The Downtown Design Commission on Feb. 20 denied an application by Vineyard Vogler LLC to demolish the building at 804 Southwest Second Street, a structure the commission has reviewed multiple times over the past year.

Justin Brannon, chair of the Downtown Design Commission, told the room that “because of the length of time that this has been under review by the Commission we either have to approve or deny the application today.” Commissioners voted to deny the application after extensive debate about stability, repair costs and whether the property owner had tried to market the property in its current condition.

The applicant’s contractor, John Evans, described the building’s condition and the engineering conclusions presented to the commission. “The building is in such a condition...the original roof is rotted out,” Evans said, explaining the applicant’s view that the joists and decking are beyond reasonable repair. He told commissioners that removing the top (rain) roof and shoring the original barrel roof would require engineered shoring and ongoing rental costs, and that those costs influence the owner’s view that the building is not financially salvageable.

City planning staff member Katie told commissioners the ordinance allows the commission to consider economic feasibility but places the burden of proof on the applicant. Katie said the applicant should provide “cost analysis and supporting documents including the cost of demolition and financial information regarding stabilization, repair, rehabilitation or reuse, which may include appraisals, profit and loss statements, itemized expenses, listing of the property for sale, current fair market value, records depicting current conditions of the property, and other relevant documentation.”

Commissioners repeatedly pressed for a clearer, itemized estimate of what it would cost to temporarily stabilize the structure (for example: remove the nonhistoric rain roof, secure openings, shore selected structural members and address high-risk masonry areas) versus full renovation or demolition. Commissioners noted estimates discussed in the hearing included a $402,650 figure for a full roof replacement and demolition cost estimates ranging from about $78,020 to $148,630, provided by Midwest Wrecking and referenced in the record; commissioners said those numbers did not include a detailed five-line estimate for targeted stabilization work.

Several commissioners said they were reluctant to approve demolition without evidence that the owner had exhausted options to secure or market the property and without engineering-backed stabilizing-cost estimates. One commissioner summarized that, based on materials in the record, “I do not believe I have the information that allows it to be demolished.” The commission also noted the application had been continued multiple times — commissioners counted six continuances since the application was first filed — and that ownership records showed the properties have been under the same stewardship for decades.

The commission denied the demolition application but the decision does not bar the applicant from reapplying. Staff said the owner could submit a new application with additional documentation (market attempts, itemized stabilization cost estimates, appraisals or other financial records) or request an economic review board referral provided for in the ordinance. Staff also discussed the option of securing the structure to reduce public-safety risk while additional information is developed.

The denial leaves the property in place with no immediate permit to demolish; staff noted that if the structure presents imminent safety hazards (for example, a dislodging smokestack or an imminently failing wall), those issues can be addressed outside the demolition application process through corrective measures or targeted enforcement. The applicant (Vineyard Vogler LLC) was advised to work with staff on next steps, and was told they may appeal the commission’s decision or reapply once they have the requested analyses and cost breakdowns.

Votes at a glance

- Demolition application DTCA-24-00039 (804 Southwest Second Street): motion to deny the application — motion approved by the commission. (The meeting transcript does not record a roll-call tally or the names of individual yes/no votes.)

Context and next steps

Commissioners cited engineering reports in the record from Hill Engineering and a prior Hall Engineering report, and estimates from Midwest Wrecking. Staff recommended the applicant provide a clearer set of cost items for temporary stabilization (shoring, masonry stabilization, securing openings, and removal of the nonhistoric rain roof) so the commission could compare the cost of stabilization to full demolition and adaptive reuse. The applicant and staff discussed referral to the city’s economic review board as an option to evaluate economic feasibility under the Downtown Design District ordinance.

For now, the building remains standing; the owner may return with further documentation or pursue appeal avenues available under the ordinance.