HomeMy WebLinkAboutD-1 Staff Report - Public Nuisance and Cost Appeal Request 300 W. BancroftSCHEDULED ITEM
D-1
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: SERGIO GONZALEZ, CITY MANAGER
FROM: JOSE D. JIMENEZ, DIRECTOR OF ECONOMIC & COMMUNITY
DEVELOPMENT DEPARTMENT
DATE: FEBRUARY 21, 2023
SUBJECT: UPHOLD THE HEARING OFFICER’S DECISION REGARDING PUBLIC
NUISANCE AND COST APPEAL REQUEST OF COMMUNITY
IMPROVEMENT CASE NUMBER 23-H-001-BH FOR THE PROPERTY
LOCATED AT 300 WEST BANCROFT STREET, AZUSA CALIFORNIA
BACKGROUND:
Starting in December 2021, Community Improvement Staff observed illicit activity originating
from the property located at 300 West Bancroft Street, in the City of Azusa. An investigation of
the property revealed a series of unresolved code enforcement matters that required the direct
involvement of both the Police Department and Community Improvement Division. As a result,
and since then staff has been working to rectify these on-going matters, via the Notice of Violation
Process and Notice of Public Nuisance and Cost Recovery action.
RECOMMENDATION:
Staff recommends that the City Council take the following actions:
1) Adopt Resolution No. 2023-C09 (Attachment A) in conformance with Article XIV and
more specifically Section(s) 14-417, 14-422 (Attachment B) of the Azusa Municipal Code,
and uphold the Community Improvement Division Hearing Officer’s decision regarding
the Notice of Confirmed Cost, and Intent to Record Tax Lien against property at 300 West
Bancroft Street, Azusa, California 91702.
APPROVED
Extension to March 20, 2023
Public Nuisance and Cost Appeal Hearing – 300 West Bancroft Street
February 21, 2023
Page 2 of 4
ANALYSIS/FACTUAL BACKGROUND:
This case originated on December 23, 2021, when Community Improvement Division staff
observed an individual of interest in the area of Sierra Madre Avenue and San Gabriel Avenue
smoking what appeared to be a Schedule One controlled substance (illegal drugs.) The subject was
observed heading to the property located at 300 W. Bancroft Street. In its investigation, staff
discovered previous citations issued in 2016 for numerous violations that were not resolved
(Attachment D.) As part of its research, staff determined that the Police Department had also
received numerous calls for service regarding this property.
Shortly after the December 2021 observation, Community Improvement Staff attempted to contact
the property owner(s) of the subject site. Following a discussion with the daughter of the owner’s,
staff was informed that the registered owners of said property were deceased and that another
member of the family (son of the deceased) resided at the property. During the first quarter of
2022, Community Improvement Staff on several occasions attempted to communicate with the son
in order to conduct a follow-up inspection at the subject site for the outstanding citations.
Unfortunately, staff was unsuccessful in obtaining the necessary consent to inspect the property.
As a result, additional citations (Attachment E) were issued for the outstanding violations on April
14, 2022. Additionally, staff started to work with the City Attorney’s office to obtain an inspection
warrant for the property.
On November 16, 2022, Code Enforcement, along with the Azusa Police Department and Los
Angeles County Fire Department served an inspection warrant at the property. During the
inspection, numerous violations of the Azusa Municipal Code, California Building Code, Health
and Safety Code, and Los Angeles County Fire Code were observed at the property (Attachment
F) and a complete list of the violations were provided.
Due to the number and severity of the violations along with the failure to correct the previous
violations, a public nuisance hearing was conducted (Attachment F.) During this investigation,
the City also accrued substantial legal fees and the hearing also considered a cost recovery to
recover these costs. Proper notification (Attachment G) of the hearing was provided informing the
property tenant that a hearing was to be held on January 11, 2023. No one representing the subject
property attended the hearings. Following a Staff Report and Presentation (Attachment H) the
Hearing Officer declared the property a public nuisance and confirmed the costs associated with
the investigation. In his findings (Attachment I,) the Hearing Officer determined that the
administrative record present by City staff provided the necessary facts of record to declare the
property a Public Nuisance as defined by Section(s) 14-415 and 14-416 of the Azusa Municipal
Code, and ordered a series of repairs to be undertaken and completed by February 13, 2023.
Following the decision by Hearing Officer and on January 24, 2023, the City Clerks Office
received a Public Nuisance Appeal Request (Attachment J) and set the matter for consideration by
the City Council during its scheduled February 21, 2023 meeting.
Hearing Officer Appeal
The Hearing Officer’s decisions should be upheld because the appeal is untimely. According to
Section 14-418(b), the appeal shall be filed with the City Clerk within five working days following
Public Nuisance and Cost Appeal Hearing – 300 West Bancroft Street
February 21, 2023
Page 3 of 4
the decision of the hearing officer. The decision is dated January 11, 2023. Five working days
thereafter is Wednesday, January 18, 2023. The appeal was filed outside the five-day window on
January 24, 2023, so the appeal should be denied and the decision should be upheld.
Furthermore, the Hearing Officer’s decision should be upheld because the appeal lacks the
necessary reason for the appeal, and is not supported by any evidence or material. According to
Section 14-418(b), the appeal shall be in writing and shall state the grounds for the appeal. The
written appeal is one sentence and fails to state the grounds for the appeal. The purpose of this
requirement is to in fairness allow the City to understand the reason for the appeal and competently
prepare a response. The appeal should be denied and the decision should be upheld for failure to
comply with the appeal requirements of Section 14-418(b).
Finally, the Hearing Officer’s decisions should be upheld because the it is indisputable that
numerous violations of the AMC exist on the subject site, and the City’s costs were reasonably
incurred and in fact directly caused by the owner’s failure to timely correct the substandard
conditions on his property.
THE CITY COUNCIL’S ROLE:
Section 14-419 of the Azusa Municipal Code describes the City Council’s role in public nuisance
appeals. It provides, in part, that:
(c) If the city council finds from the relevant evidence presented at the hearing that the
action taken was in conformity with the provisions of this article, it shall require
compliance with the order of abatement within 30 days after the mailing of a copy of its
order to the affected property owner, unless a period of time in excess of 30 days is
specifically authorized within which to abate the nuisance.
(d) If the nuisance is not abated within the 30-day period or within such longer period as
the council may provide, the director is expressly authorized and directed to enter upon the
premises for the purpose of abating the nuisance.”
As the administrative record presented herein shows, staff attempted on multiple occasions to
rectify the situation at the subject site by using all available methods to obtain compliance.
Therefore, the City Council should consider the evidence in this staff report, the Attachments and
any information provided during this evening’s meeting and uphold the Hearing Officer’s
determination that there was conformance with the provisions of the public nuisance provisions
contained in Article XIV.
To conclude, Staff recommends that the City Council find that the actions taken have been in
conformance with Article XIV, that the appeal be denied for the property at 300 W. Bancroft
Street, and that the City Council uphold the decision made by the hearing officer in the public
nuisance and cost recovery action as provided in Section(s) 14-417, 14-422 Azusa Municipal
Code.
Public Nuisance and Cost Appeal Hearing – 300 West Bancroft Street
February 21, 2023
Page 4 of 4
FISCAL IMPACT:
If the confirmed costs are not upheld, the city would forfeit $11,006.70 which if approved will be
used to pay the City’s attorney’s fees incurred in this case.
Prepared by: Reviewed by:
Brent Hale Jose D. Jimenez
Senior Community Director of Economic and
Improvement Inspector Community Development
Fiscal Review by: Reviewed and Approved by:
Talika M. Johnson Sergio Gonzalez
Director of Administrative Services City Manager
Attachments:
ATTACHMENT A - Resolution No. 2023-C09
ATTACHMENT B - Article XIV
ATTACHMENT C - Violations Requiring Remedy for 300 West Bancroft Street Community
Improvement Division Case Number: 23-H-001-BH
ATTACHMENT D – Previous Violations
ATTACHMENT E – 2022 Citations
ATTACHMENT F – PNH Letter
ATTACHMENT G – Cost Recovery
ATTACHMENT H – PNH Staff Report
ATTACHMENT I - PNH Decision Letter
ATTACHMENT J - Public Nuisance Appeal Application
ATTACHMENT K – Site Photos
RESOLUTION NO. 2023-C09
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA,
CALIFORNIA UPHOLDING THE HEARING OFFICER’S DECISION
REGARDING PUBLIC NUISANCE AND COST APPEAL REQUEST OF
COMMUNITY IMPROVEMENT CASE NUMBER 23-H-001-BH FOR
THE PROPERTY LOCATED AT 300 WEST BANCROFT STREET,
AZUSA CALIFORNIA
WHEREAS, the City of Azusa, California (“City”) is a municipal corporation, duly
organized under the constitution and laws of the State of California; and
WHEREAS, the City of Azusa Community Improvement Division enforces City codes to
promote a safe and blight-free community by addressing substandard housing, property
maintenance, neighborhood preservation, zoning violations, dangerous buildings, unauthorized
land and building uses, unpermitted work, and other Health and Safety code violations; and
WHEREAS, the Community Improvement Division work increases neighborhood
livability, improving property values and enhancing quality of life issues. Staff is responsible for
ensuring compliance with City and State codes by performing inspections, providing relevant
information and educating the public, as well as developing administrative remedies as needed;
and
WHEREAS, starting in December 2021, Community Improvement Staff observed illicit
activity originating from the property located at 300 West Bancroft Street, in the City of Azusa,
and follow-up investigations revealed the property had a series of unresolved code enforcement
matters; and
WHEREAS, during the first quarter of 2022, Community Improvement Staff attempted to
obtain compliance on various code matters with no success, and which resulted in the issuance of
additional citations; and
WHEREAS, On November 16, 2022, Code Enforcement, along with the Azusa Police
Department and Los Angeles County Fire Department served an inspection warrant at the property.
During the inspection, numerous violations of the Azusa Municipal Code, California Building
Code, Health and Safety Code, and Los Angeles County Fire Code were observed at the property;
and
WHEREAS, the number and severity of the violations along with the failure to correct the
previous violations resulted in a public nuisance hearing where it was determined that the
administrative record present by City staff provided the necessary facts of record to declare the
property a Public Nuisance as defined by Section(s) 14-415 and 14-416 of the Azusa Municipal
Code, and ordered a series of repairs to be undertaken and completed by February 13, 2023; and
WHEREAS, all costs incurred by the City to date in seeking abatement of the nuisances
on the subject property were reasonably incurred and would not have been incurred but for the
property owner allowing the code violations to exist and failing to timely abate them as directed
Attachment A
Resolution No. 2023-C09 for Appeal of Community Improvement Case No. 23-H-001-BH
Page 2 of 3
by the City.
NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Azusa,
California, does find and declare that:
SECTION 1: Recitals. The recitals above are true and correct and are hereby adopted as
findings, as if fully set forth herein.
SECTION 2: That the information presented herein is in conformance with Article XIV,
decision by the Hearing Officer be upheld for the property at 300 W. Bancroft Street, in the public
nuisance and cost recovery action as provided in Section(s) 14-417, 14-422 Azusa Municipal
Code.
SECTION 3: The Mayor shall sign and the City Clerk shall certify to the passage and
adoption of this Resolution.
SECTION 4: Staff is hereby authorized and directed to file a Notice of Exemption with
the Los Angeles County Clerk within five (5) working days following the adoption of this
Resolution.
ADOPTED AND APPROVED the 21st day of February, 2023.
_______________________________________________
Robert Gonzales
Mayor
ATTEST:
_______________________________________________
Jeffrey Lawrence Cornejo, Jr.
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF AZUSA )
I HEREBY CERTIFY that the foregoing is a true copy of a resolution adopted by the City
Council of the City of Azusa at a regular meeting thereof held on the 21st day of February, 2023,
by the following vote of the City Council:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
Resolution No. 2023-C09 for Appeal of Community Improvement Case No. 23-H-001-BH
Page 3 of 3
ABSTAIN: COUNCILMEMBERS:
_______________________________________________
Jeffrey Lawrence Cornejo, Jr.
City Clerk
APPROVED AS TO FORM
___________________________________________
Best Best & Krieger, LLP
City Attorney
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ARTICLE XIV. - ABATEMENT OF REAL PROPERTY NUISANCES
Sec. 14-411. - De nitions.
The following words, terms and phrases, when used in this article, shall have the meanings ascribed to
them in this section, except where the context clearly indicates a different meaning:
Director means the director of public works or the director of community development.
Cross reference— Definitions and rules of construction generally, § 1-2.
Sec. 14-412. - Nuisances designated.
It is declared a public nuisance for any person owning, leasing, occupying or having charge or possession
of any real property in this city to:
Maintain any building on property which constitutes a fire hazard or a danger to human life;
Maintain the property, the topography or configuration of which, whether a natural state or
as a result of grading operations, causes or will cause erosion, subsidence or surface water
runoff problems which will or may be injurious to the public health, safety and welfare or to
adjacent or nearby properties;
Maintain or fail to maintain the property so as to allow the overgrowth of vegetation or the
accumulation of debris so as to constitute a fire hazard or likely habitat for vermin;
Maintain or fail to maintain the property or any building or structure thereon in such
condition so that it is defective, unsightly or in such condition of deterioration or disrepair
that it causes or will cause an ascertainable diminution of the property values of surrounding
properties or is otherwise materially detrimental to adjacent and nearby properties and
improvements;
Abandon or vacate any building or structure so that it becomes readily available to
unauthorized persons, including but not limited to juveniles and vagrants;
Cause or maintain any real property, structures thereon or uses and activities thereon to be
in violation of any of the provisions of this chapter, chapter 66, articles IV and V of chapter 78,
and chapter 86 of this Code;
Store, discharge, hold, handle, maintain, use or otherwise deal with hazardous substances, as
defined by applicable state or federal laws or regulations:
In violation of federal, state or local laws or regulations;
In such a manner to affect in any way air or water quality; or
Attachment B
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(9)
(10)
(11)
(a)
(b)
In such a manner as to create an identifiable risk of accidental release of the substances, which release
might adversely affect the health or safety of persons, damage property or adversely affect air or water
quality;
Keep any animal, reptile or insect in such a manner as to pose a threat, disturbance, danger
or menace to persons or property of another or in a public right-of-way;
Keep, operate or maintain any machinery which by reason of its dust, exhaust or fumes
creates a health or safety hazard;
Fail to remove underground or aboveground storage vessels or tanks within six months after
the use of such tanks or vessels ceases; or
Maintain any building, structure or property in violation of the State Housing Law set forth in
Health and Safety Code § 17910 et seq.
(Code 1971, § 15.08.010)
Sec. 14-413. - Abatement.
All or part of any real property or structure located thereon found, as provided in this article, to
constitute a public nuisance shall be abated by the procedures set forth in this article.
(Code 1971, § 15.08.020)
Sec. 14-414. - Commencement of proceeding.
Whenever the director of public works or the director of planning and community development
reasonably believes a nuisance exists, he may commence abatement proceedings under this article. The
director of community development is designated to enforce the provisions of the State Housing Law, set
forth in Health and Safety Code § 17910 et seq.
(Code 1971, § 15.08.030)
Sec. 14-415. - Hearing—Notice.
Where the director finds that a nuisance exists, as provided in this article, he shall give not less
than seven days' written notice of the hearing to determine whether such nuisance exists to the
owner of the affected property, as shown on the latest equalized tax assessment role, by mailing
the notice to the owner's address as indicated thereon, and further, within the same time period,
by conspicuously posting on the affected property, building or structure a copy of the notice.
The notice shall indicate the nature of the alleged nuisance, the description of the property
involved and the designation of the time and place of the hearing to determine whether such
constitutes a nuisance and the manner of its proposed abatement if such is found to be a
nuisance.
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The notice and order of abatement shall be served on every party by regular mail; however, the
failure of any person to receive a notice shall not affect the validity of any proceedings under this
article.
(Code 1971, § 15.08.040)
Sec. 14-416. - Same—Conduct.
The hearing to determine whether a nuisance exists shall be conducted by the city manager or
designee, who shall act as the hearing officer. The hearing officer is authorized to take testimony
and in the course of so doing is authorized to administer oaths or affirmations pursuant to Code
of Civil Procedure § 2093.
At the hearing, the hearing officer shall consider all relevant evidence, including but not limited to
applicable staff reports. He shall give any interested person a reasonable opportunity to be heard
in conjunction therewith. Based upon the evidence so presented, the hearing officer shall
determine whether a nuisance within the meaning of this article exists.
(Code 1971, § 15.08.050; Ord. No. 98-09, § 2, 6-15-98)
Sec. 14-417. - Order of abatement.
Under this article, the decision of the hearing officer shall be final and conclusive in the absence
of an appeal as provided in this article.
The hearing officer shall, within five working days, give a copy of the written notice of his decision
by regular mail to the owner, as determined by section 14-415, and to any other person
requesting the notice of his decision. The decision shall contain an order of abatement, if a
nuisance is determined to exist, directed to the owner of the affected property or the person in
control or charge of the property and shall set forth the nature of the nuisance, its location and
the time and manner for its abatement.
Where an appeal is filed as provided in this article, the order of abatement shall be suspended
pending the review of the determination in the manner set forth in this article.
(Code 1971, § 15.08.060)
Sec. 14-418. - Appeal.
Under this article, the owner or any person in possession of the property or claiming any legal or
equitable interest therein shall have the right of appeal to the city council.
The appeal shall be filed with the city clerk within five working days following the decision of the
hearing officer. The appeal shall be in writing and shall state the grounds for the appeal.
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The city clerk shall set the matter for a de novo hearing before the council at a date and time not less than
ten nor more than 30 days following the filing of the appeal. The city clerk shall then notify the appellant, by
mail, of the date and time of the hearing. The city council may continue the hearing date where necessary.
The council may, by resolution, establish a fee for the processing of an appeal.
(Code 1971, § 15.08.070)
Sec. 14-419. - Council action on appeal.
At the time and place set for the appeal hearing as provided in this article, the city council shall
review the decision of the hearing officer and shall afford the appellant a reasonable opportunity
to be heard in connection therewith.
The council shall, by resolution, establish rules of procedure for the conduct of hearing appeals.
If the city council finds from the relevant evidence presented at the hearing that the action taken
was in conformity with the provisions of this article, it shall require compliance with the order of
abatement within 30 days after the mailing of a copy of its order to the affected property owner,
unless a period of time in excess of 30 days is specifically authorized within which to abate the
nuisance.
If the nuisance is not abated within the 30-day period or within such longer period as the council
may provide, the director is expressly authorized and directed to enter upon the premises for the
purpose of abating the nuisance.
(Code 1971, § 15.08.080)
Sec. 14-420. - Notice of council decision.
Under this article, a copy of the council's order shall be mailed by regular mail to the owner, as
determined in section 14-415, and to any other person requesting the order, by the city clerk within five
working days after the adoption thereof. The council's decision shall be final and conclusive. Pursuant to
Code of Civil Procedure § 1094.6, any action to review the decision of the council shall be commenced not
later than the 90th day after the date the council's order is adopted.
(Code 1971, § 15.08.090)
Sec. 14-421. - Cost of abatement.
Where the director or the city attorney is required to cause the abatement of the public nuisance
pursuant to this article, he shall keep an accounting of the costs thereof, including incidental
expenses for the abatement. The term "costs and incidental expenses" includes but is not limited
to the following:
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The actual expenses and costs of the city in preparation of notices, specifications and contracts;
Inspection of the work;
The cost of printings and mailings required under this article;
Any attorney's fees expended in the abatement of the nuisance, through civil action or
otherwise;
All costs and expenses for which the city may be liable under state law arising from or related
to the nuisance abatement action; and
All costs or expenses to which the city may be entitled pursuant to Health and Safety Code §
510 and other statutory entitlements.
Costs or expenses for which the city may be reimbursed shall begin to accrue at the time the city
first receives a complaint regarding a problem on the property. Costs and expenses may be
recovered even if the nuisance is corrected prior to a nuisance abatement hearing or an appeal
hearing.
Costs shall be assessed at the conclusion of the abatement; provided, however, if an abatement
by any method takes more than six months, costs may be assessed at any time after six months,
but not more than two times a year.
The director shall submit his itemized statement of costs to the city and shall set the statement
for a hearing before the city manager (hearing officer).
The director shall cause notice of the time and place of the hearing to be given to the owners of
the property to which the costs relate and to any other interested person requesting the notice
by United States mail, postage prepaid, addressed to the person at his last known address at
least five days in advance of the hearing.
(Code 1971, § 15.08.100; Ord. No. 98-09, § 2, 6-15-98)
Sec. 14-422. - Hearing on report.
At the time and place fixed for receiving and considering the report on the statement of costs of
abatement of the nuisance as provided in this article, the hearing officer shall hear and pass upon the
report of the director together with any objections or protests raised by any of the persons liable to be
assessed for the cost of abating the nuisance. Thereupon, the hearing officer shall make such revision,
correction and modification to the report as he may deem just, after which the report as submitted or as
revised, corrected or modified shall be confirmed. The hearing may be continued from time to time. The
decision of the hearing officer shall be subject to an appeal to the city council in the time and manner set
forth in sections 14-418 and 14-419.
(Code 1971, § 15.08.110)
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Sec. 14-423. - Imposition of lien.
The confirmed cost of a nuisance abatement as determined by section 14-422 may be imposed as
a nuisance abatement lien against the property on which the nuisance was abated. Before the
city may record the nuisance abatement lien against the property, the city shall provide notice of
the recordation to the owner of record of the parcel or where the nuisance is maintained, based
on the last equalized assessment roll or the supplemental roll.
Notice of the nuisance abatement lien may be served by personal delivery of the notice to the
owner of the property in question. In lieu of personal delivery, the notice may be served by
leaving a copy of the notice during usual business hours in the property owner's office with the
person who is apparently in charge there and thereafter mailing a copy of the notice to the
person to be served at the place where a copy of the notice was left. Service of the notice is
deemed completed on the tenth day after such mailing. If a copy of the notice cannot with
reasonable diligence be personally delivered to the property owner, the notice can be served by
leaving a copy of the notice at the property owner's house, usual place of abode or usual place of
business with a person at least age 18 and thereafter mailing a copy of the notice to the person at
the location where the notice was left. In the alternative, the city may mail a copy of the notice to
the property owner's usual mailing address (other than a U.S. Postal Service post office box).
Service is deemed completed on the tenth day after the mailing.
If the owner of record cannot be found after a diligent search, the notice may be served by
posting a copy thereof in a conspicuous place upon the property for a period of ten days and
publication of the notice in a newspaper of general circulation published in the county.
After notice is given to the property owner, a nuisance abatement lien shall be recorded in the
county recorder's office. From the date of recording, the nuisance abatement lien shall have the
force, effect and priority of a judgment lien.
A nuisance abatement lien shall include the following information:
The amount of the lien;
The name of the agency imposing the lien;
The date of the abatement order;
The street address of the property against which the nuisance abatement lien is being placed;
and
The legal description and assessor's parcel number of the parcel on which the lien is imposed
and the name and address of the recorded owner of the property.
A nuisance abatement lien may be foreclosed by an action brought by the city for a money
judgment. The city may recover any costs incurred regarding the processing and recording of the
lien and providing notice to the property owner as part of its foreclosure action to enforce the
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(a)
(b)
lien.
(Code 1971, § 15.08.115)
Sec. 14-424. - Assessment of costs against property.
As an alternative or in addition to the procedure authorized by section 14-423, the confirmed cost of
abatement of a nuisance as determined by section 14-422 upon any lot or parcel of land shall constitute a
special assessment against the respective lot or parcel of land to which it relates, and, after its recording, as
thus made and confirmed, the costs shall constitute a lien on the property in the amount of the assessment.
After the confirmation of the report, a copy thereof shall be transmitted to the city tax collector, whereupon
it shall be the duty of the tax collector to add the amount of the assessment to the next regular bills of taxes
levied against the respective lots and parcels of land for municipal purposes, and the amounts shall be
collected at the same time and in the same manner as ordinary municipal taxes are collected and shall be
subject to the same penalties and the same procedure for foreclosure and sale in case of delinquency as
provided for ordinary municipal taxes.
(Code 1971, § 15.08.120)
Sec. 14-425. - Additional actions.
Nothing in this article shall be deemed to prevent the city council from ordering the city attorney
to commence any appropriate civil action to abate a nuisance in addition to, as an alternative to,
or in conjunction with the proceedings set forth in this article; nor shall anything in this article be
deemed to prevent the city from commencing a criminal or other action with respect to the
nuisance in addition to, alternative to, or in conjunction with the proceedings set forth in this
article.
If the city council orders the city attorney to commence any appropriate action to abate a
nuisance, the city may recover its costs and attorney's fees as part of the judgment which may be
recorded as an assessment against the property and constitute a lien thereon. This section grants
specific authority to any court of competent jurisdiction to grant an award of costs pursuant to
law, and award attorneys' fees pursuant to section 1-35 of this Code. Failure of a court to award
attorneys' fees as part of a judgment does not preclude the city from assessing costs against the
property pursuant to procedures set forth in this article.
(Code 1971, § 15.08.130; Ord. No. 09-O8, § 3, 12-7-09)
Sec. 14-426. - Emergency abatement.
Notwithstanding any other provision of this article with reference to the abatement of public nuisance,
whenever the city manager determines that property, a building or structure is structurally unsafe or
constitutes a fire hazard or is otherwise dangerous to human life and such condition constitutes an
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(b)
immediate hazard or danger, he shall, without observing the provisions of this article with reference to
abatement procedures, immediately and forthwith abate the existing public nuisance.
(Code 1971, § 15.08.140; Ord. No. 98-09, § 2, 6-15-98)
Sec. 14-427. - Violation; penalty.
The owner or other person having charge or control of any building or premises who maintains
any public nuisance defined in this article, or who violates an order of abatement made pursuant
to section 14-417, is guilty of a misdemeanor.
No person shall obstruct, impede or interfere with any representative of the city council or with
any representative of a city department or with any person who owns or holds any estate or
interest in a building which has been ordered to be vacated, repaired, rehabilitated or
demolished and removed or with any person to whom any such building has been unlawfully sold
pursuant to the provisions of this Code whenever any such representative of the city council,
representative of the city, purchaser or person having any interest or estate in the building is
engaged in vacating, repairing, rehabilitating or demolishing and removing any such building
pursuant to the provisions of this article or in performing any necessary act preliminary to or
incidental to such work as authorized or directed pursuant to this article.
(Code 1971, § 15.08.150)
Secs. 14-428—14-445. - Reserved.
ATTACHMENT C
Violations Requiring Remedy for 300 West Bancroft Street
Community Improvement Division
Case Number: 23-H-001-BH
The violations are as follows:
1.There is no business license on file for the rental of an unpermitted 2nd unit in violation of
Section 18-5 Azusa Municipal Code.
Property Interior
2.The kitchen is in a dilapidated condition (missing sections of cabinets, damaged / missing
cabinet doors, unsanitary paint, unsanitary flooring and missing drawers) in violation of
Sections 14-412(11) Azusa Municipal Code, 17920.3(a)(14) California Health and Safety
Code.
3.There are missing electrical outlet and switch covers throughout the interior of the house
in violation of Sections 14-412(11) Azusa Municipal Code, 17920.3(a)(14) California
Health and Safety Code.
4.There is an accumulation of trash and debris throughout the interior of house which is
creating a fire hazard and harborage for rodents in violation of Sections 14-412(1)(3)(11)
Azusa Municipal Code, 17920.3(j) California Health and Safety Code, 315.3 Los Angeles
County Fire Code.
5.There is a strong foul odor and unsanitary conditions throughout the interior of house in
violation of Sections 14-412(11) Azusa Municipal Code, 17920.3(a)(14) California Health
and Safety Code.
6.There is damaged paint on the walls throughout the interior of house in violation of
Sections 34-235(c)(6) Azusa Municipal Code.
7.There is worn, damaged and unsanitary carpet throughout the house in violation of Sections
14-412(11) Azusa Municipal Code, 17920.3(a)(14) California Health and Safety Code.
8.The water heater is not installed to code (missing seismic straps, damaged venting, missing
temperature and pressure relief drain pipe) in violation of Sections 14-412(6) Azusa
Municipal Code, 507.2, 501.0, 505.4 California Plumbing Code as adopted in Section 14-
1 Azusa Municipal Code.
9.There are missing smoke and carbon monoxide detectors in the house in violation of
Sections 14-412(6) Azusa Municipal Code, 907.2.10.1.2 California Building Code, R315
California Residential Code as adopted in Section 14-1 Azusa Municipal Code, 907.2.11
Los Angeles County Fire Code.
10. There is exposed electrical wiring throughout the house (hanging from range hood, ceiling
lamps, etc.) in violation of Sections 14-412(1)(11) Azusa Municipal Code, 17920.3(d)
California Health and Safety Code, 605.1, 605.6 Los Angeles County Fire Code.
11. There are bedroom windows throughout the house that have required egress blocked by
boards and security bars in violation of Sections 14-412(1)(11) Azusa Municipal Code,
17920.3(l) California Health and Safety Code, 1006, 1008, 1030 Los Angeles County Fire
Code.
12. There are damaged walls and doorways throughout the interior of house in violation of
Sections 14-412(11) Azusa Municipal Code, 17920.3(a)(14) California Health and Safety
Code.
13. There are no permits on file for the construction throughout the house to convert it from a
3 bedroom, 2 bathroom house, to a 5 bedroom, 3 bathroom house in violation of Sections
14-412(6) Azusa Municipal Code, 105.1 California Building Code as adopted in Section
14-1 Azusa Municipal Code.
14. There are no permits on file to convert the family room on the northeast side of the property
into a 2nd unit in violation of Sections 14-412(6) Azusa Municipal Code, 105.1 California
Building Code as adopted in Section 14-1 Azusa Municipal Code.
15. There are no permits on file for the removal and framing over of windows on the house in
violation of Sections 14-412(6) Azusa Municipal Code, 105.1 California Building Code as
adopted in Section 14-1 Azusa Municipal Code.
16. There are violations of fire resistance rated construction requirements in violation of
Section 703.1 LA County Fire Code (see attached Fire Inspector’s report).
Property Exterior
17. There are several dilapidated sheds in the rear yard in violation of Sections 14-412(11)
Azusa Municipal Code, 17920.3(a)(14) California Health and Safety Code.
18. There is trash and debris stored throughout the property which is unsightly, and creating a
fire hazard and harborage for rodents in violation of Sections 34-235(c)(1), 14-412(3)
Azusa Municipal Code.
19. There are inoperable vehicles stored on the property in violation of Sections 74-41 Azusa
Municipal Code.
20. There is unpermitted metal wire fencing material on the front wrought iron fence
88.30.020(F) Azusa Municipal Code.
21. There is a damaged stucco access panel on the front of the house in violation of Sections
14-412(11) Azusa Municipal Code, 17920.3(a)(14) California Health and Safety Code.
22. There is chipping, peeling, damaged and missing paint, and damaged stucco throughout
the exterior of the house and garage in violation of Section 34-235(c)(6), 14-412(11) Azusa
Municipal Code, 17920.3(a)(14) California Health and Safety Code.
23. There are broken windows in violation of Sections 14-412(11) Azusa Municipal Code,
17920.3(g)(2) California Health and Safety Code.
24. The garage door is damaged in violation of Sections 14-412(11) Azusa Municipal Code,
17920.3(a)(14) California Health and Safety Code.
Attachment D
Attachment E
Attachment F
Attachment G
Attachment H
Attachment I
Attachment J
Attachment K