HomeMy WebLinkAbout1531 Gulf 2020-12-14 Case FilesCODE CASE ACTIVITY REPORT (CODE-000623-2020)
Case Type:
Status:
Assigned To Opened Date:
Closed Date:Address:
Code Enforcement
1531 Gulf St
San Luis Obispo, CA 93405
In Violation
10/02/2020
Activity Date Created By Activity Type CommentsActivity Name
10/02/2020 See inspection REQ-09945-2020 for
notes/photos.
InspectionJohn Mezzapesa 10/1/20
10/12/2020 Sent to PO and subject addresses via first
class mail
Notice of ViolationJohn Mezzapesa 10/12/20
11/25/2020 Email with PO. PO advises that the tenant will
not allow him or a professional plumber to
perform the necessary repairs. 30 day
extension granted.
CorrespondenceJohn Mezzapesa 11/12/20
12/14/2020 See inspection CODE-10284-2020 for
notes/photos.
InspectionJohn Mezzapesa 11/12/20
December 14, 2020 Page 1 of 1
INSPECTION WORKSHEET (REQ-09945-2020)
[Auto]Case Number:Case Module:Permit Management
10/01/2020 FailedInspection Status:Inspection Date:
Initial InspectionInspection Type:Inspector:John Mezzapesa
Job Address:Parcel Number:1531 Gulf St
San Luis Obispo, CA 93405
004-442-027
Company Name NameContact Type
STEVENS HENRIETTA M LIVING TRUST
Checklist Item CommentsPassed
General Inspection Comments False Inspection performed with access granted from current tenant
(RP). The RP advised of substandard conditions in the bathrooms
and laundry room. The drain pipe of the bathtub/shower has been
removed and the shower head was missing. A note dated 9/23/20
in the bathroom stated that repairs were estimated to take place
within one week. The side of the sink cabinet showed evidence of
moderate water damage. The drain pipe used under both the
sinks in the bathrooms were of the flexible, corrugated type. The
kitchen sink showed evidence that it was leaking in the cabinet
below and the sink drained very slowly. A smoke detector was
missing in the hallway area outside of the northwest bedrooms.
Drywall was missing from the interior wall in the laundry area.
Additionally, the electrical receptacle servicing the laundry area
has been removed and replaced with a cover. An exterior patio
cover showed evidence of deterioration and failing structural
elements. The property owners arrived on scene and were
advised of some of the items in need of repair.
December 14, 2020 Page 1 of 1
1
Mezzapesa, John
From: John A. Marchetti <slomarch2@yahoo.com>
Sent:Thursday, October 1, 2020 2:16 PM
To:Liddell, Dan; rose marian; Mezzapesa, John
Subject:1531 Gulf St.
Attachments:Complaint.pdf
Mr. Lidell,
I have attached a copy of the court papers (complaint) Rose Marian vs. Jeffrey & Kimberly Specht. The first paragraph of
the last page (Addendum 2/2) states "Jeffrey Specht prevented Plaintiff from correcting a city ordinance citation." Rose
Marian is the landlord, Jeffrey is the problematic resident being evicted.
John Mezzapesa spoke with Rose and I today. He is aware of the situation with Jeffrey and said he will work with
Rose. He inspected the home and found a few minor plumbing issues with the home (30 days to correct), but nothing to
classify the home as uninhabitable as Jeffrey is claiming. Mr. Mezzapesa was very helpful. Thanks to him Rose will be
able to tell the Judge the city found the home to be "habitable".
Jeffrey has already obstructed me from fixing the issues and violations twice (9/09/20 and 9/29/20). I will have them
corrected as soon as Jeffrey stops obstructing me, or right after he is evicted. Rose or I will contact you and Mr.
Mezzapesa when the fixes are completed.
Sincerely,
John Marchetti (Rose Marian's son)
Notice to Correct Code Violation(s)/Notice of Violation
(Courtesy Warning Prior to Issuance of Administrative Citation)
October 12, 2020
STEVENS HENRIETTA M LIVING TRUST
263 VISTA CT
LOS OSOS, CA 93402
SUBJECT ADDRESS: 1531 GULF SAN LUIS OBISPO, CA 93405 APN: 004-442-027
Code Case #: CODE-000623-2020
Dear Property Owner,
On October 2, 2020 City of San Luis Obispo Community Development Department staff noted the
following violations of the San Luis Obispo Municipal Code or other relevant codes at the above listed
address:
1. The drain line for the bathtub located in the hall bathroom has been removed. The shower head
was also missing.
SLO Municipal Code § 15.02.010, International Property Maintenance Code § 504.1:
Plumbing systems and fixtures – General. All plumbing fixtures shall be properly installed and
maintained in working order, and shall be kept free from obstructions, leaks and defects and be
capable of performing the function for which such plumbing fixtures are designed. All plumbing
fixtures shall be maintained in a safe, sanitary and functional condition.
Corrective Action: Repair/replace the drain line and missing shower head. In lieu of a
reinspection, a final invoice from a licensed, qualified plumber may be submitted for review. If
an invoice is to be submitted, please include repairs to all listed plumbing deficiencies in this
notice.
2. Water damage was observed on the cabinet located in the hall bathroom.
San Luis Obispo Municipal Code § 15.02.010, International Property Maintenance Code §
305.3:
Interior surfaces. All interior surfaces, including windows and doors, shall be maintained in
good, clean and sanitary condition. Peeling, chipping, flaking or abraded paint shall be
repaired, removed or covered. Cracked or loose plaster, decayed wood and other defective
surface conditions shall be corrected.
Corrective Action: Repair/replace the water damaged cabinet.
1531 Gulf
October 12, 2020
Page 2
3. A smoke detector was missing in the hallway area outside of the northwest bedrooms.
San Luis Obispo Municipal Code § 15.02.010, CA Residential Code § R314.3:
Smoke Alarms, Location. Smoke alarms shall be installed in the following locations:
1. In each sleeping room.
2. Outside each separate sleeping area in the immediate vicinity of the bedrooms.
3. On each additional story of the dwelling, including basements and habitable attics and
not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with
split levels and without an intervening door between the adjacent levels. a smoke alarm
installed on the upper level shall suffice for the adjacent lower level provided that the
lower level is less than one full story below the upper level.
4. Smoke alarms shall be installed not less than 3 feet (914 mm) horizontally from the door
or opening of a bathroom that contains a bathtub or shower unless this would prevent
placement of a smoke alarm required by Section R314.3.
Corrective Action: Install a smoke detector in the northwest hallway.
4. Flexible, corrugated piping was observed in use under both bathroom sinks.
SLO Municipal Code § 15.02.010, California Plumbing Code § 701.3.3:
Drainage Fittings. Type. Fittings used for drainage shall be of the drainage type, have a smooth
interior water-way, and be constructed so as to allow 1/4 inch per foot (20.8 mm/m) grade.
Corrective Action: Replace the flexible type drainpipes with the correct smooth interior type. In
lieu of a reinspection, a final invoice from a licensed, qualified plumber may be submitted for
review. If an invoice is to be submitted, please include repairs to all listed plumbing deficiencies
in this notice.
5. A large portion of drywall have been removed in the laundry room.
San Luis Obispo Municipal Code § 15.02.010, International Property Maintenance Code §
305.3:
Interior surfaces. All interior surfaces, including windows and doors, shall be maintained in
good, clean and sanitary condition. Peeling, chipping, flaking or abraded paint shall be
repaired, removed or covered. Cracked or loose plaster, decayed wood and other defective
surface conditions shall be corrected.
Corrective Action: Replace the missing drywall.
6. Access to the electrical receptacle in the laundry room servicing the washer and dryer has been
removed with the installation of a faceplate.
SLO Municipal Code § 15.02.010, International Property Maintenance Code § 605.2:
1531 Gulf
October 12, 2020
Page 3
Receptacles. Every habitable space in a dwelling shall contain not less than two separate and
remote receptacle outlets. Every laundry area shall contain not less than one grounding-type
receptacle or a receptacle with a ground fault circuit interrupter. Every bathroom shall contain
not less than one receptacle. Any new bathroom receptacle outlet shall have ground fault circuit
interrupter protection. All receptacle outlets shall have the appropriate faceplate cover for the
location.
Corrective Action: Replace the required receptacle in the laundry area.
7. The kitchen sink was leaking in the undercabinet and did not drain properly.
SLO Municipal Code § 15.02.010, International Property Maintenance Code § 504.1:
Plumbing systems and fixtures – General. All plumbing fixtures shall be properly installed and
maintained in working order, and shall be kept free from obstructions, leaks and defects and be
capable of performing the function for which such plumbing fixtures are designed. All plumbing
fixtures shall be maintained in a safe, sanitary and functional condition
Corrective Action: Repair the kitchen sink plumbing to stop all leaking and allow for proper
drainage. In lieu of a reinspection, a final invoice from a licensed, qualified plumber may be
submitted for review. If an invoice is to be submitted, please include repairs to all listed
plumbing deficiencies in this notice.
8. The patio cover in the rear yard showed evidence of deterioration and failing structural elements.
SLO Municipal Code § 15.02.010, International Property Maintenance Code § 302.7:
Accessory structures. Accessory structures, including detached garages, fences and walls, shall
be maintained structurally sound and in good repair.
Corrective Action: The patio cover is to be repaired or removed. A licensed contractor shall be
retained to determine the extent of the required repairs. Repairs will require the submission of a
building permit application and approval before work occurs. Alternatively, removal of the patio
cover will require the submission of an application for demolition and approval before work is to
commence.
A COPY OF THIS NOTICE MUST BE ATTACHED TO ALL APPLICATIONS FOR A PERMIT.
ALL REQUIRED WORK MUST BE COMPLETED WITHIN 90 DAYS OF PERMIT ISSUANCE.
We request that you voluntarily take action to correct the above noted violation(s) no later than
November 11, 2020. These violations constitute a public nuisance and must be abated. Failure to correct
the violation(s) by the specified date will result in the issuance of an Administrative Citation requiring
payment of FINES in accordance with SLOMC Chapter 1.24. For Municipal Code violations that
remain uncorrected after issuance of an Administrative Citation, the City may seek enforcement by other
civil or criminal remedies.
1531 Gulf
October 12, 2020
Page 4
Any person having a title interest in the property may request a Director’s review of this Notice by
completing the enclosed Request for Director’s Review Form and submitting it to the Community
Development Department via email at code@slocity.org or to 919 Palm Street, San Luis Obispo, CA
93406, within five (5) days of the date of this Notice. This Notice shall be deemed final unless you
timely file a Request for Director’s Review.
We look forward to working with you to resolve these violations and would like to thank you for your
efforts to maintain your property and to help preserve the safety and beauty of our community. If you
have questions, please contact the undersigned Officer at (805) 781-7179 or jmezzapesa@slocity.org.
Sincerely,
____________________________
John Mezzapesa, Code Enforcement Officer II
Cc: File
Enclosures: Request for Directors Review
1
Mezzapesa, John
From:Mezzapesa, John
Sent:Monday, October 19, 2020 12:40 PM
To: John A. Marchetti
Subject:RE: 1531 Gulf St. SLO
Hi John,
Thanks for the follow up.
Yes, by code, a smoke detector is required in each bedroom and in any hallway/area directly outside of
bedrooms.
In regards to your questions about egress windows the follow codes may be applicable in your scenario.
SLO Municipal Code § 15.02.010, International Property Maintenance Code § 702.4
Emergency escape openings. Required emergency escape openings shall be maintained in accordance
with the code in effect at the time of construction, and the following. Required emergency escape and
rescue openings shall be operational from the inside of the room without the use of keys or tools. Bars,
grilles, grates or similar devices are permitted to be placed over emergency escape and rescue openings
provided the minimum net clear opening size complies with the code that was in effect at the time of
construction and such devices shall be releasable or removable from the inside without the use of a key,
tool or force greater than that which is required for normal operation of the escape and rescue opening.
It basically boils down to whether the device is easily removable without the use of tools or force greater that
what would be required to open the window and removed screen if no A/C was present.
Please keep my updated as you move forward on the repairs. I will plan on checking back on the compliance
date listed on the Notice of Violations if I don’t hear from you sooner.
Regards,
John Mezzapesa
Code Enforcement Officer
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
slocity.org
From: John A. Marchetti <slomarch2@yahoo.com>
Sent: Thursday, October 15, 2020 8:28 PM
2
To: Mezzapesa, John <JMezzape@slocity.org>; rose marian <marianrm110@gmail.com>
Subject: 1531 Gulf St. SLO
John,
Thank you for inspecting 1531 Gulf St. and telling me what you discovered. I am working on correcting the issues. I have
already completed the drywall patch and half of the of the plumbing issues. I will send you photos soon.
The furnace is located in the small hallway outside the 3 bedrooms. I thought smoke detectors should not be placed near
a fuel burning source. Should a smoke detector be located in this hallway?
One of the bedrooms has a single large window. I believe the window is considered an emergency exit. It is currently
blocked by an air conditioner, which I think is a problem. I think a free standing AC unit would be ok in this room, but
window AC units should only be used in rooms with multiple exits, like a living room. I would appreciate it if you could
provide me the correct code for this, so I can ask the tenant to unblock the window.
The eviction paperwork, for the tenant who has been preventing me from correcting some of the code violations, was filed
October 1st. The courts have not yet provided a trial date.
Sincerely,
John Marchetti
INSPECTION WORKSHEET (CODE-10284-2020)
CODE-000623-2020Case Number:Case Module:Permit Management
11/12/2020 FailedInspection Status:Inspection Date:
Code ViolationInspection Type:Inspector:John Mezzapesa
Job Address:Parcel Number:1531 Gulf St
San Luis Obispo, CA 93405
004-442-027
Company Name NameContact Type
STEVENS HENRIETTA M LIVING TRUST
Property Owner STEVENS HENRIETTA M LIVING TRUST
Checklist Item CommentsPassed
General Inspection Comments False Inspection performed at the request of RP. Installation of drywall
has taken place in the laundry room. The front bathroom drain has
been corrected as well. The kitchen sink was full of sewage water
that let off a foul odor during inspection. The RP stated that he
would work to unclog the kitchen sink. No other repairs have taken
place.
December 14, 2020 Page 1 of 1
1
Mezzapesa, John
From:Mezzapesa, John
Sent:Thursday, November 12, 2020 3:44 PM
To: John A. Marchetti
Subject:RE: 1531 Gulf St. SLO
Hello John,
Thank you for keeping me in the loop. I was able to speak to Rose earlier today and let her know that we will
be extending the compliance date out 30 days from today. Please let me know if you have any questions.
Once we hit the 30 day I mark I will reach out to you for an update, if I don’t hear from you sooner.
Regards,
John Mezzapesa
Code Enforcement Officer
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
slocity.org
From: John A. Marchetti <slomarch2@yahoo.com>
Sent: Monday, November 9, 2020 9:30 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: 1531 Gulf St. SLO
John,
My prior email to you, 10/15, had the wrong email address. It is forwarded below. In it I asked a question about a blocked
bedroom window, and where to add a smoke detector by the furnace.
Rose Marian and I are still waiting on the courts to evict Jeffrey & Kimberly Specht. I was able to make some some
repairs before Jeff discovered I was at the house and harassed me to the point I had to leave (see photos). Another
plumber was also unable to work in the kitchen, because of Jeff's behavior, and left.
Will you please provide a written extension to correct the violations? I believe this to be the easiest solution.
As soon as the courts evict Jeffrey and Kim, the remaining violations can be easily corrected. If you are unable provide
an extension, how do you recommend Rose and I proceed? I do not want to subject myself, or another worker, to Jeffrey
Specht's harassment. If you have had similar situations in the past, have you worked with the police and courts to order
an emergency eviction of a tenant like Jeffrey?
It is my believe that 1531 Gulf street is fully habitable: the violations (although necessary to be corrected) are not severe
enough to make the home uninhabitable.
2
Sincerely,
John Marchetti
Photo of drywall repair & photo of removal of "accordion" type plumbing connector.
5
----- Forwarded Message -----
From: John A. Marchetti <slomarch2@yahoo.com>
To: John Mezzapesa <jmezzape@slocity.org>; rose marian <marianrm110@gmail.com>
Sent: Thursday, October 15, 2020, 08:28:09 PM PDT
Subject: 1531 Gulf St. SLO
John,
Thank you for inspecting 1531 Gulf St. and telling me what you discovered. I am working on correcting the issues. I have
already completed the drywall patch and half of the of the plumbing issues. I will send you photos soon.
The furnace is located in the small hallway outside the 3 bedrooms. I thought smoke detectors should not be placed near
a fuel burning source. Should a smoke detector be located in this hallway?
One of the bedrooms has a single large window. I believe the window is considered an emergency exit. It is currently
blocked by an air conditioner, which I think is a problem. I think a free standing AC unit would be ok in this room, but
window AC units should only be used in rooms with multiple exits, like a living room. I would appreciate it if you could
provide me the correct code for this, so I can ask the tenant to unblock the window.
The eviction paperwork, for the tenant who has been preventing me from correcting some of the code violations, was filed
October 1st. The courts have not yet provided a trial date.
Sincerely,
John Marchetti
1
Mezzapesa, John
From: John A. Marchetti <slomarch2@yahoo.com>
Sent:Wednesday, December 9, 2020 10:14 PM
To:Mezzapesa, John
Subject:Fw: Code violations 1531 Gulf St.
John,
I wanted to update you on the status of 1531 Gulf St. I have been informed the kitchen sink is working now, but no other
changes. Below is an email Rose Marian (homeowner) sent to Dan Liddell.
Sincerely,
John Marchetti
From: Rose Marian <marianrm110@gmail.com>
Sent: Monday, December 7, 2020 11:42:18 AM
To: Liddell, Dan <dliddell@slocity.org>
Cc: John Marchetti <slomarch2@yahoo.com>
Subject: Code violations
Good Morning Dan,
I received your message last week. Thank you for the reminder. I'll bring you up to date with progress. On the eviction
side it is nothing but frustration. The court is apparently simply not processing anything they receive and won't be for a
while. Criminal charges are approved by the DA and progressing but it is not helping the eviction process. My daughter
has moved in with me to get out of the chaos.
Skydrea borrowed a truck and removed the bulk of the items in the front several weeks ago. When I was at the house two
weeks ago, the following items still needed to be removed. Left are two appliances, a washer and a dryer, a dolly and
also a card table with small plants on it. Earlier when John, my son, attempted to place these two appliances in the house
the former tenant, Jeff, blocked him. Jeff began to be verbally abusive and John left. Jeff later placed the appliances
back in the front.
The toxicity at the house makes it very hard to accomplish much of anything. The appliance problem should be simple but
it isn't.
Are you ok with another month extension and hopefully the appliance situation can get solved?
Thank you
Rose Marian