La Palma Municipal Code Art. IV Property Maintenance Standards

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

(1) Condition of structures. Structures shall not be partially destroyed, abandoned, unsecured, or permitted to remain in an unchanged state of partial construction for more than 30 days. Buildings or structures shall not be boarded up for a period in excess of ten days without a valid demolition or building permit on file, except in compliance with section 26-102.

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

(3) Use of tarps. Excluding emergency repairs, it is prohibited to use tarps for roof and building 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.

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

(5) Graffiti. All structures, equipment, walls, and fencing on the property shall be maintained free of graffiti.

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

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

(8) 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.

(9) Trash bins. Trash bins or dumpsters shall be kept within an enclosed building, trash enclosure, or screened from public view to the maximum extent feasible. Overflowing trash bins or dumpsters due to an inadequate number of bins and/or requests for service from the trash hauler are prohibited. Use of commercial trash bins for residential uses in the R-1 Zone is prohibited, except during construction, remodel, or as approved by the Community Development Director.

(10) Walls, fences, lattice and trash enclosures. All walls, lattice extensions, retaining and crib walls, and fences abutting public rights-of-way and all 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.

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

(12) Signs. All signs shall be maintained in order to prevent deterioration, disrepair, and unsightliness and shall be consistent with article III, division 5, of chapter 44, entitled "Signs."

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

(14) Landscaping. All landscaping visible from public rights-of-way shall be maintained in a healthy condition free of dying, dead, diseased, decayed, discarded, and/or overgrown vegetation. All artificial turf visible from public rights-of-way shall be maintained in a manner so as to mimic the appearance of a maintained, green, thriving lawn free of fading, visible seams, dents, ruts, trash, debris, damaged areas, stains, and/or exhibiting a worn out unnatural appearance.

(15) Parkway landscaping. In areas with public parkways, the parkway shall be landscaped and maintained by the property owners abutting said parkway. The landscaping shall be maintained in a healthy condition free of dying, dead, diseased, decayed, discarded, and/or overgrown vegetation. All artificial turf located in a parkway shall be maintained in a manner so as to mimic the appearance of a maintained, green, thriving lawn free of fading, visible seams, dents, ruts, trash, debris, damaged areas, stains, and/or exhibiting a worn out unnatural appearance.

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

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

(18) Rodent and vermin control. All property, including landscaped areas, buildings, and structures, shall be maintained free of rodents and other vermin.

(19) 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.

(20) 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.

(21) Construction sites. Buildings for which a valid building permit is on file may contain missing or partially assembled elements, including roofing, windows, walls, and paint, provided that the site remains free of weeds, trash, and debris and all construction materials are stored in an orderly fashion. All landscaping unaffected by the construction shall be maintained throughout the construction process. Appropriate fencing shall be installed around the area of construction to ensure the safety and security of the site. If chainlink fencing is installed on a construction site, screening shall also be installed and maintained in accordance with section 26-102(b)(2). Dust control measures and other best management practices for preventing stormwater pollution shall be implemented and adhered to at all times. Portable sanitation devices shall be serviced regularly and placed the furthest distance possible from adjacent properties.

(Code 1975, § 17-37; Ord. No. 2004-03, § 7; Ord. No. 2009-04, § 2(17-37(n), (o)), 7-7-2009; Ord. No. 2011-02, § 2, 3-15-2011)

(a) Mandatory standards. All vacant real property in the City shall be secured and maintained in compliance with section 26-101.

(b) Additional standards. When deemed necessary by the Community Development Director, and/or in order to maintain the safety of persons or property, the following standards may also be imposed on vacant real property:

(1) Access points. All windows, doors, and other open access features to the structures on the real property shall be boarded up and secured. All boards visible from the building's exterior shall be painted to match the building's exterior color.

(2) Fencing. The property shall be fenced on all sides along the property line with a chainlink fence or other type of secure fencing at a minimum height of six feet from grade. The fence shall be properly posted with no trespassing signs, and kept clear of all other signs, except lawfully installed real estate signs for the lease or sale of the property and signs identifying ownership of the property or fencing. All mesh screening, wood or vinyl slats, or similar screening materials installed on the fencing shall be properly installed and be kept free from breaks, significant cracks, deterioration, missing slats and panels, rips, tears, dry rot, and excessive fading.

(3) Security lighting. All structures that 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. Each light shall be shielded to avoid lighting adjacent properties.

(Code 1975, § 17-38; Ord. No. 2004-03, § 7)

Compliance with the standards contained in this article shall be achieved at the sole cost of the property owner, tenant, or responsible party for the real property and shall not limit the right of any party to pursue available remedies or seek recovery of costs for the abatement of any real property found to be in violation under this Code.

(Code 1975, § 17-39; Ord. No. 2004-03, § 7)