C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15633\1.doc 1 VOLUME VIII.
COMMERCIAL AND INDUSTRIAL PROPERTY
MAINTENANCE CODE
SECTION VIII-1. Volume VIII of the Glendale Building and Safety Code, 2026, is hereby adopted to read as follows:
10. PURPOSE. The Council of the City of Glendale has determined that the economic vitality of the City is directly impacted by the visual character and physical condition of its commercial and industrial neighborhoods. It is the purpose of this code to provide minimum standards for maintenance of properties in these districts, improve community appearance, and to protect the public health, safety and welfare of individuals who live, work, shop and/or operate business within and surrounding these districts.
The goals of this code are to promote an attractive business community that will help serve the economic and social interests of the City, to enhance the value of all commercial and industrial property and promote the overall economic development within the City by preventing commercial and industrial properties from becoming blighted resulting in diminution in the enjoyment, use, and property values of properties in and around the commercial and industrial areas. In adopting this code, it is the Council's intention to set forth maintenance standards for commercial and industrial properties.
20. SCOPE. The standards set forth in this code shall apply to all lots and parcels in all commercial and industrial zoning districts, as defined in Title 30 of the Glendale Municipal Code, 1995 ("GMC") and all structures located on such real property.
30. DEFINITIONS. For the purpose of this code, the following words and phrases shall have the following meanings:
C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15633\1.doc 2 "COMMERCIAL LANDSCAPING AREAS" shall be as defined by Title 30 of the GMC or as a "condition of approval" of a discretionary action in any commercial, commercial/industrial or industrial zone.
"VISUALLY OPAQUE" shall mean material that does not allow the viewing of images through it.
40. AUTHORIZATION. The building official or his or her designee(s) is authorized and directed to enforce the provisions of this code. For such purposes the building official shall have the powers of a law enforcement officer. The building official shall have the power to render interpretations of this code and to adopt and enforce rules and supplemental regulations in order to clarify the application of its provisions.
50. MAINTENANCE OF PROPERTY, GENERALLY. All property, buildings and structures or portions thereof shall be maintained in clean, and neat condition, in good repair and free of graffiti.
It is unlawful and deemed a public nuisance for any person owning, leasing, occupying or managing any commercial, commercial/industrial or industrial zoned property to maintain property contrary to this code.
60. SUBSTANDARD PROPERTY. Any building, structure or portion thereof which is determined to be an unsafe building in accordance with Chapter 1 Division II Section 116, Volume IA, Glendale Building and Safety Code, 2026; or any building or portion thereof, or the premises on which the same is located, in which there exists any of the following listed conditions shall be deemed and hereby is declared to be a substandard building and a violation of this code:
C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15633\1.doc 3 1. Any building, structure or portion thereof that is dilapidated, dangerous, abandoned, partially destroyed, or unsafe as defined in the Glendale Building and Safety Code, 2026, resulting from decay, damage, faulty construction or arrangement, fire, wind, earthquake, flood old age or neglect, inadequate exits, human or mechanical damage, or improper occupancy;
2. Any building, structure or portions thereof on which the condition of the paint has become so deteriorated as to permit decay, excessive checking, cracking, peeling, chalking, dry rot, warping, or termite infestation;
3. Any building, structure, wall or fence on which graffiti has been placed which is visible from a public street;
4. Any premises, building or portions thereof that are unsanitary. Unsanitary conditions shall include, but not be limited to, infestation of insects, vermin or rodents, rubbish, trash or debris maintained in any doorway or vestibule, lack of adequate garbage and rubbish storage and removal facilities, and/or lack of or improper connection to required sewage disposal system;
5. All electrical service to any electrical wiring devices, appliance, or equipment which is found to be dangerous to life or property because they are defective or improperly installed or used;
6. Plumbing which was installed in violation of GMC requirements in effect at the time of installation or which has not been maintained in a sanitary and safe operating condition;
7.a.All mechanical systems, materials and appurtenances, both existing and new equipment which were installed in violation of the code edition under which C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15633\1.doc 4 installed and/or not maintained in proper operating condition in accordance with the original design and in a safe and hazard free condition. b. Screening devices used to obstruct the view of such devices which are not maintained in a clean and neat condition;
c. Any equipment and/or screening device or part thereof that is defective, broken, damaged, or weathered;
8. Any building or portions thereof which has faulty weather protection which shall include, but not be limited to, deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors, parapets, including broken windows or doors, defective or lack of weather protection for exterior wall coverings, including lack of paint, or weathering due to lack of paint or other protective covering, or broken, rotted, split, or buckled exterior wall coverings or roof coverings and damaged or non-functioning drainage structures;
9. Any building, premises or portions thereof, device, apparatus, equipment, combustible waste or vegetation which is in such a condition as to cause a fire or explosion or provide a ready fuel to augment the spread and intensity of fire or explosion arising from any cause; or
10. Except as provided in Title 30 of the GMC, the accumulation of weeds, vegetation, junk, abandoned or inoperable motor vehicles, dead organic matter, debris, garbage, offal, rat harborages, stagnant water, combustible materials or similar materials on a premises or property;
11. Inadequate or inoperative night and security lighting on a premises or property.
C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15633\1.doc 5 70. DECLARATION OF SUBSTANDARD PROPERTY. Whenever the building official or his or her designee(s) finds that a substandard condition(s) exist on any property covered by this code, he or she shall declare the building, structure, and/or premises as substandard and require the owner to complete repairs, removal or clearing of such condition(s) within the time set forth in a notification to the property owner of the substandard conditions. All notices and orders to the property owner shall be issued and recorded pursuant to Chapter 11, Volume V, Glendale Building and Safety Code, 2026.
80. VACANT OR UNOCCUPIED BUILDINGS OR STRUCTURES. Vacant or unoccupied buildings or structures, and the property on which they are constructed, shall be continuously maintained to the standards set forth in this code.
90. PREMISES, GENERALLY. Premises of commercial, commercial/industrial and industrial zoned properties shall be maintained free of dirt, litter and debris.
Entryways, porticos, alcoves and vestibules shall be maintained free of dirt, litter and debris.
Windows and window displays shall be clean. Temporary window signs and display materials as permitted by Title 30 of the GMC which have become faded, torn or in disrepair are prohibited.
Awnings must be in good repair. Awnings which are faded or torn or on which lettering is becoming detached, faded or in poor repair are prohibited.
A violation of Section 90 shall be deemed an infraction punishable as provided in Section 1.20 and 1.24 of the GMC.
C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15633\1.doc 6 100. CONSTRUCTION SITES. Work must proceed in a timely manner pursuant to Chapter 1 Division II Section 105.5, Volume IA of the Glendale Building and Safety Code, 2026.
The accumulation of dirt, litter, debris, and equipment in or on the adjoining street, and/or sidewalk during construction shall be prohibited, unless otherwise permitted pursuant to a City of Glendale permit.
110. SIGNS. All signs and sign structures erected or placed on properties within the Commercial and Manufacturing Zones shall be maintained in a good and safe structural condition, shall be painted on all exterior parts at least as often as required to prevent fading, chipping, peeling and rusting, and shall be maintained in good condition and appearance as specified in Section 30.33 of the GMC.
A violation of Section 110 shall be deemed an infraction punishable as provided in Section 1.20 and 1.24 of the GMC.
120. LANDSCAPING AND IRRIGATION. All planting material and planting beds shall be permanently maintained in a clean, orderly and healthy manner at all times, pursuant to requirements set forth in Title 30 of the GMC. Any landscaping that is not in a healthy or living state shall be replaced. If a landscape plan is part of any City approval, the replacement of such planting material shall be in accordance with the approved landscaping plan. Proposals to modify an approved landscaping plan, which has been in effect for more than two years, may be reviewed and approved by the Director of Community Development, without the necessity of returning to the Design Review Board or other permitting authority. For those commercial or industrial properties within a redevelopment project area, any of the modifications under the C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15633\1.doc 7 conditions set forth above, may be reviewed and approved by the Director of Community Development.
No landscaping shall be permitted in areas where such landscaping in any way endangers the health, or public safety by creating a traffic hazard, by obstructing vision, or which is detrimental or harmful to the use of surrounding properties.
All irrigation systems shall be maintained in good repair and working condition.
Said systems shall be adjusted so as not to spray across or into any sidewalk, driveway, and/or street.
Violation of Section 120 shall be deemed an infraction punishable as provided in section 1.20 and 1.24 of the GMC.
130. PARKWAYS AND PUBLIC RIGHTS-OF-WAY. All sidewalks and parkways located adjacent to and adjoining commercial or industrial properties shall be maintained free of junk, trash, debris, litter, painted or inked survey marks (after the work is completed or work in connection therewith), appliances, furniture, overgrown and unpruned privately owned trees and shrubs, weeds and grass in excess of six (6) inches in height, by the owner or the responsible party in control of such property. Landscaping in parkways shall be permanently maintained in a clean, orderly and healthy manner at all times, pursuant to requirements set forth in Chapter 8.32 of the GMC. 140. PARKING SPACES, LOTS AND STRUCTURES. All parking lots and structures and their surfaces shall be maintained in a clean, and neat condition and in good repair free of junk, trash, debris, litter, weeds, appliances, furniture, and abandoned or inoperable motor vehicles. All drainage structures shall be maintained and operable and free of standing water. All parking stalls shall be clearly identified with paint or C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15633\1.doc 8 other approved striping materials on the surface of the parking area. All parking lot improvements, including the striping of stalls, appropriate signing and lighting, shall be permanently maintained pursuant to Chapter 30.32 of the GMC.
The following conditions or activities are prohibited:
1. The repair or servicing of any type of vehicles in any parking lot or structure, except as expressly permitted by the GMC;
2. The use of required parking spaces during regular business hours, for storage of commercial or other vehicles, including but not limited to, busses, trailers, recreational vehicles, boats and motor homes, except as otherwise expressly permitted by the GMC, or as incident to the use permitted on the site;
3. Vehicles of any type, parked or stored for sale on any parking lot or vacant parcel except in conjunction with a bona fide vehicle sales agency.
A violation of section 140 shall be deemed an infraction punishable as provided in Section 1.20 and 1.24 of the GMC.
150. LOADING AREAS. All loading areas must be maintained free and clear of junk, trash, debris, appliances, furniture or any other items. Loading areas shall be maintained in a clean and neat condition, free of any refuse that might attract or harbor rodents, vermin and/or insects.
160. OUTSIDE STORAGE AREAS. Except as provided in Title 30 of the GMC, there shall be no outside storage of tools, equipment, supplies, materials or merchandise at any time in any commercial or commercial/industrial zoning district. Temporary sheds, tents, awnings and the like are prohibited.
C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15633\1.doc 9 170. REFUSE CONTAINERS AND STORAGE AREAS. Refuse storage containers and enclosures shall be maintained in the following manner:
1. All refuse and refuse containers shall be stored within an approved storage area or within an enclosed building;
2. All refuse storage areas shall be maintained in a clean and neat manner and refuse shall not project above the height of said enclosure; and
3. All refuse storage areas shall be readily accessible to the users they serve as well as for collection operations.
4. All refuse containers shall be maintained so as to be free of graffiti. All refuse containers shall be securely covered, maintained in good repair, with no jagged or torn metal, and sealed so as not to leak liquid waste.
180. UNIMPROVED PROPERTY. Unimproved real property in any commercial, commercial/industrial or industrial zoning district shall be maintained in such a manner so as to not be a detriment to other nearby properties and not adversely affect the public's health, safety and welfare. Unimproved property shall be maintained in a clean and neat manner free of junk, trash, debris, litter, abandoned or inoperable vehicles, stagnant water, abandoned excavations, appliances and furniture, vegetation that is not in a healthy or living state and overgrown vegetation. Living vegetation shall be maintained so as not to exceed an overall height of six (6) inches except for trees and shrubs that are exempt from this requirement. Vehicles of any type shall not be parked or stored for sale on any parking lot or vacant or unimproved parcel except in conjunction with a bona fide vehicle sales agency.
C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15633\1.doc 10 190. ALTERNATIVE ACTIONS AVAILABLE. Nothing in this code shall be deemed to prevent the City from beginning a civil, criminal and/or administrative proceeding to abate the public nuisance or from pursuing the above remedies individually or collectively or pursuing any other means available to the City under the provisions of applicable ordinances or State law or as alternatives to or in conjunction with the proceedings herein set forth.
200. VIOLATIONS. Unless otherwise stated, the owner or other entity having charge or control of any structure or real property located in a commercial or industrial zoning district who maintains such structure or real property in violation of the provisions of this article is guilty of a misdemeanor.