City of Lawrence
Neighborhood Resources Department
MEMORANDUM
TO: Dave L. Corliss, Interim City Manager
Thru: Debbie Van Saun, Assistant City Manager
FROM: Victor Q. Torres, Director, Neighborhood Resources
DATE: April 20, 2006
RE: 429 Indiana Street structural analysis / additional enforcement initiative
Attached to this memorandum find a detailed report from Adrian Jones, Building Inspector on the structure at 429 Indiana St. Included are specific observations on the current condition and recommendations to secure a safe and code compliant resolution if the property owner is interested in rehabilitation. It is important to note the report identified a number of structural components, footings, load bearing walls/beams and roof systems that will need to be replaced. These items were not previously included in the rehabilitation estimate since staff did not have access to the interior of the home. As a result, the rehabilitation estimate is conservative at best in light of this more thorough evaluation.
In an effort to minimize future deterioration of structures to a point demolition is inevitable as compared to rehabilitation, staff is studying and reviewing the following options and will present recommendations to the City Manager and Commission during the 2007 budget preparation process.
Option A) Initiate Higher Level of Enforcement
Currently the department employs two Zoning Enforcement officers that are charged with enforcing the rental registration program. In addition to their current duties of conducting rental inspections, both staff members also conduct ADA inspections, minimum housing standards inspections and other special assignments. Two Environmental Inspectors enforce the environmental and weed ordinances which also include addressing complaints of structural blight. Allocating a portion of their time to specifically address structural blight cases will support this objective on a limited scale of approximately 10-15 hours per week. It is important to note that a reallocation of inspector time will remove them from other enforcement activities.
Action Plan Staff will initiate a program to visually evaluate structures on all properties within designated target areas and assign a condition classification to any structures showing evidence of structural blight. The initial target area will be properties located within the historic environs. This is a staff initiated program as opposed to the current complaint based approach to structural blight. This action plan will require several months to complete based on the 15-20 hour set aside for this initiative.
A classification scale will be developed to assist inspectors in evaluating structures. Condition classifications will range from 1 (no immediate concern, monitor) to 5 (immediate safety concern), with 2, 3 and 4 being intermediate levels of concern. Hazardous structures will receive immediate attention, while structures with minor concerns will be monitored and enforcement action taken as resources permit.
As code violations are identified, the standard notification process will be followed. On cases where property owners are unwilling to correct code violations, a complaint will be filed with the city prosecutor.
This program will be reviewed within six-months of implementation to identify effectiveness and any modifications or changes that may be necessary to complete this phase of the plan.
Option B) Appraisers Office report
A second alternative is to make contact with the Douglas County Appraisers office and obtain a list of approximately 200-400 of the lowest appraised properties in the City. The concept in this effort is to identify properties that may have a low appraisal due to the current condition of the property. The report will then be utilized for an inspection of the various properties identified.
Action Plan Staff will visit each of the properties identified and utilizing the same classification system previously described, rank each of the structures. Structures requiring immediate action will be a focus of enforcement action. Upon a complete review of all sites, staff will review and evaluate this effort.
Option C) Structural Blight Program
This type of program includes new full-time staff to proactively focus on identifying and processing all structural blight cases. A formal program aimed at reducing structural blight in the community will require additional budget allocations and staffing. The object is to identify structural blighted properties, notify property owners of needed actions and inspect for correction of the violations. However, in some cases the city may need to make the necessary corrections if the property owner is unable or unwilling to take action.
Budget Currently the Code Enforcement Department budget includes $5,000 for blight abatement. Funds from this line item are currently utilized for minor abatement projects, such as securing structures, or occasionally demolishing unsafe structures. The availability of more funds for these activities would allow a more proactive and expeditious enforcement and abatement. An amount of $25,000 set aside specifically for abatement will initiate the program. This sum is a conservative amount and will likely require increases in future years, as the quantity and complexity of abatement projects performed by the City increases.
Staff for this program will require approximately $66,000 in salary plus benefits and new vehicle costs associated with this new position. Overall costs for a Structural Blight Program are approximately $91,000 ($25,000 + $66,000).