Source: https://ecode360.com/6837664
Timestamp: 2017-12-12 02:33:36
Document Index: 64175999

Matched Legal Cases: ['§ 141', '§ 141', '§ 141', '§ 141', '§ 141', '§ 141', '§ 141', '§ 141', '§ 141', '§ 141', '§ 1', '§ 235', '§ 141', '§ 141', '§ 141', '§ 141', '§ 141', '§ 141', '§ 141', '§ 141']

Town of Union, NY Nuisances
§ 141-2 Title.
§ 141-4 Evidence and presumptions.
Ch 141 Art II Civil Remedies for Property and Building Nuisances
§ 141-5 Applicability.
§ 141-6 Civil remedies.
§ 141-7 Judgment awarding permanent injunction.
§ 141-8 Preliminary injunction.
§ 141-9 Temporary restraining order; defendant's remedies.
§ 141-10 Preliminary injunction of bulk transfer.
§ 141-11 Temporary receiver.
§ 141-12 Chapter not exclusive remedy.
[HISTORY: Adopted by the Town Board of the Town of Union 12-3-1997 by L.L. No. 2-1997; amended in its entirety 12-7-2016 by L.L. No. 5-2016. Subsequent amendments noted where applicable.]
Building Code administration — See Ch. 86.
Illicit discharges, activities and connections to storm sewers — See Ch. 141.
Peddling, soliciting and transient merchants — See Ch. 151.
Inoperative vehicles — See Ch. 194.
Article II Civil Remedies for Property and Building Nuisances
The Town Board of the Town of Union finds that public nuisances exist in the Town of Union in the operation of certain establishments and the use of property in flagrant violation of certain Penal Law and Municipal Code provisions, which nuisances substantially and seriously interfere with the interest of the public in the quality of life and total community environment, commerce in the Town, property values and the public health, safety and welfare. The Board further finds that the continued occurrence of such activities and violations is detrimental to the health, safety and welfare of the people of the Town of Union and of the businesses thereof and the visitors thereto. It is the purpose of the Board to authorize and empower the Town Board to impose sanctions and penalties for such public nuisances, and such power of the Town Board may be exercised either in conjunction with or apart from the powers contained in other laws without prejudice to the use of procedures and remedies available under such other laws. The Board further finds that the sanctions and penalties imposed by the Town Board pursuant to this chapter constitute an additional and appropriate method of law enforcement in response to the proliferation of the above-described public nuisances. The sanctions and penalties are reasonable and necessary in order to protect the health and safety of the people of the Town and to promote the general welfare.
A conviction for an offense in a court of competent jurisdiction or an administrative bureau shall not be required. Instead, the Town shall prove by a preponderance of the evidence that the violations have occurred. However, a conviction as defined and applied in accordance with the provisions of § 1.20 of the Criminal Procedure Law, in any court of competent jurisdiction, or a plea of guilty shall constitute conclusive proof of a violation. Conviction of an attempt to commit a violation of any of the specified provisions shall be considered a conviction for a violation of the specified provision.
Actions, behavior, or conduct by person or persons at a particular location that disturbs the peace.
The presumption of knowledge provided by Subdivision 1 of § 235.10 of the Penal Law shall be applicable to this chapter. Notice, by mail or personal service of activities detailing a public nuisance to the property owner of record shall be evidence of knowledge of the public nuisance.
A parcel of land with or without buildings or structures delineated by lot line and having access to a street as defined in this chapter.
For the purposes of Article III, a public nuisance shall be deemed to exist whenever, through violations of any of the following provisions resulting from separate incidents at a building, erection or place or immediately adjacent to the building, erection or place as a result of the operation of the business, 12 or more points are accumulated within a period of six months, or 18 or more points within a period of 12 months in accordance with the following point system. Where more than one violation occurs during a single incident, the total points for the incident shall be the highest point value assigned to any single violation. All references to statutes and codes shall mean the statute or code as enacted at the time this Law is adopted and any amendment affecting such statute or code.
Section 240.36 and 240.37 of the Penal Law—Loitering in the First Degree.
Chapter 300, Article 50 of the Code of Ordinances of the Town of Union—Noise.
Chapter 130 of the Code of the Town of Union—Littering.
Chapter 71, Article 1, of the Code of the Town of Union regarding howling dogs, and/or repetitive barking, number of dogs, unlicensed dogs and dangerous or nuisance dogs.
Any violation of Chapter 155 of the Code of the Town of Union—Housing and Property Maintenance, including any garbage collection violation. Each repeat offense is an additional four points.
Article 225 of the Penal Law—Gambling Offenses.
Section 415-a of the Vehicle and Traffic Law—Vehicle Dismantlers.
Sections 170.65 and 170.70 of the Penal Law—Forgery or Illegal Possession of a Vehicle Identification Number.
Article 178 of the Penal Law—Criminal Diversion of Prescription Medications and Prescriptions.
Article 220 of the Penal Law—Controlled Substances Offenses.
Article 221 of the Penal Law—Offenses Involving Marijuana.
Sections 165.15, (6), (7), and (8), 165.40, 165.45, 165.50, 165.50, 165.52, 165.54, 165.71, 165.72 and 165.73 of the Penal Law—Criminal Possession of Stolen Property.
Article 158 of the Penal Law—Welfare Fraud.
Section 147 of the Social Services Law—Food stamp program fraud.
Section 2024 of Title 7 of the United States Code—Illegal Use of Food Stamps.
Any commercial violations of Chapter 300, Zoning, of the Town of Union Code.
Section 3383 of the Public Health Law—Imitation controlled substances.
Operating a premises without the requisite certificate of use in violation of Chapter 300, Zoning of the Code of the Town of Union.
Article 230 of the Penal Law—Prostitution Offenses.
Article 265 of the Penal Law—Firearms and other Dangerous Weapons.
Sections 260.20 and 260.21 of the Penal Law—Unlawfully Dealing with a Child.
Article 263 of the Penal Law—Sexual Performance by a Child.
An open area on a lot which is open to the sky and that is unoccupied by any land use or activity except as may otherwise be provided in Chapter 300, Zoning, of the Code of the Town of Union.
Any building, accessory building, business office, lot, or yard wherein, within the period of one year prior to the commencement of an action under this chapter, there have occurred two or more convictions as defined in § 141-3 on the part of the lessees, owners, operators, or occupants, of the provisions of this chapter as defined in § 141-3 of this article shall be prima facie evidence that a public nuisance exists at said location.
Any building, accessory building, business office, lot, or yard wherein, within a one-year period prior to the commencement of an action under this chapter, there have occurred four or more violations on the part of the lessees, owners, operators, or occupants, of the provisions of this chapter as defined in § 141-3 of this article, shall be prima facie evidence that a public nuisance exists at said location.
Any building, accessory building, business office, lot, or yard wherein, within the period of one year prior to the commencement of an action under this chapter, there has been presented a preponderance of evidence of repeated criminal activity which has an adverse impact, as defined in § 141-3 of this article, on such property or neighborhood, shall be prima facie evidence that a public nuisance exists at said location.
Article II: Civil Remedies for Property and Building Nuisances
The Town Attorney may bring and maintain a civil proceeding in the name of the Town for the following types of relief:
The summons. The Town Attorney shall name as defendants the building, structure or place wherein the public nuisance is being conducted, maintained or permitted by describing it by Tax Map number and/or street address and at least one of the owners of some part of or interest in the property.
The Town Attorney shall bring and maintain a civil proceeding in the name of the Town of Union in the Supreme Court of Broome County or any other court of competent jurisdiction to permanently enjoin the public nuisance and the persons conducting, maintaining or permitting the public nuisance as defined in Article I, § 141-3 of this chapter from further conducting, maintaining, or permitting the public nuisance in the manner provided in Article II of this chapter. The owner, operator, and/or lessee of a building, structure or place wherein the public nuisance is being conducted, maintained or permitted may be made defendants in the action.
The complaint shall name as defendants the building, structure or place wherein the nuisance is being conducted, maintained or permitted by describing it by Tax Map number and/or street address and at least one of the owners who possesses some part of or an interest in the property.
Any complaint filed under this chapter shall be verified or accompanied by an affidavit(s) for purposes of showing that the owner of his or her agent has notice of the nuisance and has had an opportunity to abate the nuisance. The Town Attorney will give the owner, and any designated property manager, written notice of the nuisance and 10 business days to personally meet with and provide to Town Attorney a written plan to abate the nuisance within 30 days. If part of the plan to abate the nuisance is to evict a tenant, then the owner will commence the eviction proceeding within 10 business days from the meeting with Town Attorney. The complaint or affidavit shall contain a description of the attempts by the applicant to notify and locate the owner of the property and/or the owner's agent. The complaint or affidavit shall describe the adverse impact associated with the property on the surrounding neighborhood.
Notice of pendency. With respect to any action commenced or to be commenced pursuant to this chapter, the Town Attorney may file a notice of pendency pursuant to the provisions of Article 65 of the Civil Practice Law and Rules.
Penalty. If, upon the trial of an action under this chapter, or upon a motion for summary judgment in an action under this chapter, a finding is made that the defendant has conducted, maintained or permitted a public nuisance defined in this chapter, a penalty may be awarded in an amount not to exceed $1,000 for each day it is found that the defendant conducted, maintained or permitted the public nuisance after notice to abate has been given by the Town. Upon recovery, such penalty shall be paid into the general fund of the Town.
Enforcement. A judgment pursuant to this chapter shall be enforced by the Department of Public Works and the office of Town Attorney.
A judgment awarding a permanent injunction, pursuant to this chapter, may direct the Town of Union Public Works Department to seize and remove from the building, structure or place all material, equipment and instrumentalities used in the creation and maintenance of the public nuisance and shall direct the sale by the Town of Union Public Works Department of such property in the manner provided for the sale of personal property under execution pursuant to the provisions of the Civil Practice Law and Rules. The net proceeds of any such sale, after deduction of the lawful expenses involved, shall be paid into the general fund of the Town.
A judgment awarding a permanent injunction pursuant to this chapter may authorize agents of the Town to forthwith remove and correct construction and structural alterations in violation of the Town Housing Code. Any and all costs associated with these repairs or alterations shall become a lien against said property and shall have priority before any mortgage or other lien that exists prior to such filing except tax and assessment liens and any nuisance abatement lien.
A judgment awarding a permanent injunction, pursuant to this chapter, may direct the closing of the building, structure or place by the Town of Union Public Works Department, to the extent necessary to abate the nuisance, and shall direct the Town of Union Public Works Department to post a copy of the judgment and a printed notice of such closing conforming to the requirements of § 141-8H of this chapter. Mutilation or removal of such a posted judgment or notice while it remains in force, in addition to any other punishment prescribed by law, shall be punishable on conviction by a fine of not more than $500 or by imprisonment not exceeding 15 days, or by both, provided such judgment contains therein a notice of such penalty.
A closing by the Town of Union Public Works Department pursuant to this section shall not constitute an act of possession, ownership or control by the Town of Union Public Works Department of the closed premises.
Intentional disobedience or resistance to any provision of a judgment awarding a permanent injunction pursuant to this chapter, in addition to any other punishment prescribed by law, shall be punishable by a fine of not more than $5,000 or by imprisonment not exceeding six months, or by both.
Upon the request of the Town Attorney or the Town Board, the New York State Police shall assist in the enforcement of a judgment awarding a permanent injunction entered in an action brought pursuant to this chapter.
A judgment awarding a permanent injunction pursuant to this chapter shall provide, in addition to the costs and disbursements allowed by the Civil Practice Law and Rules, upon satisfactory proof by affidavit or such other evidence as may be submitted, the actual costs, expenses and disbursements of the Town in investigating, bringing and maintaining the action.
Enforcement of preliminary injunction. A preliminary injunction shall be enforced by the Town Attorney and the New York State Police.
Motion papers for preliminary injunction. The Town Attorney shall show, by affidavit and such other evidence as may be submitted, that there is a cause of action for a permanent injunction abating a nuisance within the scope of this chapter.
If, on a motion for a preliminary injunction pursuant to this section the Town Attorney shall show by clear and convincing evidence that a nuisance within the scope of this chapter is being conducted, maintained or permitted, and that the public health, safety or welfare immediately requires a temporary closing order, a temporary order closing such part of the building, structure or place wherein the nuisance is being conducted, maintained or permitted may be granted without notice, pending order of the court granting or refusing the preliminary injunction and until further order of the court. Upon granting a temporary closing order, the court shall direct the holding of a hearing for the preliminary injunction at the earliest possible time; a decision on the motion for a preliminary injunction shall be rendered by the court at the earliest possible time.
If, on motion for a preliminary injunction, the Town Attorney submits evidence warranting both a temporary closing order and a temporary restraining order, the court shall grant both orders.
Enforcement of temporary closing orders and temporary restraining orders. Temporary closing orders and temporary restraining orders shall be enforced by the Town Attorney and the New York State Police.
Posting of temporary closing orders and temporary restraining orders. Upon service of a temporary restraining order, the officer shall post a copy thereof in a conspicuous place or upon one or more of the principal doors at entrances of such premises where the public nuisance is being conducted, maintained or permitted. In addition, where a temporary restraining order has been granted, the officers shall affix, in a conspicuous place or upon one or more of the principal doors at entrances of such premises, a printed notice that shall state that certain described activity is prohibited by court order and that removal of property is prohibited by court order. If the temporary restraining order directs that the premises are to be closed by court order, the notice shall contain the legend "Closed by Court Order" in block lettering of sufficient size to be observed by anyone intending or likely to enter the premises, the date of the order, the court from which issued and the name of the office or agency posting the notice. Mutilation or removal of such a posted order or such a posted notice while it remains in force, in addition to any other punishment prescribed by law, shall be punishable, on conviction, by a fine of not more than $1,000 or by imprisonment not exceeding 90 days, or by both, provided such order or notice contains therein a notice of such penalty. The New York State Police shall, upon the request of the Town Attorney or the Town Board, assist in the enforcement of this subsection.
Intentional disobedience of or resistance to temporary restraining order and permanent injunction. Intentional disobedience of, or resistance to, a temporary restraining order shall, in addition to any other punishment prescribed by law, be punishable, on conviction by a fine of not more than $5,000, or by imprisonment not exceeding six months or by both.
A temporary restraining order may be vacated by the court upon notice to the Town Attorney when the defendant gives an undertaking and the court is satisfied that the public health, safety or welfare will be protected adequately during the pendency of the action. The undertaking shall be in an amount equal to the assessed valuation of the building, structure or place where the public nuisance is being conducted, maintained or permitted or in such other amount as may be fixed by the court. The defendant shall pay to the Town, in the event a judgment of permanent injunction is obtained, its actual costs, expenses and disbursements in investigating, bringing and maintaining the action.
An order vacating a temporary closing order, or a temporary restraining order, shall include a provision authorizing agencies of the Town to inspect the building, structure or place, which is the subject of an action pursuant to this chapter, periodically without notice, during the pendency of the action, for the purpose of ascertaining whether or not the public nuisance has been resumed, Intentional disobedience of, or resistance to, an inspection provision of an order vacating a temporary restraining order, in addition to any other punishment prescribed by law, shall be punishable, no conviction, by a fire of not more than $5,000, or by imprisonment not exceeding six months, or by both. The New York State Police shall, upon the request of the Town Attorney or the Town Board, assist in the enforcement of an inspection provision of an order vacating a temporary restraining order.
Vacating a temporary injunction or a temporary restraining order. When the defendant gives an undertaking in the amount of the civil penalty demanded in the complaint, together with costs, disbursements and the projected annual costs of the prosecution of the action to be determined by the court, upon a motion on notice to the Town Attorney, a temporary injunction or a temporary restraining order shall be vacated by the court. The provisions of the Civil Practice Law and Rules governing undertakings shall be applicable to this chapter.
Generally, pending an action pursuant to this chapter, the court may grant a preliminary injunction enjoining a defendant from making a bulk transfer as defined in this section.
If, on a motion for a preliminary injunction of a bulk transfer, the Town Attorney shall show by clear and convincing evidence that a public nuisance within the scope of this chapter is being conducted, maintained, or permitted a temporary restraining order may be granted without notice restraining the defendants and all persons from making or permitting a "bulk transfer," as defined in this article, pending order of the court granting or refusing the preliminary injunction and until further order of the court. Application for a temporary restraining order shall be made pursuant to § 141-9 of this article.
Preliminary injunction; inventory. If the court grants a preliminary injunction, the provisions of the § 141-8 of this article shall be applicable.
Appointment, duration and removal. In any action wherein the complaint alleges that the nuisance is being conducted or maintained in the residential portions of any building or structure or portion thereof which are occupied in whole or in part as the home, residence or sleeping place of one or more human beings, the court may, upon motion on notice by the plaintiff, appoint a temporary receiver to manage and operate the property during the pendency of the action in lieu of a temporary closing order. A temporary receivership shall not continue after final judgment unless otherwise directed by the court. Upon the motion of any party, including the temporary receiver, or on its own initiative, the appointing court may remove a temporary receiver at any time.
Undertaking. A temporary receiver shall give an undertaking, in an amount to be fixed by the court making the appointment that such receiver will faithfully discharge his or her duties.
Accounts. A temporary receiver shall keep written accounts itemizing receipts and expenditures, and describing the property and naming the depository of receivership funds, which shall be open to inspection by any person having an apparent interest in the property. Upon motion of the temporary receiver, or of any person having an apparent interest in the property, the court may require the keeping of particular records, or direct or limit inspection, or require presentation of a temporary receiver's accounts. Notice of motion for the presentation of a temporary receiver's accounts shall be served upon the sureties on the temporary receiver's undertaking as well as upon each party.
This chapter shall not be construed to exclude any other remedy provided by law for the protection of the health, safety and welfare of the people of the Town of Union.