Property Maintenance Code, Ordinance and Trailer Parking, Ordinance
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1 TOWN OF LONGBOAT KEY Property Maintenance Code, Ordinance and Trailer Parking, Ordinance January 15, 2013, Planning and Zoning Board Meeting 1
2 Core Value of Town: The Town shall support well-designed and well-maintained neighborhoods, communities, and commercial areas through the regulation and enforcement of landscaping and property maintenance codes for the beautification of the island and protection of property values. Adopted by The Town Commission in 2011
3 The Town Commission asked staff to meet with the community to receive input on code enforcement issues that currently exist in the Town and develop ideas and possible solutions to protect our community and property values. Staff had a community meeting in regards to code enforcement issues on January 24, 2012.
4 Public Outreach for January 24, 2012 Meeting 2,900 notices send out in utility bills 103 letters sent to HOA s Chamber of Commerce blast Legal ads in both local papers
5 Staff presented Ordinance at Town Commission Workshop on November 12, The Town Commission directed staff to have the Planning Board review Ordinance along with an ordinance that regulated the parking of trailers, storage pods and boat trailers (Ordinance )
6 TOWN OF LONGBOAT KEY Our Current Code Enforcement Program 6
7 Building Permit Violations Violations related to: Working without a permit Revoked permits Job site maintenance Unlicensed contractor complaints
8 Sign Violations Sign placed in right-of-way Violations related to: Prohibited signs Open house violations Non-permitted signs Sign placement Too many signs at a connecting street
9 Chapter 96, Maintenance of Premises Violation related to: Weeds and grass in excess of 12 inches Accumulation of brush
10 Vacant Lots Vacant lots which have previously been mowed are required to be maintained at 12 inches or less.
11 Chapter 98, Trees Violations related to: Removal without permit Planting under electrical facilities Over trimming of palms
12 95.25, Junk Accumulation Violations related to: Unregistered vehicles Trash accumulation Abandon equipment
13 Chapter 100, Sea Turtles
14 Abandoned Property Procedure for items left on public property: Chairs tagged with a 5 day notice After 5 days removed and stored Notice to claim posted for 90 days
15 Zoning Violation Modifying non-open space coverage requires approval by Zoning Exception for driveways, pathways, and other surfaces.
16 Zoning Violation Installing fences requires approval by Zoning
17 Before Intersection Visibility After
18 , Accessory Use Vacant lot used for parking and storage. Utilizing a vacant lot for parking is considered an illegal use.
19 130.08, Construction materials Hurricane protection. It shall be unlawful for any person to allow construction related materials to remain loose or otherwise unsecured at a construction site at the time a mandatory evacuation has been ordered for the town and continuing until the evacuation order has been lifted. The police department enforce this code.
20 Violations thru Building permit violation Signs Maintenance of premises Trees Junk Accumulation Turtles Misc Abandoned property-beach chairs Zoning Code Regulations Driveways/fences/misc Rental complaints Schedule use of regulations Accessory use Utilization of yards Yard regulations Walls, fences, hedges Screening regulations Intersection visibility Home occupations Outdoor dining Structures over water Totals Cases taken to Code Enforcement Board 16 Number of cases Town cut grass
21 TOWN OF LONGBOAT KEY Current Code Enforcement Problems 21
22 Problems our community faces without a Minimum Property Maintenance Code Deterioration of structures Unsafe structures Neighborhood blight Neighborhood nuisances Decline of property values
23 Open Storage carports would be regulated by our new Code
24 Exterior Storage These would be possible violations
25 Exterior Storage The number or type of toys stored outside in plain view may be a violation
26 Exterior Storage Storage not seen from the public way would not be a violation
27 Exterior Storage Storage of construction material with an active building permit would not be a violation
28 Unmaintained property
29 What has created the problem Property foreclosures Investment properties Vacant properties Lack of codes Not a lack of enforcement
30 Questions and Concerns How will the Town enforce peeling paint and a crack in the stucco? My house has a crack near a window and the paint is peeling off the window sill --will I be getting a Notice of Code Violation? How is the Town going to determine if this property is in violation? Possible factors to consider when determining a violation Is the property a vacant structure or an occupied dwelling Have we received complaints from the community on this property Is the condition creating blight Can the crack be seen from the road Are there other visible signs of deterioration
31 A look into the backyards of our neighborhoods Unsanitary pools Torn screens Homes are deteriorating
32 A look into our backyards and our neighborhoods Home repairs are ignored Homes are deteriorating Structures are failing
33 Peeling paint Broken window Boarded up window Mold
34 Structures are deteriorating without proper maintenance
35 Vacant Homes One of the biggest problems currently creating blight to our community are the vacant homes that have been purchased by investors who are waiting to the right time to demolish or improve. Many of these homes sit vacant without water or electricity and with only the minimum property maintenance being applied the grass is being cut.
36 Changes to the Town s Code will change our neighborhoods. DEMOLISH MAINTAIN Property owners/investors would be required to make a decision to either maintain the structure to the Town s minimum standard or remove the structure.
37 The Question As society has changed is it time to change our codes related to property maintenance? Town Code IPMC
38 Possible solution through adoption of parts of the International Property Maintenance Code (IPCM)
39 What is the IPMC? One of many codes developed by The International Code Council (ICC) Founded by: Building Officials and Code Administrators International (BOCA) International Conference of Building Officials (ICBO) Southern Building Code Congress International (SBCCI) Purpose: Establish provisions consistent with the scope of a property maintenance code that adequately protects public health, safety and welfare.
40 IPMC Chapter Breakdown Chapter 1 Scope/Application Chapter 2 Definitions Chapter 3 General Requirements Chapter 4 Light/Ventilation and Occupancy Limits Chapter 5 Plumbing Facilities Chapter 6 Mechanical/Electrical Requirements Chapter 7 Fire Safety
41 IPMC Chapter 3 Breakdown Section 301 Section 302 Section 303 Section 304 Section 305 Section 306 Section 307 Section 308 Section 309 General Exterior Property Areas Swimming Pools and Enclosures Exterior Structure Interior Structure Component Serviceability Handrails and Guardrails Rubbish and Garbage Pest Elimination
42 How can the IPMC help Longboat Key? Swimming Pools/Screen Enclosures IPMC Section 303 (Town Code ) Rodents IPMC Section 309 (Town Code )
43 Unsafe Structures IPMC Section (Town Code )
44 Windows and Doors IPMC Section (Town Code )
45 Peeling Paint/Mold IPMC Section (Town Code )
46 Cracked Block/Stucco IPMC Section 304 (Town Code )
47 Seawall Cracked Block/Stucco IPMC Section 304 (Town Code )
48 Does the enforcement process change??? Doesn t change- Follow Florida Statute Chap. 162 and LBK Ordinance Chap. 33 Cite violation and give adequate time to correct the issue. If not corrected, case goes before Code Enforcement Board (CEB) or Town Commission. Order is written by the CEB with a compliance date. If still not corrected, fine begins and runs until corrected.
49 How to adopt the IPMC Many communities adopt the whole code by reference ex. Florida Building Code or National Electric Code (NEC). Adoption by Chapter or Section. Requires restructuring of current codes and ordinances and the creation of new chapters and sub-sections.
50 The property maintenance issues on Longboat Key may be resolved by adopting parts of the IPMC, and by making a few additional adjustments to our current code. At this point, our current Town Code does not have the necessary and desired property maintenance sections to address the conditions that are frequently complained about.
51 Adoption of Ordinance Staff is proposing to adopt Chapter s 100, 200, 300 and a subsection of Chapter 700 of the IPMC by creating a new Chapter 104 Property Maintenance Code and amending sections in Chapter 150 Buildings.
52 TOWN OF LONGBOAT KEY Other Property Maintenance Issues Not currently addressed in the Town Code 1) Boat parking 2) Storage trailers 3) Storage pods 52
53 Section allows a registered boat, on a trailer with a current license plate, in any setback or yard (except waterfront yards) in an approved driveway. Does the Town Code need more regulations for boat parking? The Code for Holmes Beach states that only ONE recreational vehicle (boat, boat trailer, utility trailer, vehicle trailer ) in the front yard or driveway.
54 Storage trailers, pictured below, with current registration, are legally parked in an approved driveway or side yard. The Town Code regulates travel trailers more strictly defines a travel trailer, in sum, as a structure intended for habitation. Travel trailers may be parked for no more than 5 days in any 30 day period, unless in a carport or garage.
55 Storage PODS are not regulated by our Town Code Other jurisdictions regulates temporary storage units including PODS. They may be in the front yard for no more than 5 days.
56 Adoption of Ordinance Staff is proposing to restrict storage trailers and storage pods in the same way that travel trailers are restricted. They would be allowed to be parked no more than 5 days in any 30 day period, unless in a carport or garage. Staff is recommending that boat trailer parking be restricted to one boat trailer to be parked in an open parking area, unless in a carport or garage.
57 Questions and Discussion?
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