HomeMy WebLinkAboutMINUTES - 07262005 - D2 TO: BOARD OF SUPERVISORS �� `, �-�`• ' Contra
FROM: CARLOS BALTODANO, DIRECTOR
Costa
BUILDING INSPECTION DEPARTMENT - County
�r
DATE: July 19, 2005
SUBJECT: RESIDENTIAL RENTAL INSPECTION PROGRAM (RRIP)
SPECIFIC REQUEST(S)OR RECOMMENDATION(S)&BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. ADOPT Ordinance No. 2005-17, adding Chapter 720-8 to the Ordinance Code, to
establish a residential rental unit inspection program in the unincorporated area of the
County.
2. CONDUCT a public hearing on adoption of rental unit inspection and reinspection fees
and self-certification application fees.
3. ADOPT fees of $180 for inspections and reinspections of rental units subject to
inspection under Ordinance No. 2005-17, $30 for inspections of additional units in a
multi-unit rental subject to inspection under the ordinance, and$50 for self-certification
applications authorized by the ordinance.
CONTINUED ON ATTACHMENT: ✓ YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
4.0�pP OV OTHER
SIGN RES
NOF A D ONAPPROVED AS RECOMMENDED ,�OTHER
I../ AL
ADOPTED the recommendations and DIRECTED a report back to the Board in one year examining
progress and any potential modifications recommended.
Speakers:
Norma Siegfiied,Bay Point Municipal Advisory Council; Vicki 2umwatt,Bay Point Municipal Advisory Council; Michael F.
Sazabia, Bay Point resident; Gloria Magleby, Bay Point resident; Michael F. Keir, Bay Point resident; Bruce Olsen of
Pittsburg.
VOTE OF SUPERVISORS
` I HEREBY CERTIFY THAT THIS IS A TRUE
UNANIMOUS(ABSENT AND CORRECT COPY OF AN ACTION TAKEN
AYES: NOES: AND ENTERED ON THE MINUTES OF THE
ABSENT: ABSTAIN: BOARD OF SUPERVISORS ON THE DATE
SHOWN.
Contact:
ATTESTED: ,Zi.Lld
cc: Building Inspection John Sweeten,Clerk Board of Supervisors
County Administrator and County Administrator
County Counsel
Redevelopment Agency
Environmental Health
BY EPUTY
CB:nr
lbdord\«ip 7-19-05
July 19, 2005
Residential Rental Inspection Program (RRIP)
FISCAL IMPACT
No impact to the General Fund since the program is designed to be self-supporting.
A. A Fee of$180.00 per inspection will allow for the recovery of the following:
• Reasonable costs of inspections and reinspections performed by Contra
Costa County Building Inspection staff to determine compliance with
Ordinance Code Chapter 720-8, the Residential Rental Inspection
Program Ordinance.
• Reasonable administrative and overhead costs incurred by the
Department in implementing and maintaining the RRIP.
Multi-unit structures will be charged $180.00 for the first unit and $30.00 for
each additional unit.
B. Aself-certification application fee of$50.00 will allow for the recovery of the
following:
• Reasonable costs associated with staff processing of self-certification
applications.
BACKGROUND/REASONS FOR RECOMMENDATIONS
On June 28, 2005, the Board of Supervisors voted unanimously to introduce the County's
Residential Rental Inspection Program (RRIP)Ordinance, County Ordinance No.2005-17,
adding Chapter 720-8 to the Ordinance Code. Staff recommends adoption of the
ordinance and fees authorized by the ordinance.
The Ordinance mandates inspection of all rental units including Single-Family Homes
(SFH), Residential Hotels (SRO's) and Section 8 housing. Under this new Ordinance,
rental units and their premises are to be inspected over afive-year cycle. If a unit is in full
compliance with applicable codes and standards, it will not be inspected for the next five
years. If on the other hand a unit is determined to pose a substantial threat to health and
safety, it will be placed on a bi-annual inspection cycle. The program is designed to be
self-sufficient. Therefore, program fees will be levied to fund the program.
There are approximately 15,000 rental units in the County. In order to inspect these units
a program has been developed to inspect the units over eve years. The Building
Inspection Department will make every effort to inspect units in increments of
approximately 3,000 per year over afive-year period.
Page 2 of 3
July 19, 2005
Residential Rental Inspection Program (RRIP)
Based on the number of inspections to be performed over the five-year period, a flat fee of
$180 is recommended to be charged per inspection. This fee would cover the inspection
of rental units and their premises(e.g., parking area, garages, sheds, etc.). The$180 fee
would entitle the property owner to the initial inspection and one (1) reinspection.
The program is designed to be self-supporting. Therefore, fees need to be charged to
generate sufficient revenue to effectively implement the program. These fees reflect the
reasonable cost of providing services under the program. The fee structure that is being
recommended is designed to minimize impact to property owners who maintain their rental
units.
Additional reinspections will be billed at$180 per site visit and per unit. This is a new fee
and will be part of an amendment to the Fee Schedule. For example, if a rental unit needs
to be inspected for the third time, the total bill would be $360 (the original $180 plus$180
for the 3dvisit). Note: the second inspection is a courtesy follow-up inspection at no cost.
Multi Unit Structures
For multi-family rental units a fee of$180 will be charged for the first unit and$30 for each
additional unit. Owners of multi-unit structures will be given the option to self-certify their
properties in lieu of inspections of each unit. If a property owner chooses this option, a
self-certification application and payment of a fee of $50 shall be made by the property
owner prior to inspection. Under this option the Department will inspect 20% of the units
on a random basis and, if these units are deemed to be in compliance, the Department will
only charge the property owner for the units inspected. For example, a 10-unit structure
that is in full compliance after 20% of the units have been inspected will only be charged
$260 ($180 + $30 + $50) instead of$450 ($180 + $30 x 9). (See Attachment A)
Summary of Fees
Initial Inspection and First Reinspection $180
Subsequent Reinspections $180/inspection
Multi Unit Structures $180 first unit
$30 each additional unit
Self-Certification Application $50
The publication requirements of Government Code Section 6062a have been met. A
notice of this public hearing appeared in the Contra Costa Times on July 7, 2005 and July
13, 2005.
Page 3 of 3
ORDINANCE NO. 2005-17
RENTAL DWELLING UNIT MAINTENANCE AND INSPECTION
The Contra Costa County Board of Supervisors ordains as follows (omitting the parenthetical footnotes
from the official text of the enacted or amended provisions of the County Ordinance Code):
SECTION I. SUMMARY. This ordinance establishes a comprehensive program of periodic
inspections of specified rental dwelling units in the County. This ordinance requires property owners to
maintain rental dwelling units and their premises in accordance with state and local building and housing
laws and with maintenance standards established by this chapter. This ordinance requires property
owners to correct all substandard conditions identified during inspections carried out under this chapter
andprovides for reinspections of properties to ensure that substandard conditions are corrected.
SECTION H. Chapter 720-8 is added to the County Ordinance Code, to read:
Chapter 720-8
RENTAL DWELLING UNIT MAINTENANCE AND INSPECTION
Article 720-8.2
General Provisions
720-8.202 Title. This chapter is known as the Rental Dwelling Unit Maintenance and Inspection
Ordinance of Contra Costa County. (Ord. 2005-17 § 2.)
720-8.204 Purposes. The purposes of this ordinance are to proactively identify blighted and
deteriorated housing stock; ensure the rehabilitation or abatement of housing that does not comply with
state and local building and housing laws and with maintenance standards established by this chapter or
is unsafe to occupy; and preserve and enhance the quality of life for residents of the County living in
rental dwelling units. (Ord. 2005-17 § 2.)
720-8.206 Definitions. For purposes of this chapter, the following words and phrases have the
following meanings:
(a) "County Building Official" is the director of the Building Inspection Department or his or her
designee,
(b) "Property Owner" means a person, persons, corporation,partnership, limited liability company,
or any other entity holding fee title to the subject real property. If more than one person or
ORDINANCE NO. 2005-17
1
entity owns the subject real property, "property owner" refers to each person or entity holding
any portion of the fee interest in the property, and the property owners' obligations in this
chapter are joint and several as to each property owner.
(c) "Rental Dwelling Unit" means any building or portion of a building in the unincorporated area of
the County that contains living facilities, including provisions for sleeping, eating, cooking, and
sanitation, which is hired, rented or leased by a person within the meaning of Civil Code
Section 1940. A "rental dwelling unit" includes a single family dwelling, or a unit in a multifamily
or multipurpose dwelling, or a unit in a condominium or cooperative housing project, or any
room or group of rooms located within a dwelling and forming a single unit with facilities that
are used or intended to be used for living, sleeping, cooking or eating. The definition of rental
dwelling unit applies to any dwelling space that is actually used or available for residential
purposes whether or not the residential use is legally permitted. The definition of rental dwelling
unit applies to single room occupancy hotels but does not apply to any other hotels, motels, or
bed and breakfast facilities.
(d) "Single Room Occupancy Hotel"means any building that contains six or more rooms intended
or designed to be used, rented or occupied for sleeping or living purposes by tenants and is the
primary residence of those tenants. A"single room occupancy hotel"is not a building
containing six or more rooms that is primarily used by transient guests who do not occupy the
building as their primary residence.
(e) "Substandard Condition" means a rental dwelling unit or its premises that is:
(1) Not in compliance with the California Building Standards Codes as adopted in Title 7
of this code, including the building, electrical, plumbing, and mechanical codes; the
Uniform Housing Code as adopted in Title 7 of this code; the State Housing Law
(Health and Safety Code section 17910 et seq.); or the exterior maintenance standards
and site maintenance standards established by Article 720-8.4; or
(2) Unsafe to occupy pursuant to the Uniform Housing Code, as modified. (Ord. 2005-17
§ 2.)
720-8.208 Application.
(a) This chapter applies to all existing residential rental dwelling units, as defined in this chapter,
including units owned, operated, or subsidized by public agencies, except for units owned by
the Housing Authority of the County of Contra Costa and except as provided in Section 720-
8.210. This chapter also applies to the premises on which these units are located, including
ORDINANCE NO. 2005-17
2
parking lots, driveways, landscaping, accessory structures, fences, walls, swimming pools, hot
tubs, and spas.
(b) The provisions of this chapter are supplementary and complementary to other provisions of this
code and applicable statutes. Nothing in this chapter may be construed to limit any existing
right of the County to abate nuisances or to enforce any provisions of applicable law, statute, or
this code, including provisions of uniform codes adopted by reference in this code. These
provisions include,,but are not limited to, the California Building Standards Codes as adopted in
Title 7 of this code, including the building, electrical,plumbing, and mechanical codes; the State
Housing Law(Health and Safety Code section 17910 et seq.); and Title 8 of this code. (Ord.
2005-17 § 2.)
720-8.210 Exemptions.
(a) All mobilehomes,manufactured homes, recreational vehicles, and other dwelling units located in
a mobilehome park are exempt from this chapter.
(b) Newly constructed buildings are exempt from this chapter for a period of 10 years. The
exemption period for a building begins to run on the date the Building Inspection Department
issues the initial notice of occupancy for the building. (Ord. 2005-17 § 2.)
720-8.212 Administration. This chapter is administered and enforced as deemed necessary by the
County Building Official. The County Building Official may establish procedures implementing this
chapter. (Ord. 2005-17 § 2.)
Article 720-8.4
Standards
720-8.402 Responsibility for Property Maintenance. Every property owner of a rental dwelling
unit in the unincorporated area of the County shall.-
(a) Maintain the rental dwelling unit and its premises so that no substandard condition exists at the
rental dwelling unit or on the premises;
(b) Correct all substandard conditions before a reinspection occurs; and
(c) Be liable for violations of this chapter regardless of any contract or agreement with any third
party concerning the rental dwelling unit and its premises. (Ord. 2005-17 § 2.)
ORDINANCE NO. 2005-17
3
720-8.404 Exterior Maintenance Standards. Rental dwelling units and premises shall meet the
following exterior maintenance standards:
(a) Buildings, or portions of buildings, must have exterior walls that are weathertight and watertight,
and kept free of deterioration,holes,breaks, or loose boards or coverings. Roof surfaces must
be watertight and not have any defects that will allow water to enter into the structure.
(b) The exterior finish of all structures on the premises must be maintained. If the exterior finish of a
structure is paint or stain., the structure must be repainted or restained before the exterior finish
has substantially deteriorated.
(c) All architectural projections such as cornices,moldings, lintels, sills and similar projections must
be maintained in good and safe condition and free of defects.
(d) All chimneys, antennae, vents, gutters and downspouts and similar projections or building
accessories must be structurally sound and in good and safe condition. These projections must
be properly secured to an exterior wall or roof.
(e) Windows must be soundly and adequately glazed, free from loose and broken glass and cracks
that could cause physical injury or allow the elements to enter the structure. Exterior doors
must be maintained weathertight, watertight and rodent proof.
(f) All structures and exterior property must be maintained free of rodent, insect or vermin
infestation, as set forth in Chapter 416-14 of this.code.
(g) All accessory structures must be maintained in a state of good and safe condition or removed
from the site. These structures include, but are not limited to, clubhouses, offices, maintenance
buildings, carports, retaining walls, fences, garages, swimming pools, spas, hot tubs, and
miscellaneous sheds or structures. (Ord. 2005-17 § 2.)
720-8.406 Site Maintenance Standards. Rental dwelling units and premises shall meet the following
site maintenance standards:
(a) All units and premises must be clear of weeds, vegetation,junk (including, but not limited to,
abandoned, unused or nonoperational appliances, equipment, vehicles, machinery, or
household furnishings), dead organic matter, debris, garbage, stagnant water, combustible
materials, and similar materials or conditions that constitute fire, health, or safety hazards.
ORDINANCE NO. 2005-17
4
(b) All parking areas must be clear of potholes, cracks or other deterioration. All striping and
signage, including parking signage and fire lane or access signage,must be clearly legible and
maintained in good condition.
(c) All landscaped areas must be maintained so as not to constitute a public safety hazard and all
dead or severely damaged plant materials shall be removed. If upon inspection the inspector
reasonably determines that landscape areas constitute a public safety hazard, the property
owner shall submit a landscape plan to the Community Development Department for approval.
If a rental dwelling unit and premises are in a land use district requiring a development plan, the
landscape plan must conform to the development plan initially approved by the County. All
other landscape plans must provide for the replacement of all dead or severely damaged plant
material with plant material equivalent to that removed. Landscape areas include right-of-ways
and detention or pond areas. Driveways, hardscape parking areas,patios or walks are not
included as landscape areas.
(d) Refuse enclosures must be installed and maintained. All refuse must be kept inside the
enclosure. Oversized trash that will not fit within the refuse enclosure, or designated
receptacles, must be removed from the property. "Refuse"has the meaning set forth in Chapter
416-14. (Ord. 2005-17 § 2.)
Article 720-8.6
Enforcement
720-8.604 Inspections of Rental Dwelling Units.
(a) Unless otherwise exempt under this chapter, every rental dwelling unit is subject to inspection
by the County Building Official to determine whether any substandard condition exists at a
rental dwelling unit or its premises.
(b) Inspections under this chapter will occur on a periodic basis. The County Building Official will
establish procedures specifying the frequency of inspections of rental dwelling units. (Ord.
2005-17 § 2.)
720-8.604 Notice of Intent to Inspect. Before an inspection occurs under this chapter, a notice of
intent to inspect a rental dwelling unit will be mailed by first class mail to the property owner at the
property owner's last known address as it appears on the latest equalized tax assessment roll of the
County. In the case of multiple property owners, notice to any of the property owners is sufficient
notice. The notice will state the date and time of the inspection. The inspection will be scheduled at
least 14 days after the date the notice of inspection is mailed. (Ord. 2005-17 § 2.)
ORDINANCE NO. 2005-17
5
720-8.606 Notice to Tenants. The property owner must notify the individual tenants of the date and
time of the inspection. (Ord. 2005-17 § 2.)
720-8.608 Refusal to Inspect. If the occupant of the unit does not consent to the entry for
inspection, the County Building Official is authorized to seek an 'inspection warrant from a court of
competent jurisdiction to cause the inspection to take place. (Ord. 2005-17 § 2.)
720-8.610 Notice and Order to Correct.
(a) If,upon inspection, any substandard condition exists within the rental dwelling unit or its
premises,the County Building Official will provide the property owner with a written"Notice
and Order to Correct" that describes the substandard condition or conditions and the location
of the substandard condition or conditions. The notice will specify a reasonable time for
correction of the substandard condition or conditions that ranges, depending on the severity of
the condition, from 24 hours to 60 days from the date of the notice.
(b) If the property owner applies in writing to the County Building Official for an extension within
the original correction period, the County Building Official may extend the period for correction
of the substandard condition or conditions if the County Building Official determines that the
property owner has established that correction has been diligently pursued but the correction
could not be completed within the original correction period.
(c) The Notice and Order to Correct will be mailed by first class mail to the property owner at the
property owner's last known address as it appears on the latest equalized tax assessment roll of
the County. In the case of multiple property owners, service of the Notice and Order to
Correct on any of the property owners is sufficient. (Ord. 2005-17 § 2.)
720-8.612 Permits. Before initiating any correction of the substandard condition or conditions
identified in the Notice and Order to Correct, the property owner of the rental dwelling unit shall obtain
all necessary permits and pay all required fees for the permits, including, without limitation, any penalty
imposed by this code by reason of any repair, improvement or maintenance which had been done in the
past without a required permit, inspection or final approval. (Ord. 2005-17 § 2.)
720-8.614 Reinspections. One or more reinspections will be conducted to verify that the
substandard condition or conditions identified in the Notice and Order to Correct have been corrected.
Following the expiration of the correction period and any extensions, the property owner shall pay a
reinspection fee and arrange with the County Building Official for reinspection of the property to
determine whether the substandard condition or conditions have been corrected. The property owner
ORDINANCE NO. 2005-17
6
shall provide all required notice to any tenants. If the County Building Official appears at the rental
dwelling unit for the inspection as scheduled and access is denied, the owner shall pay an additional
reinspection fee for each subsequent scheduled reinspection. Violations not noted on the initial
inspection report but discovered on reinspection must be corrected by the property owner as set forth
in this chapter. (Ord. 2005-17 § 2.)
720-8.616 Self-Certification. Following receipt of a notice of intent to inspect, a property owner of
four or more units may request to self-certify that the property meets the standards and requirements of
this chapter. Self-certification shall occur as follows:
(a) The property owner shall complete a self-certification application on form provided by the
County Building Official and pay a self-certification fee. The property owner will then be
provided with a self-certification checklist.
(b) The property owner shall conduct a self-inspection of all rental dwelling units and the premises,
and certify that the conditions at the property meet the standards listed on the self-certification
checklist.
(c) Upon the County Building Official's receipt of the checklist, the County Building Official will
inspect 20 percent of the total rental dwelling units selected at random.
(d) If no substandard conditions exist in the inspected rental dwelling units, the County Building
Official will conduct no further inspections under the procedures established by this chapter until
the next inspection period.
(e) If one or more substandard condition exists at any of the inspected rental dwelling units, then all
units will be inspected, a notice and order to correct will be issued for all substandard
conditions in accordance with Section 720-8.610, and reinspections will occur in accordance
with Section 720-8.614. (Ord. 2005-17 § 2.)
720-8.618 Remedies. If, after a Notice and Order to Correct, a property owner fails to correct the
substandard condition(s)within the time allowed, the County may seek code compliance by any
remedy allowed under this code, including but not limited to infraction prosecution(Chapter 14-8),
administrative penalties (Chapter 14-12), abatement(Chapter 14-6), and any other remedy allowed by
law, including notification to the Franchise Tax Board of the property owner's noncompliance for
purposes of disallowance for state income tax purposes of interest, depreciation, taxes, or amortization
deductions, derived from the property ownership of substandard rental housing as set forth in California
Revenue and Taxation Code Section 24436.5. (Ord. 2005-17 § 2.)
ORDINANCE NO. 2005-17
7
720-8.620 Appeals. The property owner may appeal any determination of the County Building
Official made under this chapter in the time allowed and in the manner prescribed in Chapter 14-4 of
this code. (Ord. 2005-17 § 2.)
Article 720-8.8
Fees and Costs
720-8.802 Fees. Reinspection fees and self-certification fees will be in amounts established by the
Board of Supervisors in the Building Inspection Department's fee schedule. (Ord. 2005-17 § 2.)
720-8.804 Relocation Costs. If any tenant is displaced from a rental unit after an order to vacate
issued by the County Building Official because a violation is of such a nature that the immediate health
and safety of the tenant is endangered, the costs and expenses of relocating the tenant from the unit are
the responsibility of the property owner to the extent required by state law. (Ord. 2005-17 § 2.)
SECTION III. EFFECTIVE DATE. This ordinance becomes effective 30 days after passage, and
within 15 days after passage shall be published once with the names of supervisors voting for or against
it in the Contra Costa Times, a newspaper published in this County.
PASSED on 2oor by the following vote:
AYES: --�j I
NOES: N
AB SENT: \1 vrv- t
ABSTAIN: 1\4 vy-,e,
Of
ATTEST: JOHN SWEETEN, '1z"
Clerk of the Board of Supervisorl'pr B/Va',rd Chair
and County Administrator
By: [SEAL]
uty
TLG:
H:\2005\Code Enforcement\Rental inspection ord\rental inspection ord-final.wpd
ORDINANCE NO. 2005-17
8
ATTACHMENT A
RESIDENTIAL RENTAL INSPECTION PROGRAM (RRIP)
STAFFING PLAN AND RELATED COSTS
Position FTE Rate Total Culmulative
Costs Costs
Direct Staffing
Senior Clerk 1.0 66,000 66,000
Account Clerk 0.5 65,000 32,500
Building Inspector 11 1.0 113,000 113,000
Sr. Building Inspector 1.0 123,000 123,000
Sub total 3.5 334,500
Indirect Staffing
Admin Staffing 0.5 70,000 351000
Principal Building Inspector 0.2 127,000 19,050
Chief, Property Conservation 0.1 1461000 14,600
Sub total 0.8 68,650
Total Staffing Costs 4.3 $403,150
Annual Non-Staffing Costs
Supplies, Equipment 12,000
Software/Communication/Data Lines 30,000
Computers and Equipment 9,000
Occupancy Cost 30,000
Vehicles 2 12,000 24,000
Sub total 105,000
Total Annual Costs $508j150
One Time Costs
Software/Communication/Data Lines 140,000
Furniture 18,000
Computers and Equipment 8,000
Total One Time Costs/Five year average 166,000
One time costs spread over five years = 5 $330200
Total Annual Cost of the RRIP $541,350
Justification for inspection pro-gram Fees
Average annual program cost for the five year implementation period $541)350
Estimated number of inspections per year 3,000
Cost per inspection $180
Justification for Self-Certification fee
Estimated time to process each self-certification (hours) 3
Hourly cost of a clerical staff x $17
Cost of processing self-certification requests $51
l/
46
Rental Dwelling Inspection Ordinance 2005-17 26 July, 2005
Board of Supervisors Hearing. p 10 am Room 107
Martinez, California
A Rental Dwelling Inspection Ordinance was considered in Richmond and rejected as clearly
discriminatory.Consider this,would the County approve a Dwelling Inspection Ordinance?
Of course not.Not because all homeowners are "good and safe", like the present ordinance
mandates but, because the cost would be prohibitive to the County as it would have been to
Richmond. Io both Bay Point and Richmond,tenants are predominantly minorities.In
40
Richmond, the majority of its people are protected by the city from discrimination.
Loophole: "Good and safe" appears in four places and may be interpreted to require work
that will increase rents and, effectively, evict those deemed to Not Meet this subjective and
elastic criteria (is "good" used in a moral, religious, esthetic sense or simply a subjective
preference?Lawyers will drive a truck in this loophole).The consequences and implications
lead to unaffordable rents. The ordinance will be seen, and is, discriminatory, like it was
found in Richmond. The Federal government funds legal defense against such actions, the
County will spend funds to defend this Ordinance-funds needed elsewhere.
Recommendation: Consider adding financial help in the form of grants or loans for rental
units that fail to meet inspector's criteria but the tenant does meet the County's definition of
"low-income" and place a rent increase limit; otherwise the rent would be increased which,
effectively,evicts the tenant.However,this is,presently,impractical because County roads
and classrooms are overcrowded and those are far more urgent County problems.
Therefore, I urge you to table this Ordinance until it has precise legal criteria that
meets objective requirements and funds are available to minimize tenant evictions.
When inspections, eventually, cause an eviction, due to rent increases, these issues remain:
1. Is there a place where "low-income" tenants may live?
2. Are there enough spaces for all the homeless that will be created by this Ordinance?
3.Is there an estimate on the number that will probably have to move,or effectively evicted,
due to rent increases?
Some of us can say "it is not my problem" but you will decide if it is a County
problem. It is a people problem, not just an aesthetic problem.
The consequences will be real to many, even if unintended by the few.
Michael F. Sarabia
P.O. Box 5156
Bay Point, CA 94565