Chapter 19.84
ENFORCEMENT
Sections:
19.84.030 Investigation and notice of violation.
19.84.070 Review by the planning director.
19.84.080 Extension of compliance date.
19.84.010 Violations.
(1) It is a violation of this title for any person to initiate or maintain or cause to be initiated or maintained the use of any structure, land or property within the town of Concrete without first obtaining the permits or authorization required for the use by this title.
(2) It is a violation of this title for any person to use, construct, locate, demolish or cause to be used, constructed, located, or demolished any structure, land or property within the town of Concrete in any manner that is not permitted by the terms of any permit or authorization issued pursuant to this title; provided, that the terms or conditions are explicitly stated on the permit or the approved plans.
(3) It is a violation of this title to remove or deface any sign, notice, complaint or order required by or posted in accordance with this title.
(4) It is a violation of this title to misrepresent any material fact in any application, plans or other information submitted to obtain any land use authorization.
(5) It is a violation of this title for anyone to fail to comply with the requirements of this title. [Ord. 426 § 10.84.010, 1998]
19.84.020 Duty to enforce.
(1) It shall be the duty of the director to enforce this title. The planning director may call upon the police, fire, health or other appropriate town departments to assist in enforcement.
(2) Upon presentation of proper credentials, the planning director or duly authorized representative of the planning director may, with the consent of the owner or occupier of a building or premises, or pursuant to a lawfully issued inspection warrant, enter at reasonable times any building or premises subject to the consent or warrant to perform the duties imposed by this title.
(3) This title shall be enforced for the benefit of the health, safety and welfare of the general public, and not for the benefit of any particular person or class of persons.
(4) It is the intent of this title to place the obligation of complying with its requirements upon the owner, occupier or other person responsible for the condition of the land and buildings within the scope of this title.
(5) No provision of or term used in this title is intended to impose any duty upon the town or any of its officers or employees which would subject them to damages in a civil action. [Ord. 426 § 10.84.020, 1998]
19.84.030 Investigation and notice of violation.
(1) The planning director shall investigate any structure or use which the planning director reasonably believes does not comply with the standards and requirements of this title.
(2) If after investigation the planning director determines that the standards or requirements have been violated, the planning director shall serve a notice of violation upon the owner, tenant or other person responsible for the condition. The notice of violation shall state separately each standard or requirement violated, shall state what corrective action, if any, is necessary to comply with the standards or requirements; and shall set a reasonable time for compliance. The notice shall state that any subsequent violation may result in criminal prosecution as provided in CMC 19.84.020. In the event of violation of the standards or requirements of this title, required corrective action shall include, if appropriate, but shall not be limited to, mitigating measures such as restoration of the area and replacement of damaged or destroyed trees.
(3) The notice shall be served upon the owner, tenant or other person responsible for the condition by personal service, registered mail, or certified mail with return receipt requested, addressed to the last known address of such person. If, after a reasonable search and reasonable efforts are made to obtain service, the whereabouts of the person or persons is unknown or service cannot be accomplished and the director makes an affidavit to that effect, then service of the notice upon such person or persons may be made by:
(a) Publishing the notice once each week for two consecutive weeks in the town official newspaper; and
(b) Mailing a copy of the notice to each person named on the notice of violation by first class mail to the last known address if known or, if unknown, to the address of the property involved in the proceedings.
(4) A copy of the notice shall be posted at a conspicuous place on the property, unless posting the notice is not physically possible.
(5) Nothing in this section shall be deemed to limit or preclude any action or proceeding pursuant to CMC 19.84.050 or 19.84.060.
(6) The planning director may mail, or cause to be delivered to all residential and/or nonresidential rental units in the structure or post at a conspicuous place on the property a notice which informs each recipient or resident about the notice of violation, stop work order or emergency order and the applicable requirements and procedures.
(7) A notice or an order may be amended at any time in order to:
(a) Correct clerical errors, or
(b) Cite additional authority for a stated violation. [Ord. 426 § 10.84.030, 1998]
19.84.040 Time to comply.
(1) When calculating a reasonable time for compliance, the planning director shall consider the following criteria:
(a) The type and degree of violation cited in the notice;
(b) The stated intent, if any, of a responsible party to take steps to comply;
(c) The procedural requirements for obtaining a permit to carry out corrective action;
(d) The complexity of the corrective action, including seasonal considerations, construction requirements and the legal prerogatives of landlords and tenants; and
(e) Any other circumstances beyond the control of the responsible party.
(2) Unless a request for review before the planning director is made in accordance with CMC 19.84.070, the notice of violation shall become the final order of the planning director. A copy of the notice shall be filed with the Skagit County Auditor. The planning director may choose not to file a copy of the notice or order if the notice or order is directed only to a responsible person other than the owner of the property. [Ord. 426 § 10.84.040, 1998]
19.84.050 Stop work order.
Whenever a continuing violation of this title will materially impair the planning director’s ability to secure compliance with this title, or when the continuing violation threatens the health or safety of the public, the planning director may issue a stop work order specifying the violation and prohibiting any work or other activity at the site. A failure to comply with a stop work order shall constitute a violation of this title. [Ord. 426 § 10.84.050, 1998]
19.84.060 Emergency order.
Whenever any use or activity in violation of this title threatens the health and safety of the occupants of the premises or any member of the public, the planning director may issue an emergency order directing that the use or activity be discontinued and the condition causing the threat to the public health and safety be corrected. The emergency order shall specify the time for compliance and shall be posted in a conspicuous place on the property, if posting is physically possible. A failure to comply with an emergency order shall constitute a violation of this title.
Any condition described in the emergency order which is not corrected within the time specified is hereby declared to be a public nuisance and the planning director is authorized to abate such nuisance summarily by such means as may be available. The cost of such abatement shall be recovered from the owner or person responsible or both in the manner provided by law. [Ord. 426 § 10.84.060, 1998]
19.84.070 Review by the planning director.
(1) Any person significantly affected by or interested in a notice of violation issued by the planning director pursuant to CMC 19.84.030 may obtain a review of the notice by requesting such review within 15 days after service of the notice. When the last day of the period so computed is a Saturday, Sunday or federal or town holiday, the period shall run until 5:00 p.m. on the next business day. The request shall be in writing and upon receipt of the request, the planning director shall notify any persons served the notice of violation and the complainant, if any, of the date, time and place set for the review, which shall be not less than 10 nor more than 20 days after the request is received, unless otherwise agreed by all persons served with the notice of violation. Before the date set for the review, any person significantly affected by or interested in the notice of violation may submit any written material to the planning director for consideration at the review.
(2) The review will consist of an informal review meeting held at the department. A representative of the planning director who is familiar with the case and the applicable ordinances will attend. The planning director’s representative will explain the reasons for the planning director’s issuance of the notice and will listen to any additional information presented by the persons attending. At or after the review, the planning director may:
(a) Sustain the notice of violation;
(b) Withdraw the notice of violation;
(c) Continue the review to a date certain for receipt of additional information; or
(d) Modify the notice of violation, which may include an extension of the compliance date.
(3) The planning director shall issue an order containing the decision within seven days of the date of completion of the review and shall cause the same to be mailed by regular first class mail to the person or persons named on the notice of violation, mailed to the complainant, if possible, and filed with Skagit County Auditor. [Ord. 426 § 10.84.070, 1998]
19.84.080 Extension of compliance date.
The planning director may grant an extension of time for compliance with any notice or order, whether pending or final, upon the planning director’s finding that substantial progress toward compliance has been made and that the public will not be adversely affected by the extension.
An extension of time may be revoked by the planning director if it is shown that the conditions at the time the extension was granted have changed, the planning director determines that the conditions at the time the extension was granted have changed, the planning director determines that a part is not performing corrective actions as agreed, or if the extension creates an adverse effect on the public. The date of revocation shall then be considered as the compliance date. The procedures for revocation, notification of parties, and appeal of the revocation shall be established by rule. [Ord. 426 § 10.84.080, 1998]
19.84.090 Civil penalty.
(1) In addition to any other sanction or remedial procedure which may be available, any person violating or failing to comply with any of the provisions of this title shall be subject to a cumulative penalty in the amount of $250.00 per day for each violation from the date set for compliance until the order is complied with.
(2) The penalty imposed by this section shall be collected by civil action brought in the name of the town. The planning director shall notify the town attorney in writing of the name of any person subject to the penalty, and the town attorney shall, with the assistance of the planning director, take appropriate action to collect the penalty.
(3) The violator may show as full or partial mitigation of liability:
(a) That the violation giving rise to the action was caused by the willful act, or neglect, or abuse of another, or
(b) That correction of the violation was commenced promptly upon receipt of the notice thereof, but that full compliance within the time specified was prevented by inability to gain access to the subject structure, or other condition or circumstance beyond the control of the defendant. [Ord. 426 § 10.84.090, 1998]
19.84.100 Criminal penalties.
(1) Any person violating or failing to comply with any of the provisions of this title and who has had a judgment entered against him or her pursuant to CMC 19.84.090 or its predecessors within the past five years shall be subject to criminal prosecution and upon conviction of a subsequent violation shall be fined in a sum not exceeding $1,000 or be imprisoned in jail for a term not exceeding 90 days or be both fined and imprisoned. Each day of noncompliance with any of the provisions of this title shall constitute a separate offense.
(2) A criminal penalty, not to exceed $1,000 per occurrence, may be imposed:
(a) For violations of CMC 19.84.010(4);
(b) For any other violation of this title for which corrective action is not possible;
(c) For any willful, intentional, or bad faith failure or refusal to comply with the standards or requirements of this title; and
(d) For violations of the Uniform Building Code as adopted by the town of Concrete. [Ord. 426 § 10.84.100, 1998]
19.84.110 Additional relief.
In addition to any other sanction or remedial procedure which may be available, the planning director may seek legal or equitable relief in any court of appropriate jurisdiction for specific performance of the requirements of this title, and to abate any condition, and enjoin any acts or practices which constitute or will constitute a violation of this title. [Ord. 426 § 10.84.110, 1998]