GULFPORT: A SLUM CITY?
Five years ago there were signs of improvement all over Gulfport especially in the housing stock south of Gulfport Boulevard. People were buying homes all over town at ever increasing prices. Home improvements were a flourishing industry and our little city was taking on the warm and happy look of prosperity.
Building Code enforcement was not a major issue. In fact a policy of passive enforcement only on the basis of a citizen complaint became entrenched in our city practices. It worked then since any policy would work under those rosy conditions.
Everyone knows that since then the bottom has fallen out of the housing market and people have been hit with a crushing recession. So, it’s no surprise that the glow has gone from our housing stock and the results of neglect and deferred maintenance are beginning to show their ugly heads. In fact, our city is beginning to look downright shabby.
Abandoned and vacant houses in Gulfport number in the hundreds. Foreclosed and occupied houses number in hundreds more. Of the approximate 8300 housing units in Gulfport, only just over 2000 are Homesteaded which means that of the 6000 or so other homes they are either rented or part-time occupied by seasonal non-residents. These alarming and unaddressed conditions exacerbate the already negative impacts of the recession.
If nothing is done, property values in Gulfport will fall below the regional average and recovery, if there is to be one, will take a lot longer than the rest of the region. Our City Government needs to understand that we have unique underlying issues in addition to recessionary issues in Gufport that must be addressed if we are not to become a slum city.
When much of a city’s housing stock is made up of older two bedroom cottages on very small lots that were originally intended to be seasonal homes as is Gulfport’s, it is important that a city keeps a close watch on the increasing number that are now owned by out of town, second generation family members and by absentee investors. Add to that number the group of recent owners who find themselves upside down in their mortgages and can no longer afford reasonable upkeep. Then there are the foreclosed homes owned by banks that are well known in the industry as the worst property managers on earth. It is little wonder that large parts of Gulfport are rapidly on the way to becoming slums.
Fortunately, it is not too late for the city to take steps that could help to halt the decline and, at the same time, create a basis for community improvement as the economy recovers. It is in everyone’s best interest for the city to act since a continued decline in property values can cost us the loss of many of the services we have come to appreciate here in Gulfport. Property owners can see the decline in their real estate values not only stop, but will see increases over the coming years.
Much of our current problem is the result of our passive code enforcement policy, known in some circles as “code enforcement on the cheap.” For the most part, our code enforcement officer makes inspections and issues citations only if someone files a complaint. Consequently our code enforcement is sporadic, inefficient, ineffective and unjust.
The city needs to act and to act now by establishing a well publicized Property Value Enhancement Program. Step 1 is to survey the situation using a local university and a gang of interns to prepare a housing profile that shows the location and number of owner occupied homes, the location and number of rented units, the location and number of seasonally occupied homes, vacant units, abandoned properties, etc.
Then our existing building codes, housing rules and other applicable regulations need to be hauled out and reviewed for adequacy in light of current conditions.
Once the problems have been defined, then we can design building codes and a set of rules and enforcement practices that will meet the objective of cleaning up existing, dangerous eyesores and create an environment for safe and attractive development and redevelopment.
Some important steps can be done right now with immediate result. Absentee landlords, (any owner who does not live on the premises), should be required to register with the city. Landlords should be presented with a manual detailing all city, county and state rules and regulations affecting their status including their responsibility for activities carried out by tenants on the premises under current law. Just as businesses are required to pay an annual license fee to the city, landlords should do so as well for each rental unit.
Code enforcement on all types of housing should be pro-active and carried out by a residential enforcement specialist with periodic, spot inspections of rental units a part of his/her function. Citations and fines should be liberally applied. Between fines and license fees, the increased cost of pro-active enforcement could be covered from the outset of the program. The end result should be more attractive neighborhoods and safer conditions for tenants. Exemplary owner/residents and landlords should be rewarded for their efforts by reduction or elimination of registration fees and/or real estate tax incentives.
Clear codes as to the parking of boats and vehicles must be developed and enforced. Only boats under a specified length should be stored on residential properties and they must be covered by permanent coverings. Vehicles parked on residential lots should be limited in size and number and should be parked on driveways or clearly defined parking spaces. The maximum number of vehicles parked on a residential lot should be in direct proportion to the size of a lot, (a boat would be counted as a vehicle for this purpose). No vehicles or boats may be parked on the city rights of way except at curbside in some locations. These rules could be applied to new occupants and could be incorporated into the zoning ordinance.
It is the writer’s opinion that the cost of establishing and enforcing codes across the city would eventually be more than offset by the consequent increases in property values that would result from the improved appearance of the city’s residential neighborhoods. Registration fees for rental units could be reduced or eliminated at that time.
The new codes should be in place and universally applied within five years with new occupants coming under them now, upon occupancy. (The average turnover rate for residential properties is about the same as the suggested implementation rate.) Given the large number of rental units here, the average turnover rate is probably closer to five years in Gulfport. 100% compliance could probably be accomplished within five years.
Phased installation of Cape Cod Berms on streets where there are no curbs would do much to enhance the appearance and further improve property values in many neighborhoods. Further commitment by the city to provide permanent staff to fairly enforce the new codes is an essential ingredient in this property value enhancement program.
Proper codes and enforcement are only one step in reversing the trend toward slumdom, but they are essential first ones.
Much of what you have written is accurate Big Dog, but there is some need for a bit more detail.
The reactive code enforcement has been a policy for decades and it has not worked well. Some years back, do to complaints, the department initiated a plan to visit different areas each month in a proactive mode, that didn’t work out well either.
On our street we have absentee landlords that keep up their property and others that do not. We have bank owned housing stock that seems to be well maintained. We have commercial property owned and rented, and here for us lies the problem, and a solution that was offered, accepted, and never implemented.
An absentee landlord of commercial property should need to demonstrate that they have a plan in place to maintain their property. If they leave it up to the tenant, then the tenant needs to demonstrate that they have a maintenance plan in place. Any failure to comply with the filed plan is to be enforced by contract law. Personally, I would not allow a landlord to hold the tenant responsible for the maintenance, but require them to deliver a contract that the property is to be maintained whether it is occupied or not. This idea could extend to landlords of residential housing as well.
Property owners should be presented with the rules of code enforcement upon purchase. Everyone who owns property in Gulfport should know their responsibilities and not need to rely on an officer to appear at their door step with a warning in hand. I suspect that if people are aware of their responsibilities they will be more amenable to compliance.
On development… The City should enforce the color pallet that was suggested in the redevelopment initiative. This idea of letting everyone paint their building 6 shades of purple with racing stripes of any color of the rainbow in 49th street redevelopment area is a fool’s errand.
Well said – I totally agree, and since it seems like that about 25% of individual home owners do NOT seem to care they hurt the rest of us. I encourage all to walk up and down on only their street and take mental inventory. This is what I did on my street this morning when walking my dogs, and out of approx. 35 houses six houses could use some visit from a Code Enforcement you suggest we should have. Parked cars on lawns, garbage cans which have not been moved from the curb since weeks, weeds and un-edged lawns. Gulfport is in need of a New Reality.
I confirmed today that neither businesses nor residents / homeowners are provided any information regarding ordinances, their responsibility for maintaining right of ways, etc. when they move into the cit. Some people may be good at presuming what is right and wrong and know where to find the info and thereby do the right thing. On the other hand if you are acting in good faith and nobody tells you any differently then you do what you do. Soooo, whose responsibility is it to provide the info. People don’t know what they don’t know. Granted some don’t give a darn but I think they greater problem is lack of info being diseminated.
mtober, seems like a logical first step, since the city isn’t interested in slapping folks with fines, because they sure would be rolling in the moola if that was on their agenda. So let’s give folks a short sunmmary of what being a good citizen and neighbor in Gulfport is all about and what is expected of you and your guests and your renters. Let’s not forget those bankers holding those delinquent mortgages and deteriorating properties. Boy, that college education you have really comes through. Who would have thought common sense would be in such short supply in Gulfport, year 2011.
Gulfport: a Slum City! Thanks for the post. I thought I was the only one concerned about the frank deterioration of our city. I moved here 10 years ago, and I feel that owning a home here has become an uphill battle.
I have complained for months about trash cans obstructing the sidewalk, uncovered bins and its stench, trash blowing into my yard. Called for assistance from the code officer and tenants of a rental property across the alley agreed to make some modifications. That only lasted a few weeks. My car was egged after a second complaint about the same problem (I notified the police, just for the record).
Lately new tenants moved into the duplex, but as stated above, most don’t know what is expected, or if they are violating a city ordinance. We are required to put out the trash on the curb by 7:00 THE DAY OF PICK-UP, not leave the bins out all week long.
The alley has become a dump with mattresses, old chairs, buckets, trash cans, oil pans, brooms, mops, rags. To top this off I have 2 floodlights trespassing unto my property and percolating into my home through window shades and drapes, disturbing my sleep and enjoyment of my home. The lighted alley now attracts foot traffic until late hours, making noise and disturbing what once was a peaceful area.
BTW the landlord of one rental property lives on the same street. I might add that trashy over the top intrusive UNSHIELDED lighting is not just a nuisance, it contributes NOTHING to safety due to the glare that creates deep dark areas by contrast, hinders vision, and in general gives the impression of being in high crime area that affects our property values.
I called city hall again. Still waiting for a reply in Gulfport: the new Slum City!
No, no Mike we don’t need a New Reality we need a New Mooring Field…
mtober, I have friend who used to work for a company that would arrive at a new residents door with a fruit basket and a welcoming smile. He would bring any and all information that the new folks needed as well as chamber info, locations of stores, where to get services how to satisfy the city. I can’t remember the name of the company off hand, but it was a great idea and service to the new resident as well as the community.
There is a national organization actually called ‘The Welcome Wagon’…..there isn’t one in Gulfport that l know of…but l do know the Chamber might still give out a packet to new residents. l think you would have to pick it up at their new office.
For the police l ask this – l know the TRAIL belongs to the county but late night there are motorcylce races on it between 58th street and east for a while. Also many bullet holes are in the buildings in our area alongside of the Trail – l fear that someday one will come into the house and harm or kill someone. l don’t know who is supposed to be checking the Trail at nights but l hope Gulfport has someone assigned to it.
Best wishes to the new Chief. My uncle, Bob Billingham was an officer in Gulfport in the 50′s or 60′s not sure. l lived here in 1943-46 and then we moved back to New Jersey. It took me 50 yrs. but l got back to my beloved Gulfport.
Danie Huizenga-There is still a national organization called The Welcome Wagon. It started out about 80 years ago as a company that delivered baskets of items and info about local and some national businesses to new home owners. Today it is a direct mail and e-mail marketing company that sends similar info to new homeowners. According to their website at http://www.welcomewagon.com, they are looking for an account executive in Pinellas and Hillsborough Counties.
I hope you have reported the TRAIL problems directly to the Gulfport Police
“Setting an example is not the main means of influencing another, it is the only means” – Albert Einstein
Fact:
It is very hard for one adult to tell another adult what to do. However, there is currently a nice wave of discussion here and and around town about this issue. At first I rolled me eyes as I am not so offended by the clutter as others. I do agree that trash and litter is an eye-sore, but junk is subjective. But regardless of my admittedly hillbilly-hippy perspective, I am listening to everyone and am excited about the energy and the momentum of the “beautification” movement. I guess I love it when something dynamic and positive is developing even if it is not my personal agenda!
I have some ideas to throw out there. I doubt we’ll be able to force much of a change as forcing anything usually only strengthens the opposition. So lets drop that concept as a primary effort. But maybe it is time to give a name to the movement. “Gulfport Beautification Movement,” “Taking Pride In My Gulfport Yard,” etc. One with a very cool acronym would be powerful.
So the idea is to set an example. Show what we are made of, and share with others who also take on the movement. Forget the bad yards for now, as apathetic neighbors and home owners start to see what is happening more will get involved and then there will be a bit of subtle pressure from many other who do not care now. Focus on the positive and downplay the negative until there is so much positive that the negative is so obvious that something has to happen. We’re not there yet.
I love coming up with names and acronyms, so will be playing with possibilities…
Here’s one to get you thinking:
SPARKLE
South Pinellas Area Renewal Keeping Lawns Enchanted
Don’t forget to include St. Pete and South Pinellas or we’ll only be part-way where we want to go. It’s not just about Gulfport anymore.
Ah, Gulfport, where the sewers meet the sea and the TYVEC flutters like Buddhist prayer flags in Nepal.
Butt filters in abundance, recyclables above your ankles along the grand strand of 22nd South and the ever scenic 49th Street.
Will the Palestinians annex ward 4 as a refugee camp? Same aesthetic appeal and potential for unprovoked violence.
Paradise.
Lost.
After giving this issue some thought and noticing that the Community Development Department was excluded from the City Managers list presented to the City Council at the Workshop session I have concluded that the Code Enforcement Department should be removed from Fred Metcalf’s Community Development Department and either have its own agency, or be placed under the agency of the Police dept. For years we been told that the police work as backup in the Code dept, and for years they have always deferred that tasks to the Code agent, when he’s available, so either the police are Code agents or they’re not and if they are then the Code division will be a good fit. If they can not handle this task then let it stand as it’s own agency, reporting directly to the City Manager, with it’s own budget, with full accountability and monthly reports presented to council as well as being published. Infractions exposed, fines imposed and a meticulous accounting of time spent, services rendered and fines collected. Isolate the repeat offenders and establish some volunteer group to assist seniors and the disabled in residential property. Make the point repeatedly that leniency will no longer be tolerated by the citizen.
http://www.mygulfport.us/City_Departments/Community_Development/Overview.htm
Let’s see:
We can’t all agree on what junk, beauty, pornography, trash, weeds, loud music, annoying music, bad hair, inappropriate dress, vulgar speech, artistic merit, G rating, x-rating, etc., so we do nothing? We talk it to death and do nothing? We study it to death and do nothing? We form a committee and do nothing?
Look up the meaning of civilization if you are too educated to compromise on some basic moral, ethical and cultural tenets that allow folks to live closely together in some form of harmony. When did evolution stop?
Tolerance is way overrated when overflowing trash receptacles are looked upon as someone’s urban artistic expression. Each community has to decide by democratic rule what its standards will be. What plays in Vegas or other communities doesn’t necessarily play in Gulfport. Each community has a soul, one which is continuing evolving depending on the folks who live in it.
Apparently, Gulfport’s burgeoning blight isn’t quaint anymore to a growing number of tax-paying citizens, who see there property values and quality of life being pissed on by thoughtless, inconsiderate neighbors. That is why civilized people have governments, police departments, fire departments, jails, laws, rules, posse’s, hangings, trash pick up, recycling, limited garage sales, public floggings, and tar and feathering for folks who just can’t seem to get along with most of us.
Public floggings? 2iview is on to something.
Will they be televised?
Could help clean up the city and build a sense of community.
Do them behind the rec center and combine with movies.
Chamber could promote Gulfport Flog Fests.
Adios gecko.
The city finally got the fire in its belly(or under its butt) and picked up 60,000 pounds of trash in May, after disgusted citizens had a social network revolution through emails, Facebook postings, GulfportWatchdog critques, Gabber complaints, and Hard Candy discussions, plus photos posted and sent out to city council members. Now, what is the city’s plan to keep on top of this problem?
Don’t rely on the CITY to do anything, Keep-on…keeping-on and post until they find the problems before YOU do. Change the culture of the administration, force them to be proactive.
I have not taken a dedicated tour of the streets ans alleys, but in my daily traveling, I have not seen any piles of ignored trash and debris. If you know of any, please let me know.
Mr Hudson …the alley behind the art village is a disgrace especially the industrial art center..the business do not care for the areas surrounding their businesses
…..there is trash up and down beach Blvd from geckofest …the city don’t make any money on the festivals but have to clean up …
April 11th.
The city looks the same 6 months later.
Will the structures behind O’Maddy ever be cleaned up, finished, sold to some unsuspecting buyers.
I’ll check back in another 6 months!