REPORT TO THE CITY COMMISSION REGARDING 1019 KENTUCKY

 

I bought the property at 1019 Kentucky after the truly wonderful tenant who lived there for over twenty years moved out.  I knew that the property was in exceptionally poor condition and was concerned that someone with a minimal amount of money could purchase the property and rent it out at very low rates without making any repairs whatsoever.  The types of tenants who rely on low rents could prove to be troublesome, transient, sloppy, noisy, and otherwise difficult neighbors.  Since both of my properties at 1017 Kentucky and 1023 Kentucky house professionals with clients, I wanted neither my tenants nor their clients to be frightened, threatened, or accosted by drunken or drugged behavior.  I also feared having to maintain the grounds of the property myself in order to maintain the grounds of my own adjacent properties.  I am not saying that this would absolutely have been the case, but had it been the case, it would have been a constant source of stress for me with a possible loss of tenants and income.  I wasn’t willing to risk that.  Thus began the process with The Historic Resources Commission and now, with you, the City Commission.

 

I.  History of meetings with The Historic Resources Commission

 

REHABILITATION - MEETING OF NOVEMBER 16TH, 2006

The Historic Resources Commission recommends rehabilitation of existing structure at 1019 Kentucky.

 

*  The Historic Resources Commission was first approached on November 16th about demolition of the property at 1019 Kentucky.  At that time, the committee asked that I removed the plaster on the first floor from the floor base up to three feet above the base to determine the extent of termite damage.

 

*  The committee also asked that I remove all the fiberboard siding to expose the original clapboard beneath.

 

Both of these things were completed to make a determination if rehabilitation was feasible and if it was possible to meet eligibility requirements for state and national tax credits.

 

REPLACEMENT - MEETING OF JANUARY 18TH, 2007

The Historic Resources Commission recommends replacement of existing structure at 1019 Kentucky with a new one of similar mass.

 

*  A report by P.E. John Lyle of Professional Engineering Inspections, Inc., stated that due to termite damage, rot, movement, and resulting loss of the connection between the floor structure and the walls, all of the plaster and lath would have to removed to further examine all of the structural members.  The result of this drastic measure would be to deprive the house of whatever historical benefit might have existed due to loss of the original components.

 

 

*  In a report by Mike Goans, he stated that, “the extent of required replacement of historic materials in this structure is more extensive than was observable prior to the removal of the hardboard siding and the opening of the walls.  Repair to this structure would result in a building with very little historical materials and few original features.


1019 Kentucky Report to City Commission

Page Two

 

* The result of these two meetings was that the building cannot be rehabilitated.  The Historic Resources Commission agreed to demolition of the building, but only on the condition that I replace the existing building with one which is similar in mass, size, and proportion.

 

II. New Construction – Feasibility

 

*  The basic cost of a 1,200 to 1,560 square foot structure that would range from $150.00 a square foot for the most “no frills” structure to $175.00 a square foot for a more elaborate, yet still very basic, structure.  The most basic 1,200 foot structure would cost $180,000.  The Historic Resource Commission would recommend replacing the building with one of similar mass and possibly another 300 square feet to the rear of the property.  The result would be a building of 1,500 square feet, with a price ranging from $225,000 to $262,500, not including the original price of $74,000 and the demolition costs of the existing structure of around $10,000.  It is important to note that 1019 Kentucky sits on one-half of a lot, which is only 35 feet wide.  The adjacent property at 1017 Kentucky is approximately 10 feet away from the northern wall of 1019 Kentucky.  This would make excavating and pouring a new foundation and basement very difficult and dangerous, as it could jeopardize the stability of the foundation of 1017 Kentucky.  This is not even considering the considerable toll such construction would have on the tenants and their clients on both sides of 1019 Kentucky.  The total costs of this new building would range from $309,000 to $346,500 for a very minimal structure.

 

*  Rents along this block of Kentucky, whether office or residential space, based on conversations with fellow landlords in the same block, range from $400.00 to $600.00 per unit per month.  The average expected monthly income for a single property with four to five units is about $2,250 per month.

 

*  Considering taxes, maintenance, insurance, lawn and yard maintenance, the costs will easily exceed the income.  This is particularly true considering the current glut of available rental space in Lawrence.

 

III.  I request that The City Commission grant me permission to demolish this house.

 

I have followed every request put before me by The Historic Resources Commission, have been in regular contact with Katrina Ringler , the Tax Credit Program Coordinator of The Kansas State Historical Society, and we have, together, determined that this building cannot be rehabilitated.   I hope that each of you can see the reasonableness of demolition in this case. 

 

 

Ellie LeCompte

 

Work:  843-8011

1023 Kentucky Street  66044

Cell phone:  764-9131

Home:  841-0456

2202 New Hampshire Street  66046