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11-28-2012 Supporting DocumentsCODE ENFORCEMENT BOARD MEETING WEDNESDAY NOVEMBER 28, 2012 CITY HALL at 685 WEST MONTROSE STREET At 7:00 P.M. CALL TO ORDER PLEDGE OF ALLEGIANCE APPROVAL OF THE MINUTES OF THE CODE ENFORCEMENT BOARD MEETING FOR OCTOBER 16, 2012 OPENING STATEMENT SWEARING IN WITNESSES AGENDA NEW BUSINESS CASE NO. 12-895 O'Shea Wayne Thomas 214 2°a Street Clermont, FL 34711 VIOLATION: IPMC, Chapter 14, Sections 604.3, 504.3, 304.1.1, 304.2, 304.6, 302.1, 302.3, 302.4, 302.3, 704.2, 603.1, 304.14, 304.13.2, 304.15, and 403.5 Property Maintenance CASE NO. 12-896 Montrose, LLC O'Shea 720 W. Montrose St. Clermont, FL 34711 VIOLATION: IPMC Chapter 14, Sections 302.4, 302.2, and 302.9 Property Maintenance ************************************************************************************* CASE NO. 12-901 Erica Lashea Neal LaClair 868 Crooked Branch Dr. Clermont, FL 34711 VIOLATION: ` ` �, Chapter 66, Sections 220 & 221 Irrigation Schedule; Irrigation Fine ************************************************************************************* CASE NO. 12-903 Raj endra & Khemawattee K. Ramotar LaClair — 2693 Eagle Lake Dr. Clermont, FL 34711 VIOLATION: Chapter 118, Section 118-71 Minimum Tree Requirements ************************************************************************************* 1 CODE ENFORCEMENT BOARD MEETING WEDNESDAY NOVEMBER 28, 2012 CITY HALL at 685 WEST MONTROSE STREET At 7:00 P.M. CASE NO. 12-907 �' ��1 John C. Adkins O'Shea 2465 Prairie Dunes ' Clermont, FL 34711 VIOLATION: Chapter 14, Sections 303.1 and 303.2 Unsanitary Pool Discussion of Non -Agenda Items [�L111J RI Any person wishing to appeal any decision made by the Code Enforcement Board at this meeting will need a record of the proceedings. For that purpose, such person may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based. In accordance with the Americans with Disabilities Act (ADA), if any person with a disability as defined by the ADA needs special accommodation to participate in this proceeding, then not later than two (2) business days prior to the proceeding, he or she should contact the Planning and Zoning Department at 352-241-7302. Please be advised that if you intend to show any document, picture, video or items to the Council or Board in support or opposition to any item on the agenda; a copy of the document, picture, video or item must be provided to the Recording Clerk for the City's records. 2 CODE ENFORCEMENT BOARD MEETING WEDNESDAY NOVEMBER 28, 2012 CITY HALL at 685 WEST MONTROSE STREET At 7:00 P.M. CALL TO ORDER PLEDGE OF ALLEGIANCE APPROVAL OF THE MINUTES OF THE CODE ENFORCEMENT BOARD MEETING FOR OCTOBER 16, 2012 OPENING STATEMENT SWEARING IN WITNESSES AGENDA NEW BUSINESS CASE NO. 12-895 Wayne Thomas O'Shea 214 2°d Street Clermont, FL 34711 VIOLATION: IPMC, Chapter 14, Sections 604.3, 504.3, 304.1.1, 304.2, 304.6, 302.1, 302.3, 302.4, 302.3, 704.2, 603.1, 304.14, 304.13.2, 304.15, and 403.5 Property Maintenance ************************************************************************************* CASE NO. 12-896 Montrose, LLC O'Shea 720 W. Montrose St. Clermont, FL 34711 VIOLATION: IPMC Chapter 14, Sections 302.4, 302.2, and 302.9 Property Maintenance ************************************************************************************* CASE NO. 12-901 LaClair Erica Lashea Neal 868 Crooked Branch Dr. Clermont, FL 34711 VIOLATION: Chapter 66, Sections 220 & 221 Irrigation Schedule; Irrigation Fine ************************************************************************************* CASE NO. 12-903 LaClair Raj endra & Khemawattee K. Ramotar 2693 Eagle Lake Dr. Clermont, FL 34711 VIOLATION: Chapter 118, Section 118-71 Minimum Tree Requirements ************************************************************************************* CODE ENFORCEMENT BOARD MEETING WEDNESDAY NOVEMBER 28, 2012 CITY HALL at 685 WEST MONTROSE STREET At 7:00 P.M. CASE NO. 12-907 John C. Adkins O'Shea 2465 Prairie Dunes Clermont, FL 34711 VIOLATION: Chapter 14, Sections 303.1 and 303.2 Unsanitary Pool Discussion of Non -Agenda Items ADJOURN Any person wishing to appeal any decision made by the Code Enforcement Board at this meeting will need a record of the proceedings. For that purpose, such person may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based. In accordance with the Americans with Disabilities Act (ADA), if any person with a disability as defined by the ADA needs special accommodation to participate in this proceeding, then not later than two (2) business days prior to the proceeding, he or she should contact the Planning and Zoning Department at 352-241-7302. Please be advised that if you intend to show any document, picture, video or items to the Council or Board in support or opposition to any item on the agenda; a copy of the document, picture, video or item must be provided to the Recording Clerk for the City's records. 2 CITY OF CLERMONT MINUTES CODE ENFORCEMENT BOARD OCTOBER 16, 2012 The regular meeting of the Code Enforcement Board was called to order on Tuesday, October 16, 2012 at 7:00 p.m. Members attending were Chairman Dave Holt, along with Board members Alfred Mannella, Ken Forte, Larry Seidler, Bill Rini, Chandra Myers, and Thomas Gorgone. Also attending were Suzanne O'Shea, Code Enforcement Officer, Allen LaClair, Water Conservation Coordinator/Code Enforcement Officer, Dan Mantzaris, City Attorney, Valerie Fuchs, Code Enforcement Board Attorney and Rae Chidlow, Administrative Assistant. The Pledge of Allegiance was recited. The minutes from the Code Enforcement Board meeting of September 18, 2012 were approved as amended. Tom Gorgone made a motion to move the November Code meeting to November 29, 2012; seconded by Chandra Myers. The vote was unanimous to accept the date for the November meeting. Code Enforcement Chairman Dave Holt read the Opening Remarks. Code Enforcement Officers Suzanne O'Shea and Allen LaClair, along with any of the public who may testify, were sworn in. Chairman Dave Holt gave the floor to Code Enforcement Staff and City Attorney. City Attorney Dan Mantzaris stated that Case No. 12-892 has come into compliance and will not be heard. CASE NO.09-504 Clermont Motor Lodge Rick Thompson 1320 US Highway 27 Clermont, FL 34711 LOCATION OF VIOLATION: 1320 US Highway 27, Clermont, FL 34711 REQUEST: Request for Extension City Attorney Dan Mantzaris stated that there has been a change of ownership on this property so the new property owner will have a reasonable amount of time to bring the property into compliance before they will be brought before the Board. 1 CITY OF CLERMONT MINUTES CODE ENFORCEMENT BOARD OCTOBER 16, 2012 CASE NO. 12-886 Tuscany Ridge Land Group, LLC Tuscany Ridge Clermont, Fl 34711 LOCATION OF VIOLATION: Tuscany Ridge, Clermont, FL 34711 VIOLATION: Chapter 34, Section 34-61 (1), Unlawful Maintenance of Nuisances City Attorney Dan Mantzaris introduced the case. The Respondent was present. Code Enforcement Officer Allen LaClair, who was sworn in, exhibited pictures that are a true and accurate depiction of the condition of the property on the date taken and read the violation summary as follows: You are hereby notified that you are in violation of the referenced section of the City of Clermont Code of Ordinances due to the excessive accumulation of weeds and grass on the property. Compliance of this violation will be when all weeds around utility structures, utility boxes, along the curb and along the streets (especially around storm drains) have been removed, trimmed and/or mowed. Sandra Lawson, 10131 Tween Waters St., stated that she is representing the property owner who is in England. She stated that he bought it when the market was bad to help the builder. She stated that there is a dispute over how often the property needs to be mowed. She stated that they are speaking to builders who are interested in purchasing some lots to build on but for now it costs them about $1400 each time they mow. She stated that it has been a bad economy but they will try to get on a mowing schedule to keep the property maintained. Ken Forte made a motion to find the Respondent in violation of the cited City code with no me assessed at this time; seconded by Alfred Mannella. The vote was unanimous in favor of inding the Respondent in violation. CASE NO. 12-890 Nelson B. & Lucy Ruiz 686 Winding Lake Dr. Clermont, Fl 34711 LOCATION OF VIOLATION: 686 Winding Lake Dr., Clermont, FL 34711 VIOLATION: Chapter 118, Section 118-35 —Maintenance and Pruning City Attorney Dan Mantzaris introduced the case. The Respondent was present. .4 2 CITY OF CLERMONT MINUTES CODE ENFORCEMENT BOARD OCTOBER 16, 2012 Code Enforcement Officer Suzanne O'Shea, who was sworn in, exhibited pictures that are a true and accurate depiction of the condition of the property on the date taken and read the violation summary as follows: You are hereby notified that you are in violation of the referenced section of the City of Clermont Code of Ordinances due to the Oak tree located in the front yard of the property that was severely over -pruned, in which the entire top of the tree was removed. Compliance of this violation will be when the following is completed in its entirety: Plant one tree that meets at least the following criteria: Preferred canopy tree, a minimum of 12 feet in height immediately after planting, a minimum of 6 foot spread, a minimum of 3 inch caliper, 65 gallon container, FL Grade 1 or better. A tree removal permit must be submitted prior to removal. Contact the zoning department for requirements and fees. Chairman Dave Holt asked how someone would acquire a tree removal permit and what the cost is. Ms. O'Shea stated that the person would have to come to the Planning and Zoning Department to fill out the tree removal permit. She stated that the cost is $25, however if the permit is acquired after the removal of the tree, then the cost is $100. Board member Bill Rini asked if the stump would have to be removed. Ms. O'Shea stated that the stump does not have to be removed and it's up to the Respondent if they want to remove the stump. Nelson Ruiz, 686 Winding Lake Dr., stated that he did not know that they could not top the tree. He removed the tree once they received the letter and didn't know he had to have a permit. He stated that he would like more time to replace the tree due to cost of trees. Board member Chandra Myers stated that typically with these types of cases they have allowed the Respondent three months to come into compliance and she suggests allowing the compliance date to be January 15, 2013. Chandra Myers made a motion to find the Respondent in violation of the cited City code with a ine of $100 per day rom January 15, 2013 until complied; seconded by Alfred Mannella. The vote was unanimous in favor otfinding the Respondent in violation with the fine and date. CASE NO. 12-877 Kings Ridge Professional Centre, LLC Kings Ridge Professional Centre Clermont, Fl 34711 LOCATION OF VIOLATION: Kings Ridge Professional Centre, Clermont, FL 34711 VIOLATION: Chapter 34, Section 34-61 (1) — Unlawful Maintenance of Nuisances 3 CITY OF CLERMONT MINUTES CODE ENFORCEMENT BOARD OCTOBER 16, 2012 City Attorney Dan Mantzaris introduced the case. The Respondent was not present. Code Enforcement Officer Allen LaClair, who was sworn in, exhibited pictures that are a true and accurate depiction of the condition of the property on the date taken and read the violation summary as follows: You are hereby notified that you are in violation of the referenced section of the City of Clermont Code of Ordinances due to the overgrowth of weeds on the subject properties. Compliance of this violation will be when the property is evenly mowed, trimmed, and edged (where necessary). Bill Rini made a motion to find the Respondent in violation of the cited City code with a fine of $250 per day from November 29, 2012 until complied; seconded by Alfred Mannella. The vote was unanimous in favor of finding the Respondent in violation with the fine and date. CASE NO. 12-887 Church at South Lake 268 Mohawk Rd. Clermont, F134711 LOCATION OF VIOLATION: 268 Mohawk Rd., Clermont, FL 34711 VIOLATION: Chapter 34, Section 34-61 (1) Unlawful Maintenance of Nuisances City Attorney Dan Mantzaris introduced the case. The Respondent was not present. Code Enforcement Officer Allen LaClair, who was sworn in, exhibited pictures that are a true and accurate depiction of the condition of the property on the date taken and read the violation summary as follows: You are hereby notified that you are in violation of the referenced section of the City of Clermont Code of Ordinances due to the excessive accumulation of weeds and grass on the property. Compliance of this violation will be when all high weeds and grass have been trimmed and mowed uniformly and evenly below 18" in depth. Bill Rini made a motion to find the Respondent in violation of the cited City code with a ane of $250 per day from November 29, 2012 until complied; seconded by Lara;y Seidler. The vote was unanimous in favor of finding the Respondent in violation with the fine and date. CASE NO. 12-888 James L. Poskitt 181 W. Minnehaha Ave. Clermont, F134711 1 4 CITY OF CLERMONT MINUTES CODE ENFORCEMENT BOARD OCTOBER 16, 2012 LOCATION OF VIOLATION: 181 W. Minnehaha Ave., Clermont, FL 34711 VIOLATION: IPMC, Chapter 14, Section 303.1; Swimming Pools City Attorney Dan Mantzaris introduced the case. The Respondent was not present. Code Enforcement Officer Allen LaClair, who was sworn in, exhibited pictures that are a true and accurate depiction of the condition of the property on the date taken and read the violation summary as follows: You are hereby notified that you are in violation of the referenced section of the City of Clermont Code of Ordinances due to the condition of the pool. Compliance of this violation will be when the pool is either (1) drained and treated to prevent pest infestation, (2) covered and treated, or (3) brought up to sanitary pool standards. Alfred Mannella made a motion to find the Respondent in violation of the cited City code and and the property a serious threat to the general health, safey, and wel are of the public, with a fine o 50 per day from October 17, 2012 until complied; seconded by Chandra Myers. The vote was unanimous in,favor otfindin,g the Respondent in violation with the fine and date. CASE NO.12-893 John Carmen & Melissa Wynn 660 Winding Lake Dr. Clermont, F134711 LOCATION OF VIOLATION: 660 Winding Lake Dr., Clermont, FL 34711 VIOLATION: Chapter 34, Section 34-61 (1) —Unlawful Maintenance of Nuisances City Attorney Dan Mantzaris introduced the case. The Respondent was not present. Code Enforcement Officer Suzanne O'Shea, who was sworn in, exhibited pictures that are a true and accurate depiction of the condition of the property on the date taken and read the violation summary as follows: You are hereby notified that you are in violation of the referenced section of the City of Clermont Code of Ordinances due to the following conditions that exist on the property: Excessive overgrowth of tall grass and weeds in excess of 18 inches, on the property and in the right of ways. Compliance of this violation will be when the following conditions are met: The property is cleared of all weeds and grass, including to the street right of way, below of 18 inches. The curbs should also be cleared of all grass overflowing into the road. Larry Seidler made a motion to find the Respondent in violation of the cited City code with no fine assessed at this time; seconded by Chandra Myers. The vote was unanimous in ,favor o f findin—a the Respondent in violation. 5 CITY OF CLERMONT MINUTES CODE ENFORCEMENT BOARD OCTOBER 16, 2012 CASE NO. 12-894 Wayne Thomas 214 2nd Street Clermont, Fl 34711 LOCATION OF VIOLATION: 214 2nd St., Clermont, FL 34711 VIOLATION: Chapter 14-9, Sections 108.1.1 and 109.1; Unsafe Structures, Imminent Danger City Attorney Dan Mantzaris introduced the case. The Respondent was not present. Code Enforcement Officer Suzanne O'Shea, who was sworn in, exhibited pictures that are a true and accurate depiction of the condition of the property on the date taken and read the violation summary as follows: You are hereby notified that you are in violation of the referenced section of the International Property Maintenance Code 2012, City of Clermont Code of Ordinances, due to the following: Upon inspection of two bottom floor units, the ceilings appeared extremely hazardous, and a danger to the occupants of the building. The ceilings are in danger of falling in, due to the water that has accumulated in the ceilings from the units above. The property is considered an "Unsafe Structure" due to the potential collapse of the ceilings. The property will be posted "Unsafe," by order of the Building Official for the City of Clermont. (Section 108.1.1 — Unsafe Structures, Section 109.1 Imminent Danger). Compliance of this violation will be when the following conditions are met in entirety: The entire property must be vacated before October 1, 2012. There must be no access to the property by anyone, until a Certified Contractor is hired to access the damage to the building, and permits are secured for repair. The property must be sufficiently secured, so there is no unauthorized entry. Ken Forte made a motion to find the Respondent in violation of the cited City code and and the property a serious threat to the general health, safety, and wel are of the public, with a fine of $250 per day from October 17, 2012 until complied; seconded by Chandra Myers. The vote was unanimous in favor of finding the Respondent in violation with the fine and date. There being no further business, the meeting was adjourned at 8:30 p.m. Attest: Rae Chidlow, Code Enforcement Clerk Dave Holt, Chairman 4 6 1� Code Enforcement Board of the City of Clermont NOTICE OF HEARING CITY OF CLERMONT, Case No. 12-895 Petitioner Violation No. 2163 VS. WAYNE THOMAS Respondent Pursuant to Section 2-206 of the Code of the City of Clermont, Florida, you are hereby called to take notice that a Public Hearing will be conducted in the above -styled cause, pending and undetermined by the Code Enforcement Board on: WEDNESDAY NOVEMBER 28, 2012 at 7:00 PM at 685 West Montrose Street, Clermont, Florida. Council Chambers of City Hall The Board will receive testimony and evidence at said Public Hearing and shall make such findings of fact as are supported by the testimony and evidence pertaining to the matters alleged in the attached Affidavit of Violations. If the violation is corrected and then recurs, or if the violation is not corrected by the time specified by the Code Enforcement Officer in his/her Statement of Violation, this case may be presented to the Board even if the violation has been corrected prior to the hearing. PLEASE GOVERN YOURSELF ACCORDINGLY. I hereby certify that a true and correct copy of the above and foregoing Notice of Hearing has been furnished by Certified Mail/Personal Service to Respondent, Wayne Thomas, 214 2nd St., Clermont, FL 34711 and 1106 Doris St., Altamonte Springs, FL 32714 (Certified Mail/Return Receipt Requested# 9171 9690 0935 0030 1192 12, 9171 9690 0935 00301192 29) i� BY: Suzanne-O'ShIleps, Code Enforcement Officer this 7th day ovember 2012. IF A PERSON DESIRES TO APPEAL ANY DECISION WITH RESPECT TO ANY MATTER CONSIDERED AT THESE PROCEEDINGS, SUCH PERSON WILL NEED A RECORD OF THE PROCEEDINGS AND THAT, FOR HIS PURPOSE, SUCH PERSON MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE ROCEEDINGS IS MADE WHICH INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. City of Clermont P.O. Box 120210, Clermont, FL 34712-0219 VIOLATION NOTICE September 14, 2012 Violation # 2163 To: WAYNE THOMAS WAYNE THOMAS 210/214 2NO STREET 1106 DORIS STREET CLERMONT, FL 32711 ALTAMONTE SPRINGS, FL 32714 Certified, Return Receipts Requested #: 9171 9690 0935 0016 4448 02 Certified, Return Receipts Requested #: 9171 9690 0935 0016 4447 96 Property Address 214 2ND STREET, CLERMONT FL 34711 Parcel Number: 24-22-25-0400-0070-0100 Type of Violation: PROPERTY MAINTENANCE In Violation Of: Chapter 14, Section 14-9 Titled: "International Property Maintenance Code 2012" (SEE ATTACHED COPY) You are hereby notified that you are in violation of the referenced section of the International Property Maintenance Code 2012, City of Clermont Code of Ordinances, due to the following: • In the bottom storage area located in the rear of the building, there are numerous violations with regard to the plumbing and electrical, in addition to possible structural violations. (Section 604.3 Electrical System Hazards, 504.3 Plumbing system Hazards, 304.1.1 (1) Unsafe Conditions) • Exterior surfaces are not intact, peeling paint around windows, holes in building, and areas that are not fully weather resistant. (Section 304.2 Protective Treatment, Section 304.6 Exterior Walls) • Miscellaneous debris around the outside the property. Items include, but are not limited to: cans, buckets, various kids' toys, etc. (Section 302.1 Sanitation) • There are no address numbers on the buildings. (Section 302.3 Premises Identification) • Weeds in excess of 18 inches (Section 302.4 Weeds) • Driveway has potholes. (Section 302.3 Sidewalks) • Smoke alarms were not functional in the rear, bottom floor apartment. (Section 704.2 Smoke Alarms) • Stove not functional in the rear, bottom floor apartment. (Section 603.1 Mechanical Appliances) • Insect screens are not tight fitting, have holes, and are missing. (Section 304.14 Insect Screens) Windows in the rear, bottom floor apartment, do not have necessary hardware and do not easily open or stay in a fixed position (Section 304.13.2 Openable Window) The front door in the rear, bottom floor apartment, is not air tight. Insects and weather conditions are able to enter into the residence. (Section 304.15 Doors) The dyer exhaust in the rear, bottom floor apartment, is not routed properly. It cannot be routed into the space underneath the building. (Section 403.5 Clothes Dryer Exhaust) Compliance of This Violation will be when the following conditions are met in entirety: Regarding the bottom floor, rear storage area, it is required that a Certified Contractor assess unpermitted work and unsafe conditions that currently exist. They will be required to submit a scope of work to the zoning department, and obtain all required permits, and after the fact permits, to bring violations into compliance. • All exterior surfaces that are not intact, all peeling paint around windows, and holes in building, are repaired and sealed to be weather tight and air tight. • Miscellaneous debris located around the outside the property must be removed and stored in an appropriate location. Address numbers must be placed on all buildings, as required by code. • Mow all high weeds in excess of 18 inches i Repair all potholes in the driveway. • All smoke alarms are to be functional • Stove is to be functional. • Repair or replace all insect screens that are not tight fitting, have holes, and are missing in windows. • Replace all window hardware that is missing, or in disrepair. • The front door is not air tight. Insects and weather conditions are able to enter into the residence. • Properly reroute the dryer exhaust, and obtain all required permits if necessary. You are directed to take action by October 15, 2012. Failure to remedy the violation within the allotted time will result in a Notice to Appear for a hearing before the Code Enforcement Board. You are required to contact me at (352) 241-7309 or soshea(a clermontfl.org, when you comply. By: om��A � slto,zanne O' ea Code nforcement Officer CHAPTER 6 MECHANICAL AND ELECTRICAL REQUIREMENTS SECTION 601 GENERAL 601.1 Scope. The provisions of this chapter shall govern the minimum mechanical and electrical facilities and equipment to be provided. 601.2 Responsibility. The owner of the stricture shall pro- vide 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. SECTION 602 HEATING FACILITIES 602.1 Facilities required. Heating facilities shall be pro- vided in structures as required by this section. 602.2 Residential occupancies. Dwellings shall be provided with heating facilities capable of maintaining a room temper- ature 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 Appendix D of the International Plumbing Code. Cooking appliances shall not be used, nor shall portable unvented fuel -burning space heaters be used, as a means to provide required heating. Exception: In areas where the average monthly tempera- ture is above 30°F (-1°C), a minimum temperature of 65°F (18°C) shall be maintained. 602.3 Heat supply. Every owner and operator of any build- ing who rents, leases or lets one or more dwelling units or sleeping units on terms, either expressed or implied, to fur- nish heat to the occupants thereof shall supply heat during the period from IRATE] to (DATE] to maintain a minimum temper- ature of 68°F (20°C) in all habitable rooms, bathrooms and toilet rooms. Exceptions: 1. When the outdoor temperature is below the winter outdoor design temperature for the locality, mainte- nance of the minimum room temperature shall not be required provided that the heating system is operating at its full design capacity. The winter out- door design temperature for the locality shall be as indicated in Appendix D of the International Plumbing Code. 2. In areas where the average monthly temperature is above 30°F (-1°C) a minimum temperature of 65`F (18°C) shall be maintained. 602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied with heat during the period from [DATE] to [DATE] to maintain a minimum temperature of 65°F (18°C) during the period the spaces are occupied. Exceptions: 1. Processing, storage and operation areas that require cooling or special temperature conditions. 2. Areas in which persons are primarily engaged in vigorous physical activities. 602.5 Room temperature measurement. The required room temperatures shall be measured 3 feet (914 mm) above the floor near the center of the room and 2 feet (610 mm) inward from the center of each exterior wall. SECTION 603 MECHANICAL EQUIPMENT 603.1 Mechanical appliances. All mechanical appliances, fireplaces, solid fuel -burning appliances, cooking appliances and water heating appliances shall be properly installed and maintained in a safe working condition, and shall be capable of performing the intended function. 603.2 Removal of combustion products. All fuel-buming equipment and appliances shall be connected to an approved chimney or vent. Exception: Fuel -burning equipment and appliances which are labeled for unvented operation. 603.3 Clearances. All required clearances to combustible materials shall be maintained. 603.4 Safety controls. All safety controls for fuel -burning equipment shall be maintained in effective operation. 603.5 Combustion air. A supply of air for complete combus- tion of the fuel and for ventilation of the space containing the fuel -burning equipment shall be provided for the fuel -burning equipment. 603.6 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. SECTION 604 ELECTRICAL FACILITIES 604.1 Facilities required. Every occupied building shall be provided with an electrical system in compliance with the requirements of this section and Section 605. 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE' P1 304.4 Structural members. All structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads. 304.5 Foundation walls. All foundation walls shall be main- tained 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. 304.6 Exterior walls. All exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration. 304.7 Roofs and drainage. The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drain- age shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gut- ters 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. 304.8 Decorative features. All cornices, belt courses, cor- bels, terra cotta trim, wall facings and similar decorative fea- tures shall be maintained in good repair with proper anchorage and in a safe condition. 304.9 Overhang extensions. All overhang extensions includ- ing, 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 sur- faces 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. 304.10 Stairways, decks, porches and balconies. Every exterior stairway, deck, porch and balcony, and all appurte- nances attached thereto, shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads. 304.11 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 ele- ments and against decay or rust by periodic application of weather -coating materials, such as paint or similar surface treatment. 304.12 Handrails and guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition. 304.13 Window, skylight and door frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight. 304.13.1 Glazing. All glazing materials shall be main- tained free from cracks and holes. 304.13.2 Openable windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware. 304.14 Insect screens. During the period from [DATE] to [DATE], every door, window and other outside opening required for ventilation of habitable rooms, food preparation GENERAL REQUIREMENTS areas, food service areas or any areas where products to be included or utilized in food for human consumption are pro- cessed, manufactured, packaged or stored shall be supplied with approved tightly fitting screens of minimum 16 mesh per inch (16 mesh per 25 mm), and every screen door used for insect control shall have a self -closing device in good work- ing condition. Exception: Screens shall not be required where other approved means, such as air curtains or insect repellent fans, are employed. 304.15 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 Section 702.3. 304.16 Basement hatchways. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water. 304.17 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. 304.18 Building security. Doors, windows or hatchways for dwelling units, room units or housekeeping units shall be pro- vided with devices designed to provide security for the occu- pants and property within. 304.18.1 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 from which egress is to be made without the need for keys, special knowledge or effort and shall have a minimum lock throw of 1 inch (25 mm). Such deadbolt locks shall be installed according to the manufacturer's specifications and main- tained in good working order. For the purpose of this sec- tion, a sliding bolt shall not be considered an acceptable deadbolt lock. 304.18.2 Windows. Operable windows located in whole or in part within 6 feet (1828 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. 304.18.3 Basement hatchways. Basement hatchways that provide access to a dwelling unit, rooming unit or house- keeping unit that is rented, leased or let shall be equipped with devices that secure the units from unauthorized entry. 304.19 Gates. All exterior gates, gate assemblies, operator systems if provided, and hardware shall be maintained in good condition. Latches at all entrances shall tightly secure the gates. SECTION 305 INTERIOR STRUCTURE 305.1 General. The interior of a structure and equipment therein shall be maintained in good repair, structurally sound 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE' 13 CHAPTER 4 LIGHT, VENTILATION AND OCCUPANCY LIMITATIONS SECTION 401 GENERAL 401.1 Scope. The provisions of this chapter shall govern the minimum conditions and standards for light, ventilation and space for occupying a structure. 401.2 Responsibility. The owner of the structure shall pro- vide 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 require- ments of this chapter. 401.3 Alternative devices. In lieu of the means for natural light and ventilation herein prescribed, artificial light or mechanical ventilation complying with the International Building Code shall be permitted. SECTION 402 LIGHT 402.1 Habitable spaces. Every habitable space shall have at least one window of approved size facing directly to the out- doors or to a court. The minimum total glazed area for every habitable space shall be 8 percent of the floor area of such room. Wherever walls or other portions of a structure face a window of any room and such obstructions are located less than 3 feet (914 mm) from the window and extend to a level above that of the ceiling of the room, such window shall not be deemed to face directly to the outdoors nor to a court and shall not be included as contributing to the required minimum total window area for the room. Exception: Where natural light for rooms or spaces with- out exterior glazing areas is provided through an adjoining room, the unobstructed opening to the adjoining room shall be at least 8 percent of the floor area of the interior room or space, but a minimum of 25 square feet (2.33 rn ). The exterior glazing area shall be based on the total floor area being served. 402.2 Common halls and stairways. Every common hall and stairway in residential occupancies, other than in one - and two-family dwellings, shall be lighted at all times with at least a 60-watt standard incandescent light bulb for each 200 square feet (19 m2) of floor area or equivalent illumination, provided that the spacing between lights shall not be greater than 30 feet (9144 mm). In other than residential occupan- cies, means of egress, including exterior means of egress, stairways shall be illuminated at all times the building space served by the means of egress is occupied with a minimum of 1 footcandle (I I lux) at floors, landings and treads. 402.3 Other spaces. All other spaces shall be provided with natural or artificial light sufficient to permit the maintenance of sanitary conditions, and the safe occupancy of the space and utilization of the appliances, equipment and fixtures. SECTION 403 VENTILATION 403.1 Habitable spaces. Every habitable space shall have at least one openable window. The total openable area of the window in every room shall be equal to at least 45 percent of the minimum glazed area required in Section 402.1. Exception: Where rooms and spaces without openings to the outdoors are ventilated through an adjoining room, the unobstructed opening to the adjoining room shall be at least 8 percent of the floor area of the interior room or space, but a minimum of 25 square feet (2.33 m�. The ventilation openings to the outdoors shall be based on a total floor area being ventilated. 403.2 Bathrooms and toilet rooms. Every bathroom and toi- let room shall comply with the ventilation requirements for habitable spaces as required by Section 403.1, except that a window shall not be required in such spaces equipped with a mechanical ventilation system. Air exhausted by a mechani- cal ventilation system from a bathroom or toilet room shall discharge to the outdoors and shall not be recirculated. 403.3 Cooking facilities. Unless approved through the certif- icate 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 the rooming unit or dormitory unit. Exceptions: 1. Where specifically approved in writing by the code official. 2. Devices such as coffee pots and microwave ovens shall not be considered cooking appliances. 403.4 Process ventilation. Where injurious, toxic, irritating or noxious fumes, gases, dusts or mists are generated, a local exhaust ventilation system shall be provided to remove the contaminating agent at the source. Air shall be exhausted to the exterior and not be recirculated to any space. 403.5 Clothes dryer exhaust. Clothes dryer exhaust systems shall be independent of all other systems and shall be exhausted outside the structure in accordance with the manu- facturer's instructions. Exception: Listed and labeled condensing (ductless) clothes dryers. SECTION 404 OCCUPANCY LIMITATIONS 404.1 Privacy. Dwelling units, hotel units, housekeeping units, rooming units and dormitory units shall be arranged to provide privacy and be separate from other adjoining spaces. 404.2 Minimum room widths. A habitable room, other than a kitchen, shall be a minimum of 7 feet (2134 mm) in any 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE' 17 MECHANICAL AND ELECTRICAL REQUIREMENTS 604.2 Service. The size and usage of appliances and equip- ment shall serve as a basis for determining the need for addi- tional facilities in accordance with NFPA 70. Dwelling units shall be served by a three -wire, 120/240 volt, single-phase electrical service having a minimum rating of 60 amperes. 604.3 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 code oliicial shall require the defects to be corrected to eliminate the hazard. 604.3.1 Abatement of electrical hazards associated with water exposure. The provisions of this section shall gov- ern the repair and replacement of electrical systems and equipment that have been exposed to water. 604.3.1.1 Electrical equipment. Electrical distribu- tion equipment, motor circuits, power equipment, trans- formers, wire, cable, flexible cords, wiring devices, ground fault circuit interrupters, surge protectors, molded case circuit breakers, low -voltage fuses, lumi- naires, ballasts, motors and electronic control, signaling and communication equipment that have been exposed to water shall be replaced in accordance with the provi- sions of the International Building Code. Exception: The following equipment shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved man- ufacturer's representative indicates that the equip- ment has not sustained damage that requires replacement: 1. Enclosed switches, rated a maximum of 600 volts or less; 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 voltss; 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 trans- formers; 11. Low- and medium -voltage switchgear; 12. Liquid -filled transformers; 13. Cast -resin transformers; 14. Wire or cable that is suitable for wet loca- tions 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 communi- cation equipment. 604.3.2 Abatement of electrical hazards associated with fire exposure. The provisions of this section shall govern the repair and replacement of electrical systems and equip- ment that have been exposed to fire. 604.3.2.1 Electrical equipment. Electrical switches, receptacles and fixtures, including furnace, water heat- ing, security system and power distribution circuits, that have been exposed to fire, shall be replaced in accordance with the provisions of the International Building Code. Exception: Electrical switches, receptacles and fix- tures 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. SECTION 605 ELECTRICAL EQUIPMENT 605.1 Installation. All electrical equipment, wiring and appliances shall be properly installed and maintained in a safe and approved manner, 605.2 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 inter- rupter. 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. 605.3 Luminaires. Every public hall, interior stairway, toilet room, kitchen, bathroom, laundry room, boiler room and fur- nace room shall contain at least one electric luminaire. Pool and spa luminaries over 15 V shall have ground fault circuit interrupter protection. 605.4 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. SECTION 606 ELEVATORS, ESCALATORS AND DUMBWAITERS 606.1 General. Elevators, dumbwaiters and escalators shall be maintained in compliance with ASME A17.1. The most current certificate of inspection shall be on display at all times within the elevator or attached to the escalator or dumb- waiter, be available for public inspection in the office of the 22 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE' CHAPTER 5 PLUMBING FACILITIES AND FIXTURE REQUIREMENTS SECTION 501 GENERAL 501.1 Scope. The provisions of this chapter shall govern the minimum plumbing systems, facilities and plumbing fixtures to be provided. 501.2 Responsibility. The owner of the structure shall pro- vide and maintain such plumbing facilities and plumbing fix- tures 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. SECTION 502 REQUIRED FACILITIES [P] 502.1 Dwelling units. Every dwelling unit shall contain its own bathtub or shower, lavatory, water closet and kitchen sink which shall be maintained in a sanitary, safe working condition. The lavatory shall be placed in the same room as the water closet or located in close proximity to the door lead- ing directly into the room in which such water closet is located. A kitchen sink shall not be used as a substitute for the required lavatory. [P] 502.2 Rooming houses. At least one water closet, lava- tory and bathtub or shower shall be supplied for each four rooming units. [P) 502.3 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. [P] 502.4 Employees' facilities. A minimum of one water closet, one lavatory and one drinking facility shall be avail- able to employees. [P] 502.4.1 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. [P] 502.5 Public toilet facilities. Public toilet facilities shall be maintained in a safe sanitary and working condition in accordance with the International Plumbing Code. Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during occu- pancy of the premises. SECTION 503 TOILET ROOMS [P] 503.1 Privacy. Toilet rooms and bathrooms shall provide privacy and shall not constitute the only passageway to a hall or other space, or to the exterior. A door and interior locking device shall be provided for all common or shared bathrooms and toilet rooms in a multiple dwelling. [P] 503.2 Location. Toilet rooms and bathrooms serving hotel units, rooming units or dormitory units or housekeeping units, shall have access by traversing a maximum of one flight of stairs and shall have access from a common hall or passageway. [P) 503.3 Location of employee toilet facilities. Toilet facil- ities shall have access from within the employees' working area. The required toilet facilities shall be located a maximum of 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 sepa- rate facilities or combined employee and public facilities. Exception: Facilities that are required for employees in storage structures or kiosks, which are located in adjacent structures under the same ownership, lease or control, shall not exceed a travel distance of 500 feet (152 m) from the employees' regular working area to the facilities. [P] 503.4 Floor surface. In other than dwelling units, 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. SECTION 504 PLUMBING SYSTEMS AND FIXTURES [P] 504.1 General. All plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed. All plumbing fixtures shall be maintained in a safe, sanitary and functional condition. [P] 504.2 Fixture clearances. Plumbing fixtures shall have adequate clearances for usage and cleaning. [P] 504.3 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 inadequate service, inadequate venting, cross connection, backsiphonage, Improper installation, deterioration or damage or for similar reasons, the code official shall require the defects to be cor- rected to eliminate the hazard. SECTION 505 WATER SYSTEM 505.1 General. Every sink, lavatory, bathtub or shower, drinking fountain, water closet or other plumbing fixture shall be properly connected to either a public water system or to an approved private water system. All kitchen sinks, lavatories, laundry facilities, bathtubs and showers shall be supplied 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE' 19 GENERAL REQUIREMENTS 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. Exception: Spas or hot tubs with a safety cover that com- plies with ASTM F 1346 shall be exempt from the provi- sions of this section. SECTION 304 EXTERIOR STRUCTURE 304.1 General. The exterior of a structure shall be main- tained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare. 304.1.1 Unsafe conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Existing Building Code as required for existing buildings. 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 or col- umns, 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. Siding and masonry joints including joints between the building envelope and the perimeter of windows, doors and skylights are not main- tained, weather resistant or water tight, 5. Structural members that have evidence of deterio- ration 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 resist- ing 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. Flooring 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 prop- erly anchored or that are anchored with connec- tions 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 support- ing 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 simi- lar appurtenances not structurally sound or not properly anchored, or that are anchored with con- nections not capable of supporting all nominal loads and resisting all load effects. Exceptions: 1. When substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be per- mitted when approved by the code official. 304.2 Protective treatment. All exterior surfaces, including but not limited to, doors, door and window frames, cornices, porches, trim, balconies, decks and fences, shall be main- tained in good condition. Exterior wood surfaces, other than decay -resistant woods, shall be protected from the elements and decay by painting or other protective covering or treat- ment. Peeling, flaking and chipped paint shall be eliminated and surfaces repainted. All siding and masonry joints, as well as those between the building envelope and the perimeter of windows, doors and skylights, shall be maintained weather resistant and water tight. All metal surfaces subject to rust or corrosion shall be coated to inhibit such rust and corrosion, and all surfaces with rust or contusion shall be stabilized and coated to inhibit future rust and corrosion. Oxidation stains shall be removed from exterior surfaces. Surfaces designed for stabilization by oxidation are exempt from this require- ment. [F] 304.3 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 prop- erty. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet let- ters, Numbers shall be a minimum of 4 inches (102 mm) in height with a minimum stroke width of 0.5 inch (12.7 mm). 12 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE' 304.4 Structural members. All structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads. 304.5 Foundation walls. All foundation walls shall be main- tained 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. 304.6 Exterior walls. All exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration. 304.7 Roofs and drainage. The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drain- age shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gut- ters 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. 304.8 Decorative features. All cornices, belt courses, cor- bels, terra cotta trim, wall facings and similar decorative fea- tures shall be maintained in good repair with proper anchorage and in a safe condition. 304.9 Overhang extensions. All overhang extensions includ- ing, 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 sur- faces 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. 304.10 Stairways, decks, porches and balconies. Every exterior stairway, deck, porch and balcony, and all appurte- nances attached thereto, shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads. 304.11 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 ele- ments and against decay or rust by periodic application of weather -coating materials, such as paint or similar surface treatment. 304.12 Handrails and guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition. 304.13 Window, skylight and door frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight. 304.13.1 Glazing. All glazing materials shall be main- tained free from cracks and holes. 304.13.2 Openable windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware. 304.14 Insect screens. During the period from [DATE) to [DATE], every door, window and other outside opening required for ventilation of habitable rooms, food preparation GENERAL REQUIREMENTS areas, food service areas or any areas where products to be Included or utilized in food for human consumption are pro- cessed, manufactured, packaged or stored shall be supplied with approved tightly fitting screens of minimum 16 mesh per inch (16 mesh per 25 mm), and every screen door used for insect control shall have a self -closing device in good work- ing condition. Exception: Screens shall not be required where other approved means, such as air curtains or insect repellent fans, are employed. 304.15 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 Section 702.3. 304.16 Basement hatchways. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water. 304.17 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. 304.18 Building security. Doors, windows or hatchways for dwelling units, room units or housekeeping units shall be pro- vided with devices designed to provide security for the occu- pants and property within. 304.18.1 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 from which egress is to be made without the need for keys, special knowledge or effort and shall have a minimum lock throw of 1 inch (25 mm). Such deadbolt locks shall be installed according to the manufacturer's specifications and main- tained in good working order. For the purpose of this sec- tion, a sliding bolt shall not be considered an acceptable deadbolt lock. 304.18.2 Windows. Operable windows located in whole or in part within 6 feet (1828 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. 304.18.3 Basement hatchways. Basement hatchways that provide access to a dwelling unit, rooming unit or house- keeping unit that is rented, leased or let shall be equipped with devices that secure the units from unauthorized entry. 304.19 Gates. All exterior gates, gate assemblies, operator systems if provided, and hardware shall be maintained in good condition. Latches at all entrances shall tightly secure the gates. SECTION 305 INTERIOR STRUCTURE 305.1 General. The interior of a structure and equipment therein shall be maintained in good repair, structurally sound 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE' 78 CHAPTER 7 FIRE SAFETY REQUIREMENTS SECTION 701 GENERAL 701.1 Scope. The provisions of this chapter shall govern the minimum conditions and standards for fire safety relating to structures and exterior premises, including fire safety facili- ties and equipment to be provided. 701.2 Responsibility. The owner of the premises shall pro- vide 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 require- ments of this chapter. SECTION 702 MEANS OF EGRESS [F] 702.1 General. A safe, continuous and unobstructed path of travel shall be provided from any point in a building or structure to the public way. Means of egress shall comply with the International Fire Code. [F] 702.2 Aisles. The required width of aisles in accordance with the International Fire Code shall be unobstructed. [F] 702.3 Locked doors. All 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 the door hardware conforms to that permitted by the International Building Code. [F] 702.4 Emergency escape openings. Required emergency escape 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, grilles, grates or similar devices are per- mitted to be placed over emergency escape and rescue open- ings 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 res- cue opening. SECTION 703 FIRE -RESISTANCE RATINGS [F] 703.1 Fire -resistance -rated assemblies. The required fire -resistance rating of fire -resistance -rated walls, fire stops, shaft enclosures, partitions and floors shall be maintained. IF) 703.2 Opening protectives. Required opening protec- tives shall be maintained in an operative condition. All fire and smokestop doors shall be maintained in operable condi- tion. Fire doors and smoke barrier doors shall not be blocked or obstructed or otherwise made inoperable. SECTION 704 FIRE PROTECTION SYSTEMS [F) 704.1 General. All systems, devices and equipment to detect a fire, actuate an alarm, or suppress or control a fire or any combination thereof shall be maintained in an operable condition at all times in accordance with the International Fire Code. [F) 704.1.1 Automatic sprinkler systems. Inspection, testing and maintenance of automatic sprinkler systems shall be in accordance with NFPA 25. [F) 704.2 Smoke alarms. Single- or multiple -station smoke alarms shall be installed and maintained in Groups R-2, R-3, R-4 and in dwellings not regulated in Group R occupancies, regardless of occupant load at all of the following locations: On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms. 2. In each room used for sleeping purposes. 3. In each story within a dwelling unit, including base- ments and cellars but not including crawl spaces and uninhabitable attics. In dwellings 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. Single- or multiple -station smoke alarms shall be installed in other groups in accordance with the International Fire Code. [F] 704.3 Power source. In Group R occupancies and in dwellings not regulated as Group R occupancies, single -sta- tion smoke alarms shall receive their primary power from the building wiring provided that such wiring is served from a commercial source and shall be equipped with a battery backup. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and without a disconnect- ing switch other than as required for overcurrent protection. Exception: Smoke alarms are permitted to be solely bat- tery operated in buildings where no construction is taking place, buildings that are not served from a commercial power source and in existing areas of buildings undergo- ing alterations or repairs that 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 which could provide access for building wiring without the removal of interior finishes. [F] 704.4 Interconnection. Where more than one smoke alarm is required to be installed within an individual dwelling unit in Group R-2, R-3, R-4 and in dwellings not regulated as Group R occupancies, the smoke alarms shall be intercon- nected in such a manner that the activation of one alarm will activate all of the alarms in the individual unit. The alarm 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE' 25 Code Enforcement Board of the City of Clermont NOTICE OF HEARING CITY OF CLERMONT, Case No. 12-896 Petitioner Violation No. 2172 VS. MONTROSE LLC Respondent Pursuant to Section 2-206 of the Code of the City of Clermont, Florida, you are hereby called to take notice that a Public Hearing will be conducted in the above -styled cause, pending and undetermined by the Code Enforcement Board on: Wednesday November 28, 2012, at 7:00 PM at 685 West Montrose Street, Clermont, Florida. Council Chambers of City Hall The Board will receive testimony and evidence at said Public Hearing and shall make such findings of fact as are supported by the testimony and evidence pertaining to the matters alleged in the attached Affidavit of Violations. If the violation is corrected and then recurs, or if the violation is not corrected by the time specified by the Code Enforcement Officer in his/her Statement of Violation, this case may be presented to the Board even if the violation has been corrected prior to the hearing. PLEASE GOVERN YOURSELF ACCORDINGLY. I hereby certify that a true and correct copy of the above and foregoing Notice of Hearing has been furnished by Certified Mail/Personal Service to Respondent, Montrose LLC., 3513 TCU Blvd., Orlando, FI 32817 (Certified Mail/Return Receipt Requested# 9171 9690 0030 1191 20) n BY: �Li2X� 0' Suzanne _e4 Code Enfor�'cem4At Officer this 6th day of Npember, 2012. IF A PERSON DESIRES TO APPEAL ANY DECISION WITH RESPECT TO ANY MATTER CONSIDERED AT THESE PROCEEDINGS, SUCH PERSON WILL NEED A RECORD OF THE PROCEEDINGS AND THAT, FOR THIS PURPOSE, SUCH PERSON MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE WHICH INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. City of Clermont P.O. Box 120210, Clermont, FL 34712-0219 VIOLATION NOTICE October 2, 2012 To: MONTROSE LLC 3513 TCU BLVD ORLANDO, FL 32817 Violation # 2172 Certified Mail, Return Receipt Requested #: 9171 9690 0935 0016 4448 33 Property Address: 720 W MONTROSE ST., CLERMONT, FL Parcel Number: 24-22-25-0100-0800-0400 Type of Violation: PROPERTY MAINTENANCE In Violation Of: Chapter 14, Section 14-9 Titled: "International Property Maintenance Code 2012" (SEE ATTACHED COPY) You are hereby notified that you are in violation of the referenced section of the City of Clermont Code of Ordinances due to the following conditions that exist on the property: • Excessive overgrowth of tall grass and weeds in excess of 18 inches, on the property. (Section 302.4 Weeds) • There are areas of soil erosion around the property, primarily along the front and the east side of the building. (Section 302.2 Grading and Drainage) • There is graffiti on the building. (Section 302.9 Defacement of Property) Compliance of This Violation will be when the following conditions are met: • The property is cleared of all weeds and grass below 18 inches. • All possible irrigation leaks are repaired, and all areas of erosion are cleaned, then backfilled, leveled, and sodded to prevent further erosion. • All graffiti on the building is removed. You are directed to take the above action for compliance by October 12, 2012. Please contact me at soshea(a-clermontfl.org or (352) 241-7309, when you comply. Failure to remedy the violation within the allotted time will result in a Notice to Appear for a hearing before the Code Enforcement Board. By: I u,tQwa Coluzanne Enforcement Officer t CHAPTER 3 GENERAL REQUIREMENTS SECTION 301 GENERAL 301.1 Scope. The provisions of this chapter shall govern the minimum conditions and the responsibilities of persons for maintenance of structures, equipment and exterior property. 301.2 Responsibility. The owner of the premises shall main- tain 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 require- ments 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. 301.3 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. SECTION 302 EXTERIOR PROPERTY AREAS 302.1 Sanitation. All exterior property and premises shall be maintained in a clean, safe and sanitary condition. The occu- pant shall keep that part of the exterior property which such cu t occupies or controls in a clean and sanitary condi- on. 302.2 rading and drainage. All premises shall be graded and aintained to prevent the erosion of soil and to prevent e accumulation of stagnant water thereon, or within any structure located thereon. Exception: Appmvedretention areas and reservoirs. 302.3 Sidewalks and driveways. All sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be ke roper state of repair, and maintained free from haz- ous c nditions. 302.4 Beds. All premises and exterior property shall be mains ned free from weeds or plant growth in excess of DICTION TO INSERT HEIGHT IN INCHES). All noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided, however, this term shall not include culti- vated flowers and gardens. Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a notice of violation, they shall be subject to prosecution in accordance with Section 106.3 and as prescribed by the authority having jurisdiction. Upon failure to comply with the notice of viola- tion, any duly authorized employee of the jurisdiction or con- tractor hired by the jurisdiction shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property. 302.5 Rodent harborage. All structures and exterior prop- ertyshall be kept free from rodent harborage and infestation. Where rodents are found, they shall be promptly extermi- nated by approved processes which will not be injurious to human health. After pest elimination, proper precautions shall be taken to eliminate rodent harborage and prevent rein- festation. 302.6 Exhaust vents. Pipes, ducts, conductors, fans or blow- ers 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. 302.7 Accessory structures. All accessory structures, includ- ing detached garages, fences and walls, shall be maintained structurally sound and in good repair. 302.8 Motor vehicles. Except as provided for in other regula- tions, no inoperative or unlicensed motor vehicle shall be parked, kept or stored on any premises, and no vehicle shall at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. Painting of vehi- cles is prohibited unless conducted inside an approved spray booth. Exception: A vehicle of any type is permitted to undergo major overhaul, including body work, provided that such Is performed inside a structure or similarly enclosed a igned and approved for such purposes. 302.9 facement of property. No person shall willfully or w n)y 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. SECTION 303 SWIMMING POOLS, SPAS AND HOT TUBS 303.1 Swimming pools. Swimming pools shall be main- tained in a clean and sanitary condition, and in good repair. 303.2 Enclosures. Private 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 (1219 mm) in height above the finished ground level measured on the side of the barrier away from the pool. Gates and doors in such barriers shall be self -closing and self -latching. Where the self -latching device is a mini- mum of 54 inches (1372 min) above the bottom of the gate, 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE' 11 Code Enforcement Board of the City of Clermont NOTICE OF HEARING CITY OF CLERMONT, Case No. 12-901 Petitioner Violation No. 2197 VS. ERICA LASHEA NEAL Respondent Pursuant to Section 2-206 of the Code of the City of Clermont, Florida, you are hereby called to take notice that a Public Hearing will be conducted in the above -styled cause, pending and undetermined by the Code Enforcement Board on: Wednesday, November 28, 2012, at 7:00 PM at 685 West Montrose Street, Clermont, Florida. Council Chambers of City Hall The Board will receive testimony and evidence at said Public Hearing and shall make such findings of fact as are supported by the testimony and evidence pertaining to the matters alleged in the attached Affidavit of Violations. If the violation is corrected and then recurs, or if the violation is not corrected by the time specified by the Code Enforcement Officer in his/her Statement of Violation, this case may be presented to the Board even if the violation has been corrected prior to the hearing. PLEASE GOVERN YOURSELF ACCORDINGLY. I hereby certify that a true and correct copy of the above and foregoing Notice of Hearing has been furnished by Certified Mail/Personal Service to Respondent, Erica Lashea Neal, 15517 Stuckey Loop, Groveland, FL 34736 (Certified Mail/Return Receipt Requested# 9171 9690 0935 0016 4587 86) BY: G 1- - Allen LaClair, Code Enforcement Officer this 301h day of October, 2012. IF A PERSON DESIRES TO APPEAL ANY DECISION WITH RESPECT TO ANY MATTER CONSIDERED AT THESE PROCEEDINGS, SUCH PERSON WILL NEED A RECORD OF THE PROCEEDINGS AND THAT, FOR THIS PURPOSE, SUCH PERSON MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE WHICH INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. 'any letters, lists, pictures or items displayed, presented or handed out at a public meeting for Iny City Commission, Board, Council or City public meeting, must be left with the recording clerk at the meeting at that time. No cell phone or electronic displays are permitted unless a printed copy is supplied at that time to the recording clerk. 9171 9690 0935 0016 4587 86 City of Clermont P.O. Box 120210, Clermont, FL 34712-0219 VIOLATION NOTICE October 30, 2012 To: Erica Lashea Neal 15517 Stuckey Loop Groveland, FL 34736 Certified Mail, Return Receipt Requested #: 9171 9690 0935 0016 4587 86 Violation # 2197 Property or Violation Address: 868 Crooked Branch Dr. Parcel Number(s): 06-23-26-001000005800 Type of Violation: FAILURE TO REMIT IRRIGATION FINE In Violation Of: Chapter 66, Section 66-221 Titled: Fine schedule Type of Violation: VIOLATION OF IRRIGATION SCHEDULE In Violation Of: Chapter 66, Section 66-220 Titled: Landscape irrigation schedule You are hereby notified that you are in violation of the referenced section of the City of Clermont Code of Ordinances due to the violation of the mandatory watering restrictions put in place by ordinance and the St. Johns Water Management District. In addition, a fine of $50 for the violation has not yet been remitted. Compliance of This Violation will be when the fine is paid, automatic irrigation occurs only on permitted days and no future violations occur within 1 year. Please contact me at (352) 241-7304 or alaclair@clermontfl.org when you comply. You are directed to take action immediately. By. l Allen LaClair Code Enforcement Officer Code Enforcement Board of the City of Clermont NOTICE OF HEARING CITY OF CLERMONT, Case No. 12-903 Petitioner Violation No. 2164 VS. RAJENDRA & KHEMAINATTEE K. RAMOTAR Respondent Pursuant to Section 2-206 of the Code of the City of Clermont, Florida, you are hereby called to take notice that a Public Hearing will be conducted in the above -styled cause, pending and undetermined by the Code Enforcement Board on: Wednesday, November 28, 2012, at 7:00 PM at 685 West Montrose Street, Clermont, Florida. Council Chambers of City Hall -he Board will receive testimony and evidence at said Public Hearing and shall make such findings of act as are supported by the testimony and evidence pertaining to the matters alleged in the attached Affidavit of Violations. If the violation is corrected and then recurs, or if the violation is not corrected by the time specified by the Code Enforcement Officer in his/her Statement of Violation, this case may be presented to the Board even if the violation has been corrected prior to the hearing. PLEASE GOVERN YOURSELF ACCORDINGLY. I hereby certify that a true and correct copy of the above and foregoing Notice of Hearing has been furnished by Certified Mail/Personal Service to Respondent, Rajendra & Khemawattee K. Ramotar, PO Box 120802, Clermont, FL 34712-0812 (Certified Mail/Return Receipt Requested# 9171, 690 0935 0016 4588 09) BY: Allen LaClair, Code Enforcement Officer this 301h day of October, 2012. IF A PERSON DESIRES TO APPEAL ANY DECISION WITH RESPECT TO ANY MATTER CONSIDERED AT THESE PROCEEDINGS, SUCH PERSON WILL NEED A RECORD OF THE PROCEEDINGS AND THAT, FOR THIS PURPOSE, SUCH PERSON MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE WHICH INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. Any letters, lists, pictures or items displayed, presented or handed out at a public meeting for r City Commission, Board, Council or City public meeting, must be left with the recording .,...rk at the meeting at that time. No cell phone or electronic displays are permitted unless a printed copy is supplied at that time to the recording clerk. 9171 9690 0935 0016 4588 09 City of Clermont P.O. Box 120210, Clermont, FL 34712-0219 VIOLATION NOTICE September 17, 2012 To: Rajendra & Khemawattee K. Ramotar PO Box 120802 Clermont, FL 34712-0812 Copy to: Linda Vazquez 2693 Eagle Lake Dr. Clermont, FI 34711 Certified Mail, Return Receipt Requested #: 9171 9690 0935 0016 4585 64 Violation # 2164 Property or Violation Address: 2693 Eagle Lake Dr Parcel Number(s): 32-22-26-119900017300 Type of Violation: MISSING REQUIRED CANOPY TREES In Violation Of: Code of Ordinances, Section 118-71 Titled: Minimum tree requirements You are hereby notified that you are in violation of the referenced section of the City of Clermont Code of Ordinances due to the removal of 3 required canopy trees on the subject property. Compliance of This Violation will be when 3 canopy trees from the preferred tree list are planted. Trees must be 12 feet tall and have a trunk diameter of 3 inches upon planting. Please contact me at (352) 241-7304 or alaclair@clermontfl.org when you comply. You are directed to take action immediately. Failure to remedy the violation within 60 days will result in a Notice to Appear for a hearing before the Code Enforcement Board. A By: - Allen LaClair Code Enforcement Officer 9171 9690 0935 0016 4585 64 k Code Enforcement Board of the City of Clermont NOTICE OF HEARING CITY OF CLERMONT, Case No. 12-907 Petitioner Violation No. 2193 VS. JOHN C ADKINS Respondent Pursuant to Section 2-206 of the Code of the City of Clermont, Florida, you are hereby called to take notice that a Public Hearing will be conducted in the above -styled cause, pending and undetermined by the Code Enforcement Board on: WEDNESDAY NOVEMBER 28, 2012, at 7:00 PM at 685 West Montrose Street, Clermont, Florida. Council Chambers of City Hall The Board will receive testimony and evidence at said Public Hearing and shall make such findings of fact as are supported by the testimony and evidence pertaining to the matters alleged in the attached Affidavit of Violations. If the violation is corrected and then recurs, or if the violation is not corrected by the time specified by the Code Enforcement Officer in his/her Statement of Violation, this case may be presented to the Board even if the violation has been corrected prior to the hearing. PLEASE GOVERN YOURSELF ACCORDINGLY. I hereby certify that a true and correct copy of the above and foregoing Notice of Hearing has been furnished by Certified Mail/Personal Service to Respondent, John C Adkins, 2465 Prairie Dunes, Clermont, FL 34711 (Certified Mail/Return Receipt Requested# 9171 9690 0935 0030 1192 50) BY: Suzanne SAheok, Code E'46ecement Officer this 8th day of Wvember 2012. IF A PERSON DESIRES TO APPEAL ANY DECISION WITH RESPECT TO ANY MATTER CONSIDERED AT THESE PROCEEDINGS, SUCH PERSON WILL NEED A RECORD OF THE PROCEEDINGS AND THAT, FOR THIS PURPOSE, SUCH PERSON MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE WHICH INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. City of Clermont P.O. Box 120210, Clermont, FL 34712-0219 VIOLATION NOTICE October 26, 2012 To: JOHN C ADKINS 2465 PRAIRIE DUNES CLERMONT, FL 34711-5427 Certified Mail, Retum Receipt Requested #: 9171 9690 0935 0030 1191 99 Violation # 2193 Property Address: 2465 PRAIRIE DUNES, CLERMONT, FL Parcel Number: 16 22 26 1918 0000 8600 Type of Violation: UNSANITARY POOL In Violation Of: Chapter 14, Section 14-9 Titled: "International Property Maintenance Code 2012" (SEE ATTACHED COPY) You are hereby notified that you are in violation of the referenced sections of the International Property Maintenance Code, City of Clermont Code of Ordinances, due to the following: • A panel of the pool screen is missing, posing a safety hazard. • The pool is green and unsanitary, becoming a breeding ground for mosquitoes. (Section 303.1 Swimming Pools, 303.2 Enclosures) Action Required to Correct Violations: • Replace the missing pool screen with some type of protective barrier so no one can gain entry into the pool area. • Chemically treat the pool or drain and cover the pool, so the pool is clean and eliminates all mosquitoes. Please contact me at (352) 241-7309 or soshea@clermontfl.org, when you comply. You are directed to take the above action for compliance by November 6, 2012. Failure to remedy the violation within the allotted time will result in a Notice to Appear for a hearing before the Code Enforcement Board. By: IIG V %711CQ )rcement Officer R CHAPTER 3 GENERAL REQUIREMENTS SECTION 301 GENERAL 301.1 Scope. The provisions of this chapter shall govern the minimum conditions and the responsibilities of persons for maintenance of structures, equipment and exterior property. 301.2 Responsibility. The owner of the premises shall main- tain 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 require- ments 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. 301.3 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. SECTION 302 EXTERIOR PROPERTY AREAS 302.1 Sanitation. All exterior propertyand premises shall be maintained in a clean, safe and sanitary condition. The occu- pant shall keep that part of the exterior property which such occupant occupies or controls in a clean and sanitary condi- tion. 302.2 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. Exception: Approved retention areas and reservoirs. 302.3 Sidewalks and driveways; All sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a proper state of repair, and maintained free from haz- ardous conditions. 302.4 Weeds. All premises and exterior property shall be maintained free from weeds or plant growth in excess of IJURISDICTION TO INSERT HEIGHT IN INCHESI• All noxiou weeds shall be prohibited. Weeds shall be defined as grasses, annual plants and vegetation, other than trees shrubs provided; however, this term shall not include culti- vated flowers and gardens. Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a notice of violation, they shall be subject to prosecution in accordance with Section 106.3 and as prescribed by the authority having jurisdiction. Upon failure to comply with the notice of viola- 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE' tion, any duly authorized employee of the jurisdiction or con- tractor hired by the jurisdiction shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property. 302.5 Rodent harborage. All structures and exterior prop- erty shall be kept free from rodent harborage and infestation. Where rodents are found, they shall be promptly extermi- nated by approved processes which will not be injurious to human health. After pest elimination, proper precautions shall be taken to eliminate rodent harborage and prevent rein- festation. 302.6 Exhaust vents. Pipes, ducts, conductors, fans or blow- ers 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. 302.7 Accessory structures. All accessory structures, Includ- ing detached garages, fences and walls, shall be maintained structurally sound and in good repair. 302.8 Motor vehicles. Except as provided for in other regula- tions, no inoperative or unlicensed motor vehicle shall be parked, kept or stored on any premises, and no vehicle shall at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. Painting of vehi- cles is prohibited unless conducted inside an approved spray booth. Exception: A vehicle of any type is permitted to undergo major overhaul, including body work, provided that such work is performed inside a structure or similarly enclosed area designed and approved for such purposes. 302.9 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. SECTION 303 POOLS, SPAS AND HOT TUBS 303.1 wimming pools. Swimming pools shall be main- tained , a clean and sanitary condition, and in good repair. 303.2 nclosures. Private 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 ast 48 inches (1219 mm) in height above the finished ground level measured on the side of the barrier away from the pool. Gates and doors in such barriers shall be self -closing and self -latching. Where the self -latching device is a mini- mum of 54 Inches (1372 mm) above the bottom of the gate, 11