Azusa Municipal Code Art. VI Property Maintenance

Any person owning property within the city shall be required to maintain such property in a neat, orderly, safe and acceptable manner so as not to adversely affect the public health, safety and welfare. It is the intent of this section to set standards for property maintenance in the city.

(Code 1971, § 8.51.010)

It shall be declared a public nuisance to violate this article, and such violation is enforceable through article XIV of chapter 14 of this Code.

(Code 1971, § 8.51.040)

All weeds and other obstructions on sidewalks, parking areas and streets constitute a nuisance, dangerous and injurious to the neighboring property and to the health and welfare of the residents of the city.

(Code 1971, § 8.50.030)

It shall be the duty of the owner, his agent, his lessee and of the person in possession of private real property, whether improved or unimproved, in the city to keep the property, together with the public right-of-way, if any, abutting or adjoining such property free from weeds, rubbish, refuse and waste materials of all kinds which may endanger or injure neighboring property or the health, safety or welfare of the residents in the vicinity of such property.

(Code 1971, § 8.50.020)

(a) Any person owning improved property in the city shall maintain his property in a neat and orderly manner so as not to be detrimental to other nearby property and improvements or in such a manner that it will not adversely affect the public health, safety and welfare.

(b) For purposes of this section, improved property shall be land on which there are permitted uses or structures. Improved property shall also include adjoining easements under control of the property owner, public rights-of-way and parkways.

(c) Minimum maintenance for improved property shall include the following:

(1) Yard areas visible from the public right-of-way or neighboring property shall be maintained free of trash, debris, dead vegetation, cast-off items, including household appliances and indoor furniture, and inoperable vehicles.

(2) Lawn and turf areas on private property and on adjoining parkways shall be regularly cut and trimmed to maintain a height of not greater than six inches.

(3) Animal droppings shall be picked up and disposed of along with normal household refuse to prevent odors and breeding grounds for flies.

(4) Landscaping and irrigation systems shall be maintained in good order to promote healthy plant growth and in accordance with approved irrigation and landscaping plans when required.

(5) Required parking areas, driveways, striping, handicapped parking signs and markings, directional signs and required lighting shall be maintained and kept in good repair.

(6) Paint on structures shall be maintained and repainted as necessary to prevent or remove major areas of flaking or peeling or chipped or damaged paint.

(7) No required offstreet parking area or driveway shall be used for the storage of materials or equipment.

(8) No required offstreet parking area or driveway used in conjunction with a commercial property shall be used for the repair of vehicles or parking of dismantled vehicles or parts.

(9) Refuse containers shall be placed or stored out of public view, and adequate refuse pickup shall be provided to prevent refuse containers from overflowing.

(10) All graffiti or other offensive markings shall be removed or painted over, as appropriate.

(Code 1971, § 8.51.020)

(a) Any person owning unimproved property in the city shall maintain his property in such a manner so as not to be detrimental to other nearby properties and improvements or in such a manner that it will not adversely affect the public health, safety and welfare.

(b) For purposes of this section, unimproved property shall mean land on which there are no permitted uses or structures and portions of improved property which are left fallow, together with any adjoining easements or parkway areas.

(c) Minimum maintenance standards for unimproved property shall include but are not limited to the following:

(1) Compliance with all fire codes on an ongoing basis to ensure suppression and control in hazardous fire areas as set forth in the latest adopted edition of the county fire code.

(2) All unimproved property shall be maintained free of trash, cast-off items, broken concrete and abandoned and inoperable vehicles.

(3) All lots or parcels in the C-2 restricted commercial, CBD central business district and F-S freeway service zones shall be maintained so that weed and grass growth does not exceed six inches in height.

(Code 1971, § 8.51.030)

The city adopts by reference and makes part of this chapter by reference, subject to those certain amendments set forth in this chapter:

(1) 2024 International Property Maintenance Code;

(2) 1997 Uniform Administrative Code;

(3) 1997 Uniform Housing Code;

(4) California Health and Safety Code 17920.3.

At least one copy of each code has been filed in the office of the city clerk and each is incorporated herein by reference as though set forth in full, shall be the standards, provisions, and conditions to be observed and shall be followed in the regulation and control of design, construction, quality, and materials, use, and occupancy, location and maintenance of all buildings, structures, and certain equipment regulated by this chapter within the City of Azusa. In the event there is any inconsistency between the provisions of the codes and modifications adopted by this chapter, and other provisions of this Code, then the more restrictive provision with respect to building regulations shall apply.

(Ord. No. 2025-02, § 6, 5-5-25)

The following word and phrase substitutions are made in all codes adopted in section 34-237 wherever they appear:

(1) "City of _______" shall be substituted with "City of Azusa"

(2) "Governing body" shall be substituted with "city council"

(3) "Jurisdiction shall be substituted with "City of Azusa"

(Ord. No. 2025-02, § 7, 5-5-25)

As used in this chapter and any other state, local, or federal reference, the term "code official" shall mean the City of Azusa community development director, or his designee.

(Ord. No. 2025-02, § 8, 5-5-25)

Subsection 201.1 of Section 104 of the Uniform Administrative Code is hereby amended to read as follows:

Sec. 201.1 Creation of Enforcement Agency.

There is hereby established in the City of Azusa a Community Development Department, which employs a building official and other officers, assistants, deputies and employees, and which shall be under the jurisdiction of the director of economic and community development.

(Ord. No. 2025-02, § 9, 5-5-25)

(a) Any person, firm or corporation violating any of the provisions of this chapter or any of the codes adopted herein by reference shall be deemed guilty of a misdemeanor, unless prosecuted as an infraction in the discretion of the city prosecutor or as an administrative citation as provided herein, and shall be punishable by a fine or by imprisonment not to exceed six calendar months in jail, or by both such fine and imprisonment. Each such person shall be deemed guilty of a separate offense for each and every day or portion thereof during which any violation of any of the provisions of the Code is committed, continued or permitted. Costs of investigation, prosecution, or appeal in a criminal case, including, but not limited to, a criminal violation of a local ordinance shall not be charged to the defendant. This prohibition shall not apply in any civil action or civil proceeding.

(b) Separately and distinctly, any violation of the provisions of this chapter or any of the codes adopted herein by reference on any property in the city shall be deemed a public nuisance and may be abated by the city by civil process through the means of an injunction or restraining order, or pursuant to the provisions of this Code and other applicable law pertaining to the abatement of public nuisances.

(c) Any person, firm or corporation violating any of the provisions of this chapter or any of the codes adopted herein by reference may be issued an administrative citation and fine pursuant to section 1-25 of this Code.

(d) It is unlawful for any person to violate any provision or fail to comply with any requirement of this chapter. A violation of this chapter is punishable by:

(1) An administrative fine not exceeding $100.00 for a first violation.

(2) An administrative fine not exceeding $200.00 for a second violation within one year of the first violation.

(3) An administrative fine not exceeding $500.00 for each additional violation within one year of the first violation.

(Ord. No. 2025-02, § 10, 5-5-25)