Costa Mesa Municipal Code Ch. II Property Maintenance Standards

All developed real property in the city shall be maintained at a level not less than the following standards:

(a) Condition of structures. Structures shall not be partially destroyed, abandoned, unsecured, or permitted to remain in a state of partial construction for more than 30 days. Buildings or structures shall not be boarded up for a period in excess of 10 days without a valid demolition or building permit on file, except in compliance with section 20-7.

(b) Building exteriors and roofs. Exterior building surfaces and roofs shall be maintained free of significant surface cracks, missing materials, warping, dry rot which either threaten the structural integrity, or result in a dilapidated, decaying, disfigured, or partially ruined appearance.

(c) Use of tarps. Tarps for roof and building repairs shall be prohibited, except for emergency repairs. Additionally, the use of tarps for vehicle covers, or temporary canopies, enclosures, and/or awnings is prohibited in any outdoor area visible from any public right-of-way.

(d) Paint. Painted surfaces on buildings, trash enclosures, walls, retaining walls, fences, and structures shall be maintained in order to prevent decay, excessive checking, cracking, peeling, chalking, dry rot, warping, or termite infestation.

(e) Graffiti. All structures, equipment, walls, and fencing on the property shall be maintained free of graffiti pursuant to Chapter VII½ of Title 11.

(f) Lighting. All exterior light fixtures shall be maintained in good working order free of broken lamps, lens, and light bulbs. Furthermore, the structural integrity of all supporting poles and mounting fixtures shall be maintained. All insulation and connections shall be intact and free of exposed wire.

(g) Windows. Broken windows and glass doors and the use of materials other than glass as a replacement or covering of windowpanes are prohibited.

(h) Window screens. All window and glass door screens shall be maintained free of tears, rips, and holes. On residential rental properties, window screens are required on all windows.

(i) Trash bins.

(1) Trash bins or dumpsters shall be kept within a trash enclosure, or screened from public view to the maximum extent feasible. Trash bins shall also be maintained free of graffiti.

(2) Overflowing trash bins or dumpsters due to an inadequate number of bins and/or request for service from the trash hauler are prohibited. Use of commercial trash bins for residential uses in the R-1 zone is prohibited, except for the purpose of removing construction and demolition materials pursuant to section 20-3(a), construction activities.

(3) Exception: All existing trash dumpsters shall be affixed with a lid and screened from public view by a trash enclosure or other acceptable manner under the direction of the planning division. The provision of a trash enclosure or screen may result in the loss of required parking spaces, landscaping, and/or open space without approval of a variance from development standards in Title 13, Planning, Zoning and Development. The zoning administrator may waive this requirement, if he/she determines that the loss of onsite parking shall create a hardship for the site, subject to review pursuant to Chapter IX of Title 2. The location of any trash enclosure or screen on the site as required by this section shall be approved by the planning division.

(j) Walls, fences, and trash enclosures. All walls, retaining and crib walls, and fences abutting public rights-of-way (including alleys), and trash enclosures, shall be maintained free of significant surface cracks, dry rot, warping, deterioration, leaning, missing panels or blocks, which either threaten the structural integrity or result in a dilapidated, decaying, disfigured, or partially ruined appearance. In residential zones, including planned development, chain link fencing visible from a public street shall be removed or screened with plant materials that have been approved by the department. Chain link fences and landscaping that are located adjacent to street corners and driveways shall conform to the city's walls, fences, and landscaping standards in Title 13 of the Costa Mesa Municipal Code regarding maximum height and location.

(k) Parking areas, sidewalks. Parking areas, private alleys, driveways, sidewalks, and walkways shall be maintained free of potholes, cracks, breaks, lifting, and other deteriorated conditions.

(l) Signs. All signs shall be maintained in order to prevent deterioration, disrepair, and unsightliness.

(m) Excavations. Excavations, abandoned wells, shafts, basements, and other holes shall be properly secured to prevent access by unauthorized persons.

(n) Landscaping. With the exception of R-1 properties, all landscaping on the property shall be maintained pursuant to section 13-108, landscape maintenance of this Code. For R-1 properties, all unpaved areas visible from the public right-of-way shall be landscaped and the landscaping shall be maintained in a healthy condition free of dying, dead, diseased, decayed, discarded and/or overgrown vegetation.

(o) Parkway landscaping. The public parkway shall be landscaped and maintained by the adjacent property owner(s). The landscaping shall be maintained in a healthy condition free of dying, dead, diseased, decayed, discarded and/or overgrown vegetation.

(p) Drainage. Onsite drainage improvements shall be maintained in order to prevent deterioration, disrepair, and ineffectiveness.

(q) Rodent and vermin control. All property, including landscaped areas, buildings, and structures, shall be maintained free of rodents and other vermin (including but not limited to, bed bugs, roaches, lice, fleas, and ticks).

(r) Outdoor drying. In all residential zones or residential developments, the outdoor airing and/or drying of laundry, clothes, other household linens, or food is permitted only in rear or side yards, provided that the items are not visible from public rights-of-way.

(s) Pools. Barrier fencing and gates for swimming pools and spas shall be maintained as required by the California Building Code. Swimming pools and spas shall not contain unfiltered or stagnant water.

(t) Address numerals. Street address numerals shall be maintained pursuant to following:

(1) Single-family units. Street addresses shall be visible from the public street and may be displayed either on the front door, on the fascia adjacent to the main entrance, or on another prominent location. When the property has alley access, address numerals shall be displayed in a prominent location visible from the alley. Numerals shall be a minimum four inches in height with not less than one-quarter-inch (¼?) stroke and shall contrast sharply with the background.

(2) Multifamily units. Street addresses shall be visible from the public street and shall be displayed on the complex identification sign. If there is no complex identification sign, the street address may be displayed on the fascia adjacent to the main entrance or on another prominent location. When the property has alley access, address numerals shall be displayed in a prominent location visible from the alley. Street address numerals shall be a minimum six inches in height with not less than one-half-inch (½?) stroke and shall contrast sharply with the background. Identification of individual units shall be provided adjacent to the unit entrances. Letters or numerals shall be four inches in height with not less than one-fourth-inch (¼?) stroke and shall contrast sharply with the background.

(3) Nonresidential properties. Street addresses shall be visible from the public street and shall be displayed on the freestanding sign. If there is no freestanding sign, the street address may be displayed on the fascia adjacent to the main entrance or on another prominent location. When the property has alley access, address numerals shall be displayed in a prominent location visible from the alley. Numerals shall be a minimum 12 inches in height with not less than three-fourth-inch (¾?) stroke and shall contrast sharply with the background. Identification of individual units shall be provided adjacent to the unit entrances. Letters or numerals shall be four inches in height with not less than one-fourth-inch (¼?) stroke and shall contrast sharply with the background.

(Ord. No. 13-04, § 1, 10-1-13)

(a) Mandatory standards. All vacant real property in the city shall be secured and maintained at a level not less than the following standards during the time period that such property remains vacant:

(1) Graffiti. All structures, equipment, walls, and fencing on the property shall be maintained free of graffiti pursuant to Chapter VII½ of Title 11.

(2) Rubbish, litter and weeds. All landscaped, concrete, dirt, or paved open areas on the real property and adjoining public parkway shall be kept clear of rubbish, litter, and weeds.

(3) Temporary fencing. Unless required by subsection (b)(2), the installation of temporary fencing is not mandated. A building permit is required for any temporary fencing installed by a responsible person. The planning division shall review the fence location and material(s), and chain link fencing shall only be used in conjunction with an opaque screening material. The responsible person shall maintain the fence in good repair and condition. If the fence is not maintained properly, the building official or fire chief may order its removal and replacement. The fence may be properly posted with no trespassing signs, and the fence shall be kept clear of all other signs, except lawfully installed signs.

(b) Additional standards. When deemed necessary by the fire chief or director, and/or in order to maintain the safety of persons or property, the following standards may also be imposed:

(1) Access points. All windows, doors, and other open access features to the structures on the real property shall be boarded up and secured in compliance with the standard attached as Exhibit A to the ordinance adopting this title. All boards visible from the building's exterior shall be painted to match the building's exterior.

(2) Temporary fencing. The property shall be fenced on all sides along the property line with a chain link fence or other type of secure fencing at a minimum height of six feet from grade. The fire chief or building official may determine a greater fence height is necessary. The temporary fence shall require a building permit and shall be subject to the standards in subsection (a)(3) of this section.

(3) Security lighting. All structures which could be used for human habitation shall have an operable and effective exterior security lighting system. The front and rear yards shall each be illuminated with a minimum of one light. The lighting shall be capable of illuminating the structure's exterior so as to be visible from the street or alley from dusk to dawn. However, the lights shall be shielded to avoid lighting adjacent properties.

(Ord. No. 13-04, § 1, 10-1-13)

Except as provided in section 20-3, exemptions, it is unlawful for any responsible person having charge or possession of any real property in the city to:

(a) Keep, store, or maintain upon any premises under his/her control any abandoned, wrecked, dismantled, or inoperative vehicle, or part thereof, except as permitted by Table 20-8(c).

(b) Keep, store, or maintain upon any premises under his/her control any vehicle or recreational vehicle, except as permitted by Table 20-8(c).

TABLE 20-8(c) VEHICLE STORAGE AND PARKING REGULATIONS

Notes: P = Permitted

• = Prohibited

(Ord. No. 13-04, § 1, 10-1-13)

The use of canopies is limited to residential properties and commercial zones or uses as specified herein. A conditional use permit is required for any use not designated in this section. For the purposes of this provision, a canopy is defined as a canvas covering or other durable fabric such as denim or polyvinyl, that is designed for use or custom fitted over a metal frame or a frame constructed from some other sturdy material, excluding umbrellas, and used for protection, shade, or shelter from the elements and open on at least one side.

(a) Non-residential properties.

(1) Car washes and motor vehicle detailing businesses. A maximum of one canopy is allowed on the same premises and in conjunction with a legally established car wash or motor vehicle detailing business provided it complies with all of the following standards:

a. The canopy shall not exceed 25 feet by 50 feet in dimension and 15 feet in height.

b. The canopy shall not be located in any required street or landscape setback area or interfere with the parking lot access and/or vehicular circulation.

c. The canopy shall cover no more than five standard size parking spaces, as defined in Title 13 of this Code.

d. No signage, decals, logos or advertising of any nature shall be allowed on the canopy.

e. The frame of the canopy shall be safely secured to the ground in accordance with the manufacturer's installation instructions.

f. No electrical wiring and/or lighting, whether permanent or portable, shall be attached to the canopy.

g. The area under the canopy shall only be used for motor vehicle detailing and the temporary parking of operative motor vehicles for services associated with either the car wash or detailing business.

h. The canopy shall be maintained in good condition, and shall be removed, cleaned, or replaced if torn, faded, or dirty.

i. Canopies covering an area of 400 square feet or larger require issuance of a fire permit.

(2) New and/or used motor vehicle dealerships. A maximum of two canopies are allowed in conjunction with a legally established new and/or used motor vehicle dealership, provided the canopy(s) complies with all of the following standards:

a. The canopy(s) shall not exceed 50 feet by 100 feet in dimension, with an aggregate total of 5,000 square feet in area and shall not exceed 25 feet in height.

b. The canopy(s) shall be located within the automobile sales display or service area, and the canopy(s) shall not be located in any required street or landscape setback area or interfere with the parking lot access and/or vehicular circulation.

c. No signage, decals, logos, or advertising of any nature shall be allowed on the canopy.

d. The area under the canopy shall only be used for the temporary parking of operative motor vehicles that are on the premises in conjunction with the business.

e. The frame of the canopy shall be safely secured to the ground in accordance with the manufacturer's installation instructions.

f. Any attached electrical wiring and/or lighting, whether permanent or temporary, shall comply with all applicable provisions of the Uniform Electrical Code.

g. Automobile mechanical repair is prohibited under a canopy or on any open parking area. Motor vehicle detailing, not including mechanical repair, is an acceptable use under a canopy.

h. The canopy shall be maintained in good condition, and shall be removed, cleaned, or replaced if torn, faded, or dirty.

i. Canopies covering an area of 400 square feet or larger require issuance of a fire permit.

(b) Residential properties. Any canopy located on a residential property shall be partially or wholly screened from the public right-of-way by either a building and/or solid, opaque wall or fence that is a minimum six feet in height. The canopy shall be maintained in good condition and shall be removed, cleaned, or replaced if torn, faded or dirty.

(Ord. No. 13-04, § 1, 10-1-13)

(a) Residential areas. In residential areas, or within 50 feet thereof, the use of leaf blowers is prohibited except during the hours of 7:00 a.m. to 5:00 p.m., Monday through Friday, 9:00 a.m. to 5:00 p.m. on Saturdays; and 12:00 noon to 5:00 p.m. on Sundays and legal holidays.

(b) Maximum noise levels. Notwithstanding provisions of Chapter XIII, Noise Control of Title 13 of this Code, the maximum noise level emitted by leaf blowers shall not exceed 65 decibels and shall not exceed 55 decibels for more than a total of 15 minutes at any given location. The noise level shall be measured at a distance of 50 feet from the leaf blower.

(c) Dirt, dust, debris. Leaf blower operations shall not cause dirt, dust, debris, leaves, grass clippings, cuttings or trimmings from trees or shrubs to be blown or deposited on any adjacent street or property, or upon the property on which the leaf blower is being operated. Deposits of dirt, dust, leaves, grass clippings, debris, cuttings or trimmings from trees or shrubs shall be removed and disposed of in a sanitary manner, to prevent dispersement by wind, vandalism, or similar means.

(d) Windows and other openings. Leaf blowers shall not be operated within a horizontal distance of 10 feet of any operable window, door or mechanical air intake opening or duct.

(e) Identification required. Each leaf blower shall have the business name, address, and telephone number affixed to it in a clear, identifiable manner.

(Ord. No. 13-04, § 1, 10-1-13)