1.10.080 Nonresidential buildings and structures maintenance standards.
A. Application. In addition to the general property maintenance standards specified in Section 1.10.075, the provisions of this section shall apply to nonresidential buildings and structures located within the city limits of the city of Petaluma.
B. Foundations, Exterior Walls, Roofs, Mechanical Equipment, Electrical, and Plumbing. Foundations, exterior walls, roofs, and mechanical equipment shall be free from deterioration or blighting conditions and shall conform to the following requirements:
1. Foundation. The building foundation shall be free from deterioration, maintained in a safe condition, and be capable of supporting the load which normal use may place thereon.
2. Exterior Walls. The exterior walls shall be free from conditions that contribute to the deterioration of the structure or otherwise present a deteriorated or blighted condition. Exterior walls shall be substantially weather tight, weatherproof, free from dry rot and mildew, and shall be maintained in sound condition and good repair so as to prevent infestation. Exterior doors and windows shall be fitted securely in their frames and shall be substantially weather tight with operable locks, if locks are present. Windows of occupied structures shall not be boarded, and glazing in windows and doors shall be properly maintained. Chipping or peeling paint may not exceed twenty-five percent of the surface area of any building component visible from public property. All exterior surfaces other than decay-resistant materials shall be protected from the elements by painting or other protective covering according to manufacturer’s specifications. Chimneys and similar appurtenances shall be structurally safe. Window screening, of not less than sixteen mesh per inch, shall be 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, and shall be maintained in good condition. Every screen door used for insect control shall have a self-closing device in good working condition. Screens shall not be required where approved air curtains are employed.
3. Roofs and Drainage. Roofs and drainage shall be maintained in a safe condition and have no defects which might admit rain or cause dampness in the walls or interior portion of the building. Roofs shall be free from conditions that contribute to the deterioration of the structure or otherwise present a deteriorated or blighted appearance. Broken, rotted, split, curled, or missing roofing material shall not exceed ten square feet of any roof for no more than thirty consecutive days. Canopies and awnings shall be properly anchored and maintained. Roof water shall not be discharged in a manner that creates a public nuisance.
4. Mechanical Equipment. Heating, ventilating, air conditioning, evaporative cooling equipment, and their mounting apparatus shall be maintained in an approved manner, and in a condition free from excessive accumulation of scale, rust, corrosion or mineral deposits. Equipment stands or mounts shall be structurally sound. Unused, deteriorated or unattached heating ventilation and air conditioning (HVAC) equipment and mechanical equipment and associated apparatuses shall be removed from the structure. Equipment shrouds, enclosures, and similar protecting housing components integral to a piece of equipment shall be installed, anchored, and properly maintained.
5. Electrical Equipment. All electrical equipment, wiring and appliances shall be installed and maintained in a safe operational condition and approved manner.
6. Plumbing Equipment. All plumbing equipment, piping and fixtures shall be installed and maintained in a safe, sanitary, functional and approved manner.
C. Outdoor Stairs, Porches, Guardrails, Handrails, and Similar Railings. All outdoor stairs, porches, guard and handrails shall be adequate for safety according to the applicable building code and fire code requirements. Every stair and porch shall be maintained in a structurally sound condition. The supports for railings, stairs, and porches shall be structurally sound and in a safe condition. Every stair and porch, and any appendage thereto, shall be maintained in safe condition and capable of supporting the load that normal use may place thereon.
D. Interior of Structures.
1. General. Every owner of a property shall ensure the interior of structures and mechanical, electrical, and plumbing equipment therein are maintained in good working order and structurally sound.
2. Structural Members. All structural members shall be maintained structurally sound and be capable of supporting the imposed design loads.
3. Interior Surfaces. All interior surfaces shall be maintained in good, clean and sanitary condition. Peeling, chipping, flaking, or abraded paint shall be repaired, removed, or covered. Cracked, broken, damaged, or loose plaster, decayed wood, and other defective surface conditions in excess of one-eighth inch shall be repaired.
4. Stairs and Walking Surfaces. Every stair, ramp, landing, balcony, mezzanine or other walking surface shall be maintained in sound condition and good repair.
5. Handrails and Guardrails. Every handrail and guardrail shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition and shall be adequate for safety according to the applicable building and fire code requirements.
6. Interior Windows and Doors. Every interior window and door shall fit 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.
E. Exits. All buildings or portions thereof shall be provided with properly maintained exits, exit corridors, exit passageways, and appurtenances as required by the building code.
F. Fire Protection. All buildings or portions thereof shall be provided with the degree of fire-resistive construction as required by the building code for the appropriate occupancy, type of construction, and location on property, and shall be provided with the appropriate fire-extinguishing systems or equipment as required by the building code and fire code. All fire-resistive construction required by the building code shall be maintained.
G. Substandard Commercial Buildings. Any building or portion thereof or the premises on which the same is located in which there exists any of the following conditions shall be deemed and hereby declared to be a substandard building.
1. Habitability and Sanitation. Buildings or portions thereof shall be deemed substandard when any of the following conditions exist:
a. Lack of or improper operation of water closet, lavatory, bathtub, or shower.
b. Lack of required interior wall covering.
c. Lack of required hot and cold running water to plumbing fixtures.
d. Lack of or improper operation of required ventilation equipment.
e. Lack of required electrical lighting.
f. Dampness in rooms.
g. Infestation of insects, vermin, or rodents.
h. General dilapidation or improper maintenance.
i. Lack of adequate garbage and rubbish storage and removal facilities.
j. Lack of connection to a required sewage disposal system.
k. Inoperable connection to a required sewage disposal system.
H. Structural Hazards. Buildings or portions thereof shall be deemed substandard when they are, or contain, structural hazards. Structural hazards shall include, but not be limited to, the following:
1. Deteriorated or inadequate foundations incapable of supporting the load which normal use may place thereon.
2. Defective or deteriorated flooring or floor supports.
3. Flooring or floor supports of insufficient size to carry imposed loads safely.
4. Members of walls, partitions, or other vertical supports that split, lean, list, or buckle due to defective material or deterioration.
5. Members of walls, partitions, or other vertical supports that are of insufficient size to carry imposed loads safely.
6. Members of ceilings, roofs, ceiling and roof supports, or other horizontal members that sag, split, or buckle due to defective material or deterioration.
7. Members of ceilings, roofs, ceiling and roof supports, or other horizontal members that are of insufficient size to carry imposed loads safely.
8. Fireplaces or chimneys that list (to lean), bulge, or settle due to defective material or deterioration.
I. Hazardous Electrical Wiring. All wiring that does not conform to all applicable laws in effect at the time of installation, has not been maintained in good condition, or is not currently in good and safe condition and working properly shall be considered hazardous and substandard.
J. Hazardous Plumbing. All plumbing that does not conform to all applicable laws in effect at the time of installation, has not been maintained in good condition, is not currently in good and safe condition or not working properly, or is not free of cross-connections and siphonage between fixtures shall be considered hazardous and substandard. All water heaters require seismic strapping on the bottom one-third and top one-third of the unit. An approved combination temperature and pressure-relief valve and valve relief discharge pipe shall be properly installed and maintained on water heaters.
K. Hazardous Mechanical Equipment. All mechanical equipment, including vents, that does not conform to all applicable laws in effect at the time of installation, that has not been maintained in good and safe condition, and is not currently in good and safe condition and working properly shall be considered hazardous and substandard.
L. Fire Hazard. Any building or portion thereof, device, apparatus, equipment, combustible waste, or vegetation that is in noncompliance with the fire code to the extent that the fire chief, or their designee, has determined the noncompliance condition is unsafe or that a fire or explosion could occur as the result of said noncompliance shall be considered hazardous and substandard. In addition, any condition the fire chief, or their designee, has determined provides a ready fuel to augment the spread and intensity of fire or explosion arising from any cause is deemed hazardous and substandard.
M. Faulty Materials of Construction. All materials of construction except those that are specifically allowed or approved by the building code and that have been adequately maintained in good and safe condition shall be considered substandard.
N. Hazardous or Unsanitary Premises. Those premises on which an accumulation of weeds, vegetation, junk, dead organic matter, debris, garbage, offal, rodent harborages, stagnant water, combustible materials, and similar materials or conditions that constitute a fire hazard, health hazard, safety hazard, or a public nuisance shall be considered hazardous and substandard. All exterior property and premises, and the interior of every structure, shall be free from any accumulation of rubbish or garbage. Every occupant of a structure shall dispose of garbage and rubbish in a clean and sanitary manner by placing such garbage and rubbish in an approved container or disposal facility. Any accumulated garbage and rubbish shall be placed out for collection for the authorized waste disposal agent of the city at a minimum of one time per week.
O. Inadequate Exits. All buildings or portions thereof not provided with adequate exit facilities, except those buildings or portions thereof whose exit facilities conformed with all applicable laws at the time of their construction and that have been adequately maintained and increased in relation to any increase in occupant load, alteration or addition, or any change in occupancy, shall be considered substandard. When an unsafe condition exists due to lack of or improper location of exits, additional exits may be required to be installed.
P. Inadequate Fire Protection or Fire-Fighting Equipment. All buildings or portions thereof not provided with fire-resistive construction or fire-extinguishing systems or equipment required by the building and fire code, except those buildings or portions thereof that conformed to all applicable laws at the time of their construction and whose fire-resistive integrity and fire-extinguishing systems or equipment have been adequately maintained and improved in relation to any increase in occupant load, alteration or addition, or any change in occupancy, shall be considered substandard.
Q. Improper Occupancy. All buildings or portions thereof occupied for purposes not designed or intended to be used for those occupancies shall be considered substandard.
R. Premises Identification. Buildings shall have approved address numbers placed in a position to be plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of four inches (one hundred two millimeters) high, with a minimum stroke width of one-half inch (twelve and seven-tenths millimeters).
Exception: Rural residential buildings shall not be required to comply with this section, provided such buildings have a form of building identification that has been approved by the fire code official.
(Ord. 2385 NCS §1 (part), 2010.)