Chapter 15.24
INTERNATIONAL PROPERTY MAINTENANCE CODE
Sections:
15.24.010 Adoption of the International Property Maintenance Code.
15.24.020 Deletions, revisions and additions.
15.24.030 Section 107.2 amended.
15.24.040 Section 111 amended, with subsections redacted.
15.24.050 Section 301.2 amended.
15.24.060 Section 302.8 amended.
15.24.070 Section 302.4 amended.
15.24.080 Section 302.10 added.
15.24.010 Adoption of the International Property Maintenance Code.
The International Property Maintenance Code, 2024 Edition, is adopted by reference without change to this title. (Ord. 540 § 2, 2025; Ord. 527 § 2(B), 2022)
15.24.020 Deletions, revisions and additions.
Deletions, revisions and additions to the International Property Maintenance Code, 2024 Edition, shall be as follows. (Ord. 540 § 2, 2025; Ord. 527 § 2(B), 2022)
15.24.030 Section 107.2 amended.
107.2 Form. Such notice prescribed in Section 107.1 shall be in accordance with all of the following:
1. Be in writing.
2. Include a description of the real estate sufficient for identification.
3. Include a statement of the violation or violations and why the notice is being issued.
4. Include a correction order allowing a reasonable time to make the repairs and improvements required to bring the dwelling unit or structure into compliance with the provisions of this code.
5. Inform the property owner or owner’s authorized agent of the right to appeal after issuance of a Citation or Notice and Order, as identified under Solana Beach Municipal Code Chapters 1.18, 2.32, and 6.04 or 6.06.
6. Include a statement of the right to file a lien in accordance with Section 106.3, 6.04 and 6.06.
(Ord. 540 § 2, 2025; Ord. 527 § 2(B), 2022)
15.24.040 Section 111 amended, with subsections redacted.
SECTION 111
MEANS OF APPEAL
111.1 Application for appeal. Any person directly affected by a decision of the code official or a notice or order issued under this code shall have the right to appeal to the board of appeals, provided that a written application for appeal is filed within fifteen (15) days after the day the decision, notice or order was served. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or the requirements of this code are adequately satisfied by other means. This Section does not apply to specified actions by Code Compliance Officers enforcing any non-conformance with this Chapter, such as issuance of Courtesy Notice letters, Notice of Violation letters and Citations, as such actions rely upon separately established appeal procedures under Solana Beach Municipal Code Chapters 1.18 and 2.32. Failure to submit a written appeal request within the statutory deadline shall constitute a waiver of the right to an administrative hearing and adjudication of the decision, notice or order issued to enforce the provisions of this Chapter.
111.1.A Appeal Procedure. Appeals of a Notice of Order issued to enforce the requirements of this Chapter shall have the same meaning as “administrative hearing: inquiry” as defined under Solana Beach Municipal Code Section 2.32.040. The appeal hearing and nuisance abatement procedures established under Solana Beach Municipal Code Chapters 2.32 and 6.04 would apply to accepted appeal requests received within the statutory deadline indicated above.
111.2 Membership of board. The members of City Council shall serve as the “appeals board” under this Chapter.
Sections 111.2.1 to 111.7 are redacted.
111.3 Stays of enforcement. Appeals of a notice, order, decision or an issued Notice and Order (other than Imminent Danger notices) shall stay the enforcement of the decision, notice or order until the appeal is heard by the appeals board.
(Ord. 540 § 2, 2025; Ord. 527 § 2(B), 2022)
15.24.050 Section 301.2 amended.
301.2 Responsibility. The owner of the premises shall maintain the structures and exterior property in compliance with these requirements, except as otherwise provided for in this code or the Solana Beach Municipal Code. A person shall not occupy as owner-occupant, non-owner occupant, nor permit another person to occupy any premises or structure that are not maintained in a sanitary and safe condition, and that do not comply with the requirements of this Chapter, Title 15, nor in any manner that would create, cause or contribute to a public nuisance. Occupants of a dwelling unit, rooming unit or housekeeping unit are responsible for keeping in a clean, sanitary and safe condition, that part of the dwelling unit, rooming unit, housekeeping unit or premises they occupy and control.
No person as owner, manager, occupant or lessor shall maintain, allow, cause or create any “substandard building” as that term is defined in the California Health and Safety Code Sections 17920.3 and 17920.10. Any condition(s) meeting the definition of “substandard building” as defined in the California Health and Safety Code Sections 17920.3 and 17920.10 may be enforced as a violation of this Chapter, as well as Chapters 1.16 and 1.18 of the Solana Beach Municipal Code.
(Ord. 540 § 2, 2025; Ord. 527 § 2(B), 2022)
15.24.060 Section 302.8 amended.
302.8 Motor vehicles.
Except as provided for in other regulations, inoperative or unlicensed motor vehicles and vessels shall not be parked, kept or stored on any premises, and vehicles shall not at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. Painting of vehicles is prohibited unless conducted inside an approved spray booth, unless such activity would conflict with other provisions of the Solana Beach Municipal Code.
Exception: A vehicle of any type is permitted to undergo major overhaul, including body work, provided that such work is performed inside a structure or similarly enclosed area designed and approved for such purposes.
302.8.1 Parking and Storage Conditions.
1. All vehicles in the front yard of single-family lots shall be parked or stored upon approved, designated parking areas, such as a driveway. For multifamily or higher-density residential properties, vehicles shall be parked upon approved, designated parking areas or parking lots.
2. No recreational vehicle, trailer, or vessel may be used or occupied anywhere within the City, except where allowed by other provisions of the Solana Beach Municipal Code or during the lawful transport, driving, or operation within the City. The parking or storage of recreational vehicles, vessels, and trailers is restricted to “storage condition” only. Recreational vehicles, vessels, or trailers may be stored and shall be disconnected from any utilities, unless allowed under a permit or where allowed by other provisions of the Solana Beach Municipal Code. No recreational vehicle, trailer or vessel may be parked or stored in any manner that would conflict with other provisions of the Solana Beach Municipal Code.
3. All vehicles, trailers or vessels stored on residential lots shall be registered to the lawful occupant(s) of a legally established residence on the property.
(Ord. 540 § 2, 2025; Ord. 527 § 2(B), 2022)
15.24.070 Section 302.4 amended.
302.4 General Vegetation Maintenance and Defensible Space Requirements.
302.4.1 General Maintenance
The premises and exterior property shall be maintained free from weeds and combustible vegetation. Noxious weeds shall be prohibited. “Weeds” shall be defined as invasive or non-native grasses, annual plants, and vegetation, other than trees or shrubs; however, this term shall not include cultivated flowers and gardens, or approved ornamental landscape maintained in a healthy, non-combustible condition. Weeds shall be regularly reduced or remediated to minimize excessive growth.
302.4.2 Vegetation Affecting Walkways, Curblines, and Streets
All privately maintained vegetation, trees, and shrubs growing near or among required pedestrian accessible walkways and/or designated vehicle driving surfaces, including parking lots, roadways, curblines, and access roads, are required to comply with the following:
1. Vegetation shall not obstruct vehicle travel and shall not obstruct pedestrian movement. A minimum vertical clearance of eight (8) feet over walkways and a minimum vertical clearance of 13.5 feet (thirteen feet and 6 inches) over driving surfaces shall be provided.
2. Vegetation shall not encroach over curblines, nor obstruct any traffic sign, street marking, signal, or device, nor pose any unsafe condition impacting any public right-of-way, including visibility of pedestrians. Areas along public rights-of-way shall be free of weeds, dead or dying vegetation, shrubs, and trees.
302.4.3 Defensible Space and Vegetation Management Adjacent to Open Space.
For all properties and structures located within one hundred (100) feet of a designated open-space zone, natural preserve, canyon, or other undeveloped vegetated area—including those located outside of identified State or Local Fire Hazard Severity Zones—the owner or occupant shall maintain defensible space and manage vegetation to reduce wildfire risk as follows:
1. Remove or reduce combustible vegetation, weeds, and dead or dying materials within one hundred (100) feet of each structure, or to the property line if less, to create a defensible-space buffer that limits fire spread and allows for emergency access and evacuation.
2. Maintain horizontal and vertical separation between fuels by thinning, pruning, mowing, or trimming vegetation to eliminate direct flame paths. A minimum vertical clearance of six (6) feet shall be maintained between tree canopies and underlying vegetation.
3. Remove all dead leaves, needles, and combustible debris from roofs, gutters, decks, and around structures.
4. Landscaping within the defensible-space area shall consist of fire-resistant or low-fuel plant species and shall be maintained in a healthy, irrigated, and non-combustible condition.
5. Fences, sheds, and accessory structures within one hundred (100) feet of open-space areas shall be maintained free of accumulated combustible vegetation and debris.
6. Where unique site conditions, topography, or vegetation type present an elevated fire hazard, the Fire Code Official may require additional clearance or fuel-reduction measures as necessary to provide an equivalent level of safety.
7. Combustible brush reduction within any designated open-space easement area, Environmentally Sensitive Habitat Area (ESHA), Open Space Recreational (OSR) zone, Open Space Preserve (OSP) zone, steep slopes and/or Hillside Overlay Areas that are also situated on the same property and within one hundred (100) feet of structures of the same lot, may only be thinned or reduced by hand crews and hand tools, and shall not be clear-cut, mechanically disturbed, graded, chemically treated, or denuded of vegetation, without prior approval. Changes to open-space easements, Hillside Overlay, Open Space Recreational, and Open Space Preserve designated zones are subject to approval by the City planning department. Full elimination of ESHA-designated vegetation in all areas would also necessitate approval by the regulating state or federal environmental resource agency before the elimination of brush or grading.
(Ord. 540 § 2, 2025; Ord. 527 § 2(B), 2022)
15.24.080 Section 302.10 added.
302.10 Temporary Uses or Other Conditions Regulated.
1. Temporary portable toilet structures utilized in conjunction with active landscape, construction, or maintenance project may be used under the following conditions:
a. Use, maintenance and placement shall comply with all applicable stormwater and health regulations.
b. Structures are to be situated on the property of the project and away from adjacent properties or residences, where permissible. Storage within the sidewalk, street or right-of-way areas are prohibited, unless approved by the City.
c. Upon completion of the project, use of any portable toilet structure shall discontinue.
d. In order to address any nuisance condition, the City may direct the placement, removal or relocation of any portable toilet structure.
1. Any active construction, excavation, or improvement project that, in the discretion of the code official, should be safely secured from access, shall be secured with barriers or methods defined within the applicable provisions of the adopted Building Code, and/or in an alternate manner or method identified by the Code Official.
(Ord. 540 § 2, 2025)