CC SR 20250819 01 - Nuisance Abatement at 2 Peppertree Drive
PUBLIC HEARING
Date: August 19, 2025
Subject:
Consideration to recover nuisance abatement costs on property located at 2 Peppertree Drive
Rancho Palos Verdes, CA 90275 (Case No. CVEH2021-0002).
Recommendation:
1) Adopt Resolution No. 2025-____, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO
PALOS VERDES CONFIRMING THE REPORT OF NUISANCE ABATEMENT COSTS AND AUTHORIZING
A SPECIAL ASSESSMENT, IN THE FORM OF A LIEN IN THE AMOUNT OF $952.40 TO RECOVER
ABATEMENT COSTS ON PROPERTY LOCATED AT 2 PEPPERTREE DRIVE, RANCHO PALOS VERDES,
CA 90275 (CASE NO. CVEH2021-0002); and
2) Direct Staff to submit to the Los Angeles County Auditor/Controller for collection in the next
applicable tax roll year the confirmed nuisance abatement costs in the amount of $952.40 and to
direct the City Attorney and the Finance Director to prepare and cause to be recorded in the
Office of the Los Angeles County Recorder appropriate notices of liens which document the
amount of nuisance abatement costs assessed for the property located at 2 Peppertree Drive
Rancho Palos Verdes, CA 90275
1. Report of Notice Given: City Clerk
2. Declare Public Hearing Open: Mayor Bradley
3. Request for Staff Report: Mayor Bradley
4. Staff Report & Recommendation: Brandy Forbes, AICP, Director of Community Development and
Octavio Silva, Deputy Director of Community Development
5. Council Questions of Staff (factual and without bias):
6. Testimony from members of the public:
Principal Parties 10 Minutes Each. The appellant or their representative speaks first and will generally be allowed ten minutes. If the
applicant is different from the appellant, the applicant or their representative will speak following the appellant and will also be
allowed ten minutes to make a presentation.
Appellant/Applicant: Peter J. Cavanna
Mayor Bradley invites the Appellant to speak. (10 mins.)
Testimony from members of the public:
The normal time limit for each speaker is three (3) minutes. The Presiding Officer may grant additional time to a representative speaking
for an entire group. The Mayor also may adjust the time limit for individual speakers depending upon the number of speakers who
intend to speak.
7. Rebuttal: Mayor Bradley invites brief rebuttals by Appellant/Applicants. (3 mins)
Normally, the applicants and appellants will be limited to a three (3) minute rebuttal, if requested after all other interested persons have
spoken.
8. Council Questions of Appellant and Applicants (factual and without bias):
9. Declare Hearing Closed/or Continue the Public Hearing to a later date: Mayor Bradley
10. Council Deliberation:
The Council may ask staff to address questions raised by the testimony, or to clarify matters. Staff and/or Council may also answer
questions posed by speakers during their testimony. The Council will then debate and/or make motions on the matter.
11. Council Action:
The Council may: vote on the item; offer amendments or substitute motions to decide the matter; reopen the hearing for additional
testimony; continue the matter to a later date for a decision.
CITY COUNCIL MEETING DATE: 08/19/2025
AGENDA REPORT AGENDA HEADING: Public Hearing
AGENDA TITLE:
Consideration to recover nuisance abatement costs on property located at 2 Peppertree
Drive Rancho Palos Verdes, CA 90275 (Case No. CVEH2021-0002).
RECOMMENDED COUNCIL ACTION:
1) Adopt Resolution No. 2025-____, A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF RANCHO PALOS VERDES CONFIRMING THE REPORT OF
NUISANCE ABATEMENT COSTS AND AUTHORIZING A SPECIAL
ASSESSMENT, IN THE FORM OF A LIEN IN THE AMOUNT OF $952.40 TO
RECOVER ABATEMENT COSTS ON PROPERTY LOCATED AT 2
PEPPERTREE DRIVE, RANCHO PALOS VERDES, CA 90275 (CASE NO.
CVEH2021-0002); and
2) Direct Staff to submit to the Los Angeles County Auditor/Controller for collection in
the next applicable tax roll year the confirmed nuisance abatement costs in the
amount of $952.40 and to direct the City Attorney and the Finance Director to
prepare and cause to be recorded in the Office of the Los Angeles County
Recorder appropriate notices of liens which document the amount of nuisance
abatement costs assessed for the property located at 2 Peppertree Drive Rancho
Palos Verdes, CA 90275.
FISCAL IMPACT: The costs incurred by the Community Development Department for the
abatement action plus legal fees were $952.40 and were funded through
Code Enforcement Division Professional Services in Fiscal Year 2024-25
budget. If approved, the nuisance abatement costs are assessed against
the subject property and will be recorded as a future receivable for the City.
VR
Amount Budgeted: $ 71,000
Additional Appropriation: None
Account Number(s): 101-400-4140-5101 VR
[General Fund – Code Enforcement - Professional/Technical Services]
ORIGINATED BY: James Zoren, Code Enforcement Officer
REVIEWED BY: Brandy Forbes, Director of Community Development
APPROVED BY: Ara Mihranian, AICP, City Manager
ATTACHED SUPPORTING DOCUMENTS:
A. Resolution No. 2025- (page A-1)
B. Notices to Comply dated June 2023, April, and July 2024 (page B-1)
C. Administrative Citation No. 1694 dated September 2024 (page C-1)
D. Notice of Intention to Abate and Remove an Abandoned, Wrecked,
Dismantled, or Inoperative Vehicle or Parts Thereof As a Public Nuisance
January 2025 (page D-1)
E. Signed Abatement Warrant dated March 2025 (page E-1)
F. Public Notice dated July 2025 (page F-1)
G. Proof of Service Special Assessment and Payment Demand Letter (page G-1)
BACKGROUND:
In June 2023, the City’s Code Enforcement Division provided written notification to the
property owner at 2 Peppertree Drive, Peter J. Cavanna, that the subject property was in
violation of § 8.24.060 of the Rancho Palos Verdes Municipal Code (RPVMC), which
included abandoned, wrecked, dismantled or inoperative vehicles that are not stored
within a fully enclosed structure (Attachment B). In addition, the property owner was
storing four inoperable vehicles on the vacant lot next door (4 Peppertree Drive).
The Code Enforcement Division sent additional notices to the property owner to comply
in April and July 2024 (Attachment B). Based on noncompliance by the property owner,
in September 2024 (Attachment C), the Code Enforcement Division sent Administrative
Citation No. 1694 to the property owner in an effort to achieve compliance. After no
progress to achieve voluntary compliance on the part of the property owner, in December
2024 this matter was forwarded to the City Attorney’s Office for further enforcement
action.
After several attempts by the City Attorney’s Office to obtain voluntary compliance, in
January 2025 the Community Development Department determined that an abatement
of the nuisance on the property was needed as the nuisance continued to exist pursuant
to RPVMC §§ 8.24.060 and 8.24.070. The presence of inoperative vehicles created
junkyard like conditions on the property. In January 2025, an estimate from Van Lingen
Towing was obtained for the abatement of the nuisance to be completed.
On January 27, 2025, the property owner was provided with a Notice of Intention to Abate
and Remove an Abandoned, Wrecked, Dismantled, or Inoperative Vehicle or Parts
Thereof as a Public Nuisance (Attachment D), which provided the property owner 30 days
to address the nuisance by abating all of the inoperable vehicles. Pursuant to § 10.12.100
of the RPVMC, within 10 days after the date of service of the notice, the owner of the
vehicle, agent of the owner, or person in possession of the vehicle who may have been
served with the notice, may appeal to the City Manager.
No appeal was filed by the property owner, vehicle owner, or other interested party.
Following the deadline for the voluntary compliance provided in the notice the City
Attorney’s Office proceeded with obtaining a warrant from the Los Angeles County
Superior Court in order to allow the City to abate the nuisance on the property.
On March 11, 2025, a signed Abatement Warrant (Attachment E) was obtained from the
Los Angeles County Superior Court, and the Community Development Department
proceeded with the abatement of the inoperable vehicles. On March 17, 2025, Van Lingen
Towing completed the abatement, which consisted of the removal of one inoperable
vehicle because the vehicle owner abated the other inoperable vehicles. The inoperable
vehicle was stored at Van Lingen Towing and the vehicle owner was given an opportunity
to retrieve the vehicle. However, the vehicle owner did not act in a timely manner, so the
inoperable vehicle was sold in an auction to recover costs. Van Lingen Towing was able
to recover the costs, so the City was not charged for the towing fees. The City does still
have outstanding legal fees and Staff costs for a total of $952.40.
DISCUSSION:
Pursuant to § 8.24.120 of the RPVMC, on July 31, 2025, Staff provided notice to the
property owner and published the notice in the Palos Verdes Peninsula News indicating
that the City Council, at its August 19, 2025 meeting, would be conducting a public hearing
to consider placing a special assessment on the subject property to recover costs incurred
for the abatement order based on the itemized abatement costs (Attachment F).
Pursuant to § 8.24.130 of the RPVMC, this evening, the City Council is being asked to
conduct a public hearing to consider placing a special assessment on the subject property
to fully recover City incurred costs, totaling $952.40 associated with the abatement
discussed herein.
If approved, Staff will submit to the Los Angeles County Auditor/Controller for collection
in the next applicable tax roll year the confirmed Public Nuisance Abatement Costs in the
amount of $952.40, for the City Attorney and for the Finance Director to prepare and
cause to be recorded in the Office of the Los Angeles County Recorder appropriate
notices of liens which document the amount of nuisance abatement costs assessed
against the subject property.
ADDITIONAL INFORMATION:
4 Peppertree Drive
As a separate public hearing item on tonight’s agenda, the City Council is being asked to
consider placing a special assessment on the neighboring property, 4 Peppertree Drive, for
similar public nuisance abatement costs incurred by the City.
Public Correspondence
As of the preparation of this report, City Staff has not received any public correspondence in
response to the public notice issued in July 2025.
CONCLUSION:
Based on the above, Staff recommends the City Council adopt the attached resolution
(Attachment A) authorizing a special assessment in the amount of $952.40 to recover abatement
costs on property located at 2 Peppertree Drive, Rancho Palos Verdes, CA 90275 and to
direct Staff to submit to the Los Angeles County Auditor/Controller for collection the
abatement costs in the amount of $952.40 to be recorded in the Office of the Los Angeles
County Recorder.
ALTERNATIVES:
In addition to the Staff recommendation, the following alternative actions are available
for the City Council’s consideration:
1. Do not place a special assessment (lien) for nuisance abatement on the
property at 2 Peppertree Dr. Rancho Palos Verdes, CA. 90275 , thereby
bearing all costs associated with this abatement.
2. Do not place a special assessment, at this time , and direct staff to work
with the property owner to seek cost recovery one additional time.
3. Take other action, as deemed appropriate.
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RESOLUTION NO. 2025-
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF RANCHO PALOS VERDES CONFIRMING
THE REPORT OF NUISANCE ABATEMENT COSTS
AND AUTHORIZING A SPECIAL ASSESSMENT, IN
THE FORM OF A LIEN IN THE AMOUNT OF $952.40,
TO RECOVER ABATEMENT COSTS ON PROPERTY
LOCATED AT 2 PEPPERTREE DRIVE, RANCHO
PALOS VERDES, CA. 90275 (CASE NO. CVEH2021-
0002)
WHEREAS, in June 2023, the City’s Code Enforcement Division notified, in writing,
the owner of the property, Peter J Cavanna, located at 2 Peppertree Drive, Rancho Palos
Verdes, CA. 90275 that the property was in violation of § 8.24.060 of the Rancho Palos
Verdes Municipal Code (RPVMC) related to abandoned, wrecked, dismantled or
inoperative vehicles that are not stored within a fully enclosed structure viewable from the
public right-of-way and neighboring properties;
WHEREAS, the City determined that the accumulation of junk, refuse, rubbish,
lumber, and similar debris constituted a public nuisance, pursuant to RPVMC §§ 8.24.060
and 8.24.070;
WHEREAS, in June 2023, April 2024, and July 2024, Code Enforcement Division
Staff issued multiple notices to the property owner requesting compliance with RPVMC
§§ 8.24.060 and 8.24.070 provisions;
WHEREAS, in January 2025, the property owner was provided with a Notice to
Abate which provided the property owner with thirty (30) days to address the nuisance by
abating all of the inoperable vehicles;
WHEREAS, following the deadline for voluntary compliance provided in the Notice
to Abate, the City Attorney’s Office proceeded with obtaining a warrant from the Court in
order to allow the City to abate the nuisance on the property;
WHEREAS, in March 2025, the City obtained a signed abatement warrant from the
Los Angeles County Court;
WHEREAS, on March 17, 2025, the City’s Code Enforcement Division proceeded
with executing the signed abatement warrant, by abating inoperable vehicles;
WHEREAS, California Government Code §§ 38773 and 38773.5 and Chapter 8.24 of
the RPVMC authorize the City Council to assess all costs incurred for abatement of violations
which constitute a public nuisance as a lien against said property;
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WHEREAS, pursuant to § 8.24.110 of the RPVMC, the Code Enforcement Division
Staff prepared an itemized report of the costs incurred during the abatement of the
violation of the above referenced site, including the pursuit of legal action, which is
attached hereto as Attachment "A";
WHEREAS, on July 29, 2025, pursuant to § 8.24.110 of the RPVMC, the property
owner was duly notified, via certified mail, of the Community Development Department’s
costs associated with the nuisance abatement, totaling $952.40;
WHEREAS, on July 31, 2025, pursuant to § 8.24.120 of the RPVMC, the City
provided notice to the property owner via publication in the Palos Verdes Peninsula News
that the placement of a lien upon the property would be considered by the City Council at
its meeting on August 19, 2025;
WHEREAS, on August 19, 2025, pursuant to §§ 8.24.120 and 8.24.130 of the
RPVMC, the City Council held a properly noticed hearing regarding the assessment of
the abatement cost, at which time all interested parties were given an opportunity to be
heard and present evidence.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: The City Council finds that the costs incurred by the Community
Development Department to abate the public nuisance on property located at 2
Peppertree Drive, Rancho Palos Verdes are reasonable and correct, and hereby confirms
the Code Enforcement Officer's Itemized Account of Nuisance Abatement Costs,
attached hereto as Attachment “A.”
Section 2: The City Council hereby directs Staff to submit to the Los Angeles
County Auditor/Controller for collection in the next applicable tax roll year the confirmed
Nuisance Abatement Costs in the amount of $952.40 for the property located at 2
Peppertree Drive, Rancho Palos Verdes. The City Council further directs the City Attorney
and the Finance Director to prepare and cause to be recorded in the Office of the Los
Angeles County Recorder appropriate notices of liens which document the amount of
Nuisance Abatement Costs assessed against the subject property.
Section 3: Interested parties are hereby notified that the time within which judicial
review of this decision must be sought, if available, is governed by § 1094.6 of the
California Code of Civil Procedure.
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PASSED, APPROVED, and ADOPTED this 19th day of August 2025.
David Bradley, Mayor
ATTEST:
Teresa Takaoka, City Clerk
State of California )
County of Los Angeles ) ss
City of Rancho Palos Verdes )
I, Teresa Takaoka, City Clerk of the City of Rancho Palos Verdes, hereby certify that the
above Resolution No. 2025-____was duly and regularly passed and adopted by the said
City Council at a regular meeting thereof held on August 19, 2025.
Teresa Takaoka, City Clerk