HomeMy WebLinkAbout7/30/2008 - STAFF REPORTS - 3.C. iy
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CITY COUNCIL STAFF REPORT
DATE: July 30, 2008 Legislative
SUBJECT: PROPOSED ORDINANCE RELATING TO VACANT AND BOARDED
BUILDINGS
FROM: David H. Ready, City Manager
BY: Douglas Holland, City Attorney
SUMMARY
The City Council will consider the introduction of an amended and restated ordinance
that amends the City's existing vacant building ordinance to address additional and
expanded enforcement techniques as well as establishing requirements for persons
who foreclose on and assume ownership of property in the City.
RECOMMENDATION:
1. Waive the reading of the ordinance text in its entirety and read by title only.
2. Introduce on first reading Ordinance No. , "AN ORDINANCE OF THE CITY
OF PALM SPRINGS, CALIFORNIA, AMENDING AND RESTATING CHAPTER
8.80 OF THE PALM SPRINGS MUNICIPAL CODE RELATING TO THE
ESTABLISHMENT OF VACANT AND BOARDED BUILDINGS AS PUBLIC
NUISANCES."
STAFF ANALYSIS:
In February of 2006 the City Council adopted an initial ordinance relating to vacant and
boarded buildings. The ordinance was enacted out of the Council's desire to make
community maintenance and beautification a high priority and a recognition that vacant
buildings are a major cause and source of blight in both residential and non-residential
neighborhoods, especially when the owner of a building fails to actively maintain and
manage the building to ensure that it does not become a liability to the neighborhood.
Vacant buildings (whether or not such buildings are boarded), substandard, or unkempt
buildings, coupled with long-term vacancies, discourage economic development and
retard appreciation of property values.
ITEM NO.
City Council Staff Report
July 30,2008
Vacant Building Ordinance
The Council also found that vacant buildings are potential fire hazards and can
jeopardize the ability of owners of neighboring property from securing or maintaining
affordable fire insurance. The Council concluded that it is the responsibility of property
ownership to prevent owned property from becoming a burden to the neighborhood and
community and a threat to the public health, safety, and welfare. One vacant building
which is not actively and well maintained and managed can be the core and cause of
spreading blight. The Council's initial ordinance established vacant buildings as a
public nuisance and provided for an administrative program to monitor all boarded and
vacant buildings, the imposition of fees and civil penalties in furtherance of the program,
and administrative review and appeal opportunities.
Subsequent to the adoption and the implementation of this ordinance, an additional
problem became apparent. The downturn in the housing and construction market has
lead to an increase in financially distressed properties. Foreclosures are increasing in
number and those that are vacant and abandoned are exacerbating the negative
impacts on the surrounding neighborhoods and the community as a whole. It is not
unusual for homes that are in the foreclosure process sit vacant and un-maintained for
months on end. The impact destabilizes neighborhoods and encourages vandalism and
other forms of criminal activity and contributes to lower property values. Several cities
in the state, including Desert Hot Springs, Cathedral City, and Indio have adopted or
considered ordinances that are designed to address the maintenance of vacant
properties by the banks and financial institutions that hold title to these vacant and
abandoned properties.
There are generally two models that these cities are using: 1) Strengthening property
maintenance regulations, and 2) property registration and local property management.
The proposed restated and amended ordinance accomplishes both results. The
ordinance tiers off the initial ordinance and retains the existing maintenance standards,
increases the fines and penalties for non-compliance with such standards, and requires
lenders to maintain the homes they seize through the foreclosure process and register
the properties with the City.
The most significant revisions to the City's existing vacant building ordinance is the
requirement for a vacant building registration program. This program consists of
essentially three parts:
1) At the point the first notice of default is issued, the lender is required to
ascertain whether the property is vacant. If vacant, the lender must: (a) hire a
property management firm to address current property maintenance issues and
to prevent further disrepair from appearing; and (2) register the property as a
vacant building with the City.
2) The local property management company is required to inspect the
property on a weekly basis to determine if the property is in compliance with the
QQQQQ�
City Council Staff Repori
July 30,2008
Vacani Building Ordinance
requirements of the ordinance. If the property is found to be in noncompliance,
or if notification of noncompliance is reported, the local management company is
required to bring the property into compliance within 72 hours.
3) The property must be posted with the name and 24-hour contact
information of the property management company responsible for the weekly
inspection, maintenance, and security of the property. This ensures that
neighbors to the vacant building can have direct communication with a
responsible party.
The amended and restated ordinance provides the Council the ability to review the
entire vacant and boarded building ordinance in its entirety so the Council can consider
the full context and emphasis of the ordinance as amended. We would also point out
that the ordinance increases the administrative penalties so that the initial penalty would
be $1,000; if the penalty is not abated within 30 days, a new penalty of$2,500 would be
assessed, and if the nuisance is not abated within 60 days of the first assessment, the
penalty would be increased to $5,000 per month until the nuisance is abated.
FISCAL IMPACT
The Ordinance contemplates the imposition of a fee and cost recovery program that
should make the implementation of the ordinance cost neutral. Existing city resources
will be sufficient to cover any start up costs which we anticipate will be reimbursed
throw to and cost overy components of the ordinance.
Douglas Holland, City Attorney
David H. Ready, City Manager
Attachment: Draft Ordinance
0000as
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF PALM SPRINGS,
CALIFORNIA, AMENDING AND RESTATING CHAPTER 8.80
OF THE PALM SPRINGS MUNICIPAL CODE, RELATING TO
THE ESTABLISHMENT OF VACANT AND BOARDED
BUILDINGS AS PUBLIC NUISANCES.
City Attorney's Summary
This Ordinance amends and restates Chapter 8.80 of the City's
Municipal Code relating to vacant buildings and the establishment
of non-maintained vacant and boarded buildings as public
nuisances. The Ordinance also provides for the requirement to
register all boarded and vacant buildings with the City, obtain
local property management to manage each such property, and
provides for an administrative program to monitor all boarded and
vacant buildings, the imposition of fees and civil penalties in
furtherance of the program, and administrative review and appeal
opportunities.
The City Council of the City of Palm Springs ordains:
SECTION 1. Chapter 8.80 of the Palm Springs Municipal Code is amended and
restated to read:
Chapter 8.80
Maintenance of Long-Term Boarded and Vacated Buildings
Sections
8.80.010 Purposes
8.80.020 Definitions
8.80.030 Owner Responsibilities.
8.80.040 Registration Requirement for Vacant Properties
8.80.050 Registration Fees
8.80.060 Monitoring Program - Purpose.
8.80.070 Monitoring Program — Departmental Responsibility and Fees.
8.08.080 Local Property Management Requirement
8.80.090 Civil Penalty
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8.80.010 Purpose
A. Purpose. Vacant buildings are a major cause and source of blight in both
residential and non-residential neighborhoods, especially when the owner of the
building fails to actively maintain and manage the building to ensure that it does not
become a liability to the neighborhood. Vacant buildings (whether or not those buildings
are boarded), substandard, or unkempt buildings, and long-term vacancies discourage
economic development and retard appreciation of property values. Vacant buildings are
potential fire hazards and can jeopardize the ability of owners of neighboring property
from securing or maintaining affordable fire insurance. It is the responsibility of property
ownership to prevent owned property from becoming a burden to the neighborhood and
community and a threat to the public health, safety, or welfare. One vacant building
which is not actively and well maintained and managed can be the core and cause of
spreading blight.
8.80.020 Definitions
In construing the provisions of this Chapter 8.80 of the Cade, the following definitions
shall apply:
"Agreement" means any written instrument that transfers or conveys title to residential
real property from one owner to another after a sale, trade, transfer or exchange.
"Beneficiary" means a lender participating in a real property transaction that
holds a secured interest in the real property in question identified in a Deed of Trust.
"Boarded building" means a vacant building or portion of a vacant building whose
doors and windows have been covered with plywood or other material for the purpose
of preventing entry into the vacant building by persons or animals.
"Building" means any structure, including, but not limited to, any residential,
commercial, industrial, or assembly structure, approved for Occupancy on either a lot of
record Or within a single project approved by the City pursuant to the City's Zoning
Ordinance.
"Building Official" means the Director of the Department of Building and Safety
for the City, or the designee of the Director of Building and Safety.
"Buyer" means any person, partnership, association, corporation, fiduciary or
other legal entity that agrees to transfer anything of value in consideration for real
property via an "agreement".
"Deed of Trust" means an instrument whereby an owner of real property, as
trustor, transfers a secured interest in the real property in question to a third party
trustee, said instrument relating to a loan issued in the context of a real property
transaction. This definition applies to any and all subordinate deeds of trust i.e., 2"d trust
deed, 3'd trust deed, etc.
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"Deed in Lieu of Foreclosure" means a recorded instrument that transfers
ownership of real property between parties to a particular Deed of Trust as follows -
from the trustor, i.e., borrower, to the trustee upon consent of the beneficiary, i.e.,
lender.
"Default" means the material breach of a legal or contractual duty arising from or
relating to a Deed of Trust, such as a trustor's failure to make a payment when due.
"Distressed" means any building, structure or real property that is subject to a
current Notice of Default and/or Notice of Trustee's Sale, pending Tax Assessors Lien
Sale and/or any real property conveyed via a Foreclosure sale resulting in the
acquisition of title by an interested beneficiary of a Deed of Trust, and/or any real
property conveyed via a Deed in Lieu of Foreclosure/sale, regardless of vacancy or
occupancy by a person with no legal right of occupancy.
"Evidence of Vacancy" means any real property condition that independently, or
in the context of the totality of circumstances relevant to that real property would lead a
reasonable enforcement official to believe that a property is vacant or occupied by a
person without a legal right of occupancy. Such real property conditions include but are
not limited to: overgrown or dead vegetation; accumulation of newspapers, circulars,
flyers or mail; past due utility notices or disconnected utilities; accumulation of trash,
junk or debris; the absence of window coverings such as curtains, blinds or shutters; the
absence of furnishings or personal items consistent with residential habitation; and/or
statements by neighbors, passersby, delivery agents, government employees that the
property is vacant.
"Foreclosure" means the process by which real property subject to a Deed of
Trust is sold to satisfy the debt of a defaulting trustor, i.e., borrower.
"Local" means within forty (40) driving miles of the building, structure or real
property in question.
"Notice of Default" means a recorded instrument that reflects and provides notice
that a Default has taken place with respect to a Deed of Trust, and that a beneficiary
intends to proceed with a trustee's sale.
"Out of Area" means in excess of forty (40) road or driving miles of the subject
property.
"Owner" means any person, partnership, association, corporation, fiduciary or
other legal entity having a legal or equitable title or any interest in real property.
"Owner of Record" means the person holding recorded title to the real property in
question at any point in time when Official Records are produced by the Riverside
County Recorder's Office.
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"Trustee" means any person, partnership, association, corporation, fiduciary or
other legal entity holding a Deed of Trust securing an interest in real property.
"Trustor" means any owner/borrower identified in a Deed of Trust, who transfers
an interest in real property to a trustee as security for payment of a debt by that
owner/borrower.
"Vacant building" means a building where at least thirty-five percent (35%) of the
total floor area within the building is not occupied.
8.80.030 Owner Responsibilities.
A. No person, corporation or other entity shall allow a building designed for human
use or occupancy to stand vacant for more than ninety days, unless the owner
establishes by substantial evidence to the reasonable satisfaction of the Building Official
that one of the following applies:
1. The building is the subject of an active building permit for repair or
rehabilitation and the owner is progressing diligently to complete the repair or
rehabilitation;
2. The building meets all applicable codes, is actively maintained, and is
ready for occupancy, and is actively being offered for sale, lease, or rent;
3. The building does not contribute to and is not likely to contribute to blight
because the owner is actively maintaining and monitoring the building so that it does not
contribute to blight. Active maintenance and monitoring shall include:
i. Maintenance of landscaping and plant materials in good condition,
ii. Maintenance of the exterior of the building, including but not limited
to paint and finishes, in good condition,
iii. Regular removal of all exterior trash, debris and graffiti,
iv, Maintenance of the building in continuing compliance with all
applicable codes and regulations,
v. Prevention of criminal activity on the premises, including but not
limited to use and sale of controlled substances, prostitution and
criminal street gang activity,
vi. Windows screened with opaque material that prevents interior
space of the building from being visible from public rights of way or
public property.
vii. Securing the property in a manner so as not to be accessible to
unauthorized persons. Secure manner includes, but is not limited
to, closing and locking of windows, doors (walk-through, sliding and
garage) gates and any other opening that may allow access to the
interior of the property and or structure(s). In the case of broken
windows securing means replacing the window.
B. The owner of any boarded building, whether boarded by voluntary action of the
owner or as a result of enforcement activity by the City, shall cause the boarded building
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to be rehabilitated for occupancy within ninety days after the building is boarded and
shall comply with the provisions of Subsection A of this Section.
8.80.040 Registration Requirement for Vacant Properties.
A. Each beneficiary and trustee, who holds a Deed of Trust on a property located
within the City of Palms Springs, shall perform an inspection of the property in question
prior to recording a Notice of Default or similar instrument with the Riverside County
Recorders Office. If the property is found to be vacant or shows Evidence of Vacancy,
as defined by the chapter, it is hereby deemed to be vacant.
B. Within ten (10) days of identification of any vacant property, the beneficiary and
trustee must register the property with the Building Director.
C. If the property is occupied but Distressed, the trustee and beneficiary or a
designee shall inspect the property on a monthly basis until:
1. The Trustor or another party remedies the Default; or
2. The property is found to be vacant, or shows Evidence of Vacancy, and is
rendered subject to section 8.80.040(B).
D. The registration pursuant to section 8.80.040(B) shall contain the identity of the
beneficiary and trustee, the direct mailing address of the beneficiary and trustee and, in
the case of a corporate or out of area beneficiary or trustee, the local property
management company, if any, responsible for the security, maintenance and marketing
of the property in question.
E. The registration pursuant to section 8.80.040(B) shall be renewed annually,
F. An annual registration fee, adopted in conformance with Section 8.80.050, shall
accompany the submission of each registration form. The fee and registration shall be
valid for one (1) year from the date of registration. Registration fees will not be prorated.
G. This section shall also apply to properties that have been the subject of a
Foreclosure sale wherein title has been transferred to the beneficiary of a Deed of Trust
involved in the Foreclosure, and to any properties transferred under a Deed in Lieu of
Foreclosure or sale.
H. Properties subject to this Chapter shall remain subject to the annual registration
requirement, security and maintenance standards of this chapter as long as they remain
vacant.
I. Any person, partnership, association, corporation, fiduciary or other legal entity
that has registered a property under this chapter must make a written report to the
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Palms Springs Police Department of any change of information contained in the
registration within ten (10) days of the change-
J. The duties/obligations specified in this section 8.80.040 shall be joint and several
among and between all trustees and beneficiaries and their respective agents.
8.80.050 Registration Fees
The fee for registering and re-registering a vacant property shall be set, from time
to time, by resolution of the City Council. The amount of the fee charges shall not
exceed the reasonable estimated cost of administering the provisions of this chapter.
8.80.060 Monitoring Program - Purpose.
A. Vacant buildings are a major cause and source of blight in residential and
nonresidential neighborhoods, especially when the owner of the building fails to
maintain and manage the building to ensure that it does not become a liability to the
neighborhood. Vacant buildings often attract transients and criminals, including drug
users. Use of vacant buildings by transients and criminals, who may employ primitive
cooking or heating methods, creates a risk of fire for the vacant buildings and adjacent
properties. Vacant properties are often used as dumping grounds for junk and debris
and are often overgrown with weeds and grass. Vacant buildings which are boarded up
to prevent entry by transients and other long-term vacancies discourage economic
development and retard appreciation of property values.
B. Because of the potential economic and public health, welfare and safety
problems caused by vacant buildings, the City needs to monitor vacant buildings, so
that they do not become attractive nuisances, are not used by trespassers, are properly
maintained both inside and out, and do not become a blighting influence in the
neighborhood. City departments involved in such monitoring include the Police, Fire,
Planning Services, and Building Services Departments. There is a substantial cost to
the City for monitoring vacant buildings (whether or not those buildings are boarded up)
which should be borne by the owners of the vacant buildings. The fees for a monitoring
program pursuant to the provisions of this Chapter shall be separate from and in
addition to any registration fees or administrative citation fines required or otherwise
assessed pursuant to the provisions of this Chapter.
8.80.070 Monitoring Program — Departmental Responsibility and Fees.
A. Authority. The Building Official shall be responsible for administering a program
for identifying and monitoring the maintenance of all vacant buildings in the City. The
program shall be documented and regularly updated. The program shall be available
for public review.
B. Purposes. The purposes of the monitoring program shall be:
1. To identify buildings that become vacant;
578202 1 ®O o !1
2. To order vacant buildings that are open and accessible to be secured
against unlawful entry pursuant to Chapter 8 of this Code, including the Building Code;
3. To initiate proceedings against the owner of any vacant building found to
be substandard as defined in this Title or a nuisance under Title 11 of this Code;
4. To maintain surveillance over vacant buildings so that timely code
enforcement proceedings are commenced in the event a building becomes
substandard or a nuisance; and
5. To establish and enforce rules and regulations for the implementation and
compliance with the provisions of Section 8.80.020.
C. Fee Imposed. There is imposed upon every owner of a vacant building monitored
pursuant to this Chapter, an annual vacant building monitoring fee in an initial amount
as the City Council may establish by resolution, provided that the fee shall not exceed
the estimated reasonable cost of monitoring the vacant building. The fee shall be
payable as to any building, residential or nonresidential, which:
1. Is boarded up by voluntary action of the owner or as the result of
enforcement activities by the City; or
2. Is vacant for more than ninety days for any reason-
D. Fee Waiver. The vacant building monitoring fee shall be waived upon a showing
by the owner that:
1. The owner has obtained a building permit and is progressing diligently to
repair the premises for occupancy; or
2. The building meets all applicable codes and is actively being offered for
sale, lease, or rent; or
3. Imposition of the fee would impose a substantial economic hardship on
the owner or would hinder the rehabilitation of the building.
E. Procedure. The vacant building monitoring fee shall be billed to the owner of the
property and mailed to the owner's address as set forth on the last equalized
assessment roll of the County Assessor. Any owner billed may apply for a waiver on the
grounds set forth in Subsection D of this Section by submitting a written statement of
the grounds for the waiver, and the owner's daytime telephone number, to the Building
Official within thirty days after the billing is mailed to the owner. The owner shall provide
substantial evidence in support of the owner's statement of the grounds for the waiver.
The Building Official shall review the written statement and all related evidence and may
contact the owner to discuss the application for waiver. The Building Official shall
prepare a written decision which shall be mailed to the owner and shall set forth the
reasons for the decision.
F. Any owner aggrieved by the decision of the Building Official relating to an
application for waiver may appeal the Building Official's decision to the Administrative
Appeals Board in the manner provided in Chapter 2.50 of this Code-
G. If the fee is not paid within sixty days after billing, or within sixty days after the
decision of the Building Official or the Hearing Officer, the City Council may thereupon
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order that the fee be specially assessed against the property involved. If the City
Council orders that the fee be specially assessed against the property, it shall confirm
the assessment and thereafter said assessment may be collected at the same time and
in the same manner as ordinary real property 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 real property taxes. All laws applicable to the levy, collection, and
enforcement of real property taxes are applicable to the special assessment.
H. The City Council may also cause a notice of lien to be recorded. The notice shall,
at a minimum, identify the record owner or possessor of the property, set forth the last
known address of the record owner or possessor, a description of the real property
subject to the lien, and the amount of the fee.
8.08.080 Local Property Management Requirement
A. If a property is determined to be vacant, and the property is owned by a
corporation and/or out of area beneficiary/trustee/owner, a local property management
company shall be contracted to perform weekly inspections to verify that the
requirements of this section, and any other applicable laws, are being met.
B. The property shall be posted with the name and 24-hour contact phone number
of the local property management company. The posting shall be no less than 18" X
24", shall be of a font that is legible from a distance of forty-five (45) feet, and shall
contain the following verbiage: "THIS PROPERTY MANAGED BY " and
"TO REPORT PROBLEMS OR CONCERNS CALL (name and phone number)".
C. The posting shall be placed on the interior of a window facing the street to the
front of the property so it is visible from the street, or secured to the exterior of the
building/structure facing the street of the front of the property so it is visible from the
street. If no such area exists, the posting shall be on a stake of sufficient size to support
the posting, in a location that is visible from the street to the front of the property, and to
the extent possible, not readily accessible to potential vandalism. Exterior posting must
be constructed of, and printed with weather resistant materials.
D. The local property management company shall inspect the property on a weekly
basis to determine if the property is in compliance with the requirements of this chapter.
If the property management company determines the property is not in compliance, it is
the company's responsibility to bring the property into compliance-
E. The duties/obligations specified in this section 8.08.080 shall be joint and several
among and between all trustees and beneficiaries and their respective agents.
8.80.090 Civil Penalty
A. Penalty. Any person, partnership, association, corporation, fiduciary, or other
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legal entity that owns, leases, occupies, controls or manages any building or property
subject to this chapter, and causes, permits, or maintains a violation of this chapter as
to that property, shall be liable for administrative penalties as follows:
1. On the administrative penalty due date, as determined by a Hearing Officer as
described in subsection B of this Section, each party subject to an abatement order
shall pay an administrative penalty of one thousand dollars ($1000.00).
2. In the event that a violation of this Chapter addressed by an abatement order
has not been abated, cured, remedied, and/or eliminated to the reasonable satisfaction
the Building Official by the thirtieth (30th) day after the administrative penalty due date,
each party subject to said abatement order shall pay a supplemental administrative
penalty of two thousand five hundred dollars ($2500.00).
3. In the event that a violation of this chapter addressed by an abatement order
has not been abated, cured, remedied and/or eliminated to the reasonable satisfaction
of the Building Official by the sixtieth (601h) day after the administrative penalty due date,
each party subject to said abatement order shall pay a second supplemental
administrative penalty of five thousand dollars ($5000.00) for each calendar month, or
portion thereof, the building is in violation of the provisions of this Chapter.
B. Procedure.
1. The administrative penalty shall be imposed by a Hearing Officer upon the
recommendation of the Building Official and after the owner shall have been afforded a
hearing before the Hearing Officer. The hearing shall be conducted in accordance with
the provisions of Section 11.72.220. In setting the penalty, the Hearing Officer shall
consider the severity of the blighting conditions of the property and the owner's efforts,
or lack thereof, to remedy the problem. The decision of the Hearing Officer shall be
final;
2. The administrative penalty shall be due and payable within thirty (30) days
after the decision of the Hearing Officer. If the penalty is not paid within forty five (45)
days after the decision of the Hearing Officer, the City Council may thereupon order that
the penalty be a personal obligation of the property owner or that it be specially
assessed against the property involved. If the City Council orders that the penalty be
specially assessed against the property, it shall confirm the assessment and thereafter
said assessment may be collected at the same time and in the same manner as
ordinary real property 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 real
property taxes. All laws applicable to the levy, collection, and enforcement of real
property taxes are applicable to the special assessment;
3. The City Council may also cause a notice of lien to be recorded. The notice
shall, at a minimum, identify the record owner or possessor of the property and set forth
the last known address of the record owner or possessor, the date on which the penalty
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5782021 D O O K 2
was imposed, a description of the real property subject to the lien, and the amount of
the penalty.
C. Waiver. The administrative penalty shall be waived if the Building Official or
Hearing Officer finds that imposition of the penalty would work a substantial economic
hardship on the owner or would hinder the rehabilitation of the building.
D. Non-Exclusive Remedy. This Section provides a civil penalty remedy that is in
addition to all other legal remedies, criminal or civil, which may be pursued by the City
to address any violation of this Chapter. The civil penalty imposed pursuant to the
provisions of this Section shall be in lieu of the administrative citation penalties imposed
pursuant to the provisions of Section 1.06A40 of this Code.
SECTION 2. If any section or provision of this Ordinance is for any reason held to be
invalid or unconstitutional by any court of competent jurisdiction, or contravened by
reason of any preemptive legislation, the remaining sections and/or provisions of this
ordinance shall remain valid. The City Council hereby declares that it would have
adopted this Ordinance, and each section or provision thereof, regardless of the fact
that any one or more section(s) or provision(s) may be declared invalid or
unconstitutional or contravened via legislation.
SECTION 3. The Mayor shall sign and the City Clerk shall certify to the passage and
adoption of this Ordinance and shall cause the same, or the summary thereof, to be
published and posted pursuant to the provisions of law and this Ordinance shall take
effect thirty (30) days after passage.
PASSED AND ADOPTED THIS DAY OF 2008.
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST: MAYOR
James Thompson, City Clerk
APPROVED AS TO FORM:
Douglas Holland, City Attorney
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