HomeMy WebLinkAbout11/12/1991 &GEND&
IO~PLEWOOD HOUSING ]kND REDEVELOPHENT AUTHORITY
NOVEMBER 12, 1991
7:00 P.M.
CITY HALL
I~PLEWOOD ROOM
1. Call to Order
2. Roll Call
3. Approval of Minutes
a. October 8, 1991
4. Approval of Agenda
5. Communications
a. Metro HRA - 2 letters
6. Unfinished Business
a. Rental Housing Maintenance Code
7. New Business
a. Housing Plan Update
b. Larpenteur East Apartments
8. Date of Next Meeting
a. December 10, 1991
9. Adjournment
HRAAGEND. MEM
MINUTES OF THE
MAPLEWOOD HOUSING AND REDEVELOPMENT AUTHORITY
OCTOBER 8, 1991
CALL TO ORDER
Chairperson Fischer called the meeting to order at 7:06 p.m.
ROLL CALL
HRA Commissioners:
Lorraine Fischer, Tom Connelly, Gary Pearson,
Larry Whitcomb, Lori Tauer
City Staff: Ken Roberts
APPROVAL OF MINUTES
a. September 10, 1991
Commissioner Connelly moved approval of the minutes of
September 10, 1991, as submitted.
Commissioner Whitcomb seconded
Ayes--Fischer, Connelly,
Pearson, Whitcomb, Tauer
APPROVAL OF AGENDA
Commissioner Whitcomb moved approval of the amended agenda,
moving item 7. a. - The Cottages of Maplewood West before item 5.
Commissioner Tauer seconded
Ayes--Fischer, Connelly,
Pearson, Whitcomb, Tauer
NEW BUSINESS
a. The Cottages of Maplewood West
John Arkell of Cottage Lifestyles Inc. presented a proposal
to build 108 senior housing units on the north side of
Gervais Avenue, east of Flandrau Street. Mr. Arkell said he
would be presenting detailed plans to the HRA at their
November meeting. The Commissioners discussed many aspects
of the proposal, including tax-increment financing.
The Commission then discussed truth-in-housing statistics.
Ken Roberts, Associate Planner, informed the Commissioners
that there were 366 residential listings in Maplewood from
January 1 through September 20 of 1991. The total listings
from July through August were 91. There were 288 truth-in-
housing reports filed with the City through August of 1991.
HRA Minutes 10-8-91 -2-
5. COMMUNICATIONS
ae
By-laws
A Commissioner informed staff that the annual meeting time
in Article III, Section 1 of the by-laws should be corrected
to 7 p.m.
6. UNFINISHED BUSINESS
a. Residential Programs (Group Homes)
Ken Roberts, Associate Planner, presented the staff report.
He explained the state law governing minimum distances
between homes licensed for residential programs. Mr.
Roberts said the state law does not allow Maplewood to
regulate residential programs with six or less residents or
foster care homes under the present law.
Commissioner Whitcomb moved the HRA recommend the city
Council send a letter to the League of Cities proposing that
they lobby for a change in the law about residential
programs. The change should allow all cities the option to
require at least 1,320 feet between residential programs
except foster care homes.
Commissioner Connelly seconded
Ayes--Fischer, Connelly,
Whitcomb, Tauer
7. NEW BUSINESS
b. Rental Housing Maintenance Code
Ken Roberts presented the staff report. The Commissioners
discussed past housing complaints and the present inspection
program.
Commissioner Fischer said the city's budget cutbacks and
subsequent lack of funding for programs would make it
difficult to initiate licensing and inspection of rental
property which would require additional staff. Some
Commissioners said they feel since Maplewood does not have a
serious problem with rental housing, they do not want
'licensing required at this time regardless of budget
concerns.
The Commission plans to reconsider at the next review of the
rental housing ordinance the percentage/number of units
required by the truth-in-housing ordinance to be inspected
at the time a rental building is sold. The Commission asked
staff to research several items in the present rental
housing maintenance code and report back to them. They also
requested staff submit a copy (without the old wordage) of
the rental housing maintenance code for reconsideration at
the next meeting.
HRA Minutes 10-8 -91 -3-
Co
City Manager Mike McGuire arrived at the meeting and
discussed the rental housing maintenance code with the
Commission.
Metro HRA
Commissioner Fischer said she would rewrite the letter to
Mary Anderson of the Metropolitan Council regarding the
Metro HRA and will submit a copy of the letter to the
Commission at the next meeting.
DATE OF NEXT MEETING
a. November 12, 1991
ADJOURNMENT
Meeting adjourned at 10:25 p.m.
CITY OF
}.1 .\ I)I,I'~\V( )f )1 ). ,Xi 1 XX F,S( )TA
MAPLEWOOD HOUSING & REDEVELOPMENT AUItlORIIY
October 10, 1991
Mary Anderson, Chairperson
Metropolitan Council
Mears Park Centre
230 East Fifth Street
St. Paul, MN 55101-1634
RE: MEIROPOLITAN ilOUSING AND REDEVELOPMENT AUIItORITY (METRO lIRA)
Dear Mary,
It's our understanding that as the Metropolitan Council reviews its
mission it will, among other things, be looking at the purpose and role of
the Metro HRA and whether its functions should be turned over to the
counties or some other regional agency.
As a suburb that was among the Metro HRA's early participating com-
munities and has a long record of continued utilization of the many pro-
grams which the Metro lIRA has offered, we are understandably concerned
about any changes which may occur. Many of our residents have been
helped by programs run by the Metro HRA. Our city does not have the~staff
available to provide these services locally. Our working relationship
with Metro HRA staff has been good, when we have had areas of concern
they were addressed.
We hope that the programs that the Metro lIRA now provides us can continue
to be available to our residents and con, unity in the future. Because of
our satisfactory experience to date, we would prefer to have the Metro lIRA
continue as the re§ional agency to deal with housing issues. Recognizing
that you are probably in the early stages of re-examining the role of the
Metro lIRA, it would be appreciated if we can be kept informed of the pro-
cess, its time-line, the alternatives being considered, and what our op-
portunities for input will be.
Your consideration of our concerns will be greatly appreciated. If
you have any questions, please call me at 777-5037.
Sincerely, '
LORRAINE B. FISCIIER
Chairperson, Maplewood Ilousing
and Redevelopment Authority
METROPOLITAN COUNCIL
Meat~' Park Centre, 230 East Fi.l?h Street. St. Patti. ,%/'.\' 55101-1634
612 291-6359
E4X 612 291-6550
TTY 612 291-0904
October 18, 1991
Ms. Lorraine B. Fischer
Chairperson
Maplcwood t Iousing and Rcdcvclopmcnt Authority
1830 East County Road B
Maplewood~
Dear M~r:
The Metropolitan Council is reviewing its mission and \,,,ill be looking at the role of the Metro
HRA and whether its functions should be turned over to the counties or some other regional
agency.
I understand the concerns you may have that any changes in the current Metro HRA structure
might affect Services to residents of thc City of Maplcwood. Please rest assured that any change
in structure will be designed to maintain the quality and level of service provided to the residents
of the City of Maplcwood.
The Metropolitan Council \viii provide opportunities for thc City of Maplcwood and citizens of
the region to express their vicws on any plans for reorganizing the Metro HRA.
I am pleased to know that you arc well satisfied with the services provided by Metro lIRA. If
you should have any questions regarding the status of the Metro HRA, please fee! free to contact
Thomas McElvccn, HRA Division Manager, or my staff at 291-6306.
Mary E.~dcrson
Chair
MEA/tmc
MAPLEWOO
MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
HRA
Ken Roberts, Associate Planner
November 1, 1991
The Commission considered this ordinance revision at their
October 8, 1991 meeting. At that meeting, the commission
suggested several changes to the ordinance. I have attached the
latest version of the ordinance with those changes. I also
removed the words that had the strike-out. I have also attached
the last staff report about this and the version of the ordinance
amendment with the new language and the words with the strike-
out.
kr/memo83.mem
ORDINANCE NO.
AN ORDINANCE REVISING THE RENTAL HOUSING MAINTENANCE CODE.
THE MAPLEWOOD CITY COUNCIL DOES HEREBY ORDAIN AS FOLLOWS:
(I have crossed out the deletions and underlined the additions.)
Section 1.
follows:
The City Council changes Article VI of Chapter 9 as
ARTICLE VI. RENTAL HOUSING MAINTENANCE CODE
Sec. 9-91. Purpose and goals.
The purpose of this article is to protect the public health,
safety and welfare by enacting a rental housing maintenance code.
This code sets the minimum level of maintenance standards
for rental housing. The general Goals of this code are:
(1)
To protect the character, value and stability of residential
properties.
(2)
To correct and prevent housing conditions that adversely
affect or may adversely affect residents' lives, safety,
general welfare or health.
(3)
To provide minimum standards for cooking, heating and
sanitary equipment necessary for the health and safety of
occupants of the buildings.
(4)
To provide minimum standards for light and ventilation
necessary for health and safety.
(5)
To provide minimum standards for the maintenance of existing
residential buildings to prevent deterioration and blight.
Sec. 9-92. Applicability and scope.
This article shall apply to rental housing only including any
construction, repair or alteration~ Any changes shall be
done according to the building and zoning code~. The owner shall
be responsible for meeting the requirements of this article.
Sec. 9-93. Definitions.
Where this article does not define a term and the building codn
or zoning code defines the term, the term shall have the meaning
given to it in the building code or zoning code. For the
purposes of this article, the following words shall have the
following meaningsl
Approved: Approved by the enforcement officer or by other
authority designated by law to give approval in the matter in
question.
6
Building code: The state building code as defined in Section 9-
2_!1.
Clean: The absence of dirt, qrease, filth, refuse, rubbish,
garbaqe, insects, vermin, junk, abandoned vehicles, danqerous or
offensive odors or other unsiqhtly, offensive or extraneous
matter.
Common areas: The halls, corridors, passaqeways, utility and
recreational rooms and exterior landscaped areas and yards in or
around a rental residential buildina.
Dead bolt lock: A lockinq bolt which a person moves by knob,.
handle or other s~milar device on the interior side of a door. A
person must also be able to lock the dead bolt lock from the
exterior. Such a bolt shall have a minimum projection of one
inch. The city requires metal strike plates for all lockinq
devices with a minimum thickness of 0.062 inches (1.5 mm%. Th~
owner shall mount these plates with a minimum of two No. 8 sizu
screws.
Dwelling unit: A single unit providing complete, independent
living facilities for one or more persons, including permanent
provisions for living, sleeping, eating, cooking and sanitation.
Enforcement officer: The city manager or his or her authorized
representative.
Extermination: The elimination of insects, rodents or other
pests. This may be done by eliminating their harborage places or
by removing or making inaccessible materials that may serve as
their feed. This may also be don9 by poison spraying,
fumigating, trapping or by another recognized and legal pest
elimination method.
Functioning: The ability of any structure, any part of a
structure, or any fixture or facility or equipment in a ~tructure
to perform the service or function for which the manufacturer or
builder desiqned, intended and constructed it.
Garbage: Animal or veqetable waste resultinq from the handlinq,
preparation, cookinq or consumption of food.
Grade: The vertical location of the ground surface.
Infestation: The presence, within or contiguous to a dwelling or
premises, of noxious insects, rodents, vermin or other pests.
Maintenance or maintain: The upkeep of property and equipment in
a workmanlike condition.
~¢cupancy~ The purpose for which people use or the owner
intended people to use a building or structure or Dart of
~uilding or structure.
Occupied: Being leased or rented for living purposes by an
Occupant: Any person living or sleeping in a dwelling unit or
rooming unit.
Opena~le area: That part of a window or door which is available
for unobstructed ventilation and which opens directly to the
outdoors.
Operator: A_D_y person who has charge, care or control of a rental
residential building or yard.
Pez~issible occupancy: The number of persons the City pe~mits t~,
live in or occupy a dwelling unit or rooming unit.
Plumbing or plum~ing fixtures: Water heating facilities, water
pipes, gas pipes, garbage disposal units, toilets, waste pipes,
sinks, installed dishwashers, lavatories. This------~lso means
bathtubs, shower baths, installed clothes-washing machines or
other similar equipment, catch basins, drains, vents, ~tacks or
other similarly supplied fixtures, together with all connections
to water, gas, sewer or vent lines.
Premises: A lot or parcel of land ~hich includes a rental
residential building.
Reasonable care: The treatment of all facilities, fixtures,
9~uiDment and structural elements such that depreciation of these
objects and other materials is due to their age and normal weak
through use, rather than due to abuse, misuse or neglect.
Refuse: Waste materials, except garbage, such as rubbish, PaPer.
rags, cardboard, boxes, cans, metal, yard clippings or tr~mming~
~nd tree branches. The City shall also consider waste wood,
rubber, leather, glass, brick, plaster, sheetrock, bedding,
~rockery and similar materials as refuse.
~epair: The reconstruction or renewal of any part of a building
or its utilities, facilities or equipment.
Rental ~esidential building: Any building or portion of a
~ which is rented or leased for residential purposes.
Rodent Rarborage:: A place where rodents are likely to live,
nest, seek shelter or make their habitat.
Rooming house= Any rental building, containing one or more
rooming units=
Rooming unit: Any room or group of rooms forming a single
habitable unit that the owner or occupant uses or intends to rent
or lease for living and sleeping. A rooming unit does not
include standard kitchen facilities.
Safe: The condition of being free from danger and hazards which
may cause accidents or disease.
Sanitary: Bactericidal treatment effective in destroying micro-
organisms, including pathogens.
supplied: Installed, furnished or provided by the owner or
operator.
Ventilation: The process of supplying and removing air by
natural or mechanical means to or from any space.
Workmanlike: In a safe, working condition that meets the
standards of the associated trade or industry or is in the
originally intended condition.
Yard: Ail ground, lawn, court, walk, driveway or other open
space which is on the same premises as a rental building.
Sec. 9-94. Yards.
(1)
(2)
Cleanliness. Ail yards shall be clean and sanitary.
Grading &nd drainage. There shall be no accumulation of
stagnant water, except in approved ponding areas. There
shall also be no surface water entering any building or
structure.
(3)
Removal of snow and ice. There shall be no snow and ice o__n
parking lots, driveways, steps and walkways which may create
a hazard.
(4)
Free from noxious weeds. The yard shall be free from
noxious weeds and tall grass as required in Section 19-7(8)
of Code.
(5)
Insects and rodents. The owner shall exterminate all
noxious insects, rodents, vermin or other pests that are
causing a nuisance.
(6)
Accessor~ structures. Ail accessory structures, including
detached garages, fences, signs and retaining walls, shall
be structurally sound and in good repair. The owner shall
9
(7)
protect all accessory structures, fences, signs and
retaining walls against the elements and decay by nonlead
based paint or other appropriate protective coverings.
Parking lots and driveways. All parking lots and driveways
shall be paved and kept in good condition with no pot holes.
Driveways for single and double dwellings are exempt from
the pavement requirement but shall be kept in good
condition.
(8)
~ards and landscaped areas. The owner shall maintain ali
yards and landscaping and replace all damaged or dead plant~
required by the City.
(9)
~xterior storage. The owner shall not allow the
accumulation or storage of building materials, firewood,
boxes, machinery, scrap metal, refuse, or garbage anywhere
on the premises.
Sec. 9-95. Exteriors of structures.
(3.)
Foundations, walls and roofs. Every foundation, exterior
wall, roof and all other exterior surfaces shall be in a
workmanlike condition:
ae
The foundation shall support the building at all
points.
be
Every foundation, exterior wall and roof shall be free
of holes, breaks, loose or rotting boards or timbers,
or falling or loose stucco or brick. The owner shall
protect every exterior surface from vermin and rodents.
Every exterior surface shall also be free from
graffitti and large amounts of peeling paint. Every
exterior surface shall also be free from conditions
which might admit moisture to the interior of the walls
or to the interior of the dwelling.
Ail exterior wood surfaces, other than decay-resistant
woods, shall be covered with nonlead-based paint or
other protective coverings or treatments.
de
The roof shall be tight and have no defects which admit
rain or moisture. Roof drainage shall be adequate to
prevent rain water from causing dampness in the walls.
Ail building exterior surfaces shall meet Section 9-7
of the City Code.
10
(3)
a®
Every outside stair, porch, deck, balcony or railinq
shall b_______~e in a workmanlike condition~
Every flight of stairs which is more than three (3)
risers high and every porch shall have guard rails as
~ by the building code.
Windovs, doors and hatchvays. Every window, exterior door
and hatchway shall be tight and kept in workmanlike
condition·
be
Every exterior window, door and hatchway shall be in
workmanlike condition and fit tiqhtly within its frame.
Every window shall have panes which are without open
cracks or holes.
Every o en~ window, shalll
~,. Open easily·
.2.
~ave hardware that will hold the window in an open
pr closed position.
3_~. ~ave a functioninq lock.
4. ~ave a tiqht-fittinq screen that is not qreater
than 16-mesh Der inch.
Every exterio______~r door shalll
Open easily from the inside without a key.
Have a functioninq dead-bolt lock.
Sec. 9-96.
For sinqle and double dwellinqs only, have a
tight-fittinq screen door with a screen
that is not qreater than 16-mesh per inch.
Interior 9f structures.
(1) Basements. All basements and crawl spaces shall be dry.
(2) Structural members. The supporting structural members shall
be structurally sound and have no evidence of deterioration·
(3) Interior stairs and railings.
Ail stairs shall be in workmanlike condition. The
owner shall replace treads and risers that show
11
evidence o__f excessive wear or are broken, warped or
loose.
(4)
(5)
(6)
(7)
Ce
Every stairwell and every flight of stairs more than
three (3) risers high shall have handrails or railings
as required by the building code.
Every handrail or railing shall be firmly fastened and
in workmanlike condition. The owner shall properly
place secured railings on the open portions of stairs,
balconies, landings and stairwells. These railings
must be able to bear normally imposed loads as
determined by the building code~
Bathroom floors. Every toilet room and bathroom floor
surface shall be impervious to water. These floor surfaces
shall be constructed to permit a person to easily clean them
and keep them in a sanitary condition.
Sanitation. The interior shall be in a clean and sanitary
condition. The owner shall provide appropriate storage
facilities for refuse, garbage and rubbish.
Insect and rodent harborage. The owner shall exterminate
all noxious insects, rodents, vermin or other pests.
Interior walls, floors, ceilings and woodwork. Ail interior
walls, floors, ceilings and associated woodwork or trim
shall be in workmanlike condition. These surfaces shall be
clean and free of graffiti. Floors shall be free of loose,
warped, protruding, ripped or rotten materials and
coverings. Ail walls and ceilings shall be free of holes,
large cracks and loose plaster and in a tight weatherproof
condition.
Sec. 9-97. Basic facilities.
The following facilities shall be in every occupied dwelling unit
and rooming house, except as stated in Section 9-102:
(1) Kitchen facilities. A kitchen which include~ the following:
a. A functioning kitchen sink~
be
Cabinets or shelves for the storage of eating, drinking
and cooking equipment~ utensils and food that does not
require refrigeration~ There shall also be a counter
or table for food preparation. Said cabinets or
shelves and counter or table shall be large enough to
accommodate the number of people living in the dwelling
unit. They shall also be of workmanlike construction,
finished with surfaces that are easily cleanable and
12
(2)
(3)
(4)
(5)
(6)
that will not impart any toxic or harmful effect to
food.
Ce
A functioning stove and refrigerator large enouqh to
meet the needs of the residents. The owner shall
provide enough space and adequate connections for the
installation and operation of said stove and
refrigerator. The resident or owner shall provide said
stove and refrigerator.
Toilet. There shall be a nonhabitable room with an entrance
door which gives privacy to a person within said room. This
room shall have a functioninq toilet in workmanlikn
condition with easily cleanable surfaces~
Lavato~ sink. There shall be a lavatory sink in qood
working condition. It may be in the same room as the
toilet. If the lavatory sink is in another room, ~it shall
be near the door leading directly into & room with a toilet.
Water inlets for lavatory sinks shall be above the overflow
rim of the sink.
Bathtub or shower. There shall be a room which affords
privacy to a person within said room which has a bathtub or
shower. It shall be in good working condition and may be in
the same room as the toilet or in another room~ Water
inlets for bathtubs shall be above the overflow rim of the
bathtub.
Connection to water and sewer system. Every kitchen sink,
lavatory sink, bathtub~ shower and toilet shall connect to a
public water and sanitary sewer system. These facilities may
~onnect to an approved private water and sewer system if no
public utility system is available. These plumbing
facilities shall have an adequate amount of hot and cold
running water. The heated water shall be at a minimum
temperature of 120 degrees and a maximum of 165 degrees.
Heating 9¥stem. Every rental residential building shall
have .an approved and functioning heating ~ystem. This
system shall safely heat all habitable rooms, bathrooms and
toilet rooms in the building. This system must provid~ a
temperature consistent with state and federal guidelines at
three (3) feet above the floor when occupied. The City
shall not consider gas or electric appliances designed
primarily for cooking or water heatinq purposes as heating
.$acilities. The City prQhibits the use of portable heating
equipment which uses flame and liquid fuel as heating
equipment for this Section. No owner or occupant shall
install, or use a space heater using a flame which is not
vented to the outside of the structure. This ventinq shall
only be done with City approval.
13
(7)
Refuse and garbage storage and removal. The owner shall
supply approved containers with tight-fitting covers for the
storage of refuse and garbage. The owner shall have the
refuse and garbage removed from the premises at least once a
week.
Sec. 9-98. Maintenance.
(1)
(2)
(3)
Plumbing and heating equipment. The owner shall maintain
the plumbing and heating equipment. This equipment shall be
free from obstructions, leaks and defects. Heating
equipment shall include cooking, water heating and space
heating equipment.
Electrical service, outlets, fixtures. All dwelling units
and rooming units shall have adequate and safe electrical
service. Every electrical outlet and fixture shall connect
to the source of electrical power. Ail dwelling units and
rooming units shall have an adequate number of electrical
outlets and electrical lighting fixtures for normal usage.
All facilities and equipment. All housing facilities shall
be clean and in a sanitary condition.
Bec. 9-99.
(1)
(2)
Light and ventilation.
Natural light in dwellings. Every dwelling unit and rooming
unit shall have at least one window of approved size facing
directly to the outdoors or to a court. If the dwelling
unit or rooming unit is connected to a room or area used
seasonably (e.g. porch), then adequate daylight must be
possible through this connection.
Light in nonhabitable work space. Every furnace room and
all similar nonhabitable work space shall have at least one
functioning electric light.
(3)
(5)
Light in halls and stairways. Every hall and inside
stairway shall have at least five (5) lumens per square foot
of light in the darkest part.
Sleepinq space in basements. No person shall sleep in a
basement unless there is natural light from windows. These
windows shall meet all building code requirements. At least
one-half of the required window area shall be openable to
provide natural ventilation.
Adequate ventilation. Every dwelling shall have at least
one window which can be easily opened or such other device
as will adequately ventilate the dwelling.
(6) Ventilation and light in bathroom. Every bathroom and room
14
with a toilet shall have at least one openable window or an
approved ventilation system.
Sec. 9-X00. Fire safety standards.
(1)
Exclusion of rental building from storing flaamable liquid.
No dwelling unit or rooming unit shall be located within a
building containing any business handling, dispensing or
storing flammable liquids with a flash point of one hundred
(100) degrees Fahrenheit., This is defined by the Uniform
Duilding Code (U.B.C.) and the Uniform Fire Code (U.F.C.).
Smoke alarms. There shall be approved, functional smok~
alarms in all rental residential buildings and rooming
houses as required by state law.
Sec. 9-i0i. ~aintenance responsibilities.
(1)
Maintenance of private areas. ~ shall keep in a
clean and sanitary condition that part of the dwelling and
premises which they occupy, control or use.
(2)
Maintenance of shared or public areas. Every owner shall
maintain in a clean and sanitary condition all shared or
public areas on the premises.
(3)
Disposal of garbage and refuse. Occupants and owners shall
dispose of their garbage and refuse in a clean and sanitary
manner consistent with Chapter 16 of this Code. Occupants
shall put their garbage and refuse in the containers
provided by the owner.
(4)
Use and operation of plumbing fixtures. Every occupant
shall keep the plumbing fixtures clean and sanitary and
shall use reasonable care in their proper use and operation.
Bec. 9-102. Rooming houses.
(1)
Toilet, hand lavatory and bath facilities. There shall be
at least one functioning toilet, lavatory sink and bathtub
or shower for each four (4) rooming units within a rooming
house. This is wherever persons share said facilities. The
owner shall locate ali such facilities within the residence
building served and be directly accessible from a common
hall or passageway to all persons sharing such facilities.
The owner shall supply every lavatory sink bathtub or shower
with hot and cold water.
(2)
A kitchen is not required in a rooming house. If a common
kitchen is provided, it shall be clean and sanitary.
15
:
Bec. 9-L03. Vacant dwellings.
The owner of any unoccupied rental buildinq, dwelling unit or
roominq unit shall board up or close and lock any open doors or
windows.
Bec. 9-L04. Access by ovner or operator.
Every occupant shall give the owner or operator access to any
part of such dwelling unit, rooming unit or its premises, · This
access is to be at reasonable times, for affecting inspection and
maintenance, making such repairs, or making chanqes to follow
this article.
Sec. 9-105. Compliance orders.
Whenever the enforcement officer determines that any dwelling,
dwelling unit or rooming unit, or the premises surrounding any of
these, fails to meet the provisions of this article, he or she
may issue a compliance order. This order shall state the
violations of the article and order the owner, occupant or
operator to correct such violations. This compliance order
shall:
(1) Be in writing.
(2) Describe the location and nature of the violations of this
article.
(3)
(4)
Set the required corrective action and a time for the
completion of the correction of such violation. This
compliance order shall also let the owner or operator know
of appeal recourse.
Be served upon the owner, his agent or the occupant, a~
follows:
a. Served upon him personally, or
be
Sent by mail to his last known address, or
Posted at a conspicuous place in or about the dwelling
which the notice affects.
Bec. 9-106. Variances.
A person shall make appeals of interpretation or variance under
this article to the Director of Community Development. If not
satisfied, a person may make further appeal to the city Council
16
according to established City procedures. The City Council will
hear requests for variance and interpretation of this article.
The City Council may grant variances in instances where the
strict enforcement would cause undue hardship because of
circumstances unique to the individual property under
consideration. The City Council must also find that such action
will be in keeping with the spirit and intent of this article.
Bec. g-~07 Violations.
Any person, firm or corporation failing to follow this article
shall be guilty of a misdemeanor, and shall be subject to
prosecution.
Secs. 9-~08 9-~29. Reserve~.
Section 2. This ordinance shall take effect after its passage.
Passed by the Maplewood City Council on
, 1991.
mb~ord\rental4
17
TO:
FROM:
SUBJECT:
DATE:
city Manager
Director of Community Development
Ront&l Proport~ Lioonsing and I~spootion
October 4, 1991
INTRODUCTION
The City Council asked staff and the HRA to investigate a
licensing and inspection program for rental housing. The City
does not require a license to operate rental housing. The
Council thought licensing might be an alternative to requiring
code compliance through the truth-in-housing program for these
buildings.
BACKGROUND
Hous~nq complaints
Most of the housing complaints received by the City are about
single dwellings, rather than apartments. Over the past five
years, we have received 493 single-dwelling complaints and only
77 complaints about apartments. Part of this is because there
are more single dwellings in the City than apartment units.
However, there is a higher proportion of complaints about single
dwellings than apartments. Only 14% of all complaints received
were about apartments, while they account for about 25% of the
City's housing units. One of the reasons for the lower rate of
complaints in apartments may be the annual inspections by the
Fire Marshal's office.
Most of the single-dwelling complaints are about keeping the yard
clean. The following is a breakdown of complaints by type over
the last five years:
Garbaae & Refuse Junk Vehicles Grass & Weeds Miscellaneous
251 118 67 57
Most complaints about apartments deal with problems in the units,
such as water leaks, broken windows, fire alarms, broken
appliances or no heat. The three apartment projects with the
highest number of complaints over the last five years are:
1. The County Road B and Barclay Apartments - nine complaints;
Larpenteur East Apartments (Larpenteur Avenue and 1-35E) -
eight complaints;
The Canary Hills Apartments (Century Avenue, north of
Maryland Avenue) - six complaints.
We have not had many complaints from any apartments over the last
two years. We have had only an average of about one complaint a
year from each of the three apartment projects listed above. A
recent complaint from the Larpenteur East Apartments has resulted
in court action against the owner by the City. This project has
many housing code violations.
Current Inspection Program
The Fire Marshal's office inspects each rental building with
three or more units once a year. Their inspections are only in
the common areas, such as halls, storage rooms and boiler rooms.
They do not inspect individual units. The Environmental Health
Officer does inspect individual units or the common areas when he
gets a complaint. He also inspects individual units in problem
buildings when time permits, usually during the winter. In
addition, the Metro HRA does a yearly inspection of the unit of
each tenant that is on the Section 8 rental program. There are,
however, only thirteen tenants on this program in Maplewood.
The City's truth-in-housing program requires an inspection of the
common areas and some of the units before owners can sell their
apartment buildings. The City based the number of units required
for inspection on the number of units in the building. On March
11, 1991, the Council approved the following inspection schedule
for rental buildings:
No. of units in a building
% of units that must be inspected
i - 8 100
9 - 16 50
17 - 48 25
49 or more 10
The truth-in-housing inspections are done by private inspectors.
These inspectors must file their inspection reports with the
City, noting any code violations. A City inspector will require
correction of any code violations.
ALTERNATIVES (from least to most restrictive)
Do not require licensing of rental housing, but continue the
current inspection programs.
me
Require a City license to operate rental housing. The City
could deny the license if the owner did not correct code
violations found in our current inspection program. The
license fees would help the City pay for current inspection
costs.
Require a City license to operate rental housing, subject to
passing an annual City inspection of the yard and all or
part of the building. This is similar to the programs that
Saint Paul and Minneapolis use. (See the reference section
on page 5 for more information about the rental licensing
and inspection programs in these cities.)
Licensin~ and Inspections
There are two reasons to license apartments. The first reason is
to get money to hire a housing inspector to do more inspections
of apartment buildings, including individual units. The City
already has a limited inpection program. There is not enough
need to do more inspections of individual apartment units. Most
of our housing problems are with single dwellings. Property
owners would pass the cost of a license on to the tenants through
rent increases.
The second reason for licensing is to give the City more power in
enforcing the housing code. Rather than sending housing
violations to the court, the City could use the threat of pulling
a license to enforce the Code. The City, however, has not had a
problem with the courts enforcing the housing code. We have only
had to send three cases in five years to the courts. The Court
issued a fine on one, one was against a tenant who disappeared
and the last is the current case against Larpenteur East
Apartments.
Licensing has more value for St. Paul and Minneapolis. They have
many more and older apartments with more code violations. The
City may want to consider licensing in the future, if housing
code violations in apartments increase as buildings get older.
Until then, the Council should approve alternative one. This
would be the most cost effective.
Truth-in-housin~
The City should continue the truth-in-housing program for rental
buildings. This program helps protect the buyers of rental
buildings as it does for home buyers. Rental property buyers may
not be more knowledgeable about building conditions than home
buyers. Many of the people buying rental housing are investors
without knowledge of housing problems.
The inspections by private inspectors will help the City by
supplementing staff inspections at no cost to the city. This is
a good time to get Code compliance, since there is money changing
hands.
Housing Code
One of the problems we have had with housing inspections is the
City's housing maintenance code. The City Council adopted the
rental housing maintenance code on June 5, 1980. There are
several items not covered by the code that staff feels should be.
Much of the language in the code is out-dated. If the City
strengthened and up-dated the code, it would help staff and the
City in dealings with rental housing problems. Areas of concern
with the code include the maintenance of landscaping and yards,
driveways, parking areas, fences and exterior storage. The
maintenance requirements should include requirements for interior
areas on removing graffiti, the repair of the provided
appliances, refuse and garbage disposal, window locks and
screens. The Fire Marshal has also requested an update to the
sections of the code about fire safety. I have attached a
revised code.
RECOMMENDATION
Do not require licensing but continue our present inspection
program, including special inspections of individual units
in problem buildings as time permits (Alternative One).
Continue to require compliance with the rental housing code
as part of the City's truth-in-housing program.
Adopt the attached ordinance which updates the rental
housing maintenance code.
4
REFERENCE
Saint Paul uses a certificate of occupancy program for buildings
with three or more rental housing units. Saint Paul has a
provision in their City Code requiring rental properties to meet
all Code requirements or they may revoke the certificate of
occupancy. This includes the Fire, Zoning, Housing and Building
Codes before the City will renew a certificate of occupancy.
Saint Paul must approve a building's certificate of occupancy
once every two years. This is done by having an inspector from
the Fire Marshal's office do an inspection of the property. This
inspection is done at least one time every two years. In
Minneapolis, every rental dwelling (including single dwellings
and rental units in duplexes) must have a rental license issued
by the City. Minneapolis began their program on January 1, 1991
so they are just getting it under way. Minneapolis issued all
rental properties a temporary license until the City can make an
inspection of each property.
In Saint Paul, if the City revokes a building's certificate of
occupancy, the property owner cannot legally operate the building
as a rental property. This system motivates the owners of rental
property to correct the problems without displacing tenants.
That is, the rental property owners know that they must meet the
codes or the City may revoke their certificate of occupancy.
Saint Paul may condemn the violating units or the entire building
if they revoke a certificate of occupancy and the owner does not
correct the problems.
In Minneapolis, rental properties must pass an inspection by a
City inspector to keep their rental license. A point system from
the Housing Maintenance Code is the basis for this. If a
property in Minneapolis does not have a rental housing license,
the owner cannot legally use it as a rental property. Thus if
the City revokes, suspends or does not renew a rental housing
license, the City must give orders to have the affected units
vacated. The City is to do this while giving the tenants a
reasonable time to find new housing and to move out.
kr/memol8.mem (5.5)
Attachments
1. Rental Housing Maintenance Code Ordinance Amendment
2. Saint Paul Building and Housing Ordinance Section 33.05
(Certificate of Occupancy)
ORDINANCE NO,
]tN ORDINANCE REVIBINH THE RENTAL HOUBINH ]~INTENaNCE CODE,
THE MAPLEWOOD CITY COUNCIL DOES HEREBY ORDAIN AS FOLLOWS:
(I have crossed out the deletions and underlined the additions.)
Section 1.
follows:
The City Council changes Article VI of Chapter 9 as
aRTICLE VI. RENTAL HOUBINH ]~INTENANCE CODE
rt i h ii - - ~
Bec. 9-91 9--9~. Purpos:; --j ....... and goals.
The purpose of this article is to protect the public health,
safety and welfare by enacting a rental housing maintenance code.
This code sets the ac=umc a minimum level of maintenance
standards --~ i~.~i~ ~ ~:nt ....... for rental housing in
city. The general e~}~ goals of this code are: =hall
(1)
To protect the character, value and stability of residential
~Ith~. ~ ~t~.
properties '' .~n .... c~"
To correct and prevent housing conditions that adversely
' ' ly affect
~; .... '- may adverse .... residents'
affect or arc ...... ~ ~
lives, safety, general welfare ...d or health.
(3)
To provide minimum standards for cooking, heating and
sanitary equipment necessary for ~e the health and safety of
occupants of the buildings.
(4)
To provide minimum standards for light and ventilation
necessary for health and safety.
(5)
To provide minimum standards for the maintenance of existing
~-~ to ~"- prevent deterioration and
residential buildings,
blight N ~ ~'~
Bec. 9-92 ~--9~. applicability an~ scope.
pply ' +~- -~" to rental housing only
This article shall a -..'" - ......
including any. ~^...~ construction, repair or alteration._
~-~ ...... ~" hall .... 1 ..... ~ ~ ......
-~ ~ It rat:
tly ~" thc --' ....... - ~ ~- ~ Any changes shall be
indircc -j ........................... ,
done ~- acccrdancc ---`.~ according to -~li__bl =-- `.- c
........ - ..... c ~t~vn cf the
building code and zoning code~. The owner shall be responsibl~
for meeting the requirements of this article· ,~-~ ,,~ Ao
....." - t tho
Sec. 9-93 O--O-S-F Definitions.
Where this article does not define a term and the building codn
or zoning code defines the term, the term shall have the meaning
given to it in the building code or zoning code· For the
4-~---- ~ %~
purposes of this article, the following words, ........... -- ~ - ....... ~---
shall have the following ..... ;--~ .... `. -
~h. =ccticn ~ . ~.~ct.. ~ meanings:
Approved: ..... 1~_~ . .... at^_~_1 d---' ......
........~ ~-~ .~1~ .... Approved by the enforcement officer
.......... ~ ................... ~ - approvcd by oth
..... , -- or er
authority designated by law to give approval in the matter in
question.
Building code:--...j..--~'--11.... ...--.. ,~._..... The state building code as defined
in Section 9-2~. ~ ~ thc -~ --
2
Clean: The absence of dirt, grease, filth, refuse, rubbish,
garbage, insects, vermin. 4unk. abandoned vehicles, dangerous or
offensive odors or other unsiqhtly, offensive or extraneous
matter.
Common areas: The halls, corridors, passageways, utility and
recreational rooms and exterior landscaped areas and yards in or
around a rental residential building.
Dead bolt lock: A locking bolt which a person moves by knob,
handle or other similar device on the interior side of a door. A
person must also be able to lock the dead bolt lock from the
exterior. Such a bolt shall have a minimum projection of one
inch. The city requires metal strike plates for all locking
devices with a minimum thickness of 0.062 inches (1.5 mm). The
owner shall mount these plates with a minimum of two No. 8 size
screws.
Dwelling unit: is a A single unit providing complete,
independent living facilities for one or more persons, including
permanent provisions fOr living, sleeping, eating, cooking and
sanitation.
Enforcement officer: shall mcan thc The City manager or his or
her authorized representative.
Extermination: th _A_~__~ .-~ The elimination of
insects, rodents or other pests. This may be done by eliminating
their harborage places o__rby removing or making inaccessible
materials that may serve as their feedT. This may also be done
by poison spraying, fumigating, trapping or by another recognized
and legal pest elimination method.
Functioning: The ability of any structure, any part of a
structure, or any fixture or facility or equipment in a structure
to perform the service or function for which the manufacturer or
builder designed, intended and constructed it.
Garbaqeg Animal or vegetable waste resulting from the handling,
preparation, cooking or consumption of food.
Grade: The vertical location of the ground surface.
Infestation: uhall mcan ~..~ The presence, within or contiguous
to a dwelling or premises, of noxious insects, rodents, vermin or
other pests.
Maintenance or maintain:
a workmanlike condition.
The upkeep of property and equipment in
...... d~'clling unito
Occupancy: The purpose for which people use or the owner
intended people to use a buildinq or structure or part of
buildinq or structure.
Occupie4:
occupant.
Beinq leased or rented for livinq purposes by an
Occupant: uhall mcan any Any person living or sleeping in a
dwelling unit A- hu.i~"'..~- .... ~u~ ~ ~ ~
~ ~ ~ ~14~_
~ or
rooming unit.
Openable area:-_hull.~ mcan thut- That part of a window or door
which is available for unobstructed ventilation and which opens
directly to the outdoors.
Operator:=hull~ ncaa. . any Any person who has charge, care or
control of a ~ rental residential bui.ldinq or
yard rcsidcncc
Permlsslble occupancy: The number of persons the City permits to
live in or occupy a dwellinq unit or roominq unit.
Plumbing or plumbing fixtures:=hull~ -.._u~-.. '-'~--~.= Water heating
facilities, water pipes, gas pipes, garbage disposal units,
toilets .....u~.'-- ~-~-~,-~A-~- waste pipes, sinks, installed dishwashers,
lavatories~. This also means bathtubs, shower baths, installed
clothes-washing machines or other similar equipment, catch
basins, drains, vents, stacks or other similarly supplied
fixtures, together with all connections to water, gas, sewer or
vent lines.
- -~ -,-~ ....... ~ A lot or parcel of
land~ which includes a rental residential buildinq.
buildings or ~ -~t-~ ~
Reason-hie sate: The treatment of all facilities, fixtures,
equipment and structural elements such that depreciation of these
objects and other materials is due to their age and normal wear
through use, rather than due to abuse, misuse or neglect.
Refuse: Waste materials, except garbage, such rubbish as paper.
rags, cardboard, boxes, cans, metal, yard clippings or trimmings
and tree branches. The City shall also consider waste wood,
rubber, leather, glass, brick, plaster, sheetrock, bedding,
crockery and similar materials as refuse.
Repair: The reconstruction or renewal of any part of a building
or its utilities, facilities or equipment.
Rental residential building: ~ Any building or portion
~ ~ .......... which is rented or leased to ansthcr
..~--~ ~..._. ........... ~u-j-~.~_d for residential purposes.
acccr~cdatlcns ~ ~ '
Rodent Harborage:: A place where rodents are likely to live,
nest, seek shelter or make their habitat.
Rooming house: shall mcan any Any rental rcsidcncc building, or
any pagt thcrcsf, containing One or more rooming units~ in ~hich
Rooming unit: shall mcan any Any room or group of rooms forming
a single habitable unit that the owner or occupant uses or
intends to rent or lease _ d or ~-~--~-~ ~ ~- ~
"sc ~0 -~ u-- for living
and sleepingT. A rooming unit does not include standard kitchen
facilities ~" ~ --~ ~-"~--. -~'-~'-~ "~- ~-- ~--~--
Safe: The condition of being free from danger and hazards which
may cause accidents or disease.
5
Sanitary: Bactericidal treatment effective in destroyinq micro-
orqanisms, includinq pathoqens.
Supplied: uhall mcan Installed, furnished or provided by the
owner or operator.
Ventilation: =hall mcan the The process of supplying and
removing air by natural or mechanical means to or from any space.
Workmanlike: In a safe, workinq condition that meets the
standards of the associated trade or industry or is in the
oriqinally intended condition.
Yard: =hall mcan all Ail ground, lawn, court, walk, driveway or
........... ~ A~ the same
other open space~v..~.~..~ which is on
premises rental d A building
Sec. 9-94 9-94. "-'--~ ........ ' ....... Yards.
(1)
(2)
~Cleanliness ~11 ...... ~A_----A--A--'.. ~--A~-- All
yards shall be --~-t~nAd~-~., a clean and sanitary.
-~-~-A~ .... ~ --~ .... ...~ There shall be no
accumulation of stagnant water, except in
approved pending areas -~ ....
on ~.~d ~ ....... ~. There shall also be
no surface water entering e~--w~-i~ any building or
structure. ~A--~A~ th
(3)
Removal of snow and . m~ ......... ; .... ~ .._ A_
~ .... --1 1 4-----~' ~ ~ ........... -...~ v -~ -~ ~- ~ ' ....... - · . = all There
shall be no snow and ice ~_A_ rki iv
...... on pa ng lots, dr eways,
steps and walkways~..A- ~..._ ..... ~...~:---, which may create a
hazard ~ ~ .... ~-
(4)
Free from noxious weeds. '~ ~A..~A--.' ~_ __A___~.. ...... ~.~ ~
~ ~A_~ ~-~A = ....... ;A- .~ The yard shall be free from
noxious weeds or and tall qrass -~ ~-~ .....
.... ~ ...... d~t..mcnt_l ~- '~ .... u~ ~_ health.as re~ired in
Section 19-7 (8) of Code.
(5)
Insects and rodents ~--~ ........ - ~ - ~ .... ~-~-~-
-- ~ .............................. f The owner shall
6
exterminate all noxious insects, rodents, vermin or other
pests in all ..... ~ ...........v~ ~..~ ~-~. that are
causing a nuisance.
(6)
&coessory structures. Ail accessory structures, including
detached garages,Dhall bc =-=n.~--- fences signs and
retainin~ walls, shall be structurally sound and in good
repair. The owner shall protect all accessory structures,
fences, signs and retaining walls against the elements and
decay by non lead-based paint or other appropriate
protective coverings '~- ~ "~·. ~"~ ~"* ~ ~- =-~'
(7)
Parking lots an4 4riveways. Ail parking lots and driveways
shall be paved and kept in good condition with no pot holes.
Driveways for single and double dwellings are exempt from
the pavement requirement but shall be kept in good
condition.
Yards and lan4scape4 areas. The owner shall maintain all
yards and landscaping and replace all damaged or dead plants
required by the city·
(9)
~xterior storage. The owner shall not allow the
accumulation or storage of building materials, firewood,
boxes, machinery, scrap metal, refuse, or garbage anywhere
on the premises.
Bec. 9-95 ~. Exteriors of structures.
(3.)
Foun4ations, walls and roofs. Every foundation, exterior
wall, roof and all other exterior surfaces shall be
'-~ in workmanlike
condition:
The foundationclc=c-..t: shall -d-~- -=aa.c~ I~" support the
building at all points·
be
Every foundation, exterior wall and roof shall be free
of holes, breaks, loose or rotting boards or timbers,
or falling or loose stucco or brick~ . The owner shall
protect every exterior surface from vermin and rodents.
Every exterior surface shall also be free from
graffitti and large amounts of peeling paint. Every
exterior surface shall also be free from
...... ~-- ~ -~ .... ~-~ and .... conditions which might
admit moisture to the interior -~-
~t ..... of the walls or
to the interior =paccs of the dwelling.
7
Ce
Ail exterior wood surfaces, other than decay-resistant
woods, shall be covered with nonlead-based paint or
other protective coverings or treatments.
The roof shall be tight and have no defects which admit
rain or moisture__~., an~ roof Roof drainage shall be
adequate to prevent rain water from causing dampness in
the walls.
ee
Ail buildinq exterior surfaces shall meet Section 9-7
of the City Code.
(z) stairs, porches, decks, balconies and railings.
Every outside stair,
Ay .... porch, deck, balcony or
railinq shall be ~-~
........ ~ appurtcnancc attackcd
condition ~-= ---= ....
Every flight of stairs which is more than ~
three (3) risers high and every porch shall have quard
__ _h~-~ rails '-'~"~ ~-~ ~'A ~- -- '~-~ ..... -~ ~ ~'-~
required by the building code;. ~-~ ....... ~ .......... ~
(3)
Windows, doors and hatchways. Every window, exterior door
and hatchway shall be ~ubstantially tight and ~h~ll bc kept
in workmanlike ..... ~ condition ~-~ .... ~-
Every exterior window, door and hatchway shall be in
workmanlike condition and fit tiqhtly within its frame.
Every window shall have ~ ~--~ ....... ~-~ ---~'~ --~ ....
panes which are without open cracks or holes.
Every openable window
shall·
1. Open easily.
Have hardware that will hold the window in an open
or closed position.
8
3~ Have a functioning lock.
For single and double dwellinqs have a tight-
fitting screen that is not greater than 16-mesh
per inch.
Co
fe
-- .
d. h Every exterior door
shall· ~ ..... ~- _~
1. Open easily from the inside without a key.
2. Have a functioning dead-bolt lock.
For single and double dwellings, have a tiqht-fitting
screen door with a screen that is not greater than 16-
mesh per inch.
Sec. 9-96 0--9-8. Interior of structures.
(1)
Basements. "--- '--- ~ ....... All --~--- basements and
crawl spaces shall be dry. -~;-~;-~ ....... ~"~" ~-~ ~-~-
(2)
Structural members. The supporting structural members shall
lly '
be maintaincd structura sound and have ,
no ev__ence of deteriora__on .... d ..... ~ ~_~
9
I ' 1
(3) Interior stairs and railings.
Ail ~_4-A_~__ stairs shall be -~- "~-~
................ t ..... d in workmanlike
~v~..~ condition ~..~-~ gcsd ~~.-~-~- The owner shall ~y
rcplacing replace treads and risers that show evidence
o.~f excessive wear or are broken, warped or loose.
be
Every stairwell and every flight of stairs, which is
more than ~ three (3) risers high~ shall have
handrails or railings as required by sc iccatcd in
..... ~.. ...... ~4-~ 4-~ ...... ~; .... ~ the building code
Ce
Every handrail or railing must shall be firmly fastened
and-~'-4-~;~^~.,,~..~.,~ in workmanlike -~ condition.
The owner shall properly place secured railings7- on the
open portions of stairs, balconies, landings and
stairwells. These railings must be able to bear capable
~ ~A~'-~.,~ normally imposed loads as determined by the
building code - '
(4)
Bathroom floors. Every toilet room and bathroom floor
surface ~-~ ~4-~-~- ~ ....... ~ shall be----4-----4--~ ~-~
--~'-4-~:-~ .... 4-- ~ substantially impervious to water
These floor surfaces shall be constructed to permit a person
in a clean them and keep them in a an~ sanitary condition.
(5)
Sanitation. The interior shall be -~- ~--
....... t .....d in a clean and
sanitary condition. ..~-~ ~ ~. ........... ~.,, ~,,,~-at~.~.. ~.~ .-A~.-~ vA
~-~.~--~-~ The owner shall provide appropriate storage
facilities for refuse, garbage and rubbish.
(6)
Insect and rodent harborage. The owner ~ ....... ~--~--
shall ~ ........ ~ ~-~ 4-~ ...... ~-~ ~- ~
..... ~ ................. t .........t~n ~ exterminate
all noxious insects, rodents, vermin or other such pests.
(7)
Interior walls, floors, ceilings and woodwork. All interior
walls, floors, ceilings and associated woodwork or trim must
~ -~-4-~-A~ shall be in ...... ~ ---~ .... d '
workmanlike condition repair. These surfaces shall be clean
and free of graffiti. Floors shall be free of loose,
warped, protruding, ripped or rotten materials and
coverings. All walls and ceilings shall be free of holes,
large cracks and loose plaster and in a tight weatherproof
condition
10
aec. 9-97. 0--49-F Basic facilities.
The following facilities shall be .... =--
.-~ .... d in every occupied
dwelling unit and roominq house, except as stated in Section 9-
102 4- ~A -4~....-~A- ~- --~4-~A.
(1)
Kitchen facilities.
the following:
A ~--A-- kitchen which ~_h_ll.- includes
i kit
A function ng chen sink.
...... runn: ng
bo
Cabinets or shelves for the storage of eating, drinking
and cooking equipment~ and utensils and for food that
does not require refrigeration~ ~ .........
There shall also be a counter or table for food
preparation. Said cabinets or shelves and counter or
table shall be large enough to accommodate the number
of people livnq in the dwelling unit
_~__~__~ ............. ~ ~A ~----~ ..... ~ ~-~ They
shall also be of workmanlike ==und construction,
finished with surfaces that are easily cleanable and
d~l~t ...... harmful
that will not impart any toxic or .....
effect to food.
functioning stove
and e refrigerator large enough to meet the needs of
the resident. ~4_~
~- d .... for thc ~f~ storage
~ ...... 4~ .................. The shall provide
enou .......... -._A s ace an e ate
connections for the installation and operation of said
stove and refrigerator
~-~---~--4~A~ The resident or owner shall provide said
stove and refrigerator.
(2)
........... ;.; 4__4 ........ ~ -%'c__ ; n-~ -,,,t There shall
______Toilet. ~--~ ' ~ &'* -- ".th ~ Ii.
be a nonhabitable room with an entrance door which gives
afl=rd= privacy to a person within said room. This room
shall have a functioninq toilet in wor~anlike condition and
---'~---~ with easily cleanable surfaces ~ ~ ~ ~- '
11
(3)
Lavatory sink. '~" ~ -' ......... ~ -' ---:
........... _. = d.~ll...~-- _...t thcre There shall
be a lavatory sink in good workinq condition. It Said
lavatsry sink may be in the same room as the toilet, flush
............-~ ~.~, ~ ~f locatcd . If the lavato~ sink is in
........i~nk shall bc iccatcd ~- close
another room, tko i~. ~t~.j ....
r ........ tj to it shall be near the door leading directly into
a ~ .... room ~ with a toilet. -~ ~ ~ ........... ~ ' ~ ~
~ater inlets for lavato~ sinks shall be l~at~ above the
overflow rim of the sink .~-._ ~._~a ~.~__
(4)
Bathtub or shower. '"~" ........ ' .... t th~.e There
............. .~ d~'cll:ng "-; --
shall be a room which affords privacy to a person within
said room --~ -- :- ~'-
............. c~--aippcd %'ith which has a bathtub or
shower. It shall be in good working condition and = Said
bathtub cr uhc%-er may be in the same room as the toilet
................. , or in another room· ,
-~.~.-- sc'~cr .~_tcm. ~'atcr Water inlets for bathtubs shall
be ~ t~d above the overflow rim of ~ ~--~
-sca- ~..c=c ........ cs. the
bathtub.
12
~-i._in a nultiplc-family
~ -- a---rove~~= l=ck that
that such ~--- shall bo
(5)~+Connection to water and sewer system. Every kitchen sink,
b ..... sink,
lavatory ._4_ bathtub~ _. shower and toilet shall connect
.... ~__ _~___~ .... ~__4 .._4__ ~_ _vt .... shall
..... ~s~--s sf this
b. ~.-~-.i~ .......... d to a public water and sanitary sewer
system. These facilities may connect or to an approved private
water and sewer system if no public utility system is available.
These plumbing facilities __4 _~_~ ~ ...... ~4_4 ...~ shall have
an adequate amount of hot and cold running water. The heated
water shall be at a minimum temperature of 120 degrees and a
maximum of 165 degrees.
~.)Heating system.~t~ee~ Every rental residential
building~-t~ shall have an approved and functioning
heating system ~.-~4~4-- ~ ......... ~ --~~-.~4--
. o s system .... shall be
..............~ ~ ~ ~ 4 d.~..t~ ...... i: heating safely heat all
habitable rooms, bathrooms and toilet rooms locatcd -- '
in the building. This system must provide to a temperature
consistent with state and federal guidelines at three (3)
feet above the floor at all tincs when occupied. The City
shall not consider gas or electric appliances designed
primarily for cooking or water heating purposes as heating
facilities. The City prohibits the use of portable heating
equipment which uses flame and liquid fuel as heating
13
equipment for this Section. No owner or occupant shall
install, or use a space heater usinq a flame which is not
vented to the outside of the structure. This ventinq shall
only be done with City approval.
~.,Refuse and qarbage storage and removal. The owner shall
supply approved containers with ti~ht-fittinq covers for the
storaqe of refuse and garbaqe. The owner shall have the
refuse and qarbaqe removed from the premises at least once a
week.
Sec. 9-98 9----~0.0,
(z)
Plumbing and heatinq equipment. ~ The owner shall
mai i the plumbinq h tinq equipm
nta n and ea ent. ?. · ~ j .....
.... ....~ -~- ,.~-~ This equipment shall be free from
obstructions, leaks and defects. Heating equipment shall
include cooking, water heating and space heating equipment.
~-~ .... ~1- -~ .....~ "-- ~- f .... t~. for which it was
(2)%C4~Electrical service, outlets, fixtures. All dwelling units
and roominq units shall have adequate and safe electrical
service-~a ~ ~ ...... ~.'~ ....'4-~ _1~4-_..~ _~1. ___ . .~+ .
· ~ in
electrical outlet and fixture shall connect ~ ...... ~ .... t~ll~d,
14
maintaincd and ccnncctcd to the source of electrical power7 .
All dwelling units and rooming units shall have an adequat~
number of electrical outlets and, electrical lighting fixtures for
normal usage in ~ ~ ---' ..... -' '
facilities and equipment. '~ .... -'---' -----' .... ~ ---~
...... ~ ..... All hous ng fac es shall be ............ clean and in a sanitary condition
Sec. 9-99 9---1-9~. Light and ventilation.
(1)
Natural light in'dwellings. Every dwelling unit and roominq
unit shall have at least one window of approved size facing
directly to the outdoors or to a court; ..... ~-~ ~-~ ~f
If the dwelling unit or rooming unit i~ connected to a room
or area used seasonably (e.g. porch), then adequate daylight
must be possible through this connection.
(2)
Light
in nonhabitable work space.
eveTy Every furnace room7 and all similar nonhabitable work
space shall have at least one~_~_~-~ functioning electric
ight ~ ~ al~
(3)
..... ~'- hall and
Light in~__.._-"''' halls and stairways. Every
inside stairway shall have ~ ~"-~ -~ -~ ~"
illuminati~n of at least five (5) lumens per s~are foot of
liqht in the darkest part ~-'~-- ~ ~- ....
(4)
Sleeping space in basements. No person shall sleep in a
basement unless there is natural light from windows. These
windows shall meet all.building code requirements. At least
one-half of the required window area shall be openable to
provide natural ventilation.
(5)
AdeQuate ventilation. Every dwelling shall have at least
one window which can be easily opened or such other device
as will adequately ventilate the dwelling.
15
T ~
(6)
Ventilation and light in bathroom.
...... ~---~ Every bathroom and room with a toilet wa~e~
olcsct ......
.... ~ ........ shall have at least one openable window
~or an approved ventilation system. ~'~-~ .......... ..~. ~ o=,
~14 """ ~-=-""~
Sec. 9-100. ~
safety standards.
(1)
Exclusion of rental ~e~e~eebuilding from storing
flammable liquid. No dwelling unit or rooming unit shall be
located within a building containing any business handling,
dispensing or storing flammable liquids with a flash point
of one hundred (100) degrees Fahrenheit, au . This is
defined by the ~"~ ~A- ~ ~ N~A ~ ° ~ ~ ~ ~
4~9~ Uniform Building Code (U.B.C.) and the Uniform Fire
Code (U.F.C.).
c.mplicd '~ith.
(2)
Smoke alarms. There shall be approved, functional smoke
alarms in all rental residential building and rooming houses
as required by state law.
i ibiliti ~ ...... -' ~-'" "4-'= ""
Sec. 9-101 0-~-0~. Ma ntenance respons es ..... ~ .............
16
(1)
Maintenanoe of private areas. Occupants Evc--'~= =ssupant of a
~ shall keep in a clean and sanitary condition that
part of the dwelling and premises *~%er~ef-rwhich they
occupy control .............
(2)
Maintenance of shared or publio areas, Every owner of a
maintain in a clean and sanitary condition all thc shared or
public -~ the d"All~ .... ~ pr is ~ .... ~
areas on ....... ~ .... em es .........
(3)
Disposal of garbage and refuse. Occupants and owners Evcry
........ ~ -~ ~ ~ .... ~-- shall dispose of their all
~ ~ in a clean and sanitary manner
qarbage and refuse
consistent with Chapter 16 of this Code. Occupants shall
put their garbage and refuse in the containers provided by
the owner.
(4)
Use and operation of._~....'~-~ plumbing fixtures. Every
occupant ........... --~" ~ .... 11~----] shall keep the __~l.~d~ plumbing
fixtures ~-~-~..~.. clean and sanitary and shall ~ ........ ~
................. use reasonable care in their proper use
and operation.
Bec. 9-102. ~ Rooming houses.
(1)
il --'-- -'---' '--' lavatory and bath facilities. A~
TO etr ........... ,
There shall be at least one functioning toilet ~atcr~.~
b ..... sink and bathtub or shower, ......
lavatory
.....9 ~ ..... ~ ~&4---- --~--11 h ...... 14~ for each four (4)
rooming units within a rooming house. This is wherever
persons share said facilities'-'~---"-- __44 .-_~4~
sharcd. The owner shall locate all ~ such facilities shall
~ l~_t~d within the residence building served and be
directly accessible from a common hall or passageway to all
persons sharing such facilities. The owner shall supply
b ..... ~- bathtub or shower h~ll
vc-" lavatory sink ~-~-
every E
bc =upplicd with hot and cold water at all rims=.
(2)
A kitchen is not required in a roominq house. If a common
kitchen is provided, it shall be clean and sanitary.
17
Sec. 9-103 9--~. Vacant m~-m~i~ dwellings.
The owner of any unoccupied rental buildinq, dwelling unit or
roominq unit shall board up or close and lock any open doors or
windows ~- 4-1`A -~'4- ..... 1`~-1` 1`~- 1`~--~ ~ ~~-~-~---~-'4-~ ~ ~-- 1`
18
....
~-. . ..~_lat~-~ ---.' . ....'.~..
Every occupant -= -
........... ~ In .... tkig ~. ~i~~ - shall
access to any part of such dwellin~ unit, roomin~ unit or its
premisesr . This access is to be at reasonable times, for tha
~ affecting inspection and maintenanco, making such
repairs, making
'-'~'~ '~ ...... ~ci-.- changes to follow this article
Bec. 9-105 $--i-LG. Compliance orders.
Whenever the enforcement officer determines that any dwelling,
dwelling unit or rooming unit ~
the premises surrounding any of these, fails to meet the
provisions of this article, he or she may issue a compliance
order. This order shall state
....... ~ ...... the violations of
the article and ordcring order the owner, occupant o__r operator e~
.... ~ to correct such violations. This compliance order shall:
19
(1) Be in writing.
(2) Describe the location and nature of the violations of this
article.
(3)
(4)
Establi~k Set the required corrective action and a time for
the completion of the correction of such violation· This
compliance order shall also let the owner or operator know
~_~ _A~; ~-- of appeal recourse·
Be served upon the owner, his agent or the occupant, as
follows'
a. Served upon him personally, or
Sent by -~-~.~ ~.~ ..... or ......... ~~ mail to his last known
address, or
f f_ ~ b
A-- tk.~ - ~ ~- Posted at a conspicuous
place in or about the dwelling which the notice
Se~. 9-106 9--~4-~. Variances.
A person shall make appeals A~ of interpretation or variance
thi articl ~
under s e ~ ~ -~ ~ ~ -~ ..... to the
Director of Community Development. If not satisfied, a person
further appeal may ~^ ~ ~A ~ ~ ~ ~ adju:tmcnt~
make
~..~--~ ~_.io to the City Council according to established
City procedures· The boar~ City Council will hear requests for
variance and interpretation of this article. The boar~ City
Council may grant variances in instances where the strict
enforcement would cause undue hardship because of circumstances
~-~ The
unique to the individual property under consideration, .....
City
Council must also find ~ ~ ~ ~ ..... ~--~-~ that such
action will be in keeping with the spirit and intent of this
article ,~_~ ~,~ ,~ ~, ~. ~_=_
Sec. 9-107 ~ Violations.
Any person, firm or corporation failing to follow comply w3~-h thc
..... ~-~ .... ~ this article shall be guilty of a misdemeanorT and
subject t prosec tion
shall be o u .
2O
Secs. 9-~08 ~-~-9-~29. Reserved.
Section 2. This ordinance shall take effect after its passage.
Passed by the Maplewood City Council on
, 1991.
mb\ord\rental2
1-15 MAPLEWOOD CODE
remain in full force and effect to all intents and purposes as if such
repeal had not taken place. No offense committed and no liability,
penalty or forfeiture, either civilly or criminally incurred, prior to
the time when such ordinance or part thereof shall be repealed,
shall be discharged or affected by such repeal; but prosecutions and
suits for such offenses, liabilities, penalties or forfeitures shall be
instituted and proceeded with in all respects as if such prior ordi-
nance or part thereof had not been repealed. (Code 1965, § 101.070)
Sec. 1-18..Right of entry.
In the enforcement of the provisions of this Code, any officer,
employee, servant or agent of the city shall have the right of entry
upon, and may enter upon, any premises within the jurisdiction of
the city for the purpose of enforcing any provision of this Code,
including the performing of any act upon such premises required or
authorized by this Code, the serving of any order, notice or other
process upon the owner of such premises or any other person lo-
cated thereon, or the exercise of any duty, obligation or responsibil-
ity arising under this Code which can be accomplished only on such
premises.
Sec. 1-17. Violation of Code, or ordinance, declared to be
penal offense.
Whenever in this Code or in any ordinance of the city, or in any
nde or regulation adopted pursuant to this Code or such ordinance,
an act is prohibited or is made or declared to be unlawful or an
offense or a misdemeanor or a petty misdemeanor, or whenever in
such Code or ordinance, or in such rule or regulation, the doing of
any act is required or the failure to do any act is declared to be
unlawful, the violation of any such provision or the failure to per-
form any such act is hereby declared to be a penal offense punisha-
ble as provided for in this Code or in such ordinance, or in such rule
or regulation.
8t~nte lnw referenee~Authority for above ~,/on, M.S. § 412.231.
See. 1-18. General penalties; violations of Code, ordinane-
es, rules, regulations, ere.; violations of traffic
regulations; continuing violations.
(a) Whenever in this Code or in any ordinance of the city, or in
any rule or regulation adopted pursuant to this Code or such ordi-
TO:
FROM:
SUBJECT:
DATE:
City Manager
Ken Roberts, Associate Planner
Housing Plan Update
November 7, 1991
INTRODUCTION
I have attached a copy of the housing plan from the Comprehensive
Plan revision. The HRA originally reviewed and discussed this
plan in 1990. The attached copy is the latest version of the
housing plan. It has up-to-date census information and the
latest HRA and staff comments. The HRA should review this
document and make a recommendation about it as part of the
Comprehensive Plan update process.
I have also attached a copy of the goals from the Comprehensive
Plan. The Planning Commision asked the HRA to comment on the
Housing Goal. The HRA should make any changes to the Housing
Goal that they feel are necessary.
Lastly, I have attached a copy of a letter from Bob Overby at the
Metropolitan Council. In this letter, he has assembled some
preliminary informal comments about the Maplewood Comprehensive
Plan update. I have circled their comments about the Housing
Plan.
RECOMMENDATIONS
1. Approve the Housing ~oal.
2. Approve the Housing Plan for the Comprehensive Plan
revision.
kr/memo84.mem
Attachments:
1. Plan Goals
2. Housing Plan Update
3. 10-30-91 letter from Bob Overby
GO S OF THE CITY OF MAPLEWOOD
GOALS
Maplewood has developed a set of community-wide goals. They are
the basis for the City's planning and development efforts. These goals
are~
Human Rights Goal: The City will positively identify itself as a
community that includes and respects all individuals and groups
within it. There should not be limitations or discrimination
based on religion, age, income, sex, ethnic background or
political belief. The City will protect each citizen's rights and
encourage them to exercise their responsibilities as citizens.
Citizen Involvement Goal: The decisions and actions of City
government should consider the needs and desires of its citizens.
The City will provide a wide range of opportunitieS for citizen
participation and community involvement in local decisions.
Communication Goal: The City will encourage and promote
communication with the public to achieve a high level of citizen
participation and community involvement.
City Implementation Goal: The City will use a rational and
democratic system to help the city's citizens, council and
management decide about the use of resources. These decisions
should help the City achieve it's goals.
City Employee Goal: The City will provide and develop highly-
motivated, professional, experienced, productive and well-
trained employees with high morale and with a stake in the
City's future.
Cultural-Leisure Activity Goal: The City will encourage or
provide opportunities for cultural and leisure activities for all
citizens.
Economic Goal: The City will provide a supportive climate for
business consistent with orderly development and planning.
7
Finance Goal: The City will finance activities which foster the
City's growth, improve the citizens' lives and assure the City's
financial stability.
Health and Welfare Goal: The City will encourage the
development of activities that protect the health and welfare of
its citizens.
· Housing Goal: The City will encourage a variety of housing
which provides for a choice of type, location, price and
ownership versus renting. Housing should be safe, sanitary,
secure, comfortable, free from blight, next to public streets and
utilities, and near schools and parks.
Metropolitan Goal: The City will actively participate in finding
solutions to metropolitan problems which affect the City or it's
citizens.
Public Services and Infrastructure Goal: The City will provide
and maintain comprehensive, high-quality and cost-effective
public services. The City will provide these services in a fair
and democratic way.
· Safety and Social Order Goal: The City will provide an
environment to enjoy life in peace and freedom of fear from
criminal acts and preventable disasters.
· Significant Natural Features Goal: The City will preserve,
conserve and use wisely its significant natural features.
Transportation Goal: The City will have a transportation system
which is safe, efficient, reduces disruption, promotes better land
development, improves the aesthetic appearance of the City and
reduces air pollution. This system should provide transportation
opportunities for citizens without cars.
Urban Design Goal: The City will strive to improve the
appearance of the City, maintain compatible land uses, and
encourage a sensitive integration among activities, man-made
facilities and the natural environment.
These are the City's overall goals. There are also specific goals and
policies in each of the Comprehensive Plan elements.
8
HOUSING PLAN
PURPOSE
The intent of the Housing Plan is:
· Describe the current housing stock.
· Quantify the number of housing units by type.
· Set goals for affordable housing and a mix of housing types.
· Identify strategies for achieving those goals.
HOUSING STOCK
The overall condition of the City's housing units is good, although
there are small areas that have houses with the potential to
deteriorate. To prevent this, the City adopted a housing maintenance
code which enables officials to require owners to maintain and make
basic repairs to their structures.
Construction During the 1980s
A total of 2,894 housing units were built during the 1980's in
Maplewood. Slightly more than 50 percent of these were townhouse,
duplex and other multi-family units. There are a total of 12,120
housing units in the City (1990 Census), with single-family detached
units representing about 63 percent (7636 units) of the housing stock.
(See Table 10.)
1988 data from the Metropolitan Council reveals that 21 percent of
Maplewood's housing stock was built between 1980 and 1988.
Although this figure is comparable to the Metropolitan Area average,
it is more than twice the rate for other inner-ring suburbs.
55
TABLE 10
HOUSING CHARACTERISTICS
1980 1990 1980 1990
CHARACTERISTIC MAPLEWOOD MAPLEWOO METRO METRO
D AREA AREA
Total Number of
Housing Units 9,042 12,120 796,508 922,224
Units by Type of
Occupancy -
Owner-Occupied 74% 76% 66% 64%
Renter-Occupied 26% 24% 34% 31%
Households by Type of
Occupancy -
Owner-Occupied 74% 69% 66% 68%
Renter-Occupied 26% 31% 34% 32%
Median Value of Owner-
Occupied Units $64,600 $87,800 $64,100
Median Rent $281 $473 $507
Persons in Units Lacking
Complete Plumbing 0.37% 0.77%
Number of Vacant, 3 units 13 units
Boarded Units (0.03%) (0.10%) 0.01% 0.1%
56
TABLE 10
HOUSING CHARA~STICS
(Continued)
INNER-RING METRO
CHARACTERISTIC MAPLEWOOD SUBURBS AREA
Rental Units Vacant for
6 Months or More
(1980) 0.26O/o 0.26O/o
Year Housing Units
Built, 1989
Pre - 1940 6% 8% 22%
1940 - 1959 28% 37% 22%
1960 - 1979 45% 45% 39%
1980 - 1989 21% 11% 17%
Housing Units by Type,
12-31-88
Single-Family 63% 64% 61%
Multi-Family 25% 31% 34%
Townhouse 6% 3% 4%
Manufactured Housing 6% 2% 2%
Source:
U.S. Census Bureau
Metropolitan Council
Apartment Profiles, Median Rent, 3/90
57
While the number of manufactured homes in Maplewood declined in
the late 1970's, this trend reversed in the 1980's with the addition of
375 new units. The City now has five manufactured home parks
containing 751 units, which represents 6 percent of the Gity's housing
stock. This rate is three times higher than that found in other irmer-
ring suburbs or in the Metro Area.
Owner-Occupied Versus Renter-Occupied Housing Units
Maplewood has a higher than average percentage of owner-occupied
housing units than in the Metro Area or in other first-ring suburbs.
In 1980, 74 percent of the units were owner-occupied; down from 79
percent in 1970. The 1990 Census showed an increase to 76 percent
from the 74 percent in 1980 in the percentage of home ownership.
Housing Affordability
The price and rent of Maplewood housing is only slightly above the
metropolitan mean and median. There is also a diversity of styles and
price ranges. Older homes on smaller lots provide opportunities for
first-time buyers in the Western Hills, Parkside and Gladstone
neighborhoods. Opportunities for low- and moderate-income
households are available in manufactured home parks and in a variety
of types and locations of multiple dwellings. The move-up housing
market is particularly strong with such choices available throughout
the City. Buyers can find more expensive housing in the Vista Hills,
Highwood and Kohlman Lake neighborhoods.
Housing Assistance
The Metropolitan Housing and Redevelopment Authority manages the
Rehabilitation Loan Program, the Section 8 and Section 236 Rental
Assistance Programs.
In 1990, the Section 8 Rent Assistance Program helped 173
households (35 senior and 138 family), which represents a small
portion of the low-income households living in Maplewood. This
program does not come close to meeting the need for affordable
housing in Maplewood or elsewhere. This is because the Federal
Government has reduced levels of funding annually throughout the
1980s. Moreover, the 1990's may also witness the expiration of many
long-term Federal contracts with landlords for the set-aside of units
used in this program.
58
In addition to the individual system of vouchers, there are four
complexes providing subsidized housing for families and the elderly:
Archer Heights, 1816 Beebe Road; Maplewood Gardens, 410 South
McKnight Road; Maple Knolls, 1880 Mesabi Road (south of Radatz
between White Bear and Southlawn); and Concordia Arms, 2030
Lydia.
Information on the current number and type of subsidized housing
units is shown on the accompanying Tables 11 and 12.
Maplewood participates in four loan programs funded by the
Minnesota Housing Finance Agency and managed by local lenders.
These include the Home Improvement Loan Program, the Home
Energy Loan Program, the MHFA Single-Family Mortgage Loan
Program, and the Home Ownership Assistance Fund.
Maplewood has also provided money to the Share-a-Home program
managed by the Lutheran Social Services Administration. This
program matches individuals looking for an inexpensive place to live
with elderly homeowners who need help to remain in their homes.
Development Ordinances
The Maplewood Zoning Ordinance includes seven districts which
permit single-family detached housing. The minimum lot areas range
from 7,500 to 40,000 square feet. The R-2 district also allows two-
family dwellings, and the R-3 district permits multi-family
developments ranging upwards from four units per acre. In recent
years, the City has adopted many ordinances which effect
development and housing. These include a Shoreland Overlay District
to protect shoreland areas, an Environmental Protection Ordinance to
protect areas of significant natural features, a pipeline setback
ordinance to protect buildings from pipeline leaks, and a housing
maintenance code. The City has also adopted a "truth-in-housing'f
ordinance. The City designed this ordinance to help purchasers make
an informed decision and may also promote privately negotiated
housing repairs at the time of sale. The City requires sellers to have
an inspection done which discloses information about the property,
and highlight any potential repair needs or housing code deficiencies.
59
TABLE 11
SUBSIDIZED HOUSING UNITS, 1990
Community Public Housing:
Mixed Elderly Total
Maplewood 138
Ramsay County 1,630
Metro Area 3,508
Privately Certificates
Owned Housing: end Vouchers Total Subsidized Units:
Mixed Elderly Total Mixed Elderly Total Mixed Elderly Total
35 173 188 193 381 144 36 180 332 229 561
2,594 4,224 3,345 2,511 5,856 2,371 982 3,353 7,346 6,087 13,433
8,55412,062 10,731 9,663 20.394 8,156 3,154 11,910 22,99521,371 44,366
Source:
"Changes in the Subsidized Housing Market in theTwin Cities
Metropolitan Area, 1980-1989," Twin Cities Metropolitan Council
TABLE 12
SECTION 8 AND SECTION 236 UNITS
Archer Maplswood Maple Concordia
Type of Unit Heights Gardens Knolls Arms Totals
Family Units
One Bedroom 30 -- 3 - 33
Two Bedroom 55 13 32 - 100
Three Bedroom 4 16 20 - 40
Handicapped -- -- _~2 -- ~
89 29 57 -- 175
Elderly Units
One Bedroom 64 -- - 124 188
Source: City of Maplewood, 1990
60
New Housing
The addition of nearly 2,900 housing units from 1980 through 1989
increased the supply of housing by 30 percent. Still, nearly 22
percent of the land planned for residential use remains undeveloped,
providing areas for continuing new construction in the coming years.
Much of this land is in the City's southern "leg." The undeveloped
land is the reason the Metropolitan Council projects a population
increase of 19 percent between 1980 and 2000. This compares with
a 0.8 percent growth rate for all inner-ring suburbs.
As development continues, though, the available land will be
increasingly difficult to develop because of environmental constraints,
such as steep slopes, poor soils, or wetlands. The challenge for the
City will be to continue to allow for the development of a range of
housing options for its citizens on the undeveloped sites.
Expected Housing Market Trends
In recent years, the Metropolitan Council has produced several studies
examining potential changes in the region's demographics and what
these changes might mean for the housing market. This research
suggests that major changes in the composition of the population will
affect the nation and the state over the next ten to thirty years. These
changes will also affect the Twin Cities and Maplewood.
The large group of baby boomers, bom between 1946 and 1965,
sharply boosted housing production during the 1970's and 1980s as
they formed new households. A generation has followed the baby
boomers that is smaller in numbers. As these two groups move
through their life-cycles, they will change the housing market:
There may be less demand for rental housing as the typical
renter age group moves into owner-occupied structures. On the
other hand, the elderly may be looking to move from owner-
occupied units to rental units. This may off-set the decline in
non-elderly rentals.
There should be less demand for new housing by the late 1990's
because there will be fewer new households. As a result, it may
become more difficult to sell entry-level housing.
Household composition may shift. The U.S. Census Bureau
estimates that, between 1985 and 2000, 69 percent of the
growth in new households will be in nontraditional households.
Almost 14 percent will be in female, single-parent families
whose median income is less than half the regional median. Of
these, more than 30 percent will be living in poverty. This may
not only affect the housing market, but may also place a greater
strain on the public to provide more affordable housing options.
There may be less subsidized housing. The changing household
structure is occurring when the future of much of the region's
subsidized housing is unclear. During the 1990's, more than
5,000 contracts for subsidized units between the federal
government and investment housing owners will expire. It is
unknown whether or not the Federal government will replace
these contracts.
Rehabilitation needs may increase. The Metropolitan Council
estimates that by 2000, 30 percent of Maplewood housing stock
will be more than 40 years old and 6 percent will be more than
60 years old. This trend, coupled with lower revenues from
higher vacancy rates, may make rental property more difficult
to maintain. However, reduced demand may give consumers
more leverage, requiring landlords to provide a more
competitive product.
The need for elderly housing is increasing and may increase
sharply as the baby boomers begin to reach their 60s, starting
after 2006 and peaking after 2025.
Between 1990 and 2000, the regional population will have grown by
five percent and the baby boomers will be between ages 35 and 64.
Additionally, the percentage of young adults in the region will
decrease by 2000. Maplewood and the developing suburbs will
continue to grow, although slower than the previous decade. This is
because the number of annual housing starts will be about half what
it was in the 1980s.
By 2010, the baby boomers will be between the ages of 45 and 64
and their children will be entering the housing market. Growth in
Maplewood and the developing suburbs may continue to slow and
some may experience problems similar to those now faced by the
central cities. It may become more difficult to sell a home, and buyers
62
may have many choices. Baby boomers may force the housing market
to produce more and better housing for this group.
Further details on the future of the Twin Cities housing market are
available in "Looking Ahead at Housing...The Effect of Changing
Demographics on the Twin Cities Area Housing Market," Twin Cities
Metropolitan Council, 1988.
63
HOUSING ISSUES
The following are City housing issues:
What steps should the City and its Housing and Redevelopment
Authority take to increase the amount of affordable housing?
Is the City planning enough land for alternative housing types?
If not, what changes should the City make?
What steps can the City take to prevent its older housing and
neighborhoods from deteriorating?
What strategies can the City develop to assure that developers
build a variety of housing styles and types in both new
developments and infill development projects?
Are there adequate public services and facilities within each
neighborhood to meet the needs of existing and planned
populations?
How can the City preserve some of its natural features and
beauty as the community grows?
Will future housing meet the needs of the increasing number of
nontraditional households, particularly single-parent families?
HOUSING GOALS AND POLICIES
Housing Affordability
Housing costs continue to rise throughout the region as a result of a
variety of reasons. These include increasing land and eonstruetion
costs, utilities and taxes; declines in government aid programs; and,
indirectly, land use regulations. These cost increases have the greatest
effect on low-and moderate-income households.
The Metropolitan Council has a regional goal that 63 percent of the
housing in each community should be low-to-modest cost units.
Metropolitan Council figures show that Maplewood came very close
to meeting this goal in 1980, with 59 percent of its housing classified
as low-to-modest cost. The 1990 Census shows that Maplewood
exactly met the goal of having 63 percent of its housing (7684 units)
64
of low-to-modest cost. The City will continue to try to meet this goal
with the following policies:
Financing
The City, through its Housing and Redevelopment Authority,
will explore all avenues for fimmdng affordable housing,
including:
- Use of tax-exempt and tax-increment financing.
- Programs, including grants, loans and federal tax credits,
available through the Minnesota Housing Finance Agency.
- Programs available through the U.S. Department of Housing
and Urban Development.
- Programs available through the Metropolitan Homing and
Redevelopment Authority.
- Community Development Block Grants and other programs
through Ramsey County.
Rental Assistance
The City, through the HRA, will continue to participate in rental
assistance programs, including those available through the
Metropolitan HRA and the federal government.
Energy Efficiency
The City will promote energy efficient improvements in
residences to help keep them affordable. The City will provide
information and, when available, financial help for both owner-
occupied and rental units.
65
HOUSING DIVERSrlW
Most of Maplewood's housing is single-family homes. The
Metropolitan Council has a goal calling for each community to provide
41 percent of its housing stock in housing types other than single-
family homes. From 1980 to 1986, housing in Maplewood, other
than single-family homes, increased from 31.5 percent of the housing
stock to 35.0 percent. The City will continue to work toward this
goal with the following general policy:
Promote a variety of housing types, costs and ownership options
throughout the City. These are to meet the life-cycle needs of
all income levels, those with special needs and non-traditional
households.
The City also adopts the following specific housing diversity policies:
Land Use Plan
The City will continue to provide dispersed locations for a
diversity of housing styles, types and price ranges through its
land use plan.
Ordinance Provisions
The City will review and, as necessary, change its zoning and
subdivision regulations to assure that they are flexible enough
to allow a variety of housing options.
Housing for the Elderly and Disabled
· The city will make efforts to plan and provide for the housing
and service needs of the elderly and disabled.
Nontraditional Households
· The City win encourage development of housing and services
which meet the needs of nontradifional households.
66
T i
NEIGHBORHOOD QUAI.ITY
The City feels that alternate housing must be compatible with the
character of existing neighborhoods and respect the environment.
It is also important to prevent housing in older neighborhoods from
deteriorating. Much of this housing was built before Maplewood
became a village, when building codes were not in place. There are
also deteriorating housing units scattered throughout the city. In the
future, these units may become less attractive to home buyers, thereby
depreciating housing values. Figure 16 identifies the areas in
Maplewood of most concern.
To address these concerns, the City adopts the following policies:
1. Plan and design new homing to:
· Protect existing housing, natural
neighborhood identity and quality.
features, and
· Assure there are adequate utilities, community facilities and
convenient shopping.
Re
Maintain or strengthen the character of established
neighborhoods and assure that all housing units are safe,
sanitary, secure and free from blight.
The City also adopts the following neighborhood quality policies:
Ordinance Provisions
The City will protect residential neighborhoods and reduce
potential negative effects of commercial or industrial land uses
through zoning, site plan review and code enforcement.
The City will require high design and maintenance standards for
multi-family development. Design standards will include
provisions about building massing, architectural design, off-
street parking ratios and location, access, traffic impacts,
landscaping, fencing or screening, and trash handling.
67
Location~l Aspects
· The City will plan affordable housing .for locations suitable for
other residential uses.
FIGURE 2~3 - HOUSING DETERIORATION
Environmental Considerations
The City will assure that new development respects the natural
environment to the maximum extent practical.
The City will continue to use its Shoreland, Floodplain and
Environmental Protection Ordinances to assure protection of
lakes, streams, ponds, wetlands, steep slopes and woodlots.
Housing Maintenance Code
The City will continue to encourage the maintenance of its
housing through its housing maintenance codes. The City's
truth-in-housing program should also encourage housing
maintenance.
Maintenance Assistance
The City, through its Housing and Redevelopment Authority,
will participate in programs to help property owners with home
maintenance and improvements through loans and, if available,
HOUSING ACTION PLAN
· Table 13 on the following page lists activities that the City
should undertake to carry out the Housing Plan.
69
TABLE 13
HOUSING ACTION PLAN
Action
Explore all options for
financing affordable
housing
Continue to provide rent
assistance to needy
households
Provide information and
assistance to encourage
energy efficiency
improvements
Provide dispersed
locations for
variety of housing
types, styles, prices
Review and update
Codes to facilitate
housing variety
Provide for the housing
and service needs of the
elderly and disabled
Provide housing and
services to meet the
needs of non-traditional
households
Protect integrity of,
and prevent deterioration
in, existing neighborhoods
Encourage high design
and maintenance
standards for multi-
family housing
Responsibility
HRA, Dir of CD
HRA, Dir of CD,
CC
HRA, Dir of CD
PC, CC
PC, CC,
Dir of CD
HRA, PC, CC
HRA, CC
PC, CD
PC, CC, CD
Timinq
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Fundinq
CDBG, TIF,
EFB, MHFA,
other local state,
and federal
programs
Section 8
Program, other
state and federal
programs
State and federal
programs
None
None
State and federal
program
State and federal
programs
None
None
Coordinate with
Land Use Plan,
Metro HRA
Metro HRA
Metro HRA
Land Use Plan
Land Use Plan
Metro HRA,
Land Use Plan
Land Use Plan
Land Use Plan
70
TABLE 13
HOUSING ACTION PLAN
(Continued)
Action
Responsibility Timinq Fundinq
Assure that new
development is compatible
with, and sensitive to,
the environment
PC, CC,
Dir of CD
Continue to enforce
housing maintenance
code
Dir of CD
Participate in rehabilitation,
and grant programs
Ongoing None
Develop programs to
help first-time home
buyers
Ongoing GF
HRA, Dir of CD Ongoing
Coordinate with
Land Use Plan
HRA, CC, Ongoing
CDBG, State of
Minnesota
GF
Metro HRA,
Ramsey County
Land Use Plan
ABBREVIATIONS:
HRA = Maplewood Housing and Redevelopment Authority
PC = Planning Commission
CC: City Council
Dir of CD: Director of Community Development
CDBG = Community Development Block Grant Funds (federal)
TIF = Tax increment financing
EBF = Essential bond financing
GF = General fund
MHFA = Minnesota Housing Finance Agency
71
METROI'OLITAN COUNCIL
Meats Park Centre, 230 E. Fifth St., St. Paul, MN 55101
612-291-6359
DATE: October 30, 1991
TO: Geoff OIson
FROM: Bob Overby
SUBJECT: INFORMAL COMMENTS ON DRAFT MAPLEWOOD PLAN UPDATE
Land Use
The land use plan element does not include the regional context for local planning in the city. The
city might consider discussing the MDIF, its policies for the Developing Area, and possible
implications for Maplewood and its Metropolitan Urban Service Area.
Forecasts - Bob Davis (291-6317), Michael Munson (291-6331)
While the Maplewood employment forecasts are slightly higher than the Council's forecasts, the
difference is minor. The Council's revised forecasts may be somewhere in between the current
Council numbers and the city's numbers. The difference is less than 10 percent.
In order to maintain a fair and technically valid forecasting process, the Council will not directly
incorporate the city's numbers but it will use the information as part of the revision process.
t//~ousing - Audrey Dougherty (291-6380)
The city has done an excellent job in preparing its housing plan. By identifying expected trends in
the housing market, relevant housing issues, and housing goals and policies, they have addressed thc
subject quite completely. The plan also clearly defines the activities that the city will take to
implement the housing plan.
The plan provides information on housing characteristics and an analysis of how the city compares
to other inner-ring suburbs and the entire Metro Area. This data is primarily from 1980 and does
not accurately reflect the current situation. The city should substitute 1990 Census data as soon as,/
Qis available.
Parks - Florence Myslajck (291-6520)
The plan provides a good, thorough analysis of local recreation needs, a good inventory of facilities,
and discussion of future needs.
A portion of Battle Crock Regional Park is located within the city of Maplcwood. Except for a
coded symbol on the map on page 86, there is no discussion of this regional park. The plan should
acknowledge the existence of Battle Creek Regional Park as part of the Regional Recreation Open
Space System and include a brief description of how the park's recreational opportunities affect the
residents of Maplewood.
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