempt from the provisions of this section.
304.14 Insect screens. Every door, window and other outside opening required for ventilation of 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 tightly fitting screens of not less than 16 mesh per inch (16 mesh per 25 mm) and every screen door used for insect control shall have a self-closing device in good working condition.
Exception: Screens shall not be required where other approved means, such as air curtains or insect repellent fans, are employed.
305.1.1 Unsafe conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the Ohio Building Code or Residential Code of Ohio as required for existing buildings.
1. The nominal strength of any structural member is exceeded by nominal loads, the load effects or the required strength;
2. The anchorage of the floor or roof to walls or columns, and of walls and columns to foundations is not capable of resisting all nominal loads or load effects;
3. Structures or components thereof that have reached their limit state;
4. Structural members are incapable of supporting nominal loads and load effects;
5. Stairs, landings, balconies and all similar walking surfaces, including guards and handrails, are not structurally sound, not properly anchored or are anchored with connections not capable of supporting all nominal loads and resisting all load effects;
6. Foundation systems that are not firmly supported by footings are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects.
Exceptions:
1. When substantiated otherwise by an approved method.
2. Demolition of unsafe conditions shall be permitted when approved by the code official.
306.1.1 Unsafe conditions. Where any of the following conditions cause the component or system to be beyond its limit state, the component or system shall be determined as unsafe and shall be repaired or replaced to comply with the Ohio Building Code or Residential Code of Ohio as required for existing buildings:
1. Soils that have been subjected to any of the following conditions:
1.1. Collapse of footing or foundation system;
1.2. Damage to footing, foundation, concrete or other structural element due to soil expansion;
1.3. Adverse effects to the design strength of footing, foundation, concrete or other structural element due to a chemical reaction from the soil;
1.4. Inadequate soil as determined by a geotechnical investigation;
1.5. Where the allowable bearing capacity of the soil is in doubt; or
1.6. Adverse effects to the footing, foundation, concrete or other structural element due to the ground water table.
2. Concrete that has been subjected to any of the following conditions:
2.1. Deterioration;
2.2. Ultimate deformation;
2.3. Fractures;
2.4. Fissures;
2.5. Spalling;
2.6. Exposed reinforcement; or
2.7. Detached, dislodged or failing connections.
3. Aluminum that has been subjected to any of the following conditions:
3.1. Deterioration;
3.2. Corrosion;
3.3. Elastic deformation;
3.4. Ultimate deformation;
3.5. Stress or strain cracks;
3.6. Joint fatigue; or
3.7. Detached, dislodged or failing connections.
4. Masonry that has been subjected to any of the following conditions:
4.1. Deterioration;
4.2. Ultimate deformation;
4.3. Fractures in masonry or mortar joints;
4.4. Fissures in masonry or mortar joints;
4.5. Spalling;
4.6. Exposed reinforcement; or
4.7. Detached, dislodged or failing connections.
5. Steel that has been subjected to any of the following conditions:
5.1. Deterioration;
5.2. Elastic deformation;
5.3. Ultimate deformation;
5.4. Metal fatigue; or
5.5. Detached, dislodged or failing connections.
6. Wood that has been subjected to any of the following conditions:
6.1. Ultimate deformation;
6.2. Deterioration;
6.3. Damage from insects, rodents and other vermin;
6.4. Fire damage beyond charring;
6.5. Significant splits and checks;
6.6. Horizontal shear cracks;
6.7. Vertical shear cracks;
6.8. Inadequate support;
6.9. Detached, dislodged or failing connections; or
6.10. Excessive cutting and notching.
Exceptions:
1. When substantiated otherwise by an approved method.
2. Demolition of unsafe conditions shall be permitted when approved by the code official.
401.3 Alternative devices. In lieu of the means for natural light and ventilation herein prescribed, artificial light or mechanical ventilation complying with the Ohio Building Code or Residential Code of Ohio shall be permitted.
502.5 Public toilet facilities. Public toilet facilities shall be maintained in a safe sanitary and working condition in accordance with the Ohio Plumbing Code. Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during occupancy of the premises.
505.1 General. Every sink, lavatory, bathtub or shower, drinking fountain, water closet or other plumbing fixture shall be properly connected to either a public water system or to an approved private water system. All kitchen sinks, lavatories, laundry facilities, bathtubs and showers shall be supplied with hot or tempered and cold running water in accordance with the Ohio Plumbing Code.
602.2 Residential occupancies. Dwellings shall be provided with heating facilities capable of maintaining a room temperature of 68 F (20 C) in all habitable rooms, bathrooms and toilet rooms based on the winter outdoor design temperature for the locality indicated in Table 301 of the Residential Code of Ohio. Cooking appliances shall not be used to provide space heating to meet the requirements of this section.
602.3 Heat Supply. Every owner and operator of any building who rents, leases or lets one or more dwelling units, on terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat and maintain a temperature of not less than 68 F (20 C) in all habitable rooms, bathrooms, and toilet rooms.
Exceptions:
1. When the outdoor temperature is below the winter outdoor design temperature for the locality, maintenance of the minimum room temperature shall not be required provided that the heating system is operating at its full design capacity. The winter outdoor design temperature for the locality shall be as indicated in Table 301 of the Residential Code of Ohio.
2. In areas where the average monthly temperature is above 30 F (-1 C) a minimum temperature of 65 F (18 C) shall be maintained.
602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied with heat to maintain a temperature of not less than 65 F (18 C) during the period the spaces are occupied.
Exceptions:
1. Processing, storage and operation areas that require cooling or special temperature conditions.
2. Areas in which persons are primarily engaged in vigorous physical activities.
604.3.1.1 Electrical equipment. Electrical distribution equipment, motor, circuits, power equipment, transformers, wire, cable, flexible cords, wiring devices, ground fault circuit interrupters, surge protectors, molded case circuit breakers, low-voltage fuses, luminaires, ballasts, motors and electronic control, signaling and communication equipment that have been exposed to water shall be replaced in accordance with the provisions of the Ohio Building Code or Residential Code of Ohio.
Exceptions: The following equipment shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved manufacturer's representative indicated that the equipment has not sustained damage that requires replacement.
1. Enclosed switches, rated 600 volts or less;
2. Busway, rated 600 volts or less;
3. Panelboards, rated 600 volts or less;
4. Switchboards, rated 600 volts or less;
5. Fire pump controllers, rated 600 volts or less;
6. Manual and magnetic motor controllers;
7. Motor control centers;
8. Alternating current high-voltage circuit breakers;
9. Low-voltage power circuit breakers;
10. Protective relays, meters and current transformers;
11. Low- and medium-voltage switchgear;
12. Liquid-filled transformers;
13. Cast-resin transformers;
14. Wire or cable that is suitable for wet locations and whose ends have not been exposed to water;
15. Wire or cable, not containing fillers, that is suitable for wet locations and whose ends have not been exposed to water;
16. Luminaires that are listed as submersible;
17. Motors;
18. Electronic control, signaling and communication equipment.
604.3.2.1 Electrical equipment. Electrical switches, receptacles and fixtures including furnace, water heating, security system and power distribution circuits, that have been exposed to fire, shall be replaced in accordance with the provisions of the Ohio Building Code or Residential Code of Ohio.
Exception: Electrical switches, receptacles and fixtures that shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved manufacturer's representative indicated that the equipment has not sustained damage that required replacement.
702.1 General. A safe, continuous and unobstructed path of travel shall be provided from any point in a building or structure to the public way. Means of egress shall comply with the Ohio Fire Code.
702.2 Aisles. The required width of aisles in accordance with the Ohio Fire Code shall be unobstructed.
702.3 Locked doors. All means of egress doors shall be readily openable from the side from which egress is to be made without the need for keys, special knowledge or effort, except where the door hardware conforms to that permitted by the Ohio Building Code.
704.1 General. All systems, devices and equipment to detect a fire, actuate an alarm, or suppress or control a fire or any combination thereof shall be maintained in an operable condition at all times in accordance with the Ohio Fire Code.
704.2 Smoke alarms. Single or multiple-station smoke alarms shall be installed and maintained in Groups R-2, R-3, R-4 and in dwellings not regulated in Group R occupancies, regardless of occupant load at all of the following locations:
1. On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms.
2. In each room used for sleeping purposes.
3. In each story within a dwelling unit, including basements and cellars but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level.
Single or multiple-station smoke alarms shall be installed in other groups in accordance with the Ohio Fire Code.
Standard Reference Number | Title | Referenced in Code Section Number |
ASME | American Society of Mechanical Engineers Three Park Avenue New York NY 10016-5990 | |
A17.1/CSA B44-2007 | Safety Code for Elevators and Escalators | 606.1 |
ASTM | ASTM International 100 Barr Harbor Drive West Conshohocken, PA 19428-2959 | |
F1346-91 (2003) | Performance Specifications for Safety Covers and Labeling Requirements for All Covers for Swimming Pools, Spas and Hot Tubs | 303.2 |
ICC | International Code Council 500 New Jersey Avenue N.W. 6th Floor Washington, D.C. 20001 | |
IFGC - 06 | International Fuel Gas Code ® | 102.3 |
NFPA | National Fire Protection Association 1 Batterymarch Park Quincy, MA 02269 | |
25-08 70-08 | 704.1.1 102.4, 201.3, 604.2 | |
OBBS | Ohio Board of Building Standards 6606 Tussing Road Reynoldsburg, OH 43068 | |
OBC-07 | Ohio Building Code | 102.3, 201.3, 401.3, 702.3 |
OMC-07 | Ohio Mechanical Code | 102.3, 201.3 |
OPC-07 | Ohio Plumbing Code | 201.3, 505.1, 602.2, 602.3 |
RCO-06 | Residential Code of Ohio | 102.3, 201.3 |
VOG | City of Groveport 655 Blacklick Street Groveport, OH 43125 | |
GZC | Groveport Zoning Code | 102.3, 201.3 |
Adopt Appendix A
(Ord. 12-029. Passed 6-25-12.)