Source: https://www.scribd.com/doc/216375120/City-of-Dallas-v-David-Jasso
Timestamp: 2016-02-11 01:57:10
Document Index: 231134092

Matched Legal Cases: ['§ 1117', '§ 51', '§ 361', '§ 361', '§ 361', '§ 361', '§ 361', '§ 361', '§ 1117', '§ 1117', '§ 44', '§ 51', '§ 51', '§ 51', '§ 51', '§ 51', '§ 51', '§ 51', '§ 51', '§ 18', '§ 18', '§ 27', '§ 27', '§ 27', '§ 27']

UploadSign inJoinBooksAudiobooksComicsSheet MusicScribd Selects BooksHand-picked favorites from our editorsScribd Selects AudiobooksHand-picked favorites from our editorsScribd Selects ComicsHand-picked favorites from our editorsScribd Selects Sheet MusicHand-picked favorites from our editorsTop BooksWhat's trending, bestsellers, award-winners & moreTop AudiobooksWhat's trending, bestsellers, award-winners & moreTop ComicsWhat's trending, bestsellers, award-winners & moreTop Sheet MusicWhat's trending, bestsellers, award-winners & moreCategoriesArts & IdeasBiography & MemoirBusiness & LeadershipChildren'sComputers & TechnologyCooking & FoodCrafts & HobbiesFantasyFiction & LiteratureHappiness & Self-HelpHealth & WellnessHistoryHome & GardenHumorLGBTMystery, Thriller & CrimePolitics & EconomyReferenceReligionRomanceScience & NatureScience FictionSociety & CultureSports & AdventureTravelYoung AdultCategoriesArts & IdeasBiography & MemoirBusiness & LeadershipChildren'sComputers & TechnologyCooking & FoodFantasyFiction & LiteratureHappiness & Self-HelpHealth & WellnessHistoryHome & GardenHumorLGBTMystery, Thriller & CrimePolitics & EconomyReferenceReligionRomanceScience & NatureScience FictionSociety & CultureSports & AdventureTravelYoung AdultCategoriesAdaptationsChildren’sCrime & MysteryFictionHumorMangaNonfictionRomanceSciFi, Fantasy & HorrorSuperheroesYoung AdultPublishersArcanaArchie ComicsBOOM! StudiosDynamiteIDW PublishingKingstone ComicsMarvel ComicsSpace Goat ProductionsTop Cow ComicsTop Shelf ProductionsValiant Comics ZenescopeDifficultyBeginnerIntermediateAdvancedMixedInstrumentBrassDrums & PercussionGuitar, Bass, and FrettedPianoStringsVocalWoodwindsGenreClassicalCountryFolkJazz & BluesMovies & MusicalsPop & RockReligious & HolidayStandardsP. 1City of Dallas v. David JassoCity of Dallas v. David Jasso|Views: 2,985|Likes: 0Published by Eric NicholsonCity claims man was operating an illegal goat slaughter operation on the site of the Texas Horse Park.City claims man was operating an illegal goat slaughter operation on the site of the Texas Horse Park.More info:Published by: Eric Nicholson on Apr 04, 2014Copyright:Traditional Copyright: All rights reservedAvailability:Read on Scribd mobile: iPhone, iPad and Android.download as PDF, TXT or read online from ScribdFlag for inappropriate content|Add to collectionSee moreSee lesshttps://www.scribd.com/doc/216375120/City-of-Dallas-v-David-Jasso07/26/2014pdftextoriginalFILEDDALLAS COUNTY
3/6/2014 2:42:33 PM
CITY OF DALLAS, Plaintiff V. DAVID JASSO, JR., ZOILA SERNADE DE JASSO, AND Cause No. 12-14270 § § § § § § § § 1117 PEMBERTON HILL ROAD in rem, § Defendants § IN THE DISTRICT COURT DALLAS COUNTY, TEXAS 44th JUDICIAL DISTRICT CITY OF DALLAS' SECOND AMENDED PETITION AND REQUEST FOR PERMANENT INJUNCTION TO THE HONORABLE COURT: The City of Dallas (the "City"), Plaintiff, files its Second Amended Petition and Request for Permanent Injunction against David Jasso, Jr. ("Jasso"), Zoila Sernade de Jasso ("Sernade"), and 1117 Pemberton Hill Road, in rem (collectively, "Defendants"), and respectfully shows the Court the following: I. INTRODUCTORY STATEMENT 1. The City brings this lawsuit in response to Jasso's and Sernade's illegal dumping and slaughterhouse activities spanning two nearby properties in southeast Dallas, Texas. Jasso and Sernade conducted their activities at property that is owned by the City and legally described as part of Tract 12.1, City Block 6239, and commonly described as 811 Pemberton Hill Road, Dallas, Texas and sometimes as 818 Pemberton Hill Road, Dallas, Texas (the "City Property") and also conducted illegal activities at nearby property owned by Jasso that is legally described as two tracts of Dallas City Block 6239, and commonly described as 1117 Pemberton Hill Road, Dallas, Texas (the "Jasso Property"). City of Dallas' Second Amended Petition and Request for Permanent Injunction - Page 1 City of Dallas v. David Jasso, Jr. et al. 2. For many years, Jasso and Sernade conducted illegal slaughterhouse and dumping activities on the City Property without obtaining any of the necessary permits or other legal authorizations. The City Property is part of the Texas Horse Park, an equestrian facility that is part of the City's Trinity River Corridor Project
, and near the Big Spring (also known as the Sam Houston Spring), which is a natural spring of significa,nt historical and ecological value. Jasso and Sernade also conducted illegal activity at the Jasso Property, which is a residential lot that Defendants use as an eight-acre illegal landfill and which property poses a substantial danger of injury and adverse health impact to people other than Defendants and to property other than that of Defendants. The City has undertaken tremendous efforts to mitigate the impacts from Jasso's and Sernade' s illegal activities at the City Property and the Jasso Property and requests this Court's assistance in further preserving the historical and ecological future of Dallas. 3. In this lawsuit, the City seeks: 1) recoupment of cleanup costs it incurred and recovery of damages it suffered due to Jasso's and Sernade's illegal dumping and slaughterhouse operations on the City Property and 2) civil penalties and a permanent injunction requiring Jasso and Sernade to bring the Jasso Property into compliance with the Dallas City Code and maintain compliance at the Jasso Property thereafter. II. DISCOVERY CONTROL PLAN 4. Discovery is being conducted under Level 2 of Rule 190 of the Texas Rules of Civil Procedure and pursuant to an agreed amended scheduling order, which was entered by this Court on September 25, 2013. 1 The Trinity River Corridor Project is a large-scale City project including flood protection, recreational, environmental restoration, economic development, and major transportation components. City of Dallas' Second Amended Petition and Request for Permanent Injunction- Page 2 City of Dallas v. David Jasso, Jr. et al. III. PARTIES 5. The City of Dallas is a home-rule municipal corporation situated mainly in Dallas County, Texas, incorporated and operating under the laws of the State of Texas. 6. David Jasso, Jr. is an individual owning real property and living in the City of Dallas, Dallas County, Texas at his residence located at 2740 Haymarket Road, Dallas, Texas 75253-3311. Jasso has been served and has appeared in this lawsuit. 7. Zoila Sernade Jasso is an individual owning real property and living in the City of Dallas, Dallas County, Texas at her residence located at 508 Odeneal Street, Dallas, Texas 75217-4219. Sernade has been served and has appeared in this lawsuit. 8. 1117 Pemberton Hill Road, the Jasso Property, is a defendant in rem and owned by Jasso. The Jasso Property has been served and has appeared in this lawsuit through its owner. IV. JURISDICTION AND VENUE 9. This Court has jurisdiction because the City brings these claims to obtain injunctive relief, declaratory relief, civil penalties, and monetary damages, and pursuant to Subchapter L of Chapter 361, the Texas Solid Waste Disposal Act ("TSWDA"), of the Texas Health and Safety Code, and Subchapter B of Chapter 54 of the Texas Local Government Code. 10. Pursuant to Rule 47 of the Texas Rules of Civil Procedure, the City seeks monetary relief over $200,000 but not more than $1,000,000 and the non-monetary relief specified herein. The damages sought are within the jurisdictional limits of this Court. City of Dallas' Second Amended Petition and Request for Permanent Injunction- Page 3 City of Dallas v. David Jasso, Jr. et al. 11. Venue is proper because the City Property, the Jasso Property, and all activities alleged herein are located and occurred in Dallas County, Texas, and also pursuant to section 54.013 of the Texas Local Government Code. V. FACTS A. Jasso's and Sernade's illegal slaughterhouse and illegal dumping activities contaminated the City Property. 12. In or around 2008, the City acquired several adjacent tracts of mostly undeveloped and forested land near the intersection of South Loop 12 and Pemberton Hill Road and adjacent to the Trinity River and what is now known as the Great Trinity Forest in Dallas, Texas. This acquisition included the City Property. (See Map of the City Property, a true and correct copy of which is attached hereto as Exhibit A and incorporated by reference herein.) At that time, Jasso and his business partner Sernade were holdover tenants ostensibly operating a small-scale ranching operation at the City Property. 13. The City Property, in addition to other tracts the City acquired in 2008, is currently under development as part of the Texas Horse Park, an equestrian facility that is a component of the Trinity River Corridor Project.
2 In addition, the City Property is located near the Big Spring, which is a natural spring of significant historical and ecological value. Because of Big Spring's historical and ecological traits, the City is considering designating Big Spring as a City landmark. 14. After the City's acquisition discussed above, the City allowed Jasso and Sernade to remain on the City Property on a month-to-month basis because their use and occupancy would help deter vandals and illegal dumpers from destroying the City 2
Supra fn. 1. City of Dallas' Second Amended Petition and Request for Permanent Injunction- Page 4 City of Dallas v. David Jasso, Jr. et al. Property. Their use and occupancy at the City Property was memorialized in a written agreement that was effective on or about July 1, 2010. (Lease agreement for the City Property between Jasso and Sernade and the City ("Lease Agreement"), a true and correct copy of which is attached hereto as Exhibit B and incorporated by reference herein.) The Lease Agreement, among other things, expressly prohibits activities that are in violation of federal, state and local laws. (ld. at <J[ 6(g)). 15. During the pendency of the Lease Agreement, the City learned that Jasso and Sernande were slaughtering animals and improperly disposing of slaughterhouse wastes and other materials at the City Property in violation of the Dallas City Code and other applicable laws and regulations. In response, the City executed a search warrant on or about May 2, 2012 and confirmed the illegal slaughterhouse operations and the presence of slaughterhouse waste, construction and demolition debris, and other solid waste that had been disposed of in an illegal, unsanitary and unsafe manner at the City Property. (Search Warrant for City Property, a true and correct copy of which is, attached hereto as Exhibit C and incorporated by reference herein.) 16. After discovery of Jasso's and Sernade's illegal slaughterhouse operations, the City sent Jasso and Sernade, through their counsel, a letter demanding that they cease and desist from their illegal activities at the City Property and outlining the numerous Dallas City Code provisions which they were violating by their activities. (May 15, 2012 Letter to Jasso and Sernade from the City, without attachments, a true and correct copy of which is attached hereto as Exhibit D and incorporated by reference herein.) 17. Subsequently, the City sent Jasso and Sernade a letter terminating the Lease Agreement due to Jasso's and Sernade's breach of the Lease Agreement on multiple City of Dallas' Second Amended Petition and Request for Permanent Injunction - Page 5 City of Dallas v. David Jasso, Jr. et al. grounds and demanded Jasso and Sernade immediately vacate the City Property. (May 17, 2012 Letter to Jasso and Sernade from the City, without attachments, a true and correct copy of which is attached hereto as Exhibit E and incorporated by reference herein.) In addition, the letter informed Jasso and Sernade of the City's intention to clean up the City Property to eliminate the unsafe and unsanitary conditions Jasso and Sernade had caused at the City Property and that the City would seek cleanup costs from Jasso and Sernade as authorized by the Lease Agreement. (!d.) 18. Jasso and Sernade breached the lease agreement on multiple grounds, including, but not limited to: failure to undertake all maintenance necessary to keep the City Property safe and from deteriorating in value or condition (see Exhibit B, <J[ 3); violation of the use provision of the Lease Agreement (see id. at <J[ 5); violation of federal, state, and/ or local laws, regulations, rules and orders, including, without limitation, those relating to zoning and land use, health, safety, noise, environmental protection, waste disposal and water and air quality (see id. at <J[ 6(g)); and failure to obtain any and all necessary governmental licenses and permits necessary in order to use the City Property for the intended purposes (see id.). 19. After Jasso and Sernade vacated the City Property, the City started its cleanup efforts with an investigation to determine the extent of environmental and other harms Jasso and Sernade had caused at the City Property. During the investigation, the City identified exceedences of regulatory screening levels for polyaromatic hydrocarbons ("P AHs") in fill material at the City Property. In addition to the P AHs, the fill material included slaughterhouse waste, demolition and construction debris, and other solid waste. The City's investigation further yielded the presence of nitrates in shallow soils and foul, City of Dallas' Second Amended Petition and Request for Permanent Injunction - Page 6 City of Dallas v. David Jasso, Jr. et al. offensive odors associated with Jasso's and Sernade's illegal slaughterhouse and other operations at the City Property. 20. The results of the investigation necessitated further action, in compliance with Texas law, by the City in order to address the releases and threatened releases at the City Property. Accordingly, the City created a response plan for the removal and remediation of the areas of fill and soil that Jasso and Sernade had contaminated. The City sought approval for its response plan from the Texas Commission on Environmental Quality ("TCEQ") and gained TCEQ approval in or around April 2013. The activities outlined in the response plan are ongoing as of this filing. Upon completion of these activities, the City will receive TCEQ approval that the City Property is protective of human health and the environment. 21. The City also identified potential asbestos containing materials ("ACMs") in debris piles generated and added to by Jasso's and Sernade's operations. In response, the City initiated actions that were necessary to ensure, and did ensure that the ACMs, potential ACMs, and other solid waste materials Jasso and Sernade illegally disposed of at the City Property were properly abated and/ or disposed of without harm to human health and the environment. 22. The investigation, removal, and remediation actions described above were necessary to address the releases and threatened releases caused by Jasso and Sernade at the City Property. To date, the City has spent over $200,000 in reasonable and necessary expenses for the City Property cleanup. 23. On or about August 15, 2013, the City sent Jasso and Sernade a letter demanding an initial payment of $300,000 (which represented the City's best estimate of the total City of Dallas' Second Amended Petition and Request for Permanent Injunction -Page 7 City of Dallas v. David Jasso, Jr. et al. cleanup costs at the time) by September 15, 2013, to begin recouping the City's cleanup costs. (August 15, 2013, Letter to Jasso and Sernade from the City, without attachments, a true and correct copy of which is attached hereto as Exhibit F and incorporated herein by reference.) Neither Jasso nor Sernade responded to the August 15, 2013, letter and neither has paid the City for any costs of the cleanup of their illegal operations at the City Property. B. Jasso and Sernade illegally filled and committed other Dallas City Code violations at the Jasso Property. 24. After the City terminated the Lease Agreement, Jasso and Sernade vacated the City Property and moved at least some of their operations, including livestock and equipment, onto the neighboring Jasso Property, which Jasso owns and controls along with Sernade. The Jasso Property is a mostly vacant lot zoned for single-family residential use, but there is no house and, thus, no residential use at the Jasso Property. Instead, the Jasso Property is an eight-acre illegal landfill, and it is situated near the Texas Horse Park and the Big Spring. The northwest corner of the Jasso Property is inside the 100-year floodplain of the Trinity River. (City of Dallas Zoning Map, COD00004-5, a true and correct copy of which is attached hereto as Exhibit G and incorporated by reference herein.) 25. On or about December 4, 2012, City personnel viewed the Jasso Property from 1125 Pemberton Hill, a contiguous lot to the Jasso Property, and observed that the Jasso Property had the appearance of a landfill. 26. The City inspected the Jasso Property on or about December 20, 2012, and confirmed extensive placement of fill material intermixed with solid waste at the Jasso Property. The Jasso Property's natural grade was elevated and filled with construction City of Dallas' Second Amended Petition and Request for Permanent Injunction- Page 8 City of Dallas v. David Jasso, Jr. et al. debris, trash, plastic and metal debris, and other unknown solid waste material that has been buried and/ or vegetated, and measuring about twenty feet in height. The solid waste extends into the northwest portion of the Jasso Property that is in the 100-year floodplain of the Trinity River. 27. Fill material is defined as non-hazardous earth material under section 51 A-
4.206(5)(A) of the Dallas City Code. Placement of fill material in the 100-year floodplain is regulated by the City's Trinity Watershed Management department. Solid waste is prohibited as fill material. See Dallas City Code,§ 51A-5.105(g)(4). 28. Before fill material is brought onto the floodplain, a person must obtain approval from the City's Director of Trinity Watershed Management pursuant to section 51A-
5.105(a) of the Dallas City Code. If approval is obtained, the fill material must be free from solid waste pursuant to section 51A-5.105(g)(4) of the Dallas City Code. 29. Jasso and Sernade did not apply for and thus did not obtain the necessary approval to fill in the floodplain at the Jasso Property. Furthermore, because of the regulations discussed in paragraphs 27-28 above, the City could not approve the solid waste at the Jasso Property as fill material in the floodplain. 30. In addition to the floodplain approval from the City, for land that is not in the 100-year floodplain, a zoning change through a specific use permit ("SUP") is required under section 51A-4.206(5) of the Dallas City Code if placement of fill material on a property exceeds five truckloads or 50 cubic yards of fill material (whichever is less) during any twelve-month period. 31. For those portions of the Jasso Property that are outside the 100-year floodplain of the Trinity River, there is more than either five truckloads or 50 cubic yards of fill City of Dallas' Second Amended Petition and Request for Permanent Injunction- Page 9 City of Dallas v. David Jasso, Jr. et al. material during a twelve-month period. Jasso and Sernade did not apply for and were not approved for an SUP for the Jasso Property. Moreover, even if Jasso and Sernade had obtained an SUP for the Jasso Property, the solid waste must still be removed from the Jasso Property. 32. In addition to the illegal placement of fill material and other solid waste described above at the Jasso Property, the following violations of the Dallas City Code, which can be observed from a public right-of-way, exist on the Jasso Property: a. Illegal animal production at the Jasso Property, in violation of section SlA-
4.201(1); b. Illegal accessory outside storage incidental to the mam use at the Jasso Property, in violation of section 51A-4.213(9)(E); c. There is solid waste that has accumulated at the Jasso Property, in violation of section 18-12(b ); d. There are dead trees and tree limbs at the Jasso Property that are reasonably capable of causing injury to a person, in violation of section 27-ll(a)(S); e. There are holes, excavations, sharp protrusions, and other object or condition that exists at the Jasso Property that are reasonably capable of causing injury to a person, in violation of section 27-ll(a)(l); f. Failure to maintain structures intended for human occupancy and any structure used as an accessory to a structure intended for human occupancy at the Jasso Property in a water-tight and weather-tight condition, in violation of section 27-ll(b)(S); and g. Failure to obtain a permit from the City's building official before erecting, constructing, enlarging, adding to, altering, repairing, moving, improving, removing, installing, converting, demolishing, equipping, using, occupying, or maintaining a structure or building, service equipment, or causing same to be done at the Jasso Property, in violation of section 52-301. 33. True and correct copies of the ordinances cited above are attached. These ordinances relate to: a) zoning that provides for the use of land or classifies the parcel of land according to the municipality's district classification scheme; b) dangerously City of Dallas' Second Amended Petition and Request for Permanent Injunction - Page 10 City of Dallas v. David Jasso, Jr. et al. damaged or deteriorated structures or improvements; c) conditions caused by accumulation of refuse, vegetation, or other matter that creates breeding and living places for insects and rodents; d) animal care and control; and e) floodplain control and administration, including an ordinance regulating the placement of a structure, fill, or other materials in a designated floodplain. 34. The above conditions create a substantial danger of injury or adverse health impacts to persons other than Defendants and to property other than that of Defendants. 35. On December 7, 2012, this Court signed an agreed temporary restraining order ("Agreed TRO") enjoining Jasso from placing any additional fill material, trash, and debris at the Jasso Property. (Agreed TRO, a true and correct copy of which is attached hereto as Exhibit Hand incorporated by reference herein.) 36. Upon expiration of the Agreed TRO, this Court signed an Agreed Temporary Injunction ("Agreed TI") on January 14, 2013, wherein, among other things, Jasso admitted violations of the Dallas City Code and agreed to remove all solid waste, including the fill material, from the Jasso Property by Monday, April 8, 2013. (Agreed TI, a true and correct copy of which is attached hereto as Exhibit I and incorporated by reference herein.) Jasso disobeyed this Court's order by failing to clean up the Jasso Property by April 8, 2013. As of this filing, the Jasso Property remains an eight-acre illegal landfill that has yet to be cleaned up. VI. ALL PREQUISITES TO SUIT SATISFIED 37. All prerequisites to suit and/ or conditions precedent necessary for the City to bring this action and recover the relief requested herein have been performed, have occurred, or have been waived. City of Dallas' Second Amended Petition and Request for Permanent Injunction - Page 11 City of Dallas v. David Jasso, Jr. et al. VII. CAUSES OF ACTION Count One: Cleanup Cost Recovery under TSWDA (City Property) 38. The City brings this action to recover cleanup costs under the Texas Solid Waste Disposal Act ("TSWDA"). Tex. Health & Safety Code§ 361.344. Jasso's and Sernade's operations at the City Property resulted in releases and/ or threatened releases at the City Property. As a result, the City has conducted removal and remedial actions at the City Property pursuant to a plan that was approved by TCEQ. The City brings this claim to recover reasonable and necessary costs of the investigation, removal and remedial actions at the City Property and all other costs this court, in its discretion, considers reasonable. 39. Prior to filing this suit, the City sent Jasso and Sernade a letter seeking contribution for the cleanup of releases and threatened releases caused by Jasso and Sernade at the City Property. (Exhibit F.) Neither Jasso nor Sernade responded to the City's pre-suit notice letter. Count Two: Breach of Lease Agreement (City Property) 40. The City brings a claim for breach of lease against Defendants for violating the following provisions of the Lease Agreement, which list is not meant as an exclusive list: Defendants failed to undertake all maintenance necessary to keep the City Property safe and from deteriorating in value or condition (Exhibit B, <J[ 3); Defendants violated the use provision of the Lease Agreement (id. at <J[ 5); Defendants violated federal, state, and/ or local laws, regulations, rules and orders, including, without limitation, those relating to health, safety, noise, environmental protection, waste and water and air quality (id. at <J[ 6(g)); and Defendants failed to obtain any and all necessary governmental City of Dallas' Second Amended Petition and Request for Permanent Injunction - Page 12 City of Dallas v. David Jasso, Jr. et al. licenses and permits necessary in order to use the City Property for the intended purposes (id.). 41. By their breach of the Lease Agreement, Jasso and Semade have caused the City damages in at least the amount of the investigation, remediation and removal of the releases and threatened releases at the City Property. Count Three: Indemnification under the Lease Agreement (City Property) 42. The Lease Agreement provides that "the City may, by its option, clean the [City Property]" of "any discharge, leakage, spillage, emission, or pollution of any type ... due to [Defendants'] use and occupancy thereof...and [Defendants'] shall promptly pay to the City the reasonable cost of such cleanup." (/d.) The City has cleaned up the City Property from impacts related to Jasso's and Semade's use and occupancy of the City Property; accordingly, the City is entitled to recovery of its reasonable costs from Defendants as described herein. Count Four: Trespass (City Property) 43. Jasso and Semade have committed a trespass against the City by their generation, handling, storage, arranging for disposal, and disposal of slaughterhouse waste, construction and demolition debris, and other solid waste on the City Property in a manner that was illegal and beyond and in breach of the Lease Agreement. 44. The City is the owner of the City Property and Jasso and Semade physically, intentionally, and voluntarily caused the invasion and release of PAHs, slaughterhouse waste, construction and demolition debris, and other solid waste at the City Property that has resulted in damages of the following types: cleanup and restoration of the City Property and loss of market value of City Property, including damages related to the City of Dallas' Second Amended Petition and Request for Permanent Injunction- Page 13 City of Dallas v. David Jasso, Jr. et al. stigma to the City Property for having, at one time, been contaminated. The foregoing list is not exclusive of all types of damages recoverable by the City for Jasso's and Sernade's trespass. 45. Jasso's and Sernade's trespass entitles the City to a declaratory judgment that Defendants have committed a trespass. Count Five: Nuisance (City Property) 46. Jasso's and Sernade's slaughterhouse operations at the City Property created a nuisance at the City Property. Since acquiring ownership of the City Property in or around 2008, the City has had and continues to have an interest in the City Property. Jasso and Sernade interfered with and invaded the City's interest by their conduct that was negligent, intentional and unreasonable, and/ or abnormal and out of place in its surroundings. Jasso's and Sernade's conduct has caused the City to suffer injury. Jasso's and Sernade's conduct resulted in conditions that substantially interfere with the City's use and enjoyment of the City Property by, for example, polluting the air with foul odors and causing the invasion of foreign substances, including contaminating the soil, that create unreasonable discomfort and annoyance to persons of ordinary sensibilities attempting to use and enjoy the City Property. The City has suffered actual damages for the injuries to the City Property, including damages stemming from stigma attached to the City Property for having, at one time, been contaminated. Count Six: Negligence (City Property) 47. Jasso's and Sernade's actions at the City Property were negligent and resulted in damages to the City. Jasso and Sernade owed the City a legal duty and breached that duty by their illegal slaughterhouse and dumping actions at the City Property, which City of Dallas' Second Amended Petition and Request for Permanent Injunction- Page 14 City of Dallas v. David 1 as so, 1 r. et al. polluted and contaminated the City Property. Jasso's and Sernade's illegal slaughterhouse and dumping actions were the actual and proximate causes of damages that the City suffered. The City's damages include, among other things, the reasonable and necessary costs of cleaning up the City Property. Count Seven: Attorneys' Fees (City Property) 48. The City seeks reasonable and necessary attorneys' fees pursuant to section 37.009 of the Texas Civil Practice and Remedies Code; section 38.001 of the Texas Civil Practice and Remedies Code; and Subchapter L of TSWDA. Count Eight: Declaratory Judgment (City and Jasso Properties) 49. The City seeks declaratory judgment under chapter 37 of the Civil Practice and Remedies Code that Jasso's and Sernade's actions: 1) constituted a breach of lease as alleged herein; 2) created a trespass at the City Property as alleged herein; and 3) created a nuisance at the City Property as alleged herein. Furthermore, the City seeks declaratory judgment that after Defendants were actually notified of the provisions of the municipal health and safety ordinances that Defendants were violating at the Jasso Property, and as cited in paragraphs 27-34 above, which paragraphs are fully incorporated herein, Defendants committed acts in violation of said ordinances and/ or failed to take action necessary for compliance with said ordinances. Count Nine: Violations of Chapter 54, LGC (Jasso Property) 50. Subchapter B of Chapter 54 of the Texas Local Government Code applies to the municipal health and safety ordinances cited in paragraphs 27-34 above, which paragraphs are fully incorporated herein. City of Dallas' Second Amended Petition and Request for Permanent Injunction- Page 15 City of Dallas v. David Jasso, Jr. et al. 51. Pursuant to sections 54.016 and 54.018 of the Texas Local Government Code, the City requests permanent injunctive relief ordering Jasso and Sernade to remedy and/ or repair the conditions at the Jasso Property to bring the Jasso Property into compliance with the Dallas City Code. 52. Pursuant to section 54.017 of the Texas Local Government Code, the City requests civil penalties of $1,000 per violation, per day against Jasso and Sernade. The City also requests post-judgment interest and costs of court. VIII. REQUEST FOR JURY TRIAL 53. The City respectfully requests a trial by jury on all issues so triable. PRAYER FOR RELIEF WHEREFORE, PREMISES CONSIDERED, the City prays for the following relief: 1) that the City be awarded the full amount of costs incurred in the investigation, remediation and removal of releases and threatened releases at the City Property caused by Jasso and Sernade, and including whatever additional costs this Court considers reasonable; 2) that the City be awarded damages for Jasso's and Sernade's trespass at the City Property; 3) that the City be awarded damages for the nuisance that Jasso and Sernade caused at the City Property; 4) that the City be awarded damages for Jasso's and Sernade's negligence at the City Property; 5) that the City be granted declaratory relief finding that: City of Dallas' Second Amended Petition and Request for Permanent Injunction- Page 16 City of Dallas v. David Jasso, Jr. eta!. a. Defendants' actions constituted a breach of lease as alleged herein; b. Defendants created a trespass at the City Property as alleged herein; c. Defendants created a nuisance at the City Property as alleged herein; and d. Defendants were actually notified of the provisions of the municipal health and safety ordinances that Defendants were violating at the Jasso Property, and as cited in paragraphs 27-34 above, which paragraphs are fully incorporated herein, and after such notice, Defendants committed acts in violation of said ordinances and/ or failed to take action necessary for compliance with said ordinances. 6) the City be granted permanent injunctive relief against Jasso and Sernade for the Jasso Property that provides that: a. no additional solid waste, including fill material, may be placed anywhere on the Jasso Property without all necessary lawful permits and authorizations; b. all solid waste, including fill material intermixed with solid waste, must be removed from the Jasso Property and lawfully disposed of, and written proof of lawful disposal shall be filed with this Court; c. all other Dallas City Code violations at the Jasso Property that are listed in this petition must be remedied and the Jasso Property shall be maintained in compliance with the Dallas City Code thereafter; 7) the City be awarded judgment for civil penalties of $1,000 per violation, per day for the Dallas City Code violations at the Jasso Property listed above; City of Dallas' Second Amended Petition and Request for Permanent Injunction -Page 17 City of Dallas v. David Jasso, Jr. et al. 8) the City be awarded reasonable and necessary attorneys' fees in this case; 9) the City be granted judgment for all costs of court; 10) the City be granted judgment for post-judgment interest at the highest legal rate; and 11) such other relief, general or special, at law or in equity, to which the City may be justly entitled. Respectfully submitted, OFFICE OF THE CITY ATTORNEY CITY OF DALLAS, TEXAS By: Is/ Chhunny Chhean Melissa A. Miles State Bar of Texas No. 90001277 Chhunny Chhean State Bar of Texas No. 24061225 James B. McGuire State Bar of Texas No. 24055939 Christopher J. Caso State Bar of Texas No. 03969230 7DN Dallas City Hall 1500 Marilla Street Dallas, Texas 75201 Telephone: (214) 670-3519 Fax: (214) 670-0622 melissa. miles@ dallascityhall.com chhunny .chhean@ dallascityhall.com james.mcguire@dallascityhall.com chris.caso@ dallascityhall.com ATTORNEYS FOR PLAINTIFF, THE CITY OF DALLAS, TEXAS City of Dallas' Second Amended Petition and Request for Permanent Injunction- Page 18 City of Dallas v. David Jasso, Jr. et al. CERTIFICATE OF SERVICE I hereby certify that a true and correct copy of the foregoing was sent via Dallas County's e-filing system to all Defendants through their attorney of record, David Kane, pursuant to the Texas Rules of Civil Procedure on this 6th day of March 2014. Is/ Chhunny Chhean Chhunny Chhean City of Dallas' Second Amended Petition and Request for Permanent Injunction- Page 19 City of Dallas v. David Jasso, Jr. et al. en u..,_ u.-
;::!!! .,...r 1--'" • 7 7 .1 7 I _, -·•-I'IIO•tlfNIOU!:Ool..ll;'l' (!.) I'Ol[-UO\IO'll'(D WI' lOWEll
---·- tuacc-w<•c rc»er r?J S C '-f. -fA 1,1 I L Y
/l: tSIQ[>jT(AI . a. [ ;j.., ffi g; g Q.. NO 0 w tJ uj w u.. u.. <l:
THE STATE OF TEXAS ) COUNTY OF DALLAS ) LEASE AGREEMENT LOG NO. TRC202 WHEREAS, the City of Dallas has acquired the hereinafter described land and improvements for the purpose of constructing public improvements thereon; and WHEREAS, the City of Dallas can temporarily lease this property on a month-to-month basis; NOW, THEREFORE, this Lease Agreement is this day made between the City of Dallas, a Texas municipal corporation, hereinafter referred to as "City" and the hereinafter defined Lessee. 1. a) DEFINITION OF TERMS USED IN THIS LEASE AGREEMENT: Lessee: rental amount: due date: Zoila Sernade de Jasso and David Jasso $300.00 per monthly period 1st day of each month inception date: July 1, 2010 possession date: July 31, 2008 use or purpose: Land and commercial use of buildings existing on property depicted on the attached Exhibit A b) ADDITIONAL LEASE AGREEMENT INFORMATION rental fund: Fund 0001, Unit 1182, Department DEV, Revenue Source 8416 Lessee's Address: 818 Pemberton Hill Rd., Dallas, Texas, 75217 Lessee's Phone; (469) 831-0811 Zoila Sernade de Jasso Drivers license#: t'l "1'2.. 2f,'-{ \ Social Security#: Taxpayer I. D. #: TW I TRC202 - 1 -
David Jasso Drivers License #: 13 S (o 9 0 d) Social Security #: Taxpayer I. D. #: PLAINTIFF'S EXHIBIT 2. That Lessee, in consideration of being permitted to occupy the hereinafter described premises on a month-to-month tenancy, hereby agrees to pay to City the rental amount, payable on or before the due date and said rental amount is to be deposited to the appropriate rental fund. The obligation to pay the rental amount is an independent covenant. The failure of Lessee to pay such amount upon demand shall, at City's option be an event of default hereunder. The lease shall begin on the inception date. In the event Lessee's check for the rental amount is dishonored, Lessee shall pay to City a processing fee of $25.00 for each dishonored check. 3. Lessee further agrees to make all improvements and repairs and to undertake all maintenance necessary to keep the leased premises safe and from deteriorating in value or condition, at no expense to City, and that City shall be absolutely exempt from making any improvements, repairs, or undertaking any maintenance to the leased premises or other appurtenances during the period the leased premises are occupied by Lessee. Lessee may take possession of the leased premises on the possession date, subject to City's continued use of the premises for any public purpose. 4. That Lessee agrees that this lease and occupancy is on a month-to-month basis. 5. That the leased premises described below shall be used by Lessee for the above stated use or purpose under the direction of the Director of Development Services of the City of Dallas. 6. That use of the leased premises is granted subject to the following additional conditions, terms and reservations: a. It is agreed by Lessee that failure to pay the rental amount stipulated herein or the violation of any other covenant herein contained shall forfeit the right to occupy the leased premises, and City shall be entitled to immediate possession thereof without the necessity of legal proceedings. b. It is further understood and agreed that the leased premises are deemed suitable by Lessee for the use or purpose contemplated to be made of the leased premises. c. It is understood and agreed, and a condition hereof, that Lessee shall procure and keep in full force and effect commercial general liability insurance coverage issued by an insurance company authorized and approved by the State of Texas, acceptable to the City and issued in the standard form approved by the State Board of Insurance. The policy must name the City, its officers and employees as additional insureds protecting the City against any and all claims for damages to persons or property as a result of or arising out • 2-
of the use, operation, and maintenance by Lessee of the leased premises and Lessee's installations, improvements, landscaping, and equipment in connection therewith and located therein. The commercial general liability coverage must provide combined single limits of liability for bodily injury and property damage of not less than $1 ,000,000 for each occurrence, $2,000,000 annual aggregate. The coverage must be on an "occurrence" basis and must include coverage for premises operations, independent contractors, products/completed operations, personal injury, contractual liability, and medical payments. This insurance shall also include coverage for fire legal liability in the amount of $250,000 and the hazards of underground, explosion, and collapse. 1. Each policy must include a cancellation provision in which the insurance company is required to notify Lessee and the City in writing not fewer than 30 days before canceling, failing to renew, or making a material change to the insurance policy. 2. Lessee shall carry said insurance at its expense and shall furnish the City a certificate of insurance. In the event said insurance should terminate during the lease term hereof, or lessee fails to furnish proof of insurance coverage in accordance with the specifications as required by this section, the Director of Development Services, or her designee, may terminate this Lease Agreement. d. It is further agreed that Lessee shall not sublet or subrent the leased premises hereinafter described unless the Director of Development Services gives permission in writing, in advance, to so sublet or subrent. e. As a condition hereof, Lessee agrees and is bound to defend, indemnify and hold the City, its officers, agents and employees, harmless against any and all claims, lawsuits, judgments, costs and expenses for personal injury (including death), property damage or other harm for which recovery of damages is sought, suffered by any person or persons, that may arise out of or be occasioned by the use, occupancy and maintenance of the leased premises or Lessee's installations and improvements within the leased premises, from any act or omission of any representative, agent, customer and/or employee of Lessee, or by Lessee's breach of any of the terms or provisions of this Lease Agreement, or by any negligent or strictly liable act or omission of Lessee, its officers, agents, employees or subcontractors in the use, occupancy and maintenance of the leased premises or Lessee's installations and improvements within the leased premises; except that the indemnity provided for in this paragraph shall not apply to any liability resulting from the sole negligence or fault of the City, its officers, agents, employees or separate • 3-
contractors, and in the event of joint and concurring negligence or fault of both the Lessee and the City, responsibility and indemnity, if any, shall be apportioned comparatively in accordance with the laws of the State of Texas, without, however, waiving any governmental immunity available to the City under Texas law and without waiving any defenses of the parties under Texas law. This obligation to indemnify and defend shall also include any claim for damage that any utility or communication company, whether publicly or privately owned, may sustain or receive by reason of Lessee's use of the leased premises or Lessee's improvements and equipment located thereon. In addition to the foregoing, Lessee covenants and agrees never to make a claim of any kind or character whatsoever against the City for damage of any kind that it may suffer by reason of the installation, construction, reconstruction, operation or maintenance of any public improvement, utility or communication facility, whether presently in place or which may in the future be constructed or installed, including but not limited to, any water or wastewater mains or storm sewer facilities, regardless of whether such damage is due to flooding, infiltration, backflow or seepage caused from the failure of any installation, natural causes, City's negligence, or from any other cause whatsoever. f. It is further agreed that City reserves and has the absolute right to terminate this Lease Agreement at any time such termination becomes necessary; that the determination by City of the necessity for such termination shall be final and binding; that City shall upon such determination become immediately entitled to possession of the leased premises without giving any notice and without the necessity of legal proceedings to obtain possession thereof; that any rentals paid in advance shall be returned to Lessee in proportion to the unexpired rental period; and in any event upon termination or cancellation by City or Lessee, Lessee shall remove any improvements and encroachments from the leased premises at Lessee's expense. All work shall be done to the satisfaction of the Director of Development Services, or her designee. g. Lessee is prohibited from using the leased premises in any manner which violates Federal, State or local laws, regulations, rules and orders, regardless of when they become or became effective, including, without limitation, those relating to health, safety, noise, environmental protection, waste disposal and water and air quality, and shall provide satisfactory evidence of compliance upon the request of the City. Should any discharge, leakage, spillage, emission or pollution of any type occur upon or from the leased premises due to Lessee's use and occupancy thereof, Lessee, at its expense, shall be obligated to -4-
clean up the leased premises to the satisfaction of the City and any other governmental body having jurisdiction thereover. The City may, at its option, clean the leased premises. If the City elects to do so, Lessee shall promptly pay to the City the reasonable cost of such cleanup upon receipt of bills therefor. Lessee agrees that the indemnity provisions contained in paragraph 6. e. herein shall be fully applicable to the requirements of this paragraph, in the event of Lessee's breach of this paragraph, or as a result of any such discharge, leakage, spillage, emission or pollution arising out of the Lessee's use of the leased premises. Lessee must also obtain any and all necessary governmental licenses and permits necessary in order to use the leased premises for intended purpose. 7. That City does hereby rent and demise, subject to the foregoing terms and provisions, unto Lessee on a month-to-month periodic tenancy, the property described on Exhibit "N, hereinabove referred to as the "leased premises", which is attached hereto and made a part hereof. 8. That Lessee is further subject to the additional terms and conditions specified on Exhibit ·s", attached hereto and made a part hereof. 9. This Lease Agreement embodies the complete agreement of the parties, superseding all oral or written previous and contemporary agreements between the parties and relating to matters in this Lease Agreement, and except as otherwise provided in this Lease Agreement cannot be modified without written agreement of City and Lessee to be attached to and made a part of this Lease Agreement. . 5-
. ' si" I ( Signed in duplicate this the _I_ day of • 20 I 0 , A.D. LESSOR: CITY OF DALLAS Rebecca Rasor Managing Director Trinity River Corridor Project Dept. of Trinity Watershed Management Managing Director I LESSEE: Zoila Sernade de Jasso (I avid Jasso Make rent check payable to: City of Dallas Mail to: ifrinity River Corridor Project attn: Income Leases 1500 Marilla, 68 South Dallas, Texas 75201 To help ensure proper credit, LESSEE should put "Log No. TWtrRC202" on all checks and other correspondence. - 6-
' ' EXHIBIT "B" Additional Terms & Conditions 1. Payments received more than ten (1 0) days after the due date shall be subject to a late payment charge calculated at the rate of eighteen per cent (18%) per annum, compounded monthly, or the highest applicable rate allowed by law. The obligation to pay the rental amount is an independent covenant. The failure of LESSEE to pay such amount upon demand shall, at City's option, be an event of default hereunder. 2. The rental amount shall be in addition to and exclusive of any other taxes or special assessments required by law to be paid by Lessee including, but not limited to, ad-valorem taxes, which shall be the sole responsibility of LESSEE. Furthermore, LESSEE agrees to promptly pay all such taxes or special assessments, unless LESSEE is lawfully contesting same. TWfrRC202 - 7-
AFFIDAVIT FOR SEARCH WARRANT THE STATE OF TEXAS § § COUNTY OF DALLAS § The undersigned Affiant, being the Supervisor of Industrial Compliance for the Stormwater Section of the Depmiment of Trinity Watershed Management, and responsible for ensuring compliance with Chapter 19 of the Dallas City Code, and being duly sworn, on oath, makes the following statements and accusations: 1. There is located within the City of Dallas, Dallas County, Texas, a place and premises described and located as follows: An industrial facility comprised of approximately 75 acres located at 818 Pembe1ion Hill Road, Dallas, Texas 75217, a/k/a 811 Pemberton Hill Road, Dallas, Texas 75217, a/k/a Progresso Farms a/k/a Progreso Farms, LLC. 2. Affiant believes that the condition of said place and premises constitutes a health hazard in violation of building, municipal solid wastes, health and sanitation codes and ordinances of the City of Dallas. The facts and circumstances which support Affiant's aforesaid belief, which belief is based on personal observation or, where so noted, reliable information, is as follows: a. The City received a citizen complaint from a neighboring property owner that illegal dumping is occurring on the prope1iy, the evidence of which included the presence of rotting animal carcasses uncovered upon the ground. b. The operator openly admits that facilities at the property are being used for the slaughter of animals for public consumption, however there is no city sanitary sewer service at this location. The liquid waste water from the slaughtering operations is unaccounted for, and the disposal of which is within the City's wastewater and stormwater regulations. 3. The undersigned, based upon the above and foregoing, believes that conditions exist within the structures and upon the land on the premises which are in violation of health and safety codes and ordinances of the City of Dallas, and that such conditions render the property a health and safety hazard to the occupants thereof as well as to the owners and occupants of properties in the immediate vicinity of the property. WHEREFORE, Affiant asks for issuance of a warrant that will authorize Affiant accompanied by agents of the Director of Trinity Watershed Management Department, PLAINTIFF'S EXHIBIT G and Code Compliance to inspect visually and by sampling process water discharges, waste piles and fill material wherever found on the premises, for the purpose of determining the presence of health and safety hazards, unsafe building conditions, and/or a violation of any fire, health, or building or substandard building regulation of the City of Dallas or the State of Texas. Affiant fmiher asks that the wan-ant authorize the recordation by photographic means of any violations therein discovered. SUBSCRIBED AND SWORN TO BEFORE ME on this the .9/v? day of _
T-I}-¥1,11vl7-l,-'--"'il-,-· ___ , 2012, to certify which witness my hand and official seal. s ADMINISTRATIVE SEARCH WARRANT THE STATE OF TEXAS COUNTY OF DALLAS § § § THE STATE OF TEXAS to the Health Officer, or Code Compliance Official ofthe City of Dallas, GREETINGS: WHEREAS, the Affiant whose signature is affixed to the Affidavit which is attached hereto at the time it is presented to and signed by me, is a Health Officer, or Code Compliance official of the City of Dallas, and did heretofore this day subscribe and swear to said Affidavit before me (which said Affidavit is by this reference incorporated herein for all purposes), and whereas I find that the verified facts stated by Affiant in said Affidavit show that Affiant has probable cause to believe that a health hazard or violation or unsafe building condition is present in the premises sought to be inspected and established the existence of proper grounds for the issuance of this Warrant pursuant to Article 18.05 of the Texas Code ofCtiminal Procedure. NOW THEREFORE, you are commanded to enter the suspected place and premises described in said Affidavit and to there inspect the specified premise to determine the presence of a health hazard or unsafe building condition or a violation of any health or building regulation, statute, or city ordinance. Herein fail not, but have execution with your return thereon, showing how you have executed the same. '1;'3
1 CL Z J ISSUED AT (, . w o'clock _M., on this the /'- day of ___ -------·' 2012, to certify which witness my hand this day. Magistrate, 1)._\ la..S County, Texas THE STATE OF TEXAS COUNTY OF DALLAS § § § RETURN JUor'.i:S' OFFICE COURT 2014 t-AJtiN ST. #210 DALLAS, TX 75201 The undersigned Affiant, being a Fire Marshall, Health Officer, or Code Compliance Official of the City of Dallas, and being duly sworn, on oath, certifies that the foregoing Warrant came to hand on the day it was issued and that it was executed on the 3nt day of tl1 A-:1 , 2012, at located at 818 Pemberton Hill Road, Dallas, Texas 75217, by making the inspection directed therein. Samples of soil, sediment, and liquid were taken and removed during execution of the foregoing Warrant, and are currently being analyzed by a laboratory. These samples will be used for lawful purposes unless otherwise directed by an order of the Court. AFFIANT SWORN TO before me, the undersigned by said Affiant on this day of , 2012. . Notary Public in and for the State of Texas My Commission expires: -.;l IY Notary's Printed Name: Mel;(._£ City of Dallas May 15,2012 Sent bv email (david@davidkanepc.com) and facsimile (972-665-0100) David L. Kane 5301 Village Creek, SuiteD Plano, Texas 75093 Re: Serious Dallas City Code violations at 818 Pemberton Hill Road, Dallas, Texas ("the Property") Dear Mr. Kane: I am writing regarding the Property, which our records indicate is leased and operated by your clients, David Jasso and Zoila Semade de Jasso, d/b/a Progreso Fatms, LLC, d/b/a Progresso Farms (collectively refered to as "the Jassos"). On ·wednesday, May 2, 2012, City pers01mel executed an administrative search warrant to inspect and collect soil and water samples at the Property. This inspection and subsequent laboratory analyses have revealed that the Property contains numerous violations of city ordinances, many of which may create health and safety problems for the employees, customers. neighbors, and the general public. As you know, the Jassos are responsible for maintaining the Property in a safe and sanitary condition. The specific violations are listed below and copies of the pertinent code sections are attached. This letter does not purport to contain a complete list of all violations of the Dall as City Code on the Property. Moreover, the conditions observed at the Property demonstrate that the Jassos may be in criminal violation of state and/or federal environmental laws. Violations of the Dallas Citv Code: 1. Water is being discharged or caused to be discharged that does not consist entirely of stonnwater into the stormwater drainage system, waters of the United States, and state water. Section 19-118.2(a). 2. Industrial waste is being discharged or permitted to be discharged into the stmmwater drainage system. Section 19-118.2(f)(2). 3. Runoff and/or washdown water from an animal pen and livestock containment area is being discharged or permitted to be discharged into the stormwater drainage system. Section 19-118.2(£)(9). 4. An industrial facility has been operated without complying with all terms and conditions of the multi-sector general permit or an individual NPDES or TPDES pennit. An • • • • • EXHIBIT 0 1 of 5 OFFICE OF THE CITY ATTORNEY CITY HALL DALLAS, TEXAS 75201 PHONE 214-670-3519 FAX 214-670-0622 industrial facility has been operated without best management practices being used to control and minimize the discharge into the stormwater drainage systems, waters of the United States, and state water of any material or substance handled, stored, or g e n e r ~ t e by the industrial facility and any pollutant that may be attributed to those materials or substances. Sec. 19-118.7(a). 5. The sanitary and storm drainage systems of a structure are not entirely separate. Section 1104.2 of Chapter 54. 6. A slaughterhouse, slaughter pen, yard, ground, or premise is being operated and maintained in such a manner as to exude noxious odors or stenches, be offensive or disagreeable, or be injurious to the health or comfort of any of the City's inhabitants. Section 19-19(a). 7. Animals are being killed or slaughtered within the city for the purpose of selling, bartering, donating, or using the animal's flesh for any form of human consumption. Section 19-19(b ). 8. Vegetable or animal matter or slop, or any filth of a character likely to affect the public health or to produce offensive smells has been deposited or placed on the premises. Section 19-20. 9. The carcasses of your dead animals are being allowed to remain in or the property more than six hours after their deaths. Section 19-20. 10. Green, tainted, decaying or malodorous hides are being deposited, stored, trimmed, scoured, cured or treated on the property for periods exceeding four hours. Section 19-
21. 11. A septic tank or other private sewage facility has been allowed to become foul, offensive, or nauseating, or in any way drain to the surface of the ground, so as to become injurious to the public health. Section 19-92. 12. Solid waste or other waste materials are being disposed on the property other than at a location and in a manner approved by the director of sanitation as complying with federal, state, and local law regulating solid waste processing and disposal. Section 18-
lO(a)(l). 13. A structure has been erected, constructed, enlarged, added to, altered, repaired, replaced, moved, improved, removed, installed, converted, demolished, equipped, used, occupied, or maintained without a building permit being obtained from the building official. Section 52-301.1.1. 14. There is a cellar, vault, drain, pool, privy, sewer, yard, grounds or premises on the property that has been permitted to become, from any cause, nauseous, foul, offensive or injurious to the public health, or unpleasant and disagreeable to adjacent residents or persons. Section 19-17. 15. There is a collection of standing or flowing water in which mosquitoes breed or are likely to breed on the premises. Section 19-30. 16. There is litter that has been placed, deposited, or permitted to accumulate on the premises or in or on any gutter or parkway adjacent to the premises or on one-half of that portion of an alley adjacent to the premises that has not been deposited in an authorized private receptacle for collection. Section 7 A-18. · 17. A slaughterhouse (inside industrial use- potentially incompatible) is being operated in a district zoned Agricultural in violation of Section 51A-4.111, or in a district zoned Light Industrial in violation of Section SlA-4.123. 18. There are holes, excavations, sharp protrusions, and other objects or conditions that exist on the land that are reasonably capable of causing injury to a person. Section 27-
ll(a)(l). 19. The exterior surfaces of a structure are subject to decay. Section 27-ll(b)(l). 20. A structure intended for human occupancy and a structure used as an accessory to a structure intended for human occupancy are not being maintained in a weather-tight and water-tight condition. Section 27-ll(b)(5). 21. Floors, walls, ceilings, and all supporting structural members are not being maintained in a sound condition, capable of bearing imposed loads safely. Section 27-ll(b)(6). 22. There are holes, cracks, breaks, and loose surface materials that are health or safety hazards in or on floors, walls, and ceilings. Section 27-11 (b )(9). 23. Junked vehicles are being parked, left, or maintained on the property. Section 18.20(b). 24. One or more new, used, or old tires are not being kept under a roofed structure on the premises that is sufficient to keep the tires from being exposed to rain. Section 19-
34.1(b)(l) The City demands that the Jassos immediately address and immediately remedy the code violations referenced above, including discontinuing the slaughterhouse use on the Property. In addition to the fact that slaughterhouse is an illegal use at the Prop«?rty, the Jassos do not appear to have obtained City sanitary sewer service or water service for their industrial operations at the Property. Continued operation of the facilities at the Property without proper water and wastewater service constitute a public nuisance and an immediate and serious threat to public health and safety. It may also be a criminal violation of state and/or federal law, as well as under the City Code as noted above. This letter is sent to you in the City's capacity as regulator and enforcer of City ordinances, and is in addition to any remedies that the City may have under a lease or other agreement. If the Jassos fail to take all actions necessary to remedy the ordinance violations on the Property, the City may file suit in state district court requesting injunctive and declaratory relief requiring the Jassos to remedy these violations. The City also may seek penalties of up to $2,000 a day for each violation, under state, local, and other law. Remedies may be Jequested under other law and the common law if necessary and appropriate. Please respond to this letter upon receipt confirming that the Jassos ·will immediately and permanently cease and desist from operating a slaughterhouse at the Property and will remain closed to the public until the Jassos remedy these code violations. Under the circumstances, you and any other attorneys for the Jassos do not have our permission to contact city employees directly. If you have any questions or concerns, I can be reached at 214-671-
9544 and Assistant City Attorney James McGuire can be reached at 214-670-1331. If a satisfactory response to this letter is not received by Monday, May 21, at 5:00p.m., we will seek all appropriate remedies under the law. Melissa Miles Executive Assistant City Attomey Attachments May 17,2012 Zoila Semade de Jasso David Jasso 811 Pemberton Hill Road Dallas, Texas 75217 City of Dallas Re: Lease by and bet'Neen the City of Dallas (the "City") and Zoila Sernade de Jasson and David Jasso ("Lessee"), dated July 1, 2010, of approximately 74.622 acres in City Blk 6239, commonly known as 811 Pemberton Hill Road, Dallas, Dallas County, Texas, (the "Leased Premises") Lmder City Log No. TRC 202 (the "Lease") Dear Ms. Jasso and Mr. Jasso: Please be advised that you are in violation of a number of the tem1s, conditions and covenants of the Lease, a copy of ·which is attached hereto as Exhibit "A". These violations include, but are not necessarily limited to, the following: a. You have failed to undertake all maintenance necessary to keep the Leased Premises safe and from dete1iorating in value or condition in violation of Paragraph 3 ofthe Lease. b. Yom use of the Leased Premises is in violation of federal, state or local laws, regulations, rules and orders, including without limitation, those relating to health, safety, noise, environmental protection, waste disposal and water and air quality in violation of Paragraph 9 of the Lease. c. You have failed to obtain any and all necessary govemmental licenses and permits necessary in order to use the Leased Premises for your intended purposes in violation ofParagraph 9 of the Lease. d. You have violated the use provision contained in Paragraph 3 ofthe Lease. More specifically, and by way of illustration and not limitation, the Leased Premises is being used as a slaughterhouse in violation of the City's zoning ordinance and other ordinances of the City. Further, you have created and/or allowed to exist and continue unsafe and unsanitary conditions on the Leased Premises as discussed in greater detail in the letter sent to you by Assistant City Attorney Melissa Miles on May 15, 2012, a copy of which is Exhibit "B". PLAINTIFF'S EXHIBIT OFFICE OF THE CITY ATTORNEY CITY HALL CALLAS. TEXAS 75201 PHONE 214-670-3519 Fl>:;( 214-670-0622 b As a result of your violation of the covenants of the Lease, your right to· occupy the Leased Premises is forfeited and the City does hereby demand immediate possession thereof, all as provided for by Paragraph 6a of the Lease. Further, the City does hereby terminate the Lease pursuant to its right under Paragraph 6f of the Lease and by reason of your breach of the Lease and demands immediate possession of the Leased Premises. Such termination has been deemed necessary by the City by reason of your covenant breaches described above and so the City JJ).ay begin clean-up of the Leased Premises in connection with its use for the City's Horse Park. In light of the forfeiture of your right to occupy the Leased Premises and termination of the Lease, notice is hereby given and demand is hereby made that you completely vacate the Leased Premises by 5:00 p.m. May 25, 2012 (the "Vacation Date"). You must remove all persons, animals and personal property from the Leased Premises by the Vacation Date and you are prohibited from re-entering the Leased Premises after that date. If you do not remove all animals and personal property from the Leased Premises by the Vacation Date, the City will assume that you have abandoned the animals and personal property and the City will dispose of such property accordingly. The City assumes no liability for any damage to property that is not removed from the Leased Premises by the Vacation Date. In that regard, in order to ensure the safety of the animals, if any animals are not removed from the Leased Premises by the Vacation Date, the City shall either remove the animals from the Leased Premises and have them stored at an appropriate location or maintain the animals on site and have a caretaker take care of the animals. You will be charged the cost of removal, storing and caring for the animals. In addition, the City reserves the right to sell the animals if you do not claim them and pay the costs for any removal, storage and care of the animals. The City is also hereby notifying you that the City will begin the clean-up of the unsafe and unsanitary conditions that you have caused on the Leased Premises and you will be charged with the cost of that clean-up as authorized by the Lease. The City will also make demand upon your insurance carrier that your insurance carrier pay the cost of such clean-up. If you have not vacated the Leased Premises by the Vacation Date the City will secure the Leased Premises to prevent your occupancy of it. If you or any of your employees or other agents attempt to re-enter the Leased Premises after the Vacation Date you will be considered trespassers and subject to citation or arrest. Finally, the City does reserve any and all rights it may have under the indemnification provided in Paragraph 6e of the Lease, as well as any other remedies it may have under the Lease, at law or in equity. Without in any way qualifying or limiting the City's demand for immediate possession and termination of the Lease or extending the Vacation Date stated above, you are further notified that the City hereby also elects (as an alternate termination of the Lease) to terminate and discontinue the month-to-month tenancy of the Lease. 2 If you have any questions in this regard, please do not hesitate to calL S
. /7/ mce"y M' '/?/// / I V'/ /' 1
/ f 'l,/ de ///c' j /1 / /;/ ___ ~ - ~ - ~ ~ · - · · · · ~ - ~ 91ps,tei;1he:f J. caso SenJor Assistant City Attorney 2 1'4-670-3519 (Phone) 214-670-0622 (Fax) chris.caso@dallascityhall.com (Email) c: Mr. David L. Kane David L. Kane, P.C. 5301 Village Creek, SuiteD Plano, Texas 75093 Via Facsimile: 972-665-0100 and e-mail Enclosures City of Dallas August 15, 2013 Via Facsimile, Emai4 and CMRRR #7006 2150 0005 3399 0992 Mr. David Kane, as counsel for Mr. David Jasso 5301 Village Creek Drive, SuiteD Plano, Texas 75093 Facsimile: (972) 665-0100 Email: david@davidkanepc.com Via CMRRR #7006 2150 0005 33991005 Ms. Zoila Semade de Jasso 508 Odeneal Street · Dallas, Texas 75217-4219 Re: Pre-suit notice pursuant to the Texas Solid Waste Disposal Act, Tex. Health & Safety Code § 361.344, and notice of breach of lease agreement regarding releases caused by Mr. David Jasso's and Ms. Zoila Semade de Jasso's (collectively, the "Jassos") fmmer operations at a 74.622-acre lot known as part of Tract 12.1, City Block 6239 also known as 811 Pemberton Hill Road, and sometimes 818 Pemberton Hill Road, Dallas, Texas (the "Site") Dear Mr. Kane, Mr. Jasso, and Ms. Jasso: I represent the City of Dallas, Texas (the "City") regarding the above-captioned matter. The City's claims described herein arise out of the J assos' generation and illegal disposal of various wastes (including slaughterhouse waste, construction and demolition debris, and other forms of solid waste) during their operations on the Site, which ended around May 2012. The Jassos also operated under the names Progreso Farms, LLC, Progresso Farms, Rancho El Progresso, and other similar business names (these are hereinafter collectively referred to with the Jassos as "you" or "your") during times relevant to the issues discussed in this letter. The City has not discovered any consistency or pattern for when the J assos used one business name or another. Subject to discovery, it appears that the Jassos and these business entities operated largely in fact as a single undifferentiated enterprise. However, to the extent that corporate formalities were observed, this letter constitutes notice (in addition to all previous notices) to and demand (in addition to each previous demand) of each individual and entity identified above. This letter comprises notice to you of a demand for the costs of investigation, removal and/or remediation at the Site under the Texas Solid Waste Disposal Act, Tex. Health & Safety Code§ 361.344, and the Lease Agreement between the City and the J assos. BACKGROUND In 2008, the City acquired several adjacent tracts of largely undeveloped and forested land located near the intersection of South Loop 12 and Pemberton Hill Road adjacent to l j i ~ i l i ~ ~ ~ ~ ~ l PLAINTIFF'S EXHIBIT OFFICE OF THE CITY ATTORNEY CITY HALL DALLAS, TEXAS 75201 PHONE 214-670-3519 FAX 214-670-0622 :p August 15, 2013 Page 2 of4 River in Dallas, Texas, including the Site. See Exhibit A (map depicting the Site). At that time, you were a holdover tenant operating a small-scale ranching operation at the ·site. In an effort to discourage vandals or others who might disturb the area during City ownership, the City allowed you to occupy the Site for the small-scale ranching operation on a month-to-month basis. To memorialize that agreement and purpose, the J assos executed a Lease Agreement with the City· effective July 1, 2010 (attached as Exhibit B, hereinafter referred to as the "Lease Agreement"). However, it soon became apparent that you were illegally operating a slaughterhouse business at the Site. City personnel conducted multiple inspections of the Site, including execution of an administrative search warrant on May 2, 2012. During these inspections, the City confirmed the presence of your illegal slaughtering operation and your failure to operate in a safe and sanitary manner. Additionally, the City discovered that you disposed of various waste materials (including slaughterhouse waste, construction and demolition debris, and other forms of solid waste) on the Site without any proper permit or authorization. In response, on May 15, 2012, Executive Assistant City Attorney Melissa Miles sent the J assos a letter on behalf of the City identifying numerous code violations relating to your operations and environmental noncompliance (attached as Exhibit C without attachments from original letter). Ms. Miles' letter identified the relevant sections of the Dallas City Code and demanded that you cease all violative conduct and address the code and environmental issues. Subsequently on May 22, 2012, Senior Assistant City Attorney Christopher Caso sent the Jassos a letter on behalf of the City terminating the Lease Agreement pursuant to its terms and demanding that you leave the Site immediately based on your violations of covenants and other provisions in the Lease · Agreement. See Exhibit D (without attachments from original letter). · RELEASES CAUSED BY YOUR OPERATIONS To identify potentially impacted soils and groundwater, the City performed an environmental site assessment and a subsurface investigation of soil and groundwater conditions in late 2012 and early 2013 just after you were removed from the Site. These investigations identified recognized environmental conditions caused by you, including but not limited to a large area of dumped fill material in the north-central portion of the Site and various debris piles that you generated. See Exhibit A (fill material located at and around the "PAH PCLE ZONE" depicted on map). Sampling of the fill material identified exceedences of regulatory screening levels for polyaromatic hydrocarbons ("PAHs") including benzo(a)pyrene, benzo(b)fluoranthene, benzo(a)anthracene, dibenz(a,h)anthracene, indeno(1,2,3-c,d)pyrene, and 1-methyl napthalene. In addition to the P AH impacts, the fill material also include construction debris, slaughterhouse waste, and other forms of solid waste. The City's investigation also identified the presence of · nitrates in shallow soils associated with your operations. The nitrate-impacted soils had to be delineated in the area adjacent to an open 55-gallon drum filled with an unknown, organic substance (see area of Exhibit A labeled "OPEN 55-GALLON DRUM"). The areas of fill and soil contamination are being addressed through the Voluntary Cleanup Program ("VCP"), a state regulatory program run by the Texas Commission on Environmental ·Quality ("TCEQ") to facilitate cleanup of contaminated properties in Texas. The City prepared and submitted to TCEQ an addendum to the Affected Property Assessment Report ("AP AR") August 15, 2013 Page 3 of 4 documenting the City's investigation and recommendations regarding the releases and impacts at the Site in April 2013. TCEQ also required a Response Action Plan ("RAP") to detail the actions required at the Site. TCEQ approved the City's addendum to the AP AR on April 24, 2013, and approved the City's RAP on April 25, 2013. It is expected t4at the City will conduct the activities described in the RAP, thereby addressing the environmental issues you caused ;:tt the Site, over the next several months. At the conclusion of the VCP process, the City will receive a Certificate of Completion representing TCEQ' s approval that the Site is protective of human health and the environment. To address concerns regarding potential asbestos containing materials ("ACMs") in debris piles generated and added to by your operations, the City conducted an asbestos survey of debris piles, asbestos abatement plan prior to demolition, air monitoring during abatement, and abatement oversight during demolition. ACMs were identified in multiple debris piles. The City's actions were necessary to ensure, and did ensure, that the ACMs, potential ACMs, and other solid waste materials you illegally disposed on the Site were properly abated and/or disposed without harm to human health or the environment. YOURBREACHESOFTHELEASEAGREEMENT The Lease Agreement provides that "the City may, at its option, clean the [Site]" of "any discharge, leakage, spillage, emission, or pollution of any type ... due to Lessee's use and occupancy thereof." Lease Agreement <]I 6(g). The City has elected to clean the Site. Accordingly, the Lease Agreement requires you to promptly pay for the City's reasonable costs of cleanup. In addition, Mr. Caso's May 22, 2012 letter to the Jassos, (Exhibit D) discussed above, stated that the City was "hereby notifying you that the City will begin the clean-up of the unsafe and unsanitary conditions that you have caused on the [Site] and you will be charged with the cost of that clean-up as authorized by the Lease." Mr. Caso's letter is incorporated herein for all purposes. Your breaches of the Lease Agreement as described in that letter have also damaged the City in amounts in addition to the cleanup costs incurred. COST RECOVERY UNDER TEXAS SOLID WASTE & DISPOSAL ACT ("SWDA") The SWDA authorizes cost recovery actions by a person who conducts a removal or remedial action that is approved by TCEQ and is necessary to address a release or threatened release. Tex. Health & Safety Code § 361.344(a). A "release" is defined in the SWDA, in part, as "any spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching, dumping, or disposing into the environment." ld. § 361.003(28). Each of you is a person responsible for solid waste pursuant to the SWDA. See id. § 361.271(a)(2), (3) ("a person is responsible for. solid waste if the person ... owned or operated a solid waste facility at the time of processing, storage, or disposal of any solid.waste ... [or] arranged to process, store, or dispose of ... solid waste owned or possessed by the person"). Through the actions described above, the City intends to eliminate the releases that you have caused at the Site, and the City has sought and received (and will continue to seek and receive) TCEQ approval at every appropriate juncture. Accordingly, you are liable for the costs the City has incurred in removing and/or remediating your releases. August 15, 2013 Page4 of4 * * * As set forth above, this letter comprises 'notice to you of a demand for the costs of investigation, removal andfor remediation at the Site under the SWDA and the Lease Agreement. Although the City reserves the right to revise and/or supplement this estimated amount, the City's preliminary estimate of its response costs for addressing your releases at the Site is approximately $300,000 to $350,000. The City therefore respectfully demands immediate payment of $300,000, with any further balance owed to the City be paid immediately by you when you receive notice of the full amount of reimbursable costs. If you fail to pay the City $300,000 by September 15, 2013, the City will take all necessary and proper steps to recover its damages from you. Please note that in addition to the Lease Agreement and statutory provisions referred to herein, the City may also seek actual property damages, response costs, and costs of litigation including attorneys' fees and pre-judgment and post-judgment interest to the fullest extent allowable under Texas law, federal law, and/or the common law. Regards, . s ~ ~ · ~ James B. McGuire Assistant City Attorney, City of Dallas 214-670-1331 cc: Melissa Miles, Executive Assistant Attorney Christopher Caso, Senior Assistant Attorney City of Dallas Zoning 0 City Boundaries County 0 Certified Parcels DISD Sites #I Council Districts [J Waterways 1117 R-7.5{A) Dry Overlay D Do Oo-1 Historic Overlay 0 Historic Subdistricts ~ J NSO Overlay 0 NSO Subdistricts 0 I 1107 l 1103 I r-·----
_ l ~ ~ .1C.l 9 911 o.cnooso 0.01 Miles --
PDS Subdistricts [J Base Zoning [J Floodplain fd 100 Flood Zone g MIII 's Creek i.dPeak's Branch h)x PROTECTED BY LEVEE Pedestrian Overlay 0 :_)CP PLAINTIFF'S EXHIBIT 6 COD00004 Major Lakes Municipal Setting Designations Deed Restrictions SUP 0 Zoning Disclaimer MD Overlay IZJ CD Subdistricts 0 PD Subdistricts -. ·-
PD193 Oak Lawn ;sp Environmental Corridors Escarpment Overlay SPSD Overlay D The data on this website do not constitute the official zoning map of the City of Dallas. We make every effort to ensure this data Is accurate and complete, but this website should not be relied on as a substitute for the official version. No development activity should be started without reference to the official version. The official version may be obtained by contacting the Sustainable Development & Construction Department. This website may not contain the most recent changes to zoning, though updates are typically made within a week of an ordinance being passed by City Council. If you need assistance with the website, please contact the GIS section of the Sustainable Development & Construction Department at (214) 670-3895. Questions about zoning or other development related topics should be directed to the Building Inspection Division of the Sustainable Development & Construction Department at (214) 948-4480. The majority of data available on this website Is maintained by the City of Dallas Sustainable Development & Construction Department, with a few Important exceptions. The Wet/Dry data is provided by each of the five counties that contain a portion of the City of Dallas. Questions regarding this data should be directed to the appropriate county. The floodplain information is provided by the City of Dallas Trinity Watershed Management Department, Floodplain and Drainage Management Division. They are located at 320 E Jefferson Blvd, Room 307, and can be reached at (214) 948-4690. COD00005 / .:, \ . . ' \ "' Cause No. t2-l'f;1o ORIGINAl CITY OF DALLAS, Plaintiff V. § § § § § DAVID JASSO, JR. § and § 1117 PEMBERTON HILL ROAD in rem, § Defendants § IN THE DISTRICT COURT DALLAS COUNTY, TEXAS 8-'/<{ DISTRICT AGREED TEMPORARY RESTRAINING ORDER On this, the 7th day of December, 2012, came to be heard the City of Dallas' Request for Temporary Restraining Order. Defendant David Jasso, Jr. ("Defendant Jasso") did/did not appear. Based on the evidence presented and the agreement of the parties, as evidenced by their signatures below, it appearing to the Court that there is good cause to enter the following order: IT IS ACCORDINGLY AGREED AND ORDERED that the Temporary Restraining Order requested by the City herein is hereby in all things GRANTED. IT IS FURTHER AGREED AND ORDERED THAT Defendant Jasso, his employees, servants, contractors, successsors and assignees, and any person(s) acting in concert or as active participants with Defendant Jasso who receive actual notice of this Order by personal service or otherwise, are immediately enjoined from I) placing or allowing to be placed fill material onto any part of the Property that is inside the 100-year floodplain without the approval of the City's Director of Trinity Watershed Management; 2) placing or allowing to be placed onto the Property trash and debris; and 3) placing or allowing to be placed onto any part of the Property five truckloads or 50 cubic yards of fill material within a twelve month period without obtaining a specific use pennit. PLAINTIFF'S EXHIBIT H-
'fEMrOIMRV Rv.STRAINING I .--'" ...... ~ \. '''\ . FURTHER, the Parties AGREE, pursuant to Rule I 1 of the Texas Rules of Civil Procedure that this Temporary Restraining Order will be effective until January 11,2013, or until further order of this Court. FURTHER, since Plaintiff is a municipality, pursuant to Section 6.02 of the Texas Civil Practices and Remedies Code, IT IS ORDERED that Plaintiff is not required to file any bond with the Clerk. IT IS FURTHER AGREED that Defendant waives personal service of this Order. IT IS FURTHER ORDERED that David Jasso, Jr. appear before this Court in the ------ Judicial District Courtroom in the Dallas County Courthouse, Dallas, Texas at o'clock on the _____ day of _____ , 2012, and then and there show cause, if any, why this temporary restraining order should not be made a Temporary Injunction, and for all other matters addressed in the City's Petition until the final hearing of this case. IT IS FURTHER ORDERL:D that this cause be set for trial on the n the Texas at o'clock Meli Miles, Attorney for City of Dallas, Plaintiff 1'1(1\Jl'ORARY RF.ST!IAINING ORDER -----' 2012. JUDGE ESIDlNG AGtJ- 4-----
D r.dKa l av1 ne, Attorney for David Jasso, Jr., Defendant CITY OF DALLAS, Plaintiff v. . Cause No. 12-14270 § § § § § IN THE DISTRICT COURT DALLAS COUNTY, TEXAS DAVID JASSO, JR. § md § 1117 PEMBERTON HILL ROAD, in rem, § Defendants § 44th JUDICIAL DISTRICT AGREED TEMPORARY INJUNCTION COMES NOW, the City of Dallas, Plaintiff, and Defendants, David Jasso, Jr., and 1117 Pemberton Hill Road, in rem, and submit this Agreed Temporary Injunction (the "Injunction") for entry by the Court. Upon consideration of the pleadings and the agreement by the parties evidenced by their signatures below, the Court finds good cause to enter this Agreed Temporary Injunction. Further, the Court hereby finds the following: 1. The City of Dallas is a home-rule municipal corporation situated mainly in Dallas County, Texas, incorporated and operating under the laws of the State of Texas. 2. Venue is proper md this Court has jurisdiction pursuant to Section 54.013 of the Texas Local Government Code. 3. Defendant, David Jasso, Jr., ("Defendant Jasso" or "Jasso"), is an individual who owns and controls the property within Dallas County which is legally described as a tract of 7.6 acres of land in the John Beeman Survey, Abstract No. 97, City of Dallas Block 6239, Dallas County, Texas, and more commonly known as 1117 Pemberton Hill Road, Dallas, Texas (the "Property"). The Property is also being sued in rem. The Property, located in Southeast Dallas, is adjacent to Stream 5B 1 that flows into White Rock Creek, which then flows to the PLAINTIFF'S Agreed Temporary Injunction -- Page I City of Dallas v. David Jasso, Jr. and 1117 Pembenon Hill Rd. , in rem EXHIBIT j -r Trinity River. The northwest comer of the Property is in the 100-year floodplain. The 100-
year floodplain is defined in Section 51A-5.101(a)(l7) of the Dallas City Code as that area of land where "the flood [has] a one percent chance of being equalled or exceeded in any given year." On the Property, Jasso has placed or allowed to be placed more than five truckloads or 50 cubic yards of fill material in a twelve-month period, including in the area of the Property that is in the floodplain. Filling in the floodplain creates a substantial danger of flooding for neighboring and downstream properties. 4. Fill material is defined as non-hazardous earth material under Section 51A-4.206(5)(A) of the Dallas City Code. Placement of fill material in the 100-year floodplain is regulated by the City's Trinity Watershed Management department. Before fill is brought onto the floodplain, a person must obtain approval from the City's Director of Trinity Watershed Management pursuant to Section 51A-5.105(a) of the Dallas City Code. 5. Jasso has placed or allowed to be placed fill material in the northwest comer of the Property, which is located inside the 100-year floodplain. Jasso did not apply for and thus did not obtain the necessary approval from the City to place fill material onto the floodplain. 6. For land that is not in the 100-year floodplain, a zoning change through a specific use permit is required under Section SlA-4.206(5) of the Dallas City Code if placement of fill material on a property exceeds five truckloads or 50 cubic yards of fill material (whichever is less) during any twelve-month period. 7. For those portions of the Property that are outside the 100-year floodplain, Jasso has placed more than five truckloads or 50 cubic yards of fill material during a twelve-month period. Defendant Jasso did not apply for and was not approved for a specific use permit. Agreed Temporary Injunction -- Page 2 City of Dallas v. David Jasso, Jr. and 1117 Pemberton Hill Rd., in rem 8. For any solid waste on the Property, "solid waste" is defined, under Section 51A-
2.102(131.1) of the Dallas City Code, as: garbage; refuse; sludge from waste treatment plants, water supply treatment plants, and air pollution control facilities; and other discarded material, including solid, liquid, semisolid, or contained gaseous material, resulting from industrial, municipal, commercial, mining, and agricultural operations, and from community and institutional activities. Solid waste does not include: (i) solid or dissolved material in domestic sewage, solid or dissolved material in irrigation return flows, or industrial discharges subject to regulation by permit issued pursuant to Chapter 26, Water Code; (ii) soil, dirt, rock, sand, and other natural or manmade inert solid materials used to fill land to make it suitable for the construction of surface improvements; (iii) Waste materials resulting from activities associated with the exploration, development, or production of oil or gas which are subject to control by the Texas Railroad Commission. 9. The above-cited provisions of the Dallas City Code relate to: a. zoning that provides for the use of land or classifies the parcel of land according to the municipality's district classification scheme; and b. conditions caused by accumulation of refuse, vegetation, or other matter that creates breeding and living places for insects and rodents. 10. Jassos's actions described above have created a substantial danger of injury or an adverse health impact to persons other than Jasso and to property other than the Property described here that is owned by Jasso. IT IS THEREFORE AGREED AND ORDERED that pursuant to Section 54.016 of the Texas Local Government Code, Defendant Jasso, his employees, servants, contractors, successors and assignees, and any person(s) acting in concert or as active participants with Defendant Jasso who receive actual notice of this Injunction shall do the following with regard to the Property: a. Immediately cease placing or allowing to be placed fill material on that portion of the Property that is in the 100-year floodplain without first obtaining a valid Agreed Temporary Injunction-- Page 3 City of Dallas v. David Jasso, Jr. and 1117 Pemberton Hill Rd., in rem permit from the Director of Trinity Watershed Management pursuant to Dallas City Code Section SlA-5.105; b. Immediately cease placing fill material or permitting to be placed fill material anywhere on the Property without first obtaining a specific use permit pursuant to Dallas City Code Section 51A-4.206(5); c. Remove all solid waste, if any, on the premises that is not in authorized private receptacles for collection on or before Monday, April 8, 2013, and continue to remove solid waste as it accumulates; IT IS FURTHER AGREED AND ORDERED that Defendant Jasso shall ensure that all necessary permits are obtained prior to carrying out the actions required by this Order and that the Property is maintained in accordance with the Dallas City Code and all applicable codes and statutes. IT IS FURTHER AGREED AND ORDERED that the City of Dallas, through its agents, may enter the Property and inspect the Property at any time with or without notice to Defendant 1 as so. IT IS FURTHER AGREED AND ORDERED that Defendant Jasso shall provide notice of this Injunction to any subsequent holder, successor in interest, purchaser, or owner, and inform such subsequent holder, successor in interest, purchaser, or owner that he or she shall be bound by the terms and conditions contained within this Injunction. IT IS FURTHER AGREED AND ORDERED that the parties waive any further findings of fact with regard to the issuance of this Injunction, and agree that this Injunction is sufficiently clear to comply with the requirements of Texas Rule of Civil Procedure 683. IT IS FURTHER AGREED that Defendant waives personal service of this Order. Agreed Temporary Injunction-- Page 4 City of Dallas v. David Jasso, Jr. and 1117 Pembenon Hill Rd., in rem 1Q:.52 From: To:9726650055 6.02 of the Texas Civ.il. Pr.actic.cs and Remedies the Cily is not required to tlle any bond wilh the. Th<· Pctrilan<nl lnjiJnclivn H<arillg and Full Trial nn the is. set f.or. ( ct: · {;, ·· · 2.0 13. at in the 44th Distric,r C9\lr.t of Dallal\. County, Texns. AGREED AS TO FORM AND SUBSTAN_CE: AttaJmcy f.or Plnintiff, City of Dalla.." -··· Oav•d Attorney for Defe.ndanrs, David Jetsso, Jr. nnd 1117 Pcmh'enon Hiil Rood, in r(!m Agreed Tc.mp()rary InJunction -· Page 5 City nf Oaon:f v. Ja,l(.w, I r. llllrl U 17 P {'.mherum Hill J?d .•. in rem § SlA-4.206 Dallas Development Code: Ordinance No. 19455, as amended § SlA-4.206 this definition is subject to interpretation by the Texas Water Commission.] (B) Districts permitted: By right in the IM district when operated as a hazardous waste incinerator; otherwise by right in IR and IM districts. (C) Required off-street parking: One space per 1,000 square feet of floor area. (D) Required off-street loading: SQUARE FEET aoQR AREA IN SIRUCTIJRE 0 to 50,000 50,000 to 100,000 Each additional 100,000 or fraction thereof TOTAL REQUIRED SPACES OR BERTHS 1 2 1 additional (E) Additional provisions: (i) This use must fully comply with all applicable local, state, and federal laws and regulations. (ii) This use must not be located within 1,000 feet of an established residence, church, school, or dedicated public park which is in use at the time the notice of intent to file a hazardous waste permit application is filed with the Texas Water Commission, or if no such notice is filed, at the time the permit application is filed with the commission. (iii) This use shall at all times be considered a separate main use. This use cannot be an accessory use within the meaning of Section 51A-4.217. (iv) When operated as a hazardous waste incinerator, this use must front on a principal arterial and be located: (a a) on a lot that is no (dd) at least one mile from all lots containing medical/ infectious and pathological waste incinerators; and (ee) at least 1,500 feet from all lots containing residential; public or private school; church; public park, playground, or golf course; convalescent or nursing home; medical clinic or ambulatory surgical center; and hospital uses. (v) No outside storage is permitted in with this use when it is operated as a hazardous waste incinerator. (vi) In the event of a conflict between these use regulations and any other provision in this chapter, these use regulations control. (5) Placement of fill material. (A) Definition: The placement or deposit of fill material, which is composed of nonhazardous earth material. This does not include industrial or municipal waste as defined in Chapter 18 of the Dallas City C:ode, as amended or solid waste as defined in 51A-2.102 of the Dallas Development Code, as amended. For the purposes of this paragraph: ( i) Hazardous earth material means: earth material containing hazardous material, as defined in Title 49 of the Code of Federal Regulations. (B) Districts permitted: Except as otherwise provided in this paragraph, by SUP in all districts. (C) Required off-street parking: None. smaller than five acres in size; None. (D) Required off-street loading: (bb) at least 200 feet from the lot line; (cc) at least two miles from all lots containing municipal and hazardous waste incinerators; (E) Additional provisions: ( i) In addition to the findings required by Section 51A-4.219 of this chapter, a . specific use permit may not be granted for this use except upon a finding that the placement of fill material: Dallas City Code 212 9/02 § 51A-4.206 Dallas Development Code: Ordinance No. 19455, as amended § SlA-4.206 (aa)will not adversely affect surrounding uses; (bb) will be conducted in a manner which eliminates unnecessary dust, noise and odor; (cc) will not damage any public improvement or public infrastructure as a result of the filling operation; (dd) will not be placed in a flood plain, escarpment or geologically similar area unless authorized in accordance with the Dallas City Code; ( ee) will not alter drainage of the property that adversely affects the site or adjacent properties; (ff) will be accomplished with safe and adequate ingress and egress to the site; and (gg) will not damage or destroy any protected trees during the filling operation unless mitigation measures are provided in accordance with Article X of the Dallas Code. (ii) Automatic renewal. A specific use permit granted for this use is not eligible for automatic renewal. (iii) Exemptions from the specific use permit requirement. Placement of fill material is permitted by right in all districts if it: (a a) is incidental to on-site filling operations necessary to the development of a subdivision pursuant to an approved plat and a private development contract executed with the city; (bb) is for the site where the filling is being done and in connection with one of the following approved permits: permit for construction, fill permit, escarpment permit, excavation permit, or landscape permit; (cc) is incidental to on-site filling operations necessary for governmental or utility construction projects such as streets, alleys, drainage, gas, electrical, water, cable, and telephone facilities, and similar projects; (dd) is incidental to on-site filling operations necessary to the construction of paving for parking areas and similar activities consistent with the allowed land use; or (ee) does not exceed five truck loads or 50 cubic yards of fill material, whichever is less, during any 12 month period. For purposes of this provision, a truck is defined as a truck-tractor, road tractor, semi-trailer, trailer or truck with a rated capacity in excess of one and one-
half tons according to the manufacturer's classification. Note: If the placement of fill material exceeds the level stated above in provision (E)(iii)(ee) and does not qualify for an exemption, the operator of the use must file an application for a specific use permit. (iv) Operations plan. An applicant shall submit to the director of sustainable development and construction an operations plan which includes: (a a) hours of operation; (bb) location and depth of fill; (cc) fences or any other barriers necessary for safety and screening; (dd) drainage and erosion control measures, if required; (ee) means for protection of trees; (ff) truck routes to be used (usage of truck routes must be in compliance with Article X of Chapter 28 of the Dallas City Code); Dallas City Code 4/11 212A § 51A-4.206 Dallas Development Code: Ordinance No.19455, as amended § SlA-4.206 (gg) the length of time necessary to complete the filling; (hh) sufficient ingress and egress to and from the site; and (ii) any other information the director determines is reasonably necessary for a complete review of the proposed filling operations. (v) Illegally deposited material. Any material illegally deposited in the placement of fill material must be removed within 60 days after notice from the director of the Department of Streets, Sanitation and Code Enforcement. ( 6) Temporary construction or sales office. (A) Definition: A facility temporarily used as a construction or sales office. (B) Districts permitted: By right in all residential and nonresidential districts except the P(A) district. (C) Required off-street parking: None. No handicapped parking is required. (D) Required off-street loading: None. (E) Additional provisions: (i) A temporary construction or sales office must be located on a platted lot or on a site that is part of a preliminary plat approved by the commission. (ii) The building official shall issue a temporary certificate of occupancy for a period of one year for a temporary construction or sales office. The building official may grant up to four extensions of six months each to the certificate of occupancy for a construction office if the builder maintains active or continuous construction on the site or within the subdivision, and for a sales office if a minimum of ten lots in the subdivision are unsold. (iii) A temporary construction or sales office may not be located in another subdivision or used for construction or sales in another subdivision. (Ord. Nos. 19455; 19786; 20478; 20493; 21002; 22996; 23239;24232;25047;28073) [Chapter 51A continues with § SlA-4.207 beginning on page 213] -
Dallas City Code 212B 4/11 § 51A-5.105 Dallas Development Code: Ordinance No. 19455, as amended § 51A-5.105 (C) If the city council approves a fill permit application, the FP designation for the filled area may be removed from the official zoning district map upon compliance by the applicant with the specifications for filling. ( 6) Zoning map revision. Upon compliance with all applicable requirements of this section by the applicant, the director of Trinity watershed management shall notify the director of sustainable development and construction, who shall remove the FP designation for the filled area from the official zoning district map. (7) Letter of Map Revision (LOMR}. A letter of map revision must be obtained from FEMA, if applicable, before an FP prefix may be removed from the official zoning district map. A building permit may be issued for construction of underground utilities if a conditional letter of map revision (CLOMR) is obtained; however, no building permit for construction of a structure may be issued until a final letter of map revision (LOMR) is obtained. (f) Removal of an FP designation from an interior drainage area. (1) Review of application by director. The director of Trinity watershed management may approve an application for removal of the FP designation in interior drainage areas if: (A) the director determines the subject area is no longer at risk for flooding based on minimum fill and finished floor elevation; (B) removal of the FP designation will not negatively affect valley storage; and (C) the removal of the FP designation is for the purpose of constructing structures that conform to existing zoning. (2) Notification signs not required. The applicant is not required to post notification signs. (3) Zoning map revision. A letter of map revision must be obtained from FEMA, if applicable, before an FP prefix may be removed from the official zoning district map. A building permit may be issued for construction of underground utilities if a ,. ; . . ~ '·l'r"· rC rrnn nvision is Obtained; 362 however, no building permit may be issued until a final letter of map revision is obtained. Upon approval and receipt of a letter of map revision, the director of Trinity watershed management shall notify the director of sustainable development and construction, who shall remove the FP designation for the subject area from the official zoning district map. (g) Filling operations. If the city council approves a fill permit, the filling operations must comply with the following requirements: (1) Any excavation required by the specifications of the approved application must be conducted before or at the same time as placing fill. (2) Building pad sites must be filled to an elevation of at least two feet above the design flood elevation. (3) The lowest floor of any structure must be constructed at least three feet above the design flood elevation. (4) Fill material must consist of natural material including but not limited to soil, rock, gravel, or brQken concrete. Decomposable matter, including but not limited to lumber, sheetrock, trees, tires, refuse, or hazardous, toxic matter, is prohibited as fill material. Fill must be compacted to 95 percent standard proctor density. (5) Before construction, erosion control devices such as straw hay bales, silt fences or similar items must be installed to eliminate any transportation of sediment downstream. The property owner is responsible for removal of any sediment deposited by runoff as a result of filling. (6) If compliance with a National Pollutant Discharge Elimination System (NPDES) permit is required for construction activities, a copy of the Notice of Intent (NOI) or the individual NPDES permit must be submitted to the director of Trinity watershed management before beginning fill operations. (7) Fill shall be placed no more than five feet above the design flood elevation, except where necessary to match the existing elevation of the adjacent property as determined by the director of Trinity watershed management. In determining when 9/12 § 51A-5.105 Dallas Development Code: Ordinance No.19455, as amended § 51A-5.105 SEC. 51A-5.105. FILLING IN THE FLOOD PLAIN. (a) Permit required. (1) A person shall not deposit or store fill, place a structure, excavate, or engage in any other development activities in an FP area without first obtaining: (A) a fill permit or an FP alteration permit from the director of Trinity watershed management; and (B) all other permits required by county, state, and federal agencies. (2) A fill permit allows the property to be developed at a specified elevation in compliance with this section. (3) The director of Trinity watershed management shall maintain a record of all fill permits and FP alteration permits. (b) Flood plain alteration permit. The director of Trinity watershed management may issue a flood plain alteration permit if he or she determines that: (1) the alteration does not remove an FP designation; and (2) the alteration complies with all applicable engineering requirements in Subsection (g). (c) Initiation of fill permit process. (1) Application. An applicant for a fill permit shall submit an application to the director of Trinity watershed management on a form approved by the director and signed by all owners of the property. (2) Notification signs. Except as provided in Section 51A-5.105(f)(2), an applicant is responsible for obtaining the required number of notification signs and posting them on the property that is subject of the application. Notification signs must be obtained from the director of Trinity watershed management at the time the application is made. (A) Number of signs required. For tracts of five acres or less, only one notification sign is required. An additional notification sign is required for each additional five acres or less, except that no applicant is required to obtain and post more than five notification signs on the property, regardless of its size. (B) Posting of signs. The applicant shall post the required number of notification signs on the property at least 15 days before the date of the scheduled public hearing before the city council. The signs must be posted at a prominent location adjacent to a public street and be easily visible from the street. (C) Failure to comply. If the city council determines that the applicant has failed to comply with the provisions of this section, it may postpone the public hearing. (d) Preapplication conference. (1) An applicant for a fill permit shall request a preapplication conference with representatives from the department of Trinity watershed management. (2) At the preapplication conference, the director of Trinity watershed management shall determine what information is necessary for a complete evaluation of the proposed fill project. The director may require the applicant to submit all necessary information, including, but not limited to the following: (A) A vicinity map. (B) The acreage figures for the entire tract, the area located in the flood plain, and the area proposed to be filled. (C) A description of existing and proposed hydrologic and hydraulic analysis conducted. (D) A landscape and erosion control plan. The landscape plan must comply with the Landscape and Tree Preservation Regulations in Article X of the Dallas Development Code, as amended. Dallas City Code 360 9/12 § 51A-4.201 Dallas Development Code: Ordinance No. 19455, as amended § 51A-4.201 Division 51A-4.200. Use Regulations. SEC. 51A-4.201. AGRICULTURAL USES. (1) Animal production. (A) Definition: An area which is used for the raising of animals (including fish) and the development of animal products on a commercial basis. Typical uses include beef or sheep ranching, dairy farming, piggeries, poultry farming, and fish farming. (B) Districts permitted: A(A) district. (C) Required off-street parking: Two spaces. No handicapped parking is required. (D) Required off-street loading: None. (E) Additional provisions: (i) A person shall not operate this use upon an area less than three acres. (ii) Animals include but are not limited to pigs, chickens, turkeys, cows, sheep, goats, and horses. (iii) Structures may be erected for a private stable, pen, barn, shed, or silo for raising, treating, and storing products raised on the premises. A dwelling unit is permitted either as part of this structure or as a separate structure. (iv) Standings under roofed stables must be made of a material that provides for proper drainage so as not to create offensive odors, fly breeding, or other nuisances. (v) The keeping of horses is subject to the requirements under the private stable accessory use. (vi) Fences for pens, corrals, or similar enclosures for livestock must be of sufficient height and strength to retain the animals. No pen, corral, fence or similar enclosure may be closer than 20 feet to an adjacent property line. The widths of alleys, street rights-of-way, or other public rights-of-way may be used to calculate the 20 foot requirement. (vii) The regulations under this use do not apply to government agencies, governmentally supported organizations, or educational agencies that keep and maintain animals for health research or similar purposes, nor do these regulations apply to special events such as circuses and livestock exhibitions which are otherwise regulated by the city. (2) Commercial stable. (A) Definition: A facility for the business of boarding horses or renting horses to the public. (B) Districts permitted: A(A) district. (C) Required off-street parking: One space for each two stalls. If more than ten off-street parking spaces are required for this use, handicapped parking must be provided pursuant to Section SlA-4.305. (D) Required off-street loading: None. (E) Additional provisions: (i) This use does not include sales, auction, or similar trading activity. ( 3) Crop production. (A) Definitions. In this paragraph: (i) COMMUNITY GARDEN means an area of land managed and maintained by a group of individuals to grow and harvest food crops and/ or ornamental crops for personal or group use, consumption, or donation. Community gardens may be divided into separate plots for cultivation by one or more individuals or may be farmed collectively by members of the group and may include common areas maintained and used by group members. 185 § SlA-4.213 Dallas Development Code: Ordinance No. 19455, as amended § SlA-4.213 for the primary purpose of wholesale trade, display, anq distribution of products. (ii) OFFICE SHOWROOM COMPONENT means the portion of this use which provides area for the regular transaction of business and for the display of uncontainerized merchandise in a finished building setting. (B) Districts permitted: By right in CS, industrial, central area, MU-3, and MU·3(SAH) districts. (C) Off-street parking: ( i) Required off-street parking: (a a) Office: One space per 333 square feet of floor area. (bb) Showroonv'warehruse: One space per 1,000 square feet of floor area. (ii) If more th;m ten off-street parking spaces are required for this use, handicapped parking must be provided pursuant to Section 51A-4.305. (D) Required off-street loading: SQUARE FEET OF-
FLOOR AREA IN SIRUcnJRE 1 to 10,000 10,000 to 50,000 50,000 to 100,000 Each additional 100,000 or fraction thereol TOTAL REQUIRED SPACES OR BERUI$ NONE I 2 1 additional (E) Additional provisions: (i) Retail sales of products which are sold at wholesale on the premises are permitted as a part of this use. ( i i) In the MU-3 and MU-3(SAH) districts, the office showroom component of this use must comprise at least 25 percent of the total floor area of the use. (9) Outside s t o r a ~ (A) Definition: A lot used for the outside placement of an item for a period in excess of· 24 hours. Outside placement includes storage in a structure that is open or not entirely enclosed. (B) Districts permitted: By right in CS, industrial, and central area districts. Screening required in CS, LI, IR, and central area districts. RAR required in CS and industrial districts. (C) Required off-street parking: One space for each 2,000 square feet of site area exclusive of parking area; a minimum of one space is required. If more than ten off-street parking spaces are required for this use, handicapped parking must be provided pursuant to Section 51A-4.305. (D) Required off-street loading: SQUARE FEET OF FLOQR AREA IN SIRUCOJRE 0 to 10,000 10,000 to 50,000 50,000 to ·100,000 Each additional 100,000 or fraction lhereol TOTAL REQUIRED SPACES OR BERUfS NONE I 2 I additional (E) Additional provisions: ( i) A person shall not place, store, or maintain outside for a period in excess of 24 hours, an item which is not: (aa) customarily used or stored outside; or (bb) made of a material that is resistant to damage or deterioration from exposure to the outside environment. (i i) Except as otherwise provided in this article, outside storage is considered to be a separate main use if it occupies more than five percent of the lot. Outside storage on less than five percent of the lot may qualify as an accessory use ifit is customarily incidental to a main use. See Section SIA-4.217. (iii) Outside storage is prohibited in required yards, landscaping areas, and parking areas. 3/04 § 18-12 Municipal Solid Wastes § 18-12 the property line and the center line of an adjacent alley. (b) An owner, occupant, or person in control of private premises commits an offense if he places, deposits, or throws; permits to accumulate; or permits or causes to be placed, deposited, or thrown, solid waste material on those premises in a manner or location that is in violation of this article. (c) City authorized to collect and remove solid waste materials. Upon the failure of the owner, occupant, or person in control of private premises to comply with Subsection (b) of this section, or upon the written request and authorization of the owner after notification under Subsection (d) of this section, or upon a determination by the city health officer that the conditions constitute an immediate health hazard, the director shall have the solid waste materials collected and removed from the premises. (d) Notice to remove. (1) Before removing illegally-deposited solid waste material from private premises, the director must notify the owner of the premises to remove the solid waste material within seven days. This notice must be in writing and may be served by handing it to the owner in person or by sending it United States regular mail, addressed to the owner at the owner's address as recorded in the appraisal district records of the appraisal district in which the premises are located. (2) If personal service to the owner cannot be obtained, then the owner may be notified by: (A) publication at least once in the official newspaper adopted by the city council; (B) posting the notice on or near the front door of each building on the premises to which the violation relates; or (C) posting the notice on a placard attached to a stake driven into the ground on the premises to which the violation relates. (3) If the director mails a notice to a property owner in accordance with Subsection (d)(l) and the United States Postal Service returns the notice as "refused" or "unclaimed," the validity of the notice is not affected, and the notice is considered as delivered. ( 4) In a notice provided under this section, the director may, by regular mail and by a posting on the property, inform the owner of the property on which the violation exists that, if the owner commits another violation of the same kind or nature that poses a danger to the public health and safety on or before the first anniversary of the date of the notice, the city may, without further notice, correct the violation at the owner's expense and then assess the expense against the property. If a violation covered by a notice under this subsection occurs within the one-year period, and the city has not been informed in writing by the owner of a change in ownership of the property, then the city may, without notice, take any action permitted by Subsection (c) of this section and assess its expenses as provided in Subsection (e) of this section. (3) Notice under this subsection is not necessary when the solid waste material is determined by the director to be an immediate health hazard. (e) Charge to be levied and collected by the city for solid waste material collection and removal. If the city collects and removes solid waste materials from private premises at the request of the owner or upon failure of the owner to comply with the notice required under Subsection (d) of this section, charges in the amount of the total actual costs incurred by the city in performing the work will be collected from the owner or levied, assessed, and collected against the premises on which the work is performed. The charges will be collected by the city controller. The city controller shall file a statement by the director with the county clerk of the county in which the property is located setting out the total actual costs incurred by the city, the name of the property owner if known, and a legal description of the property, as required by state law. At the time the statement is filed, the city shall have a privileged lien on the premises involved, second only to tax liens and liens for street improvements, in the amount of the actual costs incurred, plus 10 percent interest on that amount from the date the costs were incurred. The city may file a suit in an appropriate court of law to foreclose upon its lien and recover its actual costs incurred plus interest. The suit must be filed in the name of the Dallas City Code 17 § 27-5.2 Minimum Urban Rehabilitation Standards § 27-11 written notice or citation issued by the director or a court order. (b) It is a defense to prosecution under Subsection (a) that: (1) rent was increased pursuant to an escalation clause in a written lease which provided for changes in costs of utilities, taxes, and insurance; (2) rent was increased, services were reduced, or notices to vacate were issued as part of a pattern of rent increases, service reductions, or evictions for an entire multidwelling project; (3) the tenant was delinquent in rent when the landlord gave notice to vacate or filed an eviction action; ( 4) the tenant was responsible for or caused a violation of this chapter that existed on property occupied by the tenant; (5) the tenant's written lease fixing the rent, services, or term of occupancy had expired, unless, at the time an action described in Subsection (a)(1), (2), or (3) occurred, a violation of this chapter that was reasonably dangerous to the physical health or safety of the tenant or another person existed on property occupied by the tenant; (6) the tenant holds over after giving notice of termination or intent to vacate; (7) the tenant holds over after the landlord gives notice of termination at the end of the rental term and, at the time the notice of termination was given, the landlord or the landlord's agent had not received actual notice that a valid complaint had been filed with the city complaining of violations of this chapter on property occupied by the tenant; (8) before filing a complaint with the city complaining of a violation of this chapter on property occupied by the tenant, other than a violation that is reasonably dangerous to the physical health or safety of the tenant or another person, the tenant fails to comply with a written lease provision requiring the tenant to: (A) notify the landlord or the landlord's agent, in writing, of the violation; and 1/i.Jd (B) allow the landlord 15 days to correct the violation; or (9) the landlord proves that the rent increase, service reduction, or attempted eviction was for good cause and not for purposes of retaliation against the tenant. (c) An offense under this section may be prosecuted upon the filing of a written complaint by the tenant with the city attorney. (Ord. Nos. 20017; 26455) SEC. 27-6. RESERVED. (Repealed by Ord. 26455) SEC. 27-7. RESERVED. (Repealed by Ord. 26455) SEC. 27·8. RESERVED. (Repealed by Ord. 26455) SEC. 27-9. RESERVED. (Repealed by Ord. 26455) SEC. 27·10. RESERVED. (Repealed by Ord. 24457) ARTICLE III. MINIMUM STANDARDS. SEC. 27·11. MINIMUM STANDARDS; RESPONSIBIUTIES OF OWNER. (a) Property standards. An owner shall: (1) eliminate a hole, excavation, sharp protrusion, and any other object or condition that exists on the land and is reasonably capable of causing injury to a person; (2) securely cover or close a well, cesspool, or cistern; 7 § 27-11 Minimum Urban Rehabilitation Standards § 27-11 (3) provide solid waste receptacles or containers when required by Chapter 18 of this code; (4) provide drainage to prevent standing water and flooding on the land; (5) remove dead trees and tree limbs that are reasonably capable of causing injury to a person; and (6) keep the doors and windows of a vacant structure or vacant portion of a structure securely closed to prevent unauthorized entry. (b) Structural standards. An owner shall: (1) protect the exterior surfaces of a structure that are subject to decay by application of paint or other coating; (2) fill hollow, masonry supporting piers, if used, with concrete and anchor the piers to concrete footings with a 5/8 inch steel dowel; (3) provide and maintain railings for stairs, steps, balconies, porches, and elsewhere as specified in the Dallas Building Code; ( 4) repair holes, cracks, and other defects reasonably capable of causing injury to a person in stairs, porches, steps, and balconies; (5) maintain a structure intended for human occupancy and a structure used as an accessory to a structure intended for human occupancy in a weather-tight and water-tight condition; ( 6) maintain floors, walls, ceilings, and all supporting structural members in a sound condition, capable of bearing imposed loads safely; (7) provide cross-ventilation of not less 'tan 1-1/2 square feet for each 25 lineal feet of wall in e2 -:h basement, cellar, and crawl space; (8) repair or replace chimney flue and vent attachments that do not function properly; (9} repair holes, cracks, breaks, and loose surface materials that are health or safety hazards in or on floors, walls, and ceilings; and (10) maintain any fence on the property in compliance with the following standards: (A) maintain a fence so that it is not out of vertical alignment more than one foot from the vertical, measured at the top of the fence, for a fence over four feet high, or more than six inches from the vertical, measured at the top of the fence, for a fence not more than four feet high, except that this provision does not apply to a masonry wall unless the wall encloses: (i) a multi-tenant property; or (ii) a single-family or duplex property where the wall is not shared with another property; (B) repair or replace rotted, fire damaged, or broken wooden slats and support posts; (C) repair or replace broken or bent metal posts and tom, cut, bent, or ripped metal fencing materials; and (D) repair or replace loose bricks, stones, rocks, mortar, and similar materials on any masonry wall that encloses: (i) a multi-tenant property; or (ii) a single-family or duplex property where the wall is not shared with another property. (c) Utility standards. An owner shall: (1) provide and maintain in operating condition connections to discharge sewage from a structure or land into a public sewer system where available; (2) provide and maintain in operating condition a toilet connected to a water source and to a public sewer, where available, in each structure intended for human habitation; (3) provide and maintain in operating condition connections and pipes to supply potable water at adequate pressure to a structure intended for human occupancy; Dallas City Code 8 7/08 301.1 Permits required. SUBCHAPTER 3 PERMITS AND INSPECTIONS SECTION301 PERMITS 301.1.1 General. A person, firm, or corporation shall not, without first obtaining a permit from the building official: 1. erect, construct, enlarge, add to, alter, repair, replace, move, improve, remove, install, convert, demolish, equip, use, occupy, or maintain a structure or building service equipment; 2. excavate or maintain an excavation; 3. pave or grade on a property; or 4. cause any work or activity described in Paragraphs 1 through 3 of this section to be done.(Ord.26029) 301.1.2 Barricade permit required. No building construction or demolition activity, including but not limited to equipment usage, deliveries, on and off loading of materials and storage of materials, supplies, or debris, shall be done on public property or within a public way, except as authorized by a barricade permit issued by the building official. A barricade permit is also required for any temporary or part-day blocking of a street or sidewalk. The issuance of a barricade permit requires the repair or replacement of any public street, curb, sidewalk, drainage structure, or boulevard landscaping located within the barricaded area, or otherwise damaged during construction or demolition, to equal or better condition than that prior to the start of construction or demolition activities. (Ord. 26029) 301.1.3 Proper permits. The owner, agent, or lessee of a structure has the duty to ensure that permits are obtained by properly qualified persons before work is started, and the owner, owner's agent, or lessee shall be subject to the penalties provided in this chapter for failure to obtain a proper permit. (Ord. 26029) 301.1.4 Permit issued to another person, firm, or corporation. A person, finn, or corporation shall not do work by authority of a permit issued to another person, finn, or corporation, except under direct supervision of the person, firm, or corporation to whom the permit was issued. (Ord. 26029) 301.1.5 Obtaining a permit for another person, firm, or corporation. A person, finn, or corporation shall not obtain a permit for use by another person, firm, or corporation. (Ord. 26029) Chapter 52, Administrative Procedures for the Construction Codes (current through 1/12/11)- Page 18 More From This UserDallas County Misdemeanor Bond ScheduleDallas County Misdemeanor Bond ScheduleDallas County Felony Bond ScheduleDallas County Felony Bond ScheduleDallas County Pretrial IneligibleDallas County Pretrial Ineligible1999-1951 10-19-991999-1951 10-19-99Dallas County MRAP LogDallas County MRAP LogGeneral Orders - MRAPGeneral Orders - MRAPDallas County Brady ListDallas County Brady ListEarth Day Texas 2015 Eco-ConferenceEarth Day Texas 2015 Eco-ConferenceACLU Texas Solitary ReportACLU Texas Solitary ReportCivil Forfeiture ReportCivil Forfeiture ReportHp is d Request RedactedHp is d Request RedactedDallas Ufo SightingsDallas Ufo SightingsDallas Trinity East Protective OrderDallas Trinity East Protective OrderDallas vs. Bush Library Protesters SanctionsDallas vs. Bush Library Protesters SanctionsDallas Corporate Waste Repor DraftDallas Corporate Waste Repor DraftHighway Boondoggles_TexPIRG ED FUNDHighway Boondoggles_TexPIRG ED FUNDPatriots Crossing Default 2Patriots Crossing Default 2Patriots Crossing DefaultPatriots Crossing DefaultRaymond Crawford Inspector General ComplaintRaymond Crawford Inspector General ComplaintPlan Commission's Request for Authorized Hearing on Sam's SitePlan Commission's Request for Authorized Hearing on Sam's SiteLou Tierce AccusationsLou Tierce AccusationsDallas City Council Love Field GatesDallas City Council Love Field GatesUniversity General Abortion Provider LetterUniversity General Abortion Provider LetterDISD H1B Last Appeal LetterDISD H1B Last Appeal LetterDISDH1BLast Appeal LetterDISDH1BLast Appeal Letter