Twilight Zoning in Bellingham: Solving the Problem

Thursday, March 6, 2008

Solving the Problem

The following was posted on the Bellingham Herald website in response to a letter to the editor written by Rick Chartrand (click here to read Rick’s original letter).

“Rick and friends:

What is your suggestion for solving this problem? I don't think Jack disagrees that there's a problem but the blogmaven (sic) and gang should offer a solution. Instead you fall into the name-calling trap. Yuck.

Do you want landlord licensing? Then say so! Speak up! Advocate for it! You present nothing specific, just a lot of complaints with no ideas or solutions. Step up! Be helpful!

And yes, I live near Western. Yes, I broke up a party Friday night. Yes, I think the city can do something. But I see no other solution than landlord accountability but the last time that was on the agenda, you were where exactly? (I was there.)

Step up! Stop namecalling (sic)!

foes of mean people society”

Well, I probably can be considered as a part of the “friends” category addressed by this comment (and by the way it is Zonemaven and we are not a gang). The fact is that I have been proposing solutions all along, however, few people take the time to read those portions of my blog or if they do, they forget they have read them.

First, you have to enforce the code to clean up the neighborhoods and restore confidence that the city will protect the neighborhoods. Once code enforcement begins, the pressure to find legally affordable housing will mount and an open and trustworthy dialogue regarding controlled infill can begin.

Second, WWU must be told that in order to get a slice of the pie at the waterfront table, it will have to start taking more of a role in housing all those students it has attracted to its campus. This can be done with public-private partnerships, exactly as WWU is planning with respect to such partnerships to build their dream campus annex at the waterfront.

Third, with mounting pressure to provide affordable housing, the city will be forced to focus on attracting such housing, perhaps also through public-private ventures. Until now, the city feels little pressure as it has been using illegal rooming houses in the single family neighborhoods as a safety valve.

Fourth, the city needs to license landlords and provide for inspection of rental premises. With all these unlicensed, uncontrolled and uninspected rentals, it is courting disaster. Will it take a fire or some similar event in one of these places to get their attention?

Fifth, WWU needs to review its stand on sanctioning student behavior off-campus. Perhaps the next president of WWU will be more sensitive to the effect of thousands and thousands of its students on the surrounding community.

Last, the city vigorously enforces its nuisance codes on noise, litter, parking, etc.

You can read Rick Chartrand's own response to "foes of mean people society" by clicking on the image on the upper left.

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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.