The International Property Maintenance Code ("IPMC"), 2012 edition, as adopted by the City of Oxford in accordance Section 1305.01 of Oxford's Property Maintenance Code ("PMC"), is hereby modified as set forth herein. Any revisions which appear in this section but do not appear in the IPMC are supplementary in nature and are specifically incorporated into Oxford's PMC.
(a) Based on the revisions to the IPMC adopted by the City of Oxford, as fully set forth herein, the revised Table of Contents for Oxford's PMC is as follows:
TABLE OF CONTENTS
CHAPTER 1. SCOPE AND ADMINISTRATION
PART 1 - SCOPE AND APPLICATION
Section 101 General
Section 102 Applicability
PART 2 - ADMINISTRATION AND ENFORCEMENT
Section 103 Department of Property Maintenance Inspection
Section 104 Duties and Powers of the Code Official
Section 105 Approval
Section 106 Violations
Section 107 Notices and Orders
Section 108 Unsafe Structures and Equipment
Section 109 Emergency Measures
Section 110 Demolition
Section 111 Means of Appeal
Section 112 Stop Work Order
CHAPTER 2. DEFINITIONS
Section 201 General
Section 202 General Definitions
CHAPTER 3. GENERAL REQUIREMENTS
Section 301 General
Section 302 Exterior Property Areas
Section 303 Swimming Pools, Spas and Hot Tubs
Section 304 Exterior Structure
Section 305 Interior Structure
Section 306 Component Serviceability
Section 307 Handrails and Guardrails
Section 308 Rubbish and Garbage
Section 309 Pest Elimination
Section 310 Rental Permits
CHAPTER 4. LIGHT, VENTILATION AND OCCUPANCY LIMITATIONS
Section 401 General
Section 402 Light
Section 403 Ventilation
Section 404 Occupancy Limitations
CHAPTER 5. PLUMBING FACILITIES AND FIXTURE REQUIREMENTS
Section 501 General
Section 502 Required Facilities
Section 503 Toilet Rooms
Section 504 Plumbing Systems and Fixtures
Section 505 Water System
Section 506 Sanitary Drainage System
Section 507 Storm Drainage
CHAPTER 6. MECHANICAL AND ELECTRICAL REQUIREMENTS
Section 601 General
Section 602 Heating Facilities
Section 603 Mechanical Equipment
Section 604 Electrical Facilities
Section 605 Electrical Equipment
Section 606 Elevators, Escalators and Dumbwaiters
Section 607 Duct Systems
CHAPTER 7. FIRE SAFETY REQUIREMENTS
Section 701 General
Section 702 Means of Egress
Section 703 Fire-Resistance Ratings
Section 704 Fire Protection Systems
CHAPTER 8. REFERENCED CODES
CHAPTER 9. NOTIFICATION OF FORECLOSURE PROCEEDINGS
Section 901 General Definitions
Section 902 Notices to the City of Foreclosure Filing
Section 903 Persons Responsible for Maintenance
(b) Additions, deletions and/or revisions to Chapter 1, Section 101 of the IPMC are as follows:
PMC-101.1 Title. These regulations shall be known as the Property Maintenance Code of the City of Oxford, Ohio, and may also be referred to herein as "PMC" or "this code."
(c) Additions, deletions and/or revisions to Chapter 1, Section 102 of the IPMC are as follows:
PMC-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 City of Oxford adopted codes and referenced standards.
(d) Additions, deletions and/or revisions to Chapter 1, Section 103 of the IPMC are as follows:
PMC-103.5 Fee schedule. The fees for activities and services performed by the Oxford Community Development Department and/or any other duly authorized City of Oxford official in carrying out the obligations and responsibilities imposed under Oxford's PMC shall be as set forth in the most current annual fee schedule adopted by Council.
(e) Additions, deletions and/or revisions to Chapter 1, Section 104 of the IPMC are as follows:
PMC-104.2 Inspections and enforcement.
a) The code official is hereby authorized to make inspections to determine the condition of rooming houses, lodging houses, dwellings, dwelling units, or fraternity/sorority houses and any other property located within the City that is utilized as residential rental property. The code official is hereby authorized to enter the premises, upon consent or search warrant, to examine, and survey at all reasonable times, or at such times as may be necessary to protect and promote public health and safety, all dwellings, dwelling units, rooming houses, lodging houses, rooming units, fraternity/sorority houses and any other property utilized as residential rental property.
b) Single-family, owner-occupied dwellings will not be routinely inspected by the code official but will be inspected upon the filing of a written complaint as set forth in this code, when the code official has knowledge of specific conditions that warrant inspection, or upon request of the owner or other occupant. The code official will conduct a full inspection of owner-occupied dwellings only with the owner's permission or in accordance with due process of law upon issuance of a search warrant and/or the obtaining of an appropriate court order.
c) The code official will inspect any rooming house, lodging house, dwelling, dwelling unit, fraternity/sorority house, or any other property utilized as residential rental property upon the formal written filing of a complaint signed by a person alleging a violation of this code or as otherwise provided in PMC Section 310.
An inspection in response to a formal written complaint will take place within five (5) business days from receipt of the complaint. All rooming houses, lodging houses, dwellings, dwelling units, fraternity/sorority houses and other property utilized as residential rental property which requires a rental permit shall be inspected on a regular and systematic basis in accordance with PMC Section 310. Notice shall be given to the owner, occupant, or owner's agent twenty-four (24) hours in advance of any such inspection except:
1. In an emergency situation,; or
2. For the purpose of validating there is no violation of Section 404 ("Occupancy Limitations") of Oxford's PMC; or
3. In those cases where the owner, agent, or occupant consents to inspection or when the premises are open and accessible to inspection.
PMC 104.3 Right of entry. Where it is necessary to make an inspection to enforce the provisions of this code, or wherever the code official has reasonable cause to believe that there exists in a structure or upon a premises a condition in violation of this code, the code official is authorized to enter the structure or premises at reasonable times, upon the consent of the owner, agent, or occupant or upon issuance of a search warrant, to inspect or perform the duties imposed by this code. If such structure or premises is unoccupied, the code official shall first make reasonable efforts to locate the owner or other person having charge or control of the structure or premises to request consent for entry. If entry is refused, or if the owner or another person having charge or control of the structure or premises cannot be located, the code official shall have recourse to the remedies provided by law to secure entry and may appear before any judge in a court of competent jurisdiction to seek a search warrant to allow inspection of the property.
PMC-104.7 Coordination of inspections. Whenever in the enforcement of this code, another code, or an ordinance, the responsibility of more than one code official of the jurisdiction is involved, it shall be the duty of the code officials involved to coordinate their inspections and administrative orders as fully as practicable so that the owners, agents and occupants of the structure shall not be subjected to visits by numerous inspectors or multiple or conflicting orders. Whenever an inspector from any agency or department observes an apparent or actual safety-related violation that is not within the inspector's authority to enforce, the inspector shall report the findings to the code official having jurisdiction.
(f) Additions, deletions and/or revisions to Chapter 1, Section 106 of the IPMC are as follows:
PMC-106.4 Violation penalties. Except as otherwise noted in Oxford's PMC, any person who violates a provision of this code shall, upon conviction thereof, be subject to a fine of $250.00 or imprisonment for a term not to exceed thirty (30) days, or both, at the discretion of the court. Each day that a violation continues after due notice has been served shall be deemed a separate offense.
(g) Additions, deletions and/or revisions to Chapter 1, Section 107 of the IPMC are as follows:
PMC-107.3 Method of Service. Such notice shall be deemed to be properly served if a copy thereof is:
1. Delivered personally; or
2. Sent by first class mail with a Certificate of Mailing to the last known address:; or
3. Posted in a conspicuous place on or about the structure or property affected by such notice and by first class mail to the last known address.
(h) Additions, deletions and/or revisions to Chapter 1, Section 108 of the IPMC are as follows:
PMC-108.1.5 Dangerous or unsafe structure or premises. The code official shall determine whether there are dangerous or unsafe structures and/or premises. For the purpose of this code, dangerous or unsafe structures and/or premises include, but are not limited to the following:
1. Any door, aisle, passageway, stairway, exit or other means of egress that does not conform to the approved building or fire code of the jurisdiction as related to the requirements for existing buildings.
2. The walking surface of any aisle, passageway, stairway, exit or other means of egress is so warped, worn loose, torn or otherwise unsafe as to not provide safe and adequate means of egress.
3. Any portion of a building, structure or appurtenance that has been damaged by fire, earthquake, wind, flood, deterioration, neglect, abandonment, vandalism or by any other cause to such an extent that it is likely to partially or completely collapse, or to become detached or dislodged.
4. Any portion of a building, or any member, appurtenance or ornamentation on the exterior thereof that is not of sufficient strength or stability, or is not so anchored, attached or fastened in place so as to be capable of resisting natural or artificial loads of one and one-half the original designed value.
5. The building or structure, or part of the building or structure, because of dilapidation, deterioration, decay, faulty construction, the removal or movement of some portion of the ground necessary for the support, or for any other reason, is likely to partially or completely collapse, or some portion of the foundation or underpinning of the building or structure is likely to fail or give way.
6. The building or structure, or any portion thereof, is clearly unsafe for its use and occupancy.
7. The building or structure is neglected, damaged, dilapidated, unsecured or abandoned so as to become an attractive nuisance to children who might play in the building or structure to their danger, becomes a harbor for vagrants, criminals or immoral persons, or enables persons to resort to the building or structure for committing a nuisance or an unlawful act.
8. Any building or structure has been constructed, exists or is maintained in violation of any specific requirement or prohibition applicable to such building or structure provided by the approved building or fire code of the jurisdiction, or of any law or ordinance to such an extent as to present either a substantial risk of fire, building collapse or any other threat to life and safety.
9. A building or structure, used or intended to be used for dwelling purposes, because of inadequate maintenance, dilapidation, decay, damage, faulty construction or arrangement, inadequate light, ventilation, mechanical or plumbing system, or otherwise, is determined by the code official to be unsanitary, unfit for human habitation or in such a condition that is likely to cause sickness or disease.
10. Any building or structure, because of a lack of sufficient or proper fire-resistance-rated construction, fire protection systems, electrical system, fuel connections, mechanical system, plumbing system or other cause, is determined by the code official to be a threat to life or health.
11. Any portion of a building remains on a site after the demolition or destruction of the building or structure or whenever any building or structure is abandoned so as to constitute such building or portion thereof as an attractive nuisance or hazard to the public. (Ord. 3376. Passed 10-18-16.)
PMC-108.2.5 Securing of vacant properties. If a property is vacant and determined to be a public nuisance, the code official is authorized to post a placard of condemnation on the premises and order the property to be secured so as not to be an attractive nuisance. Upon failure of the owner to secure the premises within the time specified in the order, the code official shall cause the premises to be secured through any available public agency or by contract or arrangement by private persons and the cost thereof shall be charged against the real estate upon which the structure is located and shall be a lien upon such real estate and may be collected by any other legal resource. (Ord. 3574. Passed 7-14-20.)
(i) Additions, deletions and/or revisions to Chapter 1, Section 110 of the IPMC are as follows:
PMC-110.1 General. The code official shall order the owner of any premises upon which is located any structure, which in the code official's judgment after review is so deteriorated or dilapidated or has become so out of repair as to be dangerous, unsafe, unsanitary, or otherwise unfit for human habitation or occupancy, and such that it is unreasonable to repair the structure, to demolish and remove such structure; or if such structure is capable of being made safe by repairs, to repair and make safe and sanitary, or to board up and hold for future repair, or to demolish and remove at the owner's option; or where there has been a cessation of normal construction of any structure for a period of more than one year, the code official shall order the owner to demolish and remove such structure, or board up until future repair. Boarding the building up for future repair shall not extend beyond one (1) year, unless approved by the code official.
(j) Additions, deletions and/or revisions to Chapter 1, Section 111 of the IPMC are as follows:
PMC-111.2 Membership of board. The board of appeals shall consist of five (5) members who are qualified by experience and training to pass on matters pertaining to property maintenance and who are not employees of the City of Oxford. The code official shall be an ex-officio member, but shall have no vote on any matter before the board. The board shall be appointed by the appointing authority, and shall serve staggered and overlapping terms.
PMC- 111.2.1 Alternate members. The appointing authority shall appoint a minimum of two (2) alternate members who shall be called by the board chairperson to hear appeals during the absence or disqualification of a member. Alternate members shall possess the qualifications required for board membership, but may be employees of the jurisdiction.
PMC-111.4 Open hearing. All hearings before the board shall be open to the public. The appellant, the appellant's representative, the code official and any person whose interests are affected shall be given an opportunity to be heard. A quorum shall consist of three-fifths of the board membership.
(k) Additions, deletions and/or revisions to Chapter 1, Section 112 of the IPMC are as follows:
PMC-112.4 Failure to comply. Any person who continues 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 a fine of not less than $100.00 or more than $500.00.
(l) Additions, deletions and/or revisions to Chapter 2, Section 201 of the IPMC are as follows:
PMC-201.3 Terms defined in other codes. Where terms are not defined in this code and are defined in the other City of Oxford adopted codes and referenced standards, such terms shall have the means ascribed to them as stated in those codes and standards.
(m) Additions, deletions and/or revisions to Chapter 2, Section 202 of the IPMC are as follows:
SECTION 202 GENERAL DEFINITIONS
ANCHORED. Secured in a manner that provides positive connection.
APPROVED. Approved by the code official.
BASEMENT. The portion of a building which is partly underground and which has one-half or more of its ceiling height above the average finished grade of the ground adjoining the building.
BATHROOM. A room containing plumbing fixtures including a bathtub or shower.
BEDROOM. Any room or space used or intended to be used for sleeping purposes in either a dwelling or sleeping unit.
BUILDING. Any structure having a roof supported by columns or walls and intended for the shelter, housing, or enclosure of any individual, animal, process, equipment, goods, or materials of any kind.
CODE OFFICIAL. The official who is charged with the administration and enforcement of this code, or any duly authorized representative.
CONDEMN. To adjudge unfit for occupancy.
DETACHED. When a structural element is physically disconnected from another and that connection is necessary to provide a positive connection.
DETERIORATION. To weaken, disintegrate, corrode, rust or decay and lose effectiveness.
DORMITORY. A space in a building where group sleeping accommodations are provided in one room, or in a series of closely associated rooms, for persons not members of the same family group.
DWELLING. A building or structure designed or occupied exclusively for non-transient residential use and permitted accessory uses for one or more households, but not including a tent, cabin, trailer, hotel, motel, or mobile home.
DWELLING UNIT. One or more rooms which are arranged, designed, or occupied as living quarters for a family as a single housekeeping unit. A dwelling unit includes bathroom and kitchen facilities in addition to sleeping and living areas. Publicly accessible space separates a dwelling unit from any other dwelling unit. No doorway or perforated walls exist between dwelling units.
EASEMENT. Authorization by a property owner for the use by another, and for a specified purpose, or some designated part of his property.
EQUIPMENT SUPPORT. Those structural members or assemblies of members or manufactured elements, including braces, frames, lugs, snuggers, hangers or saddles, that transmit gravity load, lateral load and operating load between the equipment and the structure.
EXTERIOR PROPERTY. The open space on the premises and on adjoining property under the control of owners or operators of such premises.
FAMILY. A person living alone, or two or more persons related by blood, marriage or adoption, including minor children in the lawful custody of an adult member or members of the family, living together as a single housekeeping unit and occupying a single dwelling unit, or a group of not more than four unrelated persons living together as a single housekeeping unit occupying a single dwelling unit and using only common entrances and exits.
FRATERNITY/SORORITY HOUSE. A building that is occupied by a group of enrolled Miami University students who are active members of a fraternal organization recognized by Miami University. These organizations shall be limited to fraternities, sororities, and like groups approved by Miami University for communal off-campus living on that site. Occupancy exception: may include employees or agents of the organization not to exceed three (3) persons.
FRONTAGE. The width of a lot or parcel abutting a public right-of-way measured at the front property line.
GARBAGE. The animal or vegetable waste resulting from the handling, preparation, cooking and consumption of food.
GUARD. A building component or a system of building components located at or near the open sides of elevated walking surfaces that minimizes the possibility of a fall from the walking surface to a lower level.
HABITABLE SPACE. Space in a structure for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces, and similar areas are not considered habitable spaces.
HOTEL. A commercial facility offering transient lodging accommodations to the general public and providing additional services, such as restaurants, meeting rooms, entertainment, and recreational facilities.
HOUSEKEEPING UNIT. A room or group of rooms forming a single habitable space equipped and intended to be used for living, sleeping, cooking and eating which does not contain, within such a unit, a toilet, lavatory and bathtub or shower.
IMMINENT DANGER. A condition which could cause serious or life-threatening injury or death at any time.
INFESTATION. The presence, within or contiguous to, a structure or premises of insects, rats, vermin or other pests.
INOPERABLE MOTOR VEHICLE. A vehicle which cannot be driven upon the public streets for reasons including but not limited to being unlicensed, wrecked, abandoned, in a state of disrepair or incapable of being moved under its own power.
LABELED. Equipment, materials or products to which have been affixed a label, seal, symbol or other identifying mark of a nationally recognized testing laboratory, inspection agency or other organization concerned with product evaluation that maintains periodic inspection of the production of the above-labeled items and whose labeling indicates either that the equipment, material or product meets identified standards or has been tested and found suitable for a specified purpose.
LET FOR OCCUPANCY or LET. To permit, provide or offer possession or occupancy of a dwelling, dwelling unit, rooming unit, building, premise or structure by a person who is or is not the legal owner of record thereof, pursuant to a written or unwritten lease, agreement or license, or pursuant to a recorded or unrecorded agreement of contract for the sale of land.
LODGING HOUSE. A dwelling where lodging, but not meals, is provided for compensation for no more than twelve (12) persons who are not transients or members of the owner's family, and do not live as a single housekeeping unit in a family-like environment on a relatively permanent basis, and in which no cooking or dining facilities are provided in individual rooms.
LOT. A designated parcel, tract, or area of land established by plat, subdivision, or as otherwise permitted by law, to be separately owned, used, developed, or built upon.
LOT LINE.
A. FRONT. The lot line separating an interior or through lot from the street or streets upon which it abuts; or the shortest lot line on a corner lot which abuts upon a street, except when a lot line abutting streets are of equal length, the front lot line shall be considered to be on the street having the longest frontage within the same block.
B. REAR. A lot line parallel to, or within forty-five (45) degrees of being parallel to, the front lot line, which does not abut upon a street. The rear lot line may abut upon an alley.
C. SIDE. Any other lot line other than a front or rear lot line.
LOT OF RECORD. Real estate recorded in the deed records in the office of the Butler County Recorder as a distinct lot or parcel, the description of which is complete and sufficient, in and of itself, for conveyance purposes without combination with any other lots or parcels; or real estate recorded in the subdivision of lot records of the Butler County Recorder's Office as a distinct lot or parcel capable of being conveyed without a combination of other lots or parcels.
(Ord. 3376. Passed 10-18-16.)
MANAGED NATURAL LAWN. A planned, intentional, and maintained planting of native or non-invasive plants of any origin that is free from noxious weeds. This may include a variety of horticultural practices including but not limited to: natural lawns, natural landscapes, native lawns, pollinator gardens, rain gardens, meadow vegetation, native prairie, prairie gardens, monarch waystation, native plantings, native gardens and butterfly habitat. A managed natural lawn shall not include turf grass lawns or turf grass lawns left unattended.
(Ord. 3725. Passed 5-2-23.)
MULTI-FAMILY DWELLING. A building containing four (4) or more dwelling units with each individual unit designed for one (1) family.
NEGLECT. The lack of proper maintenance for a building or structure.
OCCUPANCY. The purpose for which a building or portion thereof is utilized or occupied.
OCCUPANT. Any individual living or sleeping in a building, or having possession of a space within a building.
ONE-FAMILY DWELLING. A building containing a dwelling unit designed for a one (1) family.
OPENABLE AREA. That part of a window, skylight or door which is available for unobstructed ventilation and which opens directly to the outdoors.
OPERATOR. Any person who has charge, care or control of a structure or premises which is let or offered for occupancy.
OWNER. Any person, agent, operator, firm or corporation having a legal or equitable interest in the property; or recorded in the official records of the state, county or municipality as holding title to the property; or otherwise having control of the property, including the guardian of the estate of any such person, and the executor or administrator of the estate of such person if ordered to take possession of real property by a court.
PERSON. An individual, corporation, partnership or any other group acting as a unit.
PEST ELIMINATION. The control and elimination of insects, rodents or other pests by eliminating their harborage places; by removing or making inaccessible materials that serve as their food or water; by other approved pest elimination methods.
PREMISES. A lot or combination of contiguous lots held in single ownership, together with the development thereon; a condominium complex constitutes one premises.
PUBLIC NUISANCE. Includes any of the following:
1. The physical condition or occupancy of any premises regarded as a public nuisance at common law;
2. Any physical condition or occupancy of any premises or its appurtenances considered an attractive nuisance to children, including, but not limited to, abandoned wells, shafts, basements, excavations and unsafe fences or structures;
3. Any premises that has unsanitary sewerage or plumbing facilities;
4. Any premises designated by the code official as unsafe for human habitation;
5. Any premises that is manifestly capable of being a fire hazard, or is manifestly unsafe or insecure so as to endanger life, limb or property;
6. Any premises from which the plumbing, heating or facilities required by this code have been removed, or from which utilities have been disconnected, destroyed, removed or rendered ineffective, or the required precautions against trespassers have not been provided;
7. Any premises that is unsanitary, or that is littered with rubbish or garbage, or that has an uncontrolled growth of weeds; or
8. Any structure that is in a state of dilapidation, deterioration or decay; faulty construction; overcrowded; open, vacant or abandoned; damaged by fire to the extent so as not to provide shelter; in danger of collapse or failure; and dangerous to anyone on or near the premises."
PUBLIC WAY. Any street, alley or similar parcel of land essentially unobstructed from the ground to the sky, which is deeded, dedicated or otherwise permanently appropriated to the public for public use.
RESIDENTIAL RENTAL PERMIT. A permit required by the City of Oxford for a property owner and/or his or her agent to rent a fraternity/sorority house, a lodging house, or a one-, two-, three- or multi-family dwelling to one (1) or more tenants.
ROOMING HOUSE. A building arranged or occupied for lodging, with or without meals, for compensation and not occupied as a one- or two-family dwelling.
ROOMING UNIT. Any room or group of rooms forming a single habitable unit occupied or intended to be occupied for sleeping or living, but not for cooking purposes.
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 and dust and other similar materials.
SETBACK. The distance between the building and any lot line.
SIGN. Any object, device, display, or structure, or part thereof, situated outdoors or indoors, which is used to advertise, identify, display, direct, or attract attention to an object, person, institution, organization, business, product, service, event, or location by any means, including words, letters, figures, design, symbols, fixtures, colors, illumination, or projected images.
A. ILLUMINATED SIGN, DIRECTLY. A sign with internal electronic circuitry emitting light through the sign face.
B. ILLUMINATED SIGN, INDIRECTLY. A sign which is illuminated by an external source which reflects light off the surface of a sign face.
C. POLE SIGN. A sign erected on a single pole or multiple poles regardless of size and shape.
SLEEPING UNIT. A room or space in which people sleep, which can also include permanent provisions for living, eating and either sanitation or kitchen facilities, but not both. Such rooms and spaces that are also part of a dwelling unit are not sleeping units.
STREET LINE. A dividing line between a lot, tract or parcel of land, and a continuous street.
STRICT LIABILITY OFFENSE. An offense in which the prosecution in a legal proceeding is not required to prove criminal intent as a part of its case. It is enough to prove that the defendant either did an act which was prohibited, or failed to do an act which the defendant was legally required to do.
STRUCTURE. That which is built or constructed or a portion thereof.
TENANT. A person, corporation, partnership or group, whether or not the legal owner of record, occupying a building or portion thereof as a unit.
TOILET ROOM. A room containing a water closet or urinal but not a bathtub or shower.
TWO-FAMILY DWELLING. A building containing two (2) dwelling units, with each individual unit designed for a one (1) family.
THREE-FAMILY DWELLING. A building containing three (3) dwelling units with each individual unit designed for one (1) family.
ULTIMATE DEFORMATION. The deformation at which failure occurs and which shall be deemed to occur if the sustainable load reduces to 80 percent or less of the maximum strength.
VACANT LOT. A lot of land upon which no residential structure or office building is situated.
VENTILATION. The natural or mechanical process of supplying conditioned or unconditioned air to, or removing such air from, any space.
WEEDS. All grasses, annual plants and vegetation, other than trees and shrubs provided; however, this term shall not include cultivated flowers, gardens and fields used for agricultural purposes.
NOXIOUS WEEDS. Noxious weeds are weeds which have been designated by federal, state, or local government as being injurious to public health, agriculture, recreation, wildlife or property. Noxious weeds include but are not limited to the noxious weeds listed in Chapter 901:5-37-01 of the Ohio Administrative Code.
WORKMANLIKE. Executed in a skilled manner; e.g., generally plumb, level, square, in line, undamaged and without marring adjacent work.
YARD. An open space that lies between the principal building or buildings and the nearest lot line. The minimum required yard as set forth in the ordinance is unoccupied and unobstructed from the ground upward except as may be specifically provided in the zoning ordinance.
A. YARD, FRONT. A space extending the full width of the lot between any building and the front lot line and measured perpendicular to the building at the closest point to the front lot line.
B. YARD, REAR. A space extending across the full width of the lot between the principal building and the rear lot line and measured perpendicular to the building to the closest point to the front lot line.
C. YARD, SIDE. A space extending front yard to the rear yard between the principal building and the side lot line and measured perpendicular from the side lot line to the closest point of the principal building.
(n) Additions, deletions and/or revisions to Chapter 3, Section 302 of the IPMC are as follows: (Ord. 3376. Passed 10-18-16.)
PMC-302.4 Maintenance and removal of weeds. All premises and exterior property shall be maintained free from weeds, grass and/or plant growth in excess of ten (10) inches. All noxious weeds shall be prohibited. Height exceptions: Managed natural lawns which have the perimeter maintained and do not encroach on public right of ways, drainage easements, or neighboring properties. Cultivated flowers, gardens, and yards/fields used for agricultural practices. (Ord. 3725. Passed 5-2-23.)
(1) All properties within the City of Oxford must be maintained in accordance with Section 302.4 of the PMC as amended and adopted by the City of Oxford, which prohibits weeds, grass or plant growth in excess of ten (10) inches, excepting cultivated flowers, gardens and fields used for agricultural purposes.
(2) If weeds, grass or plant growth exceeds ten (10) inches (excepting cultivated flowers, gardens and fields used for agricultural purposes), the City will issue notice to the owner, occupant, or person having charge or management of any residential, commercial, or industrial lot or land within the corporate limits of the City. If the weeds, grass and/or plant growth are not brought into compliance within ten (10) days of the issuance of notice, the City shall cause the weeds, grass and/or plant growth to be cut at the owner's expense. The City will place a lien on the property for the amount owed in accordance with Ohio Revised Code §731.54.
(3) If a premises or property is found to be in violation of PMC Section 302.4, notice shall be issued in the following manner:
a. For properties which are occupied:
i. Notice will be issued by a posting placed on or near the front door of the structure and a placard conspicuously placed in the front yard of the property. Said posting and placard shall be of a size, shape and color that is clearly visible and shall contain the following information:
1. The nature of the code violation;
2. An order to cut or remove the weeds or grass within ten (10) days;
3. A statement indicating that if the property owner or current tenant fails to comply with the order, the City will cause the weeds or grass to be cut or removed at the owner's expense, and the City will place a lien on the property for the amount owed in accordance with Ohio Revised Code §731.54;
4. The penalties provided for removing the posting and placard before bringing the property into compliance; and
5. The contact information of the appropriate City agency.
ii. Such posting and placard shall remain on the property until the property is brought into compliance with PMC Section 302.4. Removal of the posting and placard before the property is in compliance with PMC Section 302.4 shall constitute a violation of this section.
b. For properties which are not currently occupied:
If the property owner's address is known, notice will be issued by certified mail, return receipt requested, to the owner's address. If the owner's address is not known, notice will be published in a newspaper of general circulation in Butler County. The notice shall contain the following information:
1. The nature of the code violation;
2. An order to cut or remove the weeds, grass or plant growth within ten (10) days;
3. A statement indicating that if the property owner fails to comply with the order, the City will cause the weeds, grass or plant growth to be cut or removed at the owner's expense, and the City will place a lien on the property for the amount owed in accordance with Ohio Revised Code §731.54; and
4. The contact information of the appropriate City agency.
PMC- 302.4.1 Vacant lots. Vacant lots shall be mowed in the manner described below on a regular basis in compliances with PMC Section 302.4.
(1) The front yard of the vacant lot shall be mowed in accordance with the front yard setback stipulated either on the recorded subdivision plat or the minimum front yard setback of the zoning district where the vacant lot is located, whichever is larger.
(2) The side yard of the vacant lot shall be free of tall grass when the lot is abutting a developed lot with a house. The side yard is defined by the Oxford Zoning Code.
PMC-302.4.2 Notification. One notification per calendar year shall be deemed notice for all subsequent violations during the same calendar year.
(o) Additions, deletions and/or revisions to Chapter 3, Section 304 of the IPMC are as follows:
PMC-304.1.1 IPMC Section 304.1.1 ("Unsafe conditions") is deleted in its entirety and shall have no application to the Oxford PMC.
PMC-304.3.1 Residential house sign. All residential house signs shall be maintained in good repair with proper anchorage and in a safe condition.
a.) The sign may be either a wall sign.
b.) The sign may be no more than six (6) square feet in area.
c.) The sign may have indirect illumination only.
PMC-304.3.2 Interior unit identification. Every rooming unit and every dwelling unit in every rooming house, lodging house or fraternity/sorority house of more than three (3) dwelling units shall be numbered in a plain and conspicuous manner with the number to be placed on the outside of the door, or within thirty (30) inches of the door, of each rooming unit or dwelling unit.
PMC-304.14 Insect screens. During the period from May 15 to October 15 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 minimum 16 mesh per inch (16 mesh per 25 mm), and every screen door used for insect control shall have a self-closing devise in good working condition.
Exception: Screens shall not be required where other approved means, such as air curtains or insect repellant fans, are employed.
(p) Additions, deletions and/or revisions to Chapter 3, Section 305 of the IPMC are as follows:
IPMC Section 305.1.1 ("Unsafe conditions") is deleted in its entirety and shall have no application to the Oxford PMC.
(q) Additions, deletions and/or revisions to Chapter 3, Section 306 of the IPMC are as follows:
IPMC Section 306.1.1 ("Unsafe conditions") is deleted in its entirety and shall have no application to the Oxford PMC.
(r) Additions, deletions and/or revisions to Chapter 3, Section 308 of the IPMC are as follows:
PMC-308.2.1 Rubbish storage facilities. It shall be the responsibility of the property owner to supply rubbish storage facilities or containers for all dwelling units in any dwelling containing more than four (4) dwelling units and for all dwelling units located on any premises where more than four (4) dwelling units share the same premises. In all other cases, it shall be the responsibility of the occupant of the dwelling to furnish rubbish storage facilities or containers unless the property owner has agreed to supply the rubbish storage facilities.
PMC-308.3.1 Garbage facilities. It shall be the responsibility of the property owner to supply garbage facilities or containers for all dwelling units in any dwelling containing more than four (4) dwelling units and for all dwelling units located on any premises where more than four (4) dwelling units share the same premises. In all other cases it shall be the responsibility of the occupant of the dwelling to furnish garbage facilities or containers unless the property owner has agreed to supply the garbage facilities.
(Ord. 3376. Passed 10-18-16.)
(s) Additions, deletions and/or revisions to Chapter 3 of the IPMC are as follows:
SECTION 310 RENTAL PERMITS
PMC 310.1 Permits required. No person shall operate any residential rental unit(s), rooming house, lodging house, multiple-family dwelling, dwelling unit, or fraternity/sorority house, including for transient guest lodging (e.g. Airbnb) or as a bed & breakfast, unless he or she has a valid Residential Rental Permit issued by the code official in the name of the owner or agent for the specified residential rental unit, rooming house, lodging house, multiple-family dwelling, dwelling unit, or fraternity/sorority house. No person shall rent or lease a dwelling unit, except to a member of his or her family, without a dwelling unit Residential Rental Permit issued by the code official in the name of the owner or agent for the specific dwelling unit. Permits are not required for single family homes that are subject to a two-party agreement where no monetary compensation is paid by either party and the exchange does not exceed two (2) years in duration, whereby owners occupy each other's single family home.
PMC 310.2 Application process. The owner or agent shall apply to the code official for Residential Rental Permit, certifying that the subject property is in compliance with Oxford's Property Maintenance Code and submitting the requisite application form, floor plan, and processing fees, in the event a processing fee is required. In addition, each owner or agent of residential rental property situated in the City is required to provide the code official with a copy of any Residential Rental Property Registration form(s) by the owner or owner's agent to the Butler County Auditor's Office in accordance with R.C. 5323.02.
PMC 310.2.1 Floor plan required. Every person submitting an application for a new rental property shall provide a floor plan of property to the code official, which shall be reviewed for compliance with the Oxford PMC and Zoning Code. The floor plan will include all habitable levels as well as stairway, windows, doors, room dimensions, and bedroom closets (which are not to be included in room dimension), and shall include room label such as kitchen, dining room , bedroom, etc. The submitted floor plan will be retained by the City in the Oxford Community Development Department's rental property file and shall be reviewed and/or updated upon any change in the property such as a change of ownership, building addition, or building alteration.
An owner or agent may be required to provide an updated floor plan if the code official deems the floor plan on file to be insufficient, inadequate, or outdated.
PMC 310.2.2 Inspection of residential rental property. At the time of each application for an initial or renewal of a Residential Rental Permit, and at any time thereafter when it appears an inspection is warranted, the code official may request permission of the property owner or the owner's agent to inspect the dwelling unit for compliance with Oxford's PMC in an effort to help ensure the safety and welfare of tenants living in its community. If the owner or agent grants the code official permission to inspect the premises, the inspection will be performed by the code official and/or another duly authorized person conducting inspection for the City, with the owner or owner's agent present, within thirty (30) days of the owner or agent's grant of consent. The owner or agent must cooperate with the code official to ensure the timely completion of the full inspection.
If the property owner or agent does not consent to the inspection, or if the owner's agent, occupant, or any other person in charge of the property refuses to permit free access and entry to the property for the inspection after the property owner's voluntary consent has been obtained, the code official may appear before any judge in court of competent jurisdiction and seek an administrative search warrant to allow an inspection of the property. Any application for an administrative search warrant shall be made within ten (10) business days after consent and/or entry to the premises has been denied. The application for the warrant shall specify the basis upon which the administrative search warrant is being sought and shall include a statement that the inspection will be limited to determination as to whether there are violations of Oxford's PMC and/or Oxford's Zoning Code.
When determining whether a warrant shall issue, the court may consider the following:
1. Any plain view violations:
2. Any eyewitness account of a violation;
3. The nature of any alleged violation;
4. Records of past violations;
5. Violations which are apparent from City records;
6. Any citizen complaints concerning the property;
7. The age and condition of the property;
8. Any documented violations concerning similar properties in the area;
9. The conditions of the entire area;
10. The number of tenants that may be residing on the property;
11. The nature of the rental unit (i.e., one-family, lodging house, etc.);
12. The passage of time since the least inspection; and
13. Any other factor the court deems relevant.
If a warrant is issued, no property owner, occupant, or agent shall fail, upon presentation of the warrant, to permit entry to the property by the code official and/or any duly authorized person conducting inspection for the City for the purpose of an inspection that is consistent with this section and the warrant obtained. If the court does not issue a warrant, or if no warrant is sought, an inspection of the property shall still take place within thirty (30) days of the owner or agent's refusal to grant consent, or the denial of access to the property for an inspection if access has been denied, but the scope of the inspection shall be limited to such areas of the property that are in plain view. A plain view inspection shall be considered as "inspection" for the purpose of this section and any other applicable provisions of the Oxford's PMC. No criminal penalties or fines shall attach, nor shall any rental permit be denied, based solely on the owner's, occupant's or agent's refusal to consent to a full inspection. In the event that only a plain view inspection is conducted prior to the issuance of a Residential Rental Permit, the permit shall note that fact on its face, and the plain view inspection shall not constitute any evidence of PMC compliance with respect to any uninspected portions of the property.
Within five (5) business days of conducting a full or plain view inspection, the code official shall:
1. In the event of a full inspection, notify the property owner, or the owner's dully authorized agent, whether the property is in compliance with Oxford's PMC and, if it is not, what repairs and/or changes are required to bring the property into compliance with the code and the date by which the repairs and/or changes must be made.
2. In the event of a plain view inspection, notify the property owner, or the owner's duly authorized agent, whether the portions of the property that are in the plain view of the code official appear to be in compliance with Oxford's PMC and, if the portion of the property that is in the plain view does not appear to be in compliance with Oxford's PMC, what repairs and/or changes are required to bring the property into compliance with the code and the date by which the repairs and/or changes must be made. In all instances of plain view inspection, the code official is making no representation as to whether the inspected property is in full compliance with Oxford's PMC, as that cannot be adequately determined without the benefit of full inspection.
If, in the event of a full or plain view inspection, an owner and/or his agent is notified by the code official that repairs and/or changes to the property are required in order to bring the property into compliance with Oxford's PMC, the owner and/or agent shall have ten (10) business days to complete the requisite repairs or changes and shall immediately notify the code official upon the completion of the requisite repairs and/or changes. Within five (5) business days of the code official's notification that the requisite repairs and/or changes have been completed, the code official shall reinspect the property to determine if the required repairs and/or changes have been successfully completed.
PMC 310.3. Permit issued. A copy of any permit issued pursuant to this section shall be protected and displayed in a conspicuous place on the premises at all times and shall state the maximum occupancy permitted on the premises as well as the name of the owner and the owner's designated agent(s). Every person holding a permit pursuant to this section shall return the permit to the code official within ten (10) days after having given up the control or operation of the residential rental property or having sold, transferred, given away, or otherwise disposed of the property. Every Residential Rental Permit issued for any rooming house, lodging house, multi-family dwelling, dwelling unit or fraternity/sorority house shall expire at the end of one (1) year following the effective date of the issuance of the permit, unless sooner revoked pursuant to PMC Section 310.4, or by operation of PMC Section 110. A Residential Rental Permit may not be issued to another owner or agent without a full or plain view reinspection of the premises by the code official.
PMC 310.4 Agent required. Every owner of a dwelling not residing on the premises shall appoint and designate an agent to act on owner's behalf and shall notify the code official with the telephone number of the appointed agent and the notification shall contain an acceptable of such appointment signed by the designated agent. An individual may act as his or her own agent so long as he or she is a resident of Butler County or one of its surrounding counties. The agent required by this section must be a permanent resident of Butler County, Ohio, or adjoining county, or an entity operating a permanent office in Butler County, Ohio, or an adjoining county. Adjoining counties are Hamilton, Montgomery, Preble, and Warren in Ohio, and Dearborn, Franklin, and Union County in Indiana.
PMC 310.4.1 Agent defined. An "agent" is defined as a responsible person or entity who, except in the case of the property owner, has been retained by and acts for, or in place of, the owner of a property with the responsibility of providing a healthy and safe environment for inhabitants by complying with all applicable rules and regulations and who has been granted authority by the owner to consent to inspections.
PMC 310.5 Revocation of rental permits. Whenever, upon inspection or any premises requiring a Residential Rental Permit, the code official finds that conditions or practices exist which are in violation of any provisions of the Oxford's PMC, the code official shall give notice in accordance with PMC Section 107 to the owner, or owner's agent, of the property, At the end of the time period specified in the notice, the code official shall reinspect the premises and if the code official finds that such conditions or practices have not been corrected and if no appeal has been filed in accordance with Section 111 of the PMC, the code official shall give notice in writing to the owner or owner's agent that the permit has been revoked. Upon receipt of such notice, the owner or the owner's agent shall immediately take any and all action necessary to cease operation of such rental unit or rental units and shall thereafter not permit any tenant to live, sleep, or reside in the property until another Residential Rental Permit is obtained.
PMC 310.6 Appeal of permit revocation. Any person who has received notice that his or her permit is being revoke unless existing conditions or practices at the rental premises are corrected may, within twenty (20) days after the date of such notice, fill an appeal and shall be granted a hearing upon the matter pursuant to PMC Section 111 (Means of Appeal").
(Ord. 3587. Passed 9-15-20.)
(t) Additions, deletions and/or revisions to Chapter 4, Section 401 of the IPMC are as follows:
PMC-401.3 Alternative devices. In lieu of the means for natural light and ventilation herein prescribed, artificial light or mechanical ventilation complying with the City of Oxford Building Code shall be permitted.
(u) Additions, deletions and/or revisions to Chapter 4, Section 404 of the IPMC are as follows:
PMC-404.1.1 Privacy. Dwelling units, hotel units, housekeeping units, rooming units and dormitory units shall be arranged to provide privacy and to be separate from other adjoining spaces. Every window of every room used for sleeping shall be supplied with shades, draw drapes, or other devices or materials which when properly used will afford privacy to the occupant of the room.
PMC-404.4.1 Room area. Every living room shall contain at least 120 square feet (11.2 m²) and every bedroom shall contain a minimum of 70 square feet (6.5 m²) and every bedroom occupied by more than one person shall contain a minimum of 70 square feet 6.5 m²) of floor area for each occupant thereof.
PMC-404.5 Overcrowding. Dwelling units shall not be occupied by more occupants than permitted by the minimum area requirements of Table 404.5 below.
TABLE 404.5
MINIMUM AREA REQUIREMENTS
SPACE | MINIMUM AREA IN SQUARE FEET | ||
1-2 occupants | 3-5 occupants | 6 or more occupants | |
Living room a, b | No requirement | 120 | 150 |
Dining room a, b | No requirement | 80 | 100 |
Bedrooms | Shall comply with Section 404.4.1 | ||
For SI: 1 square foot = 0.093 m2. | |||
a. See Section 4.4.5.2 for combined living room/dining room spaces b. See Section 404.5.1 for limitations on determining the minimum occupancy area for sleeping purposes. | |||
(v) Additions, deletions and/or revisions to Chapter 5, Section 502 of the IPMC are as follows:
PMC-502.5 Public toilet facilities. Public toilet facilities shall be maintained in a safe, sanitary and working condition in accordance with the City of Oxford Plumbing Code. Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during the occupancy of the premises.
(w) Additions, deletions and/or revisions to Chapter 5, Section 505 of the IPMC are as follows:
PMC-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 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 City of Oxford Plumbing Code.
(x) Additions, deletions and/or revisions to Chapter 6, Section 602 of the IPMC are as follows:
PMC-602.2 Residential occupancies. Dwellings shall be provided with heating facilities capable of maintaining a room temperature of 68ºF (20ºC) in all habitable rooms, bathrooms and toilet rooms based on the winter design temperature for the City of Oxford Plumbing Code. Cooking appliances shall not be used, nor shall portable unvented fuel-burning space heaters be used as a means to provide required heating.
Exception: In areas where the average monthly temperature is above 30ºF
(-1ºC), a minimum temperature of 65ºF (18ºC) shall be maintained.
PMC-602.3 Heat supply. Every owner and operator of any building who rents, leases or lets one or more dwelling units or sleeping units on terms, either express or implied, to furnish heat to the occupants thereof shall supply heat during the period from October 15 to May 15 to maintain a minimum temperature of 68ºF (20ºC) 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 indicated in the City of Oxford Plumbing Code.
2. In areas where the average monthly temperature is above 30ºF (-1ºC) a minimum temperature of 65ºF (18º) shall be maintained.
PMC-602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied with heat during the period from October 15 to May 15 to maintain a minimum temperature of 65ºF (18ºC) 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.
(y) Additions, deletions and/or revisions to Chapter 6, Section 603 of the IPMC are as follows:
PMC-603.3 Clearances. All required clearances to combustible materials shall be maintained. Access to outdoor mechanical equipment shall be maintained under all weather conditions.
(z) Additions, deletions and/or revisions to Chapter 6, Section 604 of the IPMC are as follows:
PMC-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, luminaries, 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 City of Oxford Building Code.
Exception: The following equipment shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved manufacturer's representative indicates that the equipment has not sustained damage that requires replacement:
1. Enclosed switches, rated a maximum of 600 volts or less;
2. Busway, rated a maximum of 600 volts;
3. Panelboards, rated a maximum of 600 volts;
4. Fire pump controllers, rated a maximum of 600 watts;
5. Manual and magnetic motor controllers;
6. Motor control centers;
7. Alternating current high-voltage circuit breakers;
8. Low-voltage power circuit breakers;
9. Protective relays, meters and current transformers;
10. Low- and medium-voltage switchgear;
11. Liquid-filled transformers;
12. Cast-resin transformers;
13. Wire or cable that is suitable for wet locations and whose ends have not been exposed to water;
14. Wire or cable, not containing fillers, that is suitable for wet locations and whose ends have not been exposed to water;
15. Luminaries that are listed as submersible;
16. Motors;
17. Electronic control, signaling and communication equipment.
PMC-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 City of Oxford Building Code.
Exception: Electrical switches, receptacles and fixture that shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved manufacturer's representative indicates that the equipment has not sustained any damage that requires replacement.
(aa) Additions, deletions and/or revisions to Chapter 6, Section 608 of the IPMC are as follows:
SECTION 608 CARBON MONOXIDE DETECTION
PMC-608.1 Carbon monoxide detector. In any residential property that has either fossil fuel burning equipment or an attached enclosed garage, a carbon monoxide detector must be installed in the immediate vicinity outside of each sleeping area. (Ord. 3376. Passed 10-18-16.)
(bb) Additions, deletions and/or revisions to Chapter 7 of the IPMC are as follows:
CHAPTER 7 FIRE SAFETY REQUIREMENTS
SECTION 701 GENERAL
PMC 701.1 Scope. The provisions of this chapter shall govern the minimum conditions and standards for fire safety relating to structures and exterior premises, including fire safety facilities and equipment to be provided.
PMC 701.2 Responsibility. The owner of the premises shall provide and maintain such fire safety facilities and equipment in compliance with these requirements. A person shall not occupy as owner-occupant or permit another person to occupy any premises that do not comply with the requirements of this chapter.
SECTION 702 MEANS OF EGRESS
PMC 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 City of Oxford Fire Code.
PMC 702.2 Aisles. The required width of aisles in accordance with the City of Oxford Fire Code shall be unobstructed.
PMC 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 City of Oxford Building Code.
PMC 702.4 Emergency escape openings. Required emergency escape openings shall be maintained in accordance with the code in effect at the time of construction, and the following. Required emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools. Bars, grilles, grates or similar devices are permitted to be placed over emergency escape and rescue openings provided the minimum net clear opening size complies with the code that was in effect at the time of construction and such devices shall be releasable or removable from the inside without the use of a key, tool or force greater than that which is required for normal operation of the escape and rescue opening.
SECTION 703 FIRE-RESISTANCE RATINGS
PMC 703.1 Fire-resistance-rated assemblies. The required fire-resistance rating of fire-resistance-rated walls, fire stops, shaft enclosures, partitions and floors shall be maintained.
PMC 703.2 Opening protectives. Required opening protective shall be maintained in an operative condition. All fire and smokestop doors shall be maintained in operable condition. Fire doors and smoke barrier doors shall not be blocked or obstructed or otherwise made inoperable.
SECTION 704 FIRE PROTECTION SYSTEMS
PMC 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 City of Oxford Fire Code.
PMC 704.1.1 Automatic sprinkler systems. Inspection, testing and maintenance of automatic sprinkler systems shall be in accordance with NFPA 25.
704.2 Smoke alarms. Single- or multiple-station smoke alarms shall be installed and maintained in Group R or I-1 occupancies, regardless of occupant load at all of the following locations:
1. In each room used for sleeping purposes, a photoelectric smoke technology is required
2. On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms, a photoelectric smoke technology is required
3. On each story within each dwelling unit, including basements and habitable attics but not including crawl spaces and uninhabitable attics, both photoelectric and ionization technologies are required.
704.3 Power source. In Group R or I-1 occupancies, single- station smoke alarms shall receive their primary power from the building wiring provided that such wiring is served from a commercial source and shall be equipped with a battery backup. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and without a disconnecting switch other than as required for overcurrent protection.
Exception: Smoke alarms are permitted to be solely battery operated in buildings where no construction is taking place, buildings that are not served from a commercial power source and in existing areas of buildings undergoing alterations or repairs that do not result in the removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available which could provide access for building wiring without the removal of interior finishes.
704.4 Interconnection. Where more than one smoke alarm is required to be installed within an individual dwelling unit in Group R or I-1 occupancies, the smoke alarms shall be interconnected in such a manner that the activation of one alarm shall activate all alarms within the dwelling unit. Physical interconnection of smoke alarms shall not be required where listed wireless alarms are installed and all alarms sound upon activation of one alarm. The alarm shall be clearly audible in all bedrooms over background noise level with all intervening doors closed.
Exceptions:
1. Interconnection is not required in buildings which are not undergoing alterations, repairs or construction of any kind.
2. Smoke alarms in existing areas are not required to be interconnected where alterations or repairs do not result in the removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available which could provide access for interconnection without the removal of interior finishes.
704.5 Fire Extinguisher. All rental units for which a permit is required pursuant to PM-310 (Rental Permits) shall be equipped with a fire extinguisher in or near the kitchen. (Ord. 3393. Passed 2-7-17.)
(cc) Additions, deletions and/or revisions to Chapter 8 of the IPMC are as follows:
The first paragraph of Chapter 8 of the IPMC ("Referenced Standards") is replaced in its entirety with the following paragraph:
Except as otherwise modified by Oxford's PMC, this chapter lists the standards that are referenced in various sections of this document. The standards are listed herein by the promulgating agency of the standard, the standard identification, the effective date and time and the section or sections of this document that reference the standard. The application of the referenced standards shall be as specified in PMC Section 102.7.
(dd) Addition of Chapter 9, Sections 901, 902 and 903 to the IPMC as follows:
CHAPTER 9 NOTIFICATION OF FORECLOSURE FILING
SECTION 901 GENERAL DEFINITIONS
As used in this section:
(a) "Person" means a natural person or any legal entity including, but not limited to, a corporation, firm, partnership, trust or association, and specifically including the attorney and/or law firm representing a party initiating a foreclosure proceeding.
(b) "Vacant" means that no person actually resides in any part of the building on the property, or that no person conducts lawful business in any part of the building located on the property, or that there is no primary structure on the property.
SECTION 902 NOTICES TO THE CITY OF FORECLOSURE FILING
902.1 Notice requirement. Any person who files a complaint or otherwise initiates a foreclosure proceeding involving real property located within the corporate limits of the City of Oxford shall notify the code official of the filing of the foreclosure proceeding, within ten (10) days of the initiation of the action. To provide adequate notice under this section, the complainant, or his or her legal representative, must file a complete copy of the complaint with the code official and must provide the full name, address, telephone number and email address of the complainant and his or her legal representative, if that information is not included in the copy of the complaint provided.
SECTION 903 PERSONS RESPONSIBLE FOR MAINTENANCE
903.1 Responsible person for maintenance. Property which is the subject of a foreclosure proceeding that is situated in the City of Oxford shall be maintained as follows:
(a) If the building or structure located on the property that is the subject of the foreclosure proceeding is vacant at the time of the filing of the foreclosure, or if the property is otherwise vacant, then the person filing the foreclosure complaint shall also notify the City Community Development Department of the name, address, telephone number and email address of the person who will be responsible for maintaining the property.
(b) If the building or structure located on the property that is the subject of the foreclosure proceeding becomes vacant at any time after the filing of the foreclosure, then the person filing the foreclosure complaint shall notify the City Community Development Department of the name, address, telephone number, and email address of the person who will be responsible for maintaining the property within ten (10) days of the vacancy.
(c) If at any time during the foreclosure proceedings there is a change in the person(s) responsible for maintaining the property, then the person filling the foreclosure complaint shall notify the City Community Development Department of the name, address, telephone number and email address of the person who will, or who has, assumed responsibility for maintaining the property within ten (10) days.
(Ord. 3376. Passed 10-18-16; Ord. 3393. Passed 2-7-17.)