Focus Area: Legal; Economy
Staff Contact: Ron Shaver; Ryan Arter; Jamie Robichaud
________________________________________________________________________________
title:
title
Public Hearing and consideration of Resolution No. 26-1059 regarding the structure (single-family detached house) located at 414 E. Cedar Street, declaring the structure to be unsafe and dangerous, and ordering the property owner to commence repairs or demolition of the structure by August 20, 2026.
Body
________________________________________________________________________________
recommended motion:
Conduct the public hearing and approve Resolution No. 26-1059 regarding the structure (single-family detached house) located at 414 E. Cedar Street, declaring the structure to be unsafe and dangerous, and ordering the property owner to commence repairs or demolition of the structure by August 20, 2026.
________________________________________________________________________________
Summary:
On May 19, 2026, the City Council adopted Resolution No. 26-1040 setting a public hearing date of July 21, 2026, for the dilapidated a two-story single-family residence that had been divided into individual units and was functioning as a multi-family residential building at 414 E. Cedar Street, Olathe, Kansas. The City has documented a prolonged pattern of deterioration at the property, along with repeated noncompliance by the owner. The structure presents an imminent danger to the neighborhood and violates several provisions of the Olathe Municipal Code. The owner has failed to abate the dangerous conditions, so staff has initiated the statutory process for the City Council to order abatement and authorize staff to demolish the house if necessary. On May 19, 2026, the Chief Building Official submitted to the City Council his findings based on a structural engineer’s interior inspection of the structure. (Attachment A). The findings are as follows:
- The structure is severely deteriorated and unsafe.
- Major structural components have experienced decay.
- Multiple areas present an elevated risk of collapse.
- The property contains unsanitary and hazardous conditions.
The engineer concluded that the house is structurally unsafe. Based on the report, the Chief Building Official has determined that the building is unsafe and dangerous.
Staff is requesting that the City Council adopt a resolution ordering the property owner to commence repairs or demolition of the house by August 20, 2026 (Attachment B).
Notice of the Public Hearing
In accordance with K.S.A. 12-1752, the City Clerk published Resolution No. 26-1040 for two consecutive weeks on May 26 and June 2, 2026. Staff obtained a title report to identify individuals and entities to notify. To comply with statutory notice requirements, staff mailed a copy of the resolution by certified mail on May 28, 2026 marked “Deliver to Addressee Only” to the owner.
Background
In June of 2022, the City issued certified notice to the owner, Richard Wedge, for violations of the Olathe Municipal Code regarding property maintenance (Chapter 15.22) and creation of a health and safety nuisance (Chapter 6.06). When City staff re-inspected the property on June 15, 2023, no progress had been made. A second certified notice was sent on March 19, 2024, identifying the same deficiencies and again directing that repairs be made.
Subsequent inspections documented continued and more serious deterioration. On March 28, 2024, Building Division officials observed cracking at the southwest corner of the foundation, compromised front porch supports and underlying concrete, separation of the northeast wall from the framing, settling cracks throughout the exterior walls, broken or missing windows allowing water infiltration, and deteriorated roof edges and soffits. City staff were also informed that the roof was collapsing inside the structure. On March 27, 2025, Community Enhancement Officers observed additional deterioration, including broken windows, peeling paint, rotten boards, damaged stucco siding, large exterior wall cracks, and roof damage.
By March 2026, conditions indicated the structure had become increasingly unsafe and unsecured. Community Enhancement Officers observed broken windows and unsecured doors and issued notice directing the owner to secure the building to prevent trespassing. Building Codes Division staff observed further evidence that the structure was uninhabitable, including crumbling front and rear stoops, substantial roof and fascia deterioration, openings in the roof, broken windows, and exposure of the interior to the elements. The ongoing deterioration, failure to repair, and condition of the structure present a continuing risk to public health, safety, and welfare, as well as a blighting influence on surrounding properties.
As a result, the City sought an administrative search warrant to allow inspection of the exterior and interior of the property, including photographic documentation, in order to determine the full extent of the unsafe conditions and code violations. The warrant was executed on-site on April 3, 2026, and the engineer successfully completed the interior and structural inspection.
Current Conditions
As of July 16, 2026, the owner has not applied for a repair or demolition permit for the structure. Based on exterior observation of the property on July 16, 2026, the owner has made no repairs, and the dangerous condition of the structure remains the same.
________________________________________________________________________________
Financial Information:
The financial impact to the City would be the demolition costs which are estimated to be approximately $40,000 if the controlling parties fail to repair or demolish the structure in accordance with the Resolution. The City will obtain bids or use a price agreement for demolition services. The City would invoice the property owner for the costs. If the property owner failed to pay for the cost of demolition, the City would attach those costs as a special assessment to the property tax bill.
________________________________________________________________________________
Attachment(s):
A. Statement of Unsafe and Dangerous Structure 414 E. Cedar Street
B. Resolution 26-1059 Declaring 414 E. Cedar St. Unsafe and Dangerous