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Cost concerns weighed in addressing vacant houses
(by Sue Reid - December 30, 2009)
Cost concerns weighed in addressing vacant houses
By SUE REID
When choosing programs dealing with abandoned properties in Solon, it all comes down to a matter of cost, Planning Director Robert S. Frankland told City Council's finance committee last week.
Mr. Frankland's comments stemmed from a report he presented to the committee in which he examined alternatives to enable the restoration and repair of unoccupied and foreclosed homes.
The input was requested because current city ordinances, in some circumstances, do not adequately address certain neighborhood health and safety concerns. In particular, health and safety issues relating to the internal condition of unoccupied and foreclosed homes.
Mr. Frankland said the receivership program, as well as programs involving the removal, repair or securing unsafe structures, have advantages and disadvantages.
"While each of these programs arguably has merit," Mr. Frankland said, "the obvious question to be answered before proceeding further is -- 'Is either program economically feasible in view of the current fiscal environment?'
"Can we afford one, both or neither?" he asked.
The committee tabled the issue and will address it again at its next meeting.
"I would be reluctant to move forward until we go through the budget process," Councilman and committee member William I. Russo said. He said the city's administration is in the process of doing the budget and costs of new programs could take away from current ones.
Councilman Edward H. Kraus, who was in attendance at the meeting along with some residents on Ledge Hill Drive, where a home has been abandoned for about three years, said the city needs to do something about the issue.
"We need to take a very progressive approach to these homes," Mr. Kraus said. "From a financial perspective, I cannot see how you cannot do anything." The home on Ledge Hill adversely is affecting property values of others in the neighborhood, he said. He will push for a receivership program, which would enable the city to remove abandoned or unsafe buildings but will leave the decision to the committee's discretion, he said.
Mr. Frankland said the receivership program is a more "ambitious" approach and requires significant funding and expertise to restore a home. An estimated yearly budget of at least $750,000 would be necessary, he said. Although it requires more resources, he said, it does have more of an effect.
"It allows you to restore a home and put it back on the market that otherwise would not have," Mr. Frankland said. The city potentially could receive repair costs through the ultimate resale of the property, he said.
The removal, repair or securance of unsafe structures is best suited to achieve the targeted fix of an immediate specific health and safety threat in a time-sensitive manner, Mr. Frankland said. It is also a less complex program, he said. An estimated yearly budget of not more than $100,000 would be sufficient for this program, he said, or it also could be funded on an as-needed basis.
The principal disadvantage of this program, he said, is that it will not remove the financial burden that has prevented certain structures from being feasibly re-occupied, and will in fact contribute to it. Rather this program only enables the ongoing maintenance of the structure in a safe and secure manner, he said.
Mr. Frankland also told the committee that as any program of this type would by necessity involve the sensitive issue of entering and making internal repairs to privately owned buildings, with or without the consent of the property owner, it is advisable that the program be closely based upon specific Ohio Revised Code granted powers.
Also, he said, the demolition of blighted homes is already in the city's ordinances.
Mr. Kraus said the abandoned home on Ledge Hill Drive, which is one of about six in the city, is a "perfect storm in our community.
"Financially, we will pay the price if we don't aggressively deal with these homes," Mr. Kraus said.
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