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Charting the Multiple Meanings of Blight: Final Report

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Charting the Multiple Meanings of Blight: Final Report CHARTING THE MULTIPLE MEANINGS OF BLIGHT A National Literature Review on Addressing the Community Impacts of Blighted Properties FINAL REPORT May 20, 2015 SUBMITTED TO: Keep America Beautiful (www.kab.org) PREPARED BY: The Vacant Properties Research Network A project of the Metropolitan Institute at Virginia Tech in collaboration with Econsult Solutions, Inc. KAB | A National Literature Review on Addressing the Community Impacts of Blighted Properties | Final Report TABLE OF CONTENTS Acknowledgments .......................................................................................................................... ii Sponsors ............................................................................................................................................ iii I. Introduction and overview .................................................................................................. 1 A. Project Overview and Major Observations/Findings .............................................. 2 B. Literature Review Process and Methods .................................................................. 6 C. History and Origins of Blight ...................................................................................... 10 Ii. The Economic Meanings of Blight .................................................................................... 13 A. Economic Definitions of Blight .................................................................................. 13 B. Economic Effects of Blighted Properties ................................................................. 13 C. Economic Effects of Anti-Blight Policies .................................................................. 14 III. Social Dimensions/Meanings of Blight.............................................................................. 16 A. Social Definitions of Blight ......................................................................................... 16 B. Broken WindowS Theory ............................................................................................ 16 IV. The Environmental Dimensions of Blight ........................................................................... 20 A. Blight and Public Health ............................................................................................ 20 B. Blight and Green Infrastructure ............................................................................... 21 C. Brownfields .................................................................................................................. 23 V. Legal and Policy Meanings of Blight ................................................................................ 25 A. Blight Laws and Policies as Outgrowth of Public Nuisance Principles ................ 25 B. Blight Research Tracks the Shifts in the Legal and Policy Responses to Problem Properties .............................................................................................................................. 26 C. Traditional Blight Legal Strategies and Tools………………………………………….27 D. Recent Legal and Policy Influences on Blight—Responding to the Vacant Properties and Mortgage Foreclosure Crisis………………………………………………...32 VI. Contemporary Policy and Practice Research on Blight ............................................... 36 A. Types of Documents .................................................................................................. 36 B. Geographic Focus and Topic Areas ....................................................................... 37 C. Definition of Blight and Related Issues .................................................................... 38 D. Noteworthy Findings .................................................................................................. 39 VII. Observations and Recommendations............................................................................. 40 A. Keep America Beautiful-Sponsored Initiatives ....................................................... 40 B. Policies and Practices ............................................................................................... 42 C. Future Research Collaborations .............................................................................. 43 Bibliography ................................................................................................................................... 46 Appendix A .................................................................................................................................. A-1 Appendix B .................................................................................................................................. A-2 Appendix C .................................................................................................................................. A-3 Appendix D ................................................................................................................................ A-19 Econsult Solutions | 1435 Walnut Street, Ste. 300 | Philadelphia, PA 19102 | 215.717.2777 | econsultsolutions.com KAB | A National Literature Review on Addressing the Community Impacts of Blighted Properties | Final Report ACKNOWLEDGMENTS In the spring of 2014, through a request for proposals, the national nonprofit Keep America Beautiful selected Econsult to conduct this national literature review on blight under the guidance of Lee Huang, senior vice president at Econsult Solutions, Inc., a Philadelphia-based consulting firm. In 2009, Econsult released one of the first comprehensive assessments on the economic impacts of vacant properties in the city of Philadelphia. As part of the Econsult project team, the Vacant Properties Research Network (VPRN), a project of the Metropolitan Institute at Virginia Tech, conducted this national literature review on blight, led by post-doctorate research fellow Katie Wells and senior fellow Joseph Schilling (VPRN co-director), with important contributions by graduate research assistant Jimena Pinzon and Econsult special consultant John Kromer, former housing director for then-Philadelphia Mayor Ed Rendell, from the Fels Institute at the University of Pennsylvania. Building on the VPRN’s existing e-library and knowledge of the blight and urban regeneration field, this research team combed the Internet and academic databases for journal articles and practitioner reports on the economic, environmental, social, and legal and policy dimensions of blight. Each member wrote sections of this report as identified in the table of contents with overall quality control managed by Huang, Wells, and Schilling. Our hope is this report will help Keep America Beautiful and its affiliates gain a better understanding about the contemporary and historical dimensions of blight as they continue their regional and local programs to improve the quality of life in communities throughout the nation. We also believe this report’s observations make an important contribution to the study of blight, and to the local policies and practices developed by communities across the U.S. to mitigate and abate blight’s causes and effects. Vacant Property Research Network ii KAB | A National Literature Review on Addressing the Community Impacts of Blighted Properties | Final Report SPONSORS The team would like to thank the following sponsors for their support: Keep Akron Beautiful Keep Ohio Beautiful Keep Alabama Beautiful Keep Oklahoma Beautiful Keep Alachua County Beautiful Keep Palm Beach County Beautiful Keep Albany-Dougherty Beautiful Keep Pennsylvania Beautiful Keep Arkansas Beautiful Keep Philadelphia Beautiful Keep Athens-Clarke County Beautiful Keep Phoenix Beautiful Keep Brunswick Golden Isles Beautiful Keep Riverside Clean & Beautiful Keep California Beautiful Keep Roswell Beautiful Keep Carbondale Beautiful, Inc. Keep Sevier Beautiful Keep Chatsworth-Murray Beautiful Keep Smyrna Beautiful Keep Chicago Beautiful, Inc. Keep South Fulton Beautiful, Inc. Keep Cincinnati Beautiful, Inc. Keep Tennessee Beautiful Keep Columbus Beautiful Keep Texas Beautiful Keep Corinth-Alcorn Beautiful Keep the Hawaiian Islands Beautiful Keep Florida Beautiful Keep The Shoals Beautiful Keep Fort Worth Beautiful Keep Truckee Meadows Beautiful Keep Georgia Beautiful Keep Tupelo Beautiful Keep Grand Prairie Beautiful Keep Virginia Beautiful, Inc. Keep Greater Milwaukee Beautiful, Inc. Keep Walton Beautiful Keep Grove City Beautiful I Love A Clean San Diego, Inc. Keep Houston Beautiful Knox Parks Foundation Keep Indianapolis Beautiful Metro Beautification & Environmental Keep Iowa Beautiful Commission Keep Jackson County Beautiful Montgomery County Solid Waste Services Keep Jacksonville Beautiful New Mexico Clean & Beautiful Keep Kennesaw Beautiful Oklahoma City Beautiful, Inc. Keep Lancaster County Beautiful PalmettoPride/Keep South Carolina Beautiful Keep Las Vegas Beautiful Pennsylvania Food Merchants Association Keep Los Angeles Beautiful Youngstown Litter Control & Recycling Keep Louisiana Beautiful, Inc. Robin Blut Keep Macon-Bibb Beautiful Commission Cecile Carson Keep Mesquite Beautiful Linda Holterhoff Keep Mississippi Beautiful Jennifer M. Jehn Keep Mohawk Valley Beautiful Ann Kirk Keep Nebraska Beautiful Sherri Palmer Keep North Carolina Beautiful Bryan and Shannon Reiter Keep Oconee County Beautiful Sarah Visser Commission Thomas E. Waldeck Vacant Property Research Network iii KAB | A National Literature Review on Addressing the Community Impacts of Blighted Properties | Final Report I. INTRODUCTION AND OVERVIEW This
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