I don’t have a specific question for KP readers this week, so use this as a chance to give me general ideas.
Over the past few weeks, I’ve been taking the opportunity to chat up the folks I meet in and around BF to gauge general opinon. There’s a definate perception that the city is full of crime, primarily drugs and hookers, although my sense is much of the evidence is anecdotal and of an “urban legend” quality. I know these things are happening, but I’m not sure it’s as extensive as many believe. There’s also the more real urgent problem of too many absentee landlords who will rent to anyone and don’t maintain their property. And a surprising ruling by the county court that overturned a city zoning ordinance. My sense is all these things are creating a rising frustration and cynicism in the residents.
The most interesting thing I found was that there is a city planning commission and they’ve actually met with the county architect and put some thought into development, but they are not aware of programs (grants, loans, etc) available to help with repair, renovation or conversion of divided houses back to single family homes.
The city is definitely in need of a large dose of vision, optimism and “can do” spirit.
I think “the landlord
I think “the landlord problem” is serious in many towns and cities around the country Without the ability to rehab their properties, any serious chance of revival is almost impossible.
So, what to do?
One option is to use the approach of the Nature Conservancy, which, years ago decided that the only way to save land was to simply buy it.
The best chance for a place like BF might be to have a public/private partnership of some sort invest in the actual properties and then resell them or lease them to people who would guarantee improvements..
The Main Street Program, which has been successful in many towns, uses a more incremental approach, and works with landowners and stakeholders. They provide incentives to try to get landlords to “do the right thing.” One important aspect of this program is that each community that decides to do it will hire a Main Street implenter of sorts…so there is one point-person whose single job is to keep the pressure on.
I mention this, because, as you have noticed, most communities don’t have a person or a department who fills that roll. Zoning and Planning Boards are mostly staffed with appointees, many of whom don’t have any real training or experience. Indeed, even if they do, the charge of those departments is not to generate or maintain a healthy business climate, but simply to interpret a series of rules and regulations. They are more concerned about mundane issues like the number of curb cuts on a certain street than whether there will be enough traffic on that street to even utlize them.
One other note, while I’m at it. Whatever might happen in BF, it’s important to separate meaningless surface improvements from institutional change. For instance, I’ve seen lots of towns slap up “old timey” street lamps and benches, in the hopes that this will make the town more “pedestrian friendly,” while ignoring the much more diffucult task of revitalizing the downtown…so that pedestrians will actually have a reason to walk there!
Pilt
Court decision
I understand the Beaver County court recently overturned a city zoning ordinance aimed at reducing the number of former single houses that have been sub-divided and turned into apartments. That is certainly not helpful. The city did consolidate and refinance its bonds which left it enough money to hire a second code enforcement officer, who, I believe, will be primarily dedicated to landlord/tenant problems. I think the city is definately trying to address those issues.
I do now think that perhaps this is the time for a large scale eminent domain action by the city because the city simply doesn’t have the funds to buy back every problem property. I could see something akin to the urban homesteading programs possible working although BF has no website where people could even find info about programs if they wanted to.
There’s also a state program run through the Pennsylvania Housing Agency (PFHA) that allows for low interest loans to help convert houses BACK to single family homes. I get the impression no one in BF is aware of this though.
pd
PD – I’m more
PD –
I’m more concerned about the business district buildings than I am the residential stuff. That will (mostly) take care of itself if the commercial district can start to thrive again. The commercial landlords are the ones who often hold the key to what the downtown looks like…and dealing with them must be a major focus of any redevelopment.
If you haven’t already, you should peruse Richard Florida’s “creative class” concept, and see how it might apply to BF.
http://creativeclass.com/
He makes some interesting arguments…
Pilt
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