Chapter 19.06
NUISANCE ABATEMENT PROCEDURE
Sections:
19.06.010 Notice to abate nuisance conditions. Revised 3/17
19.06.020 Manner of conducting abatement hearing. Revised 3/17
19.06.030 Issuance of decision findings and order. Revised 3/17
19.06.040 Abatement by enforcement officer if nuisance is not abated. Revised 3/17
19.06.050 Abatement by owner/responsible party. Revised 3/17
19.06.060 Liability for abatement costs. Revised 3/17
19.06.070 Report of abatement costs. Revised 3/17
19.06.080 Lien procedure. Revised 3/17
19.06.090 Special assessment procedure. Revised 3/17
19.06.100 Order for treble costs of abatement. Revised 3/17
Prior legislation: Ord. 2010-01.
19.06.010 Notice to abate nuisance conditions.
A. When the enforcement officer finds that a nuisance condition exists upon any premises in the city, he/she may, or upon the direction of the city council shall, serve a notice to abate upon the owner or responsible party in possession or having control of the premises upon which the condition exists, directing him/her to abate or cause the nuisance condition(s) upon the premises to be abated on or before a specified compliance date. The notice shall also state that the responsible party may file a written request for a hearing with the city clerk to dispute the alleged conditions within fifteen (15) days of the notice.
B. The enforcement officer shall post one copy of the notice in a conspicuous place on the property in question and shall deliver one copy of the notice to the owner or responsible party in possession or control of the property upon which the nuisance condition exists either in person or by certified mail, with a return receipt requested.
C. The failure of the owner or responsible party to actually receive the notice shall not affect in any manner the validity of any proceedings pursuant to this chapter.
D. The notice shall be posted and delivered as set forth in subsection B of this section, at least ten (10) calendar days before the time and date of the hearing scheduled within the notice if personally delivered, or fifteen (15) calendar days if mailed.
E. In the event the responsible party fails to appeal the notice, the nuisance conditions shall be deemed confirmed. Such failure shall also constitute a failure to exhaust available administrative remedies. (Ord. 2016-11 § 3 (part))
19.06.020 Manner of conducting abatement hearing.
In the event a hearing is timely requested pursuant to Section 19.06.010, the hearing shall be conducted pursuant to the following procedures:
A. At the time and place designated in the notice of hearing, the hearing officer shall hear and consider all relevant evidence, including but not limited to applicable staff reports, oral evidence, physical evidence and documentary evidence regarding the alleged nuisance, and proposed method of abatement. The hearing may be continued from time to time.
B. Failure of the owner or responsible party to appear at the hearing after notice has been served shall be deemed a waiver of the right to a hearing and an admission by the owner or responsible party of the existence of the nuisance condition charged. In the event of such failure to appear, the hearing officer may order that the nuisance condition be abated by the enforcement officer. Such failure to appear shall also constitute a failure to exhaust available administrative remedies.
C. The city shall bear the burden of proof to demonstrate, by a preponderance of the evidence, that a nuisance exists and that the proposed mechanism for abatement is appropriate. The city need not demonstrate that the proposed mechanism for abatement is either the most appropriate or least expensive.
D. The hearing shall not be conducted according to the formal rules of evidence. Any relevant evidence shall be admitted if it is the type of evidence on which reasonable persons are accustomed to rely in the conduct of serious affairs, regardless of the existence of any common law or statutory rule which might make improper the admission of such evidence over objection in civil actions in courts of competent jurisdiction in this state. However, irrelevant or unduly repetitious evidence may be excluded.
E. Prior to conclusion of the hearing, if the owner or responsible party is present, the hearing officer may request the owner or responsible party to sign a consent to enter and perform work. The permission given shall be used only if the nuisance condition is determined to exist and is not abated by the schedule of correction specified in the hearing officer’s decision.
F. If the owner or responsible party does not provide written consent, entry onto the property may be made by obtaining verbal permission from the owner or a responsible party, or by means of an inspection warrant, or by any other lawful manner. (Ord. 2016-11 § 3 (part))
19.06.030 Issuance of decision findings and order.
A. Within ten (10) days after the conclusion of the hearing, the hearing officer shall issue a written decision. The decision shall set forth the factual findings made by the hearing officer, a conclusion as to whether a nuisance condition exists, the manner of abatement, including an order that such nuisance (if one is found to exist) be abated by the city, the amount of administrative costs imposed, if any, and a schedule of correction or the date by which the abatement shall be completed.
B. If the hearing officer determines that a nuisance exists which has not been corrected within the time period specified in the notice to abate nuisance conditions, the hearing officer shall so find in the decision, and may include in the decision any or all of the following:
1. An order to correct, including a schedule of correction where appropriate;
2. An order to pay administrative costs as provided in Section 19.06.060.
C. Failure to issue a decision in ten (10) days shall not affect the validity of such decision.
D. The decision shall be mailed by certified mail with return receipt requested to the owner and shall be mailed to the enforcement officer. A copy of a summary of the decision and any order it contains shall also be posted on the property by the enforcement officer in a conspicuous location. (Ord. 2016-11 § 3 (part))
19.06.040 Abatement by enforcement officer if nuisance is not abated.
Upon receipt of the hearing officer’s decision (or following an appeal if an appeal has been taken from the hearing officer’s decision) if (A) no schedule of correction has been issued or (B) upon the failure of the property owner to comply with such schedule if a schedule was included, if the nuisance condition has not been abated the enforcement officer shall forthwith abate, or cause to be abated, the nuisance condition upon the premises. The enforcement officer is authorized to enter upon private property for this purpose, consistent with the provisions of the U.S. Constitution.
The cost of abatement shall become a personal obligation of the property owner and responsible party and may be collected in any legal manner, expressly including as a lien or special assessment pursuant to the procedures set forth in this chapter. (Ord. 2016-11 § 3 (part))
19.06.050 Abatement by owner/responsible party.
A. Any owner or responsible party may, at his/her own expense and prior to the scheduled abatement hearing, abate a declared nuisance condition in accordance with the provisions of the notice sent by the enforcement officer; provided, that all necessary permits are first obtained. If the enforcement officer determines that the nuisance condition has been abated prior to the hearing, the hearing proceedings shall be terminated.
B. Any owner or responsible party may request the city to abate a declared nuisance condition on his/her property. However, the owner or responsible party making the request shall be responsible for the payment of all abatement costs incurred by the city. The request for the city to perform the abatement shall be in writing and include a written consent to enter and perform work. Any such request shall be deemed an agreement to pay for the costs of such abatement and an agreement that such costs may be collected as a lien upon the property. The abatement hearing proceedings shall thereafter be terminated. (Ord. 2016-11 § 3 (part))
19.06.060 Liability for abatement costs.
A. In addition to liability for the costs of abatement itself pursuant to this section, the owner and/or responsible party shall also be liable for any expenses and administrative costs incurred by the city, county or any related agency incurred subsequent to the initial inspection and identification of the nuisance.
B. The administrative costs may include any and all costs incurred by the city in connection with the matter before the hearing officer, including but not limited to costs of investigation, staffing costs incurred in preparation for the hearing and for the hearing itself, and costs for all reinspections necessary to enforce the notice to abate nuisance conditions.
C. In the event that the city is entitled to recover its attorneys’ fees and costs pursuant to Section 19.04.080, such fees and costs shall be collected at the same time and pursuant to the same procedures as administrative costs pursuant to this section.
D. The enforcement officer or other authorized city official shall keep an itemized report of the costs incurred by the city in the abatement of any public nuisance in addition to any accrued fees and penalties due. The responsible party may be invoiced for the total. If payment is not received, the itemized report shall be submitted in writing to the city clerk no sooner than twenty (20) days of the invoice date. Any such report may include the abatement costs, fees and penalties for any number of properties and abatements, whether or not such properties are contiguous. In the event the invoice is not paid within thirty (30) days, the city may collect all such costs, penalties and interest through a lien or special assessment under Sections 19.06.080 and 19.06.090. (Ord. 2016-11 § 3 (part))
19.06.070 Report of abatement costs.
A. In the event a nuisance is abated by the enforcement officer (either utilizing city forces or by contracting with a third person), the enforcement officer shall keep an itemized list of costs including but not limited to hearing costs, reinspection fees, posting of notices, and costs for equipment, material, city staff time and contractors’ costs incurred by the city from the time of initial inspection and identification of the nuisance condition until completion of the abatement by the city or by the owner or responsible party. Once the abatement is completed, the enforcement officer shall provide a report of the total abatement costs to the finance department. The total abatement costs shall include those costs ordered to be paid by the hearing officer but remaining unpaid.
B. The finance department shall mail to the owner or responsible party an itemized invoice indicating the total abatement costs due.
C. The owner or responsible party for the property shall pay the abatement costs within thirty (30) calendar days from the date on the invoice unless an extension of time in which to pay has been granted by the city manager in writing. (Ord. 2016-11 § 3 (part))
19.06.080 Lien procedure.
In the event the city decides to collect abatement costs as a lien, it shall impose such lien pursuant to this section:
A. Upon receipt of the itemized report, the city clerk, or his or her designee, shall serve notice of the lien in the same manner as summons in a civil action in accordance with Code of Civil Procedure Section 415.10 et seq. If the owner of record, after diligent search, cannot be found, the notice may be served by posting a copy thereof in a conspicuous place upon the property for a period of ten (10) days and publication thereof in a newspaper of general circulation in Yolo County. The period of notice commences upon the first day of publication and terminates at the end of the tenth day, including therein the first day. Publication shall be made on each day on which the newspaper is published during the ten (10) day period.
B. The notice shall inform the owner of the pending lien and inform the property owner of the public hearing where the city council will consider imposing the itemized report as a lien against the property. The hearing shall be conducted no less than ten (10) days from service of the notice.
C. At the hearing and after considering the relevant evidence, the city council may adopt a resolution confirming the itemized report and directing the city clerk to record a lien against the property in the Yolo County recorder’s office and, from the date of recording, shall have the force, effect and priority of a judgment lien.
D. The lien shall identify:
1. The amount of the lien;
2. The city as the agency on whose behalf the lien is imposed;
3. The date of the abatement order or citation;
4. The street address, legal description and assessor’s parcel number of the parcel on which the lien is imposed; and
5. The name and address of the recorded owner of the parcel.
E. In the event that the lien is discharged, released or satisfied, through either payment or foreclosure, notice of the discharge containing the information specified in subsection D of this section shall be recorded by the city clerk.
F. A lien may be foreclosed by an action brought by the city for a money judgment.
G. The city may recover from the property owner any costs incurred in the processing and recording of the lien and providing notice to the property owner as part of its foreclosure action to enforce the lien. (Ord. 2016-11 § 3 (part))
19.06.090 Special assessment procedure.
In the event the city decides to collect abatement costs as a special assessment, it shall impose such special assessment pursuant to this section:
A. The enforcement officer or other authorized city official shall keep an itemized report of the costs incurred by the city in the abatement of any public nuisance in addition to any accrued fees and penalties due. The property owner may be invoiced for the total. If payment is not received, the itemized report shall be submitted in writing to the city clerk no sooner than fifteen (15) days of the invoice date. Any such report may include the abatement costs, fees and penalties for any number of properties and abatements, whether or not such properties are contiguous.
B. If the invoice is not timely paid, the city clerk shall provide written notice to the property owner by certified mail, if the property owner’s identity can be determined from the county assessor’s or county recorder’s records. The notice shall inform the owner of the pending special assessment, including the information set forth in subsection C of this section, and the date, time and location of the public hearing where the city council will consider imposing the itemized report as a special assessment against the property. The hearing shall be conducted no less than ten (10) days from service of the notice.
C. At the hearing and after considering the relevant evidence, the city council may adopt a resolution confirming the itemized report and assessing the report as a special assessment against the property. The city clerk shall then provide all documentation necessary to the county to enter such assessment. After entry, the assessment may 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 and sale in case of delinquency as provided for ordinary municipal taxes. The property may be sold after three years by the tax collector for unpaid delinquent assessments. The tax collector’s power of sale shall not be affected by the failure of the property owner to receive notice. All laws applicable to the levy, collection and enforcement of municipal taxes shall be applicable to the special assessment. However, if any real property to which the cost of abatement relates has been transferred or conveyed to a bona fide purchaser for value, or if a lien of a bona fide encumbrancer for value has been created and attaches thereon, prior to the date on which the first installment of the taxes would become delinquent, then the cost of abatement shall not result in a lien against the real property but instead shall be transferred to the unsecured roll for collection.
D. Subject to the requirements applicable to the sale of property pursuant to Section 3691 of the Revenue and Taxation Code, the city may conduct a sale of vacant residential developed property for which the payment of that assessment is delinquent.
E. Notices or instruments relating to the special assessment shall be entitled to recordation. (Ord. 2016-11 § 3 (part))
19.06.100 Order for treble costs of abatement.
Upon entry of a second or subsequent civil or criminal judgment within a two-year period finding that an owner of property is responsible for a condition that may be abated in accordance with the provisions of this chapter, except for conditions abated pursuant to Section 17980 of the Health and Safety Code, relating to abandoned buildings, the court may order the owner to pay treble the costs of the abatement, as authorized by Government Code Section 38773.7. Costs of abatement shall include, without limitation by reason of enumeration, all administrative costs of the city. (Ord. 2016-11 § 3 (part))