Monday, May 08, 2006

Facilitating E. Jackson St. Turnaround Landlords Deal with cost of changing Neighborhoods (SB SUN 050806)...

Hopefully the costly remodeling that the owners have had to do on E. Jackson Street will make them Think twice about just renting to anyone that has a first and last Deposited. With all the Calls for Service in that area, they needed to have Property manager's brought in a long time ago, Renting to responsible adults, or kicking the people that are not going to pay their rent on time etc etc... KICKING THEM OUT.. Well, now that they are all out and all they have is empty apartments that are being remodeled for the next round of events to take place, however I hope that round two the City will not be as tolerant as they have been When Round ONE was Going Strong!!

BSRancher...

Facilitating East Jackson Street turnaround
Landlords deal with costs of changing neighborhood
Robert Rogers, Staff Writer

RIALTO - Jose Rodriguez is a self-made success, living a Horatio Alger tale after rising from the depths of poverty in Chihuahua, Mexico, to wealth and power in the United States through real estate.

But the rocky road hasn't led to a golden palace.

Instead, it has led to the ramshackle four-unit apartments on East Jackson Street, where he sheds his sweat in the grimy world of low-income housing.

"I have made many business mistakes since I came to the United States in 1971, but I have always worked hard and tried to do right," Rodriguez said.

But Rodriguez, like the other owners of East Jackson's 28 apartment buildings, is not without blame for a street that has witnessed eight killings and more than 1,000 calls to police since 2004, city officials say. Their roles in the run-down neighborhood are complex tangles of bad luck, frayed relations, weak oversight, suspicion, tight finances and, some would argue, greed.

Some landlords bear more blame than others, and factors beyond the street have played roles in the neighborhood's decline. But the success of a city-driven renewal effort will depend largely on the extent to which the landlords clean up a neighborhood with a reputation smeared in filth and blood.

Rodriguez, like nearly all the property owners, said he favors the city's vigorous push since March to overhaul East Jackson.

But while supporting the idea of the forced cleanup - Rialto building-and-safety officials have given the owners until June 1 to conduct thousands of dollars worth of repairs - some of the landlords complain about the costs.

"At minimum, to meet what the city wants is going to cost around $20,000 more," said one owner who requested her name not be used.

"I've already spent $60,000 putting in new tile, baths, sinks and stoves since I bought the place six months ago. This hasn't been a good investment so far," she said.

The building owners are scheduled to meet - at the city's request - for a second time May 16 to discuss the creation of an owners association.

Housing specialist John Dutrey, the meeting's organizer, said the goal is to overcome the "prisoner's dilemma" - a theory in which owners, because of disunity, find it in their economic interests to save on maintenance and other costs. The result is dilapidated neighborhoods like East Jackson, Dutrey said, and is best overcome by creating an association that collects money each month from all the owners to maintain and manage the neighborhood.

It will also be another recurring cost to owners with thin or inverted profit margins.

"It has been tough going so far. I've lost money, but I believe in Rialto," said Ernesto Cambrone, a West Covina loan officer, who was seeking another source of income when he bought the property at 242 E. Jackson St. earlier this year.

Instead, he has lost money because of vacancies and the city's quest to rebuild the street.

Cambrone may be newer to the street than most of the owners, but he fits in easily. The owners are predominantly working-class to middle-class, Latino, hard-working and looking to support their families by keying into the real-estate bonanza.

They are also absent - only one owner lives on the street. The units, built in the 1970s, were intended to be owner-occupied, Dutrey said.

Despite the nearly uniform agreement of the need to clean up East Jackson, few of the landlords have opened their wallets to make improvements without the city's prodding.

Alicia Muro, of Rancho Cucamonga, and her husband own a four-unit building at 153 E. Jackson St. She also claims to be losing money.

City inspectors have flagged the property with nearly 50 violations, including having non-breakaway bars on bedroom windows and a lack of fire alarms or fire extinguishers.

The building's exterior has a new coat of tan paint, but Mary Garcia, who said she and her daughter Soncrese Watson have paid $1,050 per month since last year for a three-bedroom apartment in the building, blasted Muro during an April 27 tour of her apartment unit.

She pointed to numerous leak stains in the living room and leaky pipes beneath the kitchen sink.

"The Muros don't care one bit that there's mold or that there's bars on the window, or that I got to put out a dozen pots or pans to catch leaks when it rains," Garcia said.

The Muros acknowledged the leaks and vowed to repair them. They also are pursuing legal eviction of the tenants in Garcia's apartment because they stopped paying rent.

But not all tenant/landlord relations are strained. Jackie Yniguez, who rents an apartment with her husband, Richard, at 252 E. Jackson St., said her landlord has moved swiftly to refurbish the building in recent weeks.

"She was out here with code enforcement, and has been around constantly ever since putting in everything from new stoves to new blinds," Yniguez said of her landlord, Orange County-based Margarita Magana.

Rodriguez, a warm man with disarming modesty, has worked hard on his properties, often in lieu of hiring professionals.

His strategy for maintaining his buildings has changed some since the city began applying pressure, as evidenced by the new professional paint jobs coating his properties.

He owns 25 percent of the properties on East Jackson. Another building is owned by his son, Javier. At one time or another, Rodriguez or a member of his family has owned about half of the 28 buildings on East Jackson.

A life of renting properties in high-crime areas hasn't left Rodriguez unscathed. Since he bought his first rental property in Los Angeles in the early 1970s, Rodriguez said, he has been beaten and robbed more times than he can remember.

His front teeth are fake. His original teeth were knocked out a few years ago when an East Jackson tenant punched him in the mouth for asking for the rent.

Rodriguez said he's willing to do whatever the city wants and is glad police and code enforcement have finally focused on East Jackson.

He attended a city-organized workshop about rebuilding East Jackson on April 18, and officials say he was cooperative and engaged.

Rodriguez estimated the restoration the city will force on the owners will cost him $20,000 for each of his seven properties, or about $140,000.

Rialto Chief Building Official Chaz Ferguson said Rodriguez has benefited from a property-value explosion that has propelled each of the 28 buildings at East Jackson to nearly $600,000, more than tripling owners' investments in just a few years.

Despite the wild profits, Ferguson said, 60 percent of the living quarters on East Jackson are "slums."

The city's scrutiny has shown East Jackson's disrepair to be beyond the ability of Rodriguez's two hands. It's about to demand more of his wallet.



Members of Mynisha's Circle - a community group formed in memory of an 11-year-old girl killed in what police say was a gang-related shooting, have developed a strategic plan to make San Bernardino safer. The plan has six main goals, and the group, which includes city residents, city and county officials, and Mayor Pat Morris, will host a public forum on May 13. The goals are:

- Outcome No. 1: Reduce the incidence of violent crime including murder, gang and drug violence

- Outcome No. 2: Reduce the number of families and individuals living in poverty

- Outcome No. 3: Reduction in child abuse/neglect, substance abuse and juvenile arrests

- Outcome No. 4: Create a healthy business environment

- Outcome No. 5: Improve the quality of life in San Bernardino

- Outcome No. 6: Sustain Mynisha's Circle



OUTCOME NO. 1: REDUCE CRIME

One of the most pressing issues in San Bernardino is violent crime and therefore, the first goal of the Mynisha's Circle Strategic Plan - still in draft form - is to reduce the incidence of violent crime, including murder and violence caused by gang and drug activity.

Mynisha's Circle identified seven objectives to attain that first goal. They are:

  • Use all available resources to track existing crime within city boundaries, including Geographic Information Systems technology. Using that information, city and law-enforcement officials could determine whether resources are being used in the most effective manner possible.

  • Develop and implement tactical plans for law enforcement, including, but not limited to, full implementation of the San Bernardino Police Department's beat plan, crime-impact teams and gang injunctions.

  • Reduce firearm-related injuries and deaths with partnerships aimed at reducing guns on the streets with county, state, federal and community-based agencies and organizations.

  • Combat the city's gang activity by collaborating with federal, state and local agencies, as well as developing a Gang Prevention/Intervention Council composed of city officials, community representatives and faith-based grass-roots organizations to develop an approach to delivering prevention and intervention services.

  • Target adult and juvenile offenders residing in the city with additional supervision and case-management services. Group members would create a Community Corrections Council to assess the current level of services and to develop a Targeted Re-entry Program for offenders returning to the community. Group members would also advocate for statewide parole reform.

  • Enhance the crime-free housing programs in the city and continue to work with the U.S. Department of Housing and Urban Development to ensure Section 8 housing meets all city codes.

  • Follow the "broken windows" theory that blight and small offenses can lead to greater incidences of crime. Strategies for improving overall quality of life include the expansion of Neighborhood Watch programs, analyzing the use of code enforcement officers and the differences between city and county code regulations, reducing graffiti, and the development of a "Community Court."

    Source: Mynisha's Circle Draft Strategic Plan



    COMING TOMORROW: A closer look at Outcome No. 2: Fighting poverty.

    MEETING

    When: 8 a.m. Saturday

    Where: Church of God Prophecy, 3030 Del Rosa Ave., San Bernardino



    Photo Gallery: East Jackson Street apartments


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