Gene Wieneke

Tuesday, February 20, 2007

$18 Million Recreation Center Rewind

As a result of the favorable vote last November authorizing the City to spend money for a possible new or rehabilitated recreation center, the City staff determined what was needed and scheduled seven meetings to encourage public input. Residents also received a flyer encouraging participation. So, why didn’t you come and voice your opinion?

I’ll hazard some guesses. The fall survey of residents placed the recreation center and its programs as the least important of all city services. You believed that your input would be negated by the special recreational interests. You have a job, family and other obligations that take precedence. You knew that the ordinance I wrote in late 2004 forcing one vote would again, so you decided to just wait it out.

On February 1st the staff presented the Council with a list of the ailments in the existing building. (The title will take you to the presentation.) They suggested the needed corrective actions and added some familiar improvement from the project defeated on January 18, 2005. Price tag; $18 million. As an alternative they presented the option of a new, relocated building with all the trimmings less a theater for, guess what; $18 million. Check the online presentation given at the February 1st meeting under Council Agendas.

In April the City is going to present the public with a design for a new or rehabilitated recreation center. Dollars to doughnuts, it will be an entirely new building costing just under $18 million, without a theater. The option of only rehabilitating the building is dead as of now. Why? One question has not been a part of the public process thus far and you were not there to ask it, even if it had been allowed.

The flyer you received asked the following questions. How does public recreation add to your quality of life? What are your recreation needs? What recreation amenities are on your “wish list?” And, for current users only, “What do you like? What do you need?” In addition there were two questions for non-users, “Why don’t you use it? What needs to change?” Did you non-users catch the implication that there is something wrong with you?

If you had been at one of the meetings, you would have found that answers to questions were not forthcoming. I asked why the potential cost of $18 million was not disclosed by the session leader, Kae Madden. She said in part that it wasn’t time to discuss it. The focus for now is the needs. The City staff is still getting away with highly structured meetings where you must follow their agenda. When I start wanting something I make a preliminary check of its cost before I start “wanting” it. Don’t you think the City should disclose the costs upfront? I think the City should reveal the fact that it is contemplating an increase in your sales or property taxes to finance the project.

In looking at the presentation you will note in slide 47 that the staff is recommending that a special election be held in August. Why? First, only residents who are involved in city affairs will bother to show up, and that means a positive vote. Second, by obtaining a positive vote then, the City will have time to implement the collection of the additional tax before the first of the year.

I did state at a meeting that I would like to see a ground level senior center that is not attached to a recreation building and, is accessed by a separate entrance and close up parking. I also suggested that the City should consider agreements with our neighboring cities as an alternative to a new rec. building. Let’s avoid the annual one million dollar loss from the present building and the capital costs and debt of a new one by purchasing user rights in existing rec. centers at Colorado and Sheridan Blvds. In the recreation department’s survey of those who participate in their activities, forty-five percent do not live in the city.

I would like to assure you of one thing I know to be a fact. The staff and Council majority has taken your positive vote last November to mean, “The overwhelming majority of the voters want a new or expanded recreation center.” See you in April.



Tuesday, February 06, 2007

Will the City Council Listen to YOU?

I hope you have gone to the Northglenn web site and paged through the results of the survey of residents from a few months ago. The City Council/Staff presented their interpretation of the results in a recent issue of the Connection. I found the results to question seven very interesting. It is on page 54. The question was, “Please indicate how important each government service is to you and other members of your household.”

I totaled the percentages in the columns labeled Essential and Very Important and subtracted the percentages in the columns labeled Somewhat Important and Not at all important. (A and B) minus (C and D) The first combined percentage reported which services are high on your list and the second; that which is low. I then subtracted the second from the first to obtain your priorities for the various services. I did not rank three out of the twenty services listed because they were not “on the street” program services: Cost of trash services, Accessibility and Utility billing. Here are the results in groups of five.

Essential: 1. Trash Collection. 2. Water and Sewer. 3. Street lighting. 4. Snow and Ice removal. 5. Enforcement of traffic laws.

Very Important: 6. Street repair and maintenance. 7. Safety of parks and buildings. 8. Code enforcement in residential property. 9. Parks and playgrounds. 10. Code enforcement in commercial property.

Somewhat Important: 11. Recycling. 12. Special pick-ups. 13. Maintenance of buildings. 14. Range of activities available in parks, recreation center and facilities. 15. Athletic fields.

Not at all Important: 16. Street sweeping. 17. Senior Center programs. 18. Services for youth. 19. Special events (concerts-July 4th etc.) 20. Variety of recreational programs offered in classes by city staff.

Editorial: Question 14 should have been broken into its several obvious components. The activities in the parks score would have been quite different from the score for activities in the recreation center. The range of activities for the recreation center would have joined the “Variety of recreational programs” (20) as the most unimportant city service. The question now is whether or not the Mayor and Council will shift their financial priorities to match your directions. Based on the grand ideas presented at the study session of February 1st, they will not.

Back to the Survey: The results to Question 15 on page 57 are interesting. It asked how many times your household has used the Recreation Center in the last 12 months: Never 53%, Twice or less 21%, Total 74%. To the question as to how many times a household has participated in a recreation program: Never 74%, Twice or less 13%, Total 87%

Looking at the other end, the results showed that those who used the Recreation Center over 13 times in the last 12 months amounted to 8%. For a recreation program; 4%.

The City Council is initiating a public comment process on the concepts presented to them by the staff on February 1st. Click on the title of this posting to see the presentation. Besides the meetings they have scheduled per the flyer we all received, you can also contact all nine of our representatives at: citycouncil@northglenn.org

Monday, February 05, 2007

Contracting License Ordinance #4

In the Contractors Licensing ordinance the Chief Building Official/Inspector included Section 10-18-10 entitled Licensee Responsibility. If you violate this section you will have your building permit and license suspended or revoked plus be subject to 90 days in jail and/or a fine of $300 for each violation. YOU includes everyone excluding a homeowner improving his or her own property. Individuals you hire are contractors.

In the section he lists seventeen broad requirements, one of which is already enforced by the Federal government. Some are already required by the standard terms of your building permit. By restating them in the license ordinance it is possible to also terminate your license. Some are also intrusions into your life that I feel are unnecessary. For the most part he has expanded his authority and power base while obligating the City to another program. As we go through them please consider the staffing and financial costs to the city. I have used terminology contained in the ordinance and grouped license “responsibilities” in categories.

Standard Permit Requirements: 1. To obtain a permit when required. 2. To construct without deviation from plans and specifications. 3. To complete all work authorized under the permit. 4. To obtain inspections when required. 5. To conform to a special inspection program when required. 6. To obtain a certificate of occupancy when required. 7. To keep streets and sidewalks free of obstructions. 8. To observe all rules and regulations governing construction and land use. 9. To provide honest, factual information on permit applications. 10. To observe other City ordinances pertaining to safety. Comment: This is a licensing ordinance and a restatement of duties contained in the building codes merely subjects you to a revocation of your license.

Logical Requirements of any License: 1. To present your license card when requested. 2. To employ a qualified supervisor. (For companies involved in construction) 3. To pay fees. 4. To obey orders of the building department.

Federal/State Enforcement: To provide safety measures and equipment to protect workmen and the public. (OSHA) Comment: Why should we obligate local resources to enforce a Federal-State obligation?

Intrusions: 1. To report in writing to the building official any accident which results in lost time, injury, death or damage to any building within seventy-two hours? Comment: Any lost time? Five minutes to remove a splinter or ice a thumb? Damage means breaking a window pane, etc.? Remember, you must report all accidents or lose your license. Imagine the resulting paper work for city staff. 2. To provide toilet facilities prior to and during your work under the permit. Comment: Watch out for the toilet police or you’ll loose your license. No available toilet; no building permit.

Violating any of the provisions above is probable cause to have your license revoked or suspended. To have a license suspended or revoked is an automatic Stop Work Order on the permit. $$$$$

This is a bad, intrusive ordinance with provisions that cry out for repeal. The City Council sincerely thought they were protecting the residents. Their goal can be accomplished in a far simpler ordinance. You can email the Mayor and Council on this or any issue at: citycouncil@northglenn.org Please keep it handy. The Mayor has led the charge to involve the residents in their decision making. Grant her wish. Finally, by clicking on the title of this posting, you will have access to the entire Licensing ordinance.

Saturday, February 03, 2007

Contracting License Ordinance #3

In considering the ordinance licensing contractors the City Attorney recommended and the City Council approved what appeared to be an important exception. If a permit is not required, the licensing requirement will not apply. You’ll see how important the exception is in this posting. I made another trip to City Hall to copy the latest exceptions from the uniform codes.

In a few instances the work exempt from a permit is restricted further than I will be stating. For example, sidewalks and driveways are exempt. I’m not going to include the following restriction, “provided they are not more than 30 inches above grade and not over any basement or story below and which are not part of an accessible route.” In instances like this you will need to check with the city building service center for details. The first listing of exemptions covers residential, industrial and commercial property. If you find the language confusing, please remember that I am using terminology from the codes.

Building Exemptions: 1. Retaining walls which are not over four feet. 2. Water tanks supported directly on grade. 3. Sidewalks and driveways. 4. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work. 5. Above ground prefabricated swimming pools which are less than two feet deep. 6. Swings and other playground equipment. 7. Window awnings supported by and exterior wall which do not project more than 54 inches.

Electrical Exemptions: 1. Replacement of flush or snap switches, fuses, lamp sockets, and receptacles, and other minor maintenance and repair work, such as replacing worn cords and tightening connections on a wiring device. 2. Installation or replacement of equipment such as lamps and of electric utilization equipment approved for connection to suitable permanently installed receptacles.

Gas Exemptions: 1. Portable heating, cooking or clothes drying appliances. 2. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.

Mechanical Exemptions: 1. Portable heating appliances. 2. Portable ventilation equipment. 3. Portable cooling units. 4. Steam, hot or chilled water piping contained within heating or cooling equipment regulated by the codes. 5. Replacement of any part which does not alter its approval or make it unsafe. 6. Portable evaporative coolers. 7. Self-contained refrigeration systems containing 10 pounds or less or refrigerant.

Plumbing Exemptions: 1. The stopping of leaks in drains, water, soil, waste or vent pipes provided, however, that if any pipe, trap or drain is concealed and becomes defective and in need of replacement, a permit will be required. 2. The clearing of stoppages and reinstallation (not replacement) of water closets.

The Residential Code has an exemption not found in the Building Code. Under Mechanical, portable fuel cell appliances that are not connected to fixed piping or the power grid are exempt.

Commercial and industrial properties have some additional exemptions not found in the Residential Code. 1. Oil derricks. 2. Temporary motion picture, television and theater stage sets and scenery. 3. Shade cloth structures for nursery and agricultural uses. 4. Movable cases, counters and partitions not over 5 feet 9 inches.

Repairs: The uniform codes also have a special section called Repairs. It covers all classifications of property. In the section it appears that permits are not required for a lot of things. It then goes on to negate most of what it gives. First, the good part:

“Application or notice to the building official is not required for ordinary repairs to structures, replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.”

The limitations are so long, I am going to summarize them. You can not: 1. Cut away or into any portion of a wall, ceiling, partition, structural beam or load-bearing support. 2. Remove, modify or change any means of egress from a building. 3. Modify, replace, add or remove any pipes such as; standpipe, water, sewer, drainage, gas, soil, waste, vent or similar piping. 4. Electric wiring or mechanical or other work affecting public health or general safety including yours.

Finally, the uniform codes allow two other exceptions in the building section that the City has taken away locally. You must obtain permits for 1. Tool and storage sheds, playhouses, and similar uses. 2. Fences

In the next posting I will be outright attacking some very evasive intrusions into you life should you have to obtain a building permit. Big brother, Rick Davis, Chief Building Official, convinced the City Council to ignore my requests that they be deleted despite their intrusion and the financial and staffing burden placed on the City.

Thursday, February 01, 2007

Contracting License Ordinance Cont.

In the first posting I gave you the definition as stated in the new contractors’ license ordinance as, “One who undertakes to build, construct, alter, remodel, repair, move, or wreck any building or structure, or any portion thereof, for which a permit from the city is required.” In the third posting I will list the major exceptions to the permit requirements. You and those you hire will not be required to go through the licensing process only if no part of your project or activity requires a permit.

If a license is required, there are three main categories with annual fees of $75, $100 or $150. In addition, you will have to prove you are capable of carrying out the work proposed under the permit by taking a written test as stated in the ordinance. “The Chief Building Official shall establish such reasonable examining procedures for the issuance of licenses as shall, from time to time, become necessary.” Instead of demonstrating that you have the skills by complying with the building codes’ requirements, you have to prove it on paper first or else, there is no license, permit or project.

For the local commercial building owner or tenant, the local apartment owner or manager and for the owner or tenant of residential rental property, this is for you. The list of activities not requiring a permit is so limited that you had better prepare yourself for the licensing process. Much of what you consider to be mere maintenance of buildings and structures is covered by the permitting process and therefore the licensing requirements.

Let me give you one example. The stopping of leaks in drains, water, waste and vent piping does not require a permit and will therefore not require a license. However, if any of the pipes is concealed and it needs to be replaced, a permit and license is required. Concealment can be in any form including but not limited to sheetrock, concrete and good old dirt. Mr. and Mrs. Homeowner; you will need the permit but not the license.

How common is it to find water on the floor and a wet ceiling in any building? Since it is concealed, what are you going to do when after you pull down the sheetrock and find a defective pipe? Run up to city call and get a permit if you are a homeowner? Run up and apply for a contractor license, take a test, pay your license fee and obtain a permit?

Not really. In an emergency you can make the repair and then do the license and permit. Warning: you cannot cover up the work until it is inspected. Unless you are a homeowner working on your residence, you will have to wait until they have scheduled and you passed the licensing test and obtained the permit.

For the local commercial building owner or tenant, the local apartment owner or manager and for the owner or tenant of residential rental property, I have this advice. After you review the exemptions coming in the third posting, you might want to consider going through the licensing process and save yourselves a lot of potential legal problems.