Blight committee ponders razing sound structures --

[AuditoreEnterprise]

they have been tagging people out of living spaces for a long time. They are going to, in the end, have to go somewhere... I went into the ambassador not too long ago with an inspector and I saw a few door stickers... the odd things about the condemned stickers were they had different dates on them. Which means that task force they had was condemning the structure room by room in order to "run the trash out" where did those poor people go? to another neighborhood likely, however that method has "condemned" that whole neighborhood for what? over 5 years I am sure. So I think Lighting is a good start honestly. Its wort a try at the least.

[sheclown]

 Stand Up For Your Neighborhoods Meeting Minutes
April 29, 2014
5 p.m.


Date: April 25, 2014
Location: Conference Room A, City Hall.

In Attendance: CM E. Denise Lee, CM Warren Jones, CM Jim Love; Paul Soares, Chief of Operations DCPS; Michael Love, Tax Collector's Office; Dianne Smith, Tax Collector's Office; Robert Prado, MCCD; Karen Bowling, Mayor's Office; Pat Ivey, JSO; Kimberly Scott, Regulatory Compliance; Bryan Mosier, MCCD; William Schaffer, Parking; Lisa Darnall; Loree French, OGC; Joe Cowan, JSO; Lin White, Public Works; Cherry Shaw, OGC; Terry Carr, EQD; Jennifer Hewett-Apperson, DVI; Jeff Foster, Public Works; Heather Reber, OCA; Janice Billy, OAC; Allison Adams, District 5 ECA; Steve Patterson, Florida Times-Union; Daryl Joseph, COJ Parks; LaCree Carswell, Neighborhoods; Joe Namey, Real Estate; Paul Tutwiler, NJCPL; John Jones, Real Estate; Jay Higbee, Farland & Higbee; Folks Huxford, Planning Department; Kenneth Adkins, Public Relations; Hosea Small, Resident/ Developer; Connie Hold, District 11 ECA; Devon Cody, Code Compliance; Kenny Logsdon, Neighborhoods; Allison Adams, ECA District 5; Kevin Kuzel, District 14 ECA; and Dan Macdonald, District 8 ECA.

CM Lee called the meeting to order at 9:13 a.m. and asked that minutes from the last meeting be approved. Loree French asked for a clarification of the minutes. She went on to explain that the city can ask title companies to bid to see if the price of title searches can be reduced. Also, such costs can be recouped when foreclosed properties are sold. However, there is a risk that the city is stuck with the cost if the property does not sell. She also explained that removing liens is a complicated process in that the city may not be the only entity to have a lien on a piece of property. CM Jim Love, Ms. French, Karen Bowling, Kim Scott, Michael Love, John Jones, someone from Planning and Development, and Jeff Foster to discuss ways to address liens and other obstacles to foreclosure and expedite the process.

Paul Tutwiler offered a suggestion that land banking strategies may be helpful in coming up with long-term disposition of reverted property. CM Lee invited Mr. Tutwiler to chair a future subcommittee on the disposition of properties. In the meantime he was asked to join the Love subcommittee.

MS Lee asks Ms. French to develop a flow chart to demonstrate what has to be done to work through the foreclosure process.

Pat Ivey distributed crime maps designating the types of crimes and the location of crimes in the target area. The number of crimes in the vicinity of UF Health (formerly Shands Hospital) is of concern as it keeps medical students from living near the facility. He also reported that special events that bring many more cars downtown are a source for downtown crime.

Chief Ivey reported that he had a conversation with Fred Clark at BJ Grocery at 13th and Moncrief. Mr. Clark admitted that drug activity happens on his property but not in his store. Chief Ivey spoke to him about operating a more legitimate business that would take advantage of the nearby church and school. Also, more patrols have been placed in the area.

Parking department reported that new signs have already been taken down. New ones will soon be erected. Ideas were shared about making the signs less vulnerable to vandalism.

Rev. Ken Adkins asked if it could be arranged for area pastors to ride with JSO Officers to get a better idea of the crime problem and what they can do to help.

Cherry Shaw reviewed proposed changes in the building demolition ordinance (Chapter 518.301-313). The draft changes would allow for demolishing non-historic buildings after they have been boarded for 36 months. Karen Bowling asked why wait 36 months? She asked if the time could be shorter. CM Lee suggested 24 months. CM Warren Jones offered reservations saying he'd have to think about these changes. He asked about a circumstance when an owner is making a good faith effort to sell boarded property and fails to do so after 24 months. Jay Higbee compared the Seminole Club, an empty building that has been kept in relatively good repair, with the Bostwick Building, which is in need of major repairs. Paul Tutwiler said that an advantage of demolishing such buildings is that it removes blight and the land could be offered to adjacent land owners.

Mr. Tutwiler gave a review of recent activities – an economic summit, community clean up, health and wellness event and minutes from a Hendersonville Neighborhood Association Meeting.

Due to time constraints the report on carwashes as well as a report on creative solution to vacant property issues was delayed until the next meeting.

The next meeting will be held at 9 a.m. May 16 in Conference Room A in Council Offices on the 4th floor of City Hall. The meeting adjourned at 11:50 a.m.

Package contains Minutes, sign-in sheet, audio CD.

[strider]

Non historic - the feds define historic as 50 years old or older for the purposes of using federal funds to demolish houses.  Of course, all this means is that 106 reviews must be done and so the houses could still be approved for demolition.   And  "the land could be offered to adjacent land owners"; so the purpose of removing blight by demolition is to turn an urban area into suburbia?

Blight condemnations have been banned in Florida.  Of course, the city isn't saying it is blight until it is condemned. Doesn't that make the one causing blight to be the city itself?  When there are laws on the books enabling the city to repair a house, heck, even some of  the condemnation notices from MCCD say that the city will demolish OR REPAIR, wouldn't it make sense that in a growing city and when the trend among the younger among us leans towards urban living to save the urban areas?

Instead, we have committees trying to make it easier to bulldoze the urban core.

[sheclown]

AMENDED
Stand Up For Your Neighborhoods Meeting Minutes
April 15, 2014
5 p.m.


Restates the conflicts different city agencies have concerning foreclosures.


Date: April 11, 2014
Location: Conference Room A, City Hall.

In Attendance: CM E. Denise Lee, Joe Namey, Real Estate; John Jones, Real Estate; Karen Bowling, Mayor's Office; Kimberly Scott, Regulatory Compliance; Devron Cody, Code Compliance; Claude Ayoub, JSO; Tony Davis, JSO; Jack Shad, Parking; Kirk Sherman, Council Auditor; Jim Robinson, Public Works; Daryl Joseph, Parks; Paige Johnson, OGC; Paul Tutwiler, NJCDC; John Shellhorn, Regulatory Compliance; Brian Mossier, MCCD; Elaine Spencer, HCCD; Lin White, Public Works; Jeff Foster, Public Works; Calvin Burney, Planning; Lisa Darnall, JTA; Rev. Kenneth Atkins, The Issachar Media Group; Angie Nixon, FNM; Hosea Small, property owner; Kevin Kuzel, District 14 ECA; Ken Adkins, Public Relations; and Dan Macdonald, District 8 ECA.

CM Lee called the meeting to order at 10:10 a.m. and asked that minutes from the last meeting be approved.

CM Lee asked that a letter of thanks be drafted for the sponsors of the Tire and Snipe Sign Buyback event. Jeff Foster said he'd provide an event action paper and a list of sponsors.

The Real Estate department provided a list of 106 total parcels in the target area that are valued at $5,000 or less. Of the total of 715 pieces of property in the target area, 50 are eligible for tax foreclosure. To do proper deed searches it would cost $150 per property. CM Lee wondered if the Tax Collector's office could waive the fee. Jim Robinson said this is an example of two agencies working in different directions. Code Enforcement wants the foreclosures, while at the same time the Tax Collector's Office is trying to save money by not foreclosing on the house and spending the $150 per property. There may be conflicting interests between city agencies whether or not to pursue foreclosures. Paige Johnston said if a list is compiled of all such property in the county, maybe the tax collector could give the City a bulk rate.

The discussion turned the property behind the former Moncrief Road and 13th Street bus stop. The bus stop was on city right-of-way. Directly behind that is a plot of land owned by Roosevelt Clark and next to that is a city tax reverted parcel. No taxes have been paid on the property (valued at $140) over the last 6 years. It was decided that the city should begin foreclosure procedure and hopefully the owner will be convinced it is in his best interest to donate the land to the city.

Assistant Chief Tony Davis reported that Jacksonville Sheriff's Office is having little success in contacting homeowners to get them to put no trespassing signs on their property. Without this permission JSO cannot arrest loiterers. Many of the owners live out of town or are banks. Of 71 homes, 5 have been contacted. A sample letter from the JSO was presented that tells homeowners that the JSO wants to talk to them about their property.
Inmates will be in the area on April 17 to clean the right-of-way and city property. Unfortunately only a few days after such clean ups the property becomes blighted again. CM Lee said this is a reason the need to be fences and security cameras. CM Lee suggested that JSO and the Mowing division work together to coordinate inmate involvement in right-of-way clean up.

Jack Shad of the Parking Division reported that requested signs were up. CM Lee asked that he report next meeting where other signs would be appropriate in the area. She also wants parking to investigate the issue on its own.

Kimberly Scott of Regulatory Compliance explained the condemnation procedure prior to 2006 changes in the law. Then, if a structure was boarded for 3 years it could be torn down. Since 2006, the dwelling must pose a safety hazard and be inspected before the condemnation process can begin. Ms. Scott said that if owners are taking no actions to comply and fix cited problems, the city should be able to foreclose and demolish if the structure has reached a point of no return. CM Love said consideration has to be taken into account in historical districts where homes of historic importance are in ill-repair. Mr. Jones of Real Estate said the city has no funds for demolition projects.

Bryan Mosier of Municipal Code Compliance discussed the different kinds of liens – Administrative, Nuisance, and Demolition. Ms. Johnston was asked to look into the effectiveness of these liens. Ms. Scott explained that if there is an Administrative lien on one piece of property it applies all properties the violator owns. This prevents the owner from being able to sell a non-violating property. Karen Bowling wants to know if this can be changed so the unaffected property can be sold. Ms. Johnston was asked to look into this matter.

Lisa Darnall of JTA showed the new ridership map with the removed stop added to it. Average ridership at that stop was 4 people.

Kirk Sherman said money can be found in the Housing Division. Grants may be in play but addresses are needed for the specific properties involved in the grant process. CM Love asked which department would be applying for the grants. CM Lee asked Mr. Sherman to investigate any funding to be found in the General Fund.

Paul Tutwiler of Northwest Community Development Corporation said he'd like to find the funds to purchase the store and the adjacent buildings on 13th and Moncrief and replace it with affordable housing there and on other nearby parcels. Deeds need to be cleaned so that they can be purchased.

Mr. Tutwiler discussed the apartments on Payne Avenue and Roosevelt Gardens near Shands Hospital. He said the density of occupancy needs to be reduced in these apartments and single-family homes need to be built to reduce crime and stabilize the neighborhood in the long term. In the meantime neighborhood cleanup days have been organized. There is also a race scheduled to be run on the S-Line to promote nutrition and health.

Environmental regulations will present a report on streamlining the portable car wash process and other regulatory matters.

The next meeting is at 9 a.m. Friday April 25 in Conference Room A. All reports for this meeting are due to Dan Macdonald by close of business on April 23. The meeting adjourned at 11:35 a.m.

Package contains Minutes, sign-in sheet, audio CD.

[strider]

 Mr. Jones of Real Estate said the city has no funds for demolition projects.

If there is no money available, why is there a big push for demolitions?  They did or perhaps still do have NSP 3 funding, but it is now difficult to demolish with those funds. Actually, it should have been always difficult but to make it easy, the city simply ignored proper procedures. Why is this so important to Ms Lee and Ms Scott? Is there funding coming down the pike we haven't heard about yet?

Here's a thought, rather than spend wasted money doing demolitions, why not find a way to use federal funds to build up the urban core? 

[strider]

In Springfield we have Operation New Hope intending to build a 14 unit apartment building that is touted as Mixed Income.  I seem to remember hearing that the cost was somewhere around 3.5 million, though this morning I can only find 2.1 million listed in a city public statement.   In any case, that is between $150,000 & $200,000.00 plus per unit.  It is using Federal funds - NSP3.

Now look at the average cost of rehabbing one of the abandoned houses this committee is wanting to just demolish.  Try between $ 80,000.00 and $100,000.00 for a rental rehab depending upon condition. 

Perhaps rather than ending up with 14 studio or one bedroom apartments for the 2.1 to 3.5 million, we could have had those federal funds earmarked for truly helping out the urban core as intended and ended up with as many as 28 two to four bedroom houses ready to be rented for the same money. And still have a bit for those "political" costs.  Plus, what is more green than reusing what we already have?

[vicupstate]

In Springfield we have Operation New Hope intending to build a 14 unit apartment building that is touted as Mixed Income.  I seem to remember hearing that the cost was somewhere around 3.5 million, though this morning I can only find 2.1 million listed in a city public statement.   In any case, that is between $150,000 & $200,000.00 plus per unit.  It is using Federal funds - NSP3.

Now look at the average cost of rehabbing one of the abandoned houses this committee is wanting to just demolish.  Try between $ 80,000.00 and $100,000.00 for a rental rehab depending upon condition. 

Perhaps rather than ending up with 14 studio or one bedroom apartments for the 2.1 to 3.5 million, we could have had those federal funds earmarked for truly helping out the urban core as intended and ended up with as many as 28 two to four bedroom houses ready to be rented for the same money. And still have a bit for those "political" costs.  Plus, what is more green than reusing what we already have?

The powers that be don't understand this, which is the problem.  Until they do, there will continue to be an effort to 'remove blight' via demolition.  You explained very well, why it is wrongheaded.   

[IrvAdams]

In Springfield we have Operation New Hope intending to build a 14 unit apartment building that is touted as Mixed Income.  I seem to remember hearing that the cost was somewhere around 3.5 million, though this morning I can only find 2.1 million listed in a city public statement.   In any case, that is between $150,000 & $200,000.00 plus per unit.  It is using Federal funds - NSP3.

Now look at the average cost of rehabbing one of the abandoned houses this committee is wanting to just demolish.  Try between $ 80,000.00 and $100,000.00 for a rental rehab depending upon condition. 

Perhaps rather than ending up with 14 studio or one bedroom apartments for the 2.1 to 3.5 million, we could have had those federal funds earmarked for truly helping out the urban core as intended and ended up with as many as 28 two to four bedroom houses ready to be rented for the same money. And still have a bit for those "political" costs.  Plus, what is more green than reusing what we already have?

The powers that be don't understand this, which is the problem.  Until they do, there will continue to be an effort to 'remove blight' via demolition.  You explained very well, why it is wrongheaded.   

This is so unbelievable. Can't we just somehow get them to read these threads? It's all here. I have obtained a huge education via MetroJax. It should be required reading for all council members.

[simms3]

In Springfield we have Operation New Hope intending to build a 14 unit apartment building that is touted as Mixed Income.  I seem to remember hearing that the cost was somewhere around 3.5 million, though this morning I can only find 2.1 million listed in a city public statement.   In any case, that is between $150,000 & $200,000.00 plus per unit.  It is using Federal funds - NSP3.

Now look at the average cost of rehabbing one of the abandoned houses this committee is wanting to just demolish.  Try between $ 80,000.00 and $100,000.00 for a rental rehab depending upon condition. 

Perhaps rather than ending up with 14 studio or one bedroom apartments for the 2.1 to 3.5 million, we could have had those federal funds earmarked for truly helping out the urban core as intended and ended up with as many as 28 two to four bedroom houses ready to be rented for the same money. And still have a bit for those "political" costs.  Plus, what is more green than reusing what we already have?

The powers that be don't understand this, which is the problem.  Until they do, there will continue to be an effort to 'remove blight' via demolition.  You explained very well, why it is wrongheaded.   

Part of the problem could be rigid building codes that make receiving a certificate of occupancy unachievable at low cost.  New construction has all of the stuff built in that is fairly infeasible in older construction at those costs.  In FL, to receive insurance, and possibly a CO, aren't there hurricane proofing measures that must be taken (roof tie downs, special windows, etc) and of course some of the infrastructure in the houses (wiring, ducts, etc) may not be up to modern code legally acceptable for commercially renting out?

I could picture a scenario where while it might take $80-100K for a "pioneer" to make the home generally structurally sound and cleaned up for habitation, the same standards don't apply when you want to rent it out to another family.  And then even beyond that, to receive insurance, the standards are even tougher.  So that $80-100K might turn into $150-200K per unit quite quickly.  ADA is something that has to be considered, too.  A federal program to renovate a series of homes likely has to make a few of these 2-3 story homes ADA compliant.  Adding in an elevator of "lift" in even just one home could make the whole project less feasible than a cheap new construction single building.

But generally I agree, just not sure how analogous a federal grant program is to a single house renovation for occupancy by owner.

[strider]

The 80 to 100K is a realistic and doable number for the average  condemned house.  In fact, it includes the "political costs" often associated with these types of grants.  If it is sound and simply a foreclosure, for instance, you can do them for less.  An arm of our non-profit deals with real estate investors that own and are still buying hundreds of houses and they have a factory of sorts going and turn houses empty for often several years into quality rentals quickly and affordable.  Perhaps the city needs to go talk to them and get a few lessens.

For the most part, you do not have to update everything to current code.  MCCD likes to say you do, but they are wrong the vast majority of the time.  Basically, it is all based on the required repairs only (no updates) and so it is normally very easy to simply repair then update without bringing the structure fully to current code. It is even easier in the historic districts or for a landmark.  There are certainly bungalows that could be made ADA compliant, but for the most part, in a single family unit (home, duplex, etc) it is the size of one bathroom door and sometimes being able to access to place to start with. There is no code requirement to do more so unless it is made part of the grant, you do not have to do the ramps,  wheel chair cabinets, over-sized ADA compliant bathrooms and showers.  By doing single floor homes, no need for an elevator like a multifamily apartment building may require.  And if you found you needed to add a lift to a two story home, a simply chair lift can be had and installed for under 20K.  SO, if we have a free house, put in 100K and then the 20K, it is still a lot less expensive than having that new 14 unit apartment building built.

Even rehabbing historic houses is within the scope of NSP funding.  CDBG is often used for house rehabs and there are programs for home owners in place already to help with the needed repairs and updates. So, while MS Scott often likes to state that Jacksonville is not a developer nor in the remodeling business, in many ways it certainly is.  The ordinances allow for the repairing of issues just the same as it does the demolition of entire houses. The city just doesn't want to do it.

A CDC like Operation New Hope could have gotten a NSP3 grant and rehabbed 28 houses for rentals and then could just as easily turned them over to a property manager and eventually offered them for sale.  CDCC is going to do that and Metro North has done it before, though on a smaller scale than what I suggested.  I wasn't guessing at what could be done, I knew it was an option, it just isn't what some in our city government find profitable.

[Debbie Thompson]

I asked Kevin Gay this exact question at the information meeting Operation New Hope held in Springfield a few months ago. The money they are spending to build those few new units would have rehabbed a couple dozen homes in Springfield or Eastside if anyone had the desire to make it happen. He said he hopes to do that at some point, but truly, that's what ALL the grant money should be used for. Fixing what is already there.

[sheclown]

The blight committee at work -- here is just one fruit from its labor.

http://www.youtube.com/v/CUP3oybQR84?version=3&hl=en_US&rel=0

Happy Memorial Day weekend.

http://www.metrojacksonville.com/forum/index.php/topic,21571.0.html

[sheclown]

Where is this now?  I've heard an ordinance may be introduced?

[strider]

[strider]