8.16 — PROPERTY MAINTENANCE, NUISANCE AND ADMINISTRATIVE CITATIONS

It is the intent of this chapter to provide minimum property maintenance standards to protect the livability, appearance, and social and economic stability of the city. The city finds that nuisance conditions, not limited to deteriorating buildings, overgrown vegetation and damaged property, are injurious to the public health, safety and welfare to residents and visitors of the city. Pursuant to the provisions of Section 38771 of the Government Code of the state, the city council does hereby find, determine and declare that the following conditions and circumstances constitute public nuisances which may be summarily abated in accordance with the provisions of this chapter.

• A. General Property Maintenance Provisions.

  1. All properties within the city shall be kept and maintained in a clean, neat, orderly, operable, and usable condition that is safe both to occupants and passers-by. This requirement applies to all portions of the property, buildings, portions of buildings, paving, fences, walls, landscaping, water, earth, any other structure or natural feature and the parkway.

  2. Structure Maintenance. All structures shall be maintained in a structurally sound, safe manner with a clean, orderly appearance. Any physical damage or deterioration (e.g., broken windows/doors, leaking roof, etc.), peeling paint, or other types of damage or deterioration shall be repaired as soon as possible. All buildings, structures, and paved areas shall be kept and maintained in a manner to not detract from the appearance of the immediate neighborhood or district, and to protect the health, safety and welfare of the user, occupant, and the public.

  3. Landscape Maintenance. Yards and setback areas shall be landscaped consistent with Chapter 13.90, and shall be permanently maintained in a neat and orderly manner and substantially free of weeds, debris and dead, diseased or dying vegetation and broken or defective decorative elements of the landscaped area. Foliage throughout the property shall be mowed, groomed, trimmed, pruned and adequately watered so as to maintain healthy growing conditions and not detract from the appearance of the immediate neighborhood. Irrigation systems shall be maintained to prevent public health or safety hazards.

  4. Maintenance of Parking and Similar Areas. Parking, loading, storage, driveway, vehicle maneuvering areas, and paved surfaces shall be kept and maintained so as not to detract from the appearance of adjacent properties. Areas shall be kept in a neat and clean condition, free of trash, debris or rubbish, and free of standing water, oil stains, cracks exceeding one-half inch in width, lifting exceeding one-half inch, and/ or broken areas. Parking space and pavement striping and signs shall be repainted, refurbished and/or replaced when they become faded, damaged, or destroyed to an extent that they are no longer effective. All obsolete parking space and pavement striping and signs shall be removed or painted over prior to being repainted, refurbished, and/or replaced to reduce confusion to drivers and pedestrians.

• B. Public Nuisance. The characteristics and conditions to consider in determining a public nuisance in violation of this section shall include, but not be limited to, the following:

  1. Property, the topography or configuration of which, whether a natural state or as a result of grading operations, causes or will cause erosion, subsidence or surface water runoff problems which will or may be injurious to the public health, safety and welfare or damaging to adjacent or nearby properties;

  2. Overgrown vegetation (such as grass over six inches in height), dead, decayed, diseased or hazardous trees, weeds and other vegetation likely to harbor rats, vermin or nuisances or which may be a fire hazard; or that encroaches into the public rightof-way so as to interfere with pedestrian or auto traffic or interfere with the public welfare;

  3. Storing, discharging, holding, handling, maintaining, using or otherwise dealing with hazardous substances, as defined by applicable state or federal laws or regulations:

     • a. In violation of federal, state or local law or regulations,

     • b. In such a manner to affect in any way air or water quality, or

     • c. In such a manner as to create an identifiable risk of accidental release of the substances;

  4. Keeping any animal including, but not limited to reptiles, or insects in such a manner as to pose a threat, disturbance or danger or menace to persons or property of another or in a public right-of-way;

  5. Outside storage of any of the following:

     • a. Debris, rubbish and trash visible from public right-of-way and neighboring property,

     • b. Broken or discarded household furnishings, appliances, boxes and cartons, lawn maintenance equipment, play equipment, toys and similar materials,

     • c. Building materials not being used to work on the property under a valid, open building permit,

     • d. Wrecked or inoperable appliances, equipment, machines, tools and similar materials,

     • e. Materials or items of any nature not part of any approved roof structure placed, installed or stored on rooftops when visible from the public right-of-way or from neighboring property;

  6. Attractive nuisances (those objects which, by their nature, may attract children or other curious individuals) including, but not limited to, unprotected and/or hazardous pools, stagnant water, ponds, iceboxes, refrigerators or excavations;

  7. Graffiti (permitting or allowing any graffiti to remain on any building, wall, fence or structure for a duration longer than forty-eight hours).

8. Clothes lines in a front yard or areas other than on the ground floor level and within the area to the rear of the rearmost building;

9. Garbage or trash cans or containers stored in front or side yards and visible from public streets, or which cause offensive odors;

10. Depositing, accumulating, or collecting of refuse unless placed in the appropriate refuse container provided by the city. Depositing of human waste on the property, dumping or depositing of refuse on public or private property without a city permit, any violation of Chapter 8.12 of the municipal code;

11. Keeping, operating or maintaining any machinery which, emits an objectionable odor, or by reason of its dust, exhaust or fumes creates a health or safety hazard;

12. Allowing any unlawful condition or activity to exist on any property;

13. Permitting sewage or grease to overflow from clogged sewer lines and/or building drain lines;

14. Conducting an activity or event without a permit from the city when a permit is required under the Pico Rivera Municipal Code to conduct such activity or event;

15. Any front yard, parkway, or landscaped setback area which lacks turf, other planted material, decorative rock, bark, or planted ground cover or covering;

16. Property in which required yard areas are not landscaped in accordance with the landscape requirements as set forth in Section 18.18.040;

17. Lighting which directly shines on neighboring lots or is directed off site from the property meant to be served;

18. Operating an unpermitted business or activity;

19. Furniture, other than lawn or patio furniture which is constructed of waterproof materials originally intended and commonly thought of as being for outdoor use, located on porches, front or side yards, or visible from a public right-of-way or neighboring property;

20. Accumulations of grease, oil, auto fluids, hazardous chemicals or materials on driveways, yards, fences or buildings; or allowing such materials to migrate underground or flow into the public right-of-way or neighboring property;

21. Temporary or nonpermanent coverings or structures located in required front, side or rear yard areas, that have not been issued a planning or building permit by the city;

22. Abandoned service stations as defined in Section 18.22.080A.11 of the Pico Rivera Municipal Code;

23. Parking, storage or repair of buses, tow trucks, construction vehicles, tractor trailers, trailers or any other commercial vehicle of any type or description in any residential zone or on any commercially zoned property without zoning approval, except for the deliveries and the performances of work requested by an occupant of the residentially zoned property;

24. Failing to satisfy or violating any condition associated with or imposed in connection with an approval relating to land, while making use of the special entitlement granted by such permit, including, but not limited to, variances, conditional use permits, subdivisions and site plans;

25. Maintenance of premises in such manner as to violate the Los Angeles County Public Health Code as adopted at Pico Rivera Municipal Code, Chapter 8.08. As used herein, "premises" means and includes real property, landscaping, trees, bushes, fences, buildings, fixtures, structures, and any other improvement to real property, and the outside storage of personal property.

• C. Nuisances Affecting Structures and Structural Components. Structures or building, both permanent and temporary, or other improvements, including, but not limited to, walls, fences, pools, slabs and utility extensions, which exhibit any of the following conditions are deemed to be a nuisance.

  1. Constitute a fire hazard as determined by the fire marshal;

  2. Have faulty weather protection including, but not limited to, crumbling, cracked, missing, broken, or loose exterior plaster or other siding (including lack of paint or other protective finish), deteriorated or unsound roofs, foundations or floors, broken or missing windows, window screens or doors;

  3. A building or structure which is not completed and for which the permit for such construction has expired. In the case of structures which do not require a permit, an incomplete state of construction of six months of more;

  4. Are abandoned, partially destroyed or left in a state of partial construction and where the appearance or other conditions of any such building or structure substantially detracts from the appearance of the immediate neighborhood.

  5. A building or structure that has been boarded up for a period of six months or longer;

  6. Unoccupied or abandoned buildings which have been left unlocked or otherwise open or unsecured from intrusion by persons, animals or the elements;

  7. Fences or walls which violate zoning regulations regarding height, or which are in a hazardous or unsafe condition, or which are in disrepair, or the elements;

  8. Signs, which advertise uses no longer conducted or products no longer sold on the premises, except where such signs are legally permitted;

  9. Signs, both on-site and off-site (including billboards), which are otherwise lawful but maintained in a deteriorated condition;

  10. Temporary signs which advertise or are related to events which have already taken place;

  11. A building or structure that is marked or defaced with spray paint, dye or like substance in a manner commonly described as graffiti, for four or more calendar days;

  12. Allowing any unlawful condition or activity to exist in a structure;

  13. Any building, facility, equipment, device or structure in a condition that would constitute a substandard, dangerous conditions as defined in the Pico Rivera Building Code;

  14. Any building or structure which is partially destroyed, damaged, vacant or abandoned for more than six months;

  15. Unpermitted or illegal signs not in compliance with Chapter 18.20 of the Pico Rivera Municipal Code;

  16. Unpermitted or illegal structures or storage containers;

17. Unpermitted or otherwise illegal fencing including all barbed wire;

18. Maintenance or premises so out of harmony or conformity with the maintenance standards of adjacent properties as to cause substantial diminution of the enjoyment, use or property values of such adjacent properties;

19. Property maintained (in relation to others) so as to cause depreciated values, impaired investments, or social and economic maladjustments;

20. Any building, sign or structure erected, reconstructed, or structurally altered, or any building, sign, structure or land used in any manner contrary or in violation of the terms and provisions of the zoning ordinance of the city contained in Title 18, Zoning, of this code;

21. Any nonconforming building or use which has been terminated by discontinuance or operation of law;

22. Any encroachment on any public dedicated or acquired sidewalk, street, alley, lane, court, park, or other public place, including, but not limited to, those described in Section 12.36.020B.

• (Ord. 946 § 1, 2000; Ord. 1178, 12/12/2023; Ord. 1202, 12/9/2025)

For the purpose of this section, a vacant lot means any commercial or industrial property which is either undeveloped or has an existing on-site building or structure that is either abandoned, vacant and/or is un-leased by the property owner for more than thirty days.

All vacant lots within the city, except those that do not immediately front onto a public street, shall be maintained in accordance with the following provisions of this section within thirty days of becoming vacant:

• A. Landscaping.

  1. A five foot landscaped setback shall be provided when adjacent to a public right-ofway;

  2. All non-landscaped areas if not paved shall include three inches of mulch throughout the site;

  3. All landscape shall include groundcover and must be California native, drought resistant, and shall comply with Chapter 13.90;

  4. The lot shall be improved with an operable automatic irrigation system for the ground cover which shall be installed and maintained in good condition by the property owner at all times;

  5. A Landscape and Irrigation Plan shall be submitted within thirty days of a lot becoming vacant. Upon plan approval, complete implementation shall be accomplished within ninety days;

  6. The landscape material selected shall be reviewed and approved to the satisfaction of the city.

• B.

Property Maintenance.

1. Landscape shall not be allowed to grow higher than eighteen inches to allow for visibility and security;

2. Any dead or dying vegetation as well as any broken, malfunctioning or nonfunctioning irrigation components on the lot shall be replaced within sixty days of notification from the city;

3. The lot shall be maintained free of litter, weeds, graffiti, debris, including the stockpiling of any material, at all times;

4. The property owner or their designated representative shall be responsible for inspecting the property at reasonable intervals or take other steps to reasonably ensure that no litter, weeds, graffiti, debris or material stockpiling collects or is maintained on the lot;

5. All perimeter barriers shall be maintained in good condition at all times by the property owner;

6. All on-site structures shall be maintained in good condition at all times. Damage to any onsite buildings or structures shall be abated within ninety days by the property owner upon discovery. An alternative abatement period shall be required, if deemed necessary by the building official, to protect the public health, safety and welfare;

7. The lot shall be adequately secured at all times to prevent illegal dumping, criminal activity, vandalism, graffiti, on-site loitering or trespass, and any/all other attractive nuisances to the satisfaction of the city;

8. Property maintenance shall include the provisions of Section 8.16.010(B).

• C. Fencing.

1. A six-foot high decorative perimeter barrier shall be erected around the entire vacant lot. In circumstances where the city finds that a higher perimeter barrier is warranted for adequate security, the perimeter barrier may be constructed up to a maximum of eight feet high;

   2. All decorative, view obscuring, perimeter barriers shall consist of wrought iron or mini mesh chain link fencing;

   3. A fence plan shall be submitted to and approved by the city.

• D. Compliance.

  1. The provisions of this section may be waived if construction work has commenced with a legally issued construction permit;

  2. Vacant lots existing at the time of this code amendment shall be brought into compliance with the code within ninety days upon notification from the city;

  3. Failure to comply with the requirements this section shall constitute a nuisance and subject to Sections 8.16.200 through 8.16.290 of this chapter.

• (Ord. 1144 § 2, 2021)

Any person who receives a notice of violation or notice to abate nuisance, and who then fails to correct the violation or nuisance within twenty-one calendar days, shall pay a reinspection fee for all subsequent inspections by city personnel until the violation or nuisance is corrected.

The amount of the fee shall be set from time to time by resolution of the city council. The fee is intended to compensate the city for administrative costs for excessive inspections, and not for enforcement of the laws. The fee shall be separate from and in addition to any fine or penalty for violation of the law.

The notice of violation or notice to abate nuisance shall contain a prominent written statement that if the violation or nuisance is not corrected within twenty-one calendar days, the violator will be responsible for the costs of all subsequent inspections and abatement costs. (Ord. 946 § 1, 2000)

• A. Whenever the director of community development or his or her representative finds that a condition prohibited by Section 8.16.010 exists in relation to any building or structure or upon any private property; or the director of public works or his or her representative finds that a condition prohibited by Section 8.16.010 exists on any street, alley, sidewalk or rightof-way, then he or his or her representative shall give or cause to be given, in the manner hereinafter provided, a notice to abate or remove such nuisance.

• B. Notice shall be given by personally serving it upon the owner, owner's agent, or person in control of the property, or by mailing the notice by depositing it in the United States mail at Pico Rivera, California, addressed to the owner of the property, at the address shown on the last equalized assessment roll. Notice shall be deemed served five days after depositing it in the United States mail, unless the notice is returned as undelivered by the U.S. Post Office. Notice shall also be given, in the same manner, to all persons having a recorded interest in the property. The notice shall bear the date of personal service, or mailing. In those cases where a notice is returned by the U.S. Post Office as undelivered, service may be accomplished by posting the notice on the property. Service shall be deemed complete five days after posting the notice on the property. The notice shall be headed "NOTICE TO ABATE OR REMOVE NUISANCE" in twelve-point type or larger and shall direct abatement of the nuisance. The notice shall be in substantially the following form:

NOTICE TO ABATE OR REMOVE NUISANCE

(Name and address of owner of the land)

As the owner shown on the last equalized assessment roll or the owner's agent, or the person in control of the land located at (address), you are hereby notified that the undersigned pursuant to Chapter 8.16 of the Pico Rivera Municipal Code has determined that there exists upon the property the following conditions, each of which constitute a public nuisance.

(List all conditions here including the Pico Rivera Code sections violated)

You are hereby notified to abate these nuisances by the removal of the condition(s) within 21 days from the date of mailing or posting of this notice, and upon your failure to do so the nuisances will be abated and removed by the City and the costs thereof, together with administrative costs, and inspection fees assessed to you as owner/occupant of the land on which the nuisance is located.

APPEAL. As the person responsible for the land on which the nuisance is located, you are hereby notified that you may, within 10 days after the date of this NOTICE TO ABATE OR REMOVE NUISANCE, submit a written request for a hearing before the City Council. If an appeal request is not received by the City Clerk within the 10 day period, the City shall have the authority to abate and remove the condition(s) constituting a nuisance and assess the costs of abatement, administrative fees and inspection fees, against your property. You may submit a sworn written statement within the 10 day period denying responsibility for the presence of the condition(s) on land, with your reasons for denial, and that statement shall be construed as a request for hearing at which your presence is not required. You may appear in person or, in lieu thereof, may present a sworn written statement denying responsibility in time for consideration at the appeal hearing.

Notice mailed__________

(Date)City Official__ Date this __day of Director of ______________ City of Pico Rivera

(Ord. 946 § 1, 2000)

The finding of the director of community development or his or her representative or director of public works, or his or her representative (hereinafter in this Chapter 8.16 referred to as "Director"), is appealable to the city council by any party required to receive the notice to abate or remove nuisance. The appeal shall be in writing, and it shall be filed with the city clerk within ten days of the date of the notice to abate or remove nuisance. The appeal hearing shall be noticed by the city to all parties required to receive the notice to abate or remove nuisance. (Ord. 946 § 1, 2000)

Upon receiving a timely written request by the owner of the property, or upon recommendation by the director, a hearing shall be held by the city council on the question of abatement and removal of the public nuisance.

The Director shall cause one copy of the hearing notice titled "Notice of Nuisance Abatement Hearing" in letters not less than one inch in height to be posted in a conspicuous place on the premises where the nuisance exists not less than ten days prior to the hearing. In addition, the director shall not less than ten days prior to the hearing, cause one copy of the notice to be served, either in a manner required by law for service of summons or by proof of mailing. Service by mail shall be deemed effective five days after mailing, unless the notice is returned by the U.S. Post Office as undelivered. Service upon those whose hearing notice is returned by the Post Office shall be deemed effected by the posting of the property. Failure of any party to receive the notice required by this paragraph shall not affect the validity of any decision made at the appeal hearing. This notice shall be served upon: (1) the owner of the property; (2) the possessor or occupant or any person in apparent charge or control of the property; and (3) all parties who have a recorded interest in the property. The notice of hearing shall contain the following information:

• A. The street and legal description sufficient for identification of the premises upon which the nuisance is located,

• B. The conditions constituting the nuisance and including the code section violated,

• C. The date, hour, and place of the hearing,

• D. A general statement that all interested parties who desire to be heard may appear before the city council to present evidence concerning the nuisance.

• (Ord. 946 § 1, 2000)

The city council shall:

• A. Hear and consider all competent evidence offered by any person pertaining to the matters set forth in the report and notice of hearing;

• B. Make written findings of fact to whether or not a public nuisance exists as defined in this chapter;

• C. Make a written order based upon such findings that there is or is not a nuisance requiring abatement as defined in this chapter;

• D. If the city council finds that a nuisances exists, the order shall state the street address of the property involved, the legal description of the property, the particulars constituting the nuisance, the work required to do be done, the time within which the work must be commenced after service of the order, and a reasonable time in which the work shall be completed;

• E. The city clerk shall cause a copy of the order to be posted in a conspicuous place on the premises involved, and serve a copy thereof in the manner prescribed herein for service of notice of hearing upon the person or persons required to received notice of the hearing;

• F. The prevailing party may recover attorney's fees but only those individual actions or proceedings in which the city elects, at the initiation of that individual action or proceeding, to seek recovery of its own attorney's fees. In no action, administrative proceeding, or special proceeding shall an award of attorney's fees to a prevailing party exceed the amount of reasonable attorney's fees incurred by the city in the action or proceeding.

• (Ord. 946 § 1, 2000)

Should the director find and determine that the nuisance is not abated within the time specified by city council, the director shall cause the work of abatement to be performed as ordered. In such an event, the director shall keep an itemized account of the expenses involved in the abatement of the nuisance. Within twenty days of the completion of the work, the director shall cause to be posted on the property where the work was performed, a verified statement showing the costs of the abatement, as well as a notice of the time and place when and where the verified statement of costs will be submitted to the city council for approval and confirmation. A copy of the statement of costs and notice of the time and place for confirmation of the costs shall be posted as required by Section 8.16.045 and by depositing in the U.S. mail to the same persons required by Section 8.16.045 to receive notice of hearing, and an affidavit of such posting and mailing shall be filed with the city clerk. The notice of the hearing for confirmation of the costs shall state that the costs may be made a special assessment against the property at the hearing and that the property may be sold after three years by the tax collector for any unpaid, delinquent assessments.

(Ord. 946 § 1, 2000)

The hearing by the city council to consider the costs of abatement shall be held not sooner than ten days, nor later than sixty days, after the mailing of notice by the director. At the time fixed for the hearing of the statement of costs for the work of abatement, the city council shall consider the statement together with any objections or protests which may be raised by any of the property owners liable to be assessed for doing the work and any other interested persons. The city council may make such revision, correction or modification of the statement as it deems just, and shall confirm the costs of abatement by resolution.

(Ord. 946 § 1, 2000)

Pursuant to the provision of Section 38773 of the Government Code of the state of California, the cost of the work and the expense of abatement of the nuisance shall be a lien against the property on which it was maintained. "Cost," as used in this section, means the cost after deducting therefrom any consideration or price received, if any, for materials removed in the abatement of the nuisance. In the event the cost is not paid within five days after the decision of the city council concerning the statement of costs, the costs shall constitute a lien, as a special assessment under California Government Code 38773.5, upon the real property upon which the nuisance was abated. The lien shall continue until the amount has been paid, or until it is discharged. In the event of nonpayment, the director may cause to be filed in the office of the county recorder, a certificate substantially in the following form:

NOTICE OF SPECIAL ASSESSMENT LIEN UNDER CALIFORNIA GOVERNMENT CODE § 38773.5

By the authority of the Pico Rivera Municipal Code and California Government Code Sections 38771, 38773, and 38773.5 the City of Pico Rivera through the undersigned, caused a nuisance to be abated on the________day of , 20, on the real property described below. The abatement action followed proper notice and a public hearing. The confirmation of the costs followed proper notice and a public hearing. The costs were levied as a special assessment against the property by the Pico Rivera City Council by action recorded in its official minutes for the meeting of_______, 20____. The special assessment in the amount of $_______ has not been paid. The City of Pico Rivera hereby claims a lien on the real property described below in the amount of the special assessment and in accord with Cal. Gov't Code Section 38773.5.

The real property upon which a lien is claimed is that certain parcel of land in the City of Pico Rivera, County of Los Angeles, State of California, particularly described as follows:

(Insert legal description)

Date :__________ CITY OF PICO RIVERA By__________

Director of__________

Prior to recording the special assessment lien, the city shall serve the "notice of special assessment lien" on the property owner of record on the last equalized assessment roll or the supplemental roll, whichever is more current. Service shall be by certified mail and shall specify that the property may be sold after three years by the tax collector for unpaid, delinquent assessments.

In accord with California Government Code 38773.5, the tax collector's power of sale shall not be affected by the failure of the property owner to receive notice. (Ord. 946 § 1, 2000)

Pursuant to the provisions of Section 38773.5 of the Government Code of the state of California, the cost of abatement shall constitute a special assessment against that parcel. 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. All laws applicable to the levy, collection and enforcement of municipal taxes shall be applicable to such special assessment.

Confirmation of the statement or report shall be confirmation of the assessment, and shall be a lien on the property or parcel where the abatement was performed. After confirmation of the statement, a certified copy of the claim shall be filed with the county auditor on or before August 10th. The description of the parcel or parcels reported shall be those used for the parcels on the county assessor's map book for the current year. The county auditor shall enter each assessment on the county tax roll opposite the parcel of land. The amount of the assessment shall be collected at the time and in the manner of ordinary municipal taxes. If delinquent, the amount is subject to the same penalties and procedures of foreclosure and sale provided for ordinary municipal taxes. As an alternative method, the county tax collector, in his or her discretion, may collect the assessment without reference to the general taxes, by issuing separate bills and receipts for the assessment. Laws relating to the levy, collection and enforcement of county taxes shall apply to such special assessment taxes.

The director may receive the amount due on the abatement cost and issue receipts at any time after the confirmation of the statement prior to August 1st of that current year. The city council may order refunded all or part of a tax paid pursuant to the provisions of this section if it finds that all or part of the taxes have been erroneously levied. A tax or part shall not be refunded unless a claim is filed with the city clerk on or before March 1st after taxes become due and payable. The claim shall be verified by the person who pays the tax. (Ord. 946 § 1, 2000)

Nothing contained in this chapter shall bar the director or any other city officer having a duty to do so to summarily abate any nuisance prior to a hearing where the nuisance constitutes an immediate danger to the public health, safety or welfare, and appropriate warrant(s) have been obtained.

(Ord. 946 § 1, 2000)

The remedies set forth in this chapter are cumulative. Nuisances may be abated in accordance with the terms and provisions of this chapter, the terms and provisions of state law, or any other law pertaining to the abatement of public nuisance. In addition, any nuisances initiated or maintained in violation of any provision of the Pico Rivera Municipal Code shall constitute a misdemeanor, and may be criminally prosecuted as such.

If, within two years, two civil or criminal judgments are entered against one property owner finding that the owner is responsible for a condition that may be abated in accordance with this Chapter 8.16, except for conditions abated pursuant to Section 17980 of the Health and Safety Code, the court may order the owner to pay treble the costs of the abatement with Government Code Section 387737.7.

(Ord. 946 § 1, 2000)