Westminster Scrapbook Pennsylvania Ave Advisory Task Force Sept. 18, 2002 Committee Report
CITY OF WESTMINSTER, MARYLAND
Report and Recommendations
September 18, 2002
Advisory Task Force Committee
On
Lower Pennsylvania Avenue Initiative
City of Westminster
P.O. Box 710 – City Hall
Westminster, Maryland 21158
I. Introduction
At it’s May 13, 2002 meeting, The Mayor and Common Council of Westminster unanimously established the Lower Pennsylvania Avenue Committee. Thereafter, on Wednesday, June 12, 2002, Council President Damian Halstad convened the Advisory Task Force (“Committee”) consisting of clergy, residents and business owners which was charged with reviewing and making preliminary recommendations to The Mayor and Common Council under a venture titled the “Lower Pennsylvania Avenue Initiative.” The area of the Lower Pennsylvania Avenue Initiative is highlighted in Attachment 1. The following persons were appointed to the Committee.
Lower Pennsylvania Advisory Task Force Committee
The Honorable Jerry Barnes
Pastor Howard Hinson
Thomas B. Beyard
Darlyn Horgos
Jim Billingslea
Eric Horgos
Councilman Roy Chiavacci
Chief Roger Joneckis
Carter Clews
Jonathan Mawhinney
Nancy Ensor
Rebecca Orenstein
Debbie Finch
Nancy Palmer
Jackie Finch
Councilman Greg Pecoraro
Monica Gomez
Mark Pohlhaus
Lori Graham
Tonia Pope
Thomas Hallman
Dr. Phil Sayre
Council Pres. Damian Halstad
Dr. Ethan Seidel
Darcel Harris
Andrew Shaw
Edith Haschert
Deborah Sims
Pastor David Helfrich
Thomas Smith
State Resource Team
Governor’s Office of Smart Growth
Maryland Department of Planning
Governor’s Office of Crime Control and Prevention
Maryland Department of Housing and Community Development
Maryland Department of Transportation
Carroll County Office of the State’s Attorney
Prior to its initial meeting, Council President Halstad sent the Committee a series of questions designed to provide state and local officials with an assessment of the current condition of the neighborhood as well as the Committee’s vision for the future of the Lower Pennsylvania Avenue area. The questions posed were:
1. What things would you preserve in the lower Pennsylvania Avenue Neighborhood?
2, What things would you change in the lower Pennsylvania Avenue neighborhood if you could? What would you do to make those changes possible?
3. What new things would you do in the lower Pennsylvania Avenue neighborhood that is not being done to make things better?
The responses to those questions highlighted strengths and weaknesses of the Lower Pennsylvania Avenue Area. As a result, officials from the City and State developed the following five topics which would be discussed by the Committee.
1. June 27, 2002 - Municipal Code Enforcement
2. July 10, 2002 – Crime Prevention
3. July 24, 2002 - Landlord Accountability
4. August 21, 2002 - Local Zoning Code/Smart Codes
5. September 5, 2002 - Homeownership Initiative/Neighborhood Aesthetics
These general topics were identified as possible areas whereby the City could address the current condition of the neighborhood as well as accommodating the Committee’s vision for the future of the Lower Pennsylvania Avenue area. Attachment 2 includes an agenda from each meeting.
Prior to each Committee meeting, City and State officials worked cooperatively on developing a list of “Best Practices” which are currently being used throughout the State. State Officials who had thorough knowledge of each topic then presented the “Best Practices”. At the conclusion of each meeting the Committee was given an opportunity to discuss the proposed “Best Practices” and was able to develop a list of policies and implementation schedule it would forward to The Mayor and Common Council for its review. Many of those “Best Practices” involved had previously been undertaken by the City.
II. Municipal Code Enforcement
On June 27, 2002, the Committee focused on the City’s Municipal Code Enforcement. The “Best Practices” that were presented to the Committee are as follows:
· Landlord Licensing
· Fire Code Discussion
· Habitual Offending Homes Padlock Policy
· Registration of All Rental Properties
· Expansion of Current Property Maintenance Regulations to include the facades Commercial and Owner Occupied Properties
· Registration of Agents
· Streamlined Violation Decision Making Process
A. Landlord Licensing
Overview
Implement a landlord licensing pilot program which would use the Lower Pennsylvania Avenue Initiative area as a model. The licensing program would require that owners of rental occupied housing obtain a license from the City of Westminster. Licenses would only be issued to property owners that successfully pass an annual inspection of the entire property including interior inspections. The license process would also require the landlord or an agent of the landlord to provide contact information which would be used by City staff. The objective of this program is to reverse the physical decline of the neighborhood and provide a safe and healthy community for its residents.
Committee Recommendation
Committee gave a favorable recommendation to this program.
Timeline for Consideration
6 months - Department of Planning and Public Works staff and City Attorney to draft an ordinance for consideration by The Mayor and Common Council.
Licensing fees may need to be imposed to cover additional staff considerations.
City Staff Contact: Thomas B. Beyard
B. Habitual Offending Homes Padlock Policy
Overview
Implement a Habitual Offending Homes Padlock policy which would allow the City to place a padlock on rental properties which house habitual drug offenses. This policy pertains to drug dealing and drug possession. A similar policy has been in effect for some time in Baltimore City. Once a property is discovered to have two drug offenses within a year, the City would have the ability to place a padlock on the property which would then physically bar the property owner from renting the property. This program is designed to encourage better cooperation between the City’s Code Enforcement Officials and the City’s Police Department, as well as encourage better tenant screening by landlords.
Committee Recommendation
Committee gave a favorable recommendation to consideration of this program.
Timeline for Consideration
12-18 months - Westminster Police Department, City Code Officials and City Attorney to develop ordinance and program for implementation.
This program will create additional workload for the abovementioned parties. The City will have to create an extensive database in order to track drug offenses.
City Staff Contact: Chief Roger Joneckis
C. Abatement of Nuisance Actions
Overview
Initiate a cooperative effort with the Office of the State’s Attorney to enforce Section 14-120 of the Real Property Code of the State of Maryland. This statute addresses repeat offenses or repeat nuisances in a particular location. Action against a landlord or a tenant under this provision may be brought either by the City of Westminster, State’s Attorney’s Office or a Civic Organization. This approach offers progressively stronger sanctions against a particularly troubled property if there is no effort to rid the property of the nuisance or the offenses. The ultimate sanction against a landlord is demolition of the property.
Committee Recommendation
Committee gave a favorable recommendation to this initiative.
Timeline for Consideration
0-6 months – City staff and City Attorney must coordinate with Office of State’s Attorney to devise a work plan which would assist in the development and implementation of this program.
City Staff Contact: Thomas B. Beyard
D. Streamlined Violation Decision Making Process
Overview
Investigate whether or not the City should establish an administrative judge which would consider Municipal Code violations. This official would be appointed by The Mayor and Common Council and could potentially streamline the decision making process.
Encourage cooperation between local District Court Judges and the City of Westminster pertaining to Municipal Code Violations. This program would investigate the ability of the City to secure a date in court on a monthly basis which solely consists of the City’s Property Maintenance Code Violations.
Committee Recommendation
Committee gave a favorable recommendation to this initiative.
Timeline for Consideration
12 – 24 months - City Code Officials and City Attorney investigate and make a recommendation to The Mayor and Common Council regarding the appointment of an administrative judge to consider Municipal Code Violations.
6-12 months – City Code Enforcement Officials contact the Administrative Judge of the State of Maryland Carroll County District Court. This action will determine whether or not the City has enough Municipal Code Infractions to secure a set date and time on a monthly basis in which the entire docket during that time frame would be allocated to the City’s Municipal Code Violations.
City Staff Contact: Thomas B. Beyard
E. Registration of All Rental Properties and Registration of Agents
Overview
Investigate whether or not all rental properties should be required to register with the City of Westminster as well as the registration of the agents of all properties within the City. Based upon the findings of the Property Maintenance Code Annual Report, City staff has recommended that a registered agent must live within twenty-five miles of the City of Westminster. This facilitates locating a contact person if the need arises.
Committee Recommendation
Committee gave a favorable recommendation to this proposal.
Timeline for Consideration
The Mayor and Common Council introduced an ordinance on July 22, 2002 which was adopted on August 12, 2002, implementing implement these two programs.
City Staff Contact: Thomas B. Beyard
F. Expansion of Property Maintenance Code to Include the facades of Commercial & Owner Occupied Properties
Overview
Investigate whether or not the City should expand the Property Maintenance Code Regulations to include all owner occupied units as well as commercial units.
Committee Recommendation
Committee gave a favorable recommendation to this proposal.
Timeline for Consideration
The Mayor and Common Council introduced an ordinance on July 22, 2002 which was adopted on August 12, 2002, implementing implement these two programs.
City Staff Contact: Thomas B. Beyard
III. Crime prevention program
On July 10, 2002, the Committee focused on the City’s Crime Prevention Program. The “Best Practices” that were presented to the Committee are as follows:
· Arrest Inventory
· Citizen Block Watch
· Community Policing Initiative
· Economic Subsidies for Police Housing in the Lower PA Avenue Area
A. Arrest Inventory
Overview
Investigate whether the Westminster Police Department should consider establishing a database which inventories the arrest activity in the Lower PA Avenue Initiative area. This program would give City Police an accurate assessment of the type and location of criminal activity. With this information, the Westminster Police Department would have the opportunity to focus its efforts in an appropriate manner. The Westminster Police Department will coordinate with appropriate agencies to assist in the development of the inventory.
Committee Recommendation
Committee gave a favorable recommendation to this proposal.
Timeline for Consideration
6- 12 months to establish procedures for implementation of this procedure. Due to the administrative nature of this practice, no legislative action would be required of The Mayor and Common Council. However, support of this program by The Mayor and Common Council would be critical due to the increased workload of Westminster Police Officers and possible expense of creating such an inventory.
City Staff Contact: Chief Roger Joneckis
B. Citizen Block Watch
Overview
This effort would provide residents of the Lower Pennsylvania Avenue area training in detecting criminal activity and how to properly report criminal activity. This program would also team the Westminster Police Department with the local media sources to promote programs that the Westminster Police Department Offers. This would be an exhaustive effort to market all programs which are managed by the Westminster Police Department. This effort would also provide the patrol officer with a mobile phone in which residents would have the officer’s contact number. As a result of this discussion, the Committee recommended that additional street lighting be placed in the Lower Pennsylvania Avenue area to make pedestrians feel more secure at night.
Committee Recommendation
Committee gave a favorable recommendation to this proposal.
Timeline for Consideration
0-6 months to consider equipping patrol officers with a mobile phone that the residents of the Lower Pennsylvania Avenue area would have access to. The City of Westminster will apply for grants through the State of Maryland to fund street lighting in the Lower Pennsylvania Avenue area. Additional street lighting for Pennsylvania Avenue is included in the FY 02-03 – FY 07-08 Capital Improvements Program if no grant funding is available to the City to expedite the installation. The Westminster Police Department currently has an active program in place for resident training. Through the Lower Pennsylvania Avenue Advisory Task Force the Westminster Police Department is encouraging more residents to become involved with citizen policing. The Governor’s Office of Crime Control and Prevention has offered staff assistance for program development.
City Staff Contact: Chief Roger Joneckis
C. Community Policing Initiative
Overview
This effort would require extensive coordination on the part of The Mayor and Common Council, Westminster Police Department, State’s Attorney’s Office, Office of Juvenile Justice, Office of Parole and Probation, City of Westminster Code Enforcement and McDaniel College. The focus of this initiative is to develop two teams which would coordinate the community policing effort. Initially, the Police Probation Team would consist of a patrol officer and caseworkers from the Office of Parole and Probation and Office of Juvenile Justice. The Police Probation Team would be responsible for the day to day monitoring of criminal activity.
The Community Police Community Supervision Team would consist of representatives from the Westminster Police Department, State’s Attorney’s Office, Office of Juvenile Justice, Office of Parole and Probation, City of Westminster Code Enforcement and McDaniel College. This team would utilize the resources offered by local drug rehabilitation centers, vocational training centers, local Chamber of Commerce, Board of Education and other parties which could assist the Police Probation Team in developing and locating programs which assist in the rehabilitation of offenders.
As a result of this discussion, the Committee also recommended that the report include the opening of a Police Probation Team Office in the Lower Pennsylvania Avenue Area. Due to the “hands on” nature of this initiative, the Committee has indicated its desire to have a substation in the area.
Committee Recommendation
Committee gave a favorable recommendation to this proposal.
Timeline for Consideration
12-36 months to receive support from the necessary parties to implement this strategy. Due to the extensive cooperation that is required from this effort, it will be critical to have the support of all the aforementioned parties prior to implementing this program. There will be extensive consideration given to the staffing of the Police Probation Team which may require shifting duties of various employees that are employed by different government entities. The Governor’s Office of Crime Control and Prevention has committed staff resources to assist in developing this program.
City Staff Contact: Chief Roger Joneckis
D. Economic Subsidies for Police Housing in the Lower PA Avenue Area
Overview
To provide an economic subsidy to Westminster Police Officers who choose to live in the Lower Pennsylvania Avenue Area. The City currently funds the Live Near Your Work Program which is in part funded through the City and the State of Maryland. The Police Department will also consider partnering with owners of rental property that may be in a position to provide rental subsidies to police officers that live in a rental unit. The Westminster Police Department also has a “take home” vehicle policy which allows officers to take their vehicles home provided they live within the City of Westminster.
Committee Recommendation
Committee gave a favorable recommendation to this proposal.
Timeline for Consideration
6 – 12 months - for the Westminster Police Department to attempt to establish a relationship with a property owner(s) in the Lower Pennsylvania Avenue area which may have the financial ability to provide rental-housing subsidies to Westminster Police Officers.
City Staff Contact: Chief Roger Joneckis
E. Designated Emergency Telephone Booths
Overview
Investigate whether or not the City should establish one or more “Emergency Telephone Booths” along the street in the Lower Pennsylvania Avenue Initiative Target Area. Individuals in distress would press a call button on the station, automatically alerting the dispatcher to the individual’s position in addition to providing an audio connection. College campuses across the Country, including McDaniel College, employ similar “Blue Light Phones” that flash a light when the call button is pressed, alerting anyone in the area to the emergency. The high visibility, ease of use, and accessible design of the proposed stations seek to deter crime through faster reporting and response times.
Committee Recommendation
Committee gave a favorable recommendation to this proposal.
Timeline for Consideration
12 – 36 months – for the Westminster Police Department to determine potential sites and cost estimates/funding sources for the station(s). The appropriate technology would then have to be purchased and installed. A plan to mitigate potential abuse of the telephones should also be developed.
City Staff Contact: Chief Roger Joneckis
F. Police Substation on Pennsylvania Avenue
Overview
Investigate whether the Westminster Police Department should establish a police substation on Pennsylvania Avenue. The substation would provide a constant police presence in the neighborhood and create a local “safe haven” for residents. Officers would complete administrative duties during shifts in the substation as well as be available to respond to calls for emergency assistance.
The proposed substation differs from the Police Probation Team Office introduced in Section C above. The team office would provide meeting space in the community for Community Policing activities, while the substation would house a uniformed officer on duty to respond to incidents as they occur.
Committee Recommendation
Committee formed a subcommittee with the direction to study the costs and benefits of a police substation. The subcommittee returned an un-favorable recommendation on this proposal.
Timeline for Consideration
12 – 36 months – to consider whether or not the City has the available staffing and financial resources for a police substation in the Lower Pennsylvania Avenue area. Officials must also determine if a substation would represent the most effective use of these resources. Support of this program by The Mayor and Common Council would be critical due to the significant expense of establishing a field office and the increased workload of Westminster Police Officers.
City Staff Contact: Chief Roger Joneckis
G. Youth Curfew
Overview
A curfew on Pennsylvania Avenue would require persons under the age of 18 to be accompanied by an adult between specified hours at night. The curfew would apply to public spaces in the target area. The Committee recommended that City staff review Union Bridge’s Municipal Curfew policy which could be used as a model. The implementation of a curfew would be designed to reduce crime through the increased supervision of youth on the Avenue.
Committee Recommendation
Committee gave a favorable recommendation to the consideration of this proposal.
Timeline for Consideration:
12 – 36 months – to establish procedures for implementation as well as determine legality of such a proposal.
City Staff Contact: Chief Roger Joneckis.
H. Emergency Cellular Phone Program
Overview
To develop a program in which residents within the Lower Pennsylvania Avenue Target Area would be able to receive a free cellular phone which would be deactivated, yet, retains the ability to dial 911 for emergencies.
Committee Recommendation
Committee gave a favorable recommendation to the consideration of this proposal.
Timeline for Consideration:
0 – 6 months – to establish a program for Westminster Police Department to collect used cellular phones that have been deactivated.
City Staff Contact: Chief Roger Joneckis.
IV. LANDLORD OUTREACH PROGRAM
On July 24, 2002, the Committee focused on the City’s Landlord Outreach Program. The “Best Practices” that were presented to the Committee are as follows:
· Landlord Education Partnership
· Financial Assistance for Landlords
A. Landlord Education Partnership
Overview
This effort would provide landlords an opportunity to attend training sessions sponsored by the City of Westminster which specifically focus on establishing a successful rental program. The programs offered by the City would be a series of quarterly workshops with experts from the surrounding area which can offer technical assistance to local landlords. The Carroll County Landlords Association currently offers a landlord-mentoring program which provides technical assistance to landlords within its association.
Committee Recommendation
Committee gave a favorable recommendation to this proposal.
Timeline for Consideration
12-24 months for the City of Westminster’s Office of Housing and Neighborhood Revitalization to establish a quarterly training series designed to provide technical assistance to local landlords. Due to the publications and speaking fees required for this type of program, participants would have to pay a fee in order to attend.
City Staff Contact: Karen K. Blandford and the Carroll County Landlords Association
V. LOCAL ZONING CODE/SMART CODES
On July 24, 2002, the Committee focused on the City’s Local Zoning Code/Smart Codes. The “Best Practices” that were presented to the Committee are as follows:
· Principles of Infill Redevelopment and Design Considerations
· Appropriate Land Use Ordinances
· Administrative Variances
A. Appropriate Land Use Ordinances
Overview
The City of Westminster has received a $10,000 grant from the Maryland Department of Planning to review its zoning code and determine areas which may be suitable for the implementation of more flexible zoning codes. This includes adopting procedures which facilitate infill development and redevelopment. The first of these was to review the land use designations within the Lower PA Avenue Target Area. Investigate whether or not certain commercial uses should be allowed as a special exception use within the Lower PA Avenue Target Area. The uses discussed by the Committee in addition to the underlying residential uses were Bed and Breakfast, Coffee Shop (with hour limitations) and an artist live/work gallery/studio.
Committee Recommendation
Committee gave a favorable recommendation to this proposal.
Timeline for Consideration
0 – 6 months for the Department of Planning and Public Works to meet with a subcommittee of the Lower PA Avenue Committee and formulate recommendations. At that point, City staff would develop a Zoning Text Amendment which would implement the findings of the subcommittee.
City Staff Contact: Thomas B. Beyard
B. Administrative Variances
Overview
The second procedure outlined in facilitating infill development and redevelopment is to develop an administrative variance process which would be administered by the Director of Planning and Public Works. The enabling legislation is provided to municipalities in Article 66B of the Annotated Code of Maryland. This procedure would authorize the Director of Planning and Public Works to grant administrative variances with respect to building height, size and setbacks without an applicant being required to apply to the Board of Zoning Appeals. This process saves applicants time and expense and providing a more efficient method to consider their requests.
Committee Recommendation
Committee gave a favorable recommendation to this proposal.
Timeline for Consideration
0 – 6 months for the Department of Planning and Public Works to develop an administrative variance procedure which would be presented to The Mayor and Common Council for its consideration.
City Staff Contact: Thomas B. Beyard
VI. HOMEOWNERSHIP INITIATIVE/NEIGHBORHOOD aESTHETICS
On September 5, 2002, the Committee focused on the City’s Homeownership Initiative/Neighborhood Aesthetics. The “Best Practices” that were presented to the Committee are as follows:
· Community Legacy Overview
· Homeownership Initiatives
· Neighborhood Aesthetics/Streetscape Improvements
· Impact of Limited Transportation – Opportunities for Change?
A. Community Legacy Overview
Overview
The Committee was given a presentation of the Community Legacy Application which was submitted to the Maryland Department of Housing and Community Development. The projects which were submitted for funding under the Community Legacy Application were:
1. Union Street Community Center: The City has requested $450,000 to help fund construction of a Community Youth Center.
2. Pennsylvania Avenue Street Lights: The City has requested $116,000 to help fund installation of street lighting on Pennsylvania Avenue. Residents will have the opportunity to assist in light selection.
3. Multiple-family Façade Revolving Loan Program: The City has requested $160,000 which would fund a revolving loan program for multiple-family housing units with five (5) or greater units that are not eligible for other funding through other State programs. This program would provide loans for exterior renovations at reduced interest rates.
4. Homeownership Program: The City has requested $10,000 in continuation funds to maintain a homeownership incentive that targets moderate to upper income homebuyers to locate in the “Old Town Westminster Area.”
Committee Recommendation
Committee gave a favorable recommendation to this proposal.
Timeline for Consideration
0 – 36 months depending on availability of funding from the State.
City Staff Contact: Karen K. Blandford
B. Homeownership Initiatives
Overview
To initiate an Acquisition Rehabilitation Program in which the City would partner with a non profit organization or a neighborhood policy service. This program is in addition to the Affordable Housing Program which offers help for home repair purchase. The second program is to initiate a lease/purchase program which would require a partnership with willing landlords that would be agreeable to this arrangement.
Committee Recommendation
Committee gave a favorable recommendation to this proposal.
Timeline for Consideration
0 – 36 months depending on availability of funding from the State.
City Staff Contact: Karen K. Blandford
C. Neighborhood Aesthetics/Streetscape Improvements
Overview
To develop a series of streetscape improvements that would reduce the speed of traffic on Pennsylvania Avenue as well as making improvements to the overall appearance of the Avenue. This would include, but is not limited, to the possible narrowing of the travel lanes on Pennsylvania Avenue, creating curb bump outs and installing varied pavement at pedestrian crosswalks. This program would also develop a series of environmental improvements which would enhance the safety of the neighborhood through better design. New and enhanced lighting will be critical to the success of improving the aesthetics of the neighborhood as well as creating a safer environment for pedestrians. Interested Pennsylvania Avenue Residents will have an opportunity to comment on proposed changes prior to the City’s selection.
Committee Recommendation
Committee gave a favorable recommendation to this program
Timeline for Consideration
0 – 6 months for City staff to incorporate into the streetscape improvements into the City’s Capital Improvement Program. Due to funding constraints, the City will seek financial assistance from Federal funding mechanisms such as the TEA-21 program.
City Staff Contact: Thomas B. Beyard
D. Limited Transportation Opportunities
Overview
To develop a partnership with a local transit agency that would offer transit service to Westminster residents on a regular schedule within the Westminster and Environs area. This proposal would provide residents without personal transportation the opportunity to reach employers and providers of services which may otherwise be limited due to the lack of transportation.
Committee Recommendation
Committee gave a favorable recommendation to this program
Timeline for Consideration
24 – 36 months to develop a partnership with a local transit service which may result in regularly scheduled transit services for all residents. Due to funding considerations, the City will need to seek Federal and State financial assistance to develop a program of this nature.
City Staff Contact: Karen K. Blandford
VII. SUMMARY
The Lower Pennsylvania Avenue Committee proudly submits these recommendations to The Mayor and Common Council of Westminster.
While in the last three years Pennsylvania Avenue has begun the long process of transitioning from a declining neighborhood to a resurgent neighborhood, the Lower Pennsylvania Avenue Area needs additional assistance from The Mayor and Common Council.
The Committee feels these recommendations represent a substantial step in the right direction to establishing Pennsylvania Avenue as one of the premiere neighborhoods in the City of Westminster.
