Targeted Rental Licensing Programs: A Strategic Overview
|
|
- Merilyn Park
- 6 years ago
- Views:
Transcription
1 American Bar Association Section of State and Local Government Law 2016 Spring Meeting Targeted Rental Licensing Programs: A Strategic Overview Presented by Jessica A. Bacher Chair, Distressed Properties Sub-Committee, Land Use Planning & Zoning Committee Chair, Land Use Planning & Zoning Committee Executive Director & Adjunct Professor of Law Land Use Law Center Pace University School of Law Clinic Lecturer, Yale School of Forestry and Environmental Studies Author Allison Sloto Pace University School of Law, J.D. Candidate 2016 Yale School of Forestry & Environmental Studies, M.E.M. Candidate 2016 April 7-10, 2016 Intercontinental Hotel San Juan, PR
2 Targeted Rental Licensing Programs: A Strategic Overview I. Background A. Why Have a Rental License Program? i. Across the United States, local governments are experiencing difficulties in ensuring a sufficient stock of safe, well-operated, and well-maintained rental housing. This is especially so for municipalities that struggle with social and economic distress. After the 2008 mortgage crisis, widespread foreclosures left many single-family homes vacant and falling into disrepair. 1 Many of these dwellings have ultimately become wellmanaged rental properties, but not all landlords are responsible property owners. ii. iii. iv. Local governments, using their delegated powers to regulate property for the health, safety, and welfare of their residents, can ensure that all landlords maintain their properties in a safe and responsible manner. The means for municipalities to accomplish this is through the municipal regulatory framework, the sum of the ordinances, administrative systems, and operation practices the municipality uses to foster responsible landlord behavior and sound, well-managed rental housing in the community. 2 The goal of enacting such regulations is not to eliminate or punish landlords, but rather is to heighten the quality of rental housing stock in the community as well as ensure that landlords are responsible managers of safe and healthy properties. The traditional view of renting is as a type of residential use. However, communities should consider rental properties as a business, with the concept of a rental license being analogous to a license to do business. Just as many businesses need to pass health and safety inspections in order to maintain standards, so too should rental properties be licensed to assure housing quality within the community. v. Tenants also can contribute to problems associated with rental properties. To encourage tenant cooperation, municipalities can supplement rental license laws with initiatives that establish a 1 See, e.g., Chris Isidore, Homes in foreclosure top 1 million, CNNMONEY (June 5, 2008), 2 Alan Mallach, Raising The Bar: Linking Landlord Incentives and Regulation Through Rental Licensing, CENTER FOR COMMUNITY PROGRESS (2015), available at 2
3 community-wide dialogue about safe, decent rental housing. Additionally, localities can implement education and training programs for tenants and landlords; provide mediation facilities for landlord-tenant disputes; create a landlord-tenant forum that helps all parties move past the frustrations and misperceptions among these groups; engage the court in this process because of its central role in both evictions and code enforcement actions; involve the county department of social services in regular dialogue to better understand provisions for rental housing assistance and ensure accountability in maintenance of rental units in a safe and inhabitable condition; explore the healthy homes and housing movement that advocates for local partnerships that address the substandard livings conditions of many urban neighborhoods, which affect minority and low income households; 3 and work closely with landlord associations to develop model lease agreements with stated property maintenance responsibilities for both landlords and tenants. B. What is a Residential Rental Licensing Program? i. Generally: A residential rental-licensing program is put in place by a local government to require property owners to apply for and obtain a rental license prior to leasing their properties. 4 The principal function of such a program is to protect and promote the health, safety, and welfare of tenants and to prevent the deterioration of housing stock by enforcing property maintenance codes. The program requires property owners to submit an application to obtain a rental license. 5 The City or Town then inspects the property prior to approving the application. There are three different types of rental licensing programs: no licensing, universal rental licensing, and targeted rental licensing. ii. iii. No Licensing Program: Municipalities operating without a licensing program must rely on building inspectors and the court system to assess fines for problem properties. Universal Rental License: a. All owners of rental properties must annually re-apply for a license, pay associated fees, and undergo an inspection. This is the case no matter how compliant the landlord was in terms of maintenance and safety. There is no landlord rating system upon which to base the renewal of the license. 3 See generally, Who We Are, THE NAT L CTR. FOR HEALTHY HOUSING, (last visited Feb. 25, 2016). 4 Silvana Hackett, Rental Licensing To Achieve Compliance, CTR. FOR URBAN AND REGIONAL AFFAIRS, UNIV. OF MINN. (2012), 5 Id. 3
4 b. The benefit of this scheme is that it guarantees all rental units are subjected to annual inspections and license renewals, precluding the possibility of code violations. iv. Targeted Rental License (also known as a performance-based license): a. Unlike a universal rental license program, the targeted rental license program is not a one-size-fits-all scheme. Properties are categorized based on the number of code violations (and in some municipalities, by the amount of criminal activity), in order to distinguish compliant from non-compliant property owners. b. Cooperative property owners are rewarded based on their continuing record of compliance (zero or few code violations and instances of criminal activity), with incentives such as paying reduced licensing fees and undergoing less frequent property inspections. 6 c. On the other hand, non-compliant property owners with recurring code violations and criminal activities carried out on their properties will be subject to more frequent application renewals and inspections, as well as higher fees. d. Additionally, a targeted rental license program can incorporate the Crime-Free Housing Program, thereby reducing the level of criminal activity in rental units. An increasing number of communities have chosen to incorporate this program into their licensing systems after the 2008 mortgage crisis, as a means to address the scavengers, squatters, and gangs perpetuating criminal activities in vacant homes. The program trains law enforcement agency coordinators, who then train landlords and certify properties in their respective cities. 7 Implementation of the program relies on the inclusion of a crime-free addendum to the leases for all residential properties. 8 Benefits of the program include reduced police calls, the creation of a more stable resident base, and the reduction of potential civil liability. 6 Tool 6: Good Landlord Incentives, CTR. FOR COMMUNITY PROGRESS, -good-landlord-incentives-pages-212.php (last visited on Feb. 25, 2016). 7 Crime Free Certified Trainer, INTL. CRIME FREE ASSOCIATION, (last visited on Feb. 25, 2016). 8 Crime Free Programs A Brief History, INTL. CRIME FREE ASSOCIATION, (last visited on November 8, 2013). 4
5 1. There are three phases to the Crime-Free Housing Program. 9 Phase I consists of an eight-hour property manager/owner training. 10 Phase II is a Crime Prevention through Environmental Design Survey (CPTED) conducted by police on the property. 11 Phase III is the crime free commitment, where landlords pledge in a written commitment to screen tenants, conduct regular property check-ins, and otherwise put forth their best efforts to keep their property free from crime. 12 II. Understanding The Municipal Regulatory Framework A. A successful municipal regulatory framework for a targeted rental license system consists of the municipality s ordinance, as well as enforcement mechanisms and a rental property information system. Elements of a successful program include: 13 i. Landlord Registration/Licensing Ordinance: at minimum, landlords should be required to register in a municipally-run registration system. Ideally, the municipality will implement a licensing system, which requires not only landlord registration, but conditions that registration on meeting health and safety inspections. ii. Mechanisms to Ensure the Landlord Is Registered/Licensed: enforcement procedures are needed to make sure that the landlord complies with the registration/licensing ordinance. iii. Rental Property Information System: a database of rental properties in the community containing information about code violations, police calls, and tax/fee payment status allows municipalities to quickly target problem properties and efficiently use their resources to remedy the issue. iv. Strategic Code Enforcement: proactive, targeted enforcement that is part of a municipal action plan to bring properties into compliance is much more effective than a complaint-driven scheme, where enforcement is reactive. 9 Crime Free Rental Housing: Keep Illegal Activity Off Rental Property, INTL. CRIME FREE ASSOCIATION, (last visited on Feb. 25, 2016). 10 Id. 11 Id. 12 Id. 13 Mallach, supra note 2, at Table 1. 5
6 v. Compliance-Oriented Fee Structure: fees should be focused on attaining maximum landlord compliance by rewarding responsible landlords, and should not be seen as a revenue stream. III. Case Studies for Best Practices A. Brooklyn Center, Minnesota: operates a comprehensive, performance-based rental licensing program, which designates properties as belonging to one of four different rental license categories (Type I, Type II, Type III, and Type IV Provisional) based on the condition of the property and number of nuisance calls. 14 The better the landlord s practices, the lower the rental licensing fees and inspection requirements. 15 Conversely, noncompliant landlords are required to obtain a license type that imposes more onerous standards. i. Type I licenses are issued for three years and require a minimum of one inspection every three years. Phase I of the Crime-Free Housing Program is recommended. ii. Type II licenses are issued for two years and require a minimum of one inspection every two years. Phase I of the Crime-Free Housing Program is required. iii. Type III licenses are issued for one year and require a minimum of one inspection every year. Phases I and II of the Crime-Free Housing Program are required. iv. Type IV provisional licenses are issued for six months and require a minimum of one inspection every six months. Phases I, II and III of the Crime-Free Housing Program are required. B. State of Utah: authorizes municipalities to establish Good Landlord Programs 16 (where landlords who responsibly maintain their properties are entitled to reductions in rental license fees). i. See, e.g., the City of Ogden, Utah, which operates a Good Landlord Program that provides financial incentives for landlords who demonstrate reductions in crime and code violations Brooklyn Center, Minn., Mun. Code ch. 12, ; City of Brooklyn Center, Minn., Rental Dwelling Licensing Program, 15 See Rental Dwellings, CITY OF BROOKLYN CENTER, MINN,, (last accessed Feb. 24, 2016). 16 See What Is The Good Landlord Program, UTAH HOUSING COALITION, available at Sa95HLAhXJdj4KHQ0bCqMQFgg4MAQ&url=http%3A%2F%2Fwww.utahhousing.org%2Fpublicpolicy%2Fitem%2Fdownload%2F93_25c264a957b4dcf eec6154b3&usg=AFQjCNFH6Aw3nMfbeC5 nxetaxs4swu84sq&sig2=a3okjfqq6j-fs3uv_o4qwq. 6
7 C. City of Milwaukee, Wisconsin: uses a universal rental licensing program, which only encompasses certain portions of the City that are of particular concern (in terms of housing quality/crime). 18 However, the City does run a landlord training program to encourage property maintenance and lower crime rates. 19 IV. Resources for Further Information A. Alan Mallach, Drafting Rental Regulation Ordinances In Illinois Municipalities: A Short Guide For Local Officials, CENTER FOR COMMUNITY PROGRESS (2015), available at B. Alan Mallach, Raising The Bar: Linking Landlord Incentives and Regulation Through Rental Licensing, CENTER FOR COMMUNITY PROGRESS (2015), available at C. Alan Mallach, Meeting the Challenge of Distressed Property Investors in America s Neighborhoods, LOCAL INITIATIVES SUPPORT CORPORATION (2010), available at pdf D. Dealing with Problem Property Owners, in BUILDING AMERICAN CITIES TOOLKIT, CENTER FOR COMMUNITY PROGRESS, available at E. Sarah Treuhaft, Kalima Rose, & Karen Black, When Investors Buy Up the Neighborhood: Preventing Investor Ownership from Causing Neighborhood Decline, POLICYLINK (2010), available at 17 See The Good Landlord Program, CITY OF OGDEN, UTAH, (last accessed Feb. 24, 2016). 18 See Frequently Asked Questions for Residential Rental Inspection (RRI) Program, CITY OF MILWAUKEE, WISC., (last accessed Feb. 24, 2016). 19 See Landlord Training Program, DEPT. OF NEIGHBORHOOD SERVICES, CITY OF MILWAUKEE, WISC., (last accessed Feb. 24, 2016). 7
8 Exactions and Impact Fees W. Andrew Gowder, Jr. Charleston, S.C.
9
10 Rhode Island Builders Assn v Town of Coventry
11 Rhode Island Development Impact Fee Act Based on the actual costs incurred to expand or improve public facilities or upon reasonable estimates of the costs to be incurred. Any calculation must be in accordance with generally accepted accounting principles (GAAP). Before the assessment of any impact fee, a town is required to conduct a needs assessment to determine which public facilities will receive the impact fees collected.
12 RIBA v Coventry: Facts Coventry passes 2000 Impact Fee Ordinance establishing Impact Fee of $7596 for each new residential unit. In 2010, Coventry amended the Impact Fee Ordinance altering the apportionment of the Impact Fee. In 2011, Plaintiffs file suit challenging the amount of Impact Fee assessed under the 2010 ordinance because it does not meet test of enabling act.
13 RIBA v Coventry: Decision Standing, Res Judicata. Prior consent judgment in 2007 does not preclude further impact fees, so Coventry Land also subject to 2010 ordinance. Voluntary Payment Doctrine. A genuine issue of fact exists as to whether payment of fees was voluntary: without paying it, owner would not have been able to develop and could have lost property. Validity of Ordinance. Act only required towns to reasonably estimate the impact of new developments on current facilities; mathematical certainty is not required. To be determined at trial whether Impact Fee bears a reasonable relationship to the needs created by the new development
14 Exactions: The Nollan/Dolan test [A] unit of government may not condition the approval of a land-use permit on the owner s relinquishment of a portion of his property unless there is a nexus and rough proportionality between the government s demand and the effects of the proposed land use. Koontz v. St. Johns River Water Mgmt. Dist., 133 S. Ct. 2586, 2591 (2013)
15
16 Sammartino v Planning & Zoning Comm n of Town of Andover
17 Sammartino: Facts A Dwight Merriam Special X2: a four lot subdivision of 7.77 acres Commission grants application with conditions, including for the provision of fire protection by cistern or sprinkler system under Andover s subdivision regulations. Landowner appealed, the regulation is beyond the Town s authority and requiring a cistern constitutes an exaction under Nollan/Dolan.
18 Sammartino: Decision The Commission s requirement for a water source for fire protection does not conflict with the State Fire Marshal s statutory authority, so no conflict or preemption. This land use regulation does not effect a taking: Within police power: one who chooses to engage in subdividing land chooses to be subject to reasonable regulation of local planning commission Where the requirement is uniquely attributable to the subdivider s activity, it is a permissible exercise of police power. Here the requirement of a cistern for fire suppression is a reasonable land use regulation within the police power and not an exaction/ taking.
19
20 Common Sense Alliance v Growth Management Hearings Board
21 Common Sense Alliance: Facts Appeal by proponents and opponents of San Juan County s critical area ordinances
22 Common Sense Alliance: Nollan/Dolan unconstitutional conditions? Alliance and Pacific Legal Foundation argued that buffers required by the habitat ordinance imposes inflexible blanket rules, like requiring a water quality buffer or protection of all trees within 110 feet of aquatic critical areas. They argue these do not meet the Nollan/ Dolan test and are unconstitutional conditions.
23 Common Sense Alliance: Decision Nollan and Dolan involved site-specific permit decisions. No precedent for invalidating a land use ordinance of general application Legislative determinations does not present the same risk of coercion as adjudicative decisions. First question under Nollan/Dolan cases: whether the government demands an exaction that would be an unconstitutional taking outside the permitting process. No interest in land taken as a result of requiring buffer: owner can use for all authorized purposes and exclude others.
24 Common Sense Alliance: Summary Site-specific flexibility was built into the ordinances through exemptions, buffer averaging and the reasonable use exemption. The County s use of best available science establishes the reasonable necessity of buffers to protect habitat and demonstrates a proportional relationship between the impacts of development and the measures adopted to mitigate it. The ordinances do not violate the unconstitutional conditions doctrine.
25
26 Bridge Aina Le a v State Land Use Commission
27 Bridge Aina Le a Challenge to reclassification of land from urban use to agricultural use
28 Bridge Aina Le a: Facts 1060 acres in South Kohala, on the island of Hawaii In 1987, private purchaser petitioned from agricultural use to urban use. LUC approved on the condition that 60% of homes be built as affordable units. (a minimum of 1000 affordable homes). In 2009, LUC ordered Bridge as new owner to complete a certain number by a deadline. In 2010, Bridge built the required number of units, but allegedly missed the deadline, so LUC reclassified the land to agricultural use.
29 Bridge Aina Le a: Decision Bridge argues affordable housing condition is an unconstitutional condition. Court decides claim was decided by Hawaii Supreme Court in earlier state administrative appeal, so barred by issue preclusion. Material question of fact remains on claim that affordable housing condition is a Penn Central or Lucas taking. Remanded to trial court for further decision.
30 Cal. Bldg. Indus. Assn v City of San Jose
31 City of San Jose Another affordable housing challenge: Is inclusionary zoning ordinance an unconstitutional taking?
32 City of San Jose: Facts San Jose s inclusionary housing ordinance requires all new residential developments of 20 or more units to sell at least 15% of the for-sale new units at a price that is affordable to low or moderate-income households. Plaintiffs challenge this requirement as an exaction on developer s property under the takings clause of the US and California constitutions, under the unconstitutional conditions doctrine.
33 City of San Jose: Decision A city has broad authority under its police power to regulate the use of real property so long as the regulation bears a reasonable relationship to the public welfare. There can be no unconstitutional conditions claim without a government exaction of property. A predicate for these claims is that the government could not have constitutionally ordered the person asserting the claim to do what it attempted to pressure the person into doing. This ordinance does not require the developer to give up a property interest or pay a fee that would be a taking outside the permitting process. It places a restriction on use by limiting the price for which the developer may offer some units for sale. Rather than an exaction, the ordinance is permitted police power regulation of land.
34 City of San Jose As Dwight reported, this case was appealed to the Supreme Court in a widely anticipated decision.
35 City of San Jose: Epilogue Supreme Court of US denies certification. Justice Thomas writes in concurrence.
A M A S T E R S P O L I C Y R E P O R T An Analysis of an Ordinance to Assure the Maintenance, Rehabilitation, Registration, and Monitoring of
A M A S T E R S P O L I C Y R E P O R T An Analysis of an Ordinance to Assure the Maintenance, Rehabilitation, Registration, and Monitoring of Vacant, Foreclosed Residential Properties By Drennen Shelton
More information2015 Thomson Reuters. No claim to original U.S. Government Works. 1
2015 WL 3650184 Only the Westlaw citation is currently available. Supreme Court of California. CALIFORNIA BUILDING INDUSTRY ASSOCIATION, Plaintiff and Respondent, v. CITY OF SAN JOSE, Defendant and Appellant;
More informationRespecting, Regulating, or Rejecting the Right to Rebuild Post Sandy: What Does the Takings Clause Teach Us?
Respecting, Regulating, or Rejecting the Right to Rebuild Post Sandy: What Does the Takings Clause Teach Us? Michael Allan Wolf Richard E. Nelson Chair in Local Government Law University of Florida Levin
More informationTAKINGS LAW UNDER THE U.S. AND CONNECTICUT CONSTITUTIONS
TAKINGS LAW UNDER THE U.S. AND CONNECTICUT CONSTITUTIONS 2 0 1 5 C L I M AT E A D A P TAT I O N A C A D E M Y J O H N P. C A S E Y, E S Q. Boston Hartford New York Providence Stamford Albany Los Angeles
More informationAdvisory Opinion 198
Advisory Opinion 198 Parties: Joshua Spears; Wasatch County Issued: July 5, 2018 TOPIC CATEGORIES: Exactions on Development A requirement that a new planned unit development contribute to affordable housing
More informationApril 2, Michel J. Danko Marine Fisheries Agent New Jersey Sea Grant Extension Program Building 22 Fort Hancock, NJ
April 2, 2008 Michel J. Danko Marine Fisheries Agent New Jersey Sea Grant Extension Program Building 22 Fort Hancock, NJ 07732 Dear Mike, Below is the summary of research regarding the questions you posed
More informationaddresses fairness in mitigation of development impacts
New Supreme Court decision addresses fairness in mitigation of development impacts Steve C. Morasch Schwabe, Williamson & Wyatt October 2, 2013 Bend, OR Portland, OR Salem, OR Seattle, WA Vancouver, WA
More informationPresenting a live 90-minute webinar with interactive Q&A. Today s faculty features:
Presenting a live 90-minute webinar with interactive Q&A Structuring Real Estate Development Agreements With Municipalities Leveraging Agreements for Long-Term Development Projects and Addressing Land
More informationIN THE SUPREME COURT OF CALIFORNIA
Filed 6/15/15 IN THE SUPREME COURT OF CALIFORNIA CALIFORNIA BUILDING INDUSTRY ) ASSOCIATION, ) ) Plaintiff and Respondent, ) ) S212072 v. ) ) Ct.App. 6 H038563 CITY OF SAN JOSE, ) ) Santa Clara County
More informationExclusionary Housing vs. Fair Housing: The Need for State Legislation
Exclusionary Housing vs. Fair Housing: The Need for State Legislation John R. Nolon and Jessica A. Bacher 1 On September 23rd, Westchester County settled a lawsuit with U.S. Department of Housing and Urban
More informationORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DALY CITY REPEALING AND REPLACING CHAPTER RE: INCLUSIONARY HOUSING
ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DALY CITY REPEALING AND REPLACING CHAPTER 17.47 RE: INCLUSIONARY HOUSING The City Council of the City of Daly City, DOES ORDAIN as follows:
More informationPROPOSED INCLUSIONARY ORDINANCE
PROPOSED INCLUSIONARY ORDINANCE AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF OXNARD AMENDING THE MUNICIPAL CODE TO AMEND INCLUSIONARY HOUSING REQUIREMENTS BY REVISING AND RENUMBERING WHEREAS, it is
More informationChapter One The Basics of Workforce Housing in New Hampshire
Chapter One The Basics of Workforce Housing in New Hampshire A. The History: Workforce Housing Legislation The need for housing that is affordable to a variety of income groups is not a new issue in New
More informationWhen Investors Buy Up the Neighborhood: Strategies to Prevent Investor Ownership from Causing Neighborhood Decline
When Investors Buy Up the Neighborhood: Strategies to Prevent Investor Ownership from Causing Neighborhood Decline Reinventing Older Communities Conference May 13, 2010 About us National research and action
More informationPROPOSED BALLOT INITIATIVE OVERVIEW
February 3, 2019 PROPOSED BALLOT INITIATIVE OVERVIEW 1. Who does the bill affect? This proposed bill affects the owners of residential rental property in the City of Cleveland. Under the proposed language,
More informationPublic Housing: Rental Assistance Demonstration
Public Housing: Rental Assistance Demonstration By Ed Gramlich, Director of Regulatory Affairs, National Low Income Housing Coalition Administering agency: HUD s Office of Public and Indian Housing, and
More informationHousing Reset :: Creative Advisory Accelerating Non-Profit / City Partnerships What We Heard
Final Version Date: Feb 8, 2017 Housing Reset :: Creative Advisory Accelerating Non-Profit / City Partnerships What We Heard Purpose This Creative Advisory was formed as part of the Housing Reset to generate
More informationNOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, ORDAINS that:
CITY OF SAN MATEO ORDINANCE NO. 2016-8 ADDING CHAPTER 23.61, "AFFORDABLE HOUSING COMMERCIAL LINKAGE FEE" TO TITLE 23, OF THE SAN MATEO MUNICIPAL CODE WHEREAS, there is a shortage of affordable housing
More informationDeveloping an Inclusionary Zoning Ordinance
Developing an Inclusionary Zoning Ordinance Key Considerations August 18, 2006 Dwayne Marsh Senior Associate, PolicyLink Inclusionary Zoning: An Important Affordable Housing Tool Requires or encourages
More informationMunicipal Infrastructure Funding: Overcoming Legal Challenges with Exactions and Impact Fees
Presenting a live 90-minute webinar with interactive Q&A Municipal Infrastructure Funding: Overcoming Legal Challenges with Exactions and Impact Fees Navigating New Application of Essential Nexus and Rational
More informationMultifamily Housing Preservation and Receivership Act
Multifamily Housing Preservation and Receivership Act OVERVIEW OF THE MULTIFAMILY HOUSING PRESERVATION AND RECEIVERSHIP ACT, P.L.2003, C.295 The following is an overview of the principal provisions of
More informationORDINANCE NO AN ORDINANCE AMENDING CHAPTERS 3.32 OF THE ALAMEDA COUNTY GENERAL ORDINANCE CODE REGARDING MOBILE HOME RENT REVIEW PROCEDURES
ORDINANCE NO. 2017- AN ORDINANCE AMENDING CHAPTERS 3.32 OF THE ALAMEDA COUNTY GENERAL ORDINANCE CODE REGARDING MOBILE HOME RENT REVIEW PROCEDURES The Board of Supervisors of the County of Alameda, State
More informationRENTAL REGISTRATION PROGRAM
NEW HOUSING ORDINANCE BUILDING DEPARTMENT RENTAL REGISTRATION PROGRAM Building Department 440 East Hawley Street Mundelein, Illinois 60060 (847) 949-3283 www.building@mundelein.org WHAT IS THE RENTAL REGISTRATION
More informationBy: Christine Dietrick, City Attorney, San Luis Obispo
By: Christine Dietrick, City Attorney, San Luis Obispo Topics to be covered General plans, specific plans, zoning regulations and design, conservation, and historic preservation tools Subdivisons Vested
More informationCover Page. Department of Planning & Development Division of Building & Housing Municipal Government. Department/Division.
Cover Page Department/Division Organization Type Department of Planning & Development Division of Building & Housing Municipal Government Address 12650 Detroit Avenue, Lakewood, OH 44107 Contact Person
More informationLandlord's Self-Help Centre A community legal clinic funded by Legal Aid Ontario
Landlord's Self-Help Centre A community legal clinic funded by Legal Aid Ontario 15 th Floor - 55 University Avenue Toronto, Ontario M5J 2H7 Sent by e-mail to sprzezdziecki@ola.org May 10, 2017 The Standing
More informationSCHOOL FINANCE: IMPACT FEES and a COUPLE OF OTHER THINGS. First Things. How Do We Pay? What Are We Talking About? How Do We Pay?
SCHOOL FINANCE: IMPACT FEES and a COUPLE OF OTHER THINGS Theodore B. DuBose Haynsworth Sinkler Boyd, P.A. Presented to: SC School Boards Association 2016 School Law Conference Charleston, South Carolina
More informationINCENTIVE POLICY FOR AFFORDABLE HOUSING
INCENTIVE POLICY FOR AFFORDABLE HOUSING PREPARED BY: CITY OF FLAGSTAFF S HOUSING SECTION COMMUNITY DEVELOPMENT DIVISION OCTOBER 2009 2 1 1 W e s t A s p e n A v e. t e l e p h o n e : 9 2 8. 7 7 9. 7 6
More informationCERTIFIED FOR PUBLICATION IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA SECOND APPELLATE DISTRICT DIVISION SIX
Filed 10/23/14 (on rehearing) CERTIFIED FOR PUBLICATION IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA SECOND APPELLATE DISTRICT DIVISION SIX SANDRA BOWMAN, as Cotrustee, etc., et al., v. Plaintiffs
More informationHousing Initiative Clinic Briefs
THE EDWIN F. MANDEL LEGAL AID CLINIC OF THE UNIVERSITY OF CHICAGO LAW SCHOOL THE ARTHUR O. KANE CENTER FOR CLINICAL LEGAL EDUCATION 6020 SOUTH UNIVERSITY AVENUE / CHICAGO, ILLINOIS 60637-2786 (773) 702-9611
More informationORDINANCE NO
ORDINANCE NO. 2018-02-004 AN ORDINANCE OF THE CITY OF BELLINGHAM, WASHINGTON, AMENDING TITLE 6 OF THE BELLINGHAM MUNICIPAL CODE BY ADOPTING THREE NEW CHAPTERS PROHIBITING SOURCE OF INCOME DISCRIMINATION
More informationSubject. Date: 2016/10/25. Originator s file: CD.06.AFF. Chair and Members of Planning and Development Committee
Date: 2016/10/25 Originator s file: To: Chair and Members of Planning and Development Committee CD.06.AFF From: Edward R. Sajecki, Commissioner of Planning and Building Meeting date: 2016/11/14 Subject
More informationInclusionary Zoning Affirmed: California Building Industry Association v. City of San Jose. Tim Iglesias
Articles Inclusionary Zoning Affirmed: California Building Industry Association v. City of San Jose Tim Iglesias I. Inclusionary Zoning Background... 410 II. Brief Overview of the Opinion... 413 III. Detailed
More informationCity and County of San Francisco
City and County of San Francisco Office of the Controller - Office of Economic Analysis Residential Rent Ordinances: Economic Report File Nos. 090278 and 090279 May 18, 2009 City and County of San Francisco
More informationThe Governance of Land Use
The Governance of Land Use COUNTRY FACT SHEET UNITED STATES The planning system Levels of government and their responsibilities The United States is a federal country with 4 levels of government; the national
More information2017 Sacramento Regional Affordable Housing Summit Monday, October 30, :35 a.m. 10:30 a.m.
2017 Sacramento Regional Affordable Housing Summit Monday, October 30, 2017 9:35 a.m. 10:30 a.m. \ WORKSHOP SESSION 1 Section 8 Discrimination Denise McGranahan Senior Attorney Legal Aid Foundation of
More informationOAKLAND CITY COUNCIL
FILED OFfiCE Of THE Cli ~ ot.p:. L!-, HD Cl EIH 2116 APR -6 PH 5: 01 OAKLAND CITY COUNCIL ORDINANCE NO. 1 3 3 6 0 C.M.S. INTRODUCED ON BEHALF OF MEMBERS OF THE PUBLIC BY COUNCIL PRESIDENT LYNETTE GIBSON
More informationC Secondary Suite Process Reform
2018 March 12 Page 1 of 9 EXECUTIVE SUMMARY On 2017 December 11, through Notice of Motion C2017-1249 (Secondary Suite Process Reform) Council directed Administration to implement several items: 1. Land
More informationIdentifying brownfield land suitable for new housing
Building more homes on brownfield land Identifying brownfield land suitable for new housing POS consultation response Question 1: Do you agree with our proposed definition of brownfield land suitable for
More informationProposed Framework for Multi-Residential Rental Property Licence. Tenant Issues Committee Licensing and Standards Committee
TD3.3 STAFF REPORT ACTION REQUIRED Proposed Framework for Multi-Residential Rental Property Licence Date: May 3, 2016 To: From: Wards: Reference Number: Tenant Issues Committee Licensing and Standards
More informationTENANT RELOCATION ASSISTANCE--CONVERSIONS Ordinance No. 153,592 (Effective 5/11/80)
TENANT RELOCATION ASSISTANCE--CONVERSIONS Ordinance No. 153,592 (Effective 5/11/80) SEC. 47.06 -- TENANT RELOCATION ASSISTANCE WHERE APARTMENTS ARE TO BE CONVERTED. A. Statement of Purposes. At the present
More informationSAMPLE LANGUAGE FOR HISTORIC PRESERVATION ORDINANCE
SAMPLE LANGUAGE FOR HISTORIC PRESERVATION ORDINANCE INTRODUCTION Today, Ohioans are increasingly searching for effective ways to protect their historic neighborhoods, downtowns and rural landscapes and
More informationTestimony of Beth Mellen Harrison Supervising Attorney, Housing Law Unit Legal Aid Society of the District of Columbia
Testimony of Beth Mellen Harrison Supervising Attorney, Housing Law Unit Legal Aid Society of the District of Columbia Before the Committee of the Whole Council of the District of Columbia Public Oversight
More informationOREGON ASSOCIATION OF REALTORS
OREGON ASSOCIATION OF REALTORS 2017/2018 LEGISLATIVE POLICIES Presented to the Board of Directors September 28, 2016 1 OREGON ASSOCIATION OF REALTORS 2017/2018 LEGISLATIVE POLICY STATEMENTS GENERAL The
More informationSpecial Consideration Multiple jurisdictions is cumbersome
Elements of Agricultural Land Preservation Hawaii Technique Comments Status in Hawaii Agriculture Zoning Most effective if it minimizes farmland conversion and prevents the intrusion of nonfarm uses into
More informationGoals, Objectives and Policies
Goals, Objectives and Policies 1. GOAL SUPPORT THE PROVISION OF DECENT, SAFE AND SOUND HOUSING IN A VARIETY OF TYPES, SIZES, LOCATIONS AND COSTS TO MEET THE NEEDS OF CURRENT AND FUTURE RESIDENTS OF UNINCORPORATED
More informationCHAPTER V: IMPLEMENTING THE PLAN
CHAPTER V: IMPLEMENTING THE PLAN A range of resources is available to fund the improvements included in the Action Plan. These resources include existing commitments of County funding, redevelopment-related
More informationSuite Metering Provisions Under the Residential Tenancies Act, 2006 and the Energy Consumer Protection Act, Consultation Paper
Suite Metering Provisions Under the Residential Tenancies Act, 2006 and the Energy Consumer Protection Act, 2009 Consultation Paper Ministry of Municipal Affairs and Housing March 2010 TABLE OF CONTENTS
More information1.1 grant, continuance, extension, variation, or renewal of any tenancy agreement; or
In Confidence Office of the Minister of Housing and Urban Development Chair, Cabinet Business Committee Prohibiting letting fees under the Residential Tenancies Act 1986 Proposal 1 I seek Cabinet approval
More informationAFFORDABLE HOUSING. Overview
AFFORDABLE HOUSING Overview Welcome. Our presenters this evening will be: Philip B. Caton, P.P., FAICP Principal at Clarke, Caton Hintz Trenton, NJ Paul E. Pogorzelski, P.E., P.P. Administrator/Engineer
More informationCLASS 8-C: LAND USE CONTROLS AND PROPERTY DEVELOPMENT
CLASS 8-C: LAND USE CONTROLS AND PROPERTY DEVELOPMENT LEARNING OBJECTIVES When you have finished reading this chapter in the text, you should be able to: Identify the various types of public and private
More informationAssembly Bill No. 489 Committee on Growth and Infrastructure CHAPTER...
Assembly Bill No. 489 Committee on Growth and Infrastructure CHAPTER... AN ACT relating to the taxation of property; providing for the partial abatement of the ad valorem taxes imposed on property; directing
More informationThe Cleveland Neighborhood Issues Campaign: "The Cleveland Clean-Up"
The Cleveland Neighborhood Issues Campaign: "The Cleveland Clean-Up" Neighborhood Planning for Community Revitalization (NPCR) supported the work of the author of this report but has not reviewed it for
More informationPrivate Sector Housing Fees & Charges Policy
APPENDIX C Private Sector Housing Fees & Charges Policy for the Regulation of Housing Standards Updated 1 August 2017 CONTENTS Page 1. Introduction 3 2. Purpose of the Fees & Charges Policy 3 3. Principles
More informationBusiness Plan Summary
Owner: 2012-2016 Business Plan Summary Program Protective Services Service grouping By-law Enforcement Service By-law Enforcement, Licensing and Property Standards Type Public Service George Kotsifas,
More informationENHANCED BUILDING CODE ENFORCEMENT AND REVITALIZATION
2012 NATIONAL PLANNING CONFERENCE ENHANCED BUILDING CODE ENFORCEMENT AND REVITALIZATION Thomas M. Leatherbee, CBO, AINS, CFM Director of Community Services City of Del City, Oklahoma Monica L. Kynaston,
More informationIncentivizing Productive Reuse: Ontario Applicable Model of Addressing Vacant Buildings
Incentivizing Productive Reuse: Ontario Applicable Model of Addressing Vacant Buildings Vacant buildings pose a series of serious challenges to the neighbourhoods and cities where they are found. They
More informationTexas Municipal Utility Districts: An Infrastructure Financing System
Texas Municipal Utility Districts: An Infrastructure Financing System I. The History of Special Districts A. Overview Large population growth requires the development of new communities. Massive capital
More informationA NEW TENANT LAW. Suggested Changes to Current Tenant Law in Ontario
A NEW TENANT LAW Suggested Changes to Current Tenant Law in Ontario Federation of Metro Tenants Associations 27 Carlton St., Suite 500 Toronto, Ontario M5B 1L2 Chair Vivienne Loponen Contact Tel: 416-413-9442
More informationmakes the following findings:
ORDINANCE # W -2017 AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SONOMA EXTENDING INTERIMRESTRICTIONS ON VACATION RENTALS PENDING THE CONSIDERATION AND STUDY OF ZONING AND OTHER LAND USE REGULATIONS
More informationIN THE SUPREME COURT OF THE STATE OF CALIFORNIA. No. DARTMOND CHERK AND THE CHERK FAMILY TRUST, Petitioners and Appellants, COUNTY OF MARIN,
IN THE SUPREME COURT OF THE STATE OF CALIFORNIA No. DARTMOND CHERK AND THE CHERK FAMILY TRUST, Petitioners and Appellants, v. COUNTY OF MARIN, Respondent and Appellee. After an Opinion by the Court of
More informationAffordable Housing: State Lacks Definition of Need and Municipal Responsibility
Pace University DigitalCommons@Pace Pace Law Faculty Publications School of Law 4-15-1998 Affordable Housing: State Lacks Definition of Need and Municipal Responsibility John R. Nolon Elisabeth Haub School
More informationCITY OF PACIFICA COUNCIL AGENDA SUMMARY REPORT 5/8/2017
CITY OF PACIFICA COUNCIL AGENDA SUMMARY REPORT 5/8/2017 SUBJECT: Council Consideration of Resolution Calling a Special Election on Tuesday, November 7, 2017, and Submitting to the Electors of the City
More informationThe Private Rented Sector in the Republic of Ireland Professor. Eoin O Sullivan, School of Social Work and Social Policy, Trinity College Dublin
The Private Rented Sector in the Republic of Ireland Professor. Eoin O Sullivan, School of Social Work and Social Policy, Trinity College Dublin Presentation at the Bigger and Better: The Future of Private
More informationLRC Study Committee Property Owner Protection and Rights
LRC Study Committee Property Owner Protection and Rights March 3, 2014 Richard Ducker Adam Lovelady David Owens Outline 1. Authority for Land Use Regulation (Owens) 2. Vested Rights (Lovelady) 3. Exactions
More informationAgenda Re~oort PUBLIC HEARING: PROPOSED ADJUSTMENTS TO INCLUSIONARY IN-LIEU FEE RATES
Agenda Re~oort August 27, 2018 TO: Honorable Mayor and City Council THROUGH: Finance Committee FROM: SUBJECT: William K. Huang, Director of Housing and Career Services PUBLIC HEARING: PROPOSED ADJUSTMENTS
More informationCABINET REPORT. Private Sector Housing Enforcement Civil Penalties and Rent Repayment Orders. 19 July Yes. Yes. Yes. Chief Executive s.
Appendices 3 CABINET REPORT Report Title Private Sector Housing Enforcement Civil Penalties and Rent Repayment Orders AGENDA STATUS: PUBLIC Cabinet Meeting Date: Key Decision: Within Policy: Policy Document:
More informationCITY OF ALAMEDA ORDINANCE NO. New Series
CITY OF ALAMEDA ORDINANCE NO. New Series AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OFALAMEDA IMPOSING WITHIN THE CITY OF ALAMEDA A TEMPORARY (65 DAY) MORATORIUM ON CERTAIN RESIDENTIAL RENT INCREASES
More informationOAKLAND CITY COUNCIL
. -Vi^^fiLEO CU^ APPROVED AS TO FORM AND LEGAUTY INTR0DlX)ED YCgUN^IV5W ^ FORTUNATO BAS AND MCELHANEY l City AttoSney s Office i OAKLAND CITY COUNCIL ORDINANCE NO. C.M.S. 6 Affirmative Votes Required INTERIM
More informationASSESSMENT TOOL: Analyzing Existing and Potential Strategies to Prevent Irresponsible Investor Ownership from Causing Neighborhood Decline
ASSESSMENT TOOL: Analyzing Existing and Potential Strategies to Prevent Irresponsible Investor Ownership from Causing Neighborhood Decline This matrix presents 36 strategies that communities can use to
More informationBerkeley Tenants Union 2022 Blake Street, Berkeley, CA berkeleytenants.org (510)
Berkeley Tenants Union 2022 Blake Street, Berkeley, CA 94703 berkeleytenants.org (510) 982-6696 Respected Planning Commissioners: We hope you will consider these points regarding the draft Housing Element.
More informationDigital Georgia Law
Digital Commons @ Georgia Law Land Use Clinic Student Works and Organizations 5-11-2007 Lauren Giles University of Georgia School of Law Repository Citation Giles, Lauren, "" (2007). Land Use Clinic. 12.
More informationIN RE CLINTON TOWNSHIP, ) NEW JERSEY COUNCIL HUNTERDON COUNTY ) ON AFFORDABLE HOUSING
IN RE CLINTON TOWNSHIP, ) NEW JERSEY COUNCIL HUNTERDON COUNTY ) ON AFFORDABLE HOUSING ) ) OPINION This matter arises as a result of an Order to Show Cause issued by the New Jersey Council on Affordable
More informationSTATE OF VERMONT ENVIRONMENTAL COURT. } Appeal of Highlands Development Co., } Docket No Vtec LLC and JAM Golf, LLC } }
STATE OF VERMONT ENVIRONMENTAL COURT } Appeal of Highlands Development Co., } Docket No. 194-10-03 Vtec LLC and JAM Golf, LLC } } Decision and Order on Appellants Partial Motion for Summary Judgment This
More informationORDINANCE NO. Part 12 Tenant Protection Ordinance. This Part shall be known as the Tenant Protection Ordinance.
ORDINANCE NO. AN ORDINANCE OF THE CITY OF SAN JOSE AMENDING TITLE 17 OF THE SAN JOSE MUNICIPAL CODE TO ADD A PART 12 TO CHAPTER 17.23 REGARDING TENANT PROTECTION AND LIMITING CAUSES FOR EVICTION FOR CERTAIN
More informationPage 1 of 17. Office of the City Manager ACTION CALENDAR March 28, 2017 (Continued from February 28, 2017)
Page 1 of 17 Office of the City Manager ACTION CALENDAR March 28, 2017 (Continued from February 28, 2017) To: From: Honorable Mayor and Members of the City Council Dee Williams-Ridley, City Manager Submitted
More informationAdvisory Opinion #96
Advisory Opinion #96 Parties: Bruce Nilson, Nilson & Company, Inc. and Morgan County Issued: February 28, 2011 TOPIC CATEGORIES: D: Exactions on Development J: Requirements Imposed upon Development A requirement
More informationDCLG consultation on proposed changes to national planning policy
Summary DCLG consultation on proposed changes to national planning policy January 2016 1. Introduction DCLG is proposing changes to the national planning policy framework (NPPF) specifically on: Broadening
More informationTenancy Policy Introduction Legal Framework Purpose Principles Policy Statement Tenancy Statement...
1 Tenancy Policy January 2014 Table of Contents Tenancy Policy... 1 Introduction... 2 Legal Framework... 2 Purpose... 3 Principles... 3 Policy Statement... 4 Tenancy Statement... 4 Tenancy Types... 5 Assured
More informationTenant Issues in the Geographic Area of Wentworth Street West and Cedar Street
Public Report To: From: Report Number: Corporate Services Committee Jacqueline Long, Interim Commissioner, Corporate Services Department and H.R. CORP-15-182 Date of Report: December 3, 2015 Date of Meeting:
More informationHousing and Planning Bill + Welfare Reform and Work Bill
Housing and Planning Bill + Welfare Reform and Work Bill There are two Bills going through Parliament at the moment that have implications for CLTs: the Housing and Planning Bill, which had its First Reading
More informationLEGISLATIVE HIGHLIGHTS
2017-18 LE GISLAT IVE WRA Special Report 2017-18 LEGISLATIVE HIGHLIGHTS Record-breaking 2017-18 Session 68 REALTOR VICTORIES AT THE STATE CAPITOL FULL SESSION WRAP-UP INSIDE See what passed during the
More informationPENINSULA TOWNSHIP DONATION of DEVELOPMENT RIGHTS ORDINANCE (DDR, No. 45)
PENINSULA TOWNSHIP DONATION of DEVELOPMENT RIGHTS ORDINANCE (DDR, No. 45) THE TOWNSHIP OF PENINSULA, GRAND TRAVERSE COUNTY, MICHIGAN ORDAINS: Section 101 General Provisions A. Title: This Ordinance shall
More informationHousing and Economic Development Strategic Plan for Takoma Park OCTOBER 18, 2017
Housing and Economic Development Strategic Plan for Takoma Park OCTOBER 18, 2017 1 Three Part Process Housing and Economic Data Analysis SWOT Analysis: Strengths, Weaknesses, Opportunities and Threats
More informationIN THE DISTRICT COURT OF APPEAL OF THE STATE OF FLORIDA FIFTH DISTRICT JANUARY TERM v. Case No. 5D
IN THE DISTRICT COURT OF APPEAL OF THE STATE OF FLORIDA FIFTH DISTRICT JANUARY TERM 2004 ALLISON M. COSTELLO, ETC., Appellant, v. Case No. 5D02-3117 THE CURTIS BUILDING PARTNERSHIP, Appellee. Opinion filed
More informationNational Standards Compliance Tenancy Standard Summary Report Quarter /15
National s Compliance Tenancy 1.1.1 Registered providers shall let their homes in a fair, transparent and efficient way. They shall take into account the housing needs and aspirations of tenants and potential
More informationJULY 4, BC Non-Profit Housing Association s Submission to the Rental Housing Task Force Consultation Process
JULY 4, 2018 BC Non-Profit Housing Association s Submission to the Rental Housing Task Force Consultation Process Introduction The BC Non-Profit Housing Association (BCNPHA) is pleased to submit this response
More information1. Updating the findings for the Inclusionary Housing Ordinance ("Ordinance"); and
COUNCIL AGENDA: 3/29/16 ITEM: ty CITY OF '^2 SAN JOSE CAPITAL OF SILICON VALLEY Memorandum TO: HONORABLE MAYOR AND CITY COUNCIL SUBJECT: IMPLEMENTATION OF THE IN CLU SION ARY HOUSING ORDINANCE FROM: Jacky
More informationBackground. Arlington Heights Factors. Arlington Heights. USSC Granted Certiorari Twice 12/2/2016
Background The Evolution in Case Law and Policy under the Fair Housing Act s Duty to Affirmatively Further Fair Housing in Oregon and Beyond Oregon Chapter of the American Planning Association Legal Issues
More informationSB 1818 Q & A. CCAPA s Answers to Frequently Asked Questions Regarding SB 1818 (Hollingsworth) Changes to Density Bonus Law
SB 1818 Q & A CCAPA s Answers to Frequently Asked Questions Regarding SB 1818 (Hollingsworth) Changes to Density Bonus Law - 2005 Prepared by Vince Bertoni, AICP, Bertoni Civic Consulting & CCAPA Vice
More informationUnderstanding Washington s New Protection from Source of Income Discrimination
Understanding Washington s New Protection from Source of Income Discrimination Featuring Scott Crain, Staff Attorney Dimitri Groce, Member Organizer Overview & format Brief review of HB 2578 Q&A format
More informationBOROUGH OF POOLE BUSINESS IMPROVEMENT OVERVIEW AND SCRUTINY COMMITTEE 17 MARCH 2016 CABINET 22 MARCH 2016
BOROUGH OF POOLE AGENDA ITEM 7 BUSINESS IMPROVEMENT OVERVIEW AND SCRUTINY COMMITTEE 17 MARCH 2016 CABINET 22 MARCH 2016 DEVELOPING A COMMERCIAL APPROACH TO THE USE OF ASSETS REPORT OF THE STRATEGIC DIRECTOR
More informationPROGRAM PRINCIPLES. Page 1 of 20
PROGRAM PRINCIPLES Page 1 of 20 DEVELOPMENT OF THE PROGRAM PRINCIPLES The Program Development Project The Program Principles have been developed as part of the Planning Our Future Program Development Project
More informationLack of supporting evidence It is not accepted that there is evidence to support the requirement of Sec 56 (2) Housing Act 2004
DASH Services Response to Nottingham City Council s consultation on proposed designation for additional licensing under Section 56 of the Housing Act 2004 Introduction DASH Services operates the DASH Landlord
More informationlow income housing tax credit
low income housing tax credit section 42 tenant guide financing the places where people live and work version 07/16.v1 b section 42 tenant guide This document is a reference guide for tenants living in
More informationIN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA SECOND APPELLATE DISTRICT DIVISION FIVE
Filed 10/22/14 CERTIFIED FOR PUBLICATION IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA SECOND APPELLATE DISTRICT DIVISION FIVE BURIEN, LLC, Plaintiff and Appellant, v. B250182 (Los Angeles County Super.
More informationExactions and Impact Fees
Exactions and Impact Fees Tips for Practitioners in the Post-Koontz Era Rocky Mountain Land Use Institute Conference Denver, Colorado March 12, 2015 Brian J. Connolly, Otten Johnson Robinson Neff & Ragonetti,
More informationRAISING THE BAR A short guide to landlord incentives and rental property regulation
1 RAISING THE BAR A short guide to landlord incentives and rental property regulation Alan Mallach Prepared for the Metropolitan Mayors Caucus and the South Suburban Mayors and Managers Association December
More informationSTAFF REPORT SAUSALITO CITY COUNCIL
STAFF REPORT SAUSALITO CITY COUNCIL AGENDA TITLE 2015-2023 Housing Element Update and Initial Environmental Study/Negative Declaration (GPA/ENV 13-334) RECOMMENDED ACTIONS Staff recommends that the City
More informationWater Rights Related to Oil Shale Development in the Upper Colorado River Basin
Order Code RS22986 November 18, 2008 Summary Water Rights Related to Oil Shale Development in the Upper Colorado River Basin Cynthia Brougher Legislative Attorney American Law Division Concerns over fluctuating
More information