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<P><FONT color=#000000><FONT size=2><FONT face=arial,sans-serif>Hi Jonathan</FONT></FONT></FONT></P>
<P><FONT color=#000000><FONT size=2><FONT face=arial,sans-serif></FONT></FONT></FONT> </P>
<P><FONT color=#000000><FONT size=2><FONT face=arial,sans-serif>Thanks for the reference material. </FONT></FONT></FONT></P>
<P><FONT color=#000000><FONT size=2><FONT face=arial,sans-serif></FONT></FONT></FONT> </P>
<P><FONT color=#000000><FONT size=2><FONT face=arial,sans-serif>There's no question something has to be done with Jey's or what's left of it. The question is what is the best approach to solve the problem. If the Town purchases Jey's then we the taxpayers will be responsible for the potential environmental issues. These may include contaminated soil (gas/oil), buried fuel tanks and the relalated plumbing, asbestos, and lead paint. The scope of mitigation required cannot be assessed by a simple visual inspection, but will require specialists from a number of disciplines to perform multiple site surveys (costs lots of money). Based on their findings, it may be necessary to remove and replace of large amount of earth in contaminated areas and/or contract a HAZMAT team to remove the asbestos and/or lead paint before any demolition can be performed (again costs lots of money). There is also the scrutiny of the EPA to think about. This deal is so open ended, there's no telling how much it will cost when it's all said and done. I as a taxpayer do not want to take on this kind of risk or to have my tax dollars used to correct someone elses mistakes.</FONT></FONT></FONT></P>
<P><FONT color=#000000><FONT size=2><FONT face=arial,sans-serif> </FONT></FONT></FONT></P>
<P>It makes much more sense to work with Jey so that both he and the Town can benefit. If the property changes hands, then it's a whole new ballgame.</P>
<P><FONT color=#000000><FONT size=2><FONT face=arial,sans-serif></FONT></FONT></FONT> </P>
<P><FONT color=#000000><FONT size=2><FONT face=arial,sans-serif>Bruce</P>
<P><BR></P></FONT></FONT></FONT>
<BLOCKQUOTE style="BORDER-LEFT: #0000ff 2px solid; PADDING-LEFT: 5px; MARGIN-LEFT: 0px">-----Original Message----- <BR>From: "Jonathan W. Ebbeler" <JEBBELER@EFUSIONCONSULTING.COM><BR>Sent: Sep 18, 2011 9:07 PM <BR>To: towntalk@riverdale-park.org <BR>Subject: [RP TownTalk] Jey's Auto <BR><BR><?XML:NAMESPACE PREFIX = [default] http://www.w3.org/TR/REC-html40 NS = "http://www.w3.org/TR/REC-html40" /><ZZZhtml xmlns="http://www.w3.org/TR/REC-html40" xmlns:m="http://schemas.microsoft.com/office/2004/12/omml" xmlns:w="urn:schemas-microsoft-com:office:word" xmlns:o="urn:schemas-microsoft-com:office:office" xmlns:v="urn:schemas-microsoft-com:vml"><ZZZhead><ZZZmeta content="text/html; charset=iso-8859-1" http-equiv="Content-Type"><ZZZmeta content="Microsoft Word 14 (filtered medium)" name="Generator">
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<P class=MsoNormal><SPAN style="COLOR: #1f497d">Hi Bruce –<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d">I am glad you have taken such an interest in this; I prefer your enthusiasm over apathy any day. I hope you understand that as an elected official I have obligations that are greater than just having an opinion on matters; I am required to adhere to the Town’s Charter and Code. I will remind you of page 7 of the Charter:<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">Buildings. To make reasonable regulations in regard to buildings and signs to be erected, constructed, or reconstructed in the town, to require building permits for them, and to appoint a building inspector; to require reasonable charges for permits and inspections; and to authorize and require the inspection of all buildings and structures, to authorize the condemnation thereof in whole or in part when dangerous or insecure, and to require that such buildings and structures be made safe or be taken down.<o:p></o:p></SPAN></P>
<P class=MsoNormal><B><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt"><o:p> </o:p></SPAN></B></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">Referencing § 69-1 of the Town Code:<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">“Slum area” shall mean any area where dwellings predominate, which, by reason of depreciation, overcrowding, faulty arrangement or design, lack of ventilation, light or sanitary facilities, or any combination of these factors, are detrimental to the public safety, health, or welfare.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">“Blighted area” shall mean area which a majority of buildings have declined in productivity by reason of obsolescence, depreciation, or other causes to an extent they no longer justify fundamental repairs and adequate maintenance. “Urban renewal project” shall mean undertakings and activities of a municipality in an urban renewal area for the elimination and for the prevention of the development or spread of slums and blight, and may involve slum clearance and redevelopment in an urban renewal area, or rehabilitation or conservation in an urban renewal area, or any combination or part thereof in accordance with an urban renewal plan. Such undertakings and activities may include:<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">(1) Acquisition of a slum area or blighted area or portion thereof;<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">(2) Demolition and removal of buildings and improvements;<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">(3) Installation, construction or reconstruction of streets, utilities, parks, playgrounds, and other improvements necessary for carrying out in the urban renewal area the urban renewal objectives of this article in accordance with the urban renewal plan;<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">(4) Disposition of any property acquired in the urban renewal area including sale, initial leasing or retention by the municipality itself, at its fair value for uses in accordance with the urban renewal plan;<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">(5) Carrying out plans for a program of voluntary or compulsory repair and rehabilitation of buildings or other improvements in accordance with the Urban renewal plan;<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">(6) Acquisition of any other real property in the urban renewal area where necessary to eliminate unhealthful, unsanitary or unsafe conditions, lessen density, eliminate obsolete to remove other uses determinable to the public welfare, or otherwise to remove or prevent the spread of blight or deterioration, or to provide land for needed public facilities; and<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">(7) The preservation, improvement, or embellishment of historic structures or monuments.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">The argument of Council inaction would have merit if the owner would agree to put in the 100k+ investment into his property to bring it up to code. At that point it would be a vacant, but compliant building (much like your commercial neighbor to the south). Unfortunately that is not the case, the owner has decided to ignore the code compliance issues requiring fundamental repairs and adequate maintenance. And yes, I could pretend that the property does not meet the standard of a blighted area or I could live up to my oath of office.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">I do agree with you, I do not own the property, nor the Town, nor MUTC and have not suggested that premise. Your secondary suppositions, however, are more problematic. As you might be aware the MUTC committee is spelled out in Chapter 72 of the Town Code and the Design Review Process specifically in § 72-5. Design Review Process<B>:<o:p></o:p></B></SPAN></P>
<P style="TEXT-INDENT: -0.25in; mso-list: l0 level1 lfo1" class=MsoListParagraph><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt"><SPAN style="mso-list: Ignore">(1)<SPAN style="FONT: 7pt 'Times New Roman'"> </SPAN></SPAN></SPAN><ZZZ![endif]><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">Building permit application process and special permit application process shall be as described in the application zoning ordinance.<o:p></o:p></SPAN></P>
<P class=MsoListParagraph><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">Per page 65 of the 2004 MUTC Development Plan your first comment that “the purpose of the MUTC is to insure [sic] conformance to the MUTC” is accurate; the second piece “not make decisions about what businesses are appropriate” is not. One of the duties and obligations of the MUTC committee is to ensure conformance with its own Appendix found on pages 69-77 (Division 3 Uses Permitted) in § 27-547.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">In investigating the usage allowed in MUTC you will note that a Gas Station is not a “Permitted Use” – it is only allowed under “Special Exception.” While not expressly prohibited, as the name contends there has to be significant justification for this usage since it contradicts with the goals of the pedestrian-oriented zoning.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt"> <o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">To this end it is entirely appropriate that MUTC committee members (of which I am one), Town Councilmembers (of which I am one), along with MNCPPC do make determinations and decisions regarding appropriate approval or denial of Use and Occupancy of businesses. Jey has come before MUTC and the Town multiple times; the MUTC committee, MNCPPC, and the Town Council have all declined to support a gas station as an approved use at that site. <o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt">Let me ask you this – suppose I approach Douglas Development and buy his holdings at Town Center and decide I want to put in a Church there (a use that is not “Permitted” in MUTC but only allowed via MNCPPC’s Special Permit process). Let’s say that MUTC, the Council, and MNCPPC all decline to support this use (which would be expected) and in retaliation I refuse to keep the property up to code. I do not repair any broken windows, I let paint peel, wood rot, etc. Given that your ability to attract tenants would be greatly diminished, the rents you are able to charge greatly diminished, and the overall economic vitality and public safety of the town and surrounding residents would all be impacted, would you still suggest Council inaction?<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Times New Roman','serif'; FONT-SIZE: 12pt"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><A name=_MailEndCompose><SPAN style="COLOR: #1f497d">As a small business owner for close to 15 years I politely disagree with the mischaracterization of my position on political and economic issues but do understand that is the burden I carry as an elected official. I will always strive to adhere to my oath of office</SPAN></A><B><SPAN style="FONT-FAMILY: 'Tahoma','sans-serif'; FONT-SIZE: 10pt"> </SPAN></B><SPAN style="FONT-FAMILY: 'Tahoma','sans-serif'; FONT-SIZE: 10pt">and will defend and support the Town Code and Charter. If I violate these, I expect you and others to hold me accountable. Thank you for your thoughts and comments, I hope my factual clarifications were found helpful.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Tahoma','sans-serif'; FONT-SIZE: 10pt"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Tahoma','sans-serif'; FONT-SIZE: 10pt">Best,<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Tahoma','sans-serif'; FONT-SIZE: 10pt"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-FAMILY: 'Tahoma','sans-serif'; FONT-SIZE: 10pt">Jonathan <o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p> </o:p></SPAN></P>
<P class=MsoNormal><o:p> </o:p></P>
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