HomeMy WebLinkAbout1995/03/13 Board of Appeals & Advisors Agenda Packet (2)
MEMORANDUM
March 8, 1995
STAFF REPORT
Department of Building and Housing
TO: Clayton Gingerich, Chairperson, Board of Appeals and Advisors
FROM: Kenneth G, Larsen, C,B,O, Director of Building and HOUSing'f.&~
SUBJECT: PROPOSAL TO EXPAND CODE ENFORCEMENT METHODS
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Monday, March 13, Staff and I will present a proposal to expand current code
enforcement methods, The attachment is being provided to you in advance in order that
you may review the proposal and formulate questions for the meeting,
In the coming months, Staff proposes to meet with various business groups to outline
the proposal and solicit their comments on these proposed changes,
In the the event you have any questions or concerns in the future about our proposed
direction, please contact me or Assistant Director, Brad Remp,
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CllY OF
CHUIA VISTA
PROPOSAL TO EXPAND
CODE ENFORCEMENT
METHODS
BACKGROUND
Property ownership in our society is a highly valued privilege, However, since we do not
live in a vacuum, this privilege is subject to government regulation, Government
standards and laws are the result of a compromise between the rights of the property
owner, the adjacent neighborhood and the needs of the community at large, These
standards and laws are rooted in the desire to protect the health, safety and quality of
life in a community,
Effective city code enforcement is vital to preserving the public's health, safety and
quality of life, In order to preform this service, the department enforces local and some
state codes, Critical to this function, is possessing the tools to perform adequately, For
this purpose, we are proposing to expand the municipal code to include four new
administrative remedies, make changes to the three already existing remedies and retain
criminal prosecution as an option,
PROPOSAL
The eight legal remedies represent a broad system of enforcement. This variety provides
a flexibility in approach to determining which method is best suited for a particular code
enforcement issue,
This system can be divided into two categories - criminal and administrative, Contrasting
them, you find important differences,
LEGAL REMEDY PROCESS CHANGE
Criminal Prosecution Judicial None
Recording of Notice of Violation Administrative New code
Summary Abatement Administrative Amendment
Administrative Abatement Administrative Amendment
Administrative Abatement - Inoperable Vehicles Administrative Amendment
Administrative Citations Administrative New code
Administrative Civil Penalties Administrative New code
Mediation Administrative New code
Criminal prosecutions involve substantial and therefore costly, court time, Administrative
remedies require no court time, only internal processing methods, The court time to
resolve these issues can be protracted due to a already over burdened court calendar.
Decisions will often vary on similar violations due to Judges' individual interpretations of
events and facts,
Proposal to Expand Page 2
Code Enforcement Methods
Evidence requirements for criminal prosecution, are "beyond a reasonable doubt", The
City is required to provide the burden of proof for conviction which is a higher level than
what is required by an administrative remedy, In these cases, the City need only provide
a "preponderance of evidence", In either remedy, however, rights of the property owner
are protected by means of formal appeal processes,
Judicial action, for some violations, may still be the most viable approach take, It is
necessary to have this option available for those cases where administrative action isn't
a satisfactory enforcement tool and the seriousness of the violation dictates investing in
the additional staff time,
The six proposed legal remedies were developed to address the full spectrum of code
violations from minor to major,
Recording of a Notice of Violation, Administrative Citations, and Mediation were designed
for minor offenses, These violations would not include serious health and safety issues
or cases with a high liability for the City, In addition, these three methods do not require
the City to perform the abatement or any other services to bring the property into
compliance in the event the owner fails to correct the violation,
A recorded Notice of Violation would be appropriate for garage conversions, patio covers
without a permit, structures built illegally on a property line or minor improvements done
by a property owner without a permit. This method represents a cloud on the title and
may prevent or inhibit property transfer or impact real estate loans until the violation is
corrected,
Administrative Citations would be appropriate for violations such as garage sales without
a permit, illegal signs, businesses in violation of home occupation regulations, illegal
parking and auto repair and minor trash and debris cases, Citations provide an excellent
visual deterrent to a violator due to the fact that it actually reflects the graduated
amounts of potential fines if the violations are not corrected, Unlike citations issued by
our Police Department, these are administrative only and not a "Notice to Appear"
thereby avoiding the need for a court appearance,
Mediation can be utilized in cases that may involve complex neighbor vs, neighbor
issues, These cases include a minor violation of a City code but are compounded by a
neighbor's private agenda which does not fall within the City's jurisdiction, Noise cases
often do well with mediated solutions as do cases which involve compliance plans
requiring negotiated time frames, This process allows the concerned property owners
an opportunity to participate in the solution but does not preclude the City from utilizing
other legal remedies if the mediation is not successful and the violation warrants further
City action, Residential neighborhoods with a school, church, or commercial entity
Proposal to Expand Page 3
Code Enforcement Methods
creating some noise and traffic issues have traditionally turned to mediation as an
effective tool to resolve the dispute,
Summary and Administrative Abatement and a recorded Notice and Order for Civil
Penalties were designed for the more complicated and higher city liability cases, Unlike
the remedies for minor violations, Summary and Administrative Abatement involve city
action to perform the actual abatement. In addition, Civil Penalties allow the City to
assess larger fines under certain circumstances determined by the City, All three of these
remedies afford a property owner the opportunity to appeal final action on the part of the
City,
Summary and Administrative Abatement are already available under current City codes,
albeit a slightly different process then is now being proposed, The proposed process
moves the appeal hearing venue from the City Council to the Board of Appeals and
Advisors, This would provide a more streamlined process, Abatement by the City might
be utilized in cases involving vacant and unsafe structures and where serious sanitation
issues exist. Property owners would then be assessed the cost for this service, which if
unpaid, would become a tax lien on the property,
The recorded Notice and Order for Civil Penalties would be utilized in cases where a
property owner is earning income while the property remains in violation, For example,
businesses operated in an incorrect zone, tenant improvements without a permit, or
illegal rental units, This remedy allows the City to assess daily penalties until the property
is brought into compliance, Civil Penalties have been found to be effective since the
smaller Administrative Citation fines are not sufficient to motivate the property owner to
comply, Some business operators consider the $1 00 to $500 in administrative fines "part
of the cost of doing business" and therefore represents an inadequate incentive to
comply,
A third form of abatement is utilized in the removal of illegally parked inoperable
vehicles, The City currently has a well functioning tool which allows it to ultimately tow
these vehicles if the property owner does not comply with an order, Though rarely
requested, the current Chula Vista Municipal Code language allows an individual to
appeal the order. It is a two step process in which the property owner may first appeal
to a Hearing Officer and if unsatisfied, may appeal that decision to the City Council. The
change the Department proposes to refer the second appeal to the Board of Appeals
and Advisors for final administrative action,
Six of the described administrative remedies involve a formal appeal process, The
seventh remedy, Mediation, calls for property owner participation in a solution and a
voluntary agreement in any compliance plan, Since Mediation does not result in a
directed order, an appeal is not required,
Proposal to Expand Page 4
Code Enforcement Methods
Of the eight legal remedies discussed, seven have some form of cost recovery,
Mediation alone, does not. Criminal prosecution allows for the City to request a
judgement. However, historically, Judges infrequently grant these requests, The
remaining six remedies have cost recovery by means of fines, penalties and fees paid
by the violator directly to the City,
DEPARTMENTAL IMPACTS
One of the first departments to be impacted would be Building and Housing, There
would be a change in some procedures which would require training,
The Finance Department would be impacted in two areas, appeals processing and
revenue collection, The Department currently manages the Parking Adjudication Program
which utilizes a panel of Hearing Officers, Due to similar requirements for hearing
procedures and orientation of Hearing Officers, the Finance Department could supply
similar services to Code Enforcement. The current program has hearings once a month
in the evening, The hearings for Code Enforcement are expected to be longer, which
might require an additional evening a month depending upon the number of appeals
and the complexity of the issues,
Enhancing the existing receivable collection process in order to collect liens and
penalties would further impact the Finance Department.
Another program impacted by appeal hearings would be the activities of the Board of
Appeals and Advisors, Appeals from Summary and Administrative Abatement Orders and
Notices to remove inoperable vehicles would be directed to this Board, Historically within
this city, the number of appeals for these cases has been very minimal. Its anticipated
that a schedule to meet once a month would be sufficient.
Reformatting and consolidating the new code enforcement related requirements into one
location in the Municipal Code would facilitate the enforcement process, Direction on
proper notice, appeal hearing format, and other relevant procedural requirements would
be clear and easily accessible, This consolidated format should benefit all departments
having enforcement responsibilities and should streamline future code development
activities by allowing reference to a standardized set of enforcement alternatives, By
centrally locating all enforcement related procedures within the Chula Vista Municipal
Code, confusing conflicts of authority and process can be avoided,
Proposal to Expand Page 5
Code Enforcement Methods
COMMUNITY IMPACT
Although the proposed administrative remedies represent change, the impacts will have
a positive effect in the community, Administrative remedies will provide equitable and
uniform enforcement which will promote in a level playing field for businesses who desire
fair competition, They will allow the City to have a higher level of consistency and
efficiency in administering code enforcement. The ability to implement fines and
penalties will create a system that holds the violator accountable for the cost of
enforcement rather that the community as a whole, And finally, the process will include
appeal hearings which will help insure individual property rights are always preserved,
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~{ft.. 0epet1ment 01 Building and Houalng Citation #:
-f!- Code EnIarcement DIvi8k>n
~~~-;F 276 Four1h A_ Control #:
ChuIa Vla1ll, CA 91910
0lY Of u
:HlJIA VJSrA '"
..
ADMINISTRATIVE CITATION
Date: Time: am/pm (violation observed)
[ ) 1st Citation $100 [ ) 2nd Citation $250 [ ) 3rd Citation $500
Payment of $ is due on (see reverse side for payment instructions).
Corrections indicated below are required by . If you fail to make the indicated corrections by this
date, the next level citation may be issued. Other enforcement action may result if compliance is not achieved by the third
citation.
PERSON cnm LAST FIRST "'OOI.E RELATION TO vtOLATlON:
MNUNGADDRE88; arr. Sf AT&. ZlPCCIOE BUSINESS NAME (1-.)
VIOlATION ADDRE88: PARCEL. NUMBER
MUNL CODE 1&:. YIOLATIDI:
VIOlATION DESCRIPTION:
Corrections Required:
Signature 01 Issuing Officer PrInt Name 01 Issuing Officer . Telephone No, Issued Date
Signature 01 Person Cited READ REVERSE SIDE FOR IMPORTANT INFORMATION
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Administrative Citations
City of Chula Vista Municipal Code, Section provides for the issuance of administrative citations for 0
Municipal Code Violations. There are three levels of citations that can be issued progressively for a violation. The U"\
""
fines, as indicated on the front of the citation, are $100 for the First Citation, $250 for the Second Citation and $500
for the Third and subsequent Citations. These fines are cumulative. A warning if issued, does not incur a fine and,
therefore, is not appealable.
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issued. If the citation was mailed, the appeal must be made within 10 business days from the date the citation
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of 'Administrative Hearing Coordinato!". An appeal will result in an administrative hearing.
Failure of any person to properly file a written appeal within 10 business days shall constitute a waiver of his or
her right to an administrative hearing and adjudication of the administrative citation or any portion thereof and the
total amount of the fine.
How To Pay Fine
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the Finance Department, you may pay by mail or in person at 276 Fourth Avenue, Chula Vista, CA 91910.
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Please write the citation or account number on your check or money order,
If the citation is not paid or appealed within 10 business days, you will receive an invoice from the City's Finance
Department. Please follow the instructions on the invoice to ensure proper processing of your payment. If you
do not pay the fine by the indicated due date, there is a 10% penalty fee. Payment of the fine shall not excuse
the failure to correct the violation nor shall it bar further enforcement by the City.
Consequences of Failure to Pay the Fine
The failure of any person to pay the fine assessed by the administrative citation within the time specified on the
citation or on the Finance Department's invoice may result in a claim with the Small Claims Court or any legal
remedy to collect such money. The City has the authority to collect all costs associated with the filing of such
actions.
Consequences of Failure to Correct Violations
There are numerous enforcement options that can be used to encourage the correction of violations. These
options include, but are not limited to: civil penalties, abatement, criminal prosecution, civil litigation, recording
the violation with the County Recorder and forfeiture of certain State tax benefits for substandard residential rental
property. These options can empower the City to collect fines up to $100,000 to demolish structures or make
necessary repairs at the owner's expense, and to incarcerate violators. Any of these options or others may be
used if the administrative citations do not achieve compliance.
If you need further clarification about payment of the citation, please call 691-5051.
If you need further information about the violations and/or how to comply, please call the Officer designated on
the front.
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