Focus Area: Economy; Legal
Staff Contact: Jamie Robichaud; Ryan Arter; Ron Shaver
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title:
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Consideration of Resolution No. 26-1040 fixing a date and time for a public hearing on July 21, 2026, regarding the structure at 414 E. Cedar Street.
Body
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recommended motion:
Approve as part of the Consent Agenda.
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Summary:
The home at 414 E. Cedar Street is a two-story single-family residence that had been divided into individual units and was functioning as a multi-family residential building. The property is owned by Richard Wedge. 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. The Chief Building Official prepared findings based on a structural engineer’s interior inspection of the structure (Attachment A). Staff is requesting that the City Council adopt a resolution setting a public hearing regarding the imminent danger posed by this dangerous structure (Attachment B).
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
The structural engineer’s report (Attachment A) made the following findings:
- 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.
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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.
This agenda item is the first step in the process authorized by K.S.A. 12-1750 et seq. for the City Council to order demolition or repair, and, if needed eventually, for the City to demolish or repair and assess the costs to the property.
Attachment B is a resolution setting a public hearing for July 21, 2026, to allow the owner and any lienholders to show cause why the City should not declare the structure unsafe and order the owner to demolish or repair the structure within a reasonable time. The owner’s failure to act by the deadline set by the governing body would allow the City to repair or raze the structure and to assess the costs against the property.
Staff recommends that the City Council set the Public Hearing and direct staff to provide notice as required by law.
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Financial Information:
None
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Attachment(s):
A. Statement of Unsafe and Dangerous Structure 414 E. Cedar St.
B. Resolution 26-1040 unsafe structure hearing 414 E. Cedar St.