Maywood City Council
March 27, 2024

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2. Any building used for its intended purpose, as determined by the Building Department, for less than twenty (20) hours per week.
(c) "Historical building" shall mean any building designated as a historical building by an appropriate Federal, State, or City jurisdiction.
(d) "Low risk building" shall mean any building, not classified as an essential building, having an occupant load as determined by Section 1002 of the Uniform Building Code, 1997 Edition, of less than ten (10) occupants.
(e) "Medium risk building" shall mean any building, not classified as a high risk building or an essential building, having an occupant load as determined by Section 1002 of the Uniform Building Code, 1997 Edition, of ten (10) occupants or more, but less than fifty (50).
(f) "Unreinforced masonry bearing wall" shall mean a masonry wall having all of the following characteristics:
(1) Provides the vertical support for a floor or roof;
(2) The total superimposed load is over 100 pounds per linear foot; and (3) The area of reinforcing steel is less than fifty (50%) percent of that required by subsection 2107.2.17 of Section 2107.2 of the Uniform Building Code, 1997 Edition. (§ 1, Ord. 84-270, eff. November 29, 1984, as amended by § 8, Ord. 96-424, eff. March 14, 1996, and Ord. 98-451, eff. March 12, 1998)
8-14.03 - Rating classifications.

The rating classifications as exhibited in Table No. 14-A of Section 8-14.09 of this chapter are hereby established, and each building within the scope of this chapter shall be placed in one such rating classification by the Building Department. The total occupant load of the entire building as determined by Section 1002 of the Uniform Building Code, 1997 Edition, shall be used to determine the rating classification.

EXCEPTION: For the purposes of this chapter, portions of buildings constructed to act independently when resisting seismic forces may be placed in separate rating classifications. (§ 1, Ord. 84-270, eff. November 29, 1984, as amended by § 8, Ord. 96-424, eff. March 14, 1996, and Ord. 98-451, eff. March 12, 1998)
8-14.04 - General requirements.

The owner of each building within the scope of this chapter shall cause a structural analysis to be made of the building by a licensed civil or structural engineer or architect licensed by the State, and, if the building does not meet the minimum earthquake standards specified in this chapter, the owner shall cause the building to be structurally altered to conform to such standards or cause the building to be demolished.

The owner of a building within the scope of this chapter shall comply with the requirements set forth in this section by submitting to the Building Department for review within the stated time limits:
(a) Within sixty (60) days after the service of an order, a structural analysis. Such analysis, which shall be subject to approval by the Building Department, shall demonstrate that the building meets the minimum requirements of this Chapter; or
(b) Within sixty (60) days after the service of an order, the structural analysis and plans for the proposed structural alterations of the building necessary to comply with the minimum requirements of this chapter; or
(c) Within forty-five (45) days after the service of an order, plans for the installation of wall anchors in accordance with the requirements specified in subsection (c) of Section 8-

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14.07 of this chapter; or
(d) Within sixty (60) days after the service of an order, plans for the demolition of the building.

After plans are submitted and approved by the Building Department, the owner shall obtain a building permit and commence and complete the required construction or demolition within the time limits set forth in Table No. 14-B of Section 8-14.09 of this chapter. Such time limits shall begin to run from the date the order is served in accordance with subsections (a) and (b) of Section 8-14.05 of this chapter.

Owners electing to comply with subsection (c) of this section shall also be required to comply with subsection (b) or (d) of this section; provided, however, the sixty (60) day period provided for in said subsections (b) and (d) and the time limits for obtaining a building permit, commencing construction, and completing construction for complete structural alterations or building demolition set forth in said Table No. 14-B shall be extended in accordance with Table No. 14-C of Section 8-14.09 of this chapter.

Each such extended time limit, except the time limit for commencing construction, shall begin to run from the date the order is served in accordance with subsection (b) of Section 8-14.05 of this chapter.

The time limit for commencing construction shall commence to run from the date the building permit is issued.
(§ 1, Ord. 84-270, eff. November 29, 1984, as amended by Ord. 98-451, eff. March 12, 1998) 8-14.05 - Administration.
(a) Service of orders. The Building Department shall issue an order, as provided in subsection (b) of this section, to the owner of each building within the scope of this chapter in accordance with the minimum time periods for the service of such orders set forth in Table No. 14-C of Section 8-

14.09 of this chapter. The minimum time period for the service of such orders shall be measured from November 29, 1984. The Building Department, upon the receipt of a written request from the owner, shall order a building to comply with this section prior to the normal service date for such building set forth in this section. (b) Contents of orders. The order shall be in writing and shall be served either personally or by certified or registered mail upon the owner, as shown on the last equalized assessment roll, and upon the person, if any, in apparent charge or control of the building. The order shall specify that the building has been determined by the Building Department to be within the scope of this chapter and, therefore, is required to meet the minimum seismic standards of this chapter. The order shall specify the rating classification of the building and shall be accompanied by a copy of Section 8-14.04 of this chapter which sets forth the owner's alternatives and time limits for compliance.
(c) Appeals from orders. The owner or person in charge or control of the building may appeal the initial determination of the Building Department that the building is within the scope of this chapter to the Earthquake Safety Board of Appeals. Such appeal shall be filed with said Board within sixty (60) days after the service date of the order described in subsection (b) of this section. Any such appeal shall be decided by said Board no later than sixty (60) days after the date the appeal is filed. Such appeal shall be made in writing, and the grounds thereof shall be stated clearly and concisely. Each appeal shall be accompanied by a deposit of One Thousand and no/100ths ($1,000.00) Dollars which shall be applied toward the City's actual costs of processing the appeal. (d) Recordation. At the time the Building Department serves such order, the Director of Building and Planning shall file with the office of the County Recorder a certificate stating that the subject building is within the scope of Chapter 14 of Title 8, Earthquake Hazard Reduction in Existing Buildings, of the Maywood Municipal Code. The certificate shall also state that the owner thereof has been ordered to structurally analyze the building and to structurally alter or demolish it where compliance with said Chapter 14 is not exhibited.

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If the building is either demolished, found not to be within the scope of this chapter, or is structurally capable of resisting the minimum seismic forces required by this chapter as a result of structural alterations or an analysis, the Director of Building and Planning shall file with the office of the County Recorder a certificate terminating the status of the subject building as being classified within the scope of Chapter 14 of Title 8, Earthquake Hazard Reduction in Existing Buildings, of the Maywood Municipal Code. (e) Unoccupied buildings. Notwithstanding anything else contained in this chapter or this Code, no building, or room therein, which was constructed or under construction prior to January 1, 1934, or for which a building permit was issued prior to January 1, 1934, which, on June 9, 1988, has unreinforced masonry bearing walls and which, on May 10, 1988, or subsequently, lacks a current certificate of occupancy or is not legally occupied for its intended purpose, shall be issued such certificate or occupied unless and until all deadlines for the performance of earthquake reinforcement, as contained in any previously issued Earthquake Hazard Reduction Order, have been complied with. Failure to timely meet a deadline contained in such notice shall be cured by the timely completion of a subsequently scheduled stage.
(f) Enforcement. If the owner or other person in charge or control of the subject building fails to comply with any order issued by the Building Department pursuant to this chapter within any of the time limits set forth in Section 8-14 04 of this chapter, the Director of Building and Planning shall order that the entire building be vacated and that the building remain vacant until such order has been complied with. If compliance with such order has not been accomplished within ninety (90) days after the date the building has been ordered vacated, or such additional time as may have been granted by the Earthquake Safety Board of Appeals, the Director of Building and Planning may order its demolition in accordance with the provisions of Chapter 4 of the Uniform Code for the Abatement of Dangerous Buildings, 1997 Edition, or other applicable law.
(§ 1, Ord. 84-270, eff. November 29, 1984, as amended by Urgency Ord. 84-271, eff. October 30, 1984, Urgency Ord. 88-333, eff. February 23, 1988, Ord. 88-334, eff. May 12, 1988, Ord. 88-335, eff. June 9, 1988, § 8, Ord. 96-424, eff. March 14, 1996, and Ord. 98-451, eff. March 12, 1998) 8-14.06 - Historical buildings. (a) General. The standards and procedures established by this chapter shall apply in all respects to an historical building, except that, as a means to preserve original architectural elements and facilitate restoration, an historical building, in addition, may comply with the special provisionsset forth in this section. (b) Unburned clay masonry or adobe. Existing or re-erected walls of adobe construction shall conform to the following:
(1) Unreinforced adobe masonry walls shall not exceed a height or length to thickness ratio of five (5) for exterior bearing walls and shall be provided with a reinforced bond beam at the top interconnecting all walls. The minimum beam depth shall be six (6″) inches and a minimum width of eight (8″) inches less than the wall width. The minimum wall thickness shall be eighteen (18″) inches for exterior bearing walls and ten (10″) inches for adobe partitions. No adobe structure shall exceed one story in height, unless the historic evidence indicates a two-story height. In such cases the height to thickness ratio shall be as set forth in this subsection for the first floor, based on the total twostory height, and the second floor wall thickness shall not exceed the ratio five (5) by more than twenty (20%) percent. Bond beams shall be provided at the roof and second floor levels.
(2) Foundation footings shall be reinforced concrete under newly reconstructed walls and shall be fifty (50%) percent wider than the wall above, soil conditions permitting, except that the foundation wall may be four (4″) inches less in width than the wall above if a rock, burned brick, or stabilized adobe facing is necessary to provide authenticity.
(3) New or existing unstabilized brick and adobe brick masonry shall have an average compressive strength of 225 pounds per square inch when tested in accordance with ASTM designation C67. One sample out of five (5) may have a compressive strength of

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not less than 188 pounds per square inch. Unstabilized brick may be used where existing bricks are unstabilized and where the building is not susceptible to flooding conditions or direct exposure. Adobe may be allowed a maximum value of three (3) pounds per square inch for shear, with no increase for lateral forces.
(4) Mortar may be of the same soil composition and stabilization as the brick in lieu of cement mortar.
(5) Nominal tension stresses due to seismic forces normal to the wall may be neglected if the wall meets the thicknesses requirements and shear values allowed by this subsection.
(c) Archaic materials. Allowable stresses for archaic materials not specified in this Code shall be based on substantiating research data or engineering judgment subject to the satisfaction of the Building Department.
(d) Alternative materials and State Historical Building Code advisory review. Alternative materials, designs, and methods of construction will be considered as set forth in subsection (d) of Section 8-14.08 of this chapter. In addition, when a request for an alternative proposed design, material, or method of construction is being considered, the Building Department may file a written request for an opinion with the State Historical Building Code Advisory Board for its consideration, advice, or findings in accordance with the State Historical Building Code.
(§ 1, Ord. 84-270, eff. November 29, 1984, as amended by Ord. 98-451, eff. March 12,1998) 8-14.07 - Analyses and design.
(a) General. Every structure within the scope of this chapter shall be analyzed and constructed to resist minimum total lateral seismic forces assumed to act noncurrently in the direction of each of the main axes of the structure in accordance with the following equation:

V=IKCSW (14-1)
The value of IKCS need not exceed the values set forth in Table No. 14-D of Section 8-14.09 of this chapter based on the applicable rating classification of the building. (b) Lateral forces on elements of structures. Parts or portions of structures shall be analyzed and designed for lateral loads in accordance with subsection (a) of this section and Section 1628 of the Uniform Building Code, 1997 Edition, but not less than the value from the following equation:

Fp = ICp SWp (14-2)
For the provisions of this subsection, the product of IS need not exceed the values set forth in Table No.14-E of Section 8-14.09 of this chapter.

EXCEPTION: Unreinforced masonry walls in buildings not having a rating classification of I may be analyzed in accordance with Section 8-14.08 of this chapter. (c) Anchorage and interconnection. The anchorage and interconnection of all parts, portions, and elements of the structure shall be analyzed and designed for lateral forces in accordance with Table No. 14-F of Section 8-14.09 of this chapter and the equation Fp = ICp SWp as modified by Table No. 14-E of said Section 8-14.09. The minimum anchorage of masonry walls to each floor or roof shall resist a minimum force of 200 pounds per lineal foot acting normal to the wall at the level of the floor or roof. (d) Level of required repairs. The alterations and repairs required to meet the provisions of this chapter shall comply with all other applicable requirements of the Uniform Building Code, 1997 Edition, unless specifically provided for in this chapter. (e) Required analyses.
(1) General. Except as modified by this section, the analysis and design relating to the

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structural alteration of existing structures within the scope of this chapter shall be in accordance with the analysis specified in Chapter 16 of the Uniform Building Code, 1997 Edition.
(2) Continuous stress path. A complete, continuous stress path from every part or portion of the structure to the ground shall be provided for the required horizontal forces. (3) Positive connections. All parts, portions, or elements of the structure shall be interconnected by positive means.
(f) Analysis procedure.
(1) General. Stresses in materials and existing construction utilized to transfer seismic forces from the ground to parts or portions of the structure shall conform to those permitted by the Uniform Building Code, 1997 Edition, and those materials and types of construction specified in Section 8-14.08 of this chapter.
(2) Connections. Materials and connectors used for the interconnection of parts and portions of the structure shall conform to the Uniform Building Code, 1997 Edition. Nails may be used as part of an approved connector.
(3) Unreinforced masonry walls. Except as modified by this section, unreinforced masonry walls shall be analyzed as specified in Sections 2106, 2107, and 2108 of the Uniform Building Code, 1997 Edition, to withstand all vertical loads as specified in Chapter 16 of the Uniform Building Code, 1997 Edition, in addition to the seismic forces required by this chapter. The fifty (50%) percent increase in the seismic force factor for shear walls as specified in Table No. 24-H of the Uniform Building Code, 1997 Edition, may be omitted in the computation of seismic loads to existing shear walls.

No allowable tension stress will be permitted in unreinforced masonry walls. Walls not capable of resisting the required design forces specified in this chapter shall be strengthened or shall be removed and replaced.

EXCEPTIONS:

1. Unreinforced masonry walls in buildings not classified as a Classification Rating I pursuant to Table No. 14-A of Section 8-14.09 of this chapter may be analyzed in accordance with Section 8-14.08 of this chapter.

2. Unreinforced masonry walls which carry no design loads other than their own weight may be considered as veneer if they are adequately anchored to new supporting elements. (g) Combination of vertical and seismic forces.
(1) New materials. All new materials introduced into the structure to meet the requirements of this section which are subjected to combined vertical and horizontal forces shall comply with Section 1624 of the Uniform Building Code, 1997 Edition. (2) Existing materials. When stress in existing lateral force resisting elements is due to a combination of dead load plus live loads plus seismic loads, the allowable working stress specified in the Code may be increased 100 percent. However, no increase will be permitted in the stresses allowed in Section 8-14.08 of this chapter, and the stresses in members due only to seismic and dead loads shall not exceed the values permitted by Section 1626 of the Uniform Building Code, 1997 Edition. (3) Allowable reduction of bending stress by vertical loads. In calculating the tensile fiber stress due to seismic forces required by this chapter, the maximum tensile fiber stress may be reduced by the full direct stress due to vertical dead loads. (§ 1, Ord. 84-270, eff. November 29, 1984, as amended by § 8, Ord. 96-424, eff. March 14, 1996, and Ord. 98-451, eff. March 12, 1998)

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8-14.08 - Materials of construction.
(a) General. All materials permitted by the Uniform Building Code, 1997 Edition, including their appropriate allowable stresses and those existing configurations of materials specified in this section, may be utilized to meet the requirements of this chapter. (b) Existing materials.
(1) Unreinforced masonry walls. Unreinforced masonry walls analyzed in accordance with this section may provide vertical support for roof and floor construction and resistance to lateral loads. The bonding of such walls shall be as specified in Section 2107 of the Uniform Building Code, 1997 Edition.

Tension stresses due to seismic forces normal to the wall may be neglected if the wall does not exceed the height or length to thickness ratio and in-plane shear stresses due to seismic loads as set forth in Table No. 14-G of Section 8-14.09 of this chapter.

If the wall height-thickness radio exceeds the specified limits, the wall may be supported by vertical bracing members designed in accordance with Chapter 16 of the Uniform Building Code, 1997 Edition. The deflection of such bracing members at design loads shall not exceed one-tenth ( 1/10 ) of the wall thickness.

All vertical bracing members shall be attached to floor and roof construction for their design loads independently of required wall anchors. Horizontal spacing of vertical bracing members shall not exceed one-half (½) the unsupported height of the wall nor ten (10′) feet. The wall height may be measured vertically to bracing elements other than a floor or roof. The spacing of the bracing elements shall be detailed to minimize the horizontal displacement of the wall by components of vertical displacements of the floor or roof. (2) Existing roofs, floors, walls, footings, and wood framing. Existing materials, including wood shear walls, utilized in the described configuration may be used as part of the lateral load resisting system provided the stresses in such materials do not exceed the values shown in Table No. 14-H of Section 8-14.09 of this chapter. (c) Strengthening of existing materials. New materials, including wood shear walls, may be utilized to strengthen portions of the existing seismic resisting system in the described configurations provided the stresses do not exceed the values shown in Table No. 14-I of Section 8-14.09 of this chapter.
(d) Alternate materials. Alternate materials, designs, and methods of construction shall be approved by appeal to the Earthquake Safety Board of Appeals. (See subsection (c) of Section 8-14.05 of this chapter.)
(e) Minimum acceptable quality of existing unreinforced masonry walls. (1) General provisions. All unreinforced masonry walls utilized to carry vertical loads and seismic forces parallel and perpendicular to the wall plane shall be tested as specified in this subsection. All masonry quality shall equal or exceed the minimum standards established by this subsection or shall be removed and replaced by new materials.

Alternate methods of testing may be approved by the Building Department. The quality of mortar in all masonry walls shall be determined by performing in-place shear tests or by testing eight (8″) inch diameter cores. Alternative methods of testing may be approved by the Building Department. Nothing shall prevent pointing with mortar of all the masonry wall joints before the tests are first made. Prior to any pointing, the mortar joints shall be raked and cleaned to remove loose and deteriorated mortar. Mortar for pointing shall be type S or N, except that masonry cement shall not be used. All preparation and mortar pointing shall be done under the continuous inspection of a registered Deputy Building Inspector. At the conclusion of the inspection, the inspector shall submit a written report to the licensed engineer or architect responsible for the seismic analysis of the building, setting forth the results of the work inspected. Such report shall be submitted to the Building Department for approval as part of the structural analysis. All testing shall be performed in accordance with the requirements

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specified in this subsection by a testing agency to be approved by the Building Department. An accurate record of all such tests and their location in the Building shall be recorded, and the results shall be submitted to the Building Department for approval as part of the structural analysis.
(2) Number and location of tests. The minimum number of tests shall be two (2) per wall or line of wall elements resisting a common force, or one per 1,500 square feet of wall surface, with a minimum of eight (8) tests in any case. The exact test or core location shall be determined at the building site by the licensed engineer or architect responsible for the seismic analysis of the subject building.
(3) In-place shear tests. The bed joints of the outer wythe of the masonry shall be tested in shear by laterally displacing a single brick relative to the adjacent bricks in such wythe.

The opposite head joint of the brick to be tested shall be removed and cleaned prior to testing. The minimum quality mortar in eighty (80%) percent of the shear tests shall not be less than the total of thirty (30) psi, plus the axial stress in the wall at the point of the test. The shear stress shall be based on the gross area of both bed joints and shall be that at which movement of the brick is first observed.
(4) Core tests. A minimum number of mortar test specimens equal to the number of required cores shall be prepared from the cores and tested as specified in this subsection. The mortar joint of the outer wythe of the masonry core shall be tested in shear by placing the circular core section in a compression testing machine with the mortar bed joint rotated fifteen (15) degrees from the axis of the applied load. The mortar joint tested in shear shall have an average ultimate stress base of twenty (20) psi, based on the gross area. The average shall be obtained from the total number of cores made. If test specimens cannot be made from cores taken, then the shear value shall be reported as zero. (f) Testing of shear bolts. One-fourth (¼) of all new shear bolts and dowels embedded in unreinforced masonry walls shall be tested by a registered Deputy Building Inspector using a torque calibrated wrench to the following minimum torques:
(1) ½″ diameter bolts or dowels = 40 foot-pounds;
(2) ⅝″ diameter bolts or dowels = 50 foot-pounds; and
(3) ¾″ diameter bolts or dowels = 60 foot-pounds.

No bolt exceeding three-fourths (¾″) inch shall be used. All nuts shall be installed over malleable iron or plate washers when bearing on wood and heavy cut washers when bearing on steel. (g) Determination of allowable stresses for design methods based on test results. (1) Design shear values. Design seismic in-plane shear stresses shall be substantiated by tests performed as specified in subsections (3) and (4) of subsection (e) of this section.

Design stresses shall be related to the test results obtained in accordance with Table No. 14-J of Section 8-14.09 of this chapter.

Intermediate values between three (3) and ten (10) psi may be interpolated. (2) Design compression and tension values. Compression stresses for unreinforced masonry having a minimum design shear value of three (3) psi shall not exceed 100 psi. Design tension values for unreinforced masonry shall not be permitted. (h) Testing rod anchors. Five (5%) percent of the existing rod anchors utilized as all or part of the required wall anchors shall be tested in pullout by an approved testing laboratory. The minimum number tested shall be four (4) per floor, with two (2) tests at walls with joists framing into the wall and two (2) tests at walls with joists parallel to the wall. The test apparatus shall be supported on the masonry wall at a minimum distance of the wall thickness from the anchor tested. The rod anchor shall be given a preload of 300 pounds prior to establishing a datum for recording elongation. The tension test load reported shall be recorded at one-eighth (⅛″) inch relative movement of the anchor and the adjacent

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masonry surface. Results of all tests shall be reported. The report shall include the test results as related to the wall thickness and joist orientation. The allowable resistance value of the existing anchors shall be forty (40%) percent of the average of those tested anchors having the same wall thickness and joist orientation.
(i) Qualification tests. Qualification tests for devices used for wall anchorage shall be tested with the entire tension load carried on the enlarged head at the exterior face of the wall. Bond on the part of the device between the enlarged head and the interior wall face shall be eliminated for the qualification tests. The resistance value assigned the device shall be twenty (20%) percent of the average of the ultimate loads. (§ 1, Ord. 84-270, eff. November 29, 1984, as amended by § 8, Ord. 96-424, eff. March 14, 1996, and Ord. 98-451, eff. March 12, 1998)
8-14.09 - Information required on plans.
(a) General. In addition to the seismic analysis required elsewhere in this chapter, the licensed engineer or architect responsible for the seismic analysis of the building shall determine and record the information required by this section on the approved plans. (b) Construction details. The following requirements with appropriate construction details shall be made a part of the approved plans:
(1) All unreinforced masonry walls shall be anchored at the roof level by tension bolts through the wall as specified in Table No. 14-I of this section or by approved equivalent at a maximum anchor spacing of six (6′) feet.

All unreinforced masonry walls shall be anchored at all floors with tension bolts through the wall or by existing rod anchors at a maximum anchor spacing of six (6′) feet. All existing rod anchors shall be secured to the joists to develop the required forces. The Building Department may require testing to verify the adequacy of the embedded ends of existing rod anchors. Tests when required shall conform to subsection (h) of Section 8-14.08 of this chapter.

When access to the exterior face of the masonry wall is prevented by the proximity of an existing building, wall anchors conforming to Sections 5 and 6 of Table No. 14-I of this section may be used.

Alternative devices to be used in lieu of tension bolts for masonry wall anchorage shall be tested as specified in subsection (i) of Section 8-14.08 of this chapter. (2) Diaphragm chord stresses of horizontal diaphragms shall be developed in existing materials or by the addition of new materials.
(3) Where trusses and beams other than rafters or joists are supported on masonry, ledgers or columns shall be installed to support vertical loads of the roof or floor members. (4) Parapets and exterior wall appendages not capable of resisting the forces specified in this chapter shall be removed, stabilized, or braced to insure that the parapets and appendages remain in their original position.
(5) All deteriorated mortar joints and unreinforced masonry walls shall be pointed with type S or N mortar (masonry cement shall not be used). Prior to any pointing, the wall surface shall be raked and cleaned to remove loose and deteriorated mortar. All preparation and pointing shall be done under the continuous inspection of the Building Inspector certified to inspect masonry or concrete. At the conclusion of the project, the inspector shall submit a written report to the Building Department setting forth the portion of the work inspected.
(6) Repair details of any cracked or damaged unreinforced masonry wall required to resist forces specified in this chapter shall be shown.
(c) Existing construction. The following existing construction information shall be made part of the approved plans:
(1) The type and dimensions of existing walls and the size and spacing of floor and roof members;
(2) The extent and type of existing wall anchorage to floors and the roof;

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(3) Accurately dimensioned floor plans and masonry wall elevations showing dimensioned openings, piers, wall thickness, and heights; (4) The location of cracks or damaged portions of unreinforced masonry walls requiring repairs; (5) The type of interior wall surfaces and whether reinstalling or anchoring of ceiling plaster is necessary; and
(6) The general condition of the mortar joints and whether the joints need pointing.

TABLE NO. 14-A
RATING

CLASSIFICATIONS
Type of Building Classification
Essential building I
High risk building II
Medium risk building III
Low risk building IV

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TABLE NO. 14-B

TIME LIMITS FOR COMPLIANCE
Required Action By Owners Obtain
Building
Permits
Within
Commence Construction
Within*
Complete
Construction
Within
Complete structural alterations or
building demolition
180 days 90 days 1 year
Wall anchor installation 180 days 90 days 1 year
*Measured from the date of the building permit issuance.

TABLE NO. 14-C

SERVICE PRIORITIES AND EXTENDED TIME PROVISIONS
Rating Occupant Load Extension of Time if Wall Minimum
Classification Anchors Are Installed Time
Periods
for
Service of
Orders
I Any 1 year 0
II 50 or more 2 years 60 days

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III 50 or more 3 years 180 days
More than 20 but less than 50 4 years 1 year
More than 9 but less than 21 4 years 2 years
IV Less than 10 5 years 3 years
TABLE NO. 14-D

HORIZONTAL FORCE FACTORS BASED ON RATING

CLASSIFICATION
Rating Classification IKCS
I 0.186
II 0.133
III and IV 0.100
TABLE NO. 14-E
HORIZONTAL FORCE FACTORS "IS"

FOR PARTS OR PORTIONS OF

STRUCTURES
Rating Classification IS
I 1.50
II 1.00
III and IV 0.75

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TABLE NO. 14-F
HORIZONTAL FORCE FACTOR "C" FOR PARTS

OR PORTIONS OF BUILDINGS OR OTHER

STRUCTURES
Part or Portion of Buildings Direction of Force Value
of C
Exterior bearing and non-bearing walls, interior bearing walls and partitions, interior non-bearing walls and partitions over 10 feet in height, and masonry fences over 6 feet in height
Normal to flat
surface

0.20 Cantilever parapet and other cantilever walls, except retaining walls Normal to flat surface

1.00 Exterior and interior ornamentations and appendages Any direction 1.00 When connected to or a part of a building, towers, tanks, towers and tanks plus contents, racks over 8 feet 3 inches in height plus contents, chimneys, smokestacks, and penthouses
Any direction 0.20
When connected to or a part of a building: rigid and rigidly mounted equipment and machinery not required for
continued operation of essential occupancies
Any horizontal
direction

0.20 Tanks plus effective contents resting on the ground Any direction 0.12 Floors and roofs acting as diaphragms In the plane of the diaphragm

0.12

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Prefabricated structural elements, other than walls, with force applied at center of gravity of assembly
Any horizontal
direction

0.30 Connections for exterior panels or elements Any direction 2.00 NOTES:
(1) See subsection (b) of Section 8-14.07 of this chapter for the use of Cp. (2) When located in the upper portion of any building with a ratio of five (5) to one or greater, the value shall be increased by fifty (50%) percent.
(3) For flexible and flexibly mounted equipment and machinery, the appropriate values for C shall be determined with consideration given to both the dynamic properties of the equipment and machinery and to the building or structure in which it is placed. (4) The W for storage racks shall be the weight of the racks plus contents. The value of C for racks over two (2) storage support levels in height shall be 0.16 for the levels below the top two (2) levels. (5) The design of the equipment and machinery and their anchorage is an integral part of the design and specification of such equipment and machinery. The structure to which the equipment or machinery is mounted shall be capable of resisting the anchorage forces. (6) Floors and roofs acting as diaphragms shall be designed for a minimum force resulting from a C of .12 applied to W unless a greater force results from the distribution of lateral forces in accordance with subsection 1633.2.9 of Section 1633 of the Uniform Building Code, 1997 Edition.

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TABLE NO. 14-G

ALLOWABLE VALUE OF HEIGHT-THICKNESS

RATIO OF UNREINFORCED MASONRY WALLS
WITH MINIMUM QUALITY MORTAR(1)(2)
Building with All Other
Crosswalls as
Defined by
Buildings
Section 8-14.02 of
this Chapter
Walls of one-story buildings 16 13
First story walls of multi-story buildings 16 15
Walls in top story of multi-story buildings 14 9
All other walls 16 13
NOTES:
(1) Minimum quality mortar shall be determined by laboratory testing in accordance with subsection (e) of Section 8-14.08 of this chapter.
(2) Table No. 14-G shall not be applicable to buildings of rating Classification I. Walls of buildings within rating Classification I shall be analyzed in accordance with subsection (f) of Section 8-14.08 of this chapter.

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TABLE NO. 14-H

VALUES FOR EXISTING MATERIALS
New Materials or Configuration of Materials(1) Allowable Values

1. Horizontal Diaphragms
a. Roofs with straight sheathing and roofing applied directly to the sheathing
100 lbs. per foot for seismic shear
b. Roofs with diagonal sheathing and roofing applied directly to the sheathing
400 lbs. per foot for seismic shear
c. Floors with straight tongue and groove sheathing 150 lbs. per foot for seismic shear
d. Floors with straight sheathing and finished wood flooring 300 lbs. per foot for seismic shear
e. Floors with diagonal sheathing and finished wood flooring 450 lbs. per foot for seismic shear
f. Floors or roofs with straight sheathing and plaster applied to the joist or rafters (2)
Add 50 lbs. per foot to the
allowable values for items 1a and
1c

2. Shear Walls
Wood stud walls and lath and plaster 100 lbs. per foot each side for seismic shear

3. Plain Concrete Footings ft=1,500 lbs. per square inch, unless otherwise shown by
tests

4. Douglas Fir Wood Allowable stress same as No. 1
D.F. (3)

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5. Reinforcing Steel ft=18,000 lbs. per square
inch maximum (3)

6. Structural Steel ft=20,000 lbs. per square
inch maximum (3)
NOTES:
(1) Material shall be sound and in good condition.
(2) The wood lath and plaster shall be reattached to the existing joists or rafters in a manner approved by the Building Department.
(3) Stresses given may be increased for combinations of loads as specified in subsection (2) of subsection (g) of Section 8-14.07 of this chapter.

TABLE NO. 14-1

ALLOWABLE VALUES OF NEW MATERIALS

USED IN CONJUNCTION WITH EXISTING

CONSTRUCTION
New Materials or Configuration of
Materials(1)
Allowable Values

1. Horizontal Diaphragms
Plywood sheathing applied directly over
existing straight sheathing with ends of
plywood sheets bearing on joists or rafters and
edges of plywood located on center of
individual sheathing boards.

Same as specified in over existing over Table
No. 23-II-D-1, 2 of the Uniform Building Code,
1997 Edition, for blocked diaphragms

2. Shear Walls
a. Plywood sheathing applied directly over
existing wood studs. No value shall be given
to plywood applied over existing plaster
sheathing
Same as values specified in Table No. 23-II- I-1,
2 of the Uniform Building Code 1997 Edition,
for shear or wood walls.

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b. Dry wall or plaster applied directly over
existing wood studs
75 percent of the values specified in Table No.
25-I of the Uniform Building Code, 1997
Edition
c. Dry wall or plaster applied to plywood
sheathing over existing wood studs
33-⅓ percent of the values specified in Table
No. 25-I of the Uniform Building Code, 1997
Edition

3. Shear Bolts
Shear bolts and shear dowels embedded a
minimum of 8 inches into unreinforced
masonry walls. Bolt centered in a 2 ½ inch
diameter hole with dry-pack or non-shrink
grout around circumference of bolt or dowel
(1)(3)
100 percent of the values for plain masonry
specified in Table No. 21-N of the Uniform
Building Code 1997 Edition. No values larger
than those given for ¾ inch bolts shall be
used.

4. Tension Bolts
Tension bolts and tension dowels extending
entirely through unreinforced masonry walls
secured with bearing plates on the far side of
the wall with at least 30 square inches of
area (2)(3)
1,200 lbs. per bolt or dowel

5. Wall Anchors (see subsection (1) of
subsection (b) of this section)
Bolts extending to the exterior face of the
wall with a 2 ½ inch round plate under the
head. Install as specified for shear bolts.

Spaced not closer than 12 inches on
centers (1)(2)(3)
600 lbs. per bolt

6. Wall Anchors

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Bolts or dowels extending to the exterior
face of the wall with a 2 ½ inch round plate
under the head and drill at an angle of 22
½ degrees to the horizontal. Installed as
specified for shear bolts (1)(2)(3)
1,200 lbs. per bolt or dowel

7. Infilled Walls
Reinforced masonry infilled openings in
existing unreinforced masonry walls with keys
or dowels to match reinforcing
Same as values specified for unreinforced
masonry walls

8. Reinforced Masonry
Masonry piers and walls reinforced as set forth
in Section 2107.2 of the Uniform Building
Code, 1994 Edition
Same as values specified in Table No. 21-M of
the Uniform Building Code, 1997 Edition

9. Reinforced Concrete
Concrete footings, walls, and piers reinforced
as specified in Chapters 19 & 21 of the Uniform
Building Code, 1994 Edition, and designed for
tributary loads
Same as values specified in Chapter 19 of the
Uniform Building Code, 1997 Edition

10. Existing Foundation Loads
Foundation loads for structures exhibiting no
evidence of settlement
Calculated existing foundation loads due to
maximum dead load plus live load may be
increased 25 percent for dead load and may be
increased 50 percent for dead load plus
seismic load required by this chapter.

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NOTES:
(1) Bolts and dowels to be tested as specified in subsection (f) of Section 8-14.08 of this chapter.
(2) Bolts and dowels to be one-half (½″) inch minimum in diameter. (3) Drilling for bolts and dowels shall be done with an electric rotary drill. Impact tools shall be used for drilling holes or tightening anchor and shear bolt nuts.

TABLE NO. 14-J

ALLOWABLE SHEAR STRESS FOR TESTED

UNREINFORCED MASONRY WALLS
Eighty Percent of Test Results in
psi Not Less Than
Average Test Results of
Cores in psi
Seismic In-Plane Shear Based on
Gross Area
30 plus axial stress 20 3 psi*
40 plus axial stress 27 4 psi*
50 plus axial stress 33 5 psi*
100 plus axial stress or more 67 or more 10 psi max*
* Allowable shear stress may be increased by the addition of ten (10%) percent of the axial stress due to the weight of the wall directly above.
(§ 1, Ord. 84-270, eff. November 29, 1984, as amended by § 8, Ord. 96-424, eff. March 14, 1996, and Ord. 98-451, eff. March 12, 1998)
Chapter 15 - PRE-SALE HOUSING INSPECTION
Sections:
8-15.01 - Definitions.
"Agreement of sale" shall mean any agreement or written instrument which provides that title to any property shall thereafter be transferred from one owner to another. "Owner" shall mean any person, co-partnership, association, corporation or fiduciary having legal or equitable title to or any interest in any real property.

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"Real property" shall mean any improved or unimproved real property zoned or used for dwelling purposes, situated in the City, and includes the buildings or structures, if any, located on the rear property.
(§ 1, Ord. 91-378, eff. August 8,1991) 8-15.02 - Applicability of chapter.

The provisions of this chapter shall not apply to the following classifications of real property:
(a) Commercial buildings unless the property contains a mixture of commercial and residential uses;
(b) Industrial buildings unless the property contains a mixture of industrial and residential uses;
(c) Hotels and motels, at least seventy-five (75%) percent of the units, which are utilized for transient occupancy only.
(§ 1, Ord. 91-378, eff. August 8, 1991)
8-15.03 - Report required.

Prior to close of escrow or other entry into any agreement for the sale or exchange of any real property, the owner or his authorized representative shall obtain from the City a real property report showing any delinquent rubbish pick-up charges or other lienable charges, and the regularly authorized use, occupancy and zoning classification of such property. The report shall be valid for a period not to exceed six (6) months from the date of issue. The fee for issuance of the report shall be established by resolution of the City Council.
(§ 1, Ord. 91-378, eff. August 8, 1991)
8-15.04 - Contents of report.

Upon application of the owner and the payment to the City of a fee established by the City Council, the Director of Building and Planning shall deliver a report to the buyer which shall contain the following information:
(a) Delinquent rubbish fee of which the City has been notified and requested to collect; (b) Charges owed the City which could constitute a lien against the property; (c) The street address or other appropriate description of the subject property; (d) A parcel drawing of the subject property with an approximate footprint of the buildings located thereon;
(e) A statement of the zoning classification applicable to the subject property; (f) A statement of the variances and use permits, if any, granted to the subject property, together with the conditions and restrictions of such permits;

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(g) Substandard property conditions found by the inspector on the property; (h) A statement as to whether any construction, electrical, plumbing or comfort heating permits have been issued for work not yet completed on the subject property; (i) A statement as to whether there appears to be any nonconformity or illegality in the structures on the subject property or the uses being made thereof; and (j) A statement as to whether or not the parcel is recognized as a separate lot by the City, and whether or not it is a legal building site under City regulations. (§ 1, Ord. 91-378, eff. August 8, 991)

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8-15.05 - Access to buildings.

It shall be the responsibility of the applicant (the property owner or agent for the owner) for a report to arrange for an inspection of all buildings and exterior areas of the property and to provide any required notices to tenants of such inspection in the event the inspector desires such access. The inspection of dwelling units shall be made from the exterior of the buildings unless the inspector believes, based on objective evidence, that illegal subdivisions of the main dwellings exist. In that event the inspector will request to inspect the interior of such units. The inspector will make interior inspections of accessory buildings such as garages, laundry rooms and storage sheds. (§ 1, Ord. 91-378, eff. August 8, 1991)
8-15.06 - Delivery of report.

The report of real property records shall be delivered by the owner, or the authorized and designated representative of the owner, to the buyer or transferee of the real property prior to the consumption of the sale or exchange. The buyer or transferee shall execute a receipt therefor as furnished by the Building and Planning Department as evidence of compliance with the provisions of this chapter.
(§ 1, Ord. 91-378, eff. August 8, 1991)
8-15.07 - Nonliability of the City.

Neither the enactment of the ordinance codified in this chapter nor the preparation and delivery of any report required hereunder shall impose any liability upon the City for any errors or omissions contained in the report, nor shall the City bear any liability not otherwise imposed by law. (§ 1, Ord. 91-378, eff. August 8, 1991)
8-15.08 - Extension endorsement.

Upon request of the owner prior to the expiration of the six (6) month period, the Building and Planning Department may issue an endorsement to the report, extending its validity for one additional four (4) month period, showing any changes to the information shown on the original report. There shall be no fee for the issuance of the endorsement.
(§ 1, Ord. 91-378, eff. August 8, 1991)
8-15.09 - Penalties.
(a) Anyone in violation of the provisions of this chapter is guilty of a misdemeanor and upon conviction thereof is punishable as provided by the provisions of Chapter 2 of Title 1 of this Code.
(b) No sale or exchange of real property shall be invalidated solely because of the failure of any person to comply with any provisions of this chapter, unless such failure is an act or omission which would be valid ground for rescission of such sale or exchange in the absence of this chapter.
(§ 1, Ord. 91-378, eff. August 8, 1991)
8-15.10 - Review.

The Planning Commission shall review this chapter commencing not less than nine (9) months from the effective date of the ordinance codified in this chapter. (§ 1, Ord. 91-378, eff. August 8, 1991)

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8-15.11 - Severability.

If any provision of this chapter is held to be unconstitutional, it is the intent of the City Council that such portion of this chapter be severable from the remainder and that the remainder be given full force and effect.
(§ 1, Ord. 91-378, eff. August 8, 1991)
Chapter 16 - TEMPORARY STRUCTURES AND CANOPIES
Sections:
8-16.01 - Temporary structures, canopies and similar uses.

Temporary structures as defined by Section 2020.200 of the Zoning Ordinance are not permitted in any zoning land use designation where visible from the public right-of-way except pursuant to this section.

The definition of temporary structure shall also include any structure which is covered by a tarpaulin, or a tarpaulin which is suspended by any means which is used for shelter purposes.

Professionally manufactured appropriately sized canopies and tarpaulin covers designed for shelter of vehicles or outdoor activities and used in the manner for which they were designed, may be maintained on a long-term basis in driveways and approved parking areas of front yards, side yards and rear yards for the cover of vehicles, so long as they are properly maintained in safe condition, do not become deteriorated, and do not protrude into the front yard setback area from the front of the building structure by more than three (3′) feet.

Except as provided above, temporary structures visible from the public right-of-way such as canopies or tarpaulin covers, shall not be utilized for longer than forty-eight (48) consecutive hours, once a month in any calendar year on any lot within the City. Violation of this section may be enforced by any means legally available to the City, including citation as an administrative violation or an infraction. (§ 1, Ord. 03-497, eff. October 9, 2003, as amended by § 1, Ord. 05-512, eff. December 21, 2005) Chapter 17 - JUST CAUSE AND RETALIATORY EVICTIONS
Sections:

8.17.010 - Legislative purpose.

It is found and declared that there is an increasing demand for rental housing in the City of Maywood which has resulted in a critically low vacancy factor. In addition, an increasing number of residential rental housing units have substandard living conditions and reduced services. Tenants who have complained about substandard living conditions and/or a reduction in services have been threatened with eviction, and oftentimes have been evicted. Other tenants are fearful of eviction and, as a result, fail to complain about substandard living conditions. This circumstance is disruptive to a stable living environment and has a detrimental effect on the substantial numbers of renters in the city, particularly senior citizens, those with low or moderate incomes and persons on fixed incomes.

It is further found and declared that in order to protect the health, safety and welfare of the citizens of Maywood and to ensure that all residents of the city have a safe, habitable, well-maintained and stable housing environment, without the fear of reprisal, the City Council enacts this chapter, and encourages property owners to provide well-maintained living units and discourage retaliatory evictions. It is vitally important that landlords provide for the care, upkeep and maintenance of residential rental units so that

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they meet and continue to meet minimum housing standards, particularly for those members of the community on limited or fixed incomes who are least able to protect themselves from retaliation, are least able to find replacement housing and who will accept substandard conditions due to the fear of termination of their tenancy.
(Ord. No. 08-11, § 1, 10-28-2008)

8.17.020 - Definitions.

Unless the context otherwise requires, the terms defined in this chapter shall have the following meanings and govern the construction of this chapter.
"Eviction" means any action taken by the landlord to remove a tenant involuntarily from a rental unit and terminate the tenancy, whether pursuant to a notice to quit, or by judicial proceedings, or otherwise.
"Landlord" means any person, partnership, corporation, family trust or other business entity offering for rent or lease any residential property in this city. "Illegal purpose" means any violation of the provisions of Division 10 through 10.7 of the California Health and Safety Code. To prove illegal purpose under this chapter, the tenant must either be convicted for a drug, violent offense, or a felony committed on-site. "Immediate family member" means parents, dependent children, grandchildren, siblings and spouse. "Nuisance" means anything which is injurious to health, including, but not limited to, the illegal sale of controlled substances, or is indecent or offensive to the senses, or an obstruction to the free use of property, so as to interfere with the comfortable enjoyment of life or property. (Civil Code § 3479.)
"Rental complex" means one or more buildings used in whole or in part for residential purposes, located on a single lot, contiguous lots, or lots separated only by a street or alley. "Rental unit" means a dwelling unit available for rent in the City of Maywood together with the land and appurtenant buildings thereto and all housing services, privileges and facilities provided in connection with the use or occupancy thereof, which unit is located in the structure or complex containing a multiple dwelling, boarding house or lodging house.

The term "rental unit" shall not include the following:
• rooms or accommodations in hotels;
• housing accommodations in a hospital, convent, monastery, church, religious facility, extended care facility, asylum, non-profit home for the aged; • dormitories owned and operated by an institution of higher education, or a high school or elementary school;rental units that are temporary housing or drug counseling require intake, case management or counseling as part of the occupation, and an occupancy agreement. "Tenant" means a person entitled by a written or oral agreement or by sufferance to occupy a rental unit to the exclusion of others, and actually occupy said rental unit. (Ord. No. 08-11, § 1, 10-28-2008)

8.17.030 - Good cause required for eviction.

Notwithstanding California Civil Code Section 1946, a landlord may bring an action to recover possession of a rental unit as defined herein only upon one of the following grounds:

A. Non-Payment of Rent. The tenant has failed to pay the rent to which the landlord is entitled and the landlord is not in violation of California Civil Code 1942.4.

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B. Violation of Rental Agreement. The tenant has violated a covenant of the tenancy of a written contract provided in the primary language of the tenant, and has failed to cure such violation after having received written notice thereof from the landlord, other than a violation based on:

1. The obligation to limit occupancy when the additional tenant who joins the occupants is a dependent child who joins the existing tenancy of a tenant of record, is an immediate family member as defined above, or is the sole additional adult tenant not considered an immediate family member. The landlord, has the right to approve or disapprove the prospective additional tenant, who is not a minor dependent child, provided that the approval is not reasonably withheld.

2. A landlord shall not endeavor to recover possession of a rental unit as a result of subletting of the rental unit by the tenant if the landlord has unreasonably withheld the right to sublet following a written request by the tenant, so long as the tenant continues to reside in the rental unit and the sublet constitutes a one-for-one replacement of the department tenant(s). If the landlord fails to respond to the tenant in writing within fourteen (14) days of receipt of the tenant's written request, the tenant's request shall be deemed approved by the landlord.

C. Nuisance, waste and disorderly conduct. The tenant is permitting to exist a nuisance in, or is causing waste to the rental unit, or the appurtenances thereof, or to the common areas of the rental complex, creating an unreasonable or substantial or permanent interference with the comfort, safety or enjoyment of any other residents of the same or adjacent buildings.

D. Illegal Purpose. The tenant is using, or permitting a rental unit, the common areas of the rental unit or rental complex containing the rental unit for an illegal purpose as defined above.

E. Non-renewal. The tenant, who had a written lease or rental agreement which terminated on or after the effective date of this Chapter, has refused, after a written request or demand by the landlord to execute a written extension or renewal thereof for a further term of like duration under the same terms. However, if there were significant changes resulting from a written waiver of some term of the written lease or rental agreement, the tenant can only be required to sign a renewal agreement only if those changes are incorporated into the lease or rental agreement. The terms of a lease shall not be unilaterally changed by the landlord during the term of that lease.

F. Denial of Access to Unit. The tenant has refused the landlord reasonable access to the unit for the purposes of making repairs or improvements, or for any reasonable purpose including health and safety inspections as permitted or required by the lease or by law, or for the purpose of showing the rental unit to any prospective purchaser or mortgagee. Unless emergency circumstances warrant, the landlord shall provide tenant the greater of a written notice of
twenty-four (24) hours in advance of the date of access or any lawful notice as required under the law.

G. Subtenant. A person in possession of the rental unit at the end of a lease term is a sub-tenant not approved by the landlord.

H. Owner Occupancy or Recovery. The landlord seeks in good faith to recover possession of the rental unit for use and occupancy by:

1. The landlord or the landlord's spouse, grandparents, brother, sister, father-in-law, motherin- law, son-in-law, daughter-in-law, children, or parents provided the landlord is a natural person and not a corporation or partnership. A landlord may use this ground to recover possession for use and occupancy by the landlord, landlord's spouse, child, parent, in laws or grandparents only once for that person in each rental complex of the landlord. For the purpose of this chapter, a natural person is required to have at least a fifty-one percent (51%) ownership stake.

2. Notwithstanding Section H (1), the landlord may not recover possession for landlord or relative occupancy if the tenant has lived in the unit five (5) years or longer, and is (1) sixty (60) years older; (2) disabled; or (3) catastrophically ill unless the landlord or landlord's relative is also sixty (60) years or older, disable or catastrophically ill and the landlord has

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not other unit.

3. Landlord may only recover possession of a unit once in a thirty-six (36) month period under this section.

4. Landlord must give tenant notice of all property owned by the intended occupant, the real property address, if any, on which the intended occupant claims a homeowner's tax exemption, and a statement regarding the possibility of the tenant occupying a replacement unit.

5. Once a unit has been repossessed by the landlord no other unit on the property can be used for landlord or relative occupancy.

6. A resident manager, provided that no alternative vacant unit is available for occupancy by a resident manager; except that where a building has an existing resident manager, the owner may only evict the existing resident manager in order to replace him or her with a new manager.

I. Removal from Rental Market or Demolition. The landlord seeks in good faith to recover possession in order to remove the rental unit permanently from rental housing use pursuant to state law or seeks in good faith to demolish the unit altogether. Demolition permits will still be required to be obtained from the City. Any unit removed under this provision must remain out of the rental market for at least five (5) years.

J. Compliance with Order to Vacate. The landlord seeks in good faith to recover possession of the rental unit in order to comply with a government agency's order to vacate, or any other order that necessitates the vacating of the building, housing or rental unit as a result of a violation of this code or the Maywood building and safety code, or any other provision of law.
(Ord. No. 08-11, § 1, 10-28-2008)

8.17.035 - Maywood relocation policy.

A. If the termination of tenancy is based on the grounds set forth in subsections H, I, or J of Section 8.17.030, then the landlord shall pay a relocation fee in the amount of the product of two (2) times the amount of the fair market rent as established by the U.S. Department of Housing and Urban Development for a rental unit of similar size of that being vacated in Los Angeles County during the year the unit is vacated, plus one thousand dollars ($1,000.00).

B. The fee shall be paid as follows:

1. The entire fee shall be paid to a tenant who is the only tenant in a rental unit; or

2. If a rental unit is occupied by two (2) or more tenants, then each tenant of the unit shall be paid a pro-rata share of the relocation fee.

C. This section shall not apply in any of the following circumstances:

1. The tenant received written notice, prior to entering into a written or oral tenancy agreement, that an application to subdivide the property for condominium, stock cooperative or community apartment purposes was on file with the city or had already been approved, whichever the case may be, and that the existing building would be demolished or relocated in connection with the proposed new subdivision, and the termination of tenancy is based on the grounds set forth in subsections H, I, or J of Section 8.17.030.

2. The tenant received written notice, prior to entering into a written or oral agreement to become a tenant, that an application to convert the building to a condominium, stock cooperative or community apartment project was on file with the city or had already been approved, whichever the case may be, and the termination of tenancy is based on the grounds set forth in subsection H, I, or J of Section 8.17.030.

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3. The landlord seeks in good faith to recover possession of the rental unit for use and occupancy by a resident manager, provided that the resident manager is replacing the existing resident manager in the same unit. For the purposes of this exception, a resident manager shall not include the landlord, or the landlord's spouse, children or parents.

4. The landlord seeks in good faith to recover possession of the rental unit in order to comply with a governmental agency's order to vacate the building housing the rental unit due to hazardous conditions caused by a natural disaster or act of God.

5. The tenant receives, as part of the eviction, relocation assistance from another government agency, and such amount is equal to or greater than the amount provided for by Section 8.17.035.

D. The landlord shall perform the acts described in this subsection within fifteen (15) days of service of a written notice of termination described in California Civil Code Section 1946; provided, however, the landlord may in its sole discretion, elect to pay the monetary relocation benefits to be paid to a tenant pursuant to this subsection to the landlord's attorney or to an escrow account to be disbursed to the tenant upon certification of vacation of the rental unit. The escrow account shall provide for the payment prior to vacation of all or a portion of the monetary relocation benefits for actual relocation expenses incurred or to be incurred by the tenant prior to vacation, including but not limited to security deposits, moving expense deposits and utility connection charges.

E. The requirement to pay relocation assistance is applicable to all rental units, regardless of whether the rental unit was created or established in violation of any provision of law.

F. Nothing in this subsection relieves the landlord from the obligation to provide relocation assistance pursuant to any other provision of local, state or federal law. If a tenant is entitled to monetary relocation benefits pursuant to any other provision, of local, state or federal law, then such monetary benefits shall operate as a credit against monetary benefits required to be paid to the tenant under this subsection. (Ord. No. 08-11, § 1, 10-28-2008)

8.17.040 - Required information on notice to quit or other written notice of termination.

At the same time as the written notice of termination set forth in Civil Code Section 1946, or a three (3) days' notice described in Code of Civil Procedure Sections 1161 and 1161(a), is served on the tenant of the rental unit:

A. The landlord shall serve on the tenant a written notice setting forth the reasons for the termination with specific facts to permit a determination of the date, place and circumstances concerning the reason. In the case of a three-day notice to pay or quit, the notice must include what months the tenant did not pay and sufficient explanation as to the amount owed. This notice shall be given in the manner prescribed by California Code of Civil Procedure Section 1162 and may be combined with a written notice of termination of tenancy or as a separate written notice.

B. The landlord shall serve on the tenant a written notice setting forth tenant's right to relocation assistance as described in subsection A of Section 8.17.035, where the termination of tenancy is based on the grounds set forth in subsections H, I, or J of Section

8.17.030.
(Ord. No. 08-11, § 1, 10-28-2008)

8.17.050 - Affrmative defense.

In any action by a landlord to recover possession of a rental unit, the tenant may raise as an affirmative defense any violation or noncompliance with the provisions of this chapter. (Ord. No. 08-11, § 1, 10-28-2008)

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8.17.060 - Retaliation prohibited.

A. No landlord may threaten to bring, or bring, an action to recover possession, cause the tenant to quit a rental unit involuntarily, serve any notice to quit or notice of termination of tenancy, decrease any services or increase the rent where the landlord's intent is to retaliate against the tenant for the tenant's assertion or exercise of rights under this chapter or under state or federal law; for the tenant's request or demand for, or participation in mediation or arbitration under any public or private mediation program including, but not limited to a program mandated by law or offered by the City of Maywood or for the tenant's participation in litigation. Such retaliation shall be a defense to an action to recover possession of the rental unit, or it may serve as the basis for an affirmative action by the tenant for actual and punitive damages and/or injunctive relief.

B. In an action against the tenant, evidence of the assertion or exercise by the tenant of rights under this chapter or under state or federal law within one hundred eighty (180) days prior to the alleged act of retaliation shall create a rebuttable presumption that the landlord's act was retaliatory. "Presumption" means that the court must find the existence of the facts presumed unless and until its nonexistence is proven by a preponderance of the evidence.

A tenant may assert retaliation affirmatively or as a defense to the landlord's action without the presumption regardless of the period of time which has elapsed between the tenant's assertion or exercise of rights under this chapter and the alleged act of retaliation.

C. A tenant may raise retaliation as an affirmative defense to an eviction or any other defenses allowed under the law, including but not limited to warranty of habitability, racial or age discrimination, as those permitted under this ordinance. (Ord. No. 08-11, § 1, 10-28-2008)

8.17.070 - Penalty for violations.

In addition to the affirmative defense or any other rights of a tenant under law, a violation of the provisions of Section 8.17.060 which deal with retaliatory eviction shall be punishable as an infraction as follows:

1. A fine not exceeding two hundred and fifty dollars ($250.00) for the first violation;

2. A fine not exceeding five hundred dollars ($500.00) for a second violation by the same landlord within one (1) year;

3. Notwithstanding any provision to the contrary, a third violation of Section 8.17.060 in any one
(1) year period by the same landlord shall constitute a misdemeanor punishable as set forth under Chapter 2 of the Maywood Municipal Code.

4. The tenant has a private right to sue for triple damages and reasonable attorney fees and costs for any of these same violations to the extent permitted under the law. (Ord. No. 08-11, § 1, 10-28-2008)

8.17.080 - Applicability.

The requirements of this chapter and the availability of the remedies hereunder shall be applicable to notices to quit or terminate tenancy, which notice(s) were served on or after December 1, 2008. (Ord. No. 08-11, § 1, 10-28-2008)

8.17.090 - Severability.

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If any provision of this chapter is held by a court of competent jurisdiction to be invalid, this invalidity shall not affect other provisions of this chapter which can be given affect without the invalid provisions and therefore the provisions of this chapter are severable. The council declares that it would have enacted each section, paragraph and sentence notwithstanding the invalidity of any other section, paragraph or sentence.
(Ord. No. 08-11, § 1, 10-28-2008)
Chapter 18 - RESIDENTIAL CODE
8-18.01 - Adoption of the Residential Code.

There is hereby adopted, by reference, as the Residential Code of the City, except as specified in this chapter, Ordinance No. 2013-0052 of the County of Los Angeles, which amends the County Code, Title 30— Residential Code, to adopt by reference the 2013 Edition of the California Residential Code and 2012 Edition of the International Residential Code and make technical and editorial changes. Said Ordinance No. 2013- 0052, was adopted November 26, 2013 by the County Board of Supervisors, and shall be known as the Residential Code of the City and may be cited as such.

One (1) copy of Title 30 (Residential Code) of the Los Angeles County Code has been filed in the office of the City Clerk and at all times shall be maintained in said office for the use and examination of the public.
(Ord. No. 11-02 , § 8, 1-11-2011; Ord. No. 11-05 , § 7, 2-14-2011; Ord. No. 14-07 , § 7, 10-8-2014) 8-18.02 - City deemed included in unincorporated area of County.

Whenever in the Residential Code, reference is made to the unincorporated area of the County of Los Angeles, such area shall be deemed to include in its true geographical location the area of the City. (Ord. No. 11-02 , § 8, 1-11-2011; Ord. No. 11-05 , § 7, 2-14-2011; Ord. No. 14-07 , § 7, 10-8-2014) 8-18.03 - Violations: Penalties.

Any person violating any provision of this chapter or of said Residential Code shall be guilty of a misdemeanor. The conviction of any such offense shall be the cause for the immediate suspension or revocation of any permit, license, or certificate of qualification. (Ord. No. 11-02 , § 8, 1-11-2011; Ord. No. 11-05 , § 7, 2-14-2011; Ord. No. 14-07 , § 7, 10-8-2014) 8-18.01 - California Residential Code adopted by reference.

A. Chapters 2 through 10, Chapter 44 and Appendices H, J, Q, R and S of 2022 California Residential Code, Title 24 Part 2.5 of California Code of Regulations, and Appendix J of 2022 California Building Code, Title 24 Part 2 of California Code of Regulations as published by the California Building Standards Commission, are hereby adopted by reference pursuant to the provisions of Sections 50022.1 through 50022.10 of the Government Code of the State of California as though fully set forth herein, and made a part of the City of Maywood Municipal Code with the same force and effect as though set out herein in full, including all of the regulations, revisions, conditions and terms contained therein except that those certain sections thereof which are necessary to meet local conditions as hereinafter set forth in Section 8-18.02 of this code are hereby repealed, added or amended to read as set forth therein.

B. Not less than one copy of said 2022 California Residential Code, Title 24 Part 2.5 of California Code of Regulations together with any and all amendments thereto proposed by the City of Maywood, has been and is now filed in the office of the community development department and shall be remain on file with building official, and shall collectively be known as the City of Maywood Residential Code and may be cited as Section 8-18.02 of the City of Maywood Municipal Code.
8-18.02 - Penalty—Violations.

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A. General Penalty—Continuing Violations. Every act prohibited or declared unlawful and every failure to perform an act required by this code is a misdemeanor or an infraction as set forth in the said respective pertinent sections of this code and any person causing or permitting a violation of any such section of said code shall be subject to the penalties ascribed to each such section as set forth herein. Where silent as to whether a violation is a misdemeanor or infraction, the city attorney may prosecute such violation as either a misdemeanor or infraction in his/her discretion.

B. Violations Including Aiding, Abetting, and Concealing. Every person who causes, aids, abets or conceals the fact of a violation of this code is guilty of violating this code.

C. Enforcement by Civil Action. In addition to the penalties provided herein, the said code may be enforced by civil action. Any condition existing in violation of this code is a public nuisance and may be summarily abated by the city. 8-18.03 Effect of adoption
The adoption of the city residential code and the repeal, addition or amendment of ordinances by this code shall not affect the following matters:

A. Actions and proceedings which began the effective date of this code.

B. Prosecution for ordinance violations committed before the effective date of this code.

C. Licenses and penalties due and unpaid at the effective date of this code, and the collection of these licenses and penalties.

D. Bonds and cash deposits are required to be posted, filed or deposited pursuant to any ordinance.

E. Matters of record which refer to or are connected with ordinances the substances of which are included in this code; these references shall be construed to apply to the corresponding provisions of the code.

Chapter 19 - GREEN BUILDING STANDARDS CODE
8-19.01 - Adoption of the Green Building Standards Code.

There is hereby adopted, by reference, as the Green Building Standards Code of the City, except as specified in this chapter, Ordinance No. 2013-0053 of the County of Los Angeles, which amends the County Code, Title 31— Green Building Standards Code, to adopt by reference the 2013 Edition of the California Green Building Standards Code and make technical and editorial changes. Said Ordinance No. 2013-0053, was adopted November 26, 2013 by the County Board of Supervisors, and shall be known as the Green Building Standards Code of the City and may be cited as such.

One (1) copy of Title 31 (Green Building Standards Code) of the Los Angeles County Code has been filed in the office of the City Clerk and at all times shall be maintained in said office for the use and examination of the public.
(Ord. No. 11-02 , § 9, 1-11-2011; Ord. No. 11-05 , § 8, 2-14-2011; Ord. No. 14-07 , § 8, 10-8-2014) 8-19.02 - City deemed included in unincorporated area of County.

Whenever in the Green Building Standards Code, reference is made to the unincorporated area of the County of Los Angeles, such area shall be deemed to include in its true geographical location the area of the City.
(Ord. No. 11-02 , § 9, 1-11-2011; Ord. No. 11-05 , § 8, 2-14-2011; Ord. No. 14-07 , § 8, 10-8-2014) 8-19.03 - Violations: Penalties.

Any person violating any provision of this chapter or of said Green Building Standards Code shall

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be guilty of a misdemeanor. The conviction of any such offense shall be the cause for the immediate suspension or revocation of any permit, license, or certificate of qualification. (Ord. No. 11-02 , § 9, 1-11-2011; Ord. No. 11-05 , § 8, 2-14-2011; Ord. No. 14-07 , § 8, 10-8-2014) 8-19.01 - California Residential Code adopted by reference.

A. The 2022 edition of the California Green Building Standards Code, as adopted by the California Building Standards Commission in California Code of Regulations Title 24, Part 11, is hereby adopted by reference pursuant to the provisions of Sections 50022.1 through 50022.10 of the Government Code of the State of California as though fully set forth herein, and made a part of the City of Maywood Municipal Code with the same force and effect as though set out herein in full, including all of the regulations, revisions, conditions and terms contained therein except that those certain sections thereof which are necessary to meet local conditions as hereinafter set forth in Section 8-19.01 of this code are hereby repealed, added or amended to read as set forth therein.

B. Not less than one copy of said 2022 California Residential Code, Title 24 Part 2.5 of California Code of Regulations together with any and all amendments thereto proposed by the City of Maywood, has been and is now filed in the office of the community development department and shall be remain on file with building official, and shall collectively be known as the City of Maywood Residential Code and may be cited as Section 8-19.02 of the City of Maywood Municipal Code.
8-19.02 - Violations: Penalties.

Any person violating any provision of this chapter or of said Green Building Standards Code shall be guilty of a misdemeanor. The conviction of any such offense shall be the cause for the immediate suspension or revocation of any permit, license, or certificate of qualification. (Ord. No. 11-02 , § 9, 1-11-2011; Ord. No. 11-05 , § 8, 2-14-2011; Ord. No. 14-07 , § 8, 10-8-2014) 8-19.04 - Organics recycling requirements.

In addition to any other requirements of this chapter, the following requirements also apply:
(a) For projects covered by the California Green Building Standards Code, 24 CCR, Part 11, the applicants must, as a condition of the City's permit approval, comply with the following:
(1) Where five (5) or more multi-family dwelling units are constructed on a building site, provide readily accessible areas that serve occupants of all buildings on the site and are identified for the storage and collection of blue container and green container materials, consistent with the collection program offered by the City, or comply with provision of adequate space for recycling for multi-family and commercial premises pursuant to Sections 4.408.1, 4.410.2, 5.408.1, and 5.410.1 of the California Green Building Standards
Code, 24 CCR, Part 11 as amended July 1, 2019 and effective January 1, 2020. (2) Where new commercial construction or additions will result in more than thirty (30%) percent of the floor area, provide readily accessible areas identified for the storage and collection of blue container and green container materials, consistent with the collection program offered by the City, or shall comply with provision of adequate space for recycling for multi-family and commercial premises pursuant to Sections 4.408.1, 4.410.2, 5.408.1, and 5.410.1 of the California Green Building Standards Code, 24 CCR, Part 11 as amended July 1, 2019 and effective January 1, 2020.
(b) For organic waste commingled with C&D, the requirements of 24 CCR Sections 4.408.1 and 5.408.1, as amended July 1, 2019, and effective January 1, 2020, shall be complied with.
(Ord. No. 21-03 , § 3, 12-8-2021)

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Chapter 20 - WATER EFFICIENT LANDSCAPING
Footnotes:
--- (2) ---
Editor's note— Ord. No. 19-08 , § 3, adopted January 8, 2020, set out provisions intended for use as Ch. 18, §§ 8-18-1 and 8-18-2. To preserve the existing Ch. 18 and the style of this Code, and at the editor's discretion, these provisions have been included here as Ch. 20, §§ 8-20.01 and 8-20.02.
8-20.01 - Adoption of Water Effcient Landscape Ordinance.

The California State Model Water Efficient Landscape Ordinance, codified at Chapter 2.7 of Title 23 of the California Code of Regulations, and any amendments thereto, is hereby adopted and incorporated herein by reference as if fully set forth below, and shall be known and may be cited as the Water Efficient Landscape Ordinance of the City of Maywood. One (1) copy of the California State Model Water Efficient Landscape Ordinance shall be maintained on file in City Hall. (Ord. No. 19-08 , § 3, 1-8-2020)
8-20.02 - Conflict of laws.

The development standards relating to landscaping found in Section 4000 of the Maywood Zoning Ordinance shall apply in addition to the applicable requirements of the California Model Water Efficient Landscape Ordinance. In the event of any conflict between provisions of the California State Model Water Efficient Landscape Ordinance and a provision of the Zoning Ordinance, the provision that contains the more stringent landscaping water efficiency requirement(s) shall control. (Ord. No. 19-08 , § 3, 1-8-2020)
8-20.03 - Additional requirements.

Notwithstanding any other provision in this code, property owners or their building or landscape designers, including anyone requiring a building or planning permit, plan check, or landscape design review from the City, who are constructing a new (single-family, multi-family, public, institutional, or commercial) project with a landscape area greater than five hundred (500) square feet, or rehabilitating an existing landscape with a total landscape area greater than two thousand five hundred (2,500) square feet, shall comply with Sections 492.6(a)(3)(B), (C), (D), and (G) of the Model Water Efficient Landscape Ordinance, including sections related to use of compost and mulch, as amended on September 15, 2015.
(Ord. No. 21-03 , § 2, 12-8-2021)
8-19.01 - California Residential Code adopted by reference.

A. The 2022 edition of the California Green Building Standards Code, as adopted by the California Building Standards Commission in California Code of Regulations Title 24, Part 11, is hereby adopted by reference pursuant to the provisions of Sections 50022.1 through 50022.10 of the Government Code of the State of California as though fully set forth herein, and made a part of the City of Maywood Municipal Code with the same force and effect as though set out herein in full, including all of the regulations, revisions, conditions and terms contained therein except that those certain sections thereof which are necessary to meet local conditions as hereinafter set forth in Section 8-19.01 of this

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code are hereby repealed, added or amended to read as set forth therein.

B. Not less than one copy of said 2022 California Residential Code, Title 24 Part 2.5 of California Code of Regulations together with any and all amendments thereto proposed by the City of Maywood, has been and is now filed in the office of the community development department and shall be remain on file with building official, and shall collectively be known as the City of Maywood Residential Code and may be cited as Section 8-19.02 of the City of Maywood Municipal Code.
8-19.02 - Violations: Penalties.

Any person violating any provision of this chapter or of said Green Building Standards Code shall be guilty of a misdemeanor. The conviction of any such offense shall be the cause for the immediate suspension or revocation of any permit, license, or certificate of qualification. (Ord. No. 11-02 , § 9, 1-11-2011; Ord. No. 11-05 , § 8, 2-14-2011; Ord. No. 14-07 , § 8, 10-8-2014)