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HomeMy WebLinkAboutAffordable Housing Board - Minutes - 09/06/2007CITY OF FORT COLLINS AFFORDABLE HOUSING BOARD wig MEETING MINUTES 281 N. College Ave. Fort Collins, Colorado September 6, 2007 Denise Rogers, Chair Ken Waido, Staff Liaison, 970-221-6753 City Council Liaison: Lisa Poppaw Board Members Present: Denise Rogers, Jon Fairchild, Dan Byers, Pete Tippett, Robert Sullivan, Marie Edwards, and Ben Blonder. Board Members Absent: Ashley Monahan Advance Planning Staff Present: Ken Waido Council Members Present: None Board Chair Denise Rogers called the meeting to order with a quorum present at 4:00 p.m. Welcome New Board Members Marie Edwards and Ben Blonder were recently appointed by the City Council to fill vacancies on the Board. Open Public Discussion Maryln Keller from the League of Women Voters reminded the Boarc of the bus tour of Loveland's affordable housing projects to be held on September 17 from 8 AM until Noon. Approval of the Minutes of the July 12 2007 Meeting Robert Sullivan moved that the minutes of the July 12, 2007, meeting be approved. Dan Byers seconded the motion. The motion passed unanimously 7-0. Proposed Property Maintenance Codes Felix Lee, Neighborhood & Building Services Director, Beth Sowder, Neighborhood Administrator, and Mike Gebo, Building Codes Services Manager from the Neighborhoods & Building Services Department attended the meeting and made presentations and answered questions on proposed ordinances to deal with Dangerous Buildings, Property Maintenance, and Rental Housing Standards. Staff presentation: Exterior Property Maintenance Focuses on exterior property maintenance related to: Dirt/dead yards Dilapidated fences Excessive chipping/peeling paint Deteriorated roofs and/or gutters These items are not regulated by current codes Recommendations Property Maintenance Codes would: • address & prevent neglected properties from deteriorating and affecting entire neighborhoods • be in the Nuisance Section (Sec. 20) of the Municipal Code • Apply to all properties within the city limits Current Concerns No tools currently exist to address these exterior property maintenance issues which could: • Be detrimental to the well-being of neighborhoods • Increase spread of neglect • Cause further deterioration • Ultimately result in dangerous premises Need for Assistance • Staff and Stakeholders agreed regarding the need for assistance programs Help those who cannot afford to make the repairs necessary to comply with the codes LaHIP Larimer Home Improvement Program (LaHIP) offers assistance to those in need for some of the proposed codes. Low or no interest loans or grants to qualified people. LaHIP does not apply to dirt yards or deteriorated fences and only applies to owner -occupied homes Other people and agencies can fill this gap. The Board of Realtors are already working in conjunction with a church to help people in need. The Group Workcamps Foundation Staff will work to help resource supplies and volunteers. Recommended Timeline Year -long educational promotion in 2008 for adopted new codes prior to enforcement & identify: • where violations exist • who needs financial assistance • give people time to plan for improvements • to figure out if the City needs to increase funding of LaHIP or other assistance programs in 2009. Begin regular enforcement in 2009 Council History and Next Steps Council Work Sessions — September 12, 2006 — August 14, 2007 — Next Work Session scheduled for: January 22, 2008 Board Questions and Discussion: Jon Fairchild asked if the entire property would have to meet the standards or only what is visible from the street. If alleys were included this would be a big deal. Jon stated that several properties in his neighborhood would probably be identified as problems but property values are rising in the neighborhood. A: Just what is visible from the street. Jon asked if old garages are included. A: Just primary residences. Robert Sullivan asked if the LaHIP program is just for owner occupied houses. If rental units need improvements those improvement costs would be passed on to the renters. Dan Byers asked about the penalties. A: Penalties are not specific at this time. Likely will be a civil infraction. Notice will be given with a time to comply. A graduated penalty fee of $100, $300, to $500 would follow, then criminal action could follow that. Staff presentation: Dangerous Buildings Code Dangerous Buildings defined in City of Fort Collins Code Chapter 5, Article II Division 3: Unsafe, Dangerous or Nuisance Buildings, Structures, Equipment and Premises Replacing the 1976 Uniform Code for the Abatement of Dangerous Buildings Scoping provisions, no change: — Shall apply to all existing buildings and appurtenances, equipment, facilities, utilities, accessory structures and the premises. — Provides the City with a standard to be used in classifying any building, structure, equipment and premise as dangerous, a nuisance or unfit to occupy. — Applicable when conditions endanger the life, health, property, safety or welfare of the public or the occupants — Provides the Building Official a legal process to require the repair or abatement of buildings, structures and property declared "dangerous" — Establishes responsibility of the owner and occupant — Sets legal procedures for Notice of Violation and property posting — Authorizes the City to abate the dangerous building or premise. — Allows the City to assess property liens for cost of abatement. — Establishes appeals and administrative review process. Declaration of unfit to occupy due to: — Lack of required hot or cold running water — Lack of required adequate heating facilities — Lack of required natural light and ventilation — Excessive dampness in habitable rooms — Lack of required sewage disposal — Lack of required bathroom or bathing facilities Declaration of dangerous (structural): — Deteriorated or inadequate foundations — Defective or deteriorated floor or roof structural supports — Fireplaces or chimneys that list, bulge or settle due to defective material or deterioration Declaration of nuisance such as: — Open vacant buildings that are attractive nuisance to children or vagrants. — Whatever renders air, food or drink a health risk as determined by the Health Officer. — Defective or hazardous electrical, plumbing or mechanical (HVAC) systems. — Buildings or structures erected, altered or occupied contrary to law or approved use. — Buildings deemed unfit to occupy due to neglect or insect or vermin infestation. Proposed: — Limit appeals to the Building Review Board of decisions by the Building Official to any property owner or occupant within 800 feet of subject property. — Establishes that the exterior property can be declared dangerous — Identifies emergency measures where imminent dangers exists. — Establishes a program to monitor buildings vacant for more than 180 days. Proposed: Mandatory Vacant -building Notification for: A. "Boarded -up" buildings vacant more than 180 days, and B. Any vacant building with "break-W' activity. Owner and local contact information must be provided. Limits approval of vacant building status to one year intervals. Requires City review process and periodic inspections of the property. Sets procedures for securing of doors and windows against unlawful entry. Requires monitoring of the property to maintain locked and secured perimeter. Orders the Vacant -building Notification recorded with the Larimer County. Sets penalties for failure to comply. Proposed: Exterior premises dangerous,e.g: Broken or unsound fences and walls, Deteriorated barriers around swimming pools or spa, Property infestations of rodents, insects or vermin, Abandoned excavations or improper drainage that allows for stagnant water, Broken or settled sidewalks and driveways. Cost: — Usually no more than 4-6 buildings declared dangerous at any given time. — Investigation/follow-up currently absorbed in the daily Building Code Services operations. — Cost for City to abate a dangerous building or condition is unknown. — Cost recovery through lien process untested. Board Questions and Discussion: Pete Tippet asked about lead based paint and asbestos? A: State regulations come into play, a state permit is required for demolition. Ben Blonder asked about the time frame for enforcement. A: Actually buildings could remain vacant for many years. Ben asked if enforcement is complaint driven. A: Yes. Dan Byers asked if there will be more properties identified because of the new code. A: Yes, especially vacant buildings (e.g., the old Steeles Market on Mountain Avenue). Staff presentation: Rental Housing Code City of Fort Collins Code Chapter 5, Article VI Division 2: Rental Housing Standards Proposed Revisions Why Proposed Revisions? — Council asked for review & recommendations. — Current Rental Housing Standards not substantially changed since enacted in1982 . — Proposed revisions incorporate minimum habitability standards in effect over the past 50 years. Purpose & Scope — To establish minimum standards regulating facilities, utilities, occupancy, repair and maintenance of all rental housing in the City. — To safeguard life, health and property of inhabitants. Ventilation Proposed: — Exterior obstructions not allowed within 3 feet of openings required for ventilation. — Operable windows held open by window hardware. — Doors and windows weather-stripped to limit air infiltration to extent practical. — Doors and windows used for ventilation of habitable rooms would require screens from April 1st to November 1st . — Bathrooms require mechanical ventilation to the exterior if no openable window Sanitation Proposed: — One water closet, lavatory and bathtub or shower for each four sleeping rooms in "Extra -Occupancy Rental (boarding) House". — Prohibit carpeting or other absorbent floor finishes in wet and food -preparation areas. — Every water closet, bathtub or shower located in a room that affords privacy. Heating Proposed: — Increase minimum heating capability of permanent heating facilities for habitable rooms from 60 degrees to 68 degrees F. Electrical Proposed: — GFI protected outlets in bathrooms — Lighting requirements for hallways and stairways serving multiple dwellings — Minimum of two electric outlets in every habitable space in a dwelling Emergency Rescue Proposed: — All bedrooms below grade level (basements) have one escape and rescue window with min. clear opening of 720 square inches and a max. sill height of 48 inches above the floor. Smoke Detectors Proposed: — All sleeping rooms and other locations as required by City Building Code, have smoke alarms — operated by battery or building electrical system. Review and Appeal Proposed: — Limit appeals to the Building Review Board of decisions by the Building Official to any property owner or occupant within 800 feet of subject property. Public Outreach Comments Landlord provides snow removal and lawn care equipment. Require security locks on doors and windows. Landlord provides window shades for privacy. Each rental have posted City ordinances. relevant to rental properties. Require Carbon Monoxide alarms in rental units with natural gas appliances Board Questions and Discussion: Robert Sullivan asked if this will require landlord licensing. A: No, this is complaint driven. Robert had an issue with including such things as no doors and carpets. Ben Blonder asked about basement ingress/egress windows that could cost $3,000 to $5,000. A: That would depend on the year the basement was converted to include bedrooms. Jon Fairchild made some general comments: Dangerous Buildings — the phrase "contrary to law" is too open. Rental Housing - Good idea, there is the need to protect life and health, but including requirements like doors on bathrooms are not life and health issues, the City needs to be more careful. Property Maintenance — Getting to aesthetics is too subjective. Complaints can come from grudge matches between neighbors, could create animosity. Maintenance and lawn watering have associated costs. Basically against this part of the code. Budgeting for Outcomes (BFO) Process Staff reviewed the City Manager's recommended budget to update the Board as to the funding recommendations for the affordable housing related offers. Only the main Affordable Housing offer was recommended for funding. The other offers (e.g., Land Banking and Affordable Housing Fund enhancements) were not recommended for funding. Development Impact Fee Offset for Affordable Housing Projects The Board has been discussing this issue for the past several months. Previously, staff presented information requested by the Board on the amount of money in the City's Budgets for affordable housing programs and the level of City Impact Fees for the last 10 years and provided information on the development of new affordable housing units in the city and annual averages for ownership units (24.0 units/year) and rental units (136.0 units/year) and total (160.0 units/year) for the 1997-2005 period. No new construction has occurred since 2005. The Board reviewed a draft memorandum to the City Council prepared by Jon Fairchild, Board Vice -Chair. Jon reviewed the history of this item for the new Board members. Basically, how much funding should the memo request? The Board should point out that the data justifies requesting $X, but the request is only for $Y. Jon was going to prepare another draft for Board review and comment. Distribution of the 2007 Fall Competitive Process Affordable Housing Proposals Staff distributed the affordable housing applications received by the City requesting funding from the 2007 Fall Cycle of the Competitive Process. Staff also distributed support materials, summaries, criteria scoring sheets, etc. The Board established the date for a special meeting to formulate a list of funding priorities to be forwarded to the CDBG Commission and the City Council for Thursday September 13 at 4:15 PM. OTHER BUSINESS Liaison Reports None. Open Board Discussion Staff reported that interviews for the Affordable Housing Planner position were to be conducted on September 17 and 18. The process will include an opportunity for the Board to meet the candidates. The meeting adjourned at 6:00 PM.