Twilight Zoning in Bellingham: Sounds of Silence

Friday, September 28, 2007

Sounds of Silence - Your Government Speaks

On Monday morning, 24 September, I invited the Mayor and the Director of Planning and Community Development to speak to this issue. I sent them an email alerting them to the blog posting which requested their comments on several complaints I had received from Bellingham residents. I have heard nothing from these city officials. Here are a few more emails that I received during the week. Again, I ask the Mayor and the Director of Planning to speak to the issue. Why the silence?

JW, now of Ferndale, wrote:

“I'm a 'drunken student' refugee now living in Ferndale. I used to live in Happy Valley. Now a complete college slum. Used to be a nice place…

He also said:

“The city told neighbors at [a] get together that they (the city) will not enforce the municipal code concerning how many people live in a house. They told us to get lawyers if we wanted to fight it! All of this crap went on for six years....it went from a quiet neighborhood to a total 'war zone'. I had lived in Quiet Bellingham since 1975 and the real change happened in the late 90's. A city "planner" told me that "I should move because it will get worse!" … Landlords (big problem) owning the properties told neighbors to 'get f----ed'. Literally. Nobody controls them. They are almost as bad as the students. All of this was four years ago in "Happy" valley. Happy Valley went from a peaceful very quiet area to one of the worst crime neighborhoods in a matter of a few years! All of this is exactly what the city and college want and they have always gotten what they want. The college wants to expand, expand, expand. And the college turns a blind eye to it all. Not their problem. … It’s quiet and serene out here in Ferndale!"

And this from JM in the Whatcom Falls Neighborhood:

"Hi …, Sad to see that we have to rely on a "new comer" to highlight one of our city problems. I liked your article [Bellingham Herald, 23 September] very much and fully agree that something needs to be done. Like yourself we have a neighborhood problem, one house rented to college students or non-relatives, the other a housing authority house. Both of these have presented repeated neighborhood problems but only those living close seem to care that much. I am guilty of ignoring things for many years as I worked so many hours and my wife is mostly housebound with health problems, [so] that neither of us really noticed. After retiring I was exposed more often to the problems so naturally more concerned… I did speak with Dan McShane when he was door knocking in our neighborhood [and] he made notes of my concerns. ...he lives in the York neighborhood, not a rich new development so he too should be concerned. I would like very much to help in an effort to get things changed and protect our neighborhoods and the quality of life we should be able to expect. Regards, JM"

And last but certainly not least from CB:

"I live right next door to one of these houses, located at XXX 20th. I have complained in writing to the City regarding what goes on at this address and have had absolutely no resolution. I'd like to offer my support to your efforts and would welcome an opportunity to discuss this with you. Later . . . CB"

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The Rationale for Rental Licensing

There is the definitive experience of cities that have already adopted rental licensing and inspections in the face of exactly the same opposition as we saw in Bellingham over the last decade. Ultimately, each of these cities was proven correct in its resolve to move ahead to protect the safety and health of the renters. We already know that the city of Pasco, WA found that 15% of the units inspected under their program had serious life/safety issues. 10% had mold problems. A full 85% had problems of varying degrees. The city of Gresham, OR performed over 1600 inspections in 2009 and issued, as a result, over 4,000 citations. Lexington, KY performed inspections of units near the University of Kentucky and found that 50% had life/safety issues. Sacramento, CA began an inspection program during which one third of the units inspected had serious safety and health issues. The question why does anyone believe that the condition of rental housing here in Bellingham does not mirror that which is found in cities that have the statistics to show that time and time again the condition of rentals in our cities is problematic? All we have had to date from those who oppose licensing are broad statements by the landlords and their paladins that are completely and utterly unsubstantiated. The Zonemaven has searched in vain for the horror stories that these opponents of licensing and inspections have predicted. On the other hand, The Zonemaven did find over 100 cities that have licensing AND inspections without the catastrophic effect for the rental markets that the landlords would have you believe. (See this blog's sidebar at bottom left for list)

One Reason Illegal Rooming Houses Do Not Work

The limit for unrelated persons at a single family home rental is three residents. Leases are signed by three people who then invite additional renters to join them to lower per capita rental rates. The perverse effect is that rental rates tend to rise under these circumstances making it difficult for single families to rent single family homes. Some local rental agencies facilitate this practice.

"To say that a family is so equivalent to a ragtag collection of college roommates as to require identical treatment in zoning decisions defies the reality of the place of the family in American society, despite any changes that institution has undergone in recent years. Only the most cynical among us would say that the American family has devolved to the point of no greater importance or consideration in governmental decision making than a group of college roommates." (Stegeman v. City of Ann Arbor)

That being said, accommodation ought to be made for protected classes, especially non-traditional unions and group houses for the disabled. These classes are laid out in federal and Washington State law.