[Adopted 7-8-1997 by Ord. No. 20-97]
The purpose of this article is to protect the City of Long Branch and thereby the population of the same from the increasing burden of costs incurred by the City in maintaining neglected and/or abandoned property which has become dangerous to the citizens of the City of Long Branch as a whole and detrimental to the life, health, property and safety thereof.
The provisions of this article are remedial and shall apply to the condition of all land and materials thereon, whether man-made or natural, and premises and the use, occupancy, structural condition, removal and demolition of all structures and appurtenances connected or attached thereto, irrespective of their date of construction, alteration, repair or installation.
A. 
Except for emergency circumstances, this article shall be enforced only after violations have first been brought to the attention of the owner (as defined herein) of the premises by the issuance of a violation notice and a reasonable time and full opportunity for voluntary compliance has been afforded to said owner as enumerated in § 262-10.
B. 
After such notice and reasonable opportunity for compliance, the City may proceed to enforce this and other Code sections in Municipal Court and the Superior Court to recoup all costs incurred by the City in remediating said violation, including attorneys' fees and costs.
The following terms, wherever used herein or referred to in this article, shall have the respected meanings assigned to them, unless a different meaning clearly appears from the context:
ABANDONED VEHICLE
Any vehicle, including a trailer, which is without a currently valid license plate and is in either a rusted, wrecked, discarded, dismantled, partially dismantled, inoperative or an abandoned condition.[1]
BLIGHTING
To allow or cause deterioration of structures and/or premises, including unsightly conditions which affect the health, welfare and safety of the community, including any diminution in property values of the surrounding area.
CODE
The revised Municipal Ordinances of the City of Long Branch and those documents, statutes, regulations and rules adopted by reference therein.
COMMERCIAL PREMISES
A building or buildings, or any part thereof, and the lot or tract of land upon which the building or buildings are situated, where commercial activity of any kind takes place. Commercial activity shall include but is not limited to gasoline service stations; stores for retail sales; liquor stores, taverns and inns; restaurants, including but not limited to drive-in restaurants, snack bars, hot dog, hamburger or ice cream stands; professional activities, including but not limited to medical, dental, legal, architectural and accounting; personal services, including but not limited to real estate, insurance, barbershops and hairdressers; repair shops of all kinds; and amusements, including but not limited to movies, skating rinks and bowling alleys; whether part of a shopping area or not. Commercial activity shall not include sale of agricultural products produced on the premises.
DETERIORATION
The condition of a building or structure or part thereof characterized by holes, breaks, rot, crumbling, cracking, peeling, missing members, rusting or other evidence of physical decay or neglect, lack of maintenance or excessive use.
DWELLING UNIT
A room or group of rooms located within a dwelling and forming a single habitable unit with facilities which are used or intended to be used for living, sleeping, cooking and eating.
EXPOSED TO PUBLIC VIEW
Any premises or land or any part thereof of any building or structure or any part thereof which may be lawfully viewed by the public or any member thereof.
EXTERIOR OF THE PREMISES
Open space on the premises outside of any building located thereon.
GARBAGE
Putrescible animal and vegetable waste resulting from the handling, preparation, cooking and/or consumption of food. (See also "refuse" and "rubbish.")
HABITABLE ROOMS
Rooms used or designed for use by one or more persons for living or sleeping or cooking and eating, but not including bathrooms, water closet compartments, home laundries, serving and storage pantries, corridors, foyers, vestibules, cellars, heater rooms, boiler rooms or utility rooms. Other rooms or spaces that are not used frequently or for an extended period of time or have less than 50 square feet of interior floor area shall not be considered as habitable rooms.
HARBORAGE
Any condition, man-made or natural, which may afford a breeding place or hiding place for rodents, insects or other pests.
INFESTATION
The presence of insects, rodents, vermin or other pests on the premises which constitutes a health hazard either to the occupants of the premises and/or to surrounding properties and/or residents.
MULTIPLE DWELLING
Any building or structure and any land appurtenant thereto, and any portion thereof, in which three or more units of dwelling space are occupied or intended to be occupied, or as defined in the Hotel and Multiple Dwelling Act, N.J.A.C. 5:10, as amended.
NUISANCE
A. 
Any public nuisance recognized in common law or in equity jurisprudence or as provided by the statutes of the State of New Jersey or the ordinances of the City of Long Branch.[2]
B. 
Any attractive nuisance which may prove detrimental to the health or safety of children, whether in a building on the exterior of premises or upon an unoccupied lot. Attractive nuisances include but are not limited to abandoned swimming pools, abandoned ice boxes and/or refrigerators, motor vehicles, any structurally unsound fences or structures, lumber, trash, fences, debris or holes and/or excavations or vegetation, such as poison ivy, oak or sumac, which may prove hazardous for inquisitive minors.
C. 
Physical conditions dangerous to human life or detrimental to the health of persons on or near the premises where the conditions exist.
D. 
Overcrowding of a room with occupants in violation of the State Fire Code and/or N.J.A.C. 5:10, the Hotel and Multiple Dwelling Act, as amended, and/or Article II, Adoption of BOCA Standards, of this Chapter 262 of the Code of the City of Long Branch.
E. 
Inadequate or insanitary sewerage or plumbing facilities in violation of the Uniform Constitution Code, N.J.A.C. 5:23-1 et seq., as amended, and this Code and any laws, regulations and rules adopted thereby.
F. 
Insanitary conditions or anything offensive to the senses or dangerous to health in violation of this Code.
G. 
Whatever renders air, food or drink unwholesome or detrimental to the health of human beings.
H. 
Fire hazards/dangerous conditions or any dangerous or hazardous conditions that are outlined as follows:
(1) 
Dangerous conditions that are liable to cause or contribute to the spread of fire in or on said premises, building or structure or endanger the occupants thereof.
(2) 
Conditions that would interfere with the efficiency and use of any fire-protection equipment.
(3) 
Obstruction to or on fire escapes, stairs, passageways, doors or windows liable to interfere with the egress of occupants or the operation of the Fire Department in case of fire.
(4) 
Accumulations of dust or waste material in air-conditioning or ventilating systems or grease in kitchen or other exhaust ducts.
(5) 
Accumulations of grease on kitchen cooking equipment or oil, grease or dirt upon, under or around any mechanical equipment.
(6) 
Accumulations of rubbish, waste, paper, boxes, shavings or other combustible materials or excessive storage of any combustible material.
(7) 
Hazardous conditions arising from defective or improperly used or installed electrical wiring, equipment or appliances.
(8) 
Hazardous conditions arising from defective or improperly installed equipment for handling or use of combustible, explosive or otherwise hazardous materials.
I. 
Insufficient ventilation or illumination in violation of this Code.
OCCUPANT
Any person having actual possession of the premises or any part thereof.
OPERATOR
Any person who has charge, care or control of a dwelling or premises or any part thereof, whether with or without the knowledge and consent of the owner.
OWNER
Any person who, alone or jointly or severally with others, shall have legal or equitable title to any premises, with or without accompanying actual possession thereof, or who shall have charge, care or control of any dwelling unit as owner or agent of the owner or as executor, executrix, administrator, administratrix, trustee, receiver or guardian of the estate or as a mortgagee in possession, regardless of how such possession was obtained. Any person who is a lessee subletting or assigning any part of any dwelling or dwelling unit shall be deemed to be a co-owner with the lessor and shall have joint responsibility over the portion of the premises sublet or assigned by said lessee.
PARTIES IN INTEREST
All individuals, associations or corporations who have interest of record in a building, structure or property and any who are in actual possession thereof.
PERSON
Includes all manner of corporations and commercial entities as well as individuals.
PEST CONTROL
The control and elimination of insects, rodents, vermin, vegetation and fungus.
PREMISES
A lot, plot or parcel of land, including the buildings or structures thereof.
PUBLIC AUTHORITY/ENFORCEMENT OFFICER
Any officer who is in the employ of any department or branch of the government of the City of Long Branch, County of Monmouth or State of New Jersey, relating to health, police/public safety activities, fire, property maintenance, code enforcement, building regulations or to other activities concerning buildings and land in the municipality.
PUBLIC OFFICER
The City Administrator is hereby designated to serve as the public officer hereunder, and all inspections, regulations, enforcement and hearings on violations of the provisions of the following Code sections, unless expressly stated to the contrary, shall be under his direction and supervision. He may appoint or designate such other local public officers or employees to perform duties as may be necessary to the enforcement of this Code, including but not limited to the making of inspections and the holding of hearings.
REFUSE
Any putrescible and nonputrescible solid waste (except bodily waste), including but not limited to garbage, rubbish, ashes, street cleanings, offal, abandoned automobiles and solid market and industrial wastes. (See also "garbage" and "rubbish.")
RUBBISH
Nonputrescible solid waste consisting of both combustibles and wastes, such as paper, wrappings, cigarettes, cardboard, tin cans, yard clippings, leaves, wood, glass, bedding, crockery and similar materials. (See also "garbage" and "refuse.")
SHOPPING CENTER
One or more buildings or parts thereof designed or existing as a unit, occupied or to be occupied by one or more businesses for the conduct of retail sales with parking space.
[1]
Editor's Note: See Ch. 322, Vehicles, Abandoned.
[2]
Editor's Note: See Ch. 238, Nuisances, Public Health.
The exterior of the premises, the exterior of structures and the condition of accessory structures shall be maintained so that the appearance of the premises and structures shall not constitute a blighting factor for adjoining property owners. Such maintenance shall include the following:
A. 
In a residential zone, there shall not be stored or used at a location visible from the sidewalk, street or other public areas equipment and materials and/or vehicles relating to commercial or industrial uses unless permitted under Chapter 345, Zoning.
B. 
Premises with landscaping and lawns, hedges and bushes shall be kept trimmed and from becoming overgrown and unsightly where exposed to public view and where the same constitute a blighting factor depreciating adjoining property.
C. 
Reconstructed walls and sidings of nonresidential structures shall be of standard quality and appearance commensurate with the character of the properties in the same block and on both sides of the street on which the premises front such that the materials used will not be a kind that, by their appearance under prevailing appraisal practices and standards, would depreciate the values of the neighboring and adjoining premises as aforesaid.
D. 
The exterior of every structure or accessory structure, including fences, shall be maintained in good repair. The same shall be maintained free of broken glass, loose shingles, crumbling stone or block, excessive peeling paint or other conditions reflective of deterioration or inadequate maintenance, to the end that the property itself may be preserved safely, fire hazards eliminated and properties protected from blighting influences. Sidewalks and driving and/or parking areas shall be maintained in good repair.
[Amended 10-27-1998 by Ord. No. 36-98]
A. 
Outside building walls shall not have any holes, loose boards or any broken or missing members or cracked or damaged finish which admits rain, cold air, dampness, rodents, insects and/or vermin.
B. 
Every building shall be so maintained as to be weathertight, watertight and verminproof. All exposed surfaces thereof subject to deterioration shall be protected against weathering by a protective coating appropriate for the particular material involved, as needed.
C. 
Basements, cellars and crawl spaces shall be free of moisture resulting from seepage, and cross ventilation shall be required where necessary to prevent accumulation of moisture and dampness, shall be paved with stone or concrete not less than four inches thick and shall be maintained at all times in a condition so as to be smooth, clean and free from cracks, breaks and/or other hazards. This subsection does not apply to single-family owner-occupied dwellings.
D. 
All parts of the premises shall be maintained so as to prevent infestation.
E. 
All parts of the dwelling shall be kept in a clean and sanitary condition, free of nuisance and free from health, safety and fire hazards.
F. 
Every roof, roof gutter, flashing, rainwater conductor and roof cornice shall be weathertight, raintight and verminproof and shall he kept in good repair.
A. 
The owner or operator shall have the duty and responsibility of removing garbage whenever a janitor is required for the premises in accordance with the provisions of Subsection C.
B. 
All accumulations of trash and debris shall be removed daily from collection areas and trash chutes if a trash compactor is not provided or if the existing trash compactor is out of order. In a dwelling containing four or more dwelling units, storage areas or storage bins of fireproof construction and containing fireproof walls and partitions of at least two hours', rating shall be provided, except when storage areas are outside and not adjoining the building.
C. 
In every dwelling containing three or more dwelling units or rooming units, or combinations thereof, the owner shall provide or designate a superintendent, janitor, caretaker or housekeeper who shall at all times maintain the premises in compliance with this Code and keep the premises free from filthy garbage, refuse and rubbish and who shall be responsible for the daily collection of garbage and other refuse from the occupants on a regular schedule. Said person shall be regularly available on the premises to perform the foregoing duties in accordance with N.J.A.C. 5:10. In the event that said superintendent, janitor, caretaker or housekeeper fails to comply with the provisions of this Code, actions of the superintendent, janitor, caretaker or housekeeper or alternative individuals referred to in this Code, even in disobedience of instructions received from the owner or operator, shall not relieve the owner or operator from the duties and responsibilities imposed by this Code. It shall be the obligation of the owner or operator to register the name, address and telephone number of said owner and operator with the public officer in accordance with the applicable provisions of this Code.
D. 
Exterior parking areas, pedestrian walkways or other portions of the premises subject to regular and recurrent use by occupants at night shall be illuminated continually from 1/2 hour before sunset to 1/2 hour after sunrise unless the lighting is connected to a dusk-to-dawn photoelectric control device to enable safe passage of persons of normal vision.
E. 
All interior walls, ceilings and other exposed surfaces in units of dwelling space shall be kept smooth, clean, free of flaking, loose or peeling paint, plaster or paper and capable of being maintained free of visible foreign matter and vermin and in a sanitary condition. If and where necessary to accomplish the foregoing or any part thereof, such interior surfaces shall be spackled, painted, papered or otherwise provided with a protective coating appropriate for the surface material and shall be done at least once every three years unless it is clearly unnecessary. Responsibility for the cost of said painting, papering, surface preparation or other protective coating shall be as set forth in the lease to the premises. Where the lease makes no provision for said cost, it shall be presumed to be the responsibility of the landlord. It shall also be the responsibility of the landlord when required to correct conditions under this article other than normal wear and tear.
[1]
Editor's Note: See also Ch. 197, Hotels and Multiple Dwellings.
No person, owner, occupant and/or tenant of a residential property in the City of Long Branch shall rake, blow, push and/or drag leaves from his property onto the public streets of the City of Long Branch, except as prescribed by ordinance.
No owner, occupant and/or tenant of residential properties in the City of Long Branch shall place, put or stack branches, trees or parts of trees in any paved right-of-way. Branches, trees and/or parts of trees may be placed immediately adjacent to the curb of the premises in question so as not to block the sidewalk extending not further than three feet from the curb. Such placement may occur not sooner than one day prior to scheduled pickup of branches, trees and/or parts of trees after having scheduled such pickup with the Department of Public Works of the City of Long Branch.
After inspection or the discovery of violations of this or any chapter of this Code, except as to emergency circumstances (see § 262-18 hereof), the enforcement officer, upon first determining that a violation of this or any chapter of this Code exists, shall issue a written violation notice advising the owner of the property in violation of the following:
A. 
Nature of the violation(s), stating applicable Code sections.
B. 
A reasonable time, not to exceed 60 days, to achieve voluntary compliance.
C. 
If this notice is not complied with, then the City of Long Branch shall issue a summons, to be heard in the Municipal Court of the City of Long Branch, which Court shall hear the matter within 60 days of the issuance of such notice.
D. 
A violation notice need not be issued when conditions constitute an emergency and present an eminent or immediate threat of danger to human life or limb, health, property or the public safety.
E. 
Upon evidence of good faith efforts to commence compliance with such notice, the enforcement officer may, in his sole discretion, grant a reasonable extension of the time to complete compliance.
In case any notice provided in § 262-10 is not complied with, the enforcement officer may institute an action in a court of competent jurisdiction to:
A. 
Restrain, correct or remove the violation.
B. 
Prevent the trespass, occupation or use of the structure in violation of or not in compliance with the provisions of this article.
C. 
Order the payment of the civil penalty authorized by this article.
D. 
Order such other relief as shall be just or equitable to secure and protect the general public from conditions on premises found to be dangerous or detrimental to human life, limb, health, property or safety.
E. 
Certain costs, including attorneys' fees, may be charged to the owner, including the record owner, as well as any other person prosecuted under this section. Such costs, fees or penalties may be charged to the property and constitute a lien as provided in § 262-16.
F. 
The notice provided to institute the appropriate action in a court of competent jurisdiction shall be via the same means as required by § 262-13.
The enforcement officer shall issue a written notice to vacate and to repair or remove whenever:
A. 
An emergency circumstance that exists and presents an eminent or immediate threat of danger to human life or limb, health, property or the public safety.
B. 
Voluntary compliance with the violation notice is not achieved within the time indicated and a municipal court adjudication has not resulted in abatement of the violation.
C. 
Hearing.
(1) 
Within 10 days of the issuance of this notice, a hearing shall be held before the public officer as defined in this article, at which time there will be an administrative determination of the violation in this matter. The hearing shall follow these procedures: the owner and parties in interest shall be given the right to file an answer to the complaint and to appear in person or otherwise and give testimony at the time and place fixed in the complaints; and the rules of evidence prevailing in courts of law or equity shall not be controlling in such hearings. Upon the termination of this hearing, the public officer shall make an immediate finding as to whether or not the violation charged has been substantiated and proven. If the violation has been proven by a preponderance of the evidence, then the public officer shall give the property owner an amount of time to cure the violation no greater than 60 days from the date of the hearing.
[Amended 10-27-1998 by Ord. No. 36-98]
(2) 
A finding of guilt in the Municipal Court or any court of competent jurisdiction shall create a presumption that a violation exists, and the burden shall then be on the property owner to rebut the presumption by clear and convincing evidence that the violation has been abated.
D. 
The owner shall comply with the terms of the order issued by the public officer at the public hearing. Failure by the owner to comply with the terms of the order within the time frame enumerated in the order shall allow the City to take action pursuant to the terms of the order under § 262-14.
Whenever the enforcement officer shall issue a violation notice or notice to vacate and repair or remove, he shall give such notice to the owner of record or agent as defined in this article of the Code and to the person in control of the premises if the same may be located with reasonable effort, by return receipt registered or certified mail or by personal service issued through an officer of the City of Long Branch or through other legally accepted means. Service on nonresidents or persons who cannot be found in the City of Long Branch shall be made by sending a copy of such notice to the owner of record by registered or certified mail to such owner's last known address.
A. 
In the event that the owner of record fails to comply with a notice to vacate, repair or remove within the time period enumerated in the order given by the public officer, or in the event that there exists an emergency circumstance which presents an eminent or immediate threat of danger to human life or limb, health, property or public safety, the enforcement officer may enter the premises concerned and cause the same to be repaired or removed and any dangerous conditions to be remedied, as the case may be, and any violation to be abated at the expense of the owner of record as defined by this article.
B. 
The enforcement officer shall certify as to the steps that were taken to abate the nuisance, violation or eminent and immediate threat and the costs incurred thereby.
A. 
The City of Long Branch by resolution may instruct any department or agency thereof to clean property or abate violations, nuisances or emergency circumstances which present eminent or immediate threat of danger to human life or limb, health, property or public safety, as defined under this article of the Code, or hire an independent contractor to do the same as such situations arise.
B. 
The municipality may enact a resolution which will contain a list of contractors available for such work. Such resolution may be enacted on an annual basis, and the same shall be sufficient for the incurrence of such costs which are less than the legal amount which would require public bidding.
A. 
Costs of cleanup, remediation, abatement or correction of other violations as defined in this or any chapter of the Code, including but not limited to relocation fees, shall be certified to the Tax Collector, to be enforced on a parody as and with the lien for unpaid real estate taxes. Said expenses shall thereby constitute a lien on the premises and shall be entered on the tax records kept by the Tax Collector and shall be collectible as are overdue taxes pursuant to this Code.[1]
[1]
Editor's Note: See Ch. 306, Taxation.
B. 
The municipality may bring an action in the Superior Court to recoup any and all costs and fees not made a part of a tax lien, including attorneys' fees incurred in the abatement process and in the effort to recoup costs.
[Added 3-10-1998 by Ord. No. 5-98]
A. 
Fees shall be as follows:
(1) 
Cutting and/or clearing and removal of grass, weeds, overgrowth and brush:
Property Size
Growth Height Up to 12 Inches
Over 12 Inches
Up to 2,500 square feet
$ 75
$100
2,501 to 5,000 square feet
$100
$150
Over 5,000 square feet
$200
$225
(2) 
Cutting and/or trimming and removal of trees:
(a) 
Hourly labor rate: $40.
(b) 
Disposal fee: 20% over cost.
(3) 
Clearing and/or removal of debris:
(a) 
Hourly rate: $40.
(b) 
City to provide dumpster containers at current rate.
(4) 
Extermination services:
(a) 
Services to be provided by City contractor a current contract rate.
(5) 
Boarding and/or securing of buildings and/or structures:
(a) 
Hourly labor rate: $40.
(b) 
Twenty percent over cost of materials.
(6) 
Demolition services:
(a) 
Competitive bid/quote as required by the Purchasing Agent.
(7) 
Relocation of tenants/residents:
(a) 
Actual costs per occurrence.
(8) 
Repair of excavations of dangerous conditions of property:
(a) 
Hourly rate:
[1] 
Backhoe/loader: $85.
[2] 
Rubber tire loader: $100.
[3] 
Dump truck, five to 10 yards: $40.
[4] 
Tandem dump truck: $55.
[5] 
Pickup truck: $25.
(b) 
Zone 3 select, clean fill: $140 per ton delivered.
(c) 
Laborer: $16 per hour.
(9) 
Towing/vehicle removal:
(a) 
Police Department SOP will be used to remove abandoned/unregistered vehicles.
(10) 
Licensed plumber and electrician, hourly labor rate:
(a) 
Licensed plumber:
[1] 
Regular rate: $49.95.
[2] 
Overtime: $59.95.
(b) 
Licensed plumber helper:
[1] 
Regular rate: $14.95.
[2] 
Overtime: $19.95.
(c) 
Licensed electrician:
[1] 
Regular rate: $45.
[2] 
Overtime: $67.50.
(d) 
Licensed electrician helper:
[1] 
Regular rate: $25.
[2] 
Overtime: $37.50
(e) 
Twenty percent costs of materials.
B. 
All of the fees set forth above shall be first certified to the Administrator of the City of Long Branch and the Chief Financial Officer of the City of Long Branch then shall be added as liens against the property through the Office of the Tax Collector. In addition, any and all filing fees incurred by the Office of the Tax Collector shall be includable as additional liens.
[Amended 10-27-1998 by Ord. No. 36-98]
Any person or entity who violates any provision of this article shall, upon conviction thereof, be punishable as provided in Chapter 1, General Provisions, Article I. Each day that a violation continues after due notice of the penalty has been effectively served shall be deemed a separate offense.
A. 
Whenever the public officer finds that an emergency exists which requires immediate action to protect the public health or safety, he may, without notice or hearing, issue an order requiring that such action be taken as he determines necessary, applying the statutes and provisions of this article to meet the emergency, and such order shall be effective immediately, and any person to whom such order is directed shall be obliged to comply immediately. Any such person may petition to the public officer for a hearing on such order, which hearing shall be conducted not later than five days after receipt of this petition.
B. 
In the event that the public officer orders immediate action by the City of Long Branch's Department of Public Works, or such independent contractor as may be hired by the City, to protect the public health or safety pursuant to Subsection A hereof, the following costs and fees shall be charged to the affected property owner or owners for such emergency work, and which costs and fees shall be a lien against the subject property and collectible as provided in § 262-16 of this article:
(1) 
During regular work hours: at an amount to be established by the Council of the City of Long Branch on an annual basis via resolution.
(2) 
After working hours: at an amount to be established by the Council of the City of Long Branch on an annual basis via resolution.
(3) 
Holidays and Sundays: at an amount to be established by the Council of the City of Long Branch on an annual basis via resolution.
(4) 
Materials and equipment used to be charged based upon costs incurred by the City.
In any case where the provisions of this article impose a higher standard then set forth in any other ordinance of the City of Long Branch or other laws within the State of New Jersey, then the standards set forth herein shall prevail; but if the provisions of this article impose a lower standard then any other ordinance of the City of Long Branch or other laws within the State of New Jersey, then the higher standard contained in any such other ordinance or laws shall prevail.