code enforcement

City residents may recall a number of years ago when code enforcement officials tamped down on all things unsightly, from overgrown grass and garbage cans left by the curbside to missing address numbers on homes and other property maintenance issues gone awry.

No one is exempt from this policy, and Sam Savarino of Savarino Companies has apparently made the unkempt list for his parcels at 40 Ellicott St. that have apparently been abandoned by the now-defunct Buffalo-based company.

The developer of the stalled Ellicott Station apartment complex received a list of code violations in September, City Manager Rachael Tabelski says.

Code Enforcement Officer Douglas Randall sent a letter to Savarino informing him about the violations.

“After visiting the Ellicott Station project site, the Bureau of Inspections has determined that defects in the building envelop may result in weather deterioration of the wood frame structure and freezing damage to plumbing and/or mechanical systems that may contain water used to test newly installed piping.  We encourage you to take all precautions to winterize the residential building,” Randall said. “Please be aware there are building materials scattered throughout the grounds that present an attractive temptation for passersby and habitation opportunities for rodents and other animals. Access openings into the existing masonry building are unsecured and will likely attract unwanted intrusion through the fencing and onto these properties.”

A list of violations was attached that included cleaning up weeds, plants, grass, rank vegetation in excess of 8 inches, and other debris on the premises, and the need to perform some building site work to make sure the property is secure during the lapse in construction. 

Examples of needed work include “the exterior walls into the interior, the exterior finish system is incomplete, and the roof system in unsecured and loose along the top of the walls in various areas. The wood structure of this building must be protected from weather deterioration,” one violation stated. 

"Exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface-coated where required to prevent deterioration," another citation states. 

Yet another stated that “Vacant premises, structures and portions thereof, or vacant land shall be maintained by the owner in a clean, safe, secure and sanitary condition as provided herein so as not to cause a blighting problem or adversely affect the public health or safety.” Corrective action was recommended, given that the interior of this masonry building under reconstruction is open to the public and adverse weather, that the exterior doors and windows of this structure must be secured to prevent unauthorized entry and protect the building from further deterioration.”

Deadlines for taking corrective action began Sept 26 and continue into October, with fines starting at $250 for the city to take care of the necessary maintenance.

To her knowledge, those items have not been taken care of yet, Tabelski said.

“The clean-up has not been satisfied,” she said to The Batavian on Tuesday.

When asked if Savarino has been getting hit with fines, she said: "not yet."

"(It) has not gotten to court yet," she said.

Ellicott Station is a low-income housing development on the city’s Southside. Due to financial entanglements, company owner Sam Savarino announced earlier this summer that he was closing his company, which meant the ceasing of construction at Ellicott Station soon after. 

More recently, tenants who were selected for housing in the 55-unit complex received emails notifying them to consider alternate housing since there was no guarantee they would be getting a new home at Ellicott Station.

Tabelski has also been remaining in contact with other agencies, including the state Office of Homes and Community Renewal, which had contracted with Savarino for low-income housing tax credits upon completion of the apartment complex.

She has not heard back from HCR recently, she said, and has “no new information at this point.” The Batavian plans to provide periodic updates on the status of the four-story project as it sits idle on the sidelines of a busy Route 63. 

Chickens in your backyard. Goats in the front. And donkeys? Who knows where they are.

Pretty much every living creature made it into City Council’s discussion about a restriction on certain animals and fowl during the group’s Monday meeting.

A proposed local law stems from a council meeting in January, and a request to research potential restrictions on animals and fowl in the city. Apparently some types of these creatures — chickens and goats in particular — have raised a bit of a ruckus in their neighborhoods.

“One of the issues that recently came up was, one of our neighbors has goats … and they're literally running around our neighborhood. They’ve been able to escape a number of times and might go across the street,” Councilman John Canale said during the meeting at City Hall. “Now, any animal is capable of charging someone at any time. But now we have horned animals running loose in the neighborhood. Animal control said ‘my hands are tied, there’s nothing I can do.’  A number of my neighbors are very concerned about their safety … we could have some neighbors that might possibly get hurt. That was my concern. Now it becomes kind of a safety issue.”

He asked about a clause in the law requiring that animals are properly housed. That means the animals must be penned appropriately, do not accumulate feces, cause odor or live in an unsightly or unsafe condition, Council President Eugene Jankowski said. If goats are running loose, then they are not being properly housed, Jankowski said.

Some council members wondered why anyone wants to keep goats in the city anyway. Canale said that, for example, he knows a young girl who is in 4-H and raises animals including goats.

There are rules for dogs, but not for goats, Jankowski said. Although it might be easy to come up with a laundry list of restrictions for these situations, Jankowski didn’t want to see that happen.

“I’m not for making a plethora of codes for every little thing,” he said. “But, unfortunately, it might be something we have to do … if they start to encroach on other people’s property.”

As for the goat that got loose, the animal control officer did some quick thinking on his feet. He cornered the animal at the front porch, got ahold of it and brought it back to its rightful home over a fence.

As for donkeys, and other cloven-hoofed animals, equine or fowl, those are restricted from being kept within the city limits. City Manager Rachael Tabelski’s research reviewed other cities, including Geneva, Canandaigua, Jamestown, Elmira, and Lockport. All of those areas have code restrictions “on animals in a variety of forms,” her memo to council said.

“With help from the code enforcement office and the city attorney, attached are the proposed restrictions to animals for City Council to consider,” the memo stated, including cattle, horses, sheep, goats, pigs, llamas, alpacas, ducks, turkeys, geese, feral cats, donkeys, ponies, mules and any other farm or wild animal within city limits.

Exceptions would be chickens in appropriate housing, transporting animals to and from race tracks, special events with an approved event application, and animals in transit through the city.

Council agreed to pass the law on to the City Planning Board for further discussion. Council members also hope that the public will provide feedback about the issue of atypical city occupants — primarily farm animals — living right next door.

“That’s what the planning board is for,” Jankowski said. “I think most people will see this as reasonable. I think it’s great that we have these healthy discussions.”

Press Release:

   The condition of buildings and land in the City of Batavia plays a vital role in the quality of life enjoyed by the City's residents, merchants and visitors. Enforcement of the Municipal Property and Zoning Codes ensures that each property meets required standards. The Municipal Property and Zoning Codes protect the health, safety and welfare of those who live, work and visit the City, and conserves the value of the property and neighboring properties. It also conserves the value of the property and neighboring properties.

   The City of Batavia has a total of 4,460 residential structures, 514 commercial structures, and 34 Industrial structures. The condition and maintenance of these existing structures as well as the safe and code compliant construction of new buildings plays a vital role in the success of our businesses and City.  In order to preserve these structure and enhance neighborhoods, the Bureau of Inspection conducts property and building code inspections and code enforcement activity.

  “It is important that residents understand the role inspections plays here in Batavia, “ said Jill Wiedrick, Assistant City Manager. “Residents in Batavia seek a high quality of life in an aesthetically pleasing environment and are affected by what they see when they open their door every day. The Bureau of Inspection’s mission is to ensure a City where all residents have a clean, safe environment to live, work and play.”

  The goal of the Bureau of Inspection is to achieve timely voluntary compliance of code violations. Code Enforcement Officers balance the goal of gaining voluntary compliance with ensuring the health and safety of our residents. They attempt to minimize the negative impact violations such as peeling paint, missing roof shingles, vehicles parked on lawns, trash, debris, and high grass have on neighborhoods.

Code Enforcement Officers follow a scripted process when inspecting structures and enforcing the Code.

Step One: Inspection:

An inspection is conducted by a Code Enforcement Officer on the basis of a complaint, neighborhood survey, or a referral.  The primary focus of these inspections are on health, safety and removal of blight.  If violations are present, a Notice and Order citation is issued to the owner requiring correction.

Step Two: Re-inspection:

The Code Enforcement Officer re-inspects a cited property.  If the owner does not comply with the Notice and Order citation, the case will be prepared for the court process.

The Insurance Services Office Inc., ISO, recently visited Bergen to evaluate the building-code enforcement, ranking second to last for residential buildings and commercial buildings.

It ranked Class 9. In the ranking system, from 1 to 10, Class 1 represents an exemplary commitment to building-code enforcement.

ISO is responsible for evaluating all jurisdictions that have a building code enforcement department. They use the Building Code Effectiveness Grading Schedule, BCEGS, to recognize building codes in the community, and how your community enforces its building codes.

“The concept is simple: municipalities with well-enforced, up-to-date codes should demonstrate better loss experience,” according to a letter from Joseph Bindas, a field representative from ISO, to David Mason, the zoning/code enforcement officer. “The anticipated upshot: safer buildings, less damage, and lower insured losses from catastrophes.”

Mason presented the letter at the Bergen Town Board meeting on Tuesday.

“What stands out to me is that out of a one to 10, one being the best, we scored a nine,” said Donald Cunningham, town supervisor. “I was under the impression that we were somewhere in the middle.”

ISO will review the community again to determine whether or not the BCEGS rating should be revised.

Mason said the fire hydrants are a problem they know they need to fix. Replacing the fire hydrants will help improve the rating, and currently, the fire department is evaluating the hydrants.

This evaluation effects homeowners' insurance, Mason said.

“If State Farm is insuring a house on the outskirts of town, they look at this rating,” Mason said. “They base their insurance on that.”

ISO will meet with Mason on Aug. 29 to review the questionnaire and responses, as well as supporting documentation, and come up with a plan to improve the rating. 

Jeremy Liles said he will continue to push for a rules change in the City of Batavia on commercial signs that prohibit electronic signs from regularly changing their messages.

Earlier this year, Liles installed a new sign on his business, Oliver's Candies, at Main and Oak with an electronic message board.

Under the current city ordinance, he can only change the message on the board once every 24 hours. He would like to change it hourly, especially this time of year when he might have four or five different promotions going to attract holiday business.

Tuesday night the city's planning board unanimously rejected his request for a variance to allow the message to change at least hourly.

Duane Preston, chairman of the board, said his vote was based on the fact there is no precedent in the city for allowing an exemption.

Liles argued that signs at Salvation Army and Batavia High School change more often than every 24 hours, but Preston said the city's code enforcement officers report that no permission has been granted for such changes where the city has jurisdiction. He doesn't have jurisdiction over the school property, he said.

Liles said the inconsistency bothers him.

He vowed to continue the fight after the vote, including bringing it up during the city's comprehensive plan update.

One apparent argument against frequently changing signs is that it creates a traffic hazard. Liles said he doesn't buy that argument. Distracted driving from mobile phones is a bigger problem than business signs, he said.

"There were two accidents in front of Oliver's this morning and that had nothing to do with my sign," he said.

Steven Weber, recently fined $4,500 in Pavilion Town Court for violating property maintenance codes, is also making people in the Town of Alden unhappy over storage of broken down cars on a piece of property there, according to Christopher E. Gust, president of the Alden Chamber of Commerce.

Gust said Weber owns property at the corner of Route 20 and Alaura Drive that has been used to store unregistered, uninspected vehicles for a long time.

In Alden, apparently, rather than enforce the property code through the courts, the Town of Alden Board can vote to levy judgements against alleged violators.

The Alden board voted to file a judgement against Weber for $42,500 on Aug. 19, according to a board resolution sent to The Batavian by Gust.

"The officers of the Alden Chamber of Commerce, which Mr. Weber is a member of, the Alden Town Board, the Alden Economic Development Committee and nearby residents are all very concerned about this situation and the negative visual impact Mr. Weber’s property has along the Town of Alden’s main east-west route," Gust said.

As of today, he said, Weber has yet to remove vehicles from the property. In fact, he said, over the past month Weber seems to have added even more vehicles to the lot.

Weber removed the vehicles from his property at 11076 Lake Road and from his parent's property at 11256 Perry Road.

Jacob Weber, Steven's father, was fined $22,000 for the vehicles stored on his property.

Jacob and Steven Weber, father and son, were sentenced in Pavilion Town Court today to fines and community service for their violations of the state's property maintenance code.

Jacob Weber -- who entered a guilty plea July 9 to 46 violations for storing unregistered and uninspected vehicles on his property at 11256 Perry Road -- was fined $22,000 and given a one-year conditional release from jail time.

Steven Weber -- who entered a guilty plea the same day as his father to 16 violations for storing unregistered and uninspected vehicles on his property at 11076 Lake Road (the former firehouse) -- received $4,500 fine, 50 hours of community service and one-year conditional release.

A failure to abide by release conditions could result in a new charge for violating a court order and a resentencing on the original charges.

Dan Lang, code enforcement officer for Pavilion, said the violations on both properties have been corrected.

In Pavilion Town Court today, Pavilion Attorney Jamie Welch agreed that Steven Weber has complied with a requirement to remove illegally stored vehicles from his property at 11076 Lake Road.

There are still at least a dozen vehicles that need to be removed from the property of his parents, Jacob and Mary Weber, at 11256 Perry Road, Pavilion.

Because of the progress Weber has made, his attorney, Richard Sherwood, and Welch reached an agreement to delay Weber's sentencing for two weeks in order to give him more time to remove the disabled vehicles from his parent's property.

On July 9, Steven Weber entered a guilty plea to a 15-count indictment accusing him of violating the state's property maintenance code. Jacob Weber admitted to 46 such violations.

Both were scheduled to be sentenced today, but the sentencing has been postponed until Aug. 27.

In exchange for the delay, both agreed to waive their right to appeal whatever sentences they receive.

Under a prior plea agreement, Jacob Weber will not receive any jail time, but he could still be fined a maximum of $750 per violation of the code. 

Steven faces the possibility of jail time plus a $350 per-violation fine.

Jacob's fine is higher because of a prior conviction on the same charges within the past five years.

In court today, Steven disputed that there were really 15 violations on his property, saying that there were only 11 disabled, unregistered vehicles on his property. Sherwood reminded him he had already entered a guilty plea to 15 counts.

Sherwood said there are 18 remaining cars on Jacob's property that Steven owns. At least six of the vehicles are in fact licensed. Of the remaining cars, they haven't been removed because the brakes have seized and the wheels can't turn.

Sherwood said those cars will need to be jacked up and the brakes repaired or removed before the wheels will turn and the cars can be placed on flatbed trailers and hauled away.

While Welch was willing to go along with a delay in sentencing, he wasn't willing to give the Webers much credit for progress made.

"We disagree with the defendant that he has made a lot of progress," Welch said. "In March he received a letter containing all the charges and nothing was done. Several months went by with no progress. Now he tells the court the cars are in such a state of disrepair from their long storage that their wheels are seized and some of them need to be dug out of the earth. We are trying to work with Mr. Weber here. We've given him every chance. If he comes back in 14 days and there's a single violation, the court will have full discretion to sentence him up to the maximum."

When asked if he understood the terms of the extension, Steven Weber said he did, but wanted to dispute some of the statements made by Welch.

When his attorney tried to quite him, Steven said, "but it ends up in The Batavian and I don't appreciate what winds up in The Batavian."

Prior to the hearing, Weber spoke with The Batavian briefly and said the stories about his case have been inaccurate. He said his cars are not junk. He said he wasn't willing to talk further at this time.

Sherwood told Weber he will be able to tell the court anything he wants about the case at his sentencing on Aug. 27.

Jacob and Steven Weber, father and son, entered guilty pleas in Town of Pavilion Court to 45 and 15, respectively, violations of the state's property maintenance code.

Under the plea deal, Jacob Weber will avoid jail time, but Steven Weber could still be incarcerated if he does not rid his property of the remaining seven disabled, unregistered vehicles on his property at 11076 Lake Road.

Weber admitted in court today that he had 16 unregistered, disabled vehicles on his property -- one more than the law allows. He made a point of clarifying before pleading guilty that he was allowed one vehicle on the property.

The 46 vehicles on property owned by Jacob and Mary Weber at 11256 Perry Road are also apparently the property of Steven Weber.

The Webers are scheduled to appear for sentencing at 3 p.m., Aug. 13.

Town of Pavilion Attorney Jamie Welch said the agreement includes no sentence cap and doesn't limit any possible fines beyond what is allowed under the law.

Previously: Town of Pavilion begins enforcement effort on two properties with alleged code violations

The Town of Pavilion has begun enforcement action against property owners that have for years been storing apparently broken down vehicles on their parcels.

At the beginning of the year the town entered into a shared services agreement with the Town of Batavia and Dan Lang is now code enforcement officer in Pavilion.

He said the first order of business was to go after the most obvious alleged code violations, and the properties at 11076 Lake Road and 11256 Perry Road certainly met that criteria.

In letters to Jacob Weber and Steven Weber, the town asserts they have 47 and 12 broken down vehicles on their properties, respectively.

The Webers appeared in town court Monday and asked for more time to work with an attorney on resolving the issue. They are scheduled back in court June 4.

The state's property maintenance code states:

Except as otherwise provided for in statute or other regulations, two or more inoperative or unlicensed motor vehicles shall not be parked, kept or stored on any premises, and no vehicle shall at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. Painting of vehicles is prohibited unless conducted inside an approved spray booth.

The town is demanding that the inoperative vehicles be removed from the property. The Webers, if the issue isn't resolved and they are convicted, could be fined $350 or spend six months in jail for each code violation.

Lang said he won't be looking for every little code violation in Pavilion, but property owners with obvious code violations will be contacted and he will also respond to complaints from residents.

The photo of the Perry Road location was taken in October.

City officials took a walk-through of the Dellapenna building on Ellicott Street this morning to check the security and safety of the long-vacant building.

Over the weekend, police officers discovered the building was unlocked while looking for a missing person.  

Following the inspection, officials said they secured it as best as they could today and will take steps to ensure it is better secured.

An Oak Street man with a fondness for waterfowl will get to keep his ducks and continue some of his hobbies in his yard, but with new restrictions.

As part of a plea bargain, Ron Graziaplena, of 172 Oak St., admitted to keeping debris in his back yard, a violation of city code, and agreed to a number of conditions on his continued ability to keep 10 mallard ducks as pets and grow tomatoes and build waterfowl-related projects.

The deal was worked out Friday afternoon over three and a half hours, at a time when his trial on numerous alleged code violations was scheduled. Almost all the negotiations were held in open court with Batavia City Court Judge Robert Balbick presiding.

Balbick told Graziaplena that he would be fair with him if Graziaplena made substantial progress toward complying with the plea agreement between now and his sentencing on April 15.

The main agreement regarding the ducks is that Graziaplena can keep only 10, except when there are hatchlings, which must be released in an Elba swamp owned by Graziaplena's family before Oct. 1 of each year.

A neutral, non-governmental, qualified inspector will visit the property twice a year -- on or about July 1 and on or about Oct. -- to ensure Graziaplena is maintaining only a 10-duck population and they are kept in sanitary, humane conditions.

Graziaplena will be required to build a six-foot-high stockade-type fence along his south property line from the garage to the back corner of the lot and for some distance along the back property line. 

He must also install a stockade-style gate across his driveway from the southeast corner of his house to his property line on the south.

The gate is intended to create a visual barrier for anything on his driveway, from construction materials for his projects and his tomato boxes.

Graziaplena prefers to work on his projects in the front yard. He can continue to do so during the day, but come nightfall, he will be required to put all construction materials behind the gate.

He must also keep his BBQ grill behind the gate rather than in the yard.

In recent months, Graziaplena has mounted a number of duck decoys atop 10-foot-high poles along his south property line, and more recently added waterfowl-themed wind vanes that he said he made.

He acknowledged that some of his neighbors are aggravated by the poles, but said the decoys are left over from his hunting days and just a symbol of his hobby. He said he plans to start selling the wind vanes.

"I've gotten many compliments on them, your honor," Graziaplena said. "Several of my friends want them for themselves. Perhaps you would like one?"

Balbick said he couldn't accept the offer.

The judge ordered that all of the pole structures be taken down before sentencing and that they remain down for at least the duration of Graziaplena's conditional discharge (a six-month period after his sentence in which Graziaplena must remain violation free to avoid having the original charges reinstated).

Graziaplena also keeps a boat on the north side of his house. He must either put a driveway on the north side to set the boat on or start keeping the boat on his south side driveway.

About a half dozen of Graziaplena's supporters were at the courthouse Friday, many of them planning to testify in the trial. One neighbor who is unhappy with the situation on Graziaplena's property attended the hearing.

"I want to see that property code compliant," Balbick told Graziaplena after accepting his guilty plea. "I'm not going to punish you just for the purpose of punishing you, but I do have an obligation to the people of this city to see that the yard is safe and there isn't debris strewn about throughout the yard and that the yard is sanitary."

Photos: Take at Graziaplena's residence on Friday.

There's never a good time to kick somebody out of their home, said Bruce Gerould, Town of Batavia deputy building inspector.

But when raw sewage is seeping under the dwelling units, how much longer do you wait? Until after Christmas, after New Year's, or after somebody gets typhoid?

"If we waited and somebody got sick, then people would be asking why we waited," Gerould said. "It's a no-win situation."

Gerould has been the building inspector responsible for inspecting the Batavia Motel, 3768 W. Main St. Road, since he went to work for the town in 2004. He said there's never been a time when there haven't been code violations at the apartment complex, and since a fire two years ago, the owner has been increasingly less responsive in making repairs.

The owner, Panchal "Sonny" Bhupendrabhai, said he hasn't been eager to make repairs of late, because all he's really wanted to do is sell the property.

He thought he had a buyer until a couple of months ago, but with open code violations, he couldn't complete the deal.

Then the town expressed interest in the property.

"When I heard of the town's interest, I thought there's no reason to spend thousands of dollars for repairs," Bhupendrabhai said.

Bhupendrabhai initiated the call with The Batavian. He said he wanted readers to know that his tenants, with one exception, had plenty of notice that they needed to find new dwellings.

He said he told them weeks ago he intended to shut down the property.

In the case of Eric Duda, he said, Duda fell behind eight weeks in rent and Bhupendrabhai told him just find another place to live, and rather than evict him, gave him time to make other arrangements. He said that days before the condemnation notice, Duda was approved by DSS for $175-per-week rent at Mark Trail. 

Another tenant, he said, stopped paying his rent five weeks ago after learning of the town's interest in buying the property. That tenant, he said, told other residents to stop paying their rent as well.

When Bhupendrabhai confronted the tenant about it, he agreed to stop telling others not to pay their rent. Bhupendrabhai told him he would forgive the five-weeks back rent if he would pay one more week rent and then find another place to live.

A total of seven people lived at the motel at the time of the condemnation.

As for Maken Ithnnascheri, the tenant who moved in just a week ago, he may not have known about Bhupendrabhai's plan to shut down the motel, but he only paid one week's rent and shouldn't have expected to live there longer than that.

He said he covered Ithnnascheri's rent for three days at another motel on Friday, and gave him an extra $50 "to help him out."

As for selling the property to the town, Bhupendrabhai said he essentially has an agreement in place to sell the 2.9-acre parcel adjacent to Kiwanis Park, but nothing is in writing yet.

Gerould said there is no connection between the town's enforcement action and the plan to buy the hotel.

While he feels bad for the residents, he also felt troubled by the conditions they were living it.

Besides the broken septic system, the roof leaked, there were no fire extinguishers and no smoke detectors.

"The place is deplorable," Gerould said. "It's filthy and much of it is not up to standards of the health department or the New York State building code."

He said he told Duda in September that a condemnation order was coming if the problems were not corrected by Bhupendrabhai.

Seven residents of the Batavia Motel, 3768 W. Main St. Road, were told Thursday evening they had less than 24 hours to vacant the premises.

The Town of Batavia condemned the building because of numerous code violations.

Resident Eric Duda, who was made manager of the complex about seven months ago -- but still had to pay rent -- said he and his fiancé were able to find lodging for themselves and their 10-month-old infant.

But he said everything he owns is stored in rooms and there's no money to move it to other storage on such short notice.

"I figure I'm going to lose all of my possessions," said Duda, whose last extension for unemployment compensation ran out last week.

DSS helped him and his family move, temporarily, into the Mark Trail Motel, but he couldn't take his dog, and as of about 6 p.m. last night, he didn't know what he was going to do with his pet.

The motel has two detached wings. One of the wings has been vacant for some period of time because of a fire in the main office.

All of the residents lived in units on the east side of the property.

The property is owned by Panchal Bhupendrabhai (Duda called him "Sonny"), who lives in Irving, Texas. The assessed value is $55,000. He acquired the 2.9-acre parcel in 2007 from Sarojbahen Patel for $1, who acquired it in 2006 for $55,000. 

Earlier this month, the Town of Batavia authorized a purchase offer of $85,000 to acquire the parcel, which adjoins Kiwanis Park.

Supervisor Greg Post said the condemnation and interest in buying the property are unrelated matters.

The town has been interested since about 2007 or 2008.

"It's a matter of public record," Post said.

He added that "If there were a proper offer to sell the property, we would be willing to negotiate to buy the property."

Post said the living arrangements are a matter between the landlord and tenants.

"We certainly gave the owner time to comply (with code requirements)," Post said.

Still, the condemnation caught residents by surprised, and they all made quick trips to the Department of Social Services on Friday looking for help.

Maken Ithnnascheri, just moved into room #22 on Monday and spent every dime he had on the move and making the space habitable, including repairs and paint. He said he has nowhere to go and no place to take all of his possessions.

"I put a nice penny into it," he said. "They came here late last night and said we had to be out by five o’clock, and there’s no way. I have no place else to go. Where are we going to go in the cold?”

"Everything I have in the world," he added, "is in that room."

Ithnnascheri said he isn't currently eligible for DSS assistance to help him find new lodging.

The motel is in quite a state of disrepair, Duda acknowledged. He said the roof over three rooms leaks, there are broken doors and windows and several other problems with the property.

“It’s really just lots of little things," Duda said. "I just don’t know how it lasted as long as it did.”

Over the summer, he and the other tenants put a riser and cement cover over the septic tank, but it still leaks into the woods behind the motel.

The landlord has made various deals with tenants to make repairs at a discount but nothing ever seems to get done, Duda said.

He doesn't take issue with the condemnation, only the timing of it.

"It's something that I don’t understand," Duda said. "In order for a landlord to evict you, you've got 30 days. So how can the town come in and say you’ve got 24 hours and that’s it?

"I don’t know why he (the code enforcement officer) didn’t do this in the summer time when it would be easier for people to move," he added.

Ron Graziaplena is taking his case to trial.

The Oak Street man who has raised the ire of neighbors, and is accused of numerous code violations by the city, will defend himself against the charges in a bench trial before City Court Judge Robert Balbick.

Graziaplena did not appear in court today, but his attorney was present to set the trial date, which is the afternoon of Feb. 21.

Previously: Dispute over ducks, other complaints, has Oak Street man headed to court

Nonprofits which might want to donate to the former Cristina's Restaurant location on Ellicott Street in Batavia need to act quickly, said owner Charles Brumsted today.

He set a deadline of 3 p.m., Aug. 26, for nonprofits to apply for ownership of the property.

At the same time, Brumsted is facing a deadline of his own -- he has until Sept. 17 to dispose of the property one way or another, or go to trial on a series of misdemeanor charges levied by Batavia code-enforcement inspectors.

Brumstead was summoned to Batavia City Court today -- his attorney appeared on his behalf -- to answer to a series of complaints by the city that Brumstead has not been maintaining his property in compliance with local codes.

The allegations include: problems with the roof; cracks in exterior walls; a front door boarded over with plywood; and the structure's vacant appearance, all of which create a blighted appearance in the neighborhood, among other complaints (Source: WBTA).

Brumsted told WBTA's Geoff Redick today that the deadline in court and the new deadline for the nonprofits is merely a coincidence.

"The deadline that was set for Thursday, August 26th," says Brumsted, "was solely...to the effect that we were overwhelmed with the amount of response, and the not-for-profit organizations that have come forth for the interest in Cristina's restaurant."

Brumsted told The Batavian that some 15 nonprofit organizations have expressed an interest in the property.

The selection criteria, he said, will be based on what the nonprofits want to do with the property and how well that use will serve the community.

Of course, if the property is donated to a nonprofit, it will be taken off the city's tax rolls. At the same time, if the right nonprofit put the property to good use, it would bring people and activity to that section of Ellicott Street.

"I still own property in that area," Brumsted said. "I want to see something that helps other businesses in the area."

In a brief conversation today, City Manager Jason Molino said he didn't have a position on whether the property remains with a private owner or goes to a nonprofit.

"It's his property and he can do what he wants with it," Molino said, adding "Of course, he has a few issues to clear up first."

In other Batavia City Court actions on code-violation allegations:

• Latina's is in significant compliance with city codes, officials said. The deadline for full compliance was extended to Sept. 17.
• Ron Graziaplena, who has upset some neighbors with his 19 mallard ducks and other issues in his yard on Oak Street, appeared with an attorney, Frank Zinni. Judge Robert Balbick gave the attorney until Sept. 17 to get up to speed with the case.

Scratch Tom Lewin off Batavia's "Most Wanted" list.

The man city inspectors believe is responsible for another summer of gull poop and stink around the former Latina's Foodland voluntarily appeared in Batavia City Court yesterday morning with his attorney.

An arrest warrant was issued for Lewin after he failed to appear in court last week. 

On Friday, Amherst PD reportedly went to his house looking for him, but he wasn't home.

Lewin did not enter a plea to the code violation charges against his company, LKLWL Properties, which owns the Ellicott Street building. He is schedule to appear in court again at 10 a.m. on Aug. 20.

In the other bird matter on the Batavia City Court docket this morning, Oak Street resident Ron Graziaplena appeared before Judge Robert Balbick to answer to charges that his duck pond is in violation of a variance permit.

Graziaplena is also accused of various other code violations.

After entering a not guilty plea, Graziaplena was informed that he was entitled to an attorney to represent him in the matter.

Graziaplena asked for a continuance of his case to Aug. 20 so that he get an attorney.

"I don't know who I'm going to get," Graziaplena.

He said he couldn't afford an attorney, but Balbick said that because these alleged violations are not under penal law, Balbick couldn't offer a court-appointed attorney.

Previously: Dispute over ducks, other complaints, has Oak Street man headed to court.

There's more than a property line that separate Ron Graziaplena and Cheryl Collins. There's 30 years of neighbor disputes, and now that Collins wants to sell her property and move away, she's even more concerned about what Graziaplena does outside his house.

Graziaplena, a former truck driver, builds things in his front yard, has a row of tomato boxes along his driveway, a boat parked on the grass of the north side of his house, and he's keeping 18 mallard ducks in his back yard.

"My home is assessed at $80,000," Collins said. "The last real estate agent I had over said I probably couldn't get $50,000 for it."

The dispute will land Graziaplena in City Court on July 23. He is accused by city inspectors of keeping his yard full of debris, trash and junk, and of keeping the ducks in unsanitary conditions.

On April 26, 2001, Graziaplena was granted a variance to keep 10 water fowl on his property. He is allegedly in violation of the variance. The city says he has 19 ducks. Graziaplena says he has 18.

The variance, reportedly, also doesn't allow mallards.

Graziaplena said he's kept dozens of different varieties of ducks over the years, and that he wasn't aware the variance allowed only certain breeds of ducks, and besides, what's the difference?

"They’re pets," Graziaplena said. "People have dogs and cats. I have ducks. I ‘ve always been fond of ducks and geese -- waterfowl."

He said he got his first duck when he was 2 years old (his parents moved into 172 Oak St. when he was a year old), and he's pretty much kept ducks ever since -- for 59 years, most of the time living in the same house.

He moved back into his parent's house about 25 years ago, he said, and it's been for close to that long, by his version, that Collins has been complaining about "anything and everything" around his home.

"It's been no picnic living next door to that man," Collins said.

The real trouble started, Graziaplena said, when he let go a young woman that was working for him, helping him with his projects and the care of his ducks.

The woman had become friends with Collins, and Graziaplena accuses Collins of retaliation for letting her go.

"There’s a lot of work around here that needs to be done by a guy, and I’m disabled, so I needed to hire a guy," Graziaplena said.

Collins said the girl wasn't fired, she quit. She couldn't stand, according to Collins, the unsanitary conditions the ducks lived in.

Graziaplena disputes that the ducks are kept in an unhealthy environment. Their water pond is cleaned regularly and they get fresh water daily, he said. It's heated in the winter, they have shelter and plenty of food.

As for the limit on ducks, Graziaplena notes that ducks breed. They lay eggs and produce ducklings. When the young ducks have enough feathers to fly, Graziaplena said, he releases them at a swamp owned by a cousin. He only keeps the 10 adult ducks, otherwise.

The young ducks are usually released in the last week of July.

As for Collins, she said she's about done with the situation.

"I’m ready to walk away from it all," Collins said.