It is the stated purpose of this article to bolster, support, and sustain the various neighborhoods in the City through the elimination of blighted properties as they are brought to the attention of the City. The City and the Redevelopment Authority are to work jointly to further the goal of eliminating blighted properties throughout the City as is provided by the Urban Redevelopment Law. It is not the intent of this section to remove blighted properties through other avenues, although it should not be construed that this article prohibits the use of alternative methods.
The Blighted Property Review Committee shall inspect and evaluate certain properties brought to its attention which may be in a state of blight. Blighted properties shall include any property meeting any one or more of the criteria set forth in Section 12.1(c) of the Urban Redevelopment Law.[1] If the Committee finds that the property is indeed in a state of blight, it shall serve notice by certified mail and first class mail at the last known address of the property owner and post a notice on the subject property that the premises have been found to be in a blighted condition. A record of all notices shall be kept with the property file. A photograph of the posting on the premises shall suffice as record of posting. The notice shall include an order to remove the conditions causing the blight as well as notice that failure to remove such conditions could result in condemnation of the property under the Urban Redevelopment Law.
[1]
Editor's Note: See 35 P.S. § 1712.1(c).
The owner shall have the right of appeal from the findings in § 535-220 in the same manner as an appeal from the determination of a public nuisance.
Once the property has been declared a public nuisance and no action has been taken to either timely appeal such a declaration or to correct the blighted conditions, the property can be certified as blighted in accordance with the following:
A. 
The Blighted Property Review Committee shall examine and inspect the property to determine if a certification of blight is necessary. If the certification is justified, the Committee shall make such a certification and forward the property to the Planning Commission for its review and certification.
B. 
The Planning Commission shall then also examine and inspect the property to determine if a certification of blight is necessary. If the certification is justified, the Commission shall make such a certification and forward the property to the Redevelopment Authority. The Commission shall, with its certification, also forward its recommendation as to the appropriate reuse of the property and whether the disposition of the property for residential or related use would not be in accord with the Comprehensive Plan.
C. 
All properties certified as blighted must be vacant and must have cleared the procedures in §§ 535-220 and 535-221 above before entering the process described in this section.
The Redevelopment Authority may remove the blight from the neighborhood through one of two methods:
A. 
Agreement with the owner. The Redevelopment Authority or its designee may enter into an agreement with the owner of the property to cause either its rehabilitation or its demolition in order to eliminate the blight from the neighborhood. Such agreements may include, but are not limited to, a consent to raze or a proposal to rehabilitate.
B. 
Acquisition. The Redevelopment Authority may acquire the property by any means given to it by law in order to remove the blight. Once acquired, the Authority may clear the property, rehabilitate the property, or cause the property to be cleared or rehabilitated. Once acquired, the Authority shall have the responsibility to maintain the property in accordance with all applicable City codes.
C. 
Limitations. The Redevelopment Authority may not exercise any power under this section unless all the following are true:
(1) 
The processes in §§ 535-220 through 535-222 above have been completed.
(2) 
The Planning Commission has issued its recommendation on the appropriate reuse of the property.
(3) 
The Planning Commission has certified that disposition of the property for residential or related use is in accord with the Comprehensive Plan. This certification is necessary only where acquisition is involved.
In the event the Redevelopment Authority acquires property under § 535-223B above, it shall redevelop the property through one of the following methods:
A. 
Contract. The Authority may enter into a contract to effect redevelopment of the property in a specified manner, with the Authority retaining ownership.
B. 
Operation. The Authority may retain ownership and operate and maintain the property.
C. 
Lease. The Authority may enter into either a short- or long-term lease with another entity to operate and maintain the property.
D. 
Disposition, outside of an urban renewal area. The Authority may sell the property. When selling property acquired under § 535-223B outside of a designated urban renewal area as described in Article XXX, the Authority may enter into a sales agreement and attach any such conditions as it deems necessary to effect proper redevelopment of the property.
E. 
Disposition, inside of an urban renewal area. The Authority may sell the property. When selling property acquired under § 535-223B within a designated urban renewal area as described in Article XXX, the Authority must enter into a redevelopment agreement with the buyer. Such agreement must conform to the requirements of the urban renewal area, and the form of such agreement must also be approved by City Council. Such property could also be redeveloped under Subsection F below.
F. 
Incorporation into another project. Property acquired under § 535-223B can also be incorporated into an urban renewal proposal under Article XXX or into an urban redevelopment program under Article XXXI. In so doing, the property will be subject to the provisions set forth for the project into which the property is placed.
A. 
Upon completion of its redevelopment efforts, the Redevelopment Authority shall submit the property to the Planning Commission. The Planning Commission shall then examine and inspect the property to determine whether the property has been restored to a nonblighted condition. If the Commission finds that the property has been restored, it shall certify the property as restored, thereby nullifying the certification of blight issued previously.
B. 
In the event a property is not restored within 10 years of the Planning Commission certifying it as blighted, the certification of blight shall automatically expire. Such expiration shall not affect any redevelopment activity undertaken by the Redevelopment Authority to that date, nor will it relieve the Authority from any responsibilities is has assumed during the 10 years of blight.