Jackson Municipal Code Ch. 8.16 Nuisances Generally

Except as otherwise provided, the following words, terms and phrases used in this chapter are defined as set forth in this section:

"Abate"

means, but is not limited to, modifying, repairing, replacing, removing, securing, locking, demolishing, or otherwise remedying the condition in question by such means and to such extent as necessary;

"Building"

means any structure (including, but not limited to, any house, garage, duplex, apartment, condominium, stock cooperative, mobile home or other residential buildings or associated accessory structures) and any commercial, industrial or other establishment, warehouse, kiosk, sign or other structure affixed to or upon real property used as a dwelling or for the purpose of conducting a business, storage or any other activity;

"City"

means the City of Jackson;

"City council"

means the city council of the City of Jackson;

"Code"

means the Jackson Municipal Code;

"Day"

means calendar day;

"Enforcement officer"

means the building official, city manager, code enforcement officer, fire chief, or police chief of the city, or their designees, when such persons have been delegated in writing the authority to enforce and administer the particular provisions of this chapter at issue in a particular matter;

"Hearing officer"

means the hearing officer appointed by the city council or, if no officer is appointed, the city council. The hearing officer may be a city employee, but in that event the hearing officer shall not have had any responsibility for the investigation, prosecution or enforcement of this chapter and shall not have had any personal involvement in the proceeding to be heard within the past twelve months or possess any disqualifying interest in the outcome of the proceeding.

"Owner"

means any person, his/her heirs, executors, administrators or assigns, agent, firm, partnership or corporation having or claiming any legal or equitable interest in the property in question as listed on the last available equalized tax assessment roll for Amador County;

"Property"

means all residential, industrial, commercial, agricultural, open space and other real property, including, but not limited to, front yards, side yards, driveways, walkways, alleys and sidewalks, and shall include any building or other structure, whether fixed or moveable, located on such property.

"Responsible party"

means any individual or legal entity who is the owner, tenant, co-tenant, lessee, sub-lessee, occupant or other person with any right to possession of the real property, owner or authorized agent of any business, company or entity, or the parent or the legal guardian of any person under the age of eighteen years, who causes, permits or maintains a violation of this code, its adopted codes or applicable state codes.

The following are declared to be public nuisances in the city:

A. Any building, fence or other structure, tree or growth, which is located or encroaches upon or obstructs, any street, parkway, sidewalk, alley, lane, court, park or other public place;

B. Any structure partially destroyed by fire or otherwise or any unsafe building or structure which is liable to become a fire menace or cause injuries to any person;

C. Storing, keeping or maintaining weeds at a height of twelve inches or greater outside of fire season as declared by the California Department of Forestry and Fire Protection, dry or dead vegetation, papers or paper products, and other combustible and noncombustible refuse or waste;

D. Storing, keeping or maintaining: vehicle parts; scrap metal; bottles; cans; wire; firewood; boxes; containers; wood and building materials no longer usable for their intended purpose; tools; machinery; equipment or parts thereof; or abandoned, discarded or unused household furniture or appliances;

E. Storing, keeping or maintaining: rubbish; refuse; trash; junk; garbage; and other waste or discarded material, including, but not limited to, the accumulation of asphalt, concrete, plaster, tile, rocks, bricks, crates, cartons, boxes, dirt, sand or gravel;

F. Any violation of the California Building Standards Code as adopted and amended by the city.

G. The existence of any building which has not been used for its legal and intended purpose for a three hundred sixty-five-day period. Uses that occur within any three hundred sixty-five-day period and are of duration of less than thirty days shall, for the purpose of this chapter, not qualify as meeting the use requirements of this section. Time during which the building is either being actively remodeled, or marketed for either sale or rental, shall not be included in determining the period of nonuse;

H. The existence of any condition dangerous to children or others, including, but not limited to: unsecured structures; fences or portions of fences in disrepair, leaning and/or partially down; abandoned, broken, unprotected and/or unsecured equipment, machinery or household appliances; unprotected, unfenced and/or unsecured pools, ponds or excavations;

I. The existence of any condition or use which unlawfully obstructs, injures or interferes with the free passage or use in the customary manner of property, any public park, street, highway, sidewalk, and any other portion of the public right-of-way;

J. The existence of any body of stagnant water or other liquid in which mosquitoes or other insects may breed, or which may or does generate noxious or offensive gases or odors;

K. The existence of sewage, chemical, petroleum commercial or industrial waste which has the potential to leak into the groundwater or may or does generate noxious or offensive odors;

L. The existence of any barbed wire, razor ribbon, glass, nails or other sharp objects on, in, or affixed to any fence or wall, or any electric fences in or adjacent to a residential zoning district or property used for residential purposes;

M. The existence of any sign, banner, balloon, flags, inflated advertising device and/or the display of retail or manufactured products on private property or in the public right-of-way, which is not in compliance with this code;

N. The existence of graffiti on any building, fence, wall, equipment, motor vehicle, trailer, sign or other object on private or public property or in the public right-of-way;

O. The existence of a use, business or activity in any zoning district that does not conform with the requirements of that zoning district in which it is located as set forth in this code; or which does not conform with any discretionary permit or review approval by the planning commission or city council; or which does not conform with any law, ordinance or regulations adopted by the city applicable to the property;

P. The existence of smoke, fumes, gas, dust, soot, cinders or other particulate matter in such quantities as to render the occupancy or use of property uncomfortable to a person or persons;

Q. The existence of any condition or use which poses a threat to the public health or safety;

R. A violation of this code or applicable state law;

S. Any condition that constitutes a nuisance under Civil Code Section 3479;

T. The use of potable water in a manner that causes runoff such that water flows onto adjacent property, non-irrigated areas, private and public walkways, roadways, parking lots, or structures.

(Ord. 709 §1, 2019; Ord. 730, 8/26/2024)

It shall be the duty of the owner, and of the responsible party occupying or having charge or control of any parcel of land, improved or unimproved, to maintain such parcel of land free of any nuisance and/or nuisance conditions at all times. The same responsibility extends to the public rights-of-way or public land, related to any vehicle, vessel, structure, machinery, container, refuse, debris or other item found to be or having been under the charge or control of a property owner, responsible party, or last registered or documented owner. Any owner or responsible party shall be responsible for the removal or correction of any nuisance or nuisance conditions and the costs for such removal or correction.

A. Notwithstanding anything in this code to the contrary, the city may only recover its attorneys' fees in any action, administrative proceeding or special proceeding commenced by the city to abate a public nuisance, to enjoin violation of any provision of this code, including its adopted codes, or to collect a civil debt owing to the city, if the city elects, at the initiation of that individual action or proceeding, to seek recovery of its own attorneys' fees. In these cases, the prevailing party shall be entitled to recover all costs incurred therein, including reasonable attorneys' fees and costs of suit. In no action, administrative proceeding or special proceeding shall an award of attorneys' fees to a prevailing party exceed the amount of reasonable attorneys' fees incurred by the city in the action or proceeding.

B. The city shall be considered a prevailing party entitled to attorneys' fees under subsection A when it can demonstrate that:

1. Its lawsuit was the catalyst motivating the defendant to provide the primary relief sought;

2. The lawsuit was meritorious and achieved its result by "threat of victory"; and

3. The city reasonably attempted to settle the litigation before filing the lawsuit.

A. When the enforcement officer finds that a nuisance condition exists upon any property in the city, he or 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 property upon which the condition exists, directing him or 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 ten 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. Moreover, if any certified letter is returned for lack of service, it shall be deemed to have been served.

D. In the event the responsible party files a timely request for hearing, the city clerk and hearing officer shall schedule the hearing. The hearing shall be conducted within thirty days of receipt of the request unless otherwise agreed to in writing by the parties. The city clerk shall send written notice of the location, time and date of the hearing at least ten days in advance of the hearing date.

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.

In the event a hearing is timely requested pursuant to Section 8.16.040, 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 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.

A. Within ten 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 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 8.16.090 of this chapter.

C. Failure to issue a decision in ten days shall not affect the validity of such decision.

D. The decision shall be mailed by certified mail with a 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.

A. Upon receipt of the hearing officer's decision if: (i) no schedule of correction has been issued; or (ii) 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.

B. 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 lien or special assessment pursuant to the procedures set forth in this chapter.

A. Any owner or responsible party may, at his/her/its 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. If any abatement referenced in this section takes place after the specified compliance date, but prior to date set for hearing, termination of the hearing shall only take place upon the owner or responsible party's payment of outstanding penalties, administrative and/or abatement costs, including attorneys' fees if applicable.

B. Any owner or responsible party may also request the city to abate a declared nuisance condition on his/her/its property. However, the owner or responsible party making the request shall be responsible for the payment of all penalties, abatement costs and/or administrative costs, including attorneys' fees if applicable, 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, including, but not limited to, any penalties, administrative costs, and an agreement that such costs may be collected as a lien or special assessment upon the property. The abatement hearing proceedings shall thereafter be terminated.

A. In addition to liability for the costs of abatement itself pursuant to Sections 8.16.070 and this section of this chapter, 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 after 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, city staffing costs incurred in preparation for the hearing and for the hearing itself, including, but not limited to, the fees and costs of the city's consultants, and costs for all re-inspections 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 8.16.030, 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 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 days, the city may collect all such costs, penalties and interest through a lien or special assessment under Sections 8.16.100 and 8.16.110.

E. All abatement costs shall bear interest at the rate of ten percent per annum from the date of abatement.

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/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 days and publication thereof in a newspaper of general circulation in Amador 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-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 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 Amador 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 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.

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 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, 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 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 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.

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.

A. Any nuisance which the enforcement officer, determines is immediately or potentially dangerous to the life, health or safety of the occupants of the property or to the public, may be summarily abated in accordance with the procedures set forth in this section.

B. Actions taken to abate immediately or potentially dangerous nuisances may include, but are not limited to, repair or removal of the condition creating the danger and/or the restriction from use or occupancy of the property on which the condition exists or any other abatement action determined by the enforcement officer to be necessary. Where a residential rental property is involved, this may require the moving and relocation of the occupants by the owner and/or responsible party to other habitable temporary or permanent accommodations. Any temporary accommodations will be maintained by the owner and/or responsible party, at his/her/its expense, until the corrections are done to the vacated residential property so that it is habitable and the occupants are returned.

C. Notice of the summary abatement shall be provided to the owner or responsible party as provided for in this chapter the same day or as soon as practical. Such notice shall include a provision authorizing the owner or responsible party to dispute the existence of the nuisance conditions before the hearing officer. Any request for an appeal shall be filed in writing with the city clerk within ten days of the notice and shall be conducted in the same manner as all applicable procedures under Sections 8.16.040 through 8.16.060.

D. The costs and expenses for summary abatement, if not paid by the property owner within thirty days of the date of the invoice, shall be collected pursuant to the procedures set forth in Sections 8.16.090 through 8.16.110 of this chapter.

Except as otherwise provided by law, any person aggrieved by any administrative decision of a hearing officer pursuant to this chapter, may obtain judicial review of the administrative decision in the superior court by filing with the court a petition for writ of mandate pursuant to Section 1094.6 of the Code of Civil Procedure.

The remedies provided in this chapter are nonexclusive. The city may prosecute any violation and abate any nuisance pursuant to any criminal, civil or other administrative remedies available to the city.