CHOOSING THE RIGHT OPTIONS FOR PROBLEM PROPERTIES

ALAN MALLACH

CENTER FOR COMMUNITY PROGRESS

NJ FUTURE

2014 REDEVELOPMENT FORUM

VACANT PROPERTIES ARE A GROWING PROBLEM

Newark East Orange Trenton Paterson Jersey City0.00%

2.00%

4.00%

6.00%

8.00%

10.00%

12.00%

14.00%

16.00%

20002010

NEWARK AREA 2011

TRENTON 2011

VACANT PROPERTY IMAGES

Paterson

Trenton

VACANT PROPERTY IMAGES

Newark

Camden

HOW DO YOU ADDRESS YOUR COMMUNITY’S PROBLEM PROPERTY ISSUES?

Understand the issue: problem properties are not just about the property – they are part of the larger economic and social dynamics affecting the neighborhood and the city

Think strategically: There is no single ‘magic bullet’, and no quick fix, to the issue of problem properties.

NINE ELEMENTS OF A VACANT PROPERTY STRATEGY

1. Information2. Regulation3. Strategic

acquisition4. Land banking5. Partnering with

developers6. Encouraging

home buyers

7. Strategic demolition8. Encouraging

green reuse of vacant land

9. Building community partnerships

INFORMATION

• Know the market• Know the property inventory• Know the players

REGULATION

• Enact vacant property registration ordinances

• Use code enforcement strategically

• Use nuisance abatement when owners are unwilling to maintain their properties

• Use the Creditor Responsibility Law to deal with properties in foreclosure process

STRATEGIC ACQUISITION

• Create a municipal abandoned property list

• Use tax foreclosure as a strategic tool• Use spot blight eminent domain• Have an acquisition strategy – make limited resources count

LAND BANKING

• Build the capacity in local government to acquire, hold and systematically dispose of properties

• Maintain publicly-owned properties so they do not become a nuisance to neighbors.

• Don’t be afraid to hold properties in inventory in order to make possible better reuse in the future

PARTNERING WITH DEVELOPERS

• Make reuse and redevelopment user-friendly

• Build city capacity to assemble parcels for reuse

• Make all city approvals timely and efficient

• Provide incentives where necessary

• Link redevelopment to other community improvements

ENCOURAGE HOME BUYERS

• Create home buying & rehab support system

• Speed permitting and approvals

• Provide incentives where necessary• Focus on target neighborhoods for selective vacant property rehab initiatives

STRATEGIC DEMOLITION

• Make demolition part of a larger vacant property strategy

• Target demolition resources to create reuse

opportunities and

stabilize at-risk

neighborhoods

ENCOURAGE GREEN REUSE

• Many vacant lots, particularly in weak market areas, are not suitable for redevelopment

• Create menu of green reuse alternatives• Partner with homeowners, neighborhood groups and CDCs to get properties used

for side lots, community gardens

and other green options.

BUILD COMMUNITY PARTNERSHIPS

• Cities can’t do it by themselves – not enough capacity or money

• Neighborhood associations and CDCs are natural allies for city government – they care about their communities

• Make everybody a partner in the process of tackling the community’s problem properties.