Loading...
HomeMy WebLinkAbout1332 Finding of Blighted Condition 4825 NW Gateway Avenue BILL NO. 2014-066 ORDINANCE NO. 3 3 AN ORDINANCE APPROVING AN APPLICATION FOR THE CITY'S BLIGHT REMOVAL AND REINVESTMENT PROGRAM FOR PROPERTY LOCATED AT 4825 NW GATEWAY AVENUE, AND MAKING A FINDING OF BLIGHTED CONDITION. WHEREAS, the City has established the Blight Removal and Reinvestment Program to partner with private property owners to remove blighted structures (both residential and commercial) and encourage reinvestment in the property; and WHEREAS, a qualified application may receive funding assistance with the removal of blighted conditions in order to encourage reinvestment in the property; and WHEREAS, the City has received an application from Eagle Animal Hospital, Dr. Matthew Silvius ("Application") pertaining to property located at 4825 NW Gateway Avenue ("Property"); and WHEREAS, City Staff has conducted a blight study, and presented its findings to the Board of Aldermen for its consideration and final determination of blighted condition; and WHEREAS, the Board of Aldermen determines that it is necessary and in the public interest to approve the Application. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF ALDERMEN OF THE CITY OF RIVERSIDE, MISSOURI AS FOLLOWS: SECTION 1 —FINDING OF BLIGHT The Board of Aldermen ("Board") has reviewed and considered the Blight Study regarding the property located at 4825 NW Gateway Avenue, and accordingly finds and declares that the Property is blighted. The Blight Study regarding the Property is incorporated herein by this reference. SECTION 2—APPLICATION APPROVED The Board has reviewed and considered the Application for participation in the City's Blight Removal and Reinvestment Program, and hereby approves the Application. SECTION 3—ACTION AUTHORIZED The Mayor, the City Administrator, the Director of Community Development and other appropriate City officials are hereby authorized to take any and all actions as may be deemed necessary or convenient to carry out and comply with the intent of this Ordinance and with the Blight Removal and Reinvestment Program. SECTION 4 — EFFECTIVE DATE. This ordinance shall be in full force and effect from and after the date of its passage and approval. BE IT REMBERED that the above was read two times by heading only, PASSED AND APPROVED by a majority of the Board of Aldermen and APPROVED by the Mayor of the City of Riverside this / �" day of_�`��'(�C 2014. C� ayor Kathleen L. Rose ATTEST: Robin Littrell, Ci �Clerk CITY OF Blight Removal and Reinvestment RIVERSIDE Program: Blight Analysis Report MISSOURI 4825 NW Gateway Ave Eagle Animal Hospital General Information Applicant: Eagle Animal Hospital(Dr. Matt Silvius and Dr. James Sparks) Location: 4825 NW Gateway Ave Existing Conditions: 7,415 s.f.animal hospital. The hospital is actually two different structures that have been cobbled together. The southern portion is an old dairy barn built in the late 1800's and was converted to the animal hospital in 1946. There is also an existing structure just south of the hospital used for kenneling. Project Overview: Demolish the southern 3,248 s.f. of the structure(dairy barn section), completely remodel the remaining 4,167 s.f. and build a new 5,392 s.f. expansion(3,350 s.f.on main floor, plus 2,042 s.f. of basement). Demolish the existing kennel structure and outside runs located south of the hospital. Estimated Demolition Costs: $40,000 Blight Removal Match(25%, max of$4,000): $4,000 Reinvestment Bonus(25%,max of$4,000): $4,000 Following demolition the applicant is proposing to completely remodel the remaining 4,167 s.f. of the structure and construct a new 5,392 s.f. expansion, as well as, connect to the public sewer system. Environmental Issues: The applicant has completed a bulk asbestos analysis and no asbestos fibers were detected. Current Zoning: C-1 Commercial Lot Size: 2.7 acres Analysis Blight Definition. A "Blighted Property" is a property in which the Board of Aldermen determines that by reason of age, obsolescence, inadequate or outmoded design or physical deterioration has become an economic or social liability, and that such condition is conducive to ill health, transmission of disease, crime or inability to pay reasonable taxes. Staff, including the City Fire Marshall and Building Inspector, have toured and examined the property and have the following analysis. The structure was constructed in the late 1800's for use as a dairy barn and was converted to the animal hospital in 1946. Later, the northern section of the animal hospital was constructed and the two structures were connected via an enclosed breezeway. Although the business tries to take advantage of some of the dairy barn space it's not efficient or functional for how today's businesses operate. The space has been carved into multiple small unfunctional rooms. Plus, the shape of the building, a long narrow dairy barn, isn't conducive to most businesses. The age of the structure and conversion are evident in the outdated electrical system, small hallways and doorways, lack of emergency lighting, and poor roof condition. Any type of remodel will require a complete gutting of the space, a new roof, and Page 1 of 6 significant upgrades and rehabilitation to meet current building codes; and even a remodel likely wouldn't be functional due to the narrowness of the structure. The property is currently utilizing a septic system,but is proposing to connect to the public sewer system on the west side of Gateway Avenue with the expansion project. Recently water has started trickling up through the yard just south of the dairy barn portion. The applicant is unsure what is causing the problem, but it will be investigated and resolved when demolition begins. Inadequate infrastructure significantly impacts the value of a property and its utilization. If the property were to be vacated it would be difficult to refill the space due its outdated design, need for significant building upgrades and lack of sewer connection,creating an economic liability for the community. Recommendation Staff finds the structures to be demolished meet the definition of blight for the Blight Removal and Reinvestment Program due to age,obsolescence,outmoded design, inadequate infrastructure(no public sewer connection)and the infeasibility to rehabilitate the structure, and therefore recommends the Board approve the application for the program. Attachments • Location Map • Structure Photos Proaram Bud¢etine $24,000 Program Budget(2014-2015) $ 2,747 Previously Approved-4807 NW Hillside Drive Reinvestment Bonus $ 8,000 Application Estimate $13,253 Remaining Balance Page 2 of 6 4825 NW Gateway Ave Eagle Animal Hospital F n 50th St Ir opt i� Florence Ave . Q T � :: R � y Pi t A ` a Paac 3 of 0 r _ FAGLf AM1IMA� HOS pf TA 1. - _ W S The hospital is actually two main structures cobbled together. The previous dairy barn structure still has the old roof ventilation components in place. Other spaces, like outdoor kennels and a garage have been attached to the old dairy barn. w . Y IS Mme, Given the age of the structure (100+years) and that additions/alterations were completed several years (decades?) ago, utility lines were placed wherever possible and do not meet current code. R. . The ceiling is failing in the kennel structure and due to the outdated electrical system, extension cords are often utilized. — � Al t A .s N Page 5 of 6 ae 4s The narrow dairy barn structure has been divided into several small unfunctional rooms. Utilities -- are outdated. Additions created semi-enclosed spaces that do not meet current code. Recently water has started trickling from an unknown source in the rear year. V , 'A , ti P A Page 6of6 AND"T . '