Amendments to the Vacant Commercial Property and Vacant Lot Registration ProgramCouncil Legislative / Environmental CommitteeOctober 20, 2025 Background
July ‘25Ordinance 15.34 & Fees Adopted
August ‘25CDD Assigned Registration Program Management
August – September ‘25Implementation Analysis• SMC 15.32 – Maintenance Requirements• SMC 15.34 – Registration Program• Start-up costs Proposed Amendments to 15.32 – Maintenance, Security, and Rehabilitation of Abandoned and Vacant Properties Strengthens City’s Enforcement Tools•Expands City’s inspection authority•Expands Code Enforcement’s ability to assess penalties for violators Proposed amendments bring 15.32 into alignment with 15.34 Incorporates Commercial Properties
Establishes Liability Insurance Requirement•Current SMC focused on Residential properties•$1M General Liability•Applicable only to vacant commercial properties
15.34 Proposed Amendment 1 of 4: Typo correction in definition of Vacant Commercial Building (15.34.030.D) 7/29/25 Presentation to Council during ordinance adoptionProposed redlines to correct the adopted ordinance
15.34 Proposed Amendment 2 of 4: Focus definition of Vacant Lot based on zoning (15.34.030.E)Proposed amendments would remove the following zones from registration requirements: Justification for ExclusionZones Excluded from Registration RequirementsThe Port exercises a high degree of autonomy over land within its boundaries, including its own environmental review and project approval processes, outside of the City’s authority.PT– Port (Industrial, Institutional)The nature of this zoning district precludes private development.PF- Public Facilities (Institutional, Parks, and Recreation)By the nature of this zoning district minimal development should occur on these parcels.OS- Open Space (Open Space, Agriculture)No parcels currently zoned UC; placeholder for possible future application.UC- University/College
15.34 Potential Amendment 3 of 4: Clarification request on exclusion of properly maintained properties from registration requirementQuestion to Legislative Committee: Is the intent to notrequire registration for properly maintained properties & lots? If yes, leave as-is. If not, both sections require amendment.
15.34.030 Sections D.4 & E.3 Definitions for both Vacant Commercial Property and Vacant Lot both contain exemptions from registration, one of which is as follows:“Notwithstanding any other provisions of this Chapter, the (building/lot) conforms to the standards set forth in SMC 15.32 et seq.”Meaning, registration is not required for buildings and lots being maintained in accordance with SMC 15.32 (Citywide property maintenance standards).
15.34 Proposed Amendment 4 of 4: Add Administrative Guidelines Provision Recommended addition to SMC to allow Staff to work out necessary implementation details without requiring further SMC amendments.
Start-Up CostsYear 1 Program Cost Allocation needed from General Fund$21,000Program anticipated to be self-funding after Year 1 based on initial estimates of 1,400 properties with a program participation rate of 30%, leading to an estimatedtotal revenue generation of $348k annually. Note, excess revenue beyond costs identified above will be applied to staff costs and further enforcement costs for non-compliant properties.
CostItem$0Software Implementation (vendor)$13,000Software license (vendor)$8,000Mailers$21,000Total Year 1 Start-up Cost Moving Forward
Oct – Nov ’25• Guidance to staff• Finalize recommendations to CC Nov – Dec ‘25• Council decision on program updates (11/18)• Tolemi software contract Dec ‘25 –March ’26• Software configuration & testingApril ’26• Property data analysis• Initial mailers sent for registration