A NEW HORIZON Beckons

In October 2004, this writer had a lengthy discussion with Buffalo’s Economic Development Director regarding the state of affairs with Buffalo’s Blight - rundown, decaying & dilapidated properties. I was told that the Town was working on this problem and that they were working diligently towards solving the problem.

It’s been over 4 years and Buffalo leaders have done…nothing. Repeated for repetition: Nothing! Blight is Rampant

To the credit of different groups and individuals, taking it upon themselves to better Buffalo, there have been a variety of improvements concerning property maintenance. The Buffalo Beautification Committee has done a magnificent job of assisting with beautifying both private property and Town owned property.

As an example:
The Pocket Park on Hoy St., previously an area
causing eyesore was turned into this!

On the other hand, Buffalo has numerous blight properties which should be, or should have already been, condemned.

If the Town leaders were at all concerned about fire hazards and the safety & welfare of children, not to mention the esthetics of the Town, there would have been action taken years ago to rid Buffalo of these problem properties.

Ridding Buffalo of these condemnable properties would permit prospective commerce, manufacturers, etc. to view Buffalo differently. This would also be an open invitation for families to build new homes with property which would, after demolition, be available for growth, adding to the tax base, adding to the Town’s revenue and significantly improving the quality of life.
New structures would automatically bring up the value of both the neighborhood and adjoining properties improving the assets of property owners in the area.

BLIGHT property owners pay little if anything in taxes, nothing in the way of services such as; water, gas & electricity fees, rarely pay to insure the properties furthermore causing a strain on Town services. Taxpaying, service-paying residents have to bear the increased costs and expenses which the problem property owners don’t.
Nuisance properties are detriments to the neighborhood and all of Buffalo.

Some individuals have done their part by purchasing properties around town and demolishing, burning, and generally eradicating Buffalo of a very small medley of blight houses and lands. Many of us appreciate the efforts of such community-minded people. It is, however, not enough! The Town of Buffalo leaders MUST make a concerted effort to enforce the Town’s ordinances regarding these properties.

Buffalo Ordinance:

Section 8-108 – TOWN HAS POWER TO DEFINE AND SUMMARILY ABATE NUISANCE

Nuisance defined: Section 8-101 – 1a. – “Annoys, injures, or endangers the COMFORT, REPOSE (freedom from worry; peace of mind. calmness; tranquility) HEALTH or SAFETY of others:”

In 2005 I was invited to become involved with the “Buffalo in Action” 2010 Group. We named it that because our goal was to make major changes in Buffalo by the year 2010 so as to allow for future growth, industry, and commerce as well as to increase the chance of Buffalo’s ultimate survival into the years beyond 2010.

I was the individual responsible for launching a marketing campaign consisting of post card mailings, letters, and announcements to inform the citizens of Buffalo. I thought it to be such an important topic that I funded the marketing program, postage, printing, and labor. I also initiated a telephone calling campaign to invite a selection of Buffalo residents to the meetings of the, about to be formed; Buffalo in Action 2010 Group.

The meetings were successful in that over 80 people attended the kickoff meeting.

I was elected as leader of the Economic Development sub-group by those residents of Buffalo in attendance at the meetings held in the High School gymnasium. Following the Buffalo 2010 kickoff, the Economic Development sub-group of volunteers, consisting of business owners, accountants, leaders in commerce, and high position holders in business, from Buffalo and the surrounding area, held a series of meetings to address the issues of commerce, economic development and other subjects before forming a series of directives to follow in reaching our goals.

The first 3 things on Economic Development’s list of directives are as follows:

1- Clean up the Town - beginning at Hoy St. and working East & West towards the Town limits.

Section 8 of the Town Codes are to be used as a guide for enforcement.

2- Repair Infrastructure - beginning at Hoy St.

3- Improve Capacity at Buffalo’s Waste Water Plant.

Identified as being at 100% capacity in 2005. No commerce, manufacturing or businesses could be recruited if Buffalo couldn’t process their waste water.

Before continuing, there’s an explanation needed herein.

Insightful persons would automatically ask: “Why is the Economic Development Committee, of the Buffalo 2010 planning group, concerned about these things and not business and economics?”

The Economic Development Group met with a representative from the Oklahoma State Department of Commerce into the wee hours of the morning in attempting to shape a plan for Buffalo’s future.

Very simply, everyone at those meetings, all were in consensus that we couldn’t possibly improve economically and commercially if the condition or state of affairs that currently existed in Buffalo remained. A vote was held and all the leaders and attendees at those meetings were in agreement; a 100% agreement, that in order for Buffalo to look attractive enough to recruit any sector of business from manufacturing to retail, to entertainment or any other industry Buffalo had to initiate changes. No doubts.

At the onset of these discussions, one attendee, a prior Town Trustee and respected citizen, who arrived a little late to one of the meetings became quite irritated that we were indulging in a plan to clean up the Town instead of working on economic issues and threatened to leave the meeting if we weren’t going to concentrate on what we were there for in the first place, economic improvement. Once the rest of those in attendance explained why it was that we were concentrating on the three things listed, this person eagerly joined into the discussions and planning.

Our group then met with Buffalo 2010’s ‘Housing’ sub-group to coordinate an outline as how to proceed.

We assembled a Power Point Presentation consisting of a lengthy show of Buffalo’s Amenities, showcasing the businesses, churches, schools, etc. The presentation ended with a slide show of “problem” properties in Buffalo. The Economic Development sub-group and housing group leader showed it to the Town of Buffalo, Board of Trustees. Immediately following that showing, the Board of Trustees passed a resolution to fully support Buffalo 2010 and the direction in which they wanted to go to improve Buffalo. The goal was for Buffalo to become a ‘shining’ example for attracting and retaining trade and commerce leading to developing and increasing Buffalo’s economy. The Town Trustees agreed to partner with the Buffalo 2010 Group to attain the ‘shining’ example status.

It became evident almost immediately that the Town Trustees had agreed to the resolution simply to get us out of their meeting and out of the room. Not once, in spite of many, many attempts did the Trustees of the Town EVER assist the 2010 Group or the sub-groups in reaching their lofty goals at any point over the next few months.

The predicament of problem properties, dilapidated buildings, fire hazards, nuisances, noxious weeds, animals at large, and other matters keeping commerce out of Buffalo were addressed but rarely followed up on and NEVER once did the Town Board become pro-active enough to allow the 2010 Group to develop its directives.

This writer resigned from the Buffalo 2010 Group in late 2005. Shortly thereafter, The Buffalo 2010 Group ceased to exist as a formal assemblage.

Buffalo’s Economic Development Director, at irregular intervals, would bring up the question of property maintenance to the Town Trustees, as seen below.

This is an exact copy of a portion of the April 2nd, 2008 Town Board Meeting minutes.

The complete document can be found HERE

At the next Town Board meeting, held on April 23, 2008, there is no mention of a list of properties being presented to the Board for review. In fact, we can’t find where an agenda item was ever inserted to allow for the property review.
The April 23, 2008 meeting minutes can be found HERE

This is how business is conducted in Buffalo, Oklahoma.

Discuss it – but, heaven knows, don’t do a thing about it.

Put it on the agenda but TAKE NO ACTION or don’t even bother putting it on the agenda.

Put it off ‘til next month and forget about it!

The economic development director was the leader of the entire Buffalo 2010 Group. He’s the one who put the thing together. He was/is the ‘point-man’. All of the sub-group’s reports, paperwork, meeting minutes and information were given to him for dissemination.

He knew what our issues were and he knew the direction we had to go to achieve our goals.

Recently, the economic director made an attempt to revive the Buffalo 2010 Group but it appears the initiative failed.

I’m told that nothing has been done since the last set of meetings.

The ring tone is the same. It has a resemblance to the Town Board Minutes and agenda items. It will be discussed. No action will be taken. No follow up. No results.

Not one person is able to accomplish the goals of either Buffalo 2010 or the Economic Development Director.

Most agree, yes! - “It takes a village” ,“It takes a Town” but the leaders HAVE to LEAD. Leaders cannot decline to present a list for review at the next meeting.
A leader can not assume someone else is going to get it done for them.
An organizer or manager MUST be the LEAD DOG! He or she is obligated to be OUT FRONT both pushing the agenda and taking the heat.

There is a new horizon beckoning.

Just over that horizon is a team of new ‘blood’ volunteering to assist Buffalo in its trek towards a stronger economic position. These are the people who have taken a step forward, raised their collective hands, and said: “I WANT TO LEAD”

There’s an ELECTION COMING APRIL 7th, 2009

Who do you want as your LEAD DOG?

-Are you willing to blindly follow in hopes that he will lead you in the right direction?

-Does your leader know which direction is the best way to go?

-Does the person you are thinking of electing have the aptitude… the ability… the competence?

Buffalo is facing an economic downturn as is the entire World. Buffalo’s infrastructure is in need of a major monetary injection.

The Town Trustee positions up for election are going to have to be filled with strong-willed individuals with the courage and strength necessary to tackle CHANGE.

“CHANGE”

Does your favorite elector have the skills he needs to raise the issue that some of Buffalo’s business leaders emphatically stated was the most important problem facing Buffalo and its future needs: BLIGHT? PROPERTY MAINTENANCE?

Time will certainly tell us whether the Town voters chose friendship over the best interests of Buffalo.

What's on the Other Side of the HORIZON in 2009?