Daniel Traub, "Lots" (Print Center 2010-11)

Reform as balancing act: Crafting Phila’s new land

bank and demo regulations

Jennifer Kates, Esq.Office of Councilwoman María Quiñones Sánchez

7th District, Philadelphia

Reforming

our approach

to codeenforcment

Interconnected problems-- Many thousands of properties

abandoned, dragged down with aged debt and "tangled" title

-- A tax and lien foreclosure system not structured or incentivized to support redevelopment goals-- Code enforcement historically reactive, not strategic-- Related functions in different “silos”

Code enforcement: problem

-- Systems designed to react to complaints

-- Poor data, anachronistic technology

-- Unwillingness to admit unaddressed need

-- Legacy of “NTI”, mid-2000s demo program

Demolition crisisD

June, 2013 building collapse at 22nd and Market

Demolition reform-- Executive order and new

departmental regulations

-- Special investigatory committee convened by City Council, 80+ page report issued, legislation adopted

-- Mayoral Blue Ribbon Commission in process

Towards more systemic reform?

-- New computer system being commissioned, will integrate with Revenue’s

-- Pending recommendations for structural changes, new funding

-- But strategic enforcement programs in flux

-- Need a comprehensive strategy, and large-scale funding

"The Land Bank will help eliminate blight, stabilize our neighborhoods, and put vacant property back on the tax rolls."- Councilwoman María Quiñones Sánchez

Reforming our approach to vacant land

Vacant land: problem-- Poor data

-- No system for acquisitions

-- Code enforcement, lien collection/foreclosure segregated from redevelopment agencies

-- Narrow focus on housing as highest & best use

Land Bank reform

-- Land Bank legislation adopted in December 2013

-- Will be funded for FY15, operational by 2015

-- One agency, one inventory, one set of rules

Breaking the acquisition deadlock-- Tax/lien foreclosure decisions will be

based on redevelopment goals in addition to revenue generation

-- Power to clear and abate City liens allows "donor-taker" transfers that restore properties to productive use

-- Land Bank sales will fund more acquisition and maintenance

Transparency is key

-- Real time online inventory and tracking tools; Automated notice to interested parties

-- Published policies, developed through a biannual formal process with public comment

-- Detailed reporting of transfers and terms

Towards a more systemic reform?

-- Central role for market analysis and planning

-- Acquisition tool works for low-value areas “left behind” by traditional enforcement

-- Pricing based on market-appropriate valuation methods, flexibility to make development feasible and for range of community-beneficial uses

Let this image become an artifact of a past era

jennifer.kates@phila.gov 215-686-3448