DATE: November 20, 2017
TO: Board of Mayor and Aldermen
FROM: Eric Stuckey, City Administrator
Vernon Gerth, Assistant City Administrator, Community/Economic Development
Emily Hunter, Director of Planning & Sustainability
Kelly Dannenfelser, Long Range Planning Supervisor
SUBJECT:
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Status of the City-Owned “Hill” Property and Consideration of Future Uses (403 and 405 5th Avenue N)
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Purpose
The purpose of this memorandum is two-fold: to provide information to the Franklin Board of Mayor and Aldermen (BOMA) concerning the status of “The Hill” property and if there is a desire by BOMA to consider other uses for the future of this site and, to provide a general building condition report in anticipation of proceeding with demolition in January.
Background
In 2015, Community Housing Partnership (CHP), with the support of the Hard Bargain Mt. Hope Redevelopment and Habitat for Humanity, approached the City with a development proposal which included the City donating or leasing the property for the purpose of constructing attached single-family residential units.
This site is elevated and located on one of the City visible gateways along a nonresidential corridor that is isolated between the Hillsboro Road retaining wall and cemeteries with property access through the floodway. An eclectic mix of nonresidential and institutional uses surround this property.
The Hill property was part of the American Planning Association’s Community Planning Assistance Team (CPAT) study in 2014, which provided future land use recommendations for this corridor, including this site based on community input. The CPAT recommendations included: maintaining City ownership of the site; limited, low-scale, community-oriented development; and ensuring that development respects/complements the adjacent historic cemeteries. See the attached CPAT excerpt.
Envision Franklin recommends the Recreation design concept and that “new uses should be limited to low-scale, low-impact public uses that respect the adjacent historic cemetery. If the BOMA decides to declare this property surplus, low-scale commercial and civic/institutional uses would be appropriate.” Examples of public uses could include additional parking, a trail head, passive open space, overlook, etc. Private Institutional uses could include a low-scale church building with shared parking for cemeteries or expansion of the cemeteries and parking.
Several BOMA Work Session discussions were held in 2015-2016 regarding future use of this property and ultimately, Resolution 2016-35 was adopted, deferring a decision on the future of the property until such time the improvements to Bicentennial Park and Hillsboro Road are completed and associated activity/impact could be assessed fully. Point Park, as part of the Bicentennial Park improvements, was completed this summer and most of the Hillsboro Road improvements are expected to be completed by the end of this year. In addition, BOMA had previously directed that the City proceed with demolition of the existing structures on The Hill. A summary of the condition assessment of the structures on The Hill is provided at the end of this memorandum.
This item is on the Work Session agenda to determine if the BOMA would like to consider alternate uses for this property. If the desired uses are other than what is recommended in Envision Franklin, city staff recommends initiating the land use plan amendment process, which includes holding a neighborhood meeting and bringing an amendment before the Franklin Municipal Planning Commission.
Financial Impact
Appraisals for the property were completed in 2015 based on a range of zoning districts, and values ranged between $1.8 to $2.5 million. The property is zoned CI, Civic Institutional. If this property were to be declared surplus and then sold by sealed bid in accordance with State law, the revenues from the sale would be divided between two funds-39% to Water & Sewer and 61% to the General Fund-to reimburse the originating funds that were used to acquire the property for public uses. The City could also pursue retaining ownership of the property and allowing a third party to make improvements to and operate the property.
Recommendation
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Staff is seeking BOMA direction regarding a possible change in the land use of The Hill property and implementing a public process to consider a possible land use change.
“The Hill” Building/Structure Condition Summary
403 and 405 Hillsboro Road - November 2017
City Administrator Eric Stuckey indicated a local not-for-profit organization has expressed interest in temporarily occupying the property known as “The Hill” and requested staff provide a summary of its current condition.
It is understood much of the property is an asset of the Water Management Department and consists of two parcels:
• The parcel located at 405 Hillsboro Road is comprised of 4.67 acres.
• The parcel located at 403 Hillsboro Road is comprised of 0.89 acres for a total of 4.76 acres.
The property also contains two structures with the largest, the former Fleet Maintenance Garage and Water Management Department Offices comprised of roughly 20,000 square feet and the smaller structure, the former Solid Waste Transfer Station, roughly 3,750 square feet.
In considering the dilapidated condition of both structures, staff recommended they be demolished. Funding for demolition has been included in the current FY 2018 budget. The Water Management Department SCADA antenna and monitoring equipment is expected to be fully re-located from “The Hill” to the City’s current Public Works Facility by the end of this year which will allow for demolition to proceed. The buildings are an “attractable nuisance” having been vandalized on multiple occasions.
The former Fleet Maintenance Garage and Water Management Department Offices were constructed slab on grade and the metal structure is comprised of metal purlins and struts tied together with cabling like the Transfer Station. The Fleet Maintenance Garage and Water Movement Offices have not had water or sanitary sewer service nor a functioning HVAC/ventilation system since the property was vacated in 2014.
A representative from the Building and Neighborhood Services Department inspected the former Fleet Maintenance Garage and Water Management Department Offices on November 15 and observed the following:
• Currently there are multiple windows and doors with broken glass.
• One of the Mechanical (HVAC) units has been removed.
• The Fleet Maintenance area of the building has areas of oil and petroleum products that have penetrated the slabs.
• The shell of the structure has been damaged in the northern bay of the Fleet Maintenance area and will require a significant amount of work to replace or potentially repair.
• Water closets and restrooms are not in compliance with ADA (accessibility) standards.
• Building systems will need to be evaluated and updated, as needed. The Electrical, Plumbing, HVAC are outdated and have been damaged/vandalized.
• An asbestos survey has been performed. The facility was built circa 1960. Asbestos containing materials may have been used in building construction and should be encapsulated or removed if damaged.
• Building does have a fire suppression system but there are various sprinkler heads that are covered by ceiling tiles and other structures making the system largely ineffective in the office areas.
• The condition of the sanitary sewer and water lines is not known and will need to be evaluated.
• The roof/ceiling shows signs of water(leakage). Inspection of the roof should be performed and repairs made as needed.
• Several of the metal roof and wall panels have damaged and, have insulation that is torn or missing. Repair as needed.
The primary concerns with former Transfer Station structure include the deteriorated metal siding, the exposed electrical wiring system, and the of the height/location of the concrete floor in proximity to the steep slope. Upon demolition of this structure, staff will erect a fence until a future use of the property is determined and, the concrete floor can be removed and the site properly graded and stabilized.
A Phase One environmental study was performed in August of 2010. There were no significant findings.
Estimated Costs and Outstanding Actions required for Temporary Occupancy
• Demolition of interior walls, equipment, and general cleanup $30,000
• Oil and Petroleum cleanup. TBD
• Driveway repairs and asphalt patching. TBD
• Cost to evaluate building shell including electrical, plumbing, HVAC, and fire suppression systems making minimal repairs to make building safe and useable. TBD and based on area(s) of building to be used and type(s) of uses. As a rule of thumb $ 80 - $ 100 per square foot should be used to estimate repairs/renovation.