Date:    December 4, 2007

Place:         Bradford OECD Office
Project:       City of Bradford Master Plan
Client:         City of Bradford
Time:          1:30 pm - 3:30 pm
MCF No.:    44506002

Attendees:
Jeff Andrews, City of Bradford OECD
John Place, City of Bradford OECD
John Peterson, City of Bradford Clerk
Mark Hollenback, City of Bradford Solicitor
George Corignani, Bradford Fire Department and Code Enforcement
Sue Yaeger, Bradford Code Enforcement
Simon Tripp, Impact Economics
Roberta Sarraf, Zoning/Planning Consultant
Albert Filoni, MacLachlan, Cornelius & Filoni, Inc.
Ken Lee, MacLachlan, Cornelius & Filoni, Inc.
Amy Maceyko, MacLachlan, Cornelius & Filoni, Inc.

Purpose:    To discuss code enforcement issues in Bradford, as well as how to improve the condition of the housing stock and deal with derelict properties.

Items Discussed:

1. Mr. Filoni began by discussing the goals and the purpose of the master plan.  Studies in the past have focused on specific challenges instead of being a comprehensive plan for the whole Tuna Valley.  The goal of this process is to develop a series of actionable strategies that all three municipalities can endorse and to engage residents in the process so they will work together to improve the community after the planning process is over.  The planning team is meeting with as many groups as possible to understand the myriad of issues that affect all three municipalities and determine the best group of strategies for improving the quality of life in Bradford.  One of the recurring themes that has arisen since the process began in the fall is a concern about property maintenance and the “image” of Bradford given by derelict and unattractive housing.  The planning team has also a recurring negative attitude despite the many positive aspects of living in Bradford.

2. The primary reason to be here is to discuss action strategies that can be included in the master plan to improve property maintenance and the condition of properties in the Tuna Valley.  The planning team needs to understand the realistic costs involved and how much manpower would be needed to improve the current conditions, as well as understanding what is feasible legally.

3. The city representatives responded to say that there has been a dramatic change in the city from the early 90’s to today.  There are more low-income renters, 25-30 slum landlords and more homes being demolished.  40% of the city’s population is on welfare and those people don’t care.  If you fine them for code issues, they will be charged a $100 fine and they’ll pay $5/month for almost 2 years.  In that time, some will move to another property with a shopping cart and leave junk behind.

4. Absentee landlords are also an issue in town.  There is no response to violation notices.  And many who do respond are upset that similar situations haven’t been dealt with elsewhere because code enforcement is complaint driven.  In some cases, absentee owners sell to low-income residents but overcharge them so that the new owners can’t afford to do maintenance and the situation does not improve.

5. If the city goes ahead and cuts the grass or cleans up, it can be difficult or impossible to recover the money spent on the improvements.  Some are concerned that if you spend more money on property maintenance, then more people will let their properties decline and let the city pay for their maintenance.  Last year's clean-up budget was $2500 and this year $9000 was requested.

6. There is a large percentage of the housing stock that may have reached its useful life.  The housing in general is old and that which was built during the oil boom especially is more uniformly substandard – double boarded and balloon framed construction.

7. Mr. Filoni asked about the attractive houses on South Avenue.  Because there is no off-street parking and many are built on the side of the hill they don't sell well.  Owners don't want to walk on or deal with hills. Some of the worst maintained properties are on the hillsides.

8. Mr. Lee commented that we need to be sure that the replacements for these old houses aren’t worse.  Some new homes aren't going to last and aren't built any better.

9. There are 1 ½ people plus a secretary in the code enforcement office.  (The ½ person works part time for the city and part time for Bradford Township.)  The office handles inspections of every rental property and every sold house, building inspectors for new residential construction and health inspections.

10. The office sends 100-200 letters over the summer because of grass cutting and dog *** violations.  There are a similar number sent in the winter for lack of snow shoveling.  It costs $50 per property to do emergency grass cutting.

11. Mr. Filoni commented that the system obviously doesn't work with the personnel and budget that exists now. How many more people would make a difference?  What else would make a difference?  Is it legal to remove front yard and porch litter after notification?  Mr. Hollenbeck responded that Pennsylvania judges in Pittsburgh err on the side of the homeowner and due process rather than letting the police and city be aggressive.  The city is in danger of being sued if they don't go through a 6-9 month process to fulfill due process requirements.  Ms. Yaeger said that she thinks the process is having an impact, but the planning team noted that the perception is still bad.  Even though code enforcement wins almost every case (only lost one) the fines can't be collected and the offenders keep repeating the problems.  It is possible that a lot has been accomplished in the last 15 years, but a lot of people are still telling the team that there is a problem.  From the solicitor's point of view, there are times that something can’t be done about properties unless there is a health issue.  Trash is difficult.  One man's trash is another person's treasure.  The city will take appliances for $10, but refrigerators can't be taken away unless the freon is removed.

12. Code enforcement is complaint driven.  That needs to change.  It can only change with more people (which means more money).  How many more people would make a difference?  What else would make a difference?  Is there a carrot that can be offered instead of coming at landlords with a stick?  Can the newspaper provide help in bringing a more positive community feeling?  Absentee landlords are a problem in many areas.  What about some kind of maintenance bond?

13. Is there an inventory of where the problem properties are?  There is such an inventory for the Elm Street area but not for the entire city.  It is a start, and could be a point for growth for the city.  Some private improvement has already been done next to properties getting public funding.  But it is still difficult to deal with older houses since housing rehab costs have doubled because of lead abatement.

14. Homes up for sheriff sale are also an issue.  Some people are buying them site unseen from out of town and then their being turned over quickly.  The buyers don't know about code violations when they are being purchased and they can't sell the property again until it meets code.  There are also some properties going to tax repository that shouldn't be able to be sold.  If there was a way to keep the county from selling those properties it would help enormously.  There would still be demo costs and other things, but there would be fewer headaches.

15. Recently, two local slumlords have passed on and those properties are being sold.  There are probably up to 100 properties that will see some changes, mostly demolition which costs $4000-5000 for a one-story home and $8000 for a two story structure.  Then the lots are too small for a new home to be built based on zoning setback requirements.  Need to change the zoning code to allow for infill housing, at least in certain areas, or multiple properties have to be put together to meet existing requirements

16. Another issue is the time spent sending letters for every problem reported.  Is there a way to send one letter and put that person on notice instead of sending 5-10 letters?  If a person gets a letter in July, they might have their hearing in December for grass cutting and the opposite is true for snow removal.

17. Mr. Corignani would like to see a system where when a resident doesn’t shovel the sidewalk, the city does it and the cost is added to the tax bill.  But this would be a big manpower issue.  He thinks they need four more code enforcement officers to do the problems justice.  Then more people would be needed to cut grass and shovel snow.

18. Mr. Filoni spoke and a teenager in New Orleans who spearheaded the cleaning up of the park in his neighborhood.  He just did what needed to be done and inspired others to help him.  It wasn’t something that the city had the money or manpower to take care of.  What about fraternity and sorority service projects to clean up parts of town?  

19. Mr. Hollenbeck commented that there is no way to bring pride to some segments of the population, but there are some people returning to Bradford that could be given a carrot to help them with properties that they are buying.  Ms. Yaeger wondered if paint subsidizing could be done like sidewalk subsidizing has been done in the past.  It would give owners some incentive to paint their properties.  Mr. Corignani commented that the sidewalks are awful and the sidewalk program isn't enough.  The city will pay for half of a sidewalk replacement and the city will pay in full for all for low to moderate income homeowner.  In some cases, the problem occurs where new sidewalks abut old walks, creating tripping hazards and making the existing concrete look worse than having all old sidewalks.  Infrastructure improvement affects the pride of those living there.  It could be better to replace the whole street of sidewalks instead of doing them in bits and pieces.  In Ebensburg, PA they replaced the sidewalks in a whole neighborhood and then charged it back to the homeowners.

20. Mr. Peterson commented that infrastructure is a big part of the cost of the Elm Street Program.  Infrastructure has been greatly ignored by the city for a long time.  More has been done in the past few years (about $4 million of borrowing recently) to do work in the worst or the most prominent areas.  Also, everybody views downtown as the center of where they live, but the townships don't contribute to city infrastructure.  The Townships have almost no curbing or sidewalks or infrastructure like the city.  The Townships use sand instead of salt because it is 1/3 the cost and the Townships don't have kind of infrastructure that can be plugged up like the city.  Having the master plan process bring the “regional idea” to the area would be a big help.  The planning team isn’t going to talk about consolidation, but it could bring some awareness to regional cooperation because it will take money to achieve the goals of the plan.

21. Mr. Andrews commented that the situation boils down to the fact that the code enforcement office is oversubscribed, especially now that they are doing UCC review for residential construction.  1 complaint could generate 10 visits.  The staff already had too much to do and the UCC work has pushed them over the edge.  Commercial UCC inspections are contracted out

22. Mr. Corignani would like to see 4 more people working for code enforcement and these 4 officials would have to be generated through the fire department.  They receive $35,000 plus benefits, so we are talking about an additional $200,000 per year.  For information, 1 mil provides about $180,000 of tax income.  The incoming mayor thinks that the ½ mil tax raise is awful.  That averages to about $2/month for a $50,000 house.

23. Mr. Filoni turned the meeting to more general topics and asked the group (3 from the city, 1 from Bradford, 2 from Foster) what they think the master plan should be doing.
   a. Maybe a good connection between the town and gown could have a positive influence on town. It might be swinging in a different direction already with
       the new uses in the Seneca building.  More UPB interns are working in town.  The town-gown connection is one of the goals of the trails initiative.
   b. Although some residents have a poor perception of students being in the city.  The news of an incoming fraternity house causes outrage.
   c. The negative attitude needs to be combated.  Focus could be shifted to those who have returned and who have a positive attitude.  There are those  
       who are coming back and investing money in properties and buildings.
   d. The UPB bookstore downtown seemed to be a big success.  The University is concerned about competing with local merchants, but competition is
       good for everyone.  
   e. The newspaper has a policy not to cover check presentation or ribbon cutting ceremonies, unless it is unique.  There is no longer a full-time Bradford
       reporter, duties are split with other papers.
   f. The stores downtown are tired and it is perceived that they aren’t open in the evenings or during special events.  It seems like the new merchants are
       doing better than the older ones.  What can draw people downtown?  A more outgoing Main Street Manager might help.

24. Ms. Maceyko asked if there are any non-profits working on derelict properties?  Some churches do some rehab/ accessibility work.  There used to be a Christmas in April group and there has been discussion about creating a Habitat for Humanity chapter.  The Elm Street group has a board that might function like a CDC and Ms. Andrews is on the verge of starting a non-profit to deal with housing.  But so far the city has done most of the work like this through the OECD.
a. Mr. Hollenbeck commented that it would be great to shift property development from the public to the private sector.  Private individuals need the tools.  There are tax abatements for commercial rehab downtown and other programs that avoid taxes for 10-12 years, as well as historic tax credits.  Maybe a toolbox is needed to encourage more private development (list of tax programs, incentives, etc).

25.    Mr. Filoni requested that the group put down on paper what the code enforcement office needs.  A  concrete list of manpower, money and other needs, and email it to Ms. Maceyko in the next month.

With no further items for discussion, the meeting was adjourned. The foregoing constitutes the major items accepted by the attendees.  If there are any additions or corrections to these minutes, please notify the Architect.

Respectfully submitted,

MacLachlan, Cornelius & Filoni, Inc.

Amy P. Maceyko, AIA, LEED AP