DRAFT - PMC.pdf

8/18/2019 DRAFT - PMC.pdf

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EXTERIOR PROPERTY MAINTENANCE CODE


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B. Protective Painting and Coating Treatment. All exterior surfacesincluding, but not limited to, doors, door and window frames,cornices, porches, trim, balconies, decks and fences shall bemaintained in good condition. Exterior wood surfaces, otherthan decay-resistant woods, shall be protected from the

elements and decay by painting or other protective covering ortreatment. Peeling, excessive flaking and chipped paint shall beeliminated and surfaces re-painted. All siding and masonry joints as well as those between the building envelope and theperimeter of windows, doors, and skylights shall be maintained, weather resistant and water tight. All metal surfaces subject torust or corrosion shall be coated to inhibit such rust andcorrosion and all surfaces with rust or corrosion shall bestabilized and coated to inhibit future rust and corrosion.Oxidation stains shall be removed from exterior surfaces.Surfaces designed for stabilization by oxidation are exempt fromthis requirement.

C. Foundations. Foundations shall support the building at allpoints and shall be free of all holes and cracks which admitrodents, water or dampness to the interior of the building orreduce the capability of the foundation to support the building.

D. Exterior Walls and Surfaces. Exterior walls and other exteriorsurface materials shall be free of holes, cracks, loose or rotting boards and timbers or any other condition which might admitrodents, rain or dampness to the interior of the dwelling. Exceptfor materials that have been designed or manufactured to

remain untreated, all exterior wood, composition or metalsurfaces shall be protected from the elements by paint or otherprotective covering. Surfaces shall be maintained so as to bekept clean and free of excessive flaking, loose or peeling paint orcovering.

E. Windows, Skylight, Doors and Frames. Windows shall be fullysupplied with window glass or an approved substitute. Skylights,doors, and frames shall be kept in sound condition, good repairand weather tight.

F. Exterior Doors. Doors shall be maintained so as to bestructurally sound, fit within frames so as to be weatherproof, windproof, and water-proof and be provided with door hingesand door latches which are in good working condition.

G. Roof. Roof members, covering, and flashing shall bestructurally sound and tight so as to prevent the entrance ofmoisture and be maintained by renewal, repair, waterproofing,


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or other suitable means.

H. Gutters and Roof Drains. Rain gutters, downspouts, leaders orother means of water diversion shall be provided tocollect/conduct and discharge all water from the roof and

maintained so as not to leak or cause dampness in the walls,ceiling, or basements or adversely affect adjacent properties.Roof drains, gutters and downspouts shall be maintained ingood repair and free from obstructions.

I. Chimneys and Towers. All chimneys, cooling towers, smokestacks, and similar appurtenances shall be maintainedstructurally safe and sound, and in good repair. All exposedsurfaces of metal or wood shall be protected from the elementsand against decay or rust by periodic application of weather-coating materials, such as paint or similar surface treatment.

J. Porches and Decks. Every porch or deck shall be so constructedand maintained so as to be free of missing, defective, rotting ordeteriorated foundations, supports, floors, other members, andsteps thereto, and kept in sound condition and in good repair.

K. Basement. Basement or cellar hatchways shall be soconstructed and maintained as to prevent the entrance ofrodents, rain, and surface drainage into the dwelling.

L. Decorative Features. All cornices, entablatures, bell courses,corbels, terra cotta trim, wall facings, and similar decorative

features shall be maintained in good repair with properanchorage and in a safe condition.

M. Structural member. Any structural member of a structure whichhas become deteriorated or damaged to the extent that it doesnot serve the purpose as originally intended shall be renewed,restored, repaired, or replaced as is necessary to serve thepurpose as originally intended.

N. Overhang extensions. All overhang extensions including, but notlimited to, canopies, marquees, signs, awnings, fire escapes,

standpipes and exhaust ducts shall be maintained in good repairand be properly anchored so as to be kept in a sound condition. When required, all exposed surfaces of metal or wood shall beprotected from the elements and against decay or rust byperiodic application of weather-coating materials, such as paintor similar surface treatment. All canopies, signs, awnings,exterior stairways, fire escapes, standpipes, exhaust ducts,porches, balconies, and similar overhanging extensions, where


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exposed to public view, shall be maintained in good conditionand shall not show evidence of ripping, tearing, or deterioration.

O. Building Security. Doors, windows or hatchways for dwellingunits shall be provided with devices designed to provide security

for the occupants and property within.

1.03 PAINT AND COATING MATERIALS

All paint and other coating materials shall be free of dangeroussubstances banned from general use by authorized federal, state,county, or local regulatory agencies for health and safety reasons.

1.04 EXTERIOR PROPERTY AND STRUCTURE EXTERIORS

All buildings and the exterior of all premises shall be properly

maintained to achieve a presentable appearance and to avoid blighting effects and hazardous conditions.

A. Exterior Space. The exterior open space around each dwellingshall be maintained or so improved so as to provide for:

1. The immediate diversion of water away from buildings andproper drainage of the premises;

2. Grass, plantings or other suitable ground cover to preventsoil erosion which is or may become detrimental to thestructures, premises use or adjacent premises and

structures;3. Sidewalks, walkways, parking areas, and driveways of aconcrete, asphalt, pavers or similar surface which are ofsound construction and properly maintained; and

4. Exterior steps which are of sound construction and properlymaintained free of hazardous conditions.

B. Yards. All yards, courts, and lots shall be graded and kept freeof overgrown grasses, debris and other materials which maycause a fire, health, safety hazard, or general unsightliness.

C. Hazards. Hazards and unsanitary conditions shall beeliminated.

D. Occupancy. No temporary buildings, trailers, recreational vehicles, tents, or garages shall be used temporarily orpermanently as a residence in the course of construction.

E. Storage. Except as provided for in other regulations of theTownship, all outdoor storage of any kind shall be prohibited.


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F. Grading. All premises shall be graded and maintained toprevent the erosion of soil and to prevent the accumulation of water thereon, or within any structure located thereon.

G. Drainage. All portions of all premises shall be so graded that

there is no pooling of water or recurrent entrance of water intoany part of any building except when such pooling or retentionof water is part of a plan approved by the Hamilton CountyEngineer. All condensate and waste cooling water shall beappropriately discharged into an approved drainage system.

H. Drainage Swales. Swales are to be maintained by the owners ofthe parcels on which they are located, and at no time will anyoneplant shrubs and/or trees, or discharge, empty, or place anymaterial, fill or waste into any swale so as to divert or impededrainage flow.

I. Fences and Walls. All fences, retaining walls, or similarstructures shall be anchored firmly in the ground, shall beconstructed in a workmanlike manner and maintained in thatsame manner so that such approved fences, retaining walls, orsimilar structures shall always be in a state of good structuralrepair. If any fence, retaining wall, or similar structure is foundnot to be in a state of good structural repair, it shall be removed,replaced, or repaired as required. Except when constructed ofmaterials that have been designed or manufactured to remainuntreated, all fences shall be treated periodically with paint orchemicals so as to retard deterioration.

J. Commercial Vehicle. No commercial vehicle with a gross vehicle weight rated in excess of 10,000 pounds, based onmanufacturer’s federal identification decal or serial number, orany commercial vehicle more than seven (7) feet in height andnot owned by or associated with an existing business on subjectproperty, may be parked on any commercial lot, may be parkedon any residential property or Public Right of Way except forcommercial vehicles making service calls or vehicles being usedto move personal goods to or from a subject property.

K. Furniture. No furniture intended for indoor use may be storedoutside, unless it is in a completely enclosed porch or patioroom.

L. Off Street Parking. Parking and/or storing of any vehicle on alawn or dirt surface shall be prohibited. No inoperable vehicleshall be parked, kept or stored on any premises (perviousand/or impervious) in a state of major disassembly, disrepair, or


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in the process of being stripped or dismantled. A vehicle of anytype is permitted to undergo major overhaul, including body work, provided that such work is performed inside a structure ofsimilarly enclosed area designed and approved for suchpurposes. On all tracts in residential districts, all open off-street

parking areas shall be graded and surfaced with bituminousconcrete (asphalt), Portland cement concrete, brick, cobble-stone or similar hard surface. Tracts with nonconforming graveldriveways may have gravel parking areas, but in no case shall alandscaped area (i.e., neither paved nor graveled) be used as anopen off-street parking area.

M. Trailers and Recreational Vehicles. No licensed and operabletrailer, utility trailer, watercraft, camping or recreationalequipment shall be parked on Public Right Way at any time.

N. Street Numbers. Each structure to which a street number has been assigned shall have such number displayed in a positioneasily observed and readable from the public right-of-way.

O. Rodent harborage. All structures and exterior property shall be kept free from rodent harborage and infestation. Whererodents are found, they shall be promptly exterminated byapproved processes which will not be injurious to humanhealth. After extermination, proper precautions shall betaken to eliminate rodent harborage and prevent re-infestation.

P. Sanitation. All exterior property and premises shall bemaintained in a clean, safe, and sanitary condition. The owner,lessee, occupant, or person or entity having charge of thepremises shall keep that part of the exterior property whichsuch person or entity occupies or controls in a clean andsanitary condition.

1.05 VEGETATION

A. No person or entity owning or having charge of land within the

Township shall fail to keep such property free and clear of allnoxious (brush, briers, burrs, vines, Russian thistle, Canadianthistle, common thistle, wild lettuce, wild mustard, wild parsnip,ragweed, milkweed, ironweed, et. al.) weeds and rank vegetationor fail to cut all such weeds and vegetation on land owned or inhis or her possession whenever such weeds or vegetation havegrown to a height of eight (8) inches or more.


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B. In addition to the requirement of paragraph “A” hereof, noperson shall permit any grass or weeds to grow to a height ofeight (8) inches or more on any section of public right-of-way,including an easement area, contiguous to his or her propertyand on his or her property side of any pavement traveled by

motor vehicles.

C. No trees, bushes, shrubs, or other growth to overhang or blockany part of a sidewalk or street for a height of seven (7) feetabove the surface, or any part of a paved street for a height offourteen (14) feet above the surface.

D. All plant materials, especially trees and shrubs, afflicted withdecay, disease, insect infestation, or otherwise considereddangerous to other plant material shall be removed orappropriately treated. All sound plant materials, especially treesand shrubs, shall be properly maintained and not evidence signsof neglect.

1.06 STAIRWAYS

In addition to applicable Building Code, all exterior stairways shall:

A. Be maintained free of holes, grooves, and cracks whichconstitute a safety hazard;

B. Be maintained free of rotted or deteriorated supports;C. Have treads of uniform width and risers of uniform height; andD. Stairway handrails and/or railings shall be firmly fastened and

maintained in good condition. Where the absence of handrailsand/or railings creates a hazardous condition, the EnforcementOfficer may require their installation in accordance with theprovisions of the Hamilton County Building Code.

1.07 ACCESSORY STRUCTURES

All structures accessory to the dwellings, including detachedgarages, shall be structurally sound, neatly maintained, and in goodrepair or they may be razed to grade level and debris removed fromthe premises.

1.08 WASTE RECEPTACLES

A. Accumulation, Dumping, Storing, and/or Burying of Rubbish orGarbage. All exterior property and premises, and the interior ofevery structure, carport, deck, and patio shall be free from anyaccumulation, dumping, storing, and/or burying of rubbishand/or garbage including, but not limited to tires, combustible


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and noncombustible waste materials, abandoned constructionmaterials and debris, paper, rags, cartons, boxes, excelsior,rubber, leather, tin cans, metals, mineral matter, glass, crockeryand dust, animal and vegetable waste, residue from burnedmaterials, inoperable and broken appliances and household

equipment, and other similar materials.

B. Disposal of Rubbish/Garbage. Every owner or entity havingcharge of any structure shall dispose of rubbish/garbage in aclean and sanitary manner by placing such rubbish/garbage inapproved containers.

C. Rubbish/Garbage Storage Containers. The owner of occupiedpremises shall supply containers for rubbish/garbage. Theowner, lessee, occupant, or person or entity having charge of thepremises shall be responsible for the removal ofrubbish/garbage.

D. Placement of Rubbish/Garbage Containers. All approvedresidential rubbish/garbage containers shall be placed at thecurb or authorized alley location for pick-up unless priorarrangements have been made with the township and collectorfor pickup at another location. No such rubbish/garbagecontainer shall be placed at the curb earlier than 24 hourspreceding the pickup and all containers shall be removed within24 hours after the pickup. When not at the curb for pickup, allrubbish/garbage receptacles shall either be in an enclosed building or placed behind the front building line.

1. Bundling of Waste. If waste is of such nature that it cannot be put in the regulation containers, it shall be bundled in amanner as specified by the waste collection requirement.

2. Report of Collection Failures. Every owner, lessee, occupant,or person or entity having charge of the property is requiredto maintain surveillance over the garbage and rubbish(waste) storage, handling and collection on his premises.

1.09 JUNK OR INOPERABLE VEHICLE

A. Storage of Junk or Inoperable Vehicle on Private Property. No junk, inoperable, or unlicensed vehicle shall be located on anyresidential property, except when stored within a completelyenclosed building.

B. Parking of Junk or Inoperable Vehicle on Public Property. No junk or inoperable vehicle shall be located on any public


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property for a period in excess of twenty-four hours.

C. Impounding of Junk or Inoperable Vehicle. In addition to otherremedies provided by law, the Enforcement Officer may orderinto storage any vehicle maintained in violation of any provision

of this resolution. Prior to removal of any junk or inoperable vehicle, the Enforcement Officer shall photograph the junk orinoperable vehicle and record the make, model and serialnumber when available. The place of storage shall be designated by the Enforcement Officer.

D. Disposition of Junk or Inoperable Vehicles Ordered IntoStorage. Any junk or inoperable vehicle ordered into storagethat remains unclaimed for a period of thirty (30) days may bedisposed of at a vehicle salvage dealer or scrap metal processingfacility owned by or under contract with the Township for thedisposal of such vehicles, or may be sold by the Township orlicensed auctioneer at a public auction, after giving noticethereof by advertisement, published once a week for twosuccessive weeks in a newspaper of general circulation in theTownship. Any monies accruing from the disposition of anunclaimed vehicle that are in excess of the expenses resultingfrom the removal and storage of the vehicle shall be credited tothe General Fund of the Township.

E. Towing and Storage Charge; Recovery of Impounded Vehicle.Upon proving ownership, the owner of any junk or inoperable vehicle ordered into storage pursuant to this resolution may

reclaim it upon payment of all expenses or charges incurred inits removal.

1.10 DEFACEMENT OF PROPERTY

A. Prohibited Conduct.

1. No person shall inscribe, draw or otherwise place or cause to be placed, anything defacing the surface of any building,structure, wall, or surface of other property, including, butnot limited to, sidewalks, walls, buildings, fences and signs,

that are publicly or privately owned.

2. No parent or legal guardian shall knowingly permit anyminor child in his or her custody to violate this Section.

B. Removal.

1. It shall be the duty of property owner or entity having charge


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of any property or structure upon which anything defacing itis placed or made, to remove, eradicate, or eliminate suchdefacement.

C. Removal by the Township.

1. If the owner, lessee, occupant, or person or entity havingcharge of private property fails to remove anything defacingthe property and does not comply with the notices to removesuch defacement within the timeframe specified by theEnforcement Officer, the Township shall remove or abate theitem or thing defacing the owner’s property and may employthe necessary labor to perform such task. All costs forremoving or abating such defacement shall be recovered inthe following manner:

a. The owner(s) shall be billed directly by certified maildeposited with the United States Post Office. In the eventthe certified mail envelope is returned with endorsementshowing that the envelope is unclaimed, then serviceshall be sent by ordinary mail and the mailing shall beevidenced by a certificate of mailing which shall be filed by the Enforcement Officer.

b. If the costs are not so recovered within thirty (30) days ofreceipt of the mailing, the Township may collect the costin accordance with the Ohio Revised Code and/or assessthe cost to the owner via liens approved by the Township

Trustees.

1.11 SIGNAGE

A. Sign Maintenance. All signage and incidental landscapingand/or lighting shall be maintained in good condition and shallnot show evidence of deterioration. Neither lighting nor signageshall be permitted to be posted on trees or utility poles.Zoning Code §314.32.

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DRAFT - PMC.pdf