Mission Viejo Municipal Code Div. 1 Nuisance

(a) In order to further the stated goals of the city and to protect its citizens and their property from conditions that are offensive or annoying to the senses, detrimental to property values and community appearance, or hazardous or injurious to the health, safety, or welfare of the general public, the council has determined that regulations are necessary to effectively abate or prevent the development of such conditions in the city.

(b) It is the intention of the council, in adopting the regulations, to set forth guidelines for determining what conditions constitute a nuisance; to establish a method for giving notice of the conditions and an opportunity to correct them; and finally, in the event the nuisance is not abated or corrected, to provide a procedure for a hearing and determination of the facts and the manner in which the conditions shall be corrected or removed.

(c) It is the purpose of this chapter to provide a just, equitable and practical method, in addition to any other remedy available at law, whereby lands or buildings that are dilapidated, unsafe, dangerous, unsanitary, cluttered with weeds, debris, abandoned vehicles, machinery or equipment, or are a menace, or hazard to life, limb, safety, health, morals, property values, aesthetic standards or general welfare of the people of the City of Mission Viejo, may be required to be repaired, renovated, vacated, demolished, made safe, or cleaned up by the removal of offensive conditions.

(d) It is the purpose of this chapter to provide a program for removal of graffiti from walls and structures on both public and private property and to provide regulations designed to prevent and control the further spread of graffiti in the city.

(e) It is the purpose of this chapter to provide a program for the removal and/or abatement as public nuisances of abandoned, wrecked, dismantled, or inoperative vehicles or parts thereof from private or public property.

(f) In addition to the abatement procedures provided herein, this chapter declares certain conditions to be a public nuisance and that maintenance of such conditions shall be a misdemeanor.

(g) This chapter is not intended to enforce conditions, covenants and restrictions (CC & R's) on property, nor to supersede them. This chapter will be enforced uniformly with the city regardless of CC & R's. Therefore, this chapter does not abrogate the right of any homeowners association or private citizen to take action, legal or as otherwise provided in the CC & R's applicable to their tract or association even though the CC & R provisions may be the same, more restrictive or may not be covered by this chapter.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

It shall be unlawful and it is hereby declared to be a public nuisance for any person owning, leasing, occupying or having charge of any residential, agricultural, commercial, industrial, business park, office, educational, religious, vacant or other property within the city to maintain such property in such a manner that any of the following conditions are found to exist thereon:

(a) Animals. Animals, livestock, poultry or bees kept, bred or maintained for any purpose or in violation of any provision of the City Municipal Code.

(b) Hazards to children.

(1) Attractive nuisances dangerous to children, including, but not limited to, abandoned, broken, or neglected equipment and machinery, pools, spas, ponds, excavations, abandoned wells, shafts, basements or other holes, abandoned refrigerators or motor vehicles, any unsound structure, or accumulated lumber, trash, garbage, rubble, refuse, fence, debris or vegetation.

(2) The failure to secure and maintain from public access all doorways, windows and other openings into vacant or abandoned buildings or structures.

(c) Landscaping. Any front yard or landscaped setback area which lacks turf, other planted material, decorative rock, bark or planted ground cover or covering, so as to cause excessive dust or allow the accumulation of debris.

(d) Maintenance of structures.

(1) Buildings or structures which are partially destroyed, abandoned or permitted to remain in a state of partial construction for more than 12 months, or during any period of extension, after the issuance of a building permit.

(2) Buildings, walls, fences or structures lacking an appropriate protective finish, including but not limited to paint or varnish; buildings, walls, fences or structures upon which the condition of the paint or other protective finish has become so deteriorated as to permit decay, excessive checking, cracking, peeling, chalking, dry rot, warping or termite infestation. Buildings, walls, fences, or structures made of brick, concrete blocks, stone, or similar materials, need not be finished, but must be maintained to avoid deterioration or decay.

(3) Any building or structure, wall, fence, pavement, or walkway upon which any graffiti, including paint, ink, chalk, dye or other similar marking substances, is allowed to remain for more than 24 hours.

(4) Broken windows.

(5) Building exteriors, roofs, walls, garage doors, wood trim, fascia boards, fences, driveways, parking lots, sidewalks or walkways which are maintained in such condition so as to become defective, unsightly or no longer viable.

(6) Improperly maintained signs or signs relating to uses no longer conducted or products no longer sold on the property. A sign damaged for a period exceeding 72 hours constitutes a nuisance.

(7) Any habitation which is overcrowded, as defined by the Uniform Housing Code, or which lacks adequate ventilation, sanitation or plumbing facilities, or which constitutes a fire hazard.

(e) Maintenance of yard.

(1) Overgrown, dead, decayed or hazardous vegetation when any of the following conditions exist:

a. The vegetation may harbor rats, vermin or other disease carriers such that it presents a significant threat to the public health and safety.

b. The vegetation is maintained so as to cause an obstruction to the vision of motorists or hazardous condition to pedestrians or vehicle traffic.

c. The vegetation constitutes an unsightly appearance.

d. The vegetation creates a danger or attractive nuisance to the public.

e. The vegetation is detrimental to the appearance of the neighboring properties or substantially detracts from the appearance of the immediate neighborhood or reduces or has the potential to reduce the property values in the immediate neighborhood.

f. The vegetation encroaches into, over or upon any public right-of-way including, but not limited to, streets, alleys, or sidewalks, so as to constitute either a danger to the public safety or property or any impediment to public travel.

(2) Landscaping, grounds, walls, fences, driveways, parking lots, sidewalks or walkways which are maintained in such condition so as to become defective, unsightly or no longer viable.

(3) The accumulation of dirt, litter, feces, or debris in doorways, adjoining sidewalks, parking lots, landscaped or other areas.

(4) Deteriorated parking lots, including those containing pot holes, cracks, ponds or ridges.

(5) Land, the topography or configuration of which, in any man-made state, whether as a result of grading operations, excavations, fill, or other alteration, interferes with the established drainage pattern over the property or from adjoining or other properties which does or may result in erosion, subsidence or surface water drainage problems of such magnitude as to be injurious to public health, safety and welfare.

(f) Municipal Code and other governmental regulations.

(1) Any violation of any section of the City of Mission Viejo Municipal Code including, but not limited to:

a. Chapter 5.03 of title 5 of the Mission Viejo Municipal Code relating to business regulations including, but not limited to, massage establishments.

b. Chapters 6.10, 6.15, 6.20, 6.25, 6.35 and 6.70 of title 6 of Mission Viejo Municipal Code relating to health and sanitation including, but not limited to, noise control, abatement of weeds and illegal dumping.

c. Chapters 8.02, 8.04, 8.06, 8.08 and 8.10 of title 8 of Mission Viejo Municipal Code relating to building and construction including, but not limited to, building codes, fire codes and grading.

d. Title 9 of Mission Viejo Municipal Code relating to development including, but not limited to, zoning restrictions related to structures on property, sign restrictions, site development standards, adult business, and parking standards.

e. Title 10 of Mission Viejo Municipal Code relating to animals including, but not limited to, animal control regulations and licensing.

f. Chapters 11.10 through 11.20 of title 11 of the Mission Viejo Municipal Code relating to peace, morals and safety including, but not limited to, property maintenance and recreational vehicles on private property.

g. Chapters 12.08 and 12.10 of Mission Viejo Municipal Code relating to traffic including, but not limited to, parking of vehicles and abandoned, wrecked, dismantled or inoperative vehicles.

h. Chapters 14.01, 14.03, 14.06, 14.10, 14.20, and 14.24 of Mission Viejo Municipal Code relating to streets and sidewalks including, but not limited to, advertising on parked vehicles, and encroachments over and on streets.

(2) Any other condition declared by any state, county or city statute, code or regulation to be a public nuisance.

(g) Storage and debris.

(1) Lumber, junk, trash, garbage, salvage materials, rubbish, hazardous waste, refuse, rubble, broken asphalt or concrete, containers, broken or neglected machinery, furniture, appliances, sinks, fixtures or equipment, scrap metals, machinery parts, or other such material stored or deposited on property such that they are visible from a public street, alley or neighboring property.

(2) Trash receptacles not substantially screened from the view of a public street, alley or neighboring property, except after 6:00 p.m. the evening before the designated day for trash collection and on the designated day for trash collection.

(3) Construction debris bins, storage bins or building materials stored in excess of 30 days in any front or side yard setback area without the express approval of the director of community development.

(4) Clotheslines, clothing, or household fabrics hung, dried or aired in such a way so as to be visible from public streets, alleys, or neighboring properties.

(5) Unsightly articles, refuse or trash placed so as to be visible from neighboring properties or streets.

(6) Any property with accumulations of grease, oil or other hazardous material on paved or unpaved surfaces, driveways, buildings, walls, or fences, or from which any such material flows or seeps on to any public street or other public or private property.

(7) Storage of outdoor play/athletic equipment with a footprint area of greater than 12 square feet, in the front yard area, as defined in subsection (h)(2)a. For purposes of this subsection (7) the footprint shall be measured as the maximum perimeter of the piece of equipment treating all horizontal projections as existing on the same vertical plane.

(h) Vehicles or equipment.

(1) Construction equipment, buses, limousines, tow trucks, flatbed trucks, grading equipment, tractors, tractor trailers, truck tractors, any other commercial vehicle over 22 feet long or eight feet in height or 90 inches wide, supplies, materials, or machinery of any type or description, parked or stored upon any street or property within a residential zone. Commercial vehicle, for the purposes of the section, shall be defined as any motorized or nonmotorized vehicle used or maintained to transport property or goods for profit, or persons for hire or compensation.

(2) Recreational vehicles parked or stored in the front yard area, or any other location on the property where the recreational vehicles are visible from the neighboring property or any street. The foregoing applies even if the vehicle or item is used primarily for some purpose other than recreation. Any recreational vehicle without a valid registration or license is considered to be stored. For the purposes of this section:

a. "Front yard area" shall mean the area between the plane of the front elevation of the main portion of a dwelling unit extending to the side property lines and the front property line abutting the street, including the driveway.

b. "Property owner" shall mean the legal owner of the residential property.

c. "Owner" shall mean the registered owner of a recreational vehicle and/or other recreational items, which includes, but shall not be limited to, the property owner, renter/lessor, and/or other residents or guests residing permanently or temporarily on residential property.

d. "Recreational vehicle" shall mean a vehicle, boat, vessel or other type of portable structure, with or without a mode of power, and without permanent foundation, which can be towed, hauled, sailed or driven, and is designed primarily for recreational, camping, sailing and/or travel use, such as, but not limited to, travel trailers, motor homes, buses converted to recreational or other noncommercial uses, vans, trucks with or without camper shells, campers, camping trailers, motorcycles, off-road vehicles, aircraft, boats or other vessels.

(3) Use of parked or stored recreational vehicles, as defined in subsection (h)(2)d., as temporary or permanent living space.

(Ord. No. 98-193, §§ 1—4, 10-19-98; Ord. No. 06-242, § 12, 5-15-06)

Notwithstanding section 9.59.110, the following shall not constitute a public nuisance:

(a) The use and storage of shopsmiths and tablesaws that are customarily incidental and accessory to residential hobby or home improvement use when stored so as to be out of view at ground level from a public street or alley or from neighboring property, and when allowed by zoning or designated planned development areas and approved by the city.

(b) Parking or maintaining supplies, materials, or machinery of any type or description on a residential street or property while excavation, construction or demolition operations covered by an active building permit are in progress on the subject property or an adjoining property.

(c) Any commercial vehicle making pickups or deliveries of goods, wares and merchandise or delivering materials to be used in the actual and bona fide repair, alteration, remodeling, or construction of any building or structure for which a valid building permit is in effect.

(d) Trash receptacles at curb side on designated pick up days.

(e) Parking of a recreational vehicle described in section 9.59.110(h)(2) on the street in front of the owner's property or in the driveway thereof, provided the sidewalk is not blocked, while actively engaged in loading or unloading of said vehicle, but in no event longer than 72 hours. Loading or unloading as used in this section shall mean active loading or unloading, including the performance of those activities required to prepare the vehicle for either travel or storage, and shall include a period of time not to exceed twelve hours during which the vehicle cannot reasonably be moved to a place of otherwise lawful storage.

(f) The legally conforming and approved storage or parking of a recreational vehicle described in section 9.59.110(h)(2) in zones or designated planned development areas permitting such storage or parking, and approved by the city.

(g) The parking or storage of recreational vehicles, as described in subsection 9.59.110(h)(2), in the side yard or rear yard of property upon approval of a site plan, provided such vehicles or items are substantially screened from view from any street or neighboring property of the same or substantially similar grade behind a solid six-foot-high fence/gate or wall and where adequate screening or shrubbery is also provided along the neighboring property line. Recreational vehicles stored in the side yard or rear yard of property must be maintained in good condition, and may not be abandoned, wrecked, dismantled, or inoperable. Boats, vessels or other water craft having a mast must be parked or stored with the mast in a horizontal position regardless of location if the mast is visible from the street or neighboring property. Site plans under this provision shall contain a vehicular parking/storage, fencing, wall, gate and landscape plan. The site plan shall be submitted by the property owner to the director of community development, who may approve or deny the plan or refer it to the commission at his or her discretion. All site plans approved under this exception shall contain a condition that if walls, fencing, gates or landscaping required by the site plan are not maintained, fall into disrepair, or are altered or changed without approval, the site plan approval shall be revoked.

(h) Property owners of residential property which, by its physical characteristics may allow the construction of a completely enclosed addition to the main living structure in the front area may apply for a permit to build such an addition for the purpose of parking or storage of recreational vehicles provided that such addition will not result in any exception to the zoning laws or require a variance. The addition shall be compatible with the existing main living structure and shall be designed so recreational vehicles are not visible from the street or any neighboring property. Site plans under this provision shall be submitted to the commission for approval.

(i) Validly licensed four wheel drive vehicles, pickup trucks without camper shells or with camper shells which do not extend more than one-foot above the height of the truck cab, and vans may be parked in driveways, provided the total height of the top of the vehicle as measured from the ground does not exceed ten feet, excluding air conditioning units and vents, and provided no part of the vehicle extends into the sidewalk area. This exception does not apply to pickup trucks with sideboards, storage devices or racks extending more than one-foot above the cab height or to any other recreational vehicle not specifically listed in this subsection.

(j) The legally conforming placement of antennas, mechanical, solar, or heating and air conditioning equipment upon rooftops when screened from view and in zones permitting such uses, or designated planned development areas, and approved by the city.

(k) Legally conforming and approved chimneys and vent stacks.

(l) The keeping of household pets in a manner that constitutes operation of a kennel (as defined in subsection 9.01.050(a)(92)) without necessary permits and approvals, except animals kept on a parcel licensed by the city's animal services manager to contain additional animals pursuant to chapter 10.01 of this Code. Household pets shall mean animals or birds ordinarily permitted in residential zones and kept only for the company and pleasure provided to the occupants. Household pets shall not include horses, cows, goats, sheep, other equine, bovine, ovine or ruminant animals, pigs, predatory wild animals, chickens, ducks, geese, turkeys, game birds or other fowl, or animals which normally constitute agricultural uses.

(Ord. No. 98-193, §§ 1—4, 10-19-98; Ord. No. 05-234, § 14, 9-6-05; Ord. No. 06-242, § 13, 5-15-06)

Whenever any code enforcement officer determines that a nuisance exists on any property within the city, the officer shall advise the owner, in writing, of the public nuisance and direct said owner to abate the nuisance. The notification shall contain a brief description of the conditions asserted to constitute a nuisance and establish an abatement period deemed reasonable under the circumstances, but in no event longer than 30 days. In addition, a compliance order or administrative citation may be issued to the owner, for any violation of this division, pursuant to the provisions of chapter 1.02 and chapter 1.03, respectively of the Mission Viejo Municipal Code.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

The owner, lease holder, tenant, or occupant having charge of any building, structure or property alleged to be a nuisance as set forth above, may abate said nuisance at any time within the abatement period by rehabilitation, repair, removal or demolition. The community development department shall be advised of the abatement and shall inspect the premises to insure the nuisance has in fact been abated.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

If, after notification of conditions alleged to constitute a public nuisance pursuant to section 9.59.120 hereof, the owner, leasee, tenant or occupant having charge of the building, structure or property alleged to constitute a nuisance does not voluntarily abate said nuisance within the time limits specified in said notice, the director of community development shall cause a public hearing to be held to determine whether said building, structure or property is being maintained in such a manner so as to constitute a public nuisance. The director of community development may, within his or her discretion, cause the involuntary abatement procedures to be followed without first providing an opportunity for voluntary abatement pursuant to sections 9.59.120 and 9.59.125 of this division.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

Written notice of the hearing shall be sent, by registered or certified mail, return receipt requested, to all owners of record of the property at the address shown on the last equalized assessment roll. Notice shall also be conspicuously posted on the property, and said posted notice shall constitute adequate service in the event that mailed notice is not delivered for any reason.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

The notice given shall be provided in substantially the following format:

"NOTICE OF HEARING ON ABATEMENT OF NUISANCE

A hearing will be held at _______ on _______ at City Hall, 200 Civic Center, Mission Viejo, before the community development director, acting as hearing officer, to determine whether the premises at _______ constitute a public nuisance.

The conditions asserted to constitute a public nuisance include the following:

_____

_____

_____

A public hearing may be avoided if the following corrections are made at least two days before the date set for the hearing:

_____

_____

_____

If it is determined that the property constitutes a public nuisance, the following abatement action may be taken by the city if the owner has not taken corrective action within five days after the hearing officer's determination:

_____

_____ .

If abatement action is taken by the city, all costs of the abatement, including but not limited to those costs set forth in section 1.01.260(b) of the Mission Viejo Municipal Code, will be assessed against the property and will attach as a lien until paid. All persons having an interest in this matter may attend the hearing and give testimony and evidence, which will be given due consideration by the hearing officer. Call (949) 470-3000 for questions regarding this notice."

(Ord. No. 98-193, §§ 1—4, 10-19-98; Ord. No. 06-242, § 14, 5-15-06)

At the time stated in the notice, the hearing officer shall hear and consider all relevant evidence relating to the condition of the property. The property owner or person exercising control over the property shall present all relevant evidence relating to the condition of the property to the hearing officer. The record on any appeal shall be limited to the evidence presented to the hearing officer. The hearing may be continued from time to time.

Upon the conclusion of the hearing, the hearing officer shall determine whether the condition of the premises constitutes a public nuisance. If the hearing officer determines that a public nuisance exists, the hearing officer shall declare such premises to be a public nuisance and order the abatement of the same by the property owner within a specified time. Such order shall contain a detailed list of needed corrections. The order shall all contain a statement that an appeal of the hearing officer's decision may be taken to the commission by filing a notice of appeal with the director within five days of the order, and by paying the applicable fee.

A copy of the order shall be served upon the owner in the same manner as the notice of hearing.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

Any person entitled to notice of hearing, who has participated in that hearing and who is dissatisfied by the order of the hearing officer, may appeal that order by filing an appeal with the director within five days of the date of the order and by paying the appeal fee set by resolution. The notice of appeal shall specify:

(a) A description of the property.

(b) The abatement proceedings appealed.

(c) The owner's or appealing party's, legal or equitable interest in the property.

(d) A statement of disputed and undisputed facts.

(e) A statement specifying that portion of the proceedings that are being appealed, together with any evidentiary or supporting materials that would support the appeal.

(f) A verification of the truth of all matters asserted.

Upon the timely filing of a notice of appeal in the proper form, the director shall place said appeal upon the next regular meeting of the commission scheduled to be held not less than five business days after said appeal is received.

The director shall provide written notice of the appeal, including the time, place and date of the hearing on the appeal, to the appellant and any other person to whom notice of the hearing officer's order was sent. Said notice shall be sent in the same manner as notice of the hearing officer's order.

The commission shall determine whether substantial evidence supports the hearing officer's decision. The evidence considered by the commission on appeal shall be limited to the evidence presented to the hearing officer.

Notice of the commission's determination shall be in substantially the same form as that sent by the hearing officer and shall be sent to all persons to whom notice of the hearing officer's order was sent as well as to all person s requesting such notice, in writing, at the time the appeal is heard.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

The decision of the commission may be appealed to the council by interested persons within five days of the date of the order and by paying the appeal fee set by council resolution. A written appeal shall be filed with the city clerk and shall contain the information relating to the appeal required by subsections (a) through (f) of section 9.59.150. A timely filed appeal shall suspend the decision of the commission until the council makes a decision on the appeal. A public hearing shall be held on the appeal within thirty days of such appeal. The council shall determine whether substantial evidence supports the hearing officer's decision. The evidence considered by the council on appeal or decision of the commission in the absence of a timely appeal shall be final and conclusive.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

The fees for appeal of the hearing officer's decision to the commission and council shall be fixed and established from time to time by the council by resolution.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

If the nuisance is not completely abated by the date specified in the hearing officer's order, in the commission's determination, or in council's determination, as appropriate, the city manager may immediately cause the same to be abated by city personnel or under private contract. The hearing officer, commission, and/or council are authorized to grant reasonable extensions on the time period for abatement based on a proper showing by the property owner of extenuating circumstances, made before the date of city abatement. The owner of the premises shall be liable to the city for all costs of such abatement, including but not limited to those costs and expenses described in section 1.01.260(b) of the Mission Viejo Municipal Code.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

City personnel, or any private contractor authorized to abate the nuisance, shall keep an account of the cost, including incidental expenses, of all abatement work performed on each separate lot or parcel of land where work is done and shall render an itemized report in writing to the council showing the total cost of abatement by rehabilitation, demolition, or repair of the property, buildings or structure, including any salvage value relating thereto. A copy of the report shall be posted at City Hall or other official location for posting city notices for at least five days before it is considered by the council. Proof of posting shall be made by affidavit of the city clerk or deputy city clerk. The term "incidental expenses" shall include, but not be limited to, the actual expenses and costs of the city in the preparation of notices, specifications and contracts, in inspecting the work and the costs of printing and mailing required hereunder.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

The total cost for abatement of the nuisance, as confirmed by the council, shall constitute a special assessment against the lot or parcel of land to which it relates and, upon recordation in the office of the county recorder of a notice of lien, shall constitute a lien on the property for the amount of the assessment.

After confirmation and recordation, a copy of the notice of lien may be turned over to the tax collector to add the amounts of the assessments to the next regular tax bill levied against the respective lots and parcels of land. Thereafter the assessment amounts shall be collected at the same time and in the same manner as ordinary property 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 property taxes. After recordation, the lien may be foreclosed by judicial or other sale in the manner and means provided by law. The Notice of Lien for recordation shall be in a form substantially as follows:

"NOTICE OF LIEN Claim of the City of Mission Viejo

Pursuant to the authority vested by chapter 9.59 of the Mission Viejo Municipal Code, the director of community development (city council) of the City of Mission Viejo did on or about the _____ day of ________, ___, cause the property hereinafter described to be declared a public nuisance and order the same abated. The city council of the City of Mission Viejo did on the _____ day of ________, ___, assess the cost of such abatement upon the property and the same has not been paid nor any part thereof. The City of Mission Viejo does hereby claim a lien for such abatement in the amount of the assessment, to wit: the sum of $_____, and the same shall be a lien upon the real property until paid in full and discharged of record.

The real property hereinabove mentioned, and upon which a lien is claimed, is that certain parcel of land lying and being entirely within the City of Mission Viejo, County of Orange, State of California, particularly described as follows:

(legal description)

Dated this _____ day of ________, ___.

_____ City Manager, City of Mission Viejo"

(Ord. No. 98-193, §§ 1—4, 10-19-98)

The owner of any premises within the city has the primary responsibility for keeping said premises free of public nuisances. Tenants and occupants of the premises, for the purposes of this chapter, shall be deemed to be the agents of the owner.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

Nothing in this chapter shall be deemed to prevent the city from commencing a civil or criminal proceeding to abate a public nuisance or from pursuing any other means available to it under provisions of applicable ordinances or state law to correct hazards or deficiencies in real property in addition to or as alternatives to the proceedings set forth herein.

(Ord. No. 98-193, §§ 1—4, 10-19-98)