§ 1301.05  PROPERTY MAINTENANCE.
   (A)   Maintenance required.  All buildings and structures, all parts thereof and all building service equipment shall be maintained in a safe, sanitary and nonhazardous manner. All means of egress, devices, safeguards and equipment shall be kept in good working order. The exterior of all premises and the condition of all buildings, structures and components thereof shall be maintained so as to prevent and/or repair deterioration, so that the appearance thereof shall reflect a level of maintenance in conformity with the Lebanon Codified Ordinances and so as to insure that the property itself may be preserved safely, and that hazards to public health and safety are avoided.
   (B)   Review and recommendations by Committee.  To assist in the enforcement of the provisions of this section, the Building Official or his or her representative shall refer all suspected violations and complaints to the Citizens Housing Committee for their review and recommendation. No violation notice shall be issued by the Building Official or his or her representative unless a written recommendation from the Citizens Housing Committee is received, indicating that corrective measures are required to avoid hazards to public health and safety and/or to protect adjoining or neighboring properties from safety, fire and structural hazards.
   (C)   Maintenance standards.
      (1)   Maintenance of structures.  Each owner and/or occupant shall keep all exterior components of every structure in good repair, including but not limited to, walls, roofs, chimneys, cornices, gutters, downspouts, drains, porches, steps, landings, fire escapes, exterior stairs, windows, shutters, doors, storefronts, signs, marquees and awnings.
         (a)   All surfaces shall be covered with a protective coating, including paint, shingles, plastic/aluminum/asbestos or vinyl siding or other material which preserves the structure and does not contribute to deterioration.
         (b)   All surfaces shall be maintained free of deterioration, including but not limited to, broken glass, loose or missing shingles or siding, crumbling brick, stone and mortar, and peeling, scaling or deteriorated paint.
         (c)   Overhanging structures, including canopies, marquees, signs, awnings, exterior stairways, fire escapes, and other structures with overhanging extensions shall be maintained in good repair, be securely anchored to the structure, and protected from rust and other signs of decay by application of a weather protective material such as paint. Nonoperative or broken electrical signs shall be repaired or removed. All obsolete signs and sign structures shall be removed.
         (d)   Except for display merchandise in nonresidential buildings, no storage of materials, goods, stock or inventory shall be permitted in building openings ordinarily exposed to public view unless such areas are screened from public view. All such screening shall be of clean material and will be maintained in a good state of repair.
      (2)   Maintenance of accessory structures.  Each accessory structure shall be subject to the maintenance standards set forth in division (C)(1) of this section. Further, each structure shall:
         (a)   Provide weatherproof usable space and shall not harbor rodents, termites or other vermin.
         (b)   All business, servicing or processing, except for off-street loading, shall be conducted within completely enclosed buildings.
         (c)   In nonresidential districts, storage shall be within enclosed buildings or effectively screened from view by plantings as required by the zoning code.
         (d)   In residential zones all outdoor storage for a continuous period exceeding 15 days shall be within enclosed buildings or it shall be effectively screened from view as required by the zoning code. However, the storage of functional items such as children’s play structures, firewood and operable vehicles and bicycles shall be exempt from this provision.
         (e)   Inoperable vehicles must be stored within an enclosed building or effectively screened from view as required by the zoning code.
      (3)   Maintenance of premises and landscape elements.
         (a)   All premises and landscape elements shall be maintained in a safe and sanitary condition, including but not limited to steps, walks, driveways, fences, retaining walls, trees, shrubs, grass and weeds. If any such area or object constitutes a danger to health or safety, it shall be repaired, replaced or removed.
         (b)   All paved driveways and walks which exist within the public right-of-way shall be maintained in safe condition.
         (c)   All fences, retaining walls or similar structures shall be firmly anchored in the ground and maintained in good structural repair. Wooden elements or other elements subject to deterioration from weathering shall be maintained with chemicals or paint to preserve the element and to retard deterioration.
         (d)   Weeds and grass shall be kept trimmed and from becoming overgrown in accord with the provisions of this code.
         (e)   Trees and shrubs which have branches projecting into the public right-of-way, including public sidewalks, public places or public highways, shall be kept trimmed in accordance with the provisions of § 907.09 of this code.
         (f)   Trees and shrubs afflicted with a form of decay or vegetation sickness which can be transmitted to other trees or shrubs shall be removed or shall be treated or sprayed so as to eliminate the risk of such decay or vegetation sickness being transmitted to other trees. Dead trees in proximity to rights-of-ways, buildings, structures, or congregations of people which may endanger such objects shall be removed.
         (g)   All yards, courts or lots shall be kept free of accumulations of trash, garbage waste, rubbish, refuse, junk, and other noxious or offensive materials or substances which may cause a fire hazard or may act as a breeding place for vermin or insects. Storage of miscellaneous items must be within enclosed structures or screened as required in the zoning code.
         (h)   All portions of all premises shall be graded so that there is no pooling of water or recurrent entrance of water into any basement or cellar. All condensate and waste cooling water shall be discharged into the storm sewer system with approval of the City Engineer.
   (D)   Maintenance after casualty damage.  Within a period of 30 days after casualty damage to any premises the owner and/or operator shall have taken the following steps:
      (1)   Contracted for the repair and restoration of damage areas and removal of debris; and/or
      (2)   Contracted for the demolition and removal of any part of the premises not to be repaired and restored and for the removal of debris in connection therewith.
(Am. Ord. 5765, passed 1-27-86; Am. Ord. 6012, passed 1-27-87)  Penalty, see § 1301.99