VACANT BUILDINGS/LOTS
REGISTRY & STRATEGIES
CITY COUNCIL MEETING 11/10
DOWNTOWN REVITALIZATION 2024-25
SUMMER SURVEY RESULTS:
COMMERCIAL VACANT BUILDINGS/LOTS REGISTRY
STRATEGIES TO ADDRESS COMMERCIAL VACANT BUILDINGS/LOTS
2. STOREFRONT ACTIVATION INCENTIVE PROGRAM
3. VACANCY TAX (Long-Term Policy Tool)
4. ENFORCE EXISTING BLIGHT AND AESTHETIC STANDARDS
5. TEMPORARY USE AUTHORIZATION & FLEXIBILITY
• Keep commercial areas vibrant, safe, and attractive
• Address blight, vandalism, and public safety risks
• Encourage reuse of vacant properties
• Support business attraction and revitalization
1.COMMERCIAL VACANT BUILDINGS/LOTS
PURPOSE OF THE VBCL
Establish a Vacant Commercial Building & Lot Program to address long-term vacancies, improve maintenance, and strengthen downtown vibrancy.
It is within the Commercial Zone in Fort Bragg AND
Vacant or Abandoned for (90 consecutive days) AND
Properties with clear signs of neglect AND
(disconnected utilities, overgrown vegetation, graffiti, uncollected mail, junk visible from the storefront, broken windows) Vacant lots are also included if they have no active use or exhibit similar signs of neglect.
1.COMMERCIAL VACANT BUILDINGS/LOTS (CVBL)
APPLICABILITY
EXCEPTION FOR IMMEDIATE HAZARD- Shorter timeframe- not to exceed 10 days of notice
1.COMMERCIAL VACANT BUILDINGS/LOTS
Vacant & Inactive Commercial Properties – CVBL Program
Vacant Commercial Buildings
$100 annual registration fee
$150/month monitoring fee (per building)
Vacant Commercial Lot Fee (not considered at this time)
Exterior
1.COMMERCIAL VACANT BUILDINGS/LOTS (CVBL)
MAINTENANCE REQUIREMENTS
• Landscaping maintained, weeds removed, sidewalks clean. • Trash/debris removed promptly; graffiti abated.
• Structural integrity preserved (paint, roof, gutters, windows, stairs, etc.) Interior
Secure from unauthorized entry and weather damage.
Garbage removed; pests controlled.
Smoke and carbon monoxide detectors installed.
Compliant with all City and building codes.
1.COMMERCIAL VACANT BUILDINGS/LOTS (CVBL)
SIGNAGE REQUIREMENTS
“No Trespassing” Sign — Must meet City standards and comply with California Penal Code § 602 for enforcement purposes.
Contact Information — Must list the property owner’s or authorized local agent’s name Property Status Signage — Must clearly state the property’s status, such as: • “UNDER MAINTENANCE — NOT AVAILABLE FOR SALE, LEASE, OR RENT,” or • “AVAILABLE — FOR SALE/LEASE/RENT” (if the property is actively being marketed).
Not requiring property owners to advertise availability unless they are actively marketing the property.
1.COMMERCIAL VACANT BUILDINGS/LOTS (CVBL)
OWNERS OUTSIDE MENDOCINO COUNTY
Must hire a local agent/service provider for inspections, maintenance, and reporting, Contract evidence must be submitted to the City,
Owner/agent must be available 24/7 and respond within 2 hours to complaints, and Owner remains responsible for compliance.
Registration with the City
Annual Registration fees: $100 (buildings)
Monthly Monitoring fees: $150 (if applicable)
Post Visible signage with owner/manager contact information (no trespassing, contact information, status) Monthly inspections and reporting
Secure property from trespassers
Ongoing Maintenance of Buildings and grounds
1.COMMERCIAL VACANT BUILDINGS/LOTS (CVBL)
REQUIREMENT
The program emphasizes education, but for properties that remain non-compliant
How Fort Bragg’s Proposed Registry Compared to Other Cities
Enforcement
The Ordinance authorizes administrative citations and fines, costs recovery and liens under Govt Code 38773.5 The City has partnered with 4Leaf to assist CDD Staff to administer the program.
HARDSHIP WAIVER
Owners may request relief if:
Property is in full compliance as of the ordinance’s effective date, Waivers for verified hardship (monitoring fees only).
Active marketing or construction may qualify for temporary relief. • Violations are corrected within the compliance period, • No violations for 12 months
Timeline
COMPLEMENTARY STRATEGIES – VACANT BUILDINGS
PRO-ACTIVE CODE ENFORCEMENT FOCUS: CBD
-Enforce Nuisance standards
2. Temporary-Use Flexibility
3. Targeted Incentives:
4. Vacancy Tax – Long-term Policy Tool
2. STOREFRONT ACTIVATION INCENTIVE PROGRAM
Examples of Temporary Activation Uses #
• Art installations or student projects – rotating exhibits in vacant storefronts that showcase local talent, improve street appeal, and deter vandalism. • Pop-up events or retail – short-term leases for seasonal businesses, specialty markets, or product launches. • Nonprofit incubators – temporary space for local nonprofits to provide services or host workshops. • Rotating vendor marketplaces – indoor micro-retail spaces for multiple vendors sharing a location. • Community information centers – providing updates on City projects, local events, and small business resources. • Short-term cultural uses – such as live performances, reading rooms, or art workshops in unused commercial spaces.
3. VACANCY TAX
Evaluate whether a tax on long-term vacant properties could encourage property activation.
Ensure vacant commercial properties contribute to the community if left idle.
Potential Features:
Applicability: Commercial properties vacant beyond 6–12 months.
Exemptions:
Properties under active renovation permits.
Properties actively marketed and code-compliant.
Non-rentable spaces due to zoning/building restrictions.
Revenue Use: Dedicated to downtown revitalization, economic development, and public safety.
3. VACANCY TAX
Next steps:
Staff study to assess feasibility and structure.
Review best practices from other California cities (e.g., San Francisco, Berkeley, Oakland).
Return to Committee with recommendations and fiscal impacts.
Council Direction
👉 SHOULD STAFF PURSUE FURTHER RESEARCH AND RETURN WITH OPTIONS FOR A VACANCY TAX IN FORT BRAGG?
4. ENFORCE EXISTING BLIGHT AND AESTHETIC STANDARDS
Background
Fort Bragg already has Municipal Code provisions addressing property maintenance, blight, and aesthetic standards.
Enforcement has historically been complaint-driven and limited by staffing.
Aligning the Commercial Vacancy Registry Program with existing enforcement tools could strengthen accountability and improve downtown vitality.
Examples of Standards:
Removal of graffiti, trash, and weeds.
Boarding/securing broken windows and doors.
Maintaining landscaping and exterior paint.
Ensuring signage is not dilapidated or misleading.
4. ENFORCE EXISTING BLIGHT AND AESTHETIC STANDARDS
👉 Should staff increase enforcement of existing blight and aesthetic standards in our CBD by:
Integrating enforcement into the Vacancy Registry Program, or Council Direction
Consistency
This proposed program directly supports multiple adopted City priorities, including:
2025–2028 Strategic Plan – Economic Development Goal: Revitalize the Central Business District by reducing vacancies and encouraging active use of commercial spaces. City Council Goal – Downtown Vitality: Improve the pedestrian experience, strengthen the business climate, and attract investment by addressing visible vacancies. Public Safety and Quality of Life Initiatives: Reduce vandalism, illegal dumping, and nuisance activity in vacant properties, thereby improving neighborhood appearance and safety.General Plan LU-3, LU-4, CD-1.4, CD-2.2: Maintain downtown vitality.
QUESTIONS?