(A)   Title. These regulations shall be known as the Property Maintenance Code of the City of West Carrollton, hereinafter referred to as "this code".

   (B)   Scope. The provisions of this code shall apply to all existing residential and nonresidential structures and all existing premises and constitute minimum requirements and standards for premises, structures, equipment and facilities for light, ventilation, space, heating, sanitation, protection from the elements, reasonable level of safety from fire and other hazards, and for a reasonable level of sanitary maintenance; the responsibility of owners, operators and occupants; the occupancy of existing structures and premises, and for administration, enforcement and penalties.

   (C)   Intent. This code shall be construed to secure its expressed intent, which is to ensure public health, safety and welfare insofar as they are affected by the continued occupancy and maintenance of structures and premises. Existing structures and premises that do not comply with these provisions shall be altered, removed or repaired to provide a minimum level of health and safety as required herein.

   (D)   Severability. If a section, subsection, sentence, clause or phrase of this code is, for any reason, held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this code.

(Ord. 3673, passed 8-11-20)

   (A)   General. The provisions of this code shall apply to all matters affecting or relating to structures and premises, as set forth in §158.01. Where, in a specific case, different sections of this code specify different requirements, the most restrictive shall govern. Where there is a conflict between a general requirement and a specific requirement, the specific requirement shall govern. Where differences occur between provisions of this code and the referenced standards, the provisions of this code shall apply. Where, in a specific case, different sections of this code specify different requirements, the most restrictive shall govern.

   (C)   Application of other codes. Repairs, additions, or alterations to a structure, building or changes of occupancy, shall be done in accordance with the procedures and provisions of the referenced codes and standards as noted in division (G) of this section. Nothing in this code shall be construed to cancel, modify or set aside any provisions of the West Carrollton Zoning Code.

   (D)   Existing remedies. The provisions in this code shall not be construed to abolish or impair existing remedies of the jurisdiction or its officers or agencies relating to the removal or demolition of any structure which is dangerous, unsafe and insanitary.

   (E)   Workmanship. Repairs, maintenance work, alterations or installations which are caused directly or indirectly by the enforcement of this code shall be executed and installed in a workmanlike manner and installed in accordance with the manufacturer's installation instructions.

   (F)   Historic buildings. The provisions of this code shall not be mandatory for existing buildings or structures designated by the federal government, state or city as historic buildings where such buildings or structures are judged by the Chief Code Enforcement Officer to be safe and in the public interest of health, safety and welfare.

   (G)   Referenced codes and standards. The codes and standards referenced in this code shall be those that are listed in §158.98 and considered part of the requirements of this code to the prescribed extent of each such reference and as further regulated by exceptions (1)(a) and (1)(b) below.

         (a)   Conflicts. Where conflicts occur between provisions of this code and the referenced standards, the provisions of this code shall apply.

         (b)   Provisions in referenced codes and standards. Where to the extent of the reference to a referenced code or standard includes subject matter that is within the scope of this code, the provisions of this code, as applicable, shall take precedence over the provisions in the referenced code or standard.

   (I)   Application of references. References to chapter or section numbers, or to provisions not specifically identified by number, shall be construed to refer to such chapter, section or provision of this code.

   (J)   Other laws. The provisions of this code shall not be deemed to nullify any provision of local, state or federal law.

(Ord. 3673, passed 8-11-20)

   Liability of Code Enforcement Department personnel for any tortuous act will be determined by Ohio courts to the applicable provisions of R.C. Chapter 2744.

(Ord. 3673, passed 8-11-20)

   (B)   Inspections. The Chief Code Enforcement Officer, or his or her designee shall make all of the required inspections, or shall accept reports of inspections by approved agencies or individuals. Reports of such inspections shall be in writing and be certified by a responsible officer of such approved agency or by the responsible individual. The Chief Code Enforcement Officer is authorized to engage such expert opinion as deemed necessary to report upon unusual technical issues that arise, subject to the approval of the Director of Planning and Community Development.

   (C)   Right of entry. The Chief Code Enforcement Officer, or his or her designee shall have the authority to enter all buildings or upon all premises at all reasonable hours to inspect or investigate or to perform the duties imposed upon the Chief Code Enforcement Officer, or his or her designee by this code. If such building or premises is occupied, the Chief Code Enforcement Officer, or his or her designee shall present credentials to the occupant and request entry. If such building or premises is unoccupied, the Chief Code Enforcement Officer, or his or her designee shall first make a reasonable effort to locate the owner, the owner's authorized agent or other person having charge or control of the building or premises and request entry. If entry is refused, or the owner is unable to be located, the Chief Code Enforcement Officer, or his or her designee shall obtain a search warrant and exercise any other remedy provided by law.

   (E)   Identification. The Chief Code Enforcement Officer as well as his or her designees shall carry proper identification when inspecting structures or premises in the performance of duties under this code.

   (F)   Notices and orders. The Chief Code Enforcement Officer as well as his or her designees shall issue all necessary notices or orders to ensure compliance with this code.

   (G)   Department records. The Chief Code Enforcement Officer shall keep official records of all business and activities of the division specified in the provisions of this code. Such records shall be retained in the official records as required by the City of West Carrollton records retention policy.

   (H)   Coordination of inspections. Whenever in the enforcement of this code or another code or ordinance, the responsibility of more than one code official or officer of the jurisdiction is involved, it shall be the duty of the code officials or officers involved to coordinate their inspections and administrative orders as fully as practicable so that the owners and occupants of the structure shall not be subjected to visits by numerous inspectors or multiple or conflicting orders. Whenever a code official or officer from any agency or department observes an apparent or actual violation of some provision of some law, ordinance or code not within the code official's or officer's authority to enforce, the code official or officer shall report the findings to the official or officer having jurisdiction.

(Ord. 3673, passed 8-11-20)

   (A)   Modifications. Whenever there are practical difficulties involved in carrying out the provisions of this code, the Chief Code Enforcement Officer shall have the authority to grant modifications for individual cases upon application by the owner or owners agent, provided the Chief Code Enforcement Officer shall first find that special individual reason makes the strict letter of this code impractical and the modification is in compliance with the intent and purpose of this code and that such modification does not lessen health, life and fire safety requirements. The details of action granting modifications shall be recorded and entered in the division files.

   (C)   Required testing. Whenever there is insufficient evidence of compliance with the provisions of this code, or evidence that a material or method does not conform to the requirements of this code, or in order to substantiate claims for alternative materials or methods, the Chief Code Enforcement Officer shall have the authority to require tests to be made as evidence of compliance at no expense to the jurisdiction.

      (1)   Test methods. Test methods shall be as specified in this code or by other recognized test standards. In the absence of recognized and accepted test methods, the Chief Code Enforcement Officer shall be permitted to approve appropriate testing procedures performed by an approved agency.

      (2)   Test reports. Reports of tests shall be retained by the Chief Code Enforcement Officer for the period required under §158.04(G).

   (D)   Used material and equipment. The use of used material that meet the requirements of this code for new material is permitted. Materials, equipment and devices shall not be reused unless such elements are in good repair or have been reconditioned and tested where necessary, placed in good and proper working condition and approved by the Chief Code Enforcement Officer.

   (F)   Research reports. Supporting data, where necessary to assist in the approval of materials or assemblies not specifically provided for in this code, shall consist of valid research reports from approved sources.

(Ord. 3673, passed 8-11-20)

   (B)   Notice of violation. The Chief Code Enforcement Officer, or his or her designee shall serve a notice of violation or order in accordance with §158.07.

   (C)   Prosecution of violation. Any person or business entity however organized, failing to comply with a notice of violation or order served in accordance with §158.07 shall be charged with a misdemeanor, and the violation shall be deemed a strict liability offense. If the notice of violation is not complied with, the Chief Code Enforcement Officer, or his or her designee shall institute the appropriate proceeding at law or in equity to restrain, correct or abate such violation, or to require the removal or termination of the unlawful occupancy of the structure in violation of the provisions of this code or of the order or direction made pursuant thereto. Any action taken by the authority having jurisdiction on such premises shall be charged against the real estate upon which the structure is located and shall be a lien upon such real estate.

   (D)   Violation penalties. Whoever violates any provision of this code, or fails to comply therewith, or with any of the requirements thereof, shall be charged according to the provisions set forth in §158.07(E) and/or §158.99. Each day that a violation continues after proper notice has been served shall be deemed a separate offense.

   (E)   Abatement of violation. The imposition of the penalties herein prescribed shall not preclude the legal officer of the jurisdiction from instituting appropriate action to restrain, correct or abate a violation, or to prevent illegal occupancy of a building, structure or premises, or to stop an illegal act, conduct, business or utilization of the building, structure or premises. Assessment of cost incurred by the city for actions taken at the direction of the legal officer to restrain, correct or abate a violation, or to prevent illegal occupancy of a building, structure or premises, or to stop an illegal act, conduct, business or utilization of the building, structure or premises shall be recovered pursuant to §158.99(E).

(Ord. 3673, passed 8-11-20)

   (B)   Form. Such notice prescribed in division (A) of this section shall be in accordance with all of the following:

      (1)   Be in writing;

      (2)   Include a description of the real estate sufficient for identification;

      (3)   Include a statement of the violation or violations and why the notice is being issued;

      (4)   Include a correction order with a reasonable compliance time frame utilizing Table 158.97 as a guide to make the repairs and improvements required to bring the dwelling unit, premises, building, equipment or structure into compliance with the provisions of this code;

      (5)   Inform the property owner of the right to appeal; and

      (6)   Include a statement of the right to file a lien in accordance with §158.06(C).

   (C)   Method of service. Such legal notice shall be deemed to be properly served if a true copy thereof is served: (a) personally; or (b) by leaving notice with a person of suitable age and discretion at the usual place of residence of the person served; or (c) by certified mail, or commercial carrier service utilizing any form of delivery requiring a signed receipt, addressed to the owner or other responsible person at the last known address as appearing in the records or databases of the City of West Carrollton, Ohio; or (d) by certified mail, or commercial carrier service utilizing any form of delivery requiring a signed receipt, addressed to the owner at the owners tax mailing address as indicated on the county tax duplicate; or (e) by certified mail, or commercial carrier service utilizing any form of delivery requiring a signed receipt, addressed to the owner or other responsible person at his or her address as determined by an examination of public records of Montgomery County, Ohio or the State of Ohio; or (f) by posting a true copy of the notice in a conspicuous place on the structure or premises to which it relates.

      (1)   If the registered or certified mail envelope is returned with an endorsement showing that the service was unclaimed, the notice may be served by ordinary mail to the owners last known mailing address. This mailing shall be evidenced by a certificate-of-mailing, and service shall be deemed complete on that date of mailing.

      (2)   When service is perfected by posting notice on or about the premises affected, such posting shall be evidenced by a photograph and a notarized certificate of service.

      (3)   If service of written notice is unable to be perfected by any of the hereinbefore methods, the City Manager or his or her designee shall cause the notice to be published in a newspaper of general circulation in the city, once each week for two consecutive weeks, and service shall be deemed completed on the second date of publication.

      (4)   The Chief Code Enforcement Officer, or his or her designee shall complete and have notarized a certificate-of-service which shall set forth the name and address of the person served, the manner of service, and the date thereof.

   (D)   Unauthorized tampering. Orders, letters, signs, courtesy tags, placards or seals posted or affixed by the Chief Code Enforcement Officer, or his or her designee shall not be altered, mutilated, tampered with, destroyed or removed without authorization of the Chief Code Enforcement Officer, or his or her designee. Whoever violates this section shall be guilty of a misdemeanor of the third degree and charge so under R.C. §2909.07(A)(4). Should a violation of this section create a risk of physical harm to any person, the charge shall be upgraded to a misdemeanor of the first-degree.

   (E)   Penalties. Penalties for noncompliance with orders and notices other than those in division (D) of this section, §§ 158.08(D)(1) and (E), 158.10(D), 158.16(E)(10), 158.44(D) shall be as set forth in §§ 158.06(D) and 158.99.

   (F)   Transfer of ownership. It shall be unlawful for the owner of any dwelling unit, premises, building, equipment or structure who has received a compliance order or upon whom a notice of violation has been served to sell, transfer, mortgage, lease or otherwise dispose of such dwelling unit, premises, building, equipment or structure to another until the provisions of the compliance order or notice of violation have been complied with, or until such owner or owner's authorized agent shall first furnish the grantee, transferee, mortgagee or lessee a true copy of any compliance order or notice of violation issued by the Chief Code Enforcement Officer, or his or her designee and shall furnish to the Chief Code Enforcement Officer or his or her designee a signed and notarized statement from the grantee, transferee, mortgagee or lessee, acknowledging the receipt of such compliance order or notice of violation and fully accepting the responsibility without condition for making the corrections or repairs required by such compliance order or notice of violation.

(Ord. 3673, passed 8-11-20)

      (1)   Unsafe structures. An unsafe structure is one that is found to be dangerous to the life, health, property or safety of the public or the occupants of the structure by not providing minimum safeguards to protect or warn occupants in the event of fire, or because such structure contains unsafe equipment or is so damaged, decayed, dilapidated, structurally unsafe or of such faulty construction or unstable foundation, that partial or complete collapse is possible.

      (3)   Structure unfit for human occupancy. A structure is unfit for human occupancy whenever the Chief Code Enforcement Officer, or his or her designee finds that such structure is unsafe, unlawful or, because of the degree to which the structure is in disrepair or lacks maintenance, is unsanitary, vermin or rat infested, contains filth and contamination, or lacks ventilation, illumination, sanitary or heating facilities or other essential equipment required by this code, or because the location of the structure constitutes a hazard to the occupants of the structure or to the public.

      (4)   Unlawful structure. An unlawful structure is one found in whole or in part to be occupied by more persons than permitted under this code, or was erected, altered or occupied contrary to law, or has been declared a public nuisance.

      (5)   Dangerous structure or premises. For the purpose of this code, any structure or premises that has any or all of the conditions or defects described below shall be considered dangerous:

         (a)   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 having authority as related to the requirements for existing buildings.

         (b)   The walking surface of any aisle, passageway, stairway, exit or other means of egress is so warped, worn, loose, torn, obstructed or otherwise unsafe as to not provide safe and adequate means of egress.

         (c)   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.

         (d)   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 and artificial loads of one and one-half the original design value.

         (e)   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.

         (f)   The building or structure, or any portion thereof, is clearly unsafe for its use and occupancy.

         (g)   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, squatters, criminals or immoral persons, or enables persons to resort to the building or structure for committing a nuisance or unlawful act.

         (h)   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 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.

         (i)   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 lighting, ventilation, mechanical or plumbing system, or otherwise, is determined by the Chief Code Enforcement Officer, or his or her designee to be unsanitary, unfit for human habitation or in such a condition that it is likely to cause sickness or disease.

         (j)   Any building or structure, because of a lack of sufficient or proper fire-resistance-rated construction, fire protection systems, electrical systems, fuel connections, mechanical system, plumbing system or other cause, is determined by the Chief Code Enforcement Officer, or his or her designee to be a threat to life or health.

         (k)   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 a building or portion thereof as an attractive nuisance or hazard to the public.

   (C)   Notice. Whenever the Chief Code Enforcement Officer, or his or her designee has condemned a structure or equipment under the provisions of this section, notice shall be posted in a conspicuous place in or about the structure affected by such notice and served on the owner, owner's authorized agent or the person or persons responsible for the structure or equipment in accordance with division (C) of this section. If the notice pertains to equipment, it shall also be placed on the condemned equipment. The notice shall be in the form prescribed in §158.07(B).

   (D)   Placarding. The Chief Code Enforcement Officer, or his or her designee shall post on the premises or on defective equipment a placard bearing the word "Condemned" and a statement of the penalties provided for occupying the premises, operating the equipment or removing the placard. Any owner or any person who moves, defaces, damages, or destroys a placard without the approval of the Chief Code Enforcement Officer, or his or her designee shall be charged under R.C. §2909.07(A)(4) a misdemeanor of the third degree. Should a violation of this section create a risk of physical harm to any person, the charge shall be upgraded to a misdemeanor of the first degree.

      (1)   Placard removal. The Chief Code Enforcement Officer, or his or her designee shall remove the condemnation placard once the defect or defects upon which the condemnation and placarding action were based have been eliminated. Any person who moves, defaces, damages, or destroys a placard without the approval of the Chief Code Enforcement Officer, or his or her designee shall be subject to the penalties provided by this code.

   (F)   Authority to disconnect service utilities. The Chief Code Enforcement Officer shall have the authority to authorize and order the disconnection of utility services to a building, structure or system regulated by this code and the referenced codes and standards set forth in §158.08(G) in the case of emergency where necessary to eliminate an immediate hazard to life or property, or when a building, structure or system has been ordered condemned and it is the judgement of the Chief Code Enforcement Officer that this action is necessary to protect life or property, or where such utility connection has been made without approval. In cases where either the electrical and/or gas service to a structure or building has been discontinued, the Chief Code Enforcement Officer shall order the water service shut-off at the curb stop so to protect said structure or building from damage due to broken or frozen pipes. The Chief Code Enforcement Officer shall notify the servicing utility and, whenever possible, the owner or owner's authorized agent and occupant of the building, structure or service system of the decision to disconnect prior to taking such action. If the Chief Code Enforcement Officer, or his or her designee is unable to make notification prior to disconnection, the owner, owner's authorized agent or occupant of the building, structure or service system shall be notified in writing as soon as practical thereafter.

   (G)   Entry authorization. An entry authorization to abate unsafe and/or unfit conditions shall only be issued to the owner or owner's authorized agent. Entry authorizations may be issued to other persons only upon receipt of a notarized affidavit from the owner or owner's authorized agent granting permission to the other person(s) to enter on behalf of the owner to abate such unsafe and/or unfit conditions. Authorization extensions may be issued at the discretion of the Chief Code Enforcement Officer, and/or his or her designee. An entry authorization shall contain the following:

      (1)   The date when the authorization was issued;

      (2)   The address of the condemned structure or building;

      (3)   The condemnation order number;

      (4)   The name(s) of the person(s) being granted permission to enter;

      (5)   The date and time the person(s) may enter the condemned structure or building;

      (6)   A list of what actions are to be completed to bring the structure or building into compliance with the order;

      (7)   A statement advising the entering person(s) of the legal ramifications should they enter at times other than listed within the authorization;

      (8)   A statement advising the entering person(s) of the legal ramifications should they be found inside the structure not actively completing the abatement;

      (9)   The date and time upon which the authorization expires; and

      (10)   Signature line for the owner, owner's authorized agent or other person and city representative.

(Ord. 3673, passed 8-11-20)

   (A)   Imminent danger. When, in the opinion of the Chief Code Enforcement Officer, or his or her designee, there is imminent danger of failure or collapse of a building or structure which endangers life, or when any structure or part of a structure has fallen and life is endangered by the occupation of the structure, or when there is actual or potential danger to the building occupants or those in the proximity of any structure because of explosives, explosive fumes or vapors or the presence of toxic fumes, gases or materials, or operation of defective or dangerous equipment, the Chief Code Enforcement Officer, or his or her designee is hereby authorized and empowered to order and require the occupants to vacate the premises forthwith. The Chief Code Enforcement Officer, or his or her designee shall post at each entrance to such structure a notice reading as follows: "This Structure Is Unsafe and Its Occupancy Has Been Prohibited by the Code Official." It shall be unlawful for any person to enter such structure except with the approval of the Chief Code Enforcement Officer, his or her designee for the purpose of securing the structure, making the required repairs, removing the hazardous condition or of demolishing the same. Any person who enters or occupies a premises placarded with a notice or operates equipment placarded with a notice, and any owner or any person responsible for the premises who lets anyone enter or occupy a premises placarded with a notice or operate equipment placarded with a notice without authorization of the Chief Code Enforcement Officer, or his or her designee shall be charged under R.C. §2921.31 a misdemeanor of the second degree. Should a violation of this section create a risk of physical harm to any person, the charge shall be upgraded to a felony of the fifth degree. Any person who moves, defaces, damages, or destroys a placard without the approval of the Chief Code Enforcement Officer or his or her designee shall be charged under R.C. §2909.07(A)(4) a misdemeanor of the third degree. Should a violation of this section create a risk of physical harm to any person, the charge shall be upgraded to a misdemeanor of the first degree.

   (C)   Closing streets. When necessary for public safety, the Chief Code Enforcement Officer shall temporarily close structures and close or order the authority having jurisdiction to close, sidewalks, streets, public ways and places adjacent to unsafe structures, and prohibit the same from being utilized.

   (E)   Costs of emergency repairs. Costs incurred in the performance of emergency work shall be paid by the jurisdiction. The legal counsel of the jurisdiction shall institute appropriate action against the owner of the premises where the unsafe structure is or was located for the recovery of such costs, including an administrative fee as specified in Chapter 37, General Fee Schedule, of the Codified Ordinances of the City of West Carrollton.

   (F)   Hearing. Any person ordered to take emergency measures shall comply with such order forthwith. Any affected person shall thereafter, upon petition directed to the Board of Zoning Appeals, be afforded a hearing as described in this code.

(Ord. 3673, passed 8-11-20)

   (A)   Authority. Whenever the Chief Code Enforcement Officer, or his or her designee finds any work regulated by this code being performed in a manner contrary to the provisions of this code, without approval as required by the Ohio Building Code, Residential Code of Ohio, Ohio Fire Code, City of West Carrollton Zoning Code, Ohio Mechanical Code, Energy Conservation Code of Ohio, Ohio Fuel Gas Code, Ohio Plumbing Code, and NFPA 70 or the City of West Carrollton Public Works Code, Chapter 152: Subdivision Code, Chapter 153: Sign Code, or Chapter 156: Flood Damage Prevention Code in an unapproved dangerous or unsafe manner, the Chief Code Enforcement Officer, or his or her designee is authorized to issue a stop work order.

   (B)   Issuance. A stop work order shall be issued as set forth in §158.07(B) and (C) and shall be given to the owner, owner's authorized agent, or to the person(s) doing the work. Upon issuance of a stop work order, the cited work shall immediately cease. The stop work order shall state the reason for the order and the conditions under which the cited work is authorized to resume.

   (C)   Emergencies. When an emergency exists, the Chief Code Enforcement Officer, or his or her designee shall not be required to give written notice prior to stopping work.

(Ord. 3673, passed 8-11-20)

   (B)   Notices and orders. All notices and orders shall comply with §158.07.

   (C)   Failure to comply. If the owner of a premises fails to comply with a demolition order or compliance agreement within the time prescribed, the Chief Code Enforcement Officer shall cause the structure to be demolished and removed, either through an available public agency or by contract or arrangement with private persons, and the cost of such demolition and removal shall be charged against the real estate upon which the structure is located and shall be a lien upon such real estate. The Chief Code Enforcement Officer may upon request of the owner extend the time limit outlined in the compliance agreement as specified in division (A) of this section provided upon inspection by the Chief Code Enforcement Officer, or his or her designee that significant improvement has been made and is continuing to be made in abating the nuisance structure. Extensions in time shall be limited to 30 day increments.

   (E)   Permit required; disconnection of utilities.

      (1)   No person shall demolish any building or structure without securing a permit from the City of West Carrollton Planning and Community Development Department.

      (2)   As a condition of receiving a demolition permit, the owner or owner's authorized agent of a building or structure to be demolished shall notify the appropriate utilities serving the building or structure to be demolished and request that the utilities be terminated. The owner or owner's authorized of the building, or structure to be demolished, shall provide evidence to the City of West Carrollton Planning and Community Development Department that the utilities have been terminated. A permit shall not be issued until all proper verifications have been received. Proof of verification that services have been terminated can be found on the application for a demolition permit.

   (F)   Bond or other surety required. Prior to the issuance of a demolition permit, the owner or owner's authorized agent of the property subject to demolition may be required to post with the city a performance bond, or other surety approved by the City Manager, or his or her designee to assure the city that the demolition work will proceed as permitted to its conclusion. The value of the surety shall not exceed the cost associated with the demolition and site restoration. The terms of the surety shall provide that the city may retain or claim the surety proceeds if the permit holder fails to perform the demolition activities in accordance with the permit granted. The value of the surety may be reduced in the course of the demolition work, at the sole discretion of the City Manager, if in the estimation that the City Manager, sufficient surety remains to assure completion of the demolition and site restoration activity.

      (1)   The owner shall adhere to the following codes, standards and general conditions that apply during the demolition process:

         (a)   Ohio Building Code (OBC);

         (b)   City of West Carrollton Property Maintenance Code (PMC);

         (c)   Regional Air Pollution Control Agency (RAPCA);

         (d)   Ohio Environmental Protection Agency (OEPA);

         (e)   Dayton Montgomery County Public Health Department (DMCPH);

         (f)   Ohio Department of Health (ODH);

         (g)   Occupational Safety and Health Administration (OSHA); and

         (h)   Any other local, state, or federal code or requirement not previously mentioned regarding the demolition of structures.

      (2)   The following general conditions shall be adhered to during the demolition process:

         (a)   The owner shall be required to demolish and remove all above and below grade elements to the satisfaction of the city. Burning of structures to be demolished shall not be permitted. The use of explosives for demolition purposes may be permitted but only upon receiving prior approval of the city and any state and/or federal regulatory agency who regulates such activity.

         (b)   When required, all asbestos containing material (ACM) shall be properly removed and disposed of in accordance with any and all RAPCA, DMCPH, OEPA and ODH regulations prior to the commencement of demolition activities. No permit will be issued until such verification has been received by the city stating that all known ACM has been properly abated and disposed of.

         (c)   The party securing the demolition permit shall provide for the disposal of the debris associated with the demolition. The debris must be placed in an appropriate container for removal by a private contractor, or other arrangements shall be made for the disposal of the debris on at least a weekly basis. All debris and material associated with the demolition work must be removed from the property and properly disposed of in accordance with RAPCA, OEPA, DMCPHD and ODH regulations.

         (d)   All sanitary sewer laterals, and water services that serve the subject building or structure must be effectively abandoned in accordance with city regulations.

         (e)   The contractor shall provide positive drainage to eliminate ponding within the site. Should sediment issues arise, the owner shall be required to complete the following:

            1.   Install a sediment fence so to contain all sediment on-site;

            2.   Inspect the sediment controls weekly and after any rain event;

            3.   Maintain the sediment controls by removing excess sediment;

            4.   Maintain silt controls around all catch basins and the site and immediately adjacent to the site; and

            5.   Maintain streets and sidewalks free of dirt, mud and debris as a result of the demolition process. Any dirt, mud and debris tracked onto public streets shall be removed immediately. Failure to do so may result in the city taking such corrective action to maintain the streets and sidewalks free of dirt, mud and debris caused by the demolition activity. All costs involved will be charged against the general contractor or permit holder or property owner. Also, the general contractor, permit holder or property owner may be charged under §134.04 of the Code of Ordinances of the City of West Carrollton.

         (f)   The owner shall fill holes, pits, and excavations generated as a result of demolition operations. The following referenced standards shall be employed for the compaction of said fill:

            1.   ASTM D-698 - (Standard Proctor) Standard Test Methods for Laboratory Compaction Characteristics of Soil Using Standard Effort;

            2.   ASTM D 2167 - Standard Test Method for Density and Unit Weight of Soil in Place by the Rubber Balloon Method; 2008;

            3.   ASTM D 2922 - Standard Test Methods for Density of Soil and Soil-Aggregate in Place by Nuclear Methods (Shallow Depth); 2005;

            4.   ASTM 3017 - Standard Test Method for Water Content of Soil and Rock in Place by Nuclear Methods (Shallow Depth); 2005;

            5.   State of Ohio Department of Transportation (ODOT), Construction and Materials Specifications, 2012; or

            6.   State of Ohio Department of Transportation Supplement 1015 Compaction of Unbound Materials.

         (g)   The owner shall also fill holes, pits, and excavations as follows:

            1.   Fill using unfrozen materials;

            2.   Utilize general fill in successive horizontal loose lifts;

            3.   Compact general fill in maximum eight-inch lifts to a minimum 95% maximum dry density as determined by ASTM D-698 (Standard Proctor). If using sand, gravel, or unbound materials, use ODOT Supplement 1015 for compaction requirements;

            4.   Maintain optimum moisture content of fill material to attain required compaction density. Soils shall be aerated or wetted to condition them to within 3% of optimum moisture content prior to compaction to within six inches of final grade;

            5.   Employ a placement method that does not disturb or damage other work;

            6.   Grade entire site to match surrounding, undisturbed grade elevations, and grade to drain, all to the satisfaction of the city;

            7.   Establish a smooth ground surface upon which grass seed can be sown; and

            8.   Ensure all areas to be seeded shall be free of rock larger than three inch and other foreign material and shall be satisfactorily shaped and finished. Hand raking will be required for areas if machines do not provide results equivalent to hand raking.

         (h)   The owner shall be required to fertilize and seed filled, disturbed, and/or barren areas as follows:

            1.   The reference standard for this division shall be the State of Ohio Department of Transportation (ODOT), Construction and Materials Specifications, 2012;

            2.   Water utilized in the fertilizing and seeding process shall be clean, fresh, and free of substances or matter that could inhibit vigorous growth of grass;

            3.   Prior to fertilizing and seeding verify that prepared soil base is ready to receive the work;

            4.   Fertilizer shall be in accordance with ODOT Item 659.04. Apply fertilizer in accordance with manufacturer's instructions. Apply after smooth raking of top soil and prior to roller compaction. Do not apply fertilizer at same time or with same machine as will be used to apply seed. Mix thoroughly into upper two inches of top soil. Lightly water to aid the dissipation of fertilizer;

            5.   Seed mixture type and application shall be in accordance with ODOT Item 659, Seeding and Mulching (Roadside Mixture). Do not seed areas in excess of that which can be mulched on the same day. Do not sow immediately following rain, when ground is too dry, or during windy periods;

            6.   Mulch type and application shall be in accordance with ODOT Item 659;

            7.   Water to prevent grass and soil from drying out;

            8.   Control growth of weeds. Apply herbicides in accordance with manufacturer's instructions. Remedy damage resulting from improper use of herbicides;

            9.   Immediately re-seed areas that show bare spots; and

            10.   Protect seeded areas with warning signs during maintenance period. The city will inspect all seeded areas no earlier than six months and no later than 12 months after final seeding. For areas identified without a uniform density of at least 70% grass cover, the owner will be required to repair deficient areas identified by such inspection.

   (I)   Demolition permit fee. The demolition permit fee shall be as set forth in Chapter 37, General Fee Schedule, of the Codified Ordinances of the City of West Carrollton.

   (J)   Traffic maintenance and protection. No closure of streets, highways, sidewalks, or other public facilities shall occur without the expressed written consent of the city.

   (K)   Work hours. No work related to demolition shall be conducted between the hours of 8:00 p.m. to 6:00 a.m., weekends, and/or holidays unless approved by the Chief Code Enforcement Officer, or his or her designee.

(Ord. 3673, passed 8-11-20)

   (A)   Board of Zoning Appeals. In order to execute the purpose of this code, the Board of Zoning Appeals, hereafter referred to as the Board, shall have the following duties:

      (1)   To decide appeals where it is alleged that there is an error in any interpretation, judgment, determination, or decision made by the Chief Code Enforcement Officer, or his or her designee in the administration or enforcement of this Property Maintenance Code. Filing of an appeal shall stay further enforcement action pursuant to the order or notice being appealed until the appeal is heard by the Board and a written decision issued.

      (1)   Findings. After a hearing, the Board shall sustain, modify or withdraw any items appearing on the notice and order by majority vote, depending upon its findings as to whether the provisions of this chapter have been complied with, and the petitioner and the Chief Code Enforcement Officer shall be notified in writing of such findings.

      (2)   Record. The proceedings at such hearings, including the findings and decisions of the Board and reasons therefore, shall be summarized and reduced to writing and entered as a matter of public record in the office of the Chief Code Enforcement Officer. Such record shall also include a copy of every notice and order issued in connection with the matter.

(Ord. 3673, passed 8-11-20)

   A re-inspection fee as set forth in Chapter 37: General Fee Schedule, of the Codified Ordinances of the City of West Carrollton shall be instituted for any re-inspection subsequent to the first inspection, and shall be paid by the owner, owner's authorized agent, tenant or person responsible for correction of violations of this chapter. Notice shall be accompanied by a statement of the amount cost incurred, and in the event the same is not paid within 30 calendar days after the mailing of the notice, then such amount shall be certified to the County Auditor for collection the same as other taxes and assessments are collected.

(Ord. 3673, passed 8-11-20)

   (B)   Interchangeability. Words stated in the present tense include the future; words stated in the masculine gender include the feminine and neuter; the singular number includes the plural and the plural, the singular.

   (C)   Terms defined in other codes. Where terms are not defined in this code and are defined in the codes referenced in §158.98, such terms shall have the meanings ascribed to them as in those codes.

   (D)   Terms not defined. Where terms are not defined through the methods authorized by this section, such terms shall have ordinarily accepted meanings such as the context implies.

   (F)   General definitions.

         (a)   A parcel of real estate, lot, or premises that has one or more of the following conditions:

            1.   A structure or building that is dilapidated, unsanitary, unsafe, or vermin infested and that because of its condition has been designated by the Chief Code Enforcement Officer, or his or her designee as unfit for human habitation or use;

            2.   The property poses a direct threat to the public health or safety in its present condition by reason of environmentally hazardous conditions, solid waste pollution, or contamination;

            3.   Tax or special assessment delinquencies exceeding the fair market value of the land.

         (b)   A parcel of real estate, lot, or premises that has two or more of the following conditions that, collectively considered, adversely affect surrounding or community property values or entail land use relationships that cannot reasonably be corrected through the City of West Carrollton Zoning Code:

            1.   Dilapidation and deterioration;

            2.   Age and obsolescence;

            3.   Inadequate provisions for ventilation, light, air, sanitation, or open spaces;

            4.   Unsafe and unsanitary conditions;

            5.   Hazards that endanger lives or property by fire or other causes;

            6.   Non-compliance with this code, Ohio Building Code, Residential Code of Ohio, Ohio Fire Code, West Carrollton Zoning Code, or West Carrollton Property Maintenance Code;

            7.   Nonworking or disconnected utilities;

            8.   Vermin infestation;

            9.   Is vacant or contains an abandoned structure or building;

            10.   Extensive damage or destruction caused by a major disaster when the damage has not been remediated within a reasonable time;

            11.   Identified hazards to health and safety that are conducive to ill health, transmission of disease, juvenile delinquency, or crime;

            12.   Ownership or multiple ownership of a single parcel when the owner, or a majority of the owners of a parcel in the case of multiple ownership, cannot be located;

            13.   One or more vehicles and/or recreational vehicles improperly stored;

            14.   An accumulation of litter; and/or

            15.   Is unsightly and/or unkept.

         (a)   Listed or certified as eligible for listing, by the State Historical Preservation Officer or keeper of the National Register of Historical Places in the National Register of Historical Places.

         (b)   Designated as historical under an applicable state or local law.

         (c)   Certified as a contributing resource within a National Register or state or local designated historical district.

      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.

         (a)   Travel trailer, which is a portable structure built on a chassis designed to be used as a temporary dwelling for travel, recreation, vacation and/or other uses, and is pulled by another motorized vehicle;

         (b)   Pick-up camper, which is a structure designed primarily to be mounted on or removed from a motor vehicle chassis and maintains sufficient equipment to render it suitable for use as a temporary dwelling for travel, recreation, vacation and/or other uses;

         (c)   Motorized mobile home, which is a self-contained motorized dwelling designed to be used as a temporary dwelling for travel, recreation, vacation and/or other uses;

         (d)   Boat trailer, means an open or enclosed trailer that transports any type of watercraft;

         (e)   Utility trailers, means any type or style of open or enclosed trailer used to transport any item, material or vehicle;

         (f)   Fold-out or pop-up tent trailers, means a type of recreational vehicle that can be collapsed for ease of transportation or storage;

         (g)   Any combination of the above.

         (a)   State and/or federal prisons, jails, workhouses, and other places of incarceration or correction, and halfway houses.

         (b)   Hospitals or similar institutions.

         (c)   Hotels or motels.

         (d)   State- and/or county-sanctioned shelters for juvenile runaways, victims of domestic violence, or homeless persons.

         (e)   State- and/or county-sanctioned foster care homes, community-oriented residential social service facilities.

         (f)   Any form of the word "Group Home" as defined in Chapter 154 of the City of West Carrollton Zoning Code.

      RUBBISH. Automobile parts, refuse, scrap metal, used building materials, waste, ashes, cans, paper, cartons, furniture, appliances, plastic, coal, coke, rubber, leather, yard trimmings, excelsior, mineral matter, oil of an unsightly or unsanitary nature, wire, chips, shavings, bottles, glass, crockery, tin, wood, boxes, rags, dead weeds, brush, tree branches, bushes, other combustible material or anything else of an unsightly or unsanitary nature other than garbage and offal.

(Ord. 3673, passed 8-11-20)

   (B)   Responsibility. The owner of the premises shall maintain the structures and exterior property in compliance with these requirements, except as otherwise provided for in this code. A person shall not occupy as owner-occupant or permit another person to occupy premises which are not in a sanitary and safe condition and which do not comply with the requirements of this chapter. Occupants of a dwelling unit, rooming unit or housekeeping unit are responsible for keeping in a clean, sanitary and safe condition that part of the dwelling unit, rooming unit, housekeeping unit or premises which they occupy and control.

   (C)   Vacant structures and land. All vacant structures and premises thereof or vacant land shall be maintained in a clean, safe, secure and sanitary condition as provided herein so as not to cause a blighting problem or adversely affect the public health or safety.

(Ord. 3673, passed 8-11-20)

   (B)   Grading and drainage. All premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any structure located thereon. The drainage of water or stormwater from a property shall not be discharged in such a manner to create a public nuisance to neighboring properties, public rights-of-way or public ways.

      (1)   Exception: Approved retention areas, detention basins and reservoirs, provided their operation does not create a public nuisance to neighboring properties, public rights-of-way or public ways.

   (C)   Sidewalks, curbs and driveways. All sidewalks, curbs, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a proper state of repair, free of grass or other vegetation, and maintained free from hazardous conditions.

   (D)   Weeds.

      (1)   Premises and exterior property shall be maintained free of weeds in excess of eight inches in height or length. Noxious weeds shall be prohibited. For the purposes of this section, weeds shall be as defined in §158.14. For the purposes of this section, noxious weeds shall be the same as currently defined in Section 901:5-37-01 of the Ohio Administrative Code.

      (2)   The Chief Code Enforcement Officer, or his or her designee shall annually, cause a notice to be published in a newspaper of general circulation within the city, stating that weeds and noxious weeds are growing on lands within the limits of the city. Such notice shall not be required to describe the lands or to specify the name of the owner of such property. However, such notice shall constitute notice to any owner, lessee, agent, or tenant having charge of any land upon which weeds and noxious weeds are grown and that the same must be cut and destroyed within five calendar days after such publication. Such notice shall further specify that weeds and noxious weeds shall be cut every subsequent time the height exceeds eight inches thereafter without further notice or publication in order to prevent spreading, maturing of weeds and noxious weeds. Such notice shall be published one time in order to constitute notice hereafter.

      (3)   When any person being the owner, lessee, agent, or tenant having charge of the lands mentioned in division (D)(1) of this section, fails to comply with the notice set forth in division (D)(2) of this section, the Chief Code Enforcement Officer, or his or her designee is hereby authorized to cause such weeds and noxious weeds to be cut and destroyed. The Chief Code Enforcement Officer, or his or her designee call upon any department, or division of the city, or by private contract for whatever assistance may be necessary to cause such weeds and noxious weeds to be cut and destroyed. All expense incurred shall, when approved by the City Manager, be paid out of any money in the City Treasury not otherwise appropriated.

      (4)   The Director of Finance or his or her designee, shall make a written return to the County Auditor with a statement of charges for service in cutting such weeds and noxious weeds, together with a proper description of the premises. Such amounts shall be entered upon the tax duplicate, shall constitute a lien upon such lands from the date of the entry, and shall be collected as other taxes and returned to the city with the general fund.

      (1)   Purpose. It is the policy of the city to regulate and control the planting, removal, maintenance, and protection of trees and shrubs in the public area: to eliminate and guard against dangerous conditions which may result in injuries to persons on private property and in public areas of the city; to promote and enhance the beauty of the city; to prevent damage to any utility, street, sidewalk, or other public or private property; to protect trees and shrubs located in public and private areas from undesirable and unsafe planting, removal, maintenance, and protection practices; and to guard all trees and shrubs within the city against the spread of disease or pest. The provisions of this section shall apply to all trees and shrubs planted in or upon public areas and private premises which shall endanger the life, health or safety of persons or property using public areas of the city and private premises.

         (a)   The Chief Code Enforcement Officer shall annually, cause a notice to be published in a newspaper of general circulation within the city, stating that trees and shrubs are growing on lands within the limits of the city and such trees and/or shrubs are interfering with the use of a public area and shall be trimmed to a clearance height of at least 14 feet from any public road or alley surface; eight feet from any public sidewalk; and a minimum of 12 inches horizontally away from a public road, alley or sidewalk. Such notice shall not be required to describe the lands or to specify the name of the owner of such property. However, such notice shall constitute notice to any owner, lessee, agent, or tenant having charge of any land upon which trees and/or shrubs are grown and that the same must be trimmed within five calendar days after such publication. Such notice shall further specify that trees and/or shrubs shall be trimmed every subsequent time they encroach a public road, alley or sidewalk thereafter without further notice or publication in order to preserve public health, safety and welfare. Such notice shall be published one time in order to constitute notice hereafter.

         (b)   When any person being the owner, lessee, agent, or tenant having charge of the lands mentioned in division (E)(1) of this section, fails to comply with the notice set forth in division (E)(1)(a) of this section, the Chief Code Enforcement Officer, or his or her designee is hereby authorized to cause such weeds and noxious weeds to be cut and destroyed. The Chief Code Enforcement Officer, or his or her designee may call upon any department, or division of the city, or by private contract for whatever assistance may be necessary to cause such weeds and noxious weeds to be cut and destroyed. All expense incurred shall, when approved by the City Manager, be paid out of any money in the City Treasury not otherwise appropriated.

         (c)   The Director of Finance, or his or her designee, shall make a written return to the County Auditor with a statement of charges for service in cutting such weeds and noxious weeds, together with a proper description of the premises. Such amounts shall be entered upon the tax duplicate, shall constitute a lien upon such lands from the date of the entry, and shall be collected as other taxes and returned to the city with the general fund.

         (a)   Direct and control the city street tree program to include all planting, removal, maintenance, and protection of trees and shrubs on public areas.

         (b)   Guard all trees and shrubs in the city so as to prevent the spread of disease or pest and to eliminate dangerous conditions which may affect life, health, or safety of person or property.

      (4)   Fastening materials to trees and shrubs. No person shall fasten any sign, rope, wire, or other material to, around, or through any public tree or shrub without obtaining written permission from the city, except in emergencies such as storms or accidents, or when guying a newly planted tree in a professional manner.

      (5)   Public utilities. Public work affecting trees or shrubs shall be limited to the actual necessities of the services of the company and such work shall be done in a neat and professional manner and according to the arboricultural specifications and standards set forth in division (E)(11) of this section. The City Manager or his or her designee may supervise the work performed.

      (6)   Planting, removal, maintenance, and protection of trees and shrubs. All trees or shrubs in any public way and planted by or on behalf of the city shall be planted, removed, maintained, and protected according to the most recent editions of the following: "National Arborists Association Standard for Pruning, Guying, Fertilizing, Spraying and Lightning Protection of Shade Trees;" "American National Standards Institute (ANSI), 3133.1 - Safety Requirements for Tree Care and Removing Trees and Cutting Brush;" and standards set forth under division (E)(11) of this section.

      (7)   Power to plant, remove, protect, and maintain trees and shrubs. The City Manager or his or her designee shall have the authority to plant, remove, maintain, and protect trees and shrubs on all public areas as may be necessary to ensure safety or preserve the symmetry and beauty of such grounds.

      (8)   Public nuisance. Any tree shrub or part thereof growing upon private or public property which is interfering with the use of any public area or endangers life, safety or health of persons or property in a private or public area is declared a public nuisance.

         (a)   Trees and shrubs on public or private areas. Should the Chief Code Enforcement Officer, or his or her designee determine, with reasonable certainty upon inspection or examination, any nuisance tree or shrub, as herein defined, exists in or upon any public or private area in the city, he or she shall immediately cause it to be treated, trimmed, removed, or otherwise abated in such a manner as to destroy or prevent the spread of such nuisance. The manner, in which the nuisance shall be abated, shall be determined by the Chief Code Enforcement Officer, or his or her designee. The Chief Code Enforcement Officer, or his or her designee under the provisions outlined in §158.04(C) shall be authorized at any time to enter on the premises in order to remove or to lessen the severity of the public nuisance. The Chief Code Enforcement Officer, or his or her designee may call on any department, or division of the city, or by private contract for whatever assistance may be necessary to remove or to lessen the severity of the public nuisance. Photographs of the nuisance shall be taken prior to and after abatement. Those photographs shall be filed with the City of West Carrollton Planning and Community Development Department.

         (b)   Either before, or as soon as practical after the abatement of the nuisance, the Chief Code Enforcement Officer, or his or her designee shall serve a written notice on the owner in the manner provided in §158.07. The notice shall also inform the owner of:

            1.   The date on which the nuisance was found;

            2.   The cost incurred to include an administrative fee in abating the nuisance and that the city will recover such costs in the manner provided in §158.99(E); and

            3.   The right to appeal as provided for in §158.12.

         (c)   All trees located in any public way that border private property shall be maintained by the adjoining property owners in accordance with this section. This duty of maintenance shall be binding upon all subsequent owners and occupiers of the adjoining property.

         (d)   The city shall take the responsibility for the maintenance of trees, shrubs or decorative vegetation planted by the city on the following streets. This maintenance shall include repairs for damaged curbs and sidewalks caused by the tree roots of these trees. For trees or shrubs other than those listed below, the city shall maintain no liability for maintenance, removal or damage caused by any tree or shrub to persons or property planted by the city with the approval of the private property owner upon the property of said private property owner in which said tree or shrub was planted:

            1.   Miami Avenue - Central Avenue to Hydraulic Road.

            2.   Water Tower Lane - Alex Road to Imperial Road.

            3.   S. Alex Road - Dixie Drive to Elm Street.

            4.   Central Avenue - Cedar Street to Elm Street (north side).

            5.   N. Elm Street - Main Street to Shannon Avenue.

            6.   Royal Ridge Dr. - S. Alex Road to Minstrel Drive.

            7.   Alex-Bell Road - Dixie Drive to S.R. 741.

            8.   Kimberly Lane - Alex Road to Alex-Bell Road.

            9.   Bowman Lane - Alex Road to Omad Court.

            10.   E. Dixie Drive - Cedar Street to Alex-Bell Road.

            11.   E. Central Avenue - Alex Bell Road to Cedar Street.

         (e)   Private property owners shall trim or remove any tree, plant, or shrubbery, or any part thereof, as may be necessary to provide a clear and unobstructed view of traffic from all directions at any street intersection, or to abate a nuisance necessary to protect the life, limb, or property of persons, drivers of any vehicles, or pedestrians using the street or sidewalk.

      (11)   Arboricultural specifications and standards. The following specifications and standards are hereby established for the planting, trimming and removal of trees and shrubs in the streets, parks, and public areas of the city:

         (a)   Planting. The planting of any tree, shrub or vegetation shall conform to those requirements of §154.13.01 of the City of West Carrollton Zoning Code;

         (b)   Trimming.

            1.   All trees, vegetation and shrubs, on public or private property which have branches overhanging a public street or alley shall have said branches trimmed to a clearance height of 14 feet from the road surface; all trees, vegetation and shrubs, on public or private property, which have branches overhanging a public sidewalk, shall have said branches trimmed to a clearance height of eight feet from the surface of said sidewalk; all trees, vegetation and shrubs encroaching public streets, alleys and/or sidewalks shall be horizontally trimmed back 18 inches from said street, alley and/or sidewalk. The Chief Code Enforcement Officer, or his or her designee may waive the provisions of this section for newly planted trees if he or she determines they do not interfere with public travel, obstruct the light of any street light, or endanger public safety. Trees and/or shrubs in violation of this section shall be declared a public nuisance and shall be abated as provided for herein.

            2.   All dead wood, studs, broken branches, badly formed branches, disease-infected and insect infested branches and branches interfering with public travel, lighting, existing buildings, and traffic signs shall be removed during the trimming operation, with consideration given to the symmetry and beauty of the tree or shrub.

            3.   No tree in a public way planted by or on the behalf of the city shall be "topped" or cut back so as to remove the trees crown or normal canopy and disfigure the tree. Trees severely damaged by storms or other causes, or certain trees under utility wires or other obstructions where pruning standards are impractical, may be exempted from this section by the Chief Code Enforcement Officer, or his or her designee.

         (c)   Removing.

            1.   All public trees and shrubs which are marked for cutting shall be completely removed from the growing site and disposed of in an authorized manner. The stumps shall be ground out to a depth suitable for future planting of trees or turf.

            2.   All trees planted by or on the behalf of the city and removed by abutting property owners without permission from the City Manager, or his or her designee shall be replaced by the property owner with a tree of the same size and species.

   (G)   Exhaust vents. Pipes, ducts, conductors, fans or blowers shall not discharge gases, steam, vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes directly upon abutting or adjacent public or private property or that of another tenant.

   (H)   Accessory structures. All accessory structures, including but not limited to detached garages, fences, sheds and walls, shall be maintained structurally sound and in good repair.

   (I)   Motor and recreational vehicles.

      (1)   Placement. Except as provided for by another code or regulation of the City of West Carrollton, Ohio, no person shall park, keep, store or allow to remain outdoors on any premises, property or city owned property a motor vehicle or recreational vehicle that:

         (a)   Is inoperable, unregistered, or not displaying a license plate that is current and properly titled to said vehicle;

         (b)   Is missing parts so as to prohibit said vehicle from legally operating on any public street, road, drive, avenue, alley, highway, public throughway or private drive;

         (c)   Is in a state of major disrepair, or in the process of being stripped or dismantled;

         (d)   Is being painted or undergoing major repair or body work;

         (e)   Is covered or tarped; or

         (f)   Meets any of the criteria noted in division (I)(1)(a), (I)(1)(b), (I)(1)(c), (I)(1)(d) or (I)(1)(e) of this section while remaining on an open trailer, truck or other vehicle.

      (3)   Exceptions:

         (a)   Automobile service stations and/or repair garages shall be exempt from division (I)(1)(a) of this section except for the license requirement, division (I)(1)(b), (I)(1)(c), (I)(1)(d) and (I)(1)(f) of this section.

         (b)   New/used car dealerships as approved by the City of West Carrollton Zoning Code and any condition placed upon them by the Planning Commission shall be exempt from the license plate restriction in division (I)(1)(a).

   (K)   Defacement of property. No person shall willfully or wantonly damage, mutilate or deface any exterior surface of any structure or building on any private or public property by placing thereon any marking, carving or graffiti. It shall be the responsibility of the owner to restore said surface to an approved state of maintenance and repair.

   (L)   Ground cover. Grass, plantings or other suitable ground cover shall be provided to prevent soil erosion which is or may become a blighting influence to the neighborhood or detrimental to the structures, lot use or adjacent lots and structures.

   (M)   Traffic markings, signs and signals. All traffic markings, signs and signals to include but not limited to, public and private traffic markings, signs and signals shall be maintained so as to be clearly visible and easily recognized by motorist and pedestrians. Unless approved otherwise, all public and private traffic markings, signs and signals shall abide by the Ohio Department of Transportation regulations for said public and private traffic markings, signs and signals.

   (N)   Lighting. All lighting used to illuminate the exterior of any property, off-street parking or loading area shall be equipped with suitable shielding or be so arranged as to reflect light away from adjacent properties, and to prevent a glare at eye level on surrounding public property, streets or private property.

   (O)   Time limit for storing construction materials. Construction materials may be placed or stored on any property when the materials are being used in an active construction project on the same property. The construction materials shall not remain on the property for a period of more than 30 days unless the construction activity has commenced and is active. Construction materials shall be removed from the premises within ten days of the completion of the construction project.

   (P)   Outside storage - occupied properties. No owner or occupant of any premises shall maintain or permit to be maintained, the exterior property areas of such premises in a condition that deteriorates or debases the appearance of the neighborhood or creates a blighting influence. Furniture, equipment and other items located on exterior property areas shall be listed and labeled for outdoor use and shall be maintained and stored in a neat and orderly manner, all other items shall be stored within enclosed structures or screened from the public view and from the view of neighboring properties.

      (1)   Upon a finding by the Chief Code Enforcement Officer, or his or her designee that portable items have been left stored on vacant exterior properties in the city and have not been removed or properly stored, the Chief Code Enforcement Officer, or his or her designee shall cause written notice to be served upon the owner or owner's authorized agent of the property or premise that contains portable items notifying him or her that portable items are on exterior properties, premises, and that they must be properly stored or removed within five days of the date upon which the notice was issued. Service of such notice shall comply with §158.07.

      (2)   In the event the owner, lessee, agent, or tenant having charge of the property, premise or structure that contains portable items fails to properly store or remove such portable items from the property within five days from service of notice to do so, the Chief Code Enforcement Officer, or his or her designee is hereby authorized to have such portable items stored and to invoice the owner or owner's authorized agent for the cost incurred by the city in having such portable items stored, including an administrative fee assessed at the current rate as set forth in Chapter 37, General Fee Schedule, of the Codified Ordinances of the City of West Carrollton. In the event the costs are not paid within 30 days after mailing of the invoice, then such amount shall be certified to the County Auditor for collection, the same as other taxes or assessments are collected.

(Ord. 3673, passed 8-11-20)

      (1)   The Chief Code Enforcement Officer or his or her designee shall annually, cause a notice to be published in a newspaper of general circulation within the city, stating that there are unsanitary swimming pools within the limits of the city. Such notice shall not be required to describe the lands or to specify the name of the owner of such property. However, such notice shall constitute notice to any owner, lessee, agent, or tenant having charge of any land upon which there are swimming pools in an unsanitary condition that the same must be made sanitary within five calendar days after such publication. Such notice shall further specify that said unsanitary swimming pools shall be maintained sanitary thereafter without further notice or publication in order to prevent the breeding of insect larvae and mosquitoes. Such notice shall be published one time in order to constitute notice hereafter.

      (2)   When any person being the owner, lessee, agent, or tenant having charge of the land(s) mentioned in division (A)(1) of this section, fails to comply with the notice set forth in such publication, the Chief Code Enforcement Officer or his or her designee shall cause such unsanitary pool be made sanitary, and may employ the necessary labor to perform such task. All expense incurred shall, when approved by the Chief Code Enforcement Officer or his or her designee, be paid out of any money in the city sources not otherwise appropriated.

      (3)   The City Director of Finance or his or her designee, shall make a written return to the County Auditor with a statement of charges for service in sanitizing any swimming pool, spa or hot tub, together with a proper description of the premises. Such amounts shall be entered upon the tax duplicate, shall constitute a lien upon such land(s) from the date of the entry, and shall be collected as other taxes and returned to the city with the general fund.

   (B)   Enclosures. Swimming pools, hot tubs and spas, containing water more than 24 inches (610 mm) in depth shall be completely surrounded by a fence or barrier at least 48 inches (1,219 mm) in height above the finished ground level measured on the side of the barrier away from the pool, spa or tub. Gates and doors in such barriers shall be self-closing and self-latching. Where the self-latching device is less than 54 inches (1,372 mm) above the bottom of the gate, the release mechanism shall be located on the pool side of the gate. Self-closing and self-latching gates shall be maintained such that the gate will positively close and latch when released from an open position of 6 inches (152 mm) from the gatepost. No existing pool enclosure shall be removed, replaced or changed in a manner that reduces its effectiveness as a safety barrier.

         (a)   Spas or hot tubs with a safety cover that complies with ASTM 1346 shall be exempt from the provisions of subsection.

         (b)   Above ground swimming pools with walls equal to or greater than 48 inches in height above the ground and having detachable ladders shall be exempt from the provisions of division (B) of this section provided, that when not in use the ladder is removed from the pool and secured by lock away from the pool.

(Ord. 3673, passed 8-11-20)

      (1)   The nominal strength of any structural member is exceeded by nominal loads, the load effects or the required strength;

      (2)   The anchorage of the floor or roof to walls and columns to foundations is not capable of resisting all nominal loads or load effects;

      (3)   Structures or components thereof that have reached their limit state;

      (4)   Siding and masonry joints including joints between the building envelope and the perimeter of windows, doors and skylights are not maintained, weather resistant or water tight;

      (5)   Structural members that have evidence of deterioration or that are not capable of safely supporting all nominal loads and load effects;

      (6)   Foundation systems that are not firmly supported by footings, are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects;

      (7)   Exterior walls that are not anchored to supporting and supported elements or are not plumb and free of holes, cracks or breaks and loose or rotting materials, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects;

      (8)   Roofing or roofing components that have defects that admit rain, roof surfaces with inadequate drainage, or any portion of the roof framing that is not in good repair with signs of deterioration, fatigue or without proper anchorage and incapable of supporting all nominal loads and resisting all load effects;

      (9)   Floor and flooring components with defects that affect serviceability or flooring components that show signs of deterioration or fatigue, are not properly anchored or are incapable of supporting all nominal loads and resisting all load effects;

      (10)   Veneer, cornices, belt courses, corbels, trim, wall facings and similar decorative features not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects;

      (11)   Overhang extensions or projections including, but not limited to, trash chutes, canopies, marquees, signs, awnings, fire escapes, standpipes and exhaust ducts not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects;

      (12)   Exterior stairs, decks, porches, balconies and all similar appurtenances attached thereto, including guards and handrails, are not structurally sound, not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects; or

      (13)   Chimneys, cooling towers, smokestacks and similar appurtenances not structurally sound or not properly anchored or that are anchored with connection not capable of supporting all nominal loads and resisting all load effects.

         (a)   Where substantiated otherwise by an approved method.

         (b)   Demolition of unsafe conditions shall be permitted after submission of a permit application and approval or where approved by the Chief Code Enforcement Officer.

   (C)   Premises identification. No person shall remove, alter, or deface any street address number or numbers properly assigned and placed on or near a house, structure or building or to place or retain on any house, structure or buildings any street address number or numbers other than those duly assigned. The following describes placement, type and size of address numbers:

      (1)   The owner of any house, structure or building which has an assigned street address shall cause the assigned street address number or numbers to be placed and continuously maintained, in a conspicuous location either to the left, right, or immediately above the entrance doorway to the house, structure or building. If obstruction prohibits placement, the street address number or numbers shall be placed at or near the entrance to the walk or driveway in an appropriate place so as to be easily legible from the street or public way. On any corner lot, the street address number or numbers shall face the street named in the official address;

      (2)   If a house, structure or building is set back more than 50 feet from the street line, the street address number or numbers shall be conspicuously displayed at or near the entrance of the walk or driveway to the house, structure or building in an appropriate place so as to be easily legible from the street or public way;

      (3)   The street address number or numbers shall be Arabic numerals not less than four inches in height (102 mm), with a minimum stroke width of 0.5 inches (12.7 mm). Numbers shall not be spelled out.

   (E)   Foundation walls. All foundation walls shall be maintained plumb and free from open cracks and breaks and shall be kept in such condition so as to prevent the entry of rodents and other pests.

   (F)   Exterior walls. All exterior walls to include facias and soffits shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration.

   (G)   Roofs and drainage. The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts shall be maintained in good repair and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance.

   (H)   Decorative features. All cornices, belt courses, corbels, terra cotta trim, wall facings and similar decorative features shall be maintained in good repair with proper anchorage and in a safe condition.

   (I)   Overhang extensions. All overhang extensions including, but not limited to canopies, marquees, signs, metal awnings, fire escapes, standpipes and exhaust ducts shall be maintained in good repair and be properly anchored so as to be kept in a sound condition. When required, all exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather-coating materials, such as paint or similar surface treatment.

   (K)   Chimneys and towers. All chimneys, cooling towers, smoke stacks, and similar appurtenances shall be maintained structurally safe and sound, and in good repair. All exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather-coating materials, such as paint or similar surface treatment.

   (L)   Handrails and guards. Every exterior handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition. Specific requirements for the placement of handrails and guards relating to one, two and three family dwelling units shall be as outlined in the Residential Code of Ohio. Specific requirements for the placement of handrails and guards in all other structures other than one, two and three family dwelling units shall be as outlined in the Ohio Building Code.

   (M)   Window, skylight and door frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight.

      (1)   Glazing. All glazing materials shall be maintained free from cracks and holes.

      (2)   Openable windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware.

   (N)   Insect screens. Every door, window and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas or any areas where products to be included or utilized in food for human consumption are processed, manufactured, packaged or stored, shall be supplied with approved tightly fitting screens of not less than 16 mesh per inch (16 mesh per 25 mm) and every swinging door shall have a self-closing device in good working condition.

      (1)   Exception: Screens shall not be required where other approved means, such as air curtains or insect repellent fans, are employed.

   (O)   Doors. All exterior doors, door assemblies, operator systems if provided, and hardware shall be maintained in good condition. Locks at all entrances to dwelling units and sleeping units shall tightly secure the door. Locks on means of egress doors shall be in accordance with §158.42(C).

   (P)   Basement hatchways. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water.

   (Q)   Guards for basement windows. Every basement window that is openable shall be supplied with rodent shields, storm windows or other approved protection against the entry of rodents.

   (R)   Building security. Doors, windows or hatchways for dwelling units, room units or housekeeping units shall be provided with devices designed to provide security for the occupants and property within.

      (1)   Doors. Doors providing access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a deadbolt lock designed to be readily openable from the side which egress is to be made without the need for keys, special knowledge or effort and shall have a lock throw of not less than one inch (25 mm). Such deadbolt locks shall be installed according to the manufacturers specifications and maintained in good working order. For the purposes of this section, a sliding bolt shall not be considered an acceptable deadbolt lock.

      (2)   Windows. Operable windows located in whole or in part within six feet (1,828 mm) above ground level or a walking surface below that provide access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a window sash locking device.

      (3)   Basement hatchways. Basement hatchways that provide access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with devices that secure the units from unauthorized entry.

(Ord. 3673, passed 8-11-20)

      (1)   The nominal strength of any structural member is exceeded by the nominal loads, the load effects or the required strength;

      (2)   The anchorage of the floor or roof to wall or columns, and of walls and columns to foundations is not capable of resisting all nominal loads or load effects;

      (3)   Structures or components thereof that have reached their limit state;

      (4)   Structural members are incapable of supporting nominal loads and load effects;

      (5)   Stairs, landing, balconies and all similar walking surfaces, including guards and handrails, are not structurally sound, not properly anchored or are anchored with connections not capable of supporting all nominal loads and resisting all load effects;

      (6)   Foundations systems that are not firmly supported by footings, are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads.

         (a)   Where substantiated otherwise by an approved method.

         (b)   Demolition of unsafe conditions shall be permitted when approved by the Chief Code Enforcement Officer.

   (C)   Interior surfaces. All interior surfaces, including but not limited to windows and doors, shall be maintained in good, clean and sanitary condition. Peeling, chipping, flaking or abraded paint shall be repaired, removed or covered. Cracked or loose plaster, dry wall, decayed wood and other defective surface conditions shall be corrected.

   (D)   Stairs and walking surfaces. Every stair, ramp, landing, balcony, porch, deck or other walking surface shall be maintained in sound condition and good repair.

   (E)   Handrails and guards. Every interior handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition. Specific requirements for the placement of handrails and guards relating to one, two and three family dwelling units shall be as outlined in the Residential Code of Ohio. Specific requirements for the placement of handrails and guards in all other structures other than one, two and three family dwelling units shall be as outlined in the Ohio Building Code.

   (F)   Interior doors. Every interior door shall fit reasonably well within its frame and shall be capable of being opened and closed by being properly and securely attached to jambs, headers or tracks as intended by the manufacturer of the attachment hardware.

(Ord. 3673, passed 8-11-20)

   (A)   General. The components of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition. Where any of the following conditions cause the component or system to be beyond its limit state, the component or system shall be deemed to be as unsafe and shall be repaired or replaced to comply with the Residential Code of Ohio or the Ohio Building Code:

      (1)   Soils that have been subjected to any of the following conditions:

         (a)   Collapse of footing or foundation system;

         (b)   Damage to footing, foundation, concrete or other structural element due to soil expansion;

         (c)   Adverse effects to the design strength of the footing, foundation, concrete or other structural element due to a chemical reaction from the soil;

         (d)   Inadequate soil as determined by a geotechnical investigation;

         (e)   Where the allowable bearing capacity of the soil is in doubt; or

         (f)   Adverse effects to the footing, foundation, concrete or other structural element due to the ground water table.

      (2)   Concrete that has been subjected to any of the following conditions:

         (a)   Deterioration;

         (b)   Ultimate deformation;

         (c)   Fractures;

         (d)   Fissures;

         (e)   Spalling;

         (f)   Exposed reinforcement; or

         (g)   Detached, dislodged or failing connections.

      (3)   Aluminum that has been subjected to any of the following conditions:

         (a)   Deterioration;

         (b)   Corrosion;

         (c)   Elastic deformation;

         (d)   Ultimate deformation;

         (e)   Stress or strain cracks;

         (f)   Joint fatigue; or

         (g)   Detached, dislodged or failing connections.

      (4)   Masonry that has been subjected to any of the following conditions:

         (a)   Deterioration;

         (b)   Ultimate deformation;

         (c)   Fractures in masonry or mortar joints;

         (d)   Fissures in masonry or mortar joints;

         (e)   Spalling;

         (f)   Exposed reinforcement; or

         (g)   Detached, dislodged or failing joints.

      (5)   Steel that has been subjected to any of the following conditions:

         (a)   Deterioration;

         (b)   Elastic deformation;

         (c)   Ultimate deformation;

         (d)   Metal fatigue; or

         (e)   Detached, dislodged or failing connections.

      (6)   Wood that has been subjected to any of the following conditions:

         (a)   Ultimate deformation;

         (b)   Deterioration;

         (c)   Damage from insects, rodents and other vermin;

         (d)   Fire damage beyond charring;

         (e)   Significant splits and cracks;

         (f)   Horizontal shear cracks;

         (g)   Vertical shear cracks;

         (h)   Inadequate support;

         (i)   Detached, dislodged or failing connections; or

         (j)   Excessive cutting or notching.

(Ord. 3673, passed 8-11-20)

      (1)   Exception: This section does not apply to properties, premises or structures being used under a city building or construction permit or license, a city permit or license, or a conditional zoning permit or variance to operate a junk yard, scrap metal operating facility, or similar businesses or a permit issued pursuant to the provisions of state law.

      (1)   Rubbish storage facilities. The owner of every occupied premises shall supply approved covered containers for rubbish, and the owner of the premises shall be responsible for the removal of rubbish.

      (2)   Refrigerators and equipment. Refrigerators and similar equipment shall not be discarded, abandoned or stored on exterior premises without either first removing the doors or ensuring that the doors cannot be open by children. Refrigerator or equipment shall be removed from the property within 72 hours of being placed outside.

   (C)   Disposal of garbage. Every occupant of a structure shall dispose of garbage in a clean and sanitary manner by placing such garbage in an approved garbage disposal facility or approved garbage containers.

      (1)   Garbage facilities. The owner of every dwelling shall supply one of the following: an approved mechanical food waste grinder in each dwelling unit or an approved leakproof, covered, outside garbage container.

      (2)   Containers. The operator of every establishment producing garbage shall provide, and at all times cause to be utilized, approved leak proof containers provided with close-fitting covers for the storage of such materials until removed from the premises for disposal.

   (D)   In the event the owner, lessee, agent, or tenant having charge of the property, premise or structure that contains rubbish or garbage fails to remove such rubbish or garbage from the property within immediately or up to five days from service of notice to do so, the City Manager or his or her designee is hereby authorized to have such rubbish or garbage removed from the property and to bill the owner for the cost incurred by the city in having such rubbish or garbage removed, including an administrative fee assessed at the current rate as set forth in Chapter 37, General Fee Schedule, of the Codified Ordinances of the City of West Carrollton. In the event the costs are not paid within 30 days after mailing of the bill, then such amount shall be certified to the County Auditor for collection, the same as other taxes or assessments are collected.

(Ord. 3673, passed 8-11-20)

   (B)   Owner. The owner of any building or structure shall be responsible for extermination within the structure prior to renting or leasing the structure.

   (C)   Single occupant. The occupant of a one-family dwelling or of a single-tenant nonresidential structure shall be responsible for extermination on the premises.

   (D)   Multiple occupancy. The owner of a structure containing two or more dwelling units, a multiple occupancy, a rooming house or a nonresidential structure shall be responsible for extermination in the public or shared areas of the structure and exterior property. If infestation is caused by failure of an occupant to prevent such infestation in the area occupied, the occupant shall be responsible for extermination.

   (E)   Occupant. The occupant of any structure shall be responsible for the continued rodent and pest-free condition of the structure.

      (1)   Exception: Where the infestations are caused by defects in the structure, the owner shall be responsible for extermination.

(Ord. 3673, passed 8-11-20)

   (B)   Responsibility. The owner of the structure shall provide and maintain light, ventilation and space conditions 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.

   (C)   Alternative devices. In lieu of the means for natural light and ventilation herein prescribed, artificial light or mechanical ventilation complying with the Ohio Building Code or Residential Code of Ohio whichever is applicable shall be permitted.

(Ord. 3673, passed 8-11-20)

      (1)   Exception: Where natural light for rooms or spaces without exterior glazing areas is provided through an adjoining room, the unobstructed opening to the adjoining room shall be at least 8% of the floor area of the interior room or space, but not less than 25 square feet (2.33 m2). The exterior glazing area shall be based on the total floor area being served.

(Ord. 3673, passed 8-11-20)

   (C)   Cooking facilities. Unless approved through the certificate of occupancy, cooking shall not be permitted in any rooming unit or dormitory unit, and a cooking facility or appliance shall not be permitted to be present in a rooming unit or dormitory unit.

      (1)   Exceptions:

         (a)   Where specifically approved in writing by the Chief Code Enforcement Officer.

         (b)   Coffee pots and microwave ovens shall not be considered cooking appliances.

   (D)   Process ventilation. Where injurious, toxic, irritating or noxious fumes, gases, dusts or mists are generated, a local exhaust ventilation system shall be provided and maintained in good working order to remove the contaminating agent at the source. Air shall be exhausted to the exterior and not be re-circulated to any space.

      (1)   Exception: Listed and labeled condensing (ductless) clothes dryers.

(Ord. 3673, passed 8-11-20)

   (B)   Minimum room widths. A habitable room, other than a kitchen, shall not be less than seven feet (2,134 mm) in any plan dimension. Kitchens shall have a clear passageway of not less than three feet (914 mm) between counter-fronts and appliances or counter-fronts and walls.

   (C)   Minimum ceiling heights. Habitable spaces, hallways, corridors, laundry areas, bathrooms, toilet rooms and habitable basement areas shall have a clear ceiling height of not less than seven feet (2,134 mm).

      (1)   Exceptions:

         (a)   In one- and two-family dwellings, beams or girders spaced not less than four feet (1,219 mm) on center and projecting not more than six inches (152 mm) below the required ceiling height.

         (b)   Basement rooms in one- and two-family dwellings occupied exclusively for laundry, study or recreation purposes, having a minimum ceiling height of six feet eight inches (2,033 mm) with a minimum clear height of six feet four inches (1,932 mm) under beams, girders, ducts and similar obstructions.

         (c)   Rooms occupied exclusively for sleeping, study or similar purposes and having a sloped ceiling over all or part of the room, with a minimum clear ceiling height of seven feet (2,134 mm) over not less than one-third of the required minimum floor area. In calculating the floor area of such rooms, only those portions of the floor area with a minimum clear ceiling height of five feet (1,524 mm) or more shall be included.

         (a)   Exception: Units that contain fewer than two bedrooms.

      (3)   Water closet accessibility. Every bedroom shall have access to at least one water closet and one lavatory without passing through another bedroom. Every bedroom in a dwelling unit shall have access to not less than one water closet and lavatory located in the same story as the bedroom or an adjacent story.

      (4)   Prohibited occupancy. Kitchens and non-habitable spaces shall not be used for sleeping purposes.

      (5)   Other requirements. Bedrooms shall comply with the applicable provisions of this code including, but not limited to light, ventilation, room area, ceiling height and room width requirements of this chapter; plumbing facilities and requirements of this chapter; mechanical and electrical requirements of this chapter; and fire safety requirements of this chapter.

   (E)   Overcrowding. Dwelling units shall not be occupied by more occupants than permitted by the minimum area requirements of Table 158.26(E).

 

 

a.   See §158.26(E)(2) for combined living room/dining room spaces.

b.   See §158.26(E)(1) for limitations on determining the minimum occupancy area for sleeping purposes.

      (2)   Combined spaces. Combined living room and dining room spaces shall comply with the requirements of Table 158.26(E) if the total area is equal to that required for separate rooms and if the space is located so as to function as a combination living room/dining room.

   (F)   Efficiency unit. Nothing in this section shall prohibit an efficiency living unit from meeting the following requirements:

      (2)   The unit shall be provided with a kitchen sink, cooking appliance and refrigeration facilities, each having a clear working space of 30 inches (762 mm) in front. Light and ventilation conforming to this code shall be provided.

      (3)   The unit shall be provided with a separate bathroom containing a water closet, lavatory and bathtub or shower.

      (4)   The maximum number of occupants shall be three.

(Ord. 3673, passed 8-11-20)

   (B)   Responsibility. The owner of the structure shall provide and maintain such plumbing facilities and plumbing fixtures in compliance with these requirements. A person shall not occupy as owner-occupant or permit another person to occupy any structure or premises which does not comply with the requirements of this chapter.

(Ord. 3673, passed 8-11-20)

   (B)   Rooming houses. Not less than one water closet, lavatory and bathtub or shower shall be supplied for each four rooming units.

   (C)   Hotels. Where private water closets, lavatories and baths are not provided, one water closet, one lavatory and one bathtub or shower having access from a public hallway shall be provided for each ten occupants.

   (D)   Employees' facilities. Not less than one water closet, one lavatory and one drinking facility shall be available to employees.

      (1)   Drinking facilities. Drinking facilities shall be a drinking fountain, water cooler, bottled water cooler or disposable cups next to a sink or water dispenser. Drinking facilities shall not be located in toilet rooms or bathrooms.

   (E)   Public toilet facilities. Public toilet facilities shall be maintained in a safe, sanitary and working condition in accordance with the most current adopted Ohio Plumbing Code. Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during occupancy of the premises.

(Ord. 3673, passed 8-11-20)

   (B)   Location. Toilet rooms and bathrooms serving hotel units, rooming units or dormitory units or housekeeping units, shall have access by traversing not more than one flight of stairs and shall have access from a common hall or passageway.

   (C)   Location of employee toilet facilities. Toilet facilities shall have access from within the employees' working area. The required toilet facilities shall be located not more than one story above or below the employees' working area and the path of travel to such facilities shall not exceed a distance of 500 feet (152 m). Employee facilities shall either be separate facilities or combined employee and public facilities.

   (D)   Floor surface. Every toilet room floor shall be maintained to be a smooth, hard, nonabsorbent surface to permit such floor to be easily kept in a clean and sanitary condition.

(Ord. 3673, passed 8-11-20)

   (B)   Fixture clearances. Plumbing fixtures shall have adequate clearances for usage and cleaning.

   (C)   Plumbing system hazards. Where it is found that a plumbing system in a structure constitutes a hazard to the occupants or the structure by reason of non-existent freeze protection, inadequate service, inadequate venting, cross connection, back siphonage, improper installation, deterioration or damage or for similar reasons, the Chief Code Enforcement Officer, or his or her designee shall require the defects to be corrected to eliminate the hazard.

(Ord. 3673, passed 8-11-20)

   (B)   Contamination. The water supply shall be maintained free from contamination, and all water inlets for plumbing fixtures shall be located above the flood-level rim of the fixture. Shampoo basin faucets, janitor sink faucets and other hose bibs or faucets to which hoses are attached and left in place, shall be protected by an approved atmospheric-type vacuum breaker or an approved permanently attached hose connection vacuum breaker.

      (1)   Yearly inspection. All installed backflow prevention devices shall be inspected to ensure proper operation on no less that a yearly basis by persons licensed to do so by the State of Ohio. Reports of inspections shall be delivered to the City of West Carrollton Water Clerk.

   (D)   Supply. The water supply system shall be installed and maintained to provide a supply of water to plumbing fixtures, devices and appurtenances in sufficient volume and at pressures adequate to enable the fixtures to function properly, safely, and free from defects and leaks.

   (E)   Water heating facilities. Water heating facilities shall be properly installed, maintained and capable of providing an adequate amount of water to be drawn at every required sink, lavatory, bathtub, shower and laundry facility at a minimum temperature of not less than 110°F (43°C). A gas-burning water heater shall not be located in any bathroom, toilet room, bedroom or other occupied room normally kept closed, unless adequate combustion air is provided. An approved combination temperature and pressure-relief valve and relief valve discharge pipe shall be properly installed and maintained on water heaters.

   (F)   Nonpotable water reuse systems. Nonpotable water reuse systems and rainwater collection and conveyance systems shall be maintained in a safe and sanitary condition. Where such systems are not properly maintained, the system shall be repaired to provide for safe and sanitary conditions, or the system shall be abandoned in accordance with division (E)(1) of this section.

      (1)   Abandonment of systems. Where nonpotable water reuse systems and rainwater collection and conveyance system is not maintained or the owner ceases use of the system, the system shall be abandoned in accordance with Section 1301 of the Ohio Plumbing Code.

   (G)   Shut-off-authority. In order to safe guard the public water supply and to protect public and private property from damage due to leaks, or pipe bursts, the Chief Code Enforcement Officer shall have the authority to immediately order the domestic water service turned-off at the curb box to any property, building or structure deemed not to be adequately safe guarded against tampering, damage, freezing or under an order of condemnation. Once the service has been deemed to be adequately safe guarded and/or the order of condemnation rescinded, the service may be restored only under the direction of the Chief Code Enforcement Officer. The city shall be held harmless from damages resulting from any order regarding the termination or reinstatement of water service. The Chief Code Enforcement Officer, or his or her designee shall notify the servicing utility and, whenever possible, the owner or owner's authorized agent and occupant(s) of the building, structure or service system of the decision to disconnect prior to taking such action. If unable to make notification prior to disconnection, the owner, owner's authorized agent or occupant(s) of the building, structure or service system shall be notified in writing as soon as practical thereafter.

(Ord. 3673, passed 8-11-20)

   (B)   Maintenance. Every plumbing stack, vent, waste and sewer line shall function properly and be kept free from obstructions, leaks and defects.

   (C)   Grease interceptors. Grease interceptors and automatic grease removal devices shall be maintained in accordance with this code, the City of West Carrollton Public Works Code, the Ohio Plumbing Code and the manufacturers installation instructions. Grease interceptors and automatic grease removal devices shall be regularly serviced and cleaned to prevent the discharge of oil, grease, and other substances harmful or hazardous to the building drainage system, the public sewer, the private sewage disposal system or the sewage treatment plant or processes. Records of maintenance, cleaning and repairs shall be available for inspection by the Chief Code Enforcement Officer, or his or her designee.

(Ord. 3673, passed 8-11-20)

   Drainage of roofs and paved areas, yards and courts and other open areas on the premises shall not be discharged in a manner that creates a public nuisance.

(Ord. 3673, passed 8-11-20)

   (B)   Responsibility. The owner of the structure shall provide and maintain mechanical and electrical facilities and equipment in compliance with these requirements. A person shall not occupy as owner-occupant or permit another person to occupy any premises which does not comply with the requirements of this chapter.

(Ord. 3673, passed 8-11-20)

   (B)   Residential occupancies. Dwellings shall be provided with non-portable heating facilities capable of maintaining a room temperature of 68°F (20°C) in all habitable rooms, bathrooms and toilet rooms based on the winter outdoor design temperature for the locality indicated in the Air Conditioning Contractors of America Manual J. Cooking appliances shall not be used, nor shall any type/style of portable space heater be used to provide space heating to meet the requirements of this section.

      (1)   Exception: In areas where the average monthly temperature is above 30°F (-1°C), a minimum temperature of 65°F (18°C) shall be maintained.

   (C)   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 expressed or implied, to furnish heat to the occupants thereof shall supply heat to maintain a temperature of not less than 68°F (20°C) in all habitable rooms, bathrooms, and toilet rooms.

         (a)   When the outdoor temperature is below the winter outdoor design temperature for the locality, maintenance of the minimum room temperature shall not be required provided that the heating system is operating at its full design capacity. The winter outdoor design temperature for the locality shall be as indicated in the Air Conditioning Contractors of America Manual J.

         (b)   In areas where the average monthly temperature is above 30°F (-1°C) a minimum temperature of 65°F (18°C) shall be maintained.

      (1)   Exceptions:

         (a)   Processing, storage and operation areas that require cooling or special temperature conditions.

         (b)   Areas in which persons are primarily engaged in vigorous physical activities.

(Ord. 3673, passed 8-11-20)

   (B)   Removal of combustion products. All fuel-burning equipment and appliances shall be connected to an approved chimney or vent.

      (1)   Exception: Fuel-burning equipment and appliances which are labeled for unvented operation.

   (C)   Clearances. All required clearances to combustible materials shall be maintained in accordance with the equipment or appliance listing and label.

   (D)   Safety controls. All safety controls for fuel-burning equipment shall be maintained in effective operation.

   (E)   Combustion air. A supply of air for complete combustion of the fuel and for ventilation of the space containing the fuel-burning equipment shall be provided for the fuel-burning equipment.

   (F)   Energy conservation devices. Devices intended to reduce fuel consumption by attachment to a fuel-burning appliance, to the fuel supply line thereto, or to the vent outlet or vent piping therefrom, shall not be installed unless labeled for such purpose and the installation is specifically approved.

(Ord. 3673, passed 8-11-20)

   (B)   Service. The size and usage of appliances and equipment shall serve as a basis for determining the need for additional facilities in accordance with NFPA 70. Dwelling units shall be served by a three-wire, 120/240-volt, single-phase electrical service having a rating of not less than 100 amperes.

   (C)   Electrical system hazards. Where it is found that the electrical system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, improper fusing, insufficient receptacle and lighting outlets, improper wiring or installation, deterioration or damage, or for similar reasons, the Chief Code Enforcement Officer shall require the defects to be corrected to eliminate the hazard.

      (1)   Abatement of electrical hazards associated with water exposure. The provisions of this division shall govern the repair and replacement of electrical systems and equipment that have been exposed to water.

         (a)   Electrical equipment. Electrical distribution equipment, motor circuits, power equipment, transformers, wire, cable, flex cords, wiring devices, ground fault circuit interrupters, surge protectors, molded case circuit breakers, low-voltage fuses, luminaires, ballasts, motors and electronic control, signing and communication equipment that have been exposed to water shall be replaced in accordance with the provisions of the Ohio Building Code.

         (b)   General exceptions to division (C)(1)(a) of this section: 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;

            2.   Busway, rated a maximum of 600 volts;

            3.   Panelboards, rated a maximum of 600 volts;

            4.   Switchboards, rated a maximum of 600 volts;

            5.   Fire pump controllers, rated a maximum of 600 volts;

            6.   Manual and magnetic motor controllers;

            7.   Motor control centers;

            8.   Alternating current high-voltage circuit breakers;

            9.   Low-voltage power circuit breakers;

            10.   Protective relays, meters and current transformers;

            11.   Low- and medium-voltage switchgear;

            12.   Liquid filled transformers;

            13.   Cast-resin transformers;

            14.   Wire or cable that is suitable for wet locations and whose ends have not been exposed to water;

            15.   Wire or cable, not containing fillers, that is suitable for wet locations and whose ends have not been exposed to water;

            16.   Luminaires that are listed as submersible;

            17.   Motors;

            18.   Electronic control, signaling and communication equipment.

         (a)   Electrical switches, receptacles and fixtures, including furnace, water heating, security system and power distribution circuits, that have not been exposed to fire, shall be replaced in accordance with the provisions of the Ohio Building Code.

         (b)   General exceptions to division (C)(2)(a) of this section: Electrical switches, receptacles and fixtures that shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved manufacturer's representative indicates that the equipment has not sustained damage that requires replacement.

(Ord. 3673, passed 8-11-20)

   (B)   Receptacles. Every habitable space in a dwelling shall contain at least two separate and remote receptacle outlets. Every laundry area shall contain at least one grounded-type receptacle or a receptacle with a ground fault circuit interrupter. Every bathroom shall contain at least one receptacle. Any new bathroom receptacle outlet shall have ground fault circuit interrupter protection. All receptacle outlets shall have the appropriate faceplate cover for the location.

   (D)   Wiring. Flexible cords shall not be used for permanent wiring, or for running through doors, windows, or cabinets, or concealed within walls, floors or ceilings.

   (E)   Generators. Portable generators shall not be used to provide the primary electrical needs for any building or structure.

      (1)   Exception: Portable generators may be utilized during times of emergency or after a natural disaster provided, they are operating in accordance with their listing and label. Electrical services shut-off by the service provider for non-payment of bill shall not be considered an emergency.

(Ord. 3673, passed 8-11-20)

   (B)   Elevators. In buildings equipped with passenger elevators, not less than one elevator shall be maintained in operation at all times when the building is occupied.

      (1)   Exception: Buildings equipped with only one elevator shall be permitted to have the elevator temporarily out of service for testing or servicing.

(Ord. 3673, passed 8-11-20)

   Duct systems shall be maintained free of obstructions, properly supported and shall be capable of performing the required function.

(Ord. 3673, passed 8-11-20)

   (B)   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.

(Ord. 3673, passed 8-11-20)

   (B)   Aisles. The required width of aisles shall be in accordance with the Ohio Fire Code and Ohio Building Code and shall remain unobstructed.

   (C)   Locked doors. 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 door hardware conforms to that permitted by the Ohio Fire Code and in the Ohio Building Code.

   (D)   Emergency escape openings. Required emergency escape and rescue 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, grills, 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.

(Ord. 3673, passed 8-11-20)

   (B)   Unsafe conditions. Where any components are not maintained and do not function as intended or do not have the fire resistance required by the code under which the building was constructed or altered, such components or portions thereof shall be deemed unsafe conditions in accordance with Section 111.1.1 of the Ohio Fire Code. Components or portions thereof determined to be unsafe shall be repaired or replaced to conform to that code under which the building was constructed or altered. Where conditions of components is such that any building, structure or portion thereof presents an imminent danger to the occupants of the building, structure or portion thereof, the Fire Code Official or his or her designee shall act in accordance with Section 111.2 of the Ohio Fire Code.

   (C)   Maintenance. The required fire resistance rating of fire-resistance-rated construction, including walls, firestops, shaft enclosures, partitions, smoke barriers, floors, fire-resistive coatings and sprayed fire-resistive materials applied to structural members and joint systems, shall be maintained. Such elements shall be visually inspected annually by the owner and repaired, restored or replaced where damaged, altered, breached or penetrated. Records of inspections and repairs shall be maintained. Where concealed, such elements shall not be required to be visually inspected by the owner unless the concealed space is accessible by the removal or movement of a panel, access door, ceiling tile or entry to the space. Openings made therein for the passage of pipes, electrical conduit, wires, ducts, air-transfer and any other reason shall be protected with approved methods capable of resisting the passage of smoke and fire. Openings through fire-resistance-rated assemblies shall be protected by self- or automatic-closing doors of approved construction meeting the fire protection requirements for the assembly.

      (2)   Smoke barriers and smoke partitions. Required smoke barriers and smoke partitions shall be maintained to prevent the passage of smoke. Openings protected with approved smoke barrier doors or smoke dampers shall be maintained in accordance with NFPA 105.

      (3)   Fire walls, fire barriers, and fire partitions. Required fire walls, fire barriers, and fire partitions shall be maintained to prevent the passage of fire. Openings protected with approved doors or dampers shall be maintained in accordance with NFPA 80.

   (D)   Opening protectives. Opening protectives shall be maintained in an operative condition in accordance with NFPA 80. The application of field-applied labels associated with the maintenance of opening protectives shall follow the requirements of the approved third-party certification organization accredited for listing the opening protective. Fire doors and smoke barrier doors shall not be blocked or obstructed or otherwise made inoperable. Fusible links shall be replaced whenever fused or damaged. Fire door assemblies shall not be modified.

      (1)   Signs. Where required by the Fire Code Official or his or her designee, a sign shall be permanently displayed on or near each fire door in letters not less than one inch (25 mm) high and to read as follows:

         (a)   For doors designed to be kept normally opened: FIRE DOOR - DO NOT BLOCK.

         (b)   For doors designed to be kept normally closed: FIRE DOOR - KEEP CLOSED.

   (E)   Ceilings. The hanging and displaying of salable goods and other decorative materials from acoustical ceiling systems that are part of a fire-resistive-rated horizontal assembly shall be prohibited.

   (F)   Testing. Horizontal and vertical sliding and rolling fire doors shall be inspected and tested annually to confirm operation and full closure. Records of inspections and testing shall be maintained.

   (G)   Vertical shafts. Interior vertical shafts, including stairways, elevator hoistways and service and utility shafts, which connect two or more stories of a building shall be enclosed or protected as required in Chapter 11 of the Ohio Fire Code. New floor opening in existing buildings shall comply with the Ohio Building Code.

   (H)   Opening protective closers. Where openings are required to be protected, opening protectives shall be maintained self-closing or automatic-closing by smoke detection. Existing fusible-link-type automatic door-closing devices shall be replaced if the fusible link rating exceeds 135° Fahrenheit (57° Celsius).

(Ord. 3673, passed 8-11-20)

      (1)   Installation. Fire protection systems shall be maintained in accordance with the original installation standards for that system. Required systems shall be extended, altered or augmented as necessary to maintain and continue protection where the building is altered or enlarged. Alterations to fire protection systems shall be done in accordance with applicable standards.

      (2)   Required fire protection systems. Fire protection systems required by this code, the Ohio Fire Code or the Ohio Building Code shall be installed, repaired, operated, tested and maintained in accordance with this code. A fire protection system for which a design option, exception or reduction to the provisions of this code, the Ohio Fire Code or the Ohio Building Code has been granted shall be considered to be a required system.

         (a)   Automatic sprinkler systems, see Section 903.5;

         (b)   Automatic fire-extinguishing systems protecting commercial cooking systems. See Section 904.12.5;

         (c)   Automatic water mist extinguishing systems, see Section 904.11;

         (d)   Carbon dioxide extinguishing systems, see Section 904.8;

         (f)   Carbon monoxide alarms and carbon monoxide detection systems, see Section 915.6;

         (g)   Clean-agent extinguishing systems, see Section 904.10;

         (h)   Dry-chemical extinguishing systems, see Section 904.6;

         (i)   Fire alarm and fire detection systems, see Section 907.8;

         (j)   Fire department connections, see Sections 912.4 and 912.7;

         (k)   Fire pumps, see Section 913.5;

         (l)   Foam extinguishing systems, see Section 904.7;

         (m)   Halon extinguishing systems, see Section 904.9;

         (n)   Single- and multiple-station smoke alarms, see Section 907.10;

         (o)   Smoke and heat vents and mechanical smoke removal systems, see Section 910.5;

         (p)   Smoke control systems, see Section 909.20;

         (q)   Wet-chemical extinguishing systems, see Section 904.5.

   Standard Protection System Maintenance Standards

 

      (2)   Records information. Initial shall include the: name of the installation contractor; type of components installed; manufacture of components; location and number of components installed per floor; and manufactures' operation and maintenance for the life of the installation.

   (C)   Systems out of service. Where a required protection system is out of service, the Fire Department, Fire Code Official or his or her designee shall be notified immediately and, where required by the Fire Code Official, either the building shall be evacuated or an approved fire watch shall be provided for all occupants left unprotected by the shutdown until the fire protection system has been returned to service. Where the Fire Code Official orders the building evacuated, the Chief Code Enforcement Officer shall placard the building condemned until such time as the protection system has been placed back into service and approved by the Fire Code Official. Where utilized, fire watches shall be provided with not less than one approved means for notification of the Fire Department and shall not have duties beyond performing constant patrols of the protected premises and keeping watch for fires. Actions shall be taken in accordance with Section 901 of the Ohio Fire Code to bring the system back into service.

   (D)   Removal of or tampering with equipment. It shall be unlawful for any person to remove, tamper with or otherwise disturb any fire hydrant, fire detection and alarm system, fire suppression system or other fire appliance required by this code except for the purposes of extinguishing fire, training, recharging, or making necessary repairs. Whoever violates this section shall be guilty of a misdemeanor of the third degree and charge so under R.C. §2909.07(A)(4). Should a violation of this section create a risk of physical harm to any person, the charge shall be upgraded to a misdemeanor of the first degree.

      (1)   Removal of or tampering with appurtenances. Locks, gates, doors, barricades, chains enclosures, signs, tags and seals that have been installed by or at the direction of the Fire Code Official or his or her designee shall not be removed, unlocked, destroyed or tampered within any manner. Whoever violates this section shall be guilty of a misdemeanor of the third degree and charge so under R.C. §2909.07(A)(4). Should a violation of this section create a risk of physical harm to any person, the charge shall be upgraded to a misdemeanor of the first degree.

      (2)   Removal of existing occupant-use hose lines. The Fire Code Official or his or her designee is authorized to permit the removal of existing occupant-use hose lines where all of the following apply:

         (a)   The installation is not required by the Ohio Fire Code or the Ohio Building Code;

         (b)   The hose line would not be utilized by trained personnel or the Fire Department; and

         (c)   The remaining outlets are compatible with local Fire Department fittings.

   (E)   Fire Department connection. Where the Fire Department connection is not visible to approaching fire apparatus, the Fire Department connection shall be indicated by an approved sign mounted on the street front or on the side of the building. Such sign shall have the letters "FDC" not less than six inches (152 mm) and the words in letters not less than two inches (51 mm) high or an arrow to indicate the location. Such signs shall be subject to the approval of the Fire Code Official.

      (1)   Fire Department connection access. Ready access to Fire Department connection shall be maintained at all times and without obstruction by fences, bushes, trees, walls or any other fixed or movable object. Access to Fire Department connections shall be approved by the Fire Code Chief.

         (a)   Exception: Fences, where provided with an access gate equipped with a sign complying with the legend requirements of Section 912.5 of the Ohio Fire Code and a means of emergency operation. The gate and the means of emergency operation shall be approved by the Fire Chief and maintained operational at all times.

   (F)   Single- and multiple-station smoke alarms. Single- and multiple-station smoke alarms shall be installed in existing group I-1 and R occupancies in accordance with divisions (F)(1) through (F)(7) of this section.

      (1)   Where required. Existing group I-1 and R occupancies shall be provided with single-station smoke alarms in accordance with divisions (F)(2) through (F)(5) of this section. Interconnection and power sources shall be in accordance with divisions (F)(6) and (F)(7) of this section.

         (a)   Exceptions:

            1.   Where the code that was in effect at the time of the construction required smoke alarms and smoke alarms complying with those requirements are already provided;

            2.   Where smoke alarms have been installed in occupancies and dwellings that were not required to have them at the time of construction, additional smoke alarms shall not be required provided that the existing smoke alarms comply with requirements that were in effect at the time of installation;

            3.   Where smoke detectors connected to a fire alarm system have been installed as a substitute for smoke alarms;

         (a)   In sleeping areas;

         (b)   In every room in the path of the means or egress from the sleeping area to the door leading from the sleeping unit;

         (c)   In each story of the sleeping unit, including basements. For sleeping units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level.

         (a)   On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms;

         (b)   In each room used for sleeping purposes;

         (c)   In each story within a dwelling unit, including basements but not including crawl spaces and uninhabitable attics. In dwelling or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level.

         (a)   Ionization smoke alarms shall not be installed less than 20 feet (6,096 mm) horizontally from a permanently installed cooking appliance;

         (b)   Ionization smoke alarms with an alarm-silencing switch shall not be installed less than ten feet (3,048 mm) horizontally from a permanently installed cooking appliance;

         (c)   Photoelectric smoke alarms shall not be installed less than six feet (1,829 mm) horizontally from a permanently installed cooking appliance.

      (6)   Interconnection. Where more than one smoke alarm is required to be installed within an individual dwelling or sleeping unit, the smoke alarms shall be interconnected in such a manner that the activation of one alarm will activate all of the alarms in the individual 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 levels with all intervening doors closed.

         (a)   Exceptions:

            1.   Interconnection is not required in buildings that 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 that could provide access for interconnection without the removal of interior finishes.

         (a)   Exceptions:

            1.   Smoke alarms are permitted to be solely battery operated in existing buildings where construction is not taking place.

            2.   Smoke alarms are permitted to be solely battery operated in buildings that are not served from a commercial power source.

            3.   Smoke alarms are permitted to be solely battery operated in existing areas of buildings undergoing alterations or repairs that do not result in the removal of interior walls or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available that could provide access for building wiring without the removal of interior finishes.

         (a)   The fire alarm system shall comply with all applicable requirements in Section 907 of the Ohio Fire Code.

         (b)   Activation of a smoke detector in a dwelling or sleeping unit shall initiate alarm notification in the dwelling or sleeping unit in accordance with Section 907.5.2 of the Ohio Fire Code.

         (c)   Activation of a smoke alarm in a dwelling or sleeping unit shall not activate alarm notification appliances outside of the dwelling or sleeping unit, provided that the supervisory signal is generated and monitored in accordance with Section 907.6.6 of the Ohio Fire Code.

(Ord. 3673, passed 8-11-20)

   (B)   Carbon monoxide alarms and detectors. Carbon monoxide alarms and carbon monoxide detection systems shall be maintained in accordance with NFPA 720. Carbon monoxide alarms and carbon monoxide detectors that become inoperable or begin producing end-of-life signals shall be replaced.

(Ord. 3673, passed 8-11-20)

   (A)   General. Every foundation, exterior floor, exterior wall, exterior window, exterior door, soffit, facia, roof and any other area of the exterior envelope of every unoccupied, vacant or abandoned structure shall be maintained and kept in good repair and in such safe condition so as to make interior areas weathertight, watertight, and rodent proof so as to prevent the structure from becoming harbors for rats, vermin or insects, to prevent unauthorized entry of the structures and to eliminate unsafe conditions.

   (C)   Unsecure vacant buildings. Whenever the Code Official finds an unoccupied, vacant or abandoned structure open to entry, the Code Official shall contact the owner, lessee, agent, or tenant having charge of the property, premise or structure and notify them that the structure is open and shall be secured. Should the whereabouts of the owner, lessee, agent, or tenant having charge of the property, premise or structure be unknown or be unascertainable by reasonable means or should the owner, lessee, agent, or tenant having charge of the property, premise or structure fail to secure the open structure, the Code Official shall cause the structure to be secured at those points of entry. The Code Official shall be authorized to enter upon the premises only to the extent to secure the structure. Subsequent notice shall include the fact that the Code Official has found it necessary to take appropriate action to secure the structure.

   (D)   In the event the owner, lessee, agent, or tenant having charge of the property, premise or structure fails to secure the open structure or after reasonable attempts to contact the owner, lessee, agent, or tenant having charge of the property, premise or structure to notify them to secure the structure have failed, the City Manager or his or her designee is hereby authorized to have structure secured by a private contractor and to invoice the owner for the cost incurred by the city in having such structure secured, including an administrative fee assessed at the current rate as set forth in Chapter 37, General Fee Schedule, of the Codified Ordinances of the City of West Carrollton. In the event the costs are not paid within 30 days after mailing of the invoice, then such amount shall be certified to the County Auditor for collection, the same as other taxes or assessments are collected.

(Ord. 3673, passed 8-11-20)

   (A)   The purposes of this section are to protect the public health, safety, and welfare by establishing minimum standards and procedures governing the maintenance, appearance, and condition of all rental housing properties; to impose certain responsibilities and duties upon the owner, responsible agent, and tenant and to ensure they are educated about those responsibilities; to authorize and establish procedures for mandatory registration and exterior inspections of rental property to ensure compliance with the Property Maintenance Code, Zoning Code, Ohio Building Code, Ohio Fire Code, and the Residential Code of Ohio; and to fix penalties for violations of this section. This section is hereby declared to be remedial and essential for the public interest, and it is intended that this section be liberally construed to effectuate the purpose as stated herein.

   (B)   This section shall apply to all rental units and/or rental property and shall also apply to all common areas within the structure(s) or on the premises.

   (C)   Administration of the Residential Rental Registration & Education Program in no way negates or eliminates the right of the Code Official to request, be invited or to seek an administrative search warrant to conduct an interior inspection of any rental unit and/or rental property as provided by §158.04.

(Ord. 3673, passed 8-11-20)

   (A)   Owners of one or more rental units and/or rental properly located within the city shall comply with all requirements of the Montgomery County Residential Rental Property Registration program enabled by R.C. Chapter 5323: Residential Rental Property no later than June 30, 2017.

   (B)   Owners of one or more rental units and/or rental property located within the city shall update the information required under division (A) of this section within 60 days after any change in the information occurs, as required by R.C. §5323.02(C).

(Ord. 3673, passed 8-11-20)

   (A)   The Code Official shall inspect the exterior of all rental units and/or rental property, as well as the interior common areas of multi-family residential rental buildings, once every two years to determine compliance with the Property Maintenance Code, Zoning Code, Ohio Building Code, Ohio Fire Code, and the Residential Code of Ohio.

   (B)   The Code Official shall conduct all inspections in accordance with the requirements of §158.04, and shall obtain affirmative consent by the owner, responsible agent, and/or tenant to access the front, side and rear yards of the property and the interior common areas of multi-family residential rental buildings. If said consent is not granted, the Code Official may seek an administrative warrant as provided by law to gain access to the property in order to conduct the inspection.

   (C)   The owner and responsible agent have no legal obligation to obtain from any tenant, on behalf of the Code Official, consent for the Code Official to perform any inspection or re-inspection.

   (D)   A scheduled inspection or re-inspection may be rescheduled with no less than seven days prior notice to the Code Official without incurring a re-inspection fee as provided in §158.51.

(Ord. 3673, passed 8-11-20)

   (A)   Within 90 days after the effective date of this chapter, the Code Official shall issue written notification to all known owners of rental units and/or rental property located within the city describing the requirements of the Residential Rental Registration & Education Program and the penalties for failing to comply with said requirements. This notification shall be delivered by ordinary mail to the owner's last known mailing address, and shall be evidenced by a certificate of mailing.

   (B)   Thereafter, the Code Official shall annually cause a notice to be published in a newspaper of general circulation within the city, placing owners of rental units and/or rental property on notice regarding the requirements of the Residential Rental Registration & Education Program and the penalties for failing to comply with said requirements. The notice shall not be required to describe the lands or to specify the name of the owner of said property, but shall constitute notice regarding the program to any owner, responsible agent, or tenant having charge of any rental unit and/or rental property which is let for occupancy, let or leased for residential purposes. Such notice shall be published one time in order to constitute notice hereafter. No further notice or publication shall be required in order to institute appropriate action to restrain, correct or abate a violation of this program.

   (C)   The Code Official shall establish an inspection schedule identifying the month and year when all registered rental units and/or rental property are anticipated to be inspected during the initial two year inspection period. As soon as practicable, the Code Official shall issue notification to all owners and responsible agents by ordinary mail and/or posting on the property as to the anticipated month and year in which their initial inspection will be conducted. Owners and/or responsible agents shall communicate this information in writing to all tenants as soon as practicable after receiving notice from the Code Official.

   (D)   At least two weeks prior to the date of the inspection of a rental unit and/or rental property, the Code Official shall issue notification to the owner and responsible agent by ordinary mail and/or posting on the property of the inspection date and time. This notice shall inform the owner and responsible agent that affirmative consent is needed in order for the Code Official to enter upon private property, and if that consent is not granted the Code Official may seek an administrative warrant as provided by law to gain access to the property in order to conduct the inspection. Owners and/or responsible agents shall communicate this information in writing to all tenants as soon as practicable after receiving notice from the Code Official, but no later than 72 hours prior to the scheduled inspection time.

(Ord. 3673, passed 8-11-20)

   (A)   Registration. A late fee as set forth in Chapter 37: General Fee Schedule shall be instituted for failure to comply with the registration requirements of §158.48, and shall be paid by the owner or responsible agent who is responsible for correcting the violations. Notice shall be accompanied by a statement of the amount of cost incurred, and in the event the same is not paid within 30 days after the mailing of the notice, then such amount shall be certified to the County Auditor for collection the same as other taxes and assessments are collected.

      (1)   Failure of an owner, responsible agent, or tenant of a rental unit and/or rental property to appear for a scheduled inspection or re-inspection shall result in a re-inspection fee being charged as set forth in §158.13. No owner shall be penalized where any inspection or re-inspection is delayed or does not occur as the result of actions by the tenant, provided neither party has colluded or attempted to collude with the other to delay or prevent said inspection from being conducted.

      (2)   Whenever the Code Official determines during an inspection that one or more violations exist in a rental unit and/or on a rental property, a notice of violation or order shall be given to the owner and responsible agent in accordance with the provisions of §158.07.

      (3)   Failure to comply with a notice of violation or order issued in accordance with division (B)(2) of this section shall result in a re-inspection fee being assessed to the rental unit and/or rental property as set forth in §158.13. The owner and responsible agent shall also be subject to recourse pursuant to §158.06.

   (D)   An owner or responsible agent failing to comply with any requirement of the Residential Rental Registration & Education Program shall also be subject to recourse pursuant to §158.99.

   (E)   A proper and timely filed appeal as provided in §158.52 shall stay any and all enforcement proceedings until a final decision is rendered regarding said appeal.

(Ord. 3673, passed 8-11-20)

   Any owner aggrieved by the action of the Code Official in the administration and/or enforcement of this section shall have the right to appeal that action to the Board of Zoning Appeals in the manner prescribed in §158.12.

(Ord. 3673, passed 8-11-20)

   An inspection is not a warranty or guarantee that there are no defects in the rental unit or on the rental property, and the Code Official shall not be liable to any person or entity for the condition of the rental unit and/or rental property.

(Ord. 3673, passed 8-11-20)

   If any section, paragraph, sentence, clause or phrase of the Residential Rental Registration & Education Program shall be declared invalid for any reason whatsoever, such decision shall not affect the remaining portions of the Residential Rental Registration & Education Program, which shall remain in full force and effect.

(Ord. 3673, passed 8-11-20)

 

*These are typical compliance time limits. They can vary depending on season, circumstance of violation, progress made by violator, extensions, etc.

(Ord. 3673, passed 8-11-20)

   This section lists the standards that are referenced in various sections of this chapter. The application of the standards shall be as specified in §158.02(G). The most current standard shall apply.

Standards

Residential Code of Ohio

Ohio Building Code

National Electrical Code

Ohio Fire Code

Ohio Plumbing Code

Ohio Mechanical Code

Ohio Department of Transportation, Manual of Uniform Traffic Control Devices (MUTCD)

West Carrollton Chapter 152, Subdivision Code

West Carrollton Chapter 153, Sign Code

West Carrollton Chapter 154, Zoning Code

West Carrollton Chapter 156, Flood Damage Prevention Code

(Ord. 3673, passed 8-11-20)

   Any person who shall violate a provision of this chapter shall, upon conviction thereof, be subject to the following penalties at the discretion of the court.

   (A)   A first offense shall be deemed a fourth-degree misdemeanor. The court shall impose upon the offender a fine of not more than $250 but not less than $150, or may impose a sentence of imprisonment for not more than 30 days, or may impose both such a fine and sentence of imprisonment.

   (B)   A second offense (whether or not of the same section of this chapter), occurring not sooner than 180 days and not later than two years after the occurrence of the first offense, shall be deemed a third-degree misdemeanor. The court shall impose upon the offender a fine of not more than $500 but not less than $250, or may impose a sentence of imprisonment for not more than 60 days, or may impose such a fine and sentence of imprisonment.

   (C)   A third offense (whether or not of the same section of this chapter), occurring not sooner than 180 days and not later than two years after the occurrence of the second offense, shall be deemed a second-degree misdemeanor. The court shall impose upon the offender a fine of not more than $750 but not less than $500, or may impose a sentence of imprisonment for not more than 90 days, or may impose such a fine and sentence of imprisonment.

   (D)   A fourth or any subsequent offense (whether or not of the same section of this chapter), occurring not sooner than 180 days and not later than two years after the occurrence of the third offense, shall be deemed a first-degree misdemeanor. The court shall impose upon the offender a fine of not more than $1,000 but not less than $750, or may impose a sentence of imprisonment for not more than six months, or may impose such a fine and sentence of imprisonment.

   (E)   Pursuant to §158.06(E), cost incurred for actions taken at the direction of the legal officer to restrain, correct or abate a violation, or to prevent illegal occupancy of a building, structure or premises, or to stop an illegal act, conduct, business or utilization of the building, structure or premises shall be recovered as follows:

      (1)   If the owner of the property, premise or structure fails to comply with a notice or order within the time prescribed, the City Manager or his or her designee may cause such violation(s) to be abated, either through an available public agency or by contract or arrangement with private persons, and the cost of such abatement shall be billed to the owner for the amount incurred by the city in having such violation(s) abated, including an administrative fee assessed at the current rate as set forth in Chapter 37, General Fee Schedule, of the Codified Ordinances of the City of West Carrollton. In the event the costs are not paid within 30 days after mailing of the bill, then such amount shall be entered upon the tax duplicate and shall constitute a lien upon such lands from the date of the entry, and shall be collected as other taxes and returned to the city's general fund.

(Ord. 3673, passed 8-11-20)