TO: Mayor and Members of City Council
THRU: Kelly Strickland, Assistant City Manager
Dr. Gerald Newton, AICP, Development Services Director
David Steinmetz, Development Services Assistant Director
FROM: Dereke D. Planter Jr., Code Enforcement Supervisor
DATE: February 23, 2026
RE:Title
Uninhabitable Structures: Demolition Recommendations
355 Dick Street - District 2
357 Dick Street - District 2
501 Jennings Farm Road - District 7
4070 Rosehill Road - District 3
Title
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COUNCIL DISTRICT(S):
Council District(s)
2,3,7
b
Relationship To Strategic Plan:
Goal 1: Safe & Secure Community
Goal 4: Desirable Place to Live, Work & Recreate
Executive Summary:
Staff seeks Council approval to adopt demolition ordinances for four residential structures that have been determined to be dangerous.
Background:
355 DICK ST PIN: 0437-61-1889
This vacant residential structure was formally condemned as unsafe and unfit for human occupancy on April 8, 2025, following a site inspection that revealed significant deterioration resulting from prolonged neglect. The City Inspector determined that the dwelling posed a danger to the public and documented extensive deficiencies requiring correction. Noted repairs included, the front steps; porch framing, railings, and support columns; compromised floor framing and flooring systems; deteriorated interior and exterior walls; damaged doors and door frames; deficient electrical wiring, fixtures, and devices; failing masonry and foundation components; broken windowpanes with deteriorated frames and glazing; and substantial roof-related issues, including worn roofing materials, damaged flashing, trim, and fascia, as well as compromised roof rafters and sheathing. Collectively, these conditions reflect a structure that has fallen into serious disrepair and does not meet minimum housing or safety standards.
In accordance with statutory requirements, notice of a public hearing regarding the property’s condition was published in The Fayetteville Observer on June 29, 2025. The hearing was subsequently conducted on July 10, 2025. The owner’s representative, Kongchanh Khamone, was present. Mr. Khamone is also associated with the property located at 206 Campbell Avenue, which was ultimately demolished on December 17, 2025, after following a similar renovation trajectory marked by unsafe conditions, delays and non-compliance.
Following the hearing, an order was issued on July 11, 2025, directing the property owner to either bring the structure into compliance through repair or to demolish it within 120 days. The permitting history reflects a pattern of inactivity. An initial building permit was issued on October 14, 2024; however, it expired twice due to a lack of progress and inspections before being reissued on December 8, 2025. To date, no required building inspections have been completed under the active permit. Additionally, alterations observed to the front porch and wall assemblies were not approved under the scope of the current permit, further contributing to compliance concerns.
On April 8, 2025, an electrical permit was issued for the installation of a temporary power pole. That installation failed its initial inspection but subsequently passed upon reinspection on December 2, 2025. The notice provided to the owner also outlined financial assistance opportunities available through the City’s Economic & Community Development Department, including programs designed to offset the cost of substantial repairs or demolition.
As of this date, there is no record of the property owner enrolling in the City’s Blight Removal Program or any other assistance initiative. The structure remains in condemned status and has not been rehabilitated to meet minimum code requirements.
Within the past 24 months, there have been no reported emergency service calls associated with the property. The site has accumulated four documented code violations, had no outstanding City assessments, and currently reflects $1,066.74 in delinquent property taxes. Under the City’s demolition evaluation matrix, the property has received a score of 81.5 points.
357 DICK ST PIN: 0437-61-1865
This vacant commercial structure was condemned as dangerous on April 7, 2025, following a comprehensive inspection that revealed substantial deterioration attributed to prolonged neglect and lack of maintenance. A City Inspector identified extensive repairs needed, including floor and framing components; walls; ceilings and ceiling joists; doors and door frames; electrical fixtures, wiring, devices, and panels; windowpanes, frames, and sashes; roofing materials, flashing, and trim; and roof rafters, trusses, and sheathing.
An initial hearing regarding the condition of the property was scheduled for September 5, 2025. However, certified mail service to the listed property owners was unsuccessful. In compliance with statutory notice requirements, public notice of the hearing was subsequently published in The Fayetteville Observer on September 7, 2025. The hearing was held on September 17, 2025, at which time the property owner was present and afforded the opportunity to address the cited violations and outline any proposed corrective actions.
Following consideration of the evidence and testimony presented, a formal Order was issued on September 24, 2025, directing the owner to either repair the structure in full compliance with applicable codes or demolish it within 120 days. Prior to the hearing, on August 25, 2025, an application had been initiated to renovate the property and address the identified deficiencies; however, the application was never completed, and as a result, no permits were issued. Without approved permits, no authorized repair work has commenced on the structure.
Mr. Tim Stoops, owner of Richard Cabeza, LLC, based in Ohio, has maintained intermittent communication with City staff regarding the possibility of securing a new contractor to undertake the necessary repairs or, alternatively, marketing the property for sale. Despite these discussions, no tangible progress toward rehabilitation, permitting, or demolition has been made to date. The notice also provided information on assistance programs available through the City’s Economic & Community Development Department to help offset repair or demolition costs.
As of today, there is no record of enrollment in the Blight Removal Program, and the property remains in condemned status.
There have been no emergency calls related to the property reported in the past 24 months. The property had six code violations, no City assessments, and $2,730.34 in taxes due.
It holds a demolition score of 81.5 points on the matrix.
501 JENNINGS FARM RD PIN: 0407-36-2132
This vacant residential structure was formally condemned as unsafe and dangerous on September 24, 2025, following years of progressive deterioration and repeated code enforcement intervention. Since April 2015, the property has accumulated a total of 26 documented code violations. Many of these cases originated from complaints submitted by neighboring residents, reflecting ongoing community concern regarding the condition of the structure and its negative impact on the surrounding area. The repeated violations demonstrate a longstanding pattern of deferred maintenance and noncompliance with minimum housing standards. The City Inspector cited repair needed: porch, stairs and steps, railings, Walls, roofing material, flashing, trim and fascia, roof sheathing.
A hearing notice was published in The Fayetteville Observer on October 19, 2025. The hearing was conducted on November 3, 2025, at which time the property owner was present and provided the opportunity to respond to the cited violations and outline any plans for corrective action.
Following review of the evidence and testimony presented, an order was issued on November 4, 2025, directing the owner to either bring the structure into full code compliance through repair or demolish the building within 60 days. On December 12, 2025, Mr. Carlos of Adams Roofing contacted the City to obtain clarification regarding the scope of required roof repairs and to begin preparing a cost estimate for the owner. While this outreach indicated preliminary interest in addressing at least a portion of the cited deficiencies, no permit applications have been submitted to date, and no approved repair work has commenced. The notice included information on programs available through the City’s Economic & Community Development Department to help cover repair or demolition expenses.
As of today, there is no record of enrollment in the Blight Removal Program, and the property has not been brought out of its condemned status.
There have been no emergency calls related to the property reported in the past 24 months. The property had five code violations, $1,292.77 in City assessments, and no outstanding taxes.
It holds a demolition score of 66.5 points on the matrix.
4070 ROSEHILL RD PIN: 0429-77-1268
This vacant residential structure was condemned as dangerous on June 30, 2025, due to damage that resulted in a tree striking the dwelling and causing the complete collapse of the rear roof system. Upon inspection, the City Inspector determined that the damage extended well beyond the visible roof collapse. The compromised roof system led to water intrusion and structural instability affecting multiple building components. Repairs include flooring and floors, ceilings, and ceiling joists, walls, doors and frames, electrical wiring, fixtures and devices, window glazing, panes, frames and sashes, roofing material, flashing, trim and fascia, roof rafters and sheathing.
A hearing notice was published in The Fayetteville Observer on November 9, 2025. The hearing was held on November 20, 2025, and the property owner was not present.
Following the hearing, an order was issued on November 21, 2025, directing the owner to either repair or demolish the structure within 60 days. To date, the City has had no communication from the property owner or any authorized representative regarding compliance with the Order. This lack of response persists despite the property having no outstanding back taxes or City assessments. As of now, no permits have been obtained, no repair activity has commenced, and the structure remains in condemned status with significant unresolved structural damage. The notice included information on programs available through the City’s Economic & Community Development Department to help cover repair or demolition expenses.
As of today, there is no record of enrollment in the Blight Removal Program, and the property has not been brought out of its condemned status.
There have been no emergency calls related to the property reported in the past 24 months. The property had two code violations, no City assessments, and taxes due.
It holds a demolition score of 80 points on the matrix.
Issues/Analysis:
These substandard properties contribute significantly to neighborhood blight and public nuisance, directly undermining the City’s Strategic Operating Plan-specifically Goal 1, which prioritizes community safety and neighborhood quality.
Budget Impact:
The demolition costs for these structures will be established through a competitive bidding process conducted after the adoption of the demolition ordinance. Please note that additional, yet-to-be-determined expenses for asbestos testing and abatement may also be required.
Options:
Adopt the ordinance and demolish the structures.
Abstain from any action and allow the structures to remain.
Defer any actions for a later date.
Recommended Action::Recommended Action
Staff strongly recommends that Council adopt the ordinances authorizing demolition of these structures. We will continue to engage with the property owners up to the scheduled demolition date, offering opportunities for voluntary compliance, self-demolition, or grant-supported abatement through the Community Development Department.
Should a property come into compliance voluntarily, staff will present a demolition rescission ordinance to Council to formally remove the order from the property deed.
Prompt approval of the demolition ordinances is essential, as it enhances our leverage with property owners and is the only available mechanism to stay or suspend demolition proceedings once an order has been adopted.
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Attachments:
Aerial Maps, Violation Photos, Proposed Ordinances, Scoring Matrix and PowerPoint Presentation