Yucca Valley Municipal Code Ch. 11.100 Sidewalk Maintenance and Repairs

California Streets and Highways Code sections 5600 et seq., provide that owners of lots or portions of lots fronting on any portion of a public street, when that street or place is improved or if and when the area between the property line of the adjacent property and the street line is maintained as a park or parking strip, shall maintain the sidewalk in such condition that it will not endanger persons or property or interfere with the public convenience in the use of those works or areas.

To promote the public health, safety and general welfare, the council finds it necessary to enact this chapter, which may be referred to collectively as the SIDEWALK MAINTENANCE ORDINANCE. (Ord. 200, 2-26-2009)

For the purpose of this chapter, the following words and phrases shall have the meanings set forth below. Unless in direct conflict with terms defined herein, other words and phrases shall be interpreted as defined in the Streets and Highways Code:

DIRECTOR OF PUBLIC WORKS: Director of public works or his or her designee.

DRIVEWAY APPROACH: The concrete structure located in the public right of way between the public street and a driveway or parking area on private property.

PLANTING STRIP: The area of the street lying between the curb line and the street line or edge of right of way along any street; including the sidewalk.

PROPERTY OWNER: Without limitation, the fee owner of real property and the person or persons in possession of the real property.

SIDEWALK: Any area provided for the use of pedestrians, including planting areas, driveway approaches or parking strips, between the public vehicular roadway and the edge of right of way bordering adjacent private property.

STREET TREE: Any woody perennial plant having a single main axis or stem achieving ten feet (10') or more in height, growing within a street right of way; planted within a street right of way and/or designated planting easement. (Ord. 200, 2-26-2009)

It shall be the duty of the property owner(s) of lots or portions of lots adjacent to any portion of a public street, avenue, alley, lane, court or place to maintain the sidewalks and sidewalk area, including any parking strip or driveway approach, in a safe nondangerous condition. The property owner has the primary and exclusive duty to fund and perform such repair and maintenance, whether or not the town has notified the property owner of the need for such repairs or maintenance or has performed similar repairs or maintenance in the past. (Ord. 200, 2-26-2009)

When any portion of a sidewalk or driveway approach is not in good repair and condition and the director of public works has knowledge thereof, he or she will notify the adjacent property owner to repair it. Notice shall be written and given by mailing, either by letter or postal card, to the property owner's last known address, as it appears on the last assessment rolls of the county of San Bernardino. This section does not create a mandatory duty. (Ord. 200, 2-26-2009)

The notice shall direct the property owner to repair the sidewalk and specify what work is required to be done, how the work is to be done, and what materials shall be used in such repair, and shall further specify that, if the property owner chooses not to repair the sidewalk after ninety (90) days' notice, the director of public works may schedule such repair to be made at property owner expense and obtain a lien against the property in accordance with section 11.10.110 of this title if the property owner fails to reimburse the town for repair costs. (Ord. 200, 2-26-2009)

If the repair is not commenced and prosecuted to completion as required by the notice, the director of public works may repair said sidewalk. The cost of such repair shall be an obligation to the town owed by the adjacent property owner. If the property owner fails to reimburse town costs of repair within sixty (60) days of completion of the repairs, the town shall obtain a lien on the adjacent property in accordance with section 11.10.110 of this title. (Ord. 200, 2-26-2009)

Upon completion of the repair, the director of public works shall ascertain the repair cost and apportion it, if the area repaired is adjacent to more than one lot of land. The director of public works shall notify the property owner by mail of the repair and demand payment to the town within sixty (60) days of completion of the repairs. The property owner shall be obligated to the town in the amount of the cost of repair. If the property owner fails to reimburse the town's repair cost, the town shall obtain a lien for such cost of repair upon any such lot of land. (Ord. 200, 2-26-2009)

The notice of cost shall allow the property owner to appeal the determination as to the responsible property owner(s) of the amount owed. The request to appeal the claim must be in writing and filed within ten (10) calendar days of the date of the director of public works' notice to the property owner of the cost of repair. The appeal shall designate with particularity the decision, action or determination appealed from and the remedy or relief sought by way of the appeal. The appeal shall be filed with the public works secretary, who shall set the hearing for the next regularly scheduled meeting of the town council. At the hearing, the council shall receive all evidence offered by the property owner and town staff. At the conclusion of the hearing, the council shall make its findings. If the council finds that the initial decision, action or determination that is appealed from is consistent with the provisions and policies of this chapter and is not otherwise injurious to the public health, safety or welfare, then the appeal shall be denied. If it finds that the initial decision, action or determination is either inconsistent with the provisions and policies of this chapter or is otherwise injurious to the public health, safety or welfare, then the council may sustain the appeal and in its decision grant any remedy or relief sought by the property owner, or such other relief as it deems appropriate, that is consistent with the provisions and policies of this chapter. (Ord. 200, 2-26-2009)

In the event the cost of repair to the sidewalk is not paid after a sixty (60) day notice of cost, and an appeal has not been filed or has been denied, the director of public works shall endeavor diligently to collect the same on behalf of the town and all amounts paid or collected shall replenish the revolving fund as provided in this chapter. (Ord. 200, 2-26-2009)

After the sixty (60) day delinquent period, the director of public works shall place a lien on the adjacent property in accordance with section 11.10.110 of this title. (Ord. 200, 2-26-2009)

On payment of the amount owed, the director of public works shall request that the county recorder remove the lien. (Ord. 200, 2-26-2009)

Before constructing, repairing, or replacing the sidewalk in front of a lot or lots adjacent to a public street, avenue, alley, lane, court, or place, the owner of said lot or lots shall obtain an encroachment permit from the department of public works/engineering. The encroachment permit fee shall be waived. Bonds and certificate of insurance may be required at the discretion of the public works director. (Ord. 200, 2-26-2009)

It shall be unlawful for any person, firm, or corporation to construct, repair, or replace any sidewalk within the town of Yucca Valley, without first obtaining a permit from the department of public works/engineering unless the director of public works decides that no permit is needed. (Ord. 200, 2-26-2009)

The property owner required by section 11.100.030 of this chapter to maintain and repair the sidewalk area shall owe a duty to members of the public to keep and maintain the sidewalk area in a safe and nondangerous condition. If, as a result of the failure of any property owner to maintain the sidewalk area in a nondangerous condition as required by section 11.100.030 of this chapter, any person suffers injury or damage to person or property, the property owner shall be liable to such person for the resulting damages or injury. (Ord. 200, 2-26-2009)

A fund shall be provided to cover initially the cost of making sidewalk repairs as provided under section 11.100.060 of this chapter and if the property owner wishes to have the town make the repairs. The revolving fund will be replenished by appropriation and by all monies paid or collected from sidewalk repairs and repairs in unaccepted public rights of way and liens. (Ord. 200, 2-26-2009)