Chapter 13 - Housing and Fair Housing
Chapter 13
HOUSING
[HISTORY: Adopted by the Common Council of the City of
GENERAL REFERENCES
Fire prevention — See
Nuisances — See
ARTICLE I
Housing Standards
§ 13-1. Title.
This article shall be known and may be cited and referred to as the "Housing Code of the City of
§ 13-2. Purpose.
The purpose of this article is to protect the health, safety and welfare of the people of the City by establishing minimum housing standards and eliminating and preventing the development of slum conditions, determining and establishing the responsibilities of owners and occupants of residential buildings and providing for administrative enforcement and penalties.
§ 13-3. Applicability.
A. General. The provisions of this article shall apply to all buildings or portions thereof used, or designed or intended to be used, for human habitation. Such occupancies and uses in existing dwellings may be continued if such use or occupancy was legal at the time of adoption of this article, provided that such structures are not substandard and such continued use is not dangerous to life. The decision of the Building Inspector therein shall be subject to appeal to the Zoning Board of Appeals as provided in Chapter 21, Zoning, of this Code.
B. Alterations and relocations. Existing dwellings which are altered or enlarged shall be made to conform to this article insofar as new work is concerned and in accordance with the provisions of the Building Code. Existing buildings which are moved or relocated shall be considered new buildings and shall comply with all the requirements of this article.
§ 13-4. Definitions.
Certain words or terms in this article are defined for the purpose hereof as follows:
ADDITION — New construction performed on a dwelling which increases the outside dimensions of the dwelling.
ALTERATION — An enhancement, upgrading or substantial change or modification other than an addition or repair to a dwelling or to electrical, plumbing, heating, ventilating, air-conditioning and other systems within a dwelling.
APPROVED — Approval by the Building Inspector. (Approval is not to be construed as an assumption of any legal responsibility for the design or construction of the dwelling or building component.)
BASEMENT — That portion of a dwelling below the first floor or ground floor with its entire floor below grade.
BUILDING COMPONENT — Any subsystem, subassembly or other system designed for use in or as a part of a structure, which may include structural, electrical, mechanical, plumbing and fire protection systems and other systems affecting health and safety.
CEILING HEIGHT — The clear vertical distance from the finished floor to the finished ceiling.
CLOSED CONSTRUCTION — Any building, building component, assembly or system manufactured in such a manner that it cannot be inspected before installation at the building site without disassembly, damage or destruction.
DWELLING — A building containing not more than one dwelling unit, entirely separated from structures on adjacent lots. The term "dwelling" shall not include mobile homes, travel trailers or other forms of portable or temporary housing.
DWELLING
EXISTING DWELLING — A dwelling erected prior to the effective date of this article, one for which a valid building permit exists, or one for which lawful construction has commenced prior to the effective date of this article. It contains one or two dwelling units.
EXIT — A continuous and unobstructed means of egress to a street, alley or open court and includes intervening doors, doorways, corridors, halls, balconies, ramps, fire escapes, stairways and windows.
FIRST FLOOR — The first floor level above any ground floor or basement or, in the absence of a ground floor or basement, the lowest floor level in the dwelling.
FLOOR
GARBAGE — The animal and/or vegetable waste resulting from the handling, preparation, cooking and consumption of food.
GROUND FLOOR — That level of a dwelling, below the first floor, located on a site with a sloping or multilevel grade and which has a portion of its floor line at grade.
HABITABLE
HEALTH INSPECTION
KITCHEN — An area used, or designated to be used, for the preparation of food.
MULTIPLE DWELLING — Any dwelling containing more than two dwelling units.
NUISANCE — Any thing or condition set forth in Chapter 15, Nuisances, of this Code and the following:
A. Whatever is dangerous to human life or detrimental to health.
B. Overcrowding a room with occupants.
C. Insufficient ventilation or illumination.
D. Unsanitary sewer or inadequate fixtures.
E. Uncleanliness.
OCCUPANT — Any person living, sleeping, cooking or eating in or having possession or use of a dwelling unit.
OPEN CONSTRUCTION — Any building, building component, assembly or system manufactured in such a manner that it can be readily inspected at the building site without disassembly, damage or destruction.
OPERATOR — Any legally responsible person who has charge, care or control of a building, or part thereof, in which dwelling units are leased or let.
OWNER — Any person having a legal or equitable interest in the dwelling.
PLUMBING — Water pipes, mechanical garbage disposal units, waste pipes, toilets, sinks, installed dishwashers and clothes washing machines, lavatories, bathtubs, shower baths, catch basins, drains, vents and other similar supplied fixtures, including all connections to water or sewer lines.
PORCH — An unenclosed exterior structure at or near grade attached or adjacent to the exterior wall of any building and having a roof and floor.
PREMISES — Includes any part of a dwelling or building and its land.
REPAIR — The act or process of restoring to original soundness, including but not limited to redecorating, refinishing, nonstructural repairs, maintenance repairs or replacement of existing fixtures, systems or equipment.
ROOMING HOUSE — Any dwelling, or that part of any dwelling, containing one or more rooming units in which space is let by the owner or operator.
ROOMING
STAIRWAY — One or more flights of steps, and the necessary platforms or landings connecting them, to form a continuous passage from one elevation to another.
STEPS — A unit(s) consisting of one riser and one tread, alone or in series.
§ 13-5. Compliance required.
No person shall occupy or let to another for occupancy any dwelling for the purpose of living, sleeping, cooking or eating therein which does not comply with the requirements of this article.
§ 13-6. Sanitation.
A. Sink, flush toilet and bathtub or shower in dwellings.
(1) Every dwelling unit shall contain the following:
(a) A kitchen sink in good working condition, properly connected to an approved water and sewer system.
(b) A room or rooms affording privacy and equipped with a flush toilet, sink and bathtub or shower in good working condition, properly connected to an approved water and sewer system.
(2) No toilet shall be of the recycling compost, frostproof hopper, privy or similar type where a sewer system is available to the property; where no sewer is available, such facilities shall be used only when approved by the Building Inspector.
B. Access to bathrooms and toilets. Access to bathroom shall be provided without requiring passage through another dwelling unit.
C. Floors and ventilation of bathrooms and toilets.
(1) Every toilet compartment and bathroom shall be floored with a surface which is reasonably impervious to water and which can be easily kept in a clean and sanitary condition.
(2) Every bathroom shall be provided with windows or a ventilation system affording adequate ventilation and maintained in good working condition at all times.
D. Piped hot and cold running water.
(1) Every kitchen sink, sink and bathtub or shower required under this article shall be connected and supplied with hot and cold running water.
(2) Every dwelling shall have supplied water heating facilities which are properly installed and connected to waterlines maintained in safe and good working condition and of a sufficient capacity to supply an adequate amount of water at every required kitchen sink, sink, bathtub or shower at a temperature of not less than 120° F.
§ 13-7. Light, ventilation and heating.
A. Window area and ventilation.
(1) Every habitable room shall have at least one window or skylight facing directly to the outdoors.
(2) Every habitable room shall have at least one window which can easily be opened or such other device as will adequately ventilate the room.
B. Electrical outlets. Every habitable room shall contain at least one floor- or wall-type electric outlet and one ceiling electric lighting fixture or two electric outlets, and every compartment, hall, furnace room or laundry room shall contain at least one wall- or ceiling-type electric light fixture. Every electrical outlet and fixture shall be properly installed and maintained in good and safe working condition and connected to an approve source of electric power in a safe approved manner.
C. Public hall lighting. Every public hall and stairway in every multiple dwelling shall be lighted to at least five footcandles on the floor and stairs at all times.
D. Heating facilities. Every dwelling shall have heating facilities which are properly installed and vented, are maintained in safe operating condition, and are capable of heating all habitable rooms and bathrooms in each dwelling unit therein to a temperature of at least 70° F. at a distance of three feet above floor level when the outside temperature is -20° F.
§ 13-8. Floor space and general occupancy.
A. Access to sleeping rooms. No dwelling unit shall be so located or arranged that access thereto requires passage through a habitable room of another dwelling unit.
B. Ceiling height of habitable rooms. At least 1/2 of the floor area of every habitable room shall have a ceiling height of not less than seven feet of unfinished ceiling height.
C. Basement (dwelling units). No basement space shall be used as a dwelling or rooming unit unless:
(1) The floor and walls are impervious to leakage of underground and surface runoff water.
(2) The total window area between stops in each room is equal to at least 8% of the floor area and is entirely above the grade of the ground adjoining such window area.
(3) The total openable window area in each room is equal to 45% of the minimum window area, except where there is supplied a mechanical ventilation system to the outside air capable of completely changing the air in the room every 15 minutes.
(4) The ceiling height throughout the unit is at least seven feet.
(5) It is separated from heating equipment, incinerators or other equally hazardous equipment by a standard one-hour fire partition.
(6) Access can be gained to the unit without going through a furnace room.
(7) Two independent means of egress are provided from every basement containing more than one dwelling unit or one rooming unit.
§ 13-9. Safe and sanitary maintenance of dwellings and dwelling units.
A. Structural soundness.
(1) Members. Every foundation, door, outer wall, ceiling and roof shall be kept in good repair.
(2) Openings. Every window, exterior door and basement hatchway or stairway shall be weathertight, watertight and rodentproof and shall be kept in good working condition and repair.
(3) Stairs and porches. Every inside and outside stair and handrail and every porch and porch rail shall be so constructed as to safely support the maximum load that normal use may require and shall be kept in safe condition and good repair at all times. The Building Inspector may require a handrail for each stair if deemed necessary.
(4) Handrails. Every stairway of more than three risers must have a handrail of height corresponding to the Department of Commerce requirements and be safely enclosed to handrail height.
B. Mechanical soundness of plumbing. All plumbing shall be properly installed and maintained in sanitary condition free from defects, leaks and obstructions.
C. Exits. Every dwelling unit shall have a safe, unobstructed means of egress leading to safe and open space at ground level, as required by the Wisconsin Statutes and the provisions of this article.
D. Exterior wood surfaces. All exterior wood surfaces shall be reasonably protected from the elements.
E. Effectiveness. Every supplied facility, piece of equipment or utility which is required under this article shall be so constructed or installed that it will function safely and effectively and shall be maintained in satisfactory working condition.
§ 13-10. Cleanliness; garbage and trash disposal.
A. Owner or owner-occupant responsibility. Every owner or owner-occupant shall be responsible for the cleanliness of all parts of a dwelling and premises shared in common by more than one family and for provision of the following utilities and services, except where such responsibility is assumed by an operator or an occupant by agreement, as follows:
(1) Provisions for garbage and rubbish disposal facilities or containers where the dwelling exceeds two units.
(2) Extermination of insects, rodents or other pests, except that where only one dwelling unit is infested, the occupant of such infested unit shall be responsible for its extermination, unless the dwelling is not maintained in a reasonably ratproof or insectproof condition.
(3) Provisions of all other facilities, utilities, service or conditions required by this article.
B. Occupant responsibility. Every occupant of a dwelling unit shall be responsible for keeping the occupied area and premises and all plumbing equipment and facilities in a clean, safe and sanitary condition at all times. Garbage and rubbish shall be disposed of or stored in proper containers in a neat and sanitary manner unless disposed of or stored by the owner or owner-occupant as provided in Subsection A above.
§ 13-11. Rooming houses.
No person shall operate a rooming house or shall occupy or let to another for occupancy any rooming unit in any rooming house, except in compliance with the provisions of this article.
A. Bathroom requirements. At least one flush toilet, sink and bathtub or shower, properly connected to a water and sewer system approved by the Building Inspector and in good working condition, shall be supplied for each eight persons or fraction thereof residing within a rooming house, including members of the operator's family wherever they share the use of said facilities, provided that in a rooming house where rooms are let only to males, flush urinals may be substituted for not more than 1/2 of the required number of toilets. All such facilities shall be so located within the building as to be reasonably accessible from a common hall or passageway to all persons sharing such facilities. Every sink and bathtub or shower shall be supplied with hot water at all times.
B. Towels and bed linen. The operator of every rooming house shall change supplied bed linen and towels therein at least once each week and prior to the letting of any room to any occupant. The operator shall be responsible for the maintenance of all supplied bedding in a clean and sanitary manner.
C. Shades and drapes. Every window of every room used for sleeping shall be supplied with shades, drawn drapes or other devices or materials which, when properly used, will afford privacy to the occupant of the room.
D. Safe means of egress. Every rooming unit shall have safe, unobstructed means of egress leading to safe and open space at ground level, as required by the laws of the state and the City.
E. Sanitary conditions. The operator of every rooming house shall be responsible for the sanitary maintenance of all walls, floors and ceilings and for maintenance of sanitary conditions in every other part of the rooming house and shall be further responsible for the sanitary maintenance of the entire premises where the entire structure or building is leased or occupied by the operator.
§ 13-12. Emergency discontinuance of service or utilities.
No owner, operator or occupant shall cause any service, facility, equipment or utility to be removed from or shut off from or discontinued in any occupied dwelling unit let or occupied by him, except for such temporary emergencies when discontinuance of service is approved by the Department of Public Works. Upon the discontinuance of gas or electric service for cause by a public utility company or upon discontinuance of any municipal or other service for cause, the Building Inspector shall be notified and shall thereupon take immediate steps to have the responsible person correct conditions leading to such discontinuance of service. This section shall not be construed to prevent the cessation or discontinuance of any such service upon order of the Building Inspector or any other authorized officials.
§ 13-13. Dangerous dwellings.
A. Dangerous dwellings enumerated. All dwellings or parts thereof which have any of the following defects shall be deemed dangerous dwellings and shall be condemned as unfit for human habitation:
(1) Those whose interior or exterior bearing walls or other vertical structural members list, lean or buckle to such an extent as to weaken the structural support they provide.
(2) Those which, excluding the foundation, show 33% or more of damage or deterioration of the supporting member or members or 50% or more of damage or deterioration of the nonsupporting enclosing or outside walls or covering.
(3) Those which have improperly distributed loads upon the floors or roofs or in which the same are overloaded or which have insufficient strength to be reasonably safe for the purpose used.
(4) Those which have been damaged by fire, wind or other causes so as to no longer provide shelter from the elements and which have become dangerous to life, safety, morals or the general health and welfare of the occupants or the citizens of the City.
(5) Those which have become or are so dilapidated, decayed, unsafe, unsanitary or vermin infested or obsolete that they are likely to cause sickness or disease or injury to the health, morals, safety or general welfare of those living therein or of the citizens at large.
(6) Those which lack light, air and sanitation facilities as required by this article to protect the health, morals, safety or general welfare of persons living therein.
(7) Those which lack the facilities required by this article for egress in case of fire or panic or those which have insufficient stairways, elevators, fire escapes or other means of ingress and egress required herein.
(8) Those which have parts thereof which are so attached that they may fall and injure occupants or the public or other property.
B. Declaration of nuisance and orders.
(1) All dangerous dwellings or parts thereof within the terms of this article are hereby declared to be public nuisances and shall be vacated and repaired or demolished in accordance with the provisions of § 13-15 of this article.
(2) In any case where a dangerous dwelling is 50% or more damaged or decayed or deteriorated from its original structure, or where it cannot be repaired so as to comply with the terms of this article, it shall be ordered vacated and demolished in accordance with the provisions of § 13-15 of this article.
§ 13-14. Entry and inspection of dwellings.
A. The Health Inspection Team (
(1) Full name and address of person making complaint.
(2) Name and address of the person against who the complaint is made.
(3) A plain and concise statement of the facts constituting the complaint, including date or dates of alleged problems.
B. Every occupant of a dwelling shall give the owner thereof or his agent or employee access to any part of such dwelling for the purpose of making any repairs or alterations which are necessary to effect compliance with the provisions of this article or any lawful order issued pursuant thereto.
C. No officer, agent or employee of the City shall be personally liable for any damage that may accrue to persons or property as a result of any act required or permitted in the discharge of his duties under this article. Any suit brought against any officer, agent or employee of the City as a result of the proper discharge of his duties under this article shall be defended by the City Attorney until final determination of the proceedings therein.
§ 13-15. Enforcement; service of notices and orders; hearings.
A. Notice of violation.
(1) Whenever the
(a) A list of violations with reference to the section of this article violated and an order as to the remedial action required to effect compliance with this article.
(b) Specification of a reasonable time for compliance.
(c) Advice concerning the procedure for appeal.
(2) Such notice and order shall be served upon the owner, occupant or agent in person; provided, however, that the notice and order shall be deemed to be properly served if such owner, occupant or agent is sent a copy thereof by registered mail to his last known address and a copy is posted in a conspicuous place in or on the dwelling affected.
(3) Whenever the Building Inspector determines that a dwelling is a dangerous dwelling, as defined in § 13-13 of this article, he shall:
(a) Affix upon the door or entrance to such dwelling a printed placard declaring that such dwelling is unfit for human habitation and is ordered vacated. No person shall deface or remove such placard from any dwelling which has been condemned as unfit for human habitation and placarded as such. The Building Inspector shall remove the placard whenever the defect or defects upon which the condemnation and placarding were based have been eliminated.
(b) Serve notice, as provided herein, to the owner and occupant or lessee of any building found by him to be a dangerous dwelling within the standards set forth in § 13-13 of this article that:
[1] The owner must vacate and repair or demolish said building in accordance with the terms of the notice and this article.
[2] The occupant or lessee must vacate said building or, with the consent of the owner, may have it repaired in accordance with the notice and order and remain in possession.
B. Hearings.
(1) Any person affected by a notice and order issued in connection with the enforcement of this article may request and shall be granted a hearing on the matter before the Zoning Board of Appeals, provided that such person shall file at the City Hall a written petition requesting the hearing and setting forth his name, address, telephone number and a brief statement of the grounds for the hearing or for the mitigation of the order. Such petition shall be filed within 30 days after the date the notice and order are served. Upon receipt of the petition, the
(2) After the hearing, the Zoning Board of Appeals, by a majority vote, shall sustain, modify or withdraw the notice, depending on its findings as to whether the provisions of this article have been complied with, and the petitioner and the Building Inspector shall be notified within 10 days, in writing, of such findings.
(3) The proceedings of the hearing, including the findings and decision of the Zoning Board of Appeals and the reasons therefor, shall be summarized in writing and entered as a matter of public record at City Hall. Such record shall also include a copy of every notice and order issued in connection with the case.
C. Orders to vacate.
(1) When a notice of violation and order to comply have been served pursuant to this article and upon reinspection at the end of the time specified for compliance, and if no petition for a hearing has been filed, it is found that the violation or violations have not been remedied, the
(a) Dwellings shall be vacated within a reasonable time, not to exceed 60 days.
(b) Vacated dwellings shall have all outer doors firmly locked and the basement, cellar and first and second story windows barred or boarded to prevent entry.
(c) Vacated dwellings shall not again be used for human habitation until written approval is secured from the
(2) If a dwelling or part thereof is not vacated within the time specified in the order to vacate, the
D. Emergency order. Whenever the
E. Vacation and demolition.
(1) If the owner, occupant or lessee fails to comply with the order of the
(2) In cases where it reasonably appears that there is immediate danger to the life or safety of any person unless a dangerous dwelling, as defined herein, is immediately vacated and repaired or demolished, the Building Inspector shall cause its immediate vacation and repair or demolition. The costs of such emergency repair or demolition shall be collected in the same manner as provided in Subsection E(1) above.
§ 13-16. Powers and duties of Zoning Board of Appeals.
For the purpose of this article, the Zoning Board of Appeals shall:
A. Adopt rules of procedure not inconsistent with this article and keep a record of all proceedings, including the vote of each member on each case heard. No member of the Board shall take part in any hearing or determination in which he had directly or indirectly any personal or financial interest. Three members of the Board in attendance at any meeting shall constitute a quorum.
B. Interpret the intent of this article in specific cases where, upon appeal, it clearly appears that, by reason of special conditions, undue hardship would result form literal application of any section of this article. Where such undue hardship is clearly demonstrated, the Board may permit a variance from the applicable section, provided that the dwelling will vary only a reasonable minimum from the literal provision of this article and will comply generally with the spirit and intent of the regulations as to sanitation, safety and rehabilitation. Any such variance shall be permitted only by the concurring vote of at least three members of the Board.
§ 13-17. Violations and penalties.
Any person who shall violate any provision of this article or any order, rule or regulation made hereunder shall be subject to a penalty as provided in Chapter 1, Article II of this Code. In any such action, the fact that a permit was issued shall not constitute a defense, nor shall any error, oversight or dereliction of duty on the part of the
ARTICLE II
Fair Housing
§ 13-18. Policy statement.
It is the policy of the City to provide, within constitutional limitations, for fair housing throughout the City of Gillett.
§ 13-19. Definitions.
Certain words or terms in this article are defined for the purpose hereof as follows:
DISCRIMINATE
HANDICAP — Any physical disability or developmental disability as defined under § 51.01(5)(a), Wis. Stats.
HOUSING — Any improved property, including any mobile home as defined in § 66.0435, Wis. Stats., which is used or occupied, or is intended, arranged or designed to be use or occupied, as a home or residence.
UNIMPROVED RESIDENTIAL LOT — Any residential lot upon which no permanent building or structure containing living quarters has been constructed.
§ 13-20. Discrimination prohibited.
It is unlawful for any person to discriminate:
A. By refusing to sell, lease, finance or contract to construct housing or by refusing to discuss the terms thereof.
B. By refusing to permit inspection or exacting different or more stringent price, terms or conditions for the sale, lease, financing or rental of housing.
C. By refusing to finance or sell an unimproved residential lot or to construct a home or residence upon such lot.
D. By publishing, circulating, issuing or displaying, or causing to be published, circulated, issued or displayed, any communication, notice, advertisement or sign in connection with the sale, financing, lease or rental of housing which states or indicates any discrimination in connection with housing.
E. For the person in the business of insuring against hazards, by refusing to enter into, or by exacting different terms, conditions or privileges with respect to, a contract of insurance against hazards to a dwelling.
F. By refusing to renew a lease, causing the eviction of a tenant from rental housing, or engaging in the harassment of a tenant.
§ 13-21. Families with children included as protected class.
This article shall include as a protected class families with children as defined by the Federal Fair Housing Act of 1988.
§ 13-22. Exceptions.
Nothing in this article shall prohibit:
A. Discrimination on the basis of age in relation to housing designed to meet the needs of elderly individuals.
B. A person from exacting different or more stringent terms or conditions for financing housing based on the age of the individual applicant for financing if the terms or conditions are reasonably related to the individual applicant.
C. The development of housing designed specifically for persons with a handicap and discrimination on the basis of handicap in relation to such housing.
§ 13-23. Representations designed to induce panic sales prohibited.
No person may induce, or attempt to induce, any person to sell, rent or lease any dwelling by representations regarding the present or prospective entry into the neighborhood of a person or persons of a particular race, color, religion, national origin, sexual orientation or economic status or by representations to the effect that such present or prospective entry will or may result in:
A. Lowering of real estate values in the area concerned;
B. Deterioration in the character of the area concerned;
C. Increase in criminal or antisocial behavior in the area concerned; or
D. Decline in the quality of schools or other public facilities serving the area.
§ 13-24. Enforcement.
A. The Health, Protection and License Committee shall have the right, power, authority and responsibility to investigate complaints charging violations of this article, to make a prompt and full investigation of each such complaint, and to request the City Attorney to commence proceedings in the appropriate court in the name of the City for the enforcement of this article. The City Attorney, upon the request of the Health, Protection and License Committee, may issue a complaint if, in his judgment, an action of discrimination is sustainable in court.
B. Any person claiming to be aggrieved by an alleged discriminatory practice or act contrary to the provisions of this article may, in person or through a duly authorized representative, make, sign and file a complaint with the Committee.
C. The complaint shall be in writing and signed before a notary public on a form supplied by or acceptable to the Committee. Each complaint shall contain the following:
(1) The full name and address of the person making the complaint.
(2) The full name and address of the person against whom the complaint is made.
(3) A plain and concise statement of the facts constituting the alleged unlawful discriminatory practice or act.
(4) The date or dates of the alleged unlawful discriminatory practice or act.
D. A complaint shall be filed with the Health, Protection and License Committee as soon as possible after the date of the alleged discriminatory practice or act, but it shall be filed within 30 days after the aggrieved person becomes aware of the alleged discriminatory practice or act and in no event more than 60 days after the alleged discriminatory practice or act occurred.
E. Upon receipt of a verified complaint as hereinabove provided, the Committee shall promptly conduct, or cause to be conducted, an investigation of the allegations contained therein. The person against whom such complaint has been made shall be notified of the complaint made, and a copy of the complaint shall be served upon said respondent. The initial complaint shall be served prior to the commencement of the investigation by the Committee. The respondent shall be invited to respond in writing within 10 days of the date of receipt of the complaint. The answer shall be a written statement by the respondent which replies to the allegations of the complainant. Each answer shall contain the following:
(1) The respondent's current address.
(2) An admission of any allegations in the complaint that are true.
(3) A specific denial of each and every allegation of the complaint that the respondent disagrees with.
(4) A denial of any allegation for which the respondent does not have enough knowledge or information to form an opinion about its truth or falsity.
(5) A statement of any matter constituting a defense to the complainant's charges.
F. The Committee shall attempt to resolve the dispute between the complainant and the respondent by conference, conciliation and persuasion, unless either party requests the Committee not to undertake conciliation. If the Committee cannot achieve a resolution acceptable to both parties, it may either forward the complaint, the answer and its findings to the City Attorney for prosecution under this article or it may forward such information to the appropriate state and/or federal agencies as it deems appropriate. The Committee may dismiss a complaint if the complainant fails to respond within 10 days from the receipt of any correspondence from the Committee concerning the complaint, provided that such correspondence was sent by certified mail, return receipt requested, to the last known address of the complainant.
§ 13-25. Other remedies.
Nothing herein contained shall prevent any person from exercising any right or seeking any remedy to which said person might otherwise be entitled under state and/or federal law.
§ 13-26. Violations and penalties.
Any person who willfully violates any provision of this article shall be subject to a forfeiture as provided in Chapter 1, Article II, Penalties and Enforcement..