Rehab Appeals Board - Item 2A - 3039 Isabel AveTO: HONORABLE CHAIRMAN AND MEMBERS
BUILDING REHIL TATION APPEALS BOARD
FROM: BILL CROWE, CITY MANAGER
DATE: JANUARY 21. 2003
RE: 3039 ISABEL AVENUE - HEARING
The subject property consists of a tenant-occupied single family dwelling with a garage conversion
that is being used and rented as a second unit. The garage conversion also contains an unpermitted
addition at the rear. The property is located in the P zone. This case was initiated in September,
2001, and no compliance has been achieved in over sixteen months.
Case chronology is as follows:
• September 10, 2001 - "Please" letter mailed to property owner.
• October 11, 2001 - Inspection: no progress.
• October 18, 2001 - Property declared substandard by Building Official and a
Declaration of Substandard Property filed with Los Angeles County Recorder's
office. 15-day certified letter mailed and posted.
• November 14, 2001 - Certified letter returned "unclaimed". Re-sent via first class
mail.
• November 19, 2001 - Property owner at City Hall. Spoke to building inspector
regarding the list of defects. Inspector explained record search procedure.
• November 27, 2001 - Inspector spoke with property owner. Owner indicated that he
would submit plans attempting to legalize the second unit.
• December 27, 2001 - Inspection: no progress.
INEH:?3 A,G
ITEM No. -7T ,X
JAN 29 2003
• January 13, 2002 - Inspection: no progress.
• February 14, 2002 - Inspection: no progress.
• March 14, 2002 - Inspection: no progress.
• April 22, 2002 - Revised list of defects mailed to property owner.
• May 23, 2002 - Inspection: driveway repair in progress.
• June 5, 2002 - Inspection: no progress.
• August 19, 2002 - Building Official sent letter to property owner, Mr. Bonilla. A
sixty day extension was granted to allow Mr. Bonilla sufficient time to research
records from Los Angeles County Engineer's and Assessor's offices in an attempt
to establish the validity of the second unit. (Building inspector had previously
explained record search procedure in November, 2001).
October 21, 2002 - Building Official at site. Met with property owner who claimed
he had obtained information confirming the existence of the second unit. Building
Official extended the deadline an additional five days in order to evaluate the
information and to confer with the Planning Director.
November 5, 2002 - Planning Director and Building Official determined second unit
not legal and cannot be allowed due to zoning restrictions.
November 12, 2002 - Building Official mailed letter to Mr. Bonilla requiring the
abatement of the second unit. Deadlines were established for converting the garage
back to the original use, and for either legalizing or demolishing the unpermitted
addition to same. Mr. Bonilla was also reminded of the necessity to obtain a "rehab"
permit.
January 9, 2003 - Inspection: no progress. All defects remain. Inspector noted a
welding business in full operation at the rear of the property (reported to Code
Enforcement Officer). To date, no plans have been submitted and no permits have
been obtained.
A Notice of Hearing was mailed and posted on the property on January 14, 2003. All interested
parties have been notified.
CITY BUILDING OFFICIAL'S RECOMMENDATION:
It is recommended that the Board find the property substandard and order all substandard
conditions and building code violations be removed and/or corrected by March 3, 2003. However,
if the required permits are obtained, and sufficient progress is achieved by March 3, 2003, the
abatement date may be extended to April I, 2003.
MAYOR:
ROBERT N'. SRUESCF
MAYOR. PRO TEM:
JOE VASOU_
OOUNGILM_MBERS:
MARGARET CLARK,
JAYT. IMPERIAL
GARY A.. TAYLOR.
January 14. 2003
Ramiro &,Adela Bonilla
Isidoro Bonilla
3,16 Brandon Street
Pasadena. CA 91107
i cy mead
8B38 E, VALLEY BOULEVARD • P.O. BOX 399
ROSEMEAD, CALIFORNIA 91770
TELEPHONE (626) 569-2100
FAX (626) 307-9218
SUBSTANDARD PROPERTY
3039 Isabel Avenue
Rosemead. CA 91770
NOTICE OF HEARING
The Cir%' Building Official has determined by inspeciion that the. following property is substandard;
as defined in Section 9905 of the City of Rosemead Building Laws, because of the defects listed on
the attached letter.
THEREFORE. NOTICE IS HEREBY GIVEN that on Tuesday. January 28. 2003. at 7:00 p.m., in
the Cirv Hall, 8838 E. Valley Boulevard, Rosemead, California, a HEARD~,G WILL BE
CONDUCTED before the Ciry of Rosemead Rehabilitation Appeals Board on this matter.
All persons who desire to be heard shall appear before the above Board at said time and place to
show cause why the substandard conditions should not be ordered abated.
ADDRESS:
LEGAL DESCRIPTION
ASSESSOR'S r:
ORIGINAL SIGNED
J-,01ES.D. DON'OVAN
Deputy Building Official
3039 ISABEL AVENUE
LOT, . BLOCK I OF THE SUBDIVISION OF GARVEY RANCH
5286-024-009
Date Posted:
-
C.
MAYOR:
ROBERT W. BRUESOH
MAYOR PRO TEM:
JOE VASQUEZ
COUNCILMEMBERS:
MARGARET CLARK
JAY T. IMPERIAL
GARY A. TAYLOR
Rosemead
8838 E. VALLEY BOULEVARD • P.O. BOX 399
ROSEMEAD, CALIFORNIA 91770 i )
TELEPHONE (626) 569-2100
FAX (626) 307-9219
November 12, 2002
Isidoro Bonilla
3416 Brandon Street
Pasadena. California 91107-4539
RE: 3039 Isabel Avenue, Rosemead
APN: 5286-024-009
Dear Mr. Bonilla:
After reviewing all pertinent available information, including the documents provided by you from the
Assessor's records, I regret to inform you that the City of Rosemead is unable to approve the second single-
family dwelling on the subject site. The historical records indicate that the dwelling at 3039 Isabel Avenue
(known as 2531 Isabel prior to city-hood) was originally built in 1927. No permits exist for this structure, as
Los Angeles County did not begin a permitting process until approximately 1932. Building permit =756064
was issued on September 2, 1943; with final approval October 1, 1943, for new foundations for the single-
family dwelling at 3039 Isabel. Building permit #19916 (a copy of which is not available) was issued for
construction of a 400 square foot, 2-car garage, with final approval on or about March 24, 1946 (there has
since been an addition of approximately 400 square feet added to the rear of the garage for which no
approvals or permits exist). Building permit -1314 was issued on August 10, 1961, with final approval April
4, 1963, for interior remodeling at 3039 Isabel. Building permit #5832 was issued on November 30, 1984,
with final approval February 26, 1985, for the addition of a 153 square foot patio cover attached to the rear
of 3039 Isabel, and a 360 square foot carport located at the rear of the property. Building permit #7676 was
issued on May 17, 1989, for the addition of an 86 square foot covered porch to the front of 3039 Isabel; this
permit expired on August 16, 1990, and the porch has been completed without inspection approval. There is
no.evidence of approvals, pennits, or inspections to validate the existence of a second single-family dwelling
on the subject site. As stated in the letter of August 19, 2002, failure to produce verification of acceptance of
the second dwelling unit by the City of Rosemead leaves the City no alternative but to require abatement of
the second unit.
Consider this notice an order to vacate the converted garage and restore it to its originally approved use
within thirty (30) days of the date of this notice, and to obtain planning approval and building permits for the
addition at the rear of the garage, or demolish and remove the addition, within sixty (60) days of the date of
this notice. Please note that the Rosemead Municipal Code does no allow accessory structures to exceed 600
square feet in area.
As also stated in the letter of August 19, 2002, you must obtain a rehabilitation permit for all corrective work
required by the List of Defects dated June 6, 2002, which includes, but is not limited to, additions,
alterations, and maintenance issues at 3039 Isabel, non-permitted alterations to the carport located at the rear
of the property (a site visit on November 7, 2002, found the carport being used in violation of the zoning
code), repair or removal of hazardous electrical wiring and fixtures, and removal of canopy structures.
furniture, appliances, trash and debris from the premises. The cost of the rehabilitation permit is $467.76.
If you require additional information or assistance in this matter; you may contact me at (626) 569-2131,
from 7:00 AM to 6:00 PM, Monday through Thursday.
Sincerely,
AMES D. DONOVAN
Deputy Building Official
c: Brad Johnson, Planning Director
MAYOR:
ROBERT W. BRUESCH
MAYOR PRO TEM:
JOE VASOUEE
COUNCILMEMBERS:
MARGARET CLARK
JAY T. IMPERIAL
GARY A. TAYLOR
August 19, 2002
Isidoro Bonilla
3416 Brandon Street
Pasadena, California 91107
RE: 3039 Isabel Avenue, Rosemead
APN: 5286-024-009
Dear Mr. Bonilla:
I~i~c~ ~ OSC4?~2L'&d
8838 E. VALLEY BOULEVARD • P.O. BOX 399
ROSEMEAD, CALIFORNIA 91770
TELEPHONE (626) 569-2100
FAX (626) 307-9218
,T
During the process of the on-going substandard property action at the subject site, the legality of the second
residential unit has come into question. City records indicate that Permit #56064, issued September 2, 1943,
was issued for the purpose of installing a new foundation, specifically for a residential use, attached to the
west wall of the existing 2-car garage. There, are no other permits to indicate approval of the completion of
the proposed residential unit. Since 1943, the 2-car garage has also been converted and included into the
existing residential use for which no approvals or permits exist. Since current Zoning regulations do not
allow more than one single-family residence on this site, two issues must be satisfactorily addressed before
the City can accept the second residence as an existing non-conforming condition: .
1. The 2-car garage must be restored to its originally approved use as a garage. There is no evidence
of approvals or permits for the conversion of the garage to residential use.
2. To obtain approval for the second residential unit, you must first provide the following:
• Assessor records showing when the second unit first appeared on the tax bill. This will
substantiate the existence of a second unit and allow the Planning Division to treat it as an
existing non-conforming condition, depending on the date of first occurrence. Without this
information, the Planning Division will not be able to approve a second residential unit.
• Upon verification from the Planning Division that the second unit is accepted as an existing
non-conforming condition, you must obtain a rehabilitation permit for the construction of the
second unit and the restoration of the garage to its originally approved use as a garage.-
0 Upon issuance of the rehabilitation permit, the Building and Safety Division will, perform. a
thorough inspection of the garage and second unit, and prepare a list of the items and issues
that need to be exposed, corrected, or otherwise resolved to obtain final approval of the
garage and second residential unit. The cost of the rehabilitation permit is $440.90 (this fee
includes building, electrical, plumbing and mechanical inspection fees).
The remaining items on the list of defects may be resolved under the rehabilitation permit required in item
#2 above:
The enclosure of the carport located at the rear of the property.
• Additions, alterations, and maintenance issues at the main residence.
• Removal of furniture, appliances, trash and debris from the premises.
• Repair or removal of hazardous electrical wiring and fixtures at the main residence.
You will be granted sixty days (60) from the date of this letter to obtain the information required to validate
the existence of the second residential unit. The Assessor records requested in Item #2 should be available at
the Los Angeles County Assessors Office located at 1441 Santa Anita Avenue in South El Monte (hours are
from 8:00 AM to 5:00 PM, Monday through Friday). Also, I suggest that you check building permit records
at the Los Angeles County Engineers Office at 125 South Baldwin Avenue in Arcadia (hours are from 8:00
AM to 4:00 PM, Monday through Friday). It is possible that they have building permits on file (from 1933
to 1954) that we do not have in our files that would show the completion of the residential addition to the
garage. Please be advised that failure to produce some official form of recognition of the second residential
unit will leave the City no alternative but to require the immediate removal of the unit.
If you need additional information or assistance regarding this matter, you may contact me at (626) 569-
2131, from 7:00 AM to 6:00 PM, Monday through Thursday.
Since ely,
AMES D. DONOVAN
Deputy Building Official
June 2002
LIST OF DEFECTS
SUBSTANDARD PROPERTY
3039 Isabel Avenue
REVISED
Garage
Substandard Conditions
it appears garage is being used for other than the intended use. (Improper occupancy)
Window screens are missing/tom in several locations.
House appliances are being stored at side of property.
Water heater lacks the required seismic anchors, T/P piping to exterior and vent system
does not meet minimum standards.
Exterior walls are damaged in several locations.
Hazardous wiring at light fixture located at exterior door.
Building Code Violations
1. It appears alteration/addition to garage has been constructed without the required permits
and approvals and is being used as a second unit.
2. It appears plumbing has been installed without the required permits and approvals.
I It appears electrical has been installed without the required permits and approvals.
4. It appears alteration to carport has been constructed without the required permits and
approvals.
3039
Substandard Conditions
Under floor screens are missing in several locations.
2. Windows are broken/missing in several locations.
Window screens are missing in several locations.
4. Appliances, furniture, junk and debris are being stored throughout property.
Building Code Violations
It appears additions/alterations to rear of dwelling has been constructed without the
required permits and approvals.
2. It appears front porch has been constructed without the required permits and approvals.
Access to interior of dwelling and garage was not gained: therefore, other substandard conditions
and building code violations may exist.
PERMIT ARE REQUIRED for repairs and may be obtained at the Building Department
between the hours of 7:00 - 11:00 a.m., Monday through Thursday, and between 4:00 - 6:00 p.m.,
Thursday.
Rose Arguello
Building Inspector
(626) 569-2132
April 22, 2002
LIST OF DEFECTS
SUBSTANDARD PROPERTY
3039 Isabel Avenue
REVISED
Garage
Substandard Conditions
it appears garage is being used for other than the intended use. (Improper occupancy)
2. Window screens are missing/torn in several locations.
3. House appliances are being stored at side of property.
4. Water heater lacks the required seismic anchors, T/P piping to exterior and vent system
does not meet minimum standards.
5. Exterior walls are damaged in several locations.
6. Hazardous wiring at light fixture located at exterior door.
Building Code Violations
1. It appears alteration/addition to garage has been constructed without the required permits
and approvals and is being used as a second unit.
2. It appears plumbing has been installed without the required permits and approvals.
3. It appears electrical has been installed without the required permits and approvals.
4. It appears alteration to carport has been constructed without the required permits and
approvals.
3039
Substandard Conditions
Under floor screens are missing in several locations.
2. Windows are broken/missing in several locations.
Window screens are missing in several locations.
is damaged and does not drain properly. ~ e~
5. Appliances, furniture, junk and debris are being stored throughout property.
Building Code Violations
it appears additions/alterations to rear of dwelling has been constructed without the
required permits and approvals.
2. It appears front porch has been constructed without the required permits and approvals.
Access to interior of dwelling and garage was not gained: therefore, other substandard conditions
and building code violations may exist.
PERMIT ARE REQUIRED for repairs and may be obtained at the Building Department
between the hours of 7:00 - 11:00 a.m., Monday through Thursday, and between 4:00 - 6:00 p.m.,
Thursday.
Rose Arguello
Building Inspector
(626)569-2132
MAYOR:
JAY T. IMPERIAL
MAYOR ?RO TEM:
ROBERT W. 2RUESCM
COUNCILMEMBERS:
MARGAAETC-LARM
GARY A. TAYLOR
JOE VASOUEZ
October 17. 2001
Ramiro & Adela Bonilla
Isidore, Bonilla
3416 East Brandon Street
Pasadena, CA 91107
Dear Property Owners:
Roymc&d
I
883E E. VALLEY EOULEVARD • P.O. BOX 399
ROSEMEAD, CALIFORNIA 51770
TELEPHONE (6626) 569-2100
FAX (625) 307-9218.
CERTIFIED MAIL
RETURN RECEIPT REQUESTED
SUBSTANDARD PROPERTY
3039 Isabel Avenue
Rosemead, CA 91770
A recent inspection of the property at the above address has found it to be substandard as defined by the City of
Rosemead Building Code, because of the defects enumerated in the attached list.
Section 9908 of the Code declares all such substandard buildings a public nuisance and requires the abatement
thereof by correction,: if practical, or demolition of the substandard conditions.-
As the owner of record, you are hereby notified to comply with the requirements of the above code, and to correct
or remove the substandard conditions listed. All such work shall be completed within fifteen (15) days after receipt
of this letter. Be advised if you are renting this property to others the City may file aNotice of Non-Compliance
with the State Franchise Tax Board. Revenue and Taxation Code. Section 17274 states: "No deduction shall be
allowed for interest taxes depreciation, or amortization ...with respect, to substandard (rental) housing."
This notice will .be posted on the property. If in your opinion, you disagree or cannot comply with the above
findings or order, you may request a public hearing. 'The request for hearing must be within fifteen (15) days after
posting of this notice on the property, must be in writing, and directed to the City of Rosemead Building Official,
8533 East Valley Boulevard, Rosemead; California 91770.
For further information, please contact the inspector whose name is shown on the attached list. Required permits
may be obtained between the hours of 7:00 - 11:00 a.m., Monday through Thursday, and 4:00 - 6:00 p.m.,
Thursday.
Very truly yours,
Is~Il" AL SIGAID
STEVEN C. BAILEY
Building Official
Date Posted: i c - / 9 - e --I- By: 7Z . <1 V S w ` ( 1 0
October 11: 2001
LIST OF DEFECTS
SUBSTAiNDARD PROPERTY
3039 Isabel Avenue
(Guest house)
Substandard Conditions
It appears guest house is being used for other than the intended use. (Improper
occupancy)
2. Window screens are missing/tom in several locations.
3. House appliances are being stored at side of property.
4. Water heater lacks the required seismic anchors, UP piping to exterior and vent system
- does.not meet minimum standards.
5. Exterior walls are damaged in several locations.
6. Hazardous wiring at light fixture located at exterior door.
Buildtn.C.ode Violations
1. It, appears additions/alterations to guest house have been constr cted without the required
permits and approvals and is being used as a second unit
2. It appears plumbing has been installed without the required permits and approvals.
3. It appears electrical has been installed without the required permits and approvals.
Zoning Code Violation
1. Guest house is being used for other than the intended use. (Improper occupancy)
3039
Substandard Conditions
1. tinder floor screens are missing in several locations.
2. Windows are broken/missing in several locations.
3. Window screens are missing in several locations.
4. Driveway is damaged and does not drain properly.
5. Appliances; furniture, junk and debris are being stored throughout property.
Building Code Violation
1. It appears additions/alterations have been constructed without the required permits and
approvals.
Access to interior of both dwellings was not gained; therefore, other substandard conditions and
building code violations may-exist. `
PERNIIT ARE REQUIRED for repairs and' maybe obtained at the Building Deparrment.
between the hours of 7:00 '14:06 a.m.-,.Monday through Thursday, and between 4:09 - 6:00
. p.m., Thursdav
Rose Arguello
Building Inspector
- (626) 569-2132
MAYOR:
JAY T. IMPERIAL
MAVop PRO TEN,
ROEERI'w BPUESrH
COUNCILMEMBERS:
M A RG A PET CLARK.
GAPY A. TAYLOR
JOEVASOUEZ
September 10, 2001
Ramiro, Adela & Isidoro Bonilla
3416 Brandon Street
Pasadena, CA 91107
Dear Property Owners:
SUBSTANDARD PROPERTY
3039 Isabel Avenue
Rosemead, CA 91770
As you probably know, the City of Rosemead has had in effect for some time, a Building
Rehabilitation and Property Maintenance Program.
The purpose of this Program is to provide continued health, safety, and welfare for all City residents.
I know that you, as a responsible citizen, are interested in the present and future well-being of your
community and realize this interest can best be served by making this area an enjoyable place to live
and work.
With this thought in mind, the Property Rehabilitation Program is designed to assist you in
improving your property by pointing out unsafe or unsightly conditions which are detrimental to our
community as a whole, and your property in particular.
You, as an owner, can best accomplish the objectives'of the Program by prompt compliance. To
familiarize you with these conditions, and to aid you in solving your particular problem, we are
enclosing 'a list of defects. If you have any questions, please contact the inspector whose name is
listed on the request.
Thank you for your continued cooperation.
Respectfully,
FRANK G. TRIPEPI
City Manager
City of Rosemead
t
8838 E. VALLEY BOULEVARD • P.O. BOX. 399
ROSEMEAD, CALIFORNIA 91770
TELEPHONE (626) 669.2100
FAX (626)307-921a
September 4, 2001
LIST OF DEFECTS
SUBSTANDARD PROPERTY
3039 Isabel Avenue
(Guest bouse)
Substandard Conditions
1. It appears west house is being used for other than the intended use. (Improper
occupancy)
2. Window screens are missing/tom in several locations..
3. House appliances are being stored at side of property.
4. Water heater lacks the required seismic anchors, T/P piping to exterior and vent svstem
does not meet minimum. standards.
5. Exterior walls are damaged in several locations.
6. Hazardous wiring at light fixture located at exterior door.
Building Code Violations
it appears additions/alterations to guest house have been constructed without the required
permits and approvals and is being used as a second unit.
2. It appears plumbing has been installed without the required permits and approvals.
It appears electrical has been installed without the required permits and approvals.
Zoning Code Violation
1. Guest house is being used for other than the intended use. (Improper occupancy)
3039
Substandard Conditions
1. Under floor screens are missing in several locations.
Windows are broken/missing in several locations.
3. Window screens are missing in several locations.
4. Driveway is damaged and does not drain properly.
Appliances, furniture, junk and debris are being stored throughout property.
Building Code Violation
It appears additions/alterations have been constructed without the required permits and
approvals.
Access to interior of both dwellings was not gained: therefore, other substandard conditions and
building code violations may exist.
PERMIT ARE REQUIRED for repairs and may be obtained at the Building Department
between the hours of 7:00 - 11:00 a.m., Monday through Thursday, and between 4:00 - 6:00 p.m.,
Thursday.
Rose Arguello
Building Inspector
(626) 569-2132
r
- 1 LL PL,LL
January 28, 2003
LIST OF DEFECTS
SUBSTANDARD PROPERTY
3039 Isabel Avenue
REVISED
Garage
Substandard Conditions
1. It appears garage is being used for other than the intended use. (Improper occupancy)
2. Window screens are missing/torn in several locations.
3. House appliances are being stored at side of property.
4. Water heater lacks the required seismic anchors, T/P piping to exterior and vent system does
not meet minimum standards.
5. Exterior walls are damaged in several locations.
6. Hazardous wiring at light fixture located at exterior door.
Building Code Violations
1. It appears alteration/addition to garage has been constructed without the required permits
and approvals and is being used as a second unit.
2. It appears plumbing has been installed without the required permits and approvals.
3. It appears electrical has been installed without the required permits and approvals.
4. It appears alteration to carport has been constructed without the required permits and
approvals.
5. A wrought iron business, including spray painting and welding, is being conducted in the
carport.
3039
Substandard Conditions
Under floor screens are missing in several locations.
2. Windows are broken/missing in several locations.
3. Window screens are missing in several locations.
4. Appliances, furniture, junk and debris are being stored throughout property.
Building Code Violations
It appears additions/alterations to rear of dwelling has been constructed without the required
permits and approvals.
2. It appears front porch has been constructed without the required permits and approvals.
Access to interior of dwelling and garage was not gained: therefore, other substandard conditions
and building code violations may exist.
PERMIT ARE REQUIRED for repairs and may be obtained at the Building Department between
the hours of 7:00 - 11:00 a.m., Monday through Thursday, and between 4:00 - 6:00 p.m., Thursday.
Rose Arguello
Building Inspector
(626) 569-2132
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