Chapter 10.36 — PROPERTY MAINTENANCE

• A. Statement of Need. The City Council finds and determines as follows:

1. The property values and the general welfare of the City of La Puente are founded, in part, upon the appearance and maintenance of private property within the City.

2. The lack of landscaping and/or landscape maintenance on private property, including overgrown, dead, or decayed vegetation and weeds and the accumulation of rubbish and debris, is a condition that is injurious to the public health, safety, and welfare of property owners, business owners, and residents of the City of La Puente.

3. The lack of exterior structure maintenance, including but not limited to partially destroyed or partially constructed structures; unpainted structures or portions of structures; broken windows; damaged or defective structure exteriors; and poorly maintained roofs, walls, fences, driveways, sidewalks, or walkways is injurious to the public health, safety, and welfare of property owners, business owners, and residents of the City of La Puente.

B. Purpose. This Chapter, based on the above statement of need, sets forth comprehensive minimum maintenance standards for structures, yards, land, landscaping, facilities, and equipment for the purpose of protecting the public’s health, safety, and welfare, and helping to preserve property values. (Ord. 935 § 3 (part), 2015)

The provisions of this Chapter shall apply to all private and public property within the City of La Puente. (Ord. 935 § 3 (part), 2015)

This Chapter complements the provisions of Chapter 3.20 (Public Nuisances) of the Municipal Code. In the event of any inconsistency between this Chapter and any other provisions of the Zoning Code or other sections of the Municipal Code, or in the event that this Chapter conflicts with laws of the State or other City ordinances, the higher standard—the standard that provides for a higher level of property maintenance—shall prevail, unless otherwise specified. (Ord. 935 § 3 (part), 2015)

A. General. All properties within the City shall be kept and maintained in a clean, neat, orderly, operable, and usable condition that is safe both to occupants and visitors. This requirement applies to structures, portions of structures, paving, fences, walls, landscaping, water, earth, and any other structure or natural feature.

B. Prohibition on Attractive Nuisances. Any property which can be easily accessed by children must be kept clear of attractive nuisances, as defined in Chapter 3.20, that create a danger for children and other persons, including but not limited to abandoned, neglected, or broken equipment, machinery, appliances, refrigerators or freezers; construction materials and construction equipment; and hazardous pools, ponds, and excavations.

C. Structure Maintenance. All structures and paved areas shall be kept and maintained in a manner that does not detract from the appearance of surrounding properties, and that protects the health, safety, and welfare of the user, occupant, and the general public. All such structures and paved areas shall be deemed substandard and in violation of this Chapter when any or all display evidence of dilapidated conditions including, but not limited to, the following:

1. Faulty, sagging, or leaking roof structure, missing roof tiles, deteriorated roofing materials, or other visible roofing materials;

2. Substantial areas of deteriorated structure siding materials including, but not limited to, dry rot, termite infestation, dented or rusting metal siding, weathered and peeling paint, broken or missing pieces of stucco, or other siding materials;

3. Broken or missing windows;

4. Inadequate site drainage and/or standing water adjacent to structure foundations;

5. Broken or inoperable sanitary and plumbing facilities and/or fixtures;

6. Broken or missing foundation;

7. Broken, torn, or missing attic vent screens;

8. Broken, ripped, or torn window screens;

9. Structural defects such as warped, bowed, or sagging structural members including, but not limited to, headers, sills, beams, eaves, doorways, doorjambs, and similar structural or architectural elements.

D. Fences and Walls. All fences and walls shall be kept and maintained in a manner that does not detract from the appearance of surrounding properties, and that protects the health, safety, and welfare of the user, occupant, and general public. Fences and walls shall be deemed substandard and in violation of this Chapter when they display evidence of dilapidation or other conditions, such as any or all of the following:

1. Sagging, broken, rotted, or defective support posts or other structural members;

2. Missing or broken fence boards;

3. Damaged or missing blocks and grout lines from a block wall;

4. Substantial areas of deterioration including dry rot, broken or missing pieces or stucco, holes, or warped or leaning fence or wall areas;

5. Chain link fence material which is rusted, damaged or broken;

6. Portions of the fence or wall which are substantially defaced with graffiti;

7. Any condition of deterioration or any fault resulting in the fence or wall being structurally unsound or otherwise hazardous to property owners, occupants, or visitors;

8. Height extensions of walls or fences in violation of this Zoning Code.

• E. Litter and Refuse. All yards, landscaped areas, and other areas of private property surrounding structures shall be kept free of trash, old building materials, junk, unlicensed or inoperative vehicles, broken or discarded furniture, boxes, salvage materials, shopping carts, and other such material and equipment which, by its appearance, location, or use, makes it incompatible with the principal use or other predominate principal uses in the immediate neighborhood. F. Private Streets, Sidewalks, and Driveways.

1. All parking, loading, storage, driveway, and vehicle maneuvering areas shall be kept and maintained so as to not detract from the appearance of the surrounding properties and to protect the health, safety and welfare of the user, occupant, and general public. Such areas shall be kept in a neat and clean condition, free of inoperative vehicles, abandoned items, trash, debris or rubbish, furniture, equipment, play equipment, or similar materials, and free of potholes, sinkholes, standing water, cracks, and/or broken areas.

2. Parking space delineation, pavement striping and related features, and signs shall be repainted, refurbished, and/or replaced when the same become faded, damaged, or destroyed to such an extent as to no longer be effective.

3. When any paved area, which includes sidewalks, driveways, and private roadways, shows evidence of dilapidated or deteriorated conditions, it shall be deemed substandard and in violation of this Chapter. Such areas shall be periodically resurfaced or sealed in order to minimize seepage of water into the ground below.

• G. Landscaping and Vegetation.

1. All landscaped areas shall be kept and maintained in a manner that does not detract from the appearance of surrounding properties, and that protects the health, safety, and welfare of the user, occupant, and general public, and in conformance with the provisions of Chapter 10.32 (Landscaping).

2. Landscaped areas shall be kept in a neat and clean condition, free of weeds, debris and dead, diseased or dying vegetation, and broken or defective decorative elements of the landscaped area.

3. Vegetation in landscaped areas shall be mowed, groomed, trimmed, pruned, and watered as to keep the same in a healthy, growing condition. Irrigation systems shall be kept in good working condition and repair so as to prevent leaks, overwatering, or public health hazards.

4. Vegetative overgrowth shall not be permitted in a manner that is likely to harbor rodents, vermin, insects, or other nuisances; or impedes, obstructs, or denies pedestrian or other lawful travel on sidewalks, walk-ways, or other public rights-of-way.

H. Inoperable Vehicles. No person shall maintain on any property in the City any abandoned, wrecked, dismantled, or inoperative vehicle, as set forth in Chapter 6.64 (Abandoned, Wrecked, Dismantled, and Inoperative Vehicles) of the Municipal Code.

• I. Maintenance Responsibility.

1. It shall be the responsibility of any owner of any structure, residence, property, grounds, or lots to ensure compliance with the property maintenance standards set forth in this Chapter and Chapter 3.20 of the Municipal Code on private property within the City.

2. It shall be the responsibility of any owner, tenant, lessee, or occupant of any structure, residence, property, grounds, or lots to remove debris and remove any vegetation that is in violation of this Chapter that has accumulated on any streets within the City, if such person(s) placed the debris on such private property or streets, or otherwise owns, is occupying, or has custody or control over such private property or streets. (Ord. 935 § 3 (part), 2015)