An action packed three and a half hour holiday week session! Downtown chimmney demolition discussion, gambling at Gammon Coach House, and more!
Chimney Demolition at 25-31 North River Street
This item dominated a significant portion of the meeting, focusing on the structural integrity and future of a historic industrial chimney.
Link to Engineering Report: https://bataviail.community.highbond.com/document/427416b8-f87b-4e0e-b137-693ec2b9d38d
- The Request: Property owner requested a Certificate of Appropriateness to demolish the chimney in its entirety down to the roofline.
- Structural Condition:
- An inspection by a certified professional engineer specializing in industrial chimneys determined the structure is unsound.
- The uppermost 25 feet are in severe decay with structural deficiencies, posing an imminent threat.
- Drone photography revealed the interior condition is significantly worse than the exterior, with daylight visible through the brickwork.
- The engineer recommended the entire chimney be demolished down to the roofline because it is structurally unsound above that point.
- Historic Preservation Commission (HPC) Recommendation: The HPC recommended a partial demolition, suggesting the chimney be taken down to a height of 22 feet 7 inches (approximately 11 feet above the roofline) to preserve a portion of the skyline profile.
- Property Owner’s Position:
- Financial Hardship: Owner cited significant financial strain, including $150,000 in unpaid rent from a tenant, high vacancy rates, and other mandatory repairs (retaining walls, roof replacement).
- Cost Prohibitive: Demolition costs are estimated at $120,000. Restoration estimates for the exterior alone were $220,000, with total restoration potentially reaching $1.5 million due to interior decay.
- Liability: The owner expressed concern regarding liability if a partial, unsound structure (the 11-foot stub recommended by HPC) was left standing.
- Mobilization Costs: Her husband noted that mobilization costs (cranes/lifts) are significant (approx. $75k), making phased demolition or partial retention financially inefficient.
- Council Discussion:
- Safety vs. Preservation: While the council recognized the chimney as an iconic part of the skyline, the engineering report confirming the imminent danger of the top 25 feet drove the urgency.
- Potential for Fundraising: Several aldermen suggested pausing the decision to allow the community a chance to fundraise for preservation. However, staff confirmed no state or federal grants are currently available for this type of structure and there is an immediate issue.
- Memorialization: Discussion occurred regarding saving bricks to create a memorial or plaque on the streetscape or riverside to honor the history of the site (formerly a creamery).
- Outcome: The Committee voted to send the item to City Council with a positive recommendation for full demolition to the roofline, overturning the HPC’s recommendation for partial preservation.
Video Gaming at Gammon Coach House
The committee discussed a conditional use permit for video gaming at 3 South Batavia Avenue.
- Application: The applicant requested 5 gaming terminals.
- Controversy: The primary concerns were the site’s proximity to two churches (Congregational and Bethany Lutheran) and “line of sight” visibility issues for staff monitoring the machines.
- State Ruling: The State Gaming Board approved the location, determining that a firewall constructed in the 90s created sufficient separation to meet distance requirements from the Congregational Church, and Bethany Lutheran was deemed far enough away .
- Council Debate:
- Support: Proponents argued that Gammon is a legacy business at a competitive disadvantage without gaming, as 8 other establishments within a mile have it.
- Opposition: Opponents raised concerns about the saturation of gaming downtown (34 existing units) and the proximity to religious institutions and schools.
- Outcome: The measure passed with a vote of 7-5.
Annexation of Wagner Road Properties
- Context: The city is involuntarily annexing islands of unincorporated properties on Wagner Road.
- Resident Concerns: Residents Brian Gifford and Tim McLean appeared to request assurances that they could maintain their current lifestyles, specifically regarding septic systems, burn pits, and ceramic firing pits.
- Resolution: The Council agreed to provide a formal letter stating the city will not force connection to city water/sewer until existing systems fail and will generally not interfere with existing structures, consistent with previous agreements. A formal annexation agreement was not pursued to avoid restarting the legal notification process.
- Outcome: The annexation ordinance was approved.
Tax Levies & Financials
- 2025 Tax Levy: The Estimated Assessed Value (EAV) increased by 11.17%. The tax levy amount is $13.59 million, a 13.1% increase in the levy amount. For a $400,000 home, this results in an estimated annual increase of $125 .
- Home Rule Sales Tax: The committee approved a 0.5% increase in the Home Rule Sales Tax. This does not apply to groceries or autos. The revenue is earmarked for a future police station and to reduce long-term bonding interest.
- Park District Utility Reimbursement: A discussion regarding a $10,000 utility reimbursement to the Park District was tabled. Council members questioned the need for the reimbursement now that TIF 1 is expiring, which will return approximately $71,000 in property tax revenue to the Park District.
Infrastructure & Utilities
- Substation Contract: A contract with The Morse Group for $863,375 was approved for the reconfiguration of the main substation. This bid was over budget but deemed necessary for grid reliability; funds will be pulled from capital reserves.
- Wastewater Treatment Plant Sidewalk: An easement was approved to install a sidewalk across the frontage of the treatment plant to improve pedestrian safety and connectivity to the river path.
Other Business
- Consent Agenda: Approved items included minutes, a social worker contract, and a Microsoft Copilot subscription (which was noted as being under budget) .
- Deferred Items: The purchase of a cardiac monitor and an IGA regarding county funding were briefly discussed or moved.
Author: Jim Fahrenbach
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