City of Dallas

January 7,2013

Via Email & First Class Mail Ashley Kisner Strasburger & Price, LLP 4400 Bank of America Plaza 901 Main Street Dallas. TX75202
RE:

Align LP ("Align" ) & 600 Elsbeth Street (the "Property" ), in rem v. City of DaIIas (the "City"); DC-II-10612

Dear Ashley:

As you know, the Agreed Judgment in this case that was signed in May of 2012, required Align to completely demolish all the structures on the Property by November 30, 2012 ("the Demolition Date").r Altematively, the Agreed Judgment gives the City the right to conduct the demolition if Align has not completed the demolition on or before the Demolition Date. The structure remains on the Property in violation of the Agreed Judgment.

At Align's

request, the City has provided it with substantial additional time to conduct the demolition. Align's own demolition "Propos?I" stated that the demolition was "to be completed no later than end of day ll4l20l3 Friday."' Despite providing Align with additional time, the structure still remains in a similar condition as it was on Novembir 30, 2012.3 As we have discussed, and as you have acknowledged in our correspondence, the City has not waived its right to move forward with demolition.

I wrote you on December 4,2012 indicating that the City would be monitoring the Property to determine whether Align was moving promptly and diligently towards completion. I wrote to
you again on Decemb er 20,2012, noting the lack of significant progress and objecting to Align's "piecemeal" demolition. I indicated that the City would be conducting daily inspections of the Property to determine whether Align was taking immediate and significant action to pursue demolition consistent with its "Proposal." The City conducted several daily inspections where it appeared Align was not performing any demolition work and the gates were locked." The condition of the Property has worsened since November 30,2012, is an attractive nuisance to vandals, and threatens harm to the public health, safety and welfare. In addition, the City is
tExhibit l
Exhibit 2

t

3 u

exhibit

3

Exhibit 4

OFFICEOFTHECITYATTORNEY CITYHALL OALLAS,TEXAST52Ol PHONE214.670.3519 FAX214-670-0622

concerned that Align may not have properly abated all asbestos containing materials ("ACMs") from the Property, including sheetrock that contains asbestos. You notified us on Friday that Align failed to properly provide the Texas State Deptutment of Health with the required lO-day notification prior to conducting any demolition, and its notification that was sent on December 24,2012, was "returned to sender."

Although the City is not required by any law or the Agreed Order to provide you with advance notice of the City's demolition of the structure, the City plans to begin demolition work today as early as 8:00 a.m., which will include the proper containment and removal of all ACMs in accordance with State and Federal law. Along these lines, City contractors will be conducting furttrer asbestos abatement for the next several days and then they will begin the immediate demolition of any structures remaining on the Property.
Please advise your client not to interfere with the City's demolition of the Property which is being conducted pursuant to the Agreed Order in this matter.

Senior Assistant City Attorney Dallas City Attorney's Office

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JUDGI'1I 117

CI\US!. N0. DC'l t- 106 l2

Al.tcN. l.l':rnd 600 ELSIIE'I'!1 S'fRl:1:T. in rcttt,
Plain I i ffs/Cou nler- Dcfc ntl I nf s.
YS.

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t)ALLAS COUN'rY,'TEXAS

Ct,TY OF DALI,AS.
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t3{r'rr JU DlClAl,

DlsrRlcr

lntl Align. COM]: NOw, t5c Oity gl-t)allas, Dsl'cndant/Coutrtcr-l)hinrill.
lilshr,tfr Strcct,

1,.P. and 600

iu ran,

Plaintiffs/coultrcr-DefcntJants. cnd strbntit

this Agrccd

Pcrnrotrcnl

by tttc Corrrt to disPosc of thc appcal lionr lrrjuncrion and Fin:rt Judgmcnt ("Juclgnrcnt") for cntry nrunicipul c()url. itnd all othcr clainrs
ancJ
art<J

counler'claims' [JJxrn ctlnsidcration of thc plcadingS
by thcir signaturcs bclow, tltc Courl finds thrt thc

thc rg,rccntcnt by thc pirrlics

cviclcncc<J

shrruld bc cntcrcd hrr thc judgrrrcrrt of ttrc nrunicipal court should lrc vacatctt and rlris Judgtrtcnt

Dcfcndany'countcr-Plainliff, rhrr ciry of Dallas.

anrJ

that Plaintil?corrntcr-Dcfcndanr' Align L'P'

by thcir clainrs' and 600 l'.lsbcrh Strect, in ren, shoul<J takc nothing
l"rrrtlrcr. thc Court hereby finds thc fullorving: .|.hc sitrratcd in Dn|lls Ciry of Da|tas (..|hc city.') is a hclme.ru|c ntunicip:r| cr)rPoration

of thc Statc ot"l'c'tas' County.'l'cxas. incorporulcd and <lpcrating trndcr thc laws 54'013 of thc Tcsas Vcnue is propcr and this courr hns jurisdiction pursusnt to Scction
Locol (iovcrnmcnt Codc.

Arreed Pcrmancnt Injunction and Final ludgntcnt .iign, t. t' . et u!. t' Ctty of Dollar

Pagc I

EXHIBIT

t

I

l'llintiff/Countcr-Dcll'nd:rnt Aligrr.

1-.1t.

1"Aliun") is a limircrl panncrship owning rcal
111726

propcrtv in orvning rcol propcrty in Dalla.s County locnred at locntcd :rr l-ot 6. Rlock
cornnmnly rcfcrrcd to :rs 600 l:l.sbcth strcct. Dnllas. 'l'exas (tlrc "l,roPcrly").

'l-hc strttcturc ott lhu Propcrty consists of a vacant nrulti-larnily rcsitlcntial strucrurc. l'hc

City of Dallas has ollcgcd that tltc folkrrving violarions of rlrc Drllns Ciry Codc cxist arrd/or have
cxistcd on thc l,ropcny:

0. b.

'fhc cxtcrior surfsccs of thc Structure arc subjcct to dccay in viol;rtion of Scction 27-t | (b)(t):

'l'hcrc has bccn o failrrrc to pr<.rvidc arrd muirrtain railings for slairs. stcps. brlconics, porchcs lnd clscwhcrc as spcciliecl in thc Dallas lluilding Co4c in violation ol'Sccrion 27- | l(bX3):

c. 'fhcrc orc holcs. crncks and othcr dcfccts capablc of causing injury to a pcrson in
slairs. porchcs. slcps. and balcotries in violarion ot'sccrion 27-l

| (bX4):

d.

'l'hc stntclurc is not in a weather-tight ind watcr-righl condirion in violation of
Scction 27-ll(bX5):

c.

'l'hc floors. rvalls. ceilirrgs and all supporting structunrl mcrnbcrs ilrc not irt a sound condilion capablc of bearing inrposcd loads in violarion of Sccrion 27r1(bx6);

f. I.
h.

'I}c

27- | l(bX9)r

Slruclurq contains holes. cracks. brcaks. anrl loosc surfacc rnatcrials in or on floors, walls. and ccilings thal are hcalth or safety lrazards in violation of Scerion

Therc has bcen

a

f'ailurc

to provide and mainrain in

opcraring condition
scwer

conncctions to di.schrrgc scwage liom a stntclurc systcm in violationof St'crion 27-t t-(cXl);

or lund into a pubtic

'fhcrc has bcco a failurc to providc and maintain in opcraring condition a toilcl connccted to :t water sourcc and to a public sewer in caclr slnrctrrrc intcndcd for human habitation in violarion of Sccrion 27- | l(cX2): 'l'herc has becn

i.

a

failurc to providc and mainrairr in opcraring condition

conncctions and pipcs to strpply potable water at adcguatc prcssurc to a slructurc intendcd for human occupincy in violarion of Sccrion 27- | l(cXl):

.llign. l.

Agrccd Pcnnuncnt Injunction and Finel Judgmcnr P , et. ol. v. City of Dullos

Prge 2

j
k.

bccrr a failurs to providc arrd rrtaintnirt in opcrittirrg ctlndition I dcvicc to srrglply hot rvatcr of nrinirnunr tcrnp('rnlurc 0f l20oF. rvithin cach structure intcndcd for huntrn habitation in violrtion of Scctiorr 27-ll(ct(4):

'l'hcrc

ha.s

I

l'hcrc has bccn a I'uilurc to providc ilnd corrnsct a hitchcn sink. bnthtrrb 01 5hurvcr. anct lavatory to a cold and hot \valcr sourcc in caclt structurc intcn<Jcd lor huntan occuprncy in violation ot'scclion 27- | l(c)(5);
'therc hrs hccn a ftrilurc to conncct plumhing fi.rlurcs and hcating cquiptncnl llmt thc orvncr supplics in accordrncc rvilh thc Dalla.s l'lunrbirrg Crrdc and Drllus Mcchanicltl Codc in violrtion of Scction 27-l l(cX6):

l.

n:. '[hcre has becn a lbilurr: to providc artd ntaintain in opcrating corrdilion a supply linc tbr c'lccrrical .scrvicc trr cach slnrclurc intendcd for huntan occuplncy if clccrrical scrvicc is avnilrblc rvithin 300 l'cct in violatiort of Scction 27-l l(cX9);

n.

Elcctrical circuils ant! outlcts arc nol mainlaitrcd to sufcly ctrry a load inrposed by normll usc of appticnces and fixturcs in violatiort ol'Scction 27- I l(c)( | I ): smokc-activntcd firc alarrns havc not bccn providcd or ntaintained in ali rl*,clling units, locatcd insi<lc irnd oulsidc all slccping lrcas. in cvery rooln in

o. Approvcct

rhc path ol'ilr",n"ans of cgrcss from thc slccping atea to thc door leading from thc gr"rtr,rr,r.1 or suitc ancJ in cach story rvithin tltc gueslrOottt or Suitc. including 6lscnrcnts. for gucstrooms ur suites rvith split lcvcls and without intcrvcning door

hctrvccn r5c ldjaccnt lcvcls, a -srnoke alcnn installcd on thc uppcr lcvcl shall .sufl'icc for rhc acJjaccnt lowcr lcve I provided that thc lurvcr lcvcl is less than onc full sf ory below thc uppcr lcvcl und nrounted in accordonce with the manufbcrurcr's direction in violrtion of Scction 907.2.10.1.? of thr: International Firc Codc:

p. q.
r.

Thcrc arc accunrulations ol'bricks and lrrmbcr that may be uscd as a harboragc by ritrs, rvlrich arc noi elsvatsd at lcast l8 inshcs above ground in violation of Section
40-4:

Thcrc has been a tailurc to rnaintain a ccrtificnte of occupirncy in violalir:n of Scction 5lA-1,104;

Itcnrs that arc nol cusromarily storcd outsidc or resislant to $c outSide environmcnt hlve been left outsidc for u pcriod in cxccss of 24 hours in violation of Scction 5lA-4.217(bX6XA); and
'l'hcre has becn a l'ailurc to obuin a pcmrit frr.rm thc building official bcfore crccring. constructing, enlarging, aclding to. altcring. repairing, moving. improving, removing, instulting. converting, dcmolishing, cquipping. using. occupying. or maintaining il stnlcturc or building, scrvice equipmcnt. or causittg same to be donc in violction of Sectiott 53'301 (a).
Prge
3

s.

Agrccd Pcrrnancnt Injunction and Final Judgment .4ltgtr. L.P., ct. ol. t'. Ciq' oI Dail$

'l'ltcsc ordinuncus rclatu to:
a.

'l'hc pruscrv;rliorr of public safcty. rclatirrg lo thr ntatcrinl or rtrcthods usc{ to conslrucl n huilding or othcr.structurc r:r impruvcntcnt. includitrg rhc found:rtion. structural clcrnenls. clectrisal rviring or appflr:rlus. plunrbing fixturcs, sntrcftccs.
or cxits

b.

thc prcscrvation of public hcrlth ()r ro rhc tirc safcty
.struct urc

ol'a

builrjing or othcr

rrr irnprovcment:

c.

dangcr<trrsly tlanragcd or dcrcrionrlud slructure.s or improvemcnts:

d.

conditions cruscd by acctlmulatiun

rlf rcfusc. vcg,ct:rtion, or rrlhcr nlJttcr lhlt
to

crearcs brccding and living placcs for insects and rodenrs; or

e.

zotting

thll prtlvirtcs lbr tlrc usc ol'land or classifics o parccl of lond accorrtirrg

rhc c ity's clussifrcarion schcrrrc.

l{aving considcrcd thc forcgoing,

I't ls 'rltEREFoRn
lT l.S F'I,RTHER

oRl)ER[:D ,\ND A(;R]:nD

thal thit thcjudgnrcnt ofthc nrunicipal court is vacalcd. Brscd on thc agrccnrcnt of rhc panics,

ORDI:RI.:D AND ACREET)
J0.

that Align shall dcnrolish thc Propcrt) such that

it is bladc cfcan on or bcforc Novcnbcr

2012. Align sh:rll obtain all approprirte pernrits prior to dcnrolition and shall cnsurc rhar all
dcnrolition dcbris is rcmovcd fronr thc l'ropcrty and placcd in a licenscd landlill. "l|ladc Clcan"
mcans that all structural rnatcrials ars rcntovcd such thrt only thc land and grass of thc Propeny rcmairr.

IT IS FT,R.TTT}:R ORDERED AND AGRI:HI) rhat
pcrmit on or bsforc Octobcr 1,2012.

shall obtain a dcmolition

lT lS FURTHER ORDERED AND AGRI:EI)
Propcrty such lhat

that

if Align

has nor dcmolashcd rhc
rhrough

it is bladc clcan on or bcfbrc November J0, 2012, rhe Ciry of Dallas,

its agcnts and contractors. may cnter the Propeny, rcmovc all pcrsonalty. rjcnrolish the Propcrly,
disposc of

all pcrsonalty and dcbris, lnd pltce a licn on tlrc ltropcrty for the cosl of dcnrolition

Agrccd Pcrmancnt Injunction rnd Final .ludgment .4lign. l-l'.. ct. ul. v. Ciry of l)allcu

:lrld

r!'rnovll. [:urthcr, nt anv tinlc :rlicr October 1.2012,

rhc City or ils corrtractors

ltiry crrlcr (nl

I

rcasottnblc tintc and upon rcltsonablc notice to Aligrr) thc Propcrrv for rlrc purposc of inspcction

rnd cstinraling rhc cost of dcmolition.
11'

lS FtJRTll]:R ORDD:RliD ANI) ,tCREED that Align shall nrrintain the I,ropcrty

sccttrc lrotn ttnatttltoriz-ctl clrtry prior lo the dcmolition.

lf Aligrr

docs not sccurc thc lrropcrry

art<l ntnirttairr thc Propcrly sccurcrl from urrruthorizcd crrlry. tlrc

City nlay cntcr tlrc Proptfly.

board ull windorvs an<t doors and placc a licn on thc Propcrty for its costs.

lT lS FlJRTllt'lR ORD$:Rt:D ANll AGREED that Align

slrall nrake tlre intcrior and

cxtcrior of thc Propcrty availablc lbr inspcction to dctcmrinc cornpliancc witlr this Injunction at

l:00 p.m. on.lune t. Augusf I, Octoher l, and l)ecembcrJ,2012.
No bond is rcguired to be postcd by l'lainriff Ciry of Dallas.

lT

IS FURTlll:R ORD}:R!:D AND AGRIED THAT, cxccpt for thc puymcnt of costs.
as

Align's obligctions and dcadlincs undcr this t'inal judgment shall renrain in elTect 0s long
Aligrt is thc orvncr of thc Propcfly.

l'f lS FURTHER
ta.rablc court costs from

ORDERED AND AGRI|ED that thc City havc and rccovcr

it.s

Align.

Court costs shall be paid by dclivering s certilicd chcck or

money ordcr, lttade payable to thc City

of Drllas, to the Cily Arromcy's Ofllcc c/o Andrcw

Gilhcrt. | 500 Marilla, 7CN. Dallas. Tcxas 75201 on or bcforc May 25. 2012.

lT lS FURTHER ORDERED
IT lS F[JRTIIER

AND A(;REED that Plaintiffs/Countcr-Dcfcndans

Align and 600 Elsbcth Strcet, in rem. tckc nothing by thcir clainrs hercin.

ORDERED AND AGREED that this Judgmcnt disposcs of all

panics and all issucs, and accordingly is a final judgmcnt. Thus. all othcr rclicf not expressly
grantcd herein is DENIED.

Agrecd Permancnt lnjunction and I'inal Judgment ,.llign. l..l'., ct. al- t. Citv of &rllcu

Pagc 5

Sigrrccf

rhis

7

tlay

of

.20r2.

r\GREFID:

Strrsburgcr & Pricc, LLP 4400 tlank ol'Anrcricl Phz;r 901 Main Strcct Dallas.'l-cxas 75202
A

llo[r cy lirr

I' la i n t i ffs/Counr

cr-l)c fcndanrs

Assistant City Attorncy City of Dallas
1500 Marilla 7DN

Dallas.'fsxas 75201 Altorncy for Dcfendant/Counrcr-lrla inti tl'

.4ltign,

Agrccd Permoncnt lnjunction and Final Judgrncnt L,l' . et. ctl. v. Cny ol Oallcs

Pogc 6

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gpeciBcatiollr i,lvolving t1l1s s6515 Anv altefadox or <icviation from above rvill bccorne nn extrr charle ovcl rnd be c(aculcd onl) upon wti(tcn ordcr' uil $ri fies ' accidcnts ' o:' dclaye nbovc the estimarc. All as'ieculet ts condngcnt upon
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