LEAVENWORTH – The Leavenworth City Council hosted an open workshop, led by Lilith Vespier, Leavenworth’s Community Development Director, at the Festhalle on July 24 to discuss and answer questions regarding the conversion of residential dwellings into condominiums.
Leavenworth is adapting its municipal code in response to changes in Washington State housing laws to promote diverse housing options, affordability, and efficient land use. Amendments to the Code include permitting conversion of existing housing into condominium ownership within the City’s multi-family residential and commercial zones.
The workshop, which included in attendance Mayor Carl Florea, several city council members, a member of the Planning Commission and, to help with questions, realtors and appraisers, was opened by Vespier, who presented and answered a series of questions.
Q: Does converting dwellings into condominiums change the look, density, or function of the building?
A: Condominiums are a form of ownership not a building type. So, there is no change to the look, density, or function of the building when it is converted to a condominium. Once a property is converted into separate condominium units, it may not be expanded or changed unless such change is permitted in the city regulations.
Q: How are condominiums managed?
A: Most often condominiums are managed by an owners’ association and board. State law outlines, in detail, how these groups are defined and what roles and responsibilities they have. The owners’ association adopts the organizational documents. A board may be elected to manage the daily functions – budgets, assessments, prepare financial statements, and deposit and maintain funds. The board may be comprised of unit owners, other people, or an agent.
Q: How are condominiums maintained? How can neighbors be sure that the property will be well maintained?
A: The owners’ association is required to maintain all common areas. If there is emergency work, the association can enter an owner unit and act. The unit owner or owners’ association is responsible for all exterior elements of the units.
Q: Why do you require a Binding Site Plan to review condominium creation?
A: The City uses the Binding Site Plan to ensure continued compliance with building permits, types, and location of utility services, easements, parking, and review maintenance of common areas.
Q: What happens if there are only two units in the Association?
A: Condominiums function essentially the same regardless of size. The smaller the number of units, the less there is to manage. State law provides an option for the owner associations to be managed by an agent.
Q: How are code enforcement issues addressed?
A: Enforcement is addressed the same as other properties with communication with the owner/responsible party. If the enforcement issue is related to the interior of the condominium, notice would go to the unit owner. If the enforcement issue is regarding an exterior element/condition, then notice would be sent to the owners’ association. Notice can be sent to both the owner and the association.
Disputes among the unit owners or owners and the association can be addressed in the declaration. Legal action is also an option. The City has no role in these types of disputes.
Q: What if the owners’ association does not have enough money/funds?
A: State law outlines the ways and means by which an owners’ association may make assessments, collect money, spend, reserve funds, and lien properties to ensure that the property is adequately maintained. In this regard, it is no different than a homeowners’ association in a subdivision.
Discussion then ensued with those opposed to the amendments to the Code primarily raising concerns about (i) neighborhood character, pointing to increased density, changes in architectural style, and potential disruptions to community ambiance; (ii) affordability, arguing that converting dwellings into condos could, counterintuitively, exacerbate affordability issues, noting that condominiums tend to be more expensive than traditional rentals; and (iii) parking and traffic, expressing concerns about parking availability and traffic congestion, as condo conversions could lead to more vehicles in already crowded areas.
Proponents of the condominium amendments countered by connecting the Code changes to (i) increased housing options, contending that allowing conversions to condominiums provides more housing choices for residents and an alternative to traditional single-family homes and rentals; (ii) the primacy of property rights and flexibility, emphasizing property owners’ rights to decide how to use their properties and devise their own investment strategies; (iii) economic benefits, asserting that that condo conversions can stimulate the local economy by encouraging property development, construction, and real estate transactions; and (iv) the preservation of existing structures, claiming that Leavenworth can maintain the character of established neighborhoods while accommodating growth.
The Planning Commission approved the proposed code amendments for condominium ownership during its June 7 meeting. Its recommendation to approve the amendments will now go to the City Council for deliberation and a vote.
Present at the July 24 workshop, in addition to Vespier and Florea, were City Council members Travis McMaster, Shane Thayer, Rhona Barron, and Anne Hessburg; Planning Commission member Colin Forsyth; realtor Cam West; and appraisers Cherri and Simon Farivar.
For additional information, contact Lilith Vespier, Community Development Director (lvespier@cityofleavenworth.com).
Caroline Menna is an intern for Ward Media and a rising senior (Class of 2025) at Cascade High School. She will serve as Editor-in-Chief of the Cascade High School Publications Group for the 2024-2025 academic year.
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