4.2. SR 12-08-2008Item # 4.2.
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MEMORANDUM
TO: Mayor and City Council
FROM: Jeff Gongoll, Community Development Director
DATE: December 8, 2008
SUBJECT: Commercial Business Inspection Program
Premise
Establish a permit and inspection program for commercial rental properties that incur a
change of occupant.
Background
Currently, the City does not inspect commercial rental properties regardless of any change in
business occupancy (unless there are building modifications that require a regular building
permit). Consequently, any change of business within a commercial rental property is neither
listed nor inspected by the City. This has the potential to cause unsafe and unhealthy
conditions for the customer and operator within commercial rental properties that have not
been inspected.
A recent example is that of a beauty salon that installed a pedicure station without a
plumbing inspection. The tenant moved out and the space was rented by a new salon
business that subsequently had plumbing problems. The new operator called the City about
the plumbing issue. It was found that the initial pedicure operation was installed improperly
which in turn was causing significant health and safety issues for the operator and their
customers. Another example was the releasing of the former ABRA space on Carson Street
to an automotive service operation (AJ's Automotive). The ERFD had to respond to a fire
in that location due to welding fumes and flames that ignited some insulation.
The Change of Occupant Certificate and inspection process will provide the ability to obtain
a clearer understanding of the type of business operation that is intending to occupy the
rental space. Further, these and other issues would have been rectified prior to the new
tenant moving in.
Recommendation
1. Establish an ordinance that provides for the permitting and inspection of a change of
occupant within any commercial rental property in the City.
2. Establish a fee of $45 for the Change of Occupant Certificate.
3. A probable amendment or clarification to the City Code is needed to include
"commercial buildings." Currently, Article III Housing Standards (Sec. 30-151
through 30-265), appears to be the only place where an inspection could be
interpreted to include commercial buildings. However, the context is identified with
"substandard buildings" only (Division 4. Substandard Buildings, and Division 5.
Dwelling Unit Standards).
4. Bring back for Council review and approval.