All developed real property in the city shall be maintained at a level not less than the following standards visible from the street, sidewalk, or public right of way.
A. Exterior Maintenance Of Structure And Premises:
1. The accumulation of weeds, dirt, litter, rubbish or debris on the property to such an extent that it constitutes visual blight is prohibited.
2. All exterior surfaces of buildings or sheds, excluding roofs, shall be properly maintained and protected from the elements by paint or other protective coating applied in a workmanlike fashion.
3. Painted or protective coatings shall be uniform in color without blemishes throughout the exterior.
4. Every foundation, exterior wall, window, roof and all other exterior surfaces shall be free of holes, cracks, breaks, loose or rotted wood and any condition which might allow rain or moisture, vermin, pests or insects to enter the interior portions of the walls or to the occupied spaces of any dwelling, commercial building or structure.
B. Condition Of Structures:
1. Structures shall not be partially destroyed, abandoned, unsecured, or permitted to remain in an unchanged state of partial construction for more than thirty (30) consecutive days.
2. Buildings, windows, doors, walls, fences, trash enclosures, parking areas or other structures, which are significantly cracked or broken, fallen, decayed, dry rotted, warped, deteriorated, defective, defaced, in disrepair or missing components, or which either: a) threaten structural integrity, or b) result in a dilapidated, decaying, disfigured, or partially ruined appearance to such an extent that they contribute to blight or threaten the public health, safety or welfare are prohibited.
3. Exterior building surfaces and roofs shall be maintained free of significant surface cracks, missing materials, warping, dry rot which either threaten the structural integrity, or result in a dilapidated, decaying, disfigured, or partially ruined appearance.
4. Roofs shall be structurally sound, watertight and shall prevent rainwater or moisture from entering the walls, ceilings or any other portion of the dwelling, commercial building or structure. All building roofs and gutters shall be maintained in good repair and in good condition to prevent deterioration. In the event a roof shingle or tile is replaced, the replacement shingle or tile shall be of the closest possible color and shade to the existing roofing shingles or tiles.
C. Use Of Tarps: Tarps for roof and building repairs shall be prohibited, except for emergency repairs. Additionally, the use of tarps for temporary canopies, enclosures, and/or awnings is prohibited in any front yard area visible from any public right of way.
D. Graffiti: Graffiti abatement shall be pursuant to title 5, chapter 12 of this code.
E. Lighting: All exterior light fixtures shall be maintained in good working order free of broken lamps, lenses, and light bulbs. Furthermore, the structural integrity of all supporting poles and mounting fixtures shall be maintained. All insulation and connections shall be intact and free of exposed wire.
F. Windows: Broken windows, glass doors, and the use of materials other than glass as a replacement or covering of windowpanes are prohibited.
1. Screening: All window and glass door screens shall be maintained free of substantial tears, rips, and holes visible from any public right of way.
G. Signs: All signage shall be maintained in the originally permitted and constructed condition as required by chapter 14, "Signs And Outdoor Advertising", of this title.
H. Walls And Fences:
1. Fences, exterior walls, exterior doors, exterior windows, decorative walls, perimeter hedges, trellis, and screen enclosures shall be maintained in a good state of repair.
2. Any fencing required as a condition of any permit or development approval or included in the project plans or application, as approved by the city, including, but not limited to, those fences, which abut major thoroughfares, sound walls, or those fences required by a use permit, shall be maintained in a good state of repair.
3. Any required fence must be maintained consistent with and/or reasonably match the materials to be replaced or which were used when the fence was originally constructed.
4. Improperly fenced, unsanitary or otherwise hazardous pools, ponds and excavations shall be repaired or removed in a reasonable manner and time period to ensure public health.
5. Fences which are leaning or listing more than fifteen degrees (15°) from perpendicular or are in danger of collapse due to the elements, pest infestation, dry rot, lack of maintenance or other damage, shall be repaired or replaced in a reasonable manner and time period to protect the public health and safety.
6. All walls, retaining and crib walls, and fences abutting public rights of way (including alleys), and trash enclosures, shall be maintained free of significant surface cracks, dry rot, warping, deterioration, leaning, missing panels or blocks, which either threaten the structural integrity or result in a dilapidated, decaying, disfigured, or partially ruined appearance.
7. Pool barrier fencing and gates for swimming pools and spas shall be maintained as required by the California building code. Swimming pools and spas shall not contain unfiltered or stagnant water.
I. Trash Container Areas:
1. Trash bins, trash cans or dumpsters shall be kept within a trash enclosure, or screened from public view to the maximum extent feasible. Trash bins shall also be maintained free of graffiti.
2. Overflowing trash bins or dumpsters due to an inadequate number of bins and/or request for service from the trash hauler are prohibited. Use of commercial trash bins for residential uses in the one-family residential zone district is prohibited, except for the purpose of removing construction and demolition materials related to construction activities.
3. All trash container areas shall be maintained in a manner which prevents the accumulation of trash, debris, rubbish and litter by providing sufficient dumpsters and sufficient frequency of trash pick ups. In the case of single-family residences, trash containers shall be set out no earlier than four o'clock (4:00) P.M. the day before the designated pick up and left out no longer than eight o'clock (8:00) P.M. the designated day of pick up.
4. All new dumpsters, existing dumpsters, and other containers shall be constructed and shall be located and maintained in such a manner to provide screening from public view.
5. Trash containers in commercial areas shall be maintained and operated in such a manner as to not impede traffic due to the doors being allowed to swing open for an extended period of time.
J. Accumulation Of Stagnant Water:
1. No person owning, operating or having possession of any property within the city shall allow the accumulation of stagnant water in excess of two inches (2") for a period of twenty four (24) or more hours following the cessation of the most recent measurable rainfall.
2. On site drainage improvements shall be maintained in order to prevent deterioration, disrepair, and ineffectiveness.
3. Roofs or other structures or improvements designed for the retention of water are exempt from this section but shall be subject to the design capabilities of said roof, structure or improvement or other applicable requirements.
K. Parking And Paved Areas:
1. All parking and paved areas shall be maintained in a good state of repair, which shall include proper drainage to prevent the accumulation of pools of water, and the correction and removal of all ruts, potholes, and broken pavement. In parking areas, the parking spaces shall be maintained in a manner, which clearly delineates said spaces and shall include maintenance of parking space striping, directional markings, stop bars, or other indicators. Wheel stops, curbing and any other paved surfaces shall be free of breaks, cracks and other deficiencies.
2. This section shall apply to all paved area, including, but not limited to, parking areas and ingress or egress driveways. Additionally, a building permit shall be required for all resurfacing, resealing, restriping, replacement of commercial parking areas.
3. The parking of vehicles on lawns, vegetation, dirt, or any other surfaces which are not paved and graded to support, eliminate dust or any mud, and drained as to dispose of all surface water, is not allowable.
4. Parking areas, private alleys, driveways, public sidewalks, and walkways shall be maintained free of potholes, cracks, breaks, lifting, and other deteriorated conditions.
L. Landscaping:
1. Parkway Landscaping: The public parkway shall be landscaped and maintained by the adjacent property owner(s). The landscaping shall be maintained in a healthy condition free of dying, dead, diseased, decayed, discarded and/or overgrown vegetation.
2. Prohibited Materials: Rubbish, brush, weeds, broken glass, stumps, roots, obnoxious growths, filth, garbage, trash and debris shall not be permitted on any premises. This subsection shall not apply to garbage, trash and debris, placed in approved receptacles for appropriate collection and removal.
3. Hazardous Materials: Dead and/or dying trees and limbs or other natural growth, which constitute a fire hazard, or health or safety hazard to persons or property, are prohibited, and shall be removed and replaced.
4. Ground Surface Hazards: Ground surface hazards such as holes, excavations, breaks, projections, obstructions and excretion of pets and other animals on paths, walks, driveways, parking lots and parking areas, and other portions of the premises are prohibited, and shall be reasonably repaired or removed.
M. Landscaping Maintenance Requirements:
1. Owner Responsible For Maintenance: The owner shall be responsible for the maintenance of all landscaping on the premises. This includes maintaining abutting rights of way, swales, and canal banks. Landscaping shall be maintained in a good condition to present a healthy, neat and orderly appearance so as not to detract from the appearance of the general area. Landscaping shall be maintained such that it will not cause property damage and public safety hazards, including removal of living, dead or decaying plant material, removal of low hanging branches below twelve feet (12') above grade and those obstructing street lighting.
2. Maintenance Of Irrigation Systems: Irrigation systems shall be maintained to eliminate water loss due to damaged, missing or improperly operating sprinkler heads, emitters, pipes and all other portions of the irrigation system and shall not be installed or operated to place water on roads.
N. Maintenance Of Swales (Bioretention):
1. Maintenance Responsibility: It shall be the responsibility of the property owner to maintain the swale area to the following minimum standards:
a. Free of debris; and
b. Grass and/or weeds cut no higher than six inches (6") and edged away from the sidewalk and roadway; and
2. Shrubs And Bushes: Shrubs and bushes shall be kept trimmed to a height not to exceed four feet (4'), or as otherwise necessary to provide unrestricted visibility at driveways and street intersections; and
3. Overhanging Branches: Overhanging branches of trees shall be pruned to a height of at least twelve feet (12') above grade; and
4. Prohibited Species: The swale shall be kept free and clear of prohibited species, as set forth in low impact development standards (resolution 2016-008, adopted January 26, 2016).
O. Maintenance Of Canal Rights Of Way Or Easements: No owner or any person in their employ or under their control shall deposit any rubbish, filth, construction debris, litter, garbage, grass cuttings, or poisonous or deleterious substance, or substances liable to affect the health, safety and welfare of persons or fish, in any ponding basin, canal, ditch, or other waterways within the city.
P. Determination Of Need For Correction: Structures and premises constituting a blighting influence will be considered deficient. A blighting influence on the surrounding neighborhood in violation of this chapter shall exist when a deficiency or combination of deficiencies represents more than twenty five percent (25%) of the area on any wall, exterior premises, structure, roof or paved surface as viewed from any single vantage point off the property.
Q. Repair And Installation: Repairs and installation shall be made to comply with the applicable codes and standards of the city of Reedley and the California uniform building code, the provisions contained herein and/or a city approved site plan. All work shall proceed in a timely fashion and be done in a workmanlike manner. (Ord. 2016-003, 8-23-2016)