Vacant and Blighted Properties in Knoxville ... - City of Knoxville

Vacant and Blighted Properties
in Knoxville & Knox County
City Council Workshop
November 11, 2010

Vacant Properties Committee
City of Knoxville
• Community Development
Department
• Law Department
• Police Department
• Finance Department
– Revenue Collection
– Purchasing
– Real Estate Management
• Public Service Department
– Neighborhood Codes
• Better Building Board
Council of Involved Neighborhoods
(COIN)
Knox County
• Knox County Mayor
– Community Development
Department
– Law Department
– Purchasing
– Health Department
• Trustee’s Office
Knoxville’s Community Development
Corporation (KCDC)
The Development Corporation of
Knox County
Metropolitan Planning Commission
(MPC)

Background
• Nationwide problem
• National Vacant Properties Campaign
• Reclaiming Vacant Properties Conference
• Vacant Properties Committee
– Formed mid-2009 to identify and assess tools
to solve the problem
– Data collection & mapping
– Genesee Institute Report
– Develop strategies and priorities

Agenda
• Examples of the Problem
• Brief Overview: Stats & Maps
• Current Tools
• New Tools – New Strategies
• Strategies in Other Cities & States
• Conclusion
• Questions and Discussion

Examples
201 Crawford Lane
• One owner of 7 different problem properties in Ftn City
• Single family and multi-family residential properties on
Rennoc, Tillery, and Crawford Sts.
• Most are vacant; not condemned.
• Over 100 dirty lot and structure complaints.

Same owner
210 Tillery
• Ongoing city intervention required to keep lots clean
and buildings secure.
• Sued in four separate tax sales.
• Often in arrears on taxes.
• Owner is current on taxes on nearby commercial
parcels.

401 Meadow View Road
2762 Wilson

6601 Pine Bluff

Old South High - 953 East Moody Avenue

Current Tools
• Prevention & Enforcement
• Gaining Control
• Strategic Re-use

Current Tools
Prevention & Enforcement
• Housing Programs (Community Development)
– Owner Occupied & Rental Rehabilitation loans / grants
– Commercial Facades & My Front Yard (residential)
– EZ Blighted Property Redevelopment Program loans
• Redevelopment Areas: plans for revitalization
• Chronic Problem Properties Committee: targeted mitigation /
interdepartmental effort
• Zoning Enforcement
• Knoxville Police Dept. and Fire Marshall
• Neighborhood Codes Enforcement (Public Service)
– Codes Sweeps (educational/prevention)
– Codes Enforcement / Remediation (clean, mow & demolition)
– Better Building Board / Municipal Court

Neighborhood Codes Enforcement
PRODUCTION June 2009 – June 2010
Inspections & Re-Inspections
Automobiles = 1839
Dirty/Overgrown Lots = 18,730
Building Complaints = 2668
FEES BILLED & COLLECTED
Field Remediation Crew
Secured/Boarded house = 34
Mowed Overgrown Lot = 2410
Dirty Lot Clean Ups = 539
Demolitions = 60
Vehicle Tows = 86
YEAR
2005
2006
2007
2008
2009
2010
FEES BILLED
$ 339,882.43
$ 381,300.88
$ 427,031.25
$ 413,567.40
$ 428,208.31
$ 353,584.80
PAYMENTS RECEIVED
$ 98,442.99
$ 111,406.07
$ 153,546.67
$ 138,567.83
$ 78,578.01
$ 35,298.80

Neighborhood Codes Enforcement
Annual Budget Costs
Neighborhood Codes Inspections
Annual Budget $811,250
Number of Employees 12
Public Service Operations – Codes Remediation
Annual Budget $418,761
Number of Employees 6

EZ Blighted Properties
Redevelopment Program (BPRP)
City development loan leveraged
private redevelopment.
1808 Jefferson
BPRP to date:
10 Houses Rehabilitated
12 New Houses Built

Blighted Properties Redevelopment
Program (BPRP)
2019 Washington

Current Tools
Gaining Control
• Better Building Board powers
– Condemnation/posted unfit for human habitation
– Issue Repair or Demolition Orders
– Demolition by Neglect
– Determination and certification of blight = first step in acquisition
when not in a redevelopment area (tool of Comm Dev)
• Acquisition Powers for Blighted Properties
– In Redevelopment Areas: via KCDC’s state-authorized
redevelopment powers in Council-approved redev. areas
– Not in Redevelopment Areas: Blighted & Deteriorated Property
Ordinance – deals with “spot” blight - via BBB and with Council
approval
• Property Tax Foreclosure
• Nuisance Abatement Actions
– Attorney General / KPD / Public Service

Current Tools
Strategic Reuse
(of city-acquired property)
• Homemaker’s Program – gives control
over the end-use of property; clawback
• Request for Proposals (RFPs) for
Redevelopment
• Surplus Property Sale

New Tools – New Strategies
1. Increased utilization of Municipal Court by Neighborhood Codes.
2. Explore increased court penalties for violators.
3. “Artistic board-up” pilot program
4. Community gardens and green space programs.
5. Improve local ordinances: solid waste & dirty lots.
6. Develop system to track data on problem properties.
7. Funding for blight remediation and acquisition.
8. Funding mechanism for remediation of environmental hazards
(e.g., underground storage tanks; buried debris on vacant lots.)
9. Reform of property tax foreclosure laws.
10. Determine strategy to clear titles and taxes on city-owned taxforeclosed
properties.
11. Develop statewide strategy (Center for Community Progress)

New Tools - New Strategies
Examples of Local Ordinance Changes
Solid Waste
• Trash receptacles must be moved off of the street.
• Solid waste violations (rental clean outs, medical waste) are an
immediate threat to health and safety. Allow immediate clean up
and billing if necessary.
Dirty Lot
• Address unfit or “blighting storage” of materials.
• Allow removal of dangerous trees that threaten use of public
property.
• Allow city to clean lots of repeat offenders without the 10-day
corrective action period if specific address has confirmed
violations within a certain time period.
Other
• Allow City to declare dilapidated fences a nuisance.

Strategies in Other Cities & States
• Home Maintenance Education programs
• Vacant Property Registration
• Landlord Training Program
• Rental Property Registration & Inspections
• Public Exposure of Condemned Properties
• Receivership
• Land Banks
• TIF for residential properties that are upside
down

In Conclusion
• Causes and solutions are complex, but not
insurmountable.
• No silver bullet. Variety of tools needed.
• Long-term commitment is needed.
• Need stronger disincentives for owners of
blighted property.
• New Conversation: Property ownership involves
both rights and responsibilities.
• Government plays key role, but all stakeholders
need to be involved.

Questions and Discussion