HomeMy WebLinkAbout1996-01-09 - AGENDA REPORTS - EARTHQUAKE DAMAGED HOMES (2)NEW BUSINESS
DATE:
SUBJECT:
DEPARTMENT:
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AGENDA REPORT
City Manager Approval
Item to be presented by:
Ruben M. Barrera
January 9, 1996
STATUS OF REMAINING EARTHQUAKE DAMAGED HOMES
Building and Engineering Services
Following the 1994 earthquake, approximately 400 structures throughout the City were
declared uninhabitable or limited entry because of the damage they sustained. To date, 284
have completed repairs, 61 are being repaired, 50 have started but discontinued repairs, 20 have
been demolished, and 16 have not started the repair/reconstruction process. Several of the
unrepaired structures are currently undergoing foreclosure proceedings or are now bank -owned.
The condition of several of these properties, including certain vacant lots from demolished
buildings, has deteriorated and has become a nuisance to their neighborhood. In some cases,
the empty lots and structures have become an open invitation for children and transients and
are prime targets for vandalism. Appendix A shows a listing of these properties, their current
condition and actions thus far taken by the City to expedite the repair process.
On October 20, 1995, the Valencia Hills Homeowners Association met with Earthquake
Recovery staff to discuss options for abating substandard properties in their neighborhoods. The
HOA requested that the City assist in cleaning up and repairing these substandard properties.
Their main concerns are vandalism to their neighborhood and the possible lowering of adjacent
property values as a result of the degraded appearance of the vacant lots and vacant houses.
These properties fall into one of the following categories:
• Vacant lot with no immediate safety hazards.
• Vacant lot with immediate safety hazards.
• Vacant unsecured house with repairs required.
• Vacant secured houses with repairs required, house is secured.
• No damage to the house, retaining walls damaged, immediate safety hazard.
In addition, because most of these houses and lots have been vacant for such a long time, all
landscaping is dead and debris has accumulated on the vacant properties.
At the December 12, 1995 City Council meeting, staff was directed to review the options
available to the City to clear up the substandard conditions and present the findings to Council.
Continued To: ���3- 96
daz Agenda Item: /7-
Status of Remaining Earthquake Damaged Homes
January 9, 1996
Page 2
The following actions can be taken by the City in accordance with the City's Building Code to
abate immediate hazards and/or nuisances:
1. Clean up trash and debris from the substandard properties.
This option would cost the City approximately $5,000 per lot including administrative costs,
and would remove trash and debris temporarily. Total cost - $35,000.
2., Fence any unsecured and unsafe property;
This option would cost the City approximately $3,000 per lot with a: monthly fee of $110
including administrative costs and would not remove the substandard conditions but would
secure the property from possible illegal trespassing. This option would be an ongoing
expense until such time as the owner clears the lot or repairs the structure. This option can
also have the effect of increasing the appearance as a substandard property which may
further impact the neighborhood. Total cost - $6,000.
3. Board up any unsecured vacant houses.
This option would cost the City approximately $4,000 per lot but would not remove the
substandard condition or correct the earthquake damage to a structure. Our experience is
that the structure may need to be resecured several times until itis finally occupied. These
costs include the administration costs and could result in an additional $1,500 per year until
the property is rehabilitated. Total cost - $16,000 plus $1,500 annually until repaired.
4. Demolish any heavily damaged structure that noses an immediate hazard to the general
public.
This would cost the City an approximate total of $25,000. The resulting vacant lot will need
to be fenced (see item 2). These costs include the administration costs of placing the fee as
a lien of the property and could result; in an additional $1,500 per year until the lien is
removed. Total cost - $25,000 plus $1,500 annually until repaired.
5. Property owner initiated repairs/demolition.
This option would be to continue the City's effort to coerce property owners, including
y working through the District Attorney's Office, to complete the required work:.
The City's Building Code does not have any provisions for the City's involvement in the repair
!!!" of vacant damaged buildings or structures. Repair work by the City would be extremely costly
and would not achieve the desired goals for the rehabilitation process.. However, a
redevelopment agency, if available, would be a possible mechanism that may provide the
necessary funds to create economic incentives for owners to repair the structures.
The City's Community Development Department has funds currently available for residential
earthquake repair. The HOME Program for Disaster Relief offers loans of up to $20,000 to
eligible low income home owners who have continuing earthquake related repair needs, To be
considered low income, a family of four may earn no more than $40,200 annually. This program
is further restricted to home owners who owned their properties at the time of the earthquake.
The properties in question have changed ownership since the earthquake, and are therefore not
eligible for this program.. Other earthquake repair programs currently administered by the
Community Development Department have the same restriction on ownership. The
Status of Remaining Earthquake Damaged Homes
January 9, 1996
Page 3
Department will be coming to the City Council within 30 days with more detailed information
about additional proposed programs funded by EDA that may become feasible options for
assistance to these neighborhoods.
In order to fully remove the substandard condition on these properties, the structures will need
to be repaired or replaced and brought back to a condition compatible with the surrounding
neighborhood. Additionally, these options do not guarantee that the adjacent property values
will be protected. While the City would bear the initial cost of any work done to these
properties, all final costs, including any City or legal fees, would be placed as a lien on the
properties. These costs would then be collected through a billing process at a later date or
placed on the properties' tax bills to be collected at the same time as property taxes.
RECOMMENDATION
City Council direct staff to continue its code enforcement efforts to have property owners secure
all open and unsecured structures, clean up unsightly lots, and demolish any heavily damaged
structures which are not economically repairable, and pursue its efforts with assistance from
the District Attorney's Office as necessary to also have property owners repair earthquake
damaged structures that have become a nuisance to the community.
ATTACHMENTS
Appendix A - Substandard Properties
Steps to the Rehabilitation Process
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APPENDIX A
SUBSTANDARD PROPERTIES
25538 VIA DESCA (Gomez Property)
01-22-94 POSTED UNINHABITABLE, NO PERMITS.
05-26-95 First notice of substandard condition.
06-07-95 Second notice of substandard condition.
07-17-95 Substandard notice filed with the County Recorder.
New owner lives out of the country.
12-20-95 LOT CONDITION - Vegetation is dead, house is unsecured.
There has been no effort made by the owner to correct the substandard
condition or to notify the City. This property should be demolished or kept
fenced and secured.
25434 AVENIDA ESCALERA (Hass Property)
25426 AVENIDA ESCALERA (Next door to Hass Property)
(no date)
NO POSTING.
5-13-94
Permit 94-00029 - Structure was destroyed - Demo Permit.
8-26-94
Permit 94-01721- Total reconstruction of an earthquake damaged home, for
08-28-95
caisson (pile) foundation only. Permit was cancelled by contractor on
January 17, 1995. Project abandoned after the caissons were poured but before
12-20-95
foundation was built. A new permit for the foundation can be issued and the
approved plans in file can be used.
02-07-95
First notice of substandard condition,
05-26-95
Second notice of substandard condition.
07-17-95
Substandard notice filed with the County, Recorder, property is bank owned.
11-13-95
Permit 95-06875 - 96' line of 8' high retaining wall per engineered plan of Abacus
Engineering,
11-21-95
Permit 95-06902 - 96' ine of 8' high retaining wall per engineered plan of Abacus
Engineering, attached plan for location.
12-20-95
LOT CONDITION - Vacant lot, fenced, exposed grade beams, retaining wall
completed November 30, 1995. The bank owner has complied with the City's
requests to secure the property; however, the lot is still a safety hazard and
should remain fenced.
25426 AVENIDA ESCALERA (Next door to Hass Property)
(no date)
POSTED UNINHABITABLE.
06-21-95
Permit 95-05032 - House releveling per report.
08-21-95
First notice for debris removal.
08-28-95
Second notice, no substandard notice filed on this property.
New owner, house is for sale.
12-20-95
LOT CONDITION- Foundation cracks, front windowboarded,' house is open,
vegetation dead, foundation partially removed. There has been no effort made
by the owner to promptly repair their property and lot left to deteriorate.
This structure should be secured and the lot cleared of debris.
APPENDIX A
SUBSTANDARD PROPERTIES {continued)
25425 AVENIDA ESCALERA (Barcus.Property)
01-19-95
POSTED LIMITED ENTRY, NO PERMITS.
04-14-95
First notice of substandard condition.
05-26-95
Second notice of substandard condition.
07-17-95
Notice of Substandard filed with the recorder, bank owned, house is for sale.
12-20-95
LOT CONDITION - Crack in foundation slab. Interior non-bearing wall split.
10-18-95
Patio cover damaged, interior cracks in drywall Inspector Murrell has re-
11-12-95
inspected it and feels that it is HABITABLE WITH REPAIRS as the majority of
11-27-95
the damage is cracks because the rear wall was not sheared. Vegetation dead,
12-12-95
front window boarded up, house secure. The owner has not made any effort to
12-19-95
do repairs on their home or to notify the City.
23524 HERITAGE OAK COURT
23918 VIA ONDA
NO POSTING, NO PERMITS.
07-17-95 Letter to lien holder about debris, no substandard notice filed.
12-20-95 LOT CONDITION - House is demolished, property is fenced.
This owner has complied and the vacant lot is safe without needing to be
fenced.
1-2-96 Fence has been removed, there is still debris on the lot.
Retaining wall is cracked and shows displacement.
08-10-95
Substandard notice filed with the County Recorder.
08-22-95
Real estate company requests a 30 day extension to do repairs.
09-01-95
Extension granted to October 22, 1995,
10-13-95
New owner requests additional three week extension.
10-18-95
Three week extension granted to November 12, 1995.
11-12-95
Owner requests an additional 90 days,
11-27-95
90 day extension denied.
12-12-95
Inspection done on the damaged retaining wall.
12-19-95
Additional 90 days granted for the owner to secure construction bids..
This owner has made an effort to keep the City informed on the progress of their
repairs. This property should be monitored for compliance with repairing their
wall.
23918 VIA ONDA
NO POSTING, NO PERMITS.
07-17-95 Letter to lien holder about debris, no substandard notice filed.
12-20-95 LOT CONDITION - House is demolished, property is fenced.
This owner has complied and the vacant lot is safe without needing to be
fenced.
1-2-96 Fence has been removed, there is still debris on the lot.
SUBSTANDARD PROPERTIES (continued)
23924 VIA ONDA (Connie Worden Property)
01-19-94 POSTED UNINHABITABLE - major damage to garage.
05-26-95 First notice of substandard condition.
07-17-95 Second notice of substandard condition.
07-20-95Permit # 95-05549 for temporary power pole,
08-17-95 Substandard notice filed with the County Recorder.
08-25-95" Permit # 95-05837 earthquake repair by concrete caissons and grade beam to
support existing footing and also provide shear walls for lateral resistance.
12-20-95 LOT CONDITION - Vegetation is dead, no windows, no slab, adjacent lots are
used to dump debris, west wall is down.
This property owner has a valid permit. However, work on the house has
stopped at the present. Owner/contractor has run out of funds and cannot be
located. The property is fenced.
23930 VIA ONDA (Lester Property)
01-18-95 NO POSTING, garage is leaning into house. Support pillar at front entry
23936 VIA ONDA
01-18-95 POSTED LIMITED ENTRY, NO PERMITS.
Structural damage to front of building. Foundation problems, interior/exterior
cracks, fireplace loose and slightly leaning. Home was reinspected on
September 29, 1994 and retagged LIMITED ENTRY from HABITABLE WITH
REPAIRS. Inspector noted concrete floors slope and cracks are about 3" wide.
Floors slope about 5-8"
07-17-95 First notice of substandard condition.
08-21-95 Second notice of substandard condition.
Nov. '95 Substandard notice filed with the County Recorder.
12-20-95 LOT CONDITION - Vegetation is dead, house is secure, foundation is cracked.
This property has been fenced and repair work has begun.
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leaning and damaged.
05-26-95
First notice of substandard condition.
07-17-95
Second notice of substandard condition.
09-20-95
Substandard notice filed with the County Recorder.
12-05-95
Permit #95-06963 house releveling.
12-05-95
In Plan Check.
12-20-95
LOT CONDITION - Vegetation is dead, house is unsecured, west and east walls
are down, foundation is split four inches.
This property has been fenced and repair work has begun.
23936 VIA ONDA
01-18-95 POSTED LIMITED ENTRY, NO PERMITS.
Structural damage to front of building. Foundation problems, interior/exterior
cracks, fireplace loose and slightly leaning. Home was reinspected on
September 29, 1994 and retagged LIMITED ENTRY from HABITABLE WITH
REPAIRS. Inspector noted concrete floors slope and cracks are about 3" wide.
Floors slope about 5-8"
07-17-95 First notice of substandard condition.
08-21-95 Second notice of substandard condition.
Nov. '95 Substandard notice filed with the County Recorder.
12-20-95 LOT CONDITION - Vegetation is dead, house is secure, foundation is cracked.
This property has been fenced and repair work has begun.
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