Council Meeting March 6 - 80 Crest Road Appeal
Bob Zillion <[email protected]>
Wed 3/6/2024 11:07 AM
To:Fairfax Town Council <[email protected]> March 6, 2024
Town Council of Fairfax, CA
Subject: 80 Crest Road Appeal – Comments
My name is Bob Castle and I have lived at 42 Crest Road since 1975. I am an engineer and familiar with building codes and construction. I first met Marne Sorgen in 1975 and I am familiar with her home at 80 Crest Road completed in 1973.
In the roughly 50 years since it was built, I have never heard about a single complaint about this house. 50 years and zero complaints except by the town planner who seems to have framed the issue to inflict the maximum damage possible.
My Simple Solution for the Fairfax Council
Staff inflates the issue of building height by calling the house 4 stories and that none have ever been built before in Fairfax. 80 Crest Road is 3 stories not 4. On page 25 of Council Packet the dimensions of the small loft can be easily seen. It is less than 16 x 16 feet inside the great room. This area is much much smaller than the room it is in, and hardly constitutes a “story”.
I looked up various building code definitions of loft versus story. Here they are quoted:
There really isn't a specific height, a story will tend to be ten feet total, a bit over eight feet of actual head room. A loft could be a raised sleeping platform in 12 foot high room, definitely not a story.
What is the difference between a loft and a second story? The loft is accessed via a staircase (as in a two-story home). The difference is it utilizes the roof space so you get the extra living area you need without adding an entire second floor.
Unlike attics, lofts are often open to the floor below. As long as they have ceilings that are 7 feet high and meet other IRC guidelines, they will be considered in the overall square footage of the home, but won't be considered an extra story.
California Building Code 2022 (Vol 1 & 2)
505.2 Mezzanines
A mezzanine or mezzanines in compliance with Section 505.2 shall be considered a portion of the story below. Such mezzanines shall not contribute to either the building area or number of stories as regulated by Section 503.1.
Unless staff can show a specific building code in effect in 1973 that defines a loft as a story, staff’s representation of 80 Crest Road as 4 stories is misleading and false.
Staff Proposed Mitigations Do Not Serve the General Public Staff wishes to impose severe and expensive changes to remove construction done without permits. It should be noted that the exterior height of the house will not change. The overall height of the house was approved in 1973 and passed final inspections. The expensive mitigation only moves the point of measuring height upslope. I won’t see any change and no others will too. But it will make town staff happy.
As an engineer familiar with construction for earthquake safety, I found the town engineers dismissal of the concern about reduction of shear strength dubious. Here is the “sniff test” for shear strength in houses: If some if good – more is better. Were this my house, I would fight to keep it. There simply is no benefit to the community by removing the lower wall.
Fairfax Council Should Make This Finding
Fairfax staff typically requires owners to pay triple fees for work performed without permits. And most homes in Fairfax have a “legal – nonconforming” designation. That’s the simplest solution for 80 Crest Road.
Enough Already
Town of Fairfax has spent a huge amount of time and money with lawyers, engineers, and town staff. And it does not seem to benefit the general public. Just town staff.
I hope each of the Town Council takes the time to drive up to 80 Crest Road. It is a most attractive house and does not impact anyone else in the area. And I hope Council members will notice the mud, potholes, and erosion of the road. When I learned Fairfax had budgeted $150,000 for annual road repairs my head almost exploded. Fix my damn road please.
Sincerely,
Bob Castle
42 Crest Road
Fairfax
80 Crest Road Appeal
CAM <[email protected]>
Mon 3/4/2024 9:49 AM
To:Fairfax Town Council <[email protected]> Hi. I'm Claudia Mullaly and live at 104 Crest Rd.
I'm aware that the residents at 80 Crest Rd are appealing a Planning Commission recommendation that they demolish the lowest floor on the downhill side of their house so that the house complies with current building codes.
The house was built in 1973 and I'm told that the height of the house was legal according to the building code at the time.
The proposed demolition will not affect how the house appears from the road or from a distance and will not serve any purpose that I can see.
The folks at 80 Crest keep their house in impeccable condition. Why this punitive recommendation when it will serve no benefit to the neighborhood?
Thanks for your attention.
Claudia Mullaly
80 Crest Rd Appeal
Daniel Gottsegen <[email protected]>
Tue 3/5/2024 8:44 AM
To:Fairfax Town Council <[email protected]> Town Council,
My name is Dan Gottsegen. I live at 90 Crest Rd. Our direct neighbors at 80 Crest Rd let us know that the Town Council is hearing their appeal this Wednesday. I’d like to express my opinion as a neighbor that presumably would be impacted by this situation, and as a long time Fairfax resident.
I understand that they did some unpermitted work years ago and some six years ago approached the city to get the work permitted after the fact, assuming they would owe fees and/or penalties. Apparently the council is requiring they tear out the work and address the height of their home. Presumably this ruling would be for the benefit of the neighbors and affect the look or height of their home. As their next door neighbor, I see no benefit in the Town Council taking this approach. It will do nothing to affect the profile or look of the home in any way from our perspective, and frankly it just seems more punitive than useful. I know you all have a difficult job, and I hope that hearing directly from those who would be affected by this might make your job a little easier.
Thanks,
Dan Gottsegen
Sent from my phone
Letter re Agenda Item 4 (80 Crest Road)
Ellis F. Raskin <[email protected]>
Wed 3/6/2024 2:55 PM
To:Fairfax Town Council <[email protected]>;Barbara Coler <[email protected]>;Lisel Blash <[email protected]>;Bruce Ackerman <[email protected]>;Chance Cutrano <[email protected]>; Stephanie Hellman <[email protected]>
Cc:Janet Coleson <[email protected]>;Linda Neal <[email protected]> 1 attachments (12 MB)
2024-03-06 Letter re Agenda Item 4 (80 Crest Road).pdf; Dear Hon. Mayor Coler and Hon. Members of the Town Council:
On behalf of the owners of 80 Crest Road, please find attached our letter regarding Agenda Item 4. We respectfully urge the Town Council to continue this matter to a future meeting to allow additional time for Town staff to address the legal issues identified in this letter and to allow additional time for the parties to (hopefully) reach an amicable resolution to this matter.
If you have any questions, please do not hesitate to contact me.
Best,
Ellis Raskin
Ellis F. Raskin
Partner
[email protected]
Direct: (415) 995-5835
Hanson Bridgett LLP
777 S. Figueroa Street, Suite 4200
Los Angeles, CA, 90017
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Hanson Bridgett LLP
Costa Mesa • Los Angeles • Sacramento • San Francisco • San Rafael • Walnut Creek This communication, including any attachments, is confidential and may be protected by privilege. If you are not the intended recipient, any use, dissemination, distribution, or copying of this communication is strictly prohibited. If you have received this communication in error, please immediately notify the sender by telephone or email, and permanently delete all copies, electronic or other, you may have.
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Hanson Bridgett LLP
425 Market Street, 26th Floor, San Francisco, CA 94105
ELLIS F. RASKIN
PARTNER
DIRECT DIAL (415) 995-5835
DIRECT FAX (415) 995-3456
E-MAIL [email protected]
March 6, 2024
VIA E-MAIL [email protected]
Barbara Coler, Mayor
Town of Fairfax
Town Council
142 Bolinas Road
Fairfax, CA 94930
Re: Agenda Item 4 (80 Crest Road; Assessor’s Parcel No. 002-152-32) Dear Hon. Mayor Coler and Hon. Councilmembers:
My office represents Verle and Marene Sorgen, who are the owners of the property that is the subject of this appeal (located at 80 Crest Road). For the reasons set forth in this letter, the existing structure at 80 Crest Road does not require any discretionary entitlements (including, inter alia, a conditional use permit or a variance). However, even if it did require a conditional use permit or a variance, it satisfies all criteria for both a conditional use permit and a variance.1 We hope that you will take this opportunity to continue this hearing to take the time necessary to review the evidence and legal arguments presented in this letter. If the Town does not approve the 80 Crest Road project, my clients intend to seek all available legal and equitable remedies in the Superior Court.
1. Background:
There are a number of historical facts in the staff report for this item that need to be corrected.
Preliminarily, my clients have confirmed that the ground floor has existed since the house was first constructed (with the exception of the westernmost portion of the ground floor, which was added at a later time). Marene Sorgen has lived in the house continuously, and she has personal, first-hand knowledge of these facts. Her personal observations carry far greater weight than any post-hoc inferences that the
Town now attempts to make from building
records that were, buy its own admission, poorly
maintained in the 1970s (see Evid. Code, § 412.)
In any event, contemporaneous records show
that the ground floor existed when the house was
first constructed. The original foundation plan
(attached as Exhibit 1) shows that the area that
1 We hereby incorporate by reference prior comments submitted by my clients and their legal counsel, as well as all evidence in the administrative record.
Barbara Cole, Mayor
March 6, 2024
now comprises the ground floor (except for the westernmost portion) was enclosed by a "plywood shear wall" in 1973 (see enlargement to the right). Your staff report also includes a photograph from 1973 that shows the ground floor existed at that time.
The original foundation plan also
shows that original Simpson
column bases were installed at the
base of the staircase that connects
the bedroom level to the lower
level. A contemporaneous work
order (attached as Exhibit 2) also
shows that the staircase was
constructed contemporaneously
with the original structure.
Photographs from the ground level
also show that original air ducts run
through the ground floor level;
these would not have been placed in an area that would have been exposed to the elements in the original building (see photograph in Exhibit 3).
The fact that the original plans did not show the ground floor is not surprising. The building was constructed using a template set of plans from a company that produces manufactured homes.
The 80 Crest Road project deviated from the standard plans by including a lower level (i.e., the "ground floor" level).
It also bears emphasis that the house complied with all applicable height regulations when it was constructed. As noted by the staff report, the property was subject to Ordinance 230 (in effect from 10/11/61 to 3/13/73) when it was approved and constructed. A copy of Ordinance 230 is attached here for reference as Exhibit 4. Section 5.40 of that ordinance limited height of residential structures to 30 feet, based on the "mean height." Of critical importance is the fact that, at the time, "mean height" was measured as "[t]he Vertical Distance from the average finished ground level of the site to the highest point of the structure." (Id. at § 2.07.) The term "ground level" was not defined in Ordinance 230, but contemporaneous historical records show that the understanding at the time was to measure height from the average point of a grade on a sloped hillside lot. Using that point of reference, the house was under the 30-foot limit (and remains under that limit).
2 (See Exhibit 5.)
For these reasons, because the house complied with applicable height standards when it was constructed, and because it is no taller today, it does not require a height variance. (See e.g., 2 This understanding was further evidenced by the definition of "height" in the 1973 zoning code updates in Ordinance 352, which defined "height" as follows: "the vertical distance from the grade to the highest point of the coping of a flat roof or to the deck tine of a mansard roof, or to the mean height level between eaves and ridge for gable, hip, and gambrel roofs." (Emphasis added.)
Barbara Cole, Mayor
March 6, 2024
City of Monterey v. Carrnshimba (2013) 215 Cal.App.4th 1068, 1097; Davidson v. County of San Diego (1996) 49 Cal.App.4th 639, 646.)3
2. The Doctrine of Equitable Estoppel Bars to Town of Fairfax from Requiring Any New Discretionary Entitlements:
Even if a height variance (or conditional use permit) were required, the Town is equitably estopped from demanding that my clients obtain any new discretionary entitlements for the 80 Crest Road house. (E.g., Anderson v. City of La Mesa (1981) 118 Cal.App.3d 657, 661 [allowing home constructed in violation of residential setback ordinance].) The doctrine was explained in City of Goleta v. Superior Court (2006) 40 Cal.4th 270 [52 Cal.Rptr.3d 114, 147 P.3d 1037]:
"`The doctrine of equitable estoppel is founded on concepts of equity and fair dealing. It provides that a person may not deny the existence of a state of facts if he intentionally led another to believe a particular circumstance to be true and to rely upon such belief to his detriment. The elements of the doctrine are that (1) the party to be estopped must be apprised of the facts; (2) he must intend that his conduct shall be acted upon, or must so act that the party asserting the estoppel has a right to believe it was so intended; (3) the other party must be ignorant of the true state of facts; and (4) he must rely upon the conduct to his injury. [Citation.]' [Citations.] [¶] Equitable estoppel `will not apply against a governmental body except in unusual instances when necessary to avoid grave injustice and when the result will not defeat a strong public policy.'" (Id. at p. 279; see also HPT IHG-2 Properties Trust v. City of Anaheim (2015) 243 Cal.App.4th 188, 201.) All these elements are satisfied in this case.
The 80 Crest Road house has existed in its current configuration for decades. It has had the ground floor level (and connecting staircase) since it was first constructed. The Town inspected the property when it was first constructed. My clients have relied upon the understanding that the Town was aware of the height and configuration of the building, and on that basis, they have incurred substantial costs and liabilities maintaining and improving the property as is. Removing the lowest (ground floor level) and/or the staircase connection would be highly injurious and unnecessarily costly for my clients. The interior staircase provides access to crucial utility shutoffs in the ground floor level, and there will be no feasible method of accessing the shutoffs if interior stairway access is cut off.
The Turbin engineering analysis attached to your staff report further substantiates that it would be wasteful and inequitable to require any portion of the ground floor of the structure to be removed. That portion of the building is necessary for the structural integrity of the entire home.
Equity weights in favor of maintaining the home as a safe and habitable structure (indeed, this is also required by new California housing laws, including the "no net loss" law codified at Government Code Section 65863, which prohibit local governments from taking action that reduced the total number of habitable dwelling units in their jurisdiction). My clients have repeatedly asked the Town for a copy of the Town Engineers findings for this matter, but they have not been given access to the Town Engineer's report. Unless the report is presented in full to the Council, it bears little evidentiary weight.
3 We do not concede that the 80 Crest Road house consists of four stories. As explained elsewhere in the administrative record, there are reasons why both the loft and the ground floor levels should be excluded from the definition of a "floor" or "level." Barbara Cole, Mayor
March 6, 2024
3. The 80 Crest Road Property Satisfies All Criteria for a Variance:
The overwhelming evidence in the record supports a finding that the 80 Crest Road property satisfies all required variance findings. Accordingly, any decision to deny a variance would be arbitrary and capricious, as well as a prejudicial abuse of discretion. In other words, a court would be required to overturn a decision to deny a variance. (See Code Civ. Proc., § 1094.5.) The 80 Crest Road house complies with all of the following criteria:
• Because of special circumstances applicable to the property, including size, shape, topography, location of surroundings, the strict application of this title will deprive the applicant of privileges enjoyed by other property owners in the vicinity and under identical zone classification: Here, the Turbin Engineering Report shows that site-specific conditions necessitate the need for an additional level underneath the remainder of the structure to stabilize the building. This circumstance distinguishes the property from other similarlysituated properties and homes in the Town. Moreover, the unique history of this site (including my clients' decades'-long understanding that the Town was aware of the configuration of the structure) qualify as special circumstances that make strict application of development standards (should they apply) both inequitable and impossible.
• The variance or adjustment will not constitute a grant of special privilege, is consistent with the limitations upon other properties in the vicinity and under identical zone classification, and is consistent with the objectives of this title: The facts described above under the first criterion also support an affirmative finding for the second criterion. As noted above, the property was constructed in accordance with standards in effect at the time, and no special privilege will be granted here.
• The strict application of this title would result in excessive or unreasonable hardship: The facts described above under the first criterion also support an affirmative finding for the third criterion.
• The granting of the variance or adjustment will not be detrimental to the public welfare or injurious to other property in the vicinity in which the property is situated: Ample testimony in the record shows that no other properties or Town residents will be adversely affected.
4. The Town's Strict Enforcement of a Variance Requirement Violates Equal Protection Laws:
The Fourteenth Amendment to the federal Constitution provides that “‘No State shall … deny to any person within its jurisdiction the equal protection of the laws.’ The California Constitution likewise prohibits the denial of equal protection.” (Kimco Staffing Services, Inc. v. State of California (2015) 236 Cal.App.4th 875, 884; Molar v. Gates (1979) 98 Cal.App.3d 1, 12 [observing both that the equal protection provisions of our state may demand a different analysis from one conducted only under the Fourteenth Amendment and that California’s equal protection laws possess an independent validity from the Fourteenth Amendment].) Barbara Cole, Mayor
March 6, 2024
“As its name suggests, equal protection of the laws assures that people who are ' "similarly situated for purposes of [a] law' " are generally treated similarly by the law.” (Vergara v. State of California (2016) 246 Cal.App.4th 619, 644.) Here, however, my clients have been unfairly and inequitably singled-out. They came to the Town in a good-faith attempt to ensure that their property had all necessary approvals, but they now are subject to burdensome, unfair, and unnecessary enforcement proceedings. Other similarly-situated Town residents who own nonconforming structures are not treated similarly. Accordingly, the Town's actions violate equal protection laws.
5. Conclusion:
For the foregoing reasons, we respectfully urge the Town Council to continue tonight's hearing to allow sufficient time to address the legal issues identified in this letter.
Very truly yours,
Ellis F. Raskin
Partner
EXHIBIT 1
EXHIBIT 2
EXHIBIT 3
EXHIBIT 4
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The mean w;Ldth oj~ t:he lot: rni~a.sured at :c:Lgbt angle.a ·1;0 it:a .ueptb ..
A huilding Ii! $trucrtur~ en; prem:I,se le~all.y e:1d,stirag ol:
1u,ed at the 1;:itue of the aiktp ticn of i~hi$ f.;rd:l.11ance 'JI or any ame11dment: thereto .i, ,im1d whi.ch dm:11~ ~1.ot ~tJttfot:m. w:tth • tl:te U.ije regul~ti.ona • of tthe d:lstr:f.et: :tn i~J:d1c,h 1Qc~t~d.i tnclude$ ain.d nieaiia ar:t'.a"!lged~ deitli~11i~d~ l;iruilJ;:ii al.te1:ed 9 coa:rv'ertad ~ reot.ed i QtC l.ea$ed ~ or ira-t~ndeq,:l to bt=s occupied., Maania ~ny iµ.dividual, firrit$ copat'·tirP.er~ht~ ~ j oirit ven~;,u:,:·el) iuiso~:tati.cm." club~ f':u:-at4ara·ui1 o·atganiiiition$i c,:;~po'.1''at:i.on11 • f,lyn.dicate,, c:tt:y oil ~t'lfuuty ii 1mt'.i.1ici-1>al.it:y, d:tst:ric.t: ott other politic.al ~tiibdi:v:.i.aion II or any other grm.at1 oi· corid,)inatJ.cm #Ct"" itt§ al$ ~ unit (I
2. 23 ~ !J,Jl\~:LQ . .,.m:l!tllJt,llYl.!"!S'tllY!U?~,
A h~ild:lng ht1~aing • elti:ll<rt:t'::4,c~l o:i,: muu~b.m1:(.4al er1uipm.ent:
iltHliUs11un,:y for t:b.e ~<>ttdt;mt of a L:.1ubli(~ ut11U::y busi.11e.11Hh a~ 24 ~ J:m!lQAI!.£l.!U\JJ .... !~~!'!1.'f..!l!I9J~-
&1 111~;itut::f.on of l.ea:wnlb11,{t; wbioh offera :b:11struct!.cm J,n t~b.Q ,Jevet".al lr.ranohes of ltea~1rtng a·,ad study i:equ:i.red f;o be t~augl'irt: iri tbe pµbl.1q schools by th~ Edu.uation Code of the stat.a of Califomia II and other: @tlucational. ini3 t:U:u:t::f..:-;ns ~ EHlhject t:0, obtain.in~ Use (1~1~mit,ll
The m:t.nimwn allowa.bla b.ot:i.r&ontal. diitnn~~ fliom a ~ivan p,:,;tnt 01: li..i1e cf -;;:iefet'ence ~-uch as a !11}tr>E.¼et; i·~glrt .... ~f•~w.ijy to the neaz.'e\$t ve~tioal \'rJall O:i:: trt,l~~r eletaena; qf .f;l hutl.~~ri.g trr e·tr"t1.l\i1tur.e a.a d11;d::lned b..ere:tii:i"'
Th~ ·puwpc)se tor wh:l.ch l,and oz· ln1ildt.i1g ia. dlil;ls:f,grted $ a·:ci-flnged 01~ ~,nt:ended, m: ten: wh:tch either is 01: may oe oct~-u:pitJrl or raai.nt:aint~d .
.AJ:'1 op~11J. a!Hitte@ ot:l~e:t t;h£1.n. .t:i ~omtti, ,pa~ a l(:;·t it uno(.1c·up:l.~d ~nd ~1obstr14Qted i:1~t1.na 1;h~ gwounil upwat·d i; ~:u:o~p t aisi othei:W!ie provided ii1 th:1.a ,:,r.din:1:·inQe u
An open $.ria.ee elttendi.ng 1,:h:~ full w:l.dtb: of the lot between a buildin~ and the i:xoKat: lot 1:1..i'Wl:; u-a"wcup:i.ed ~nd 1mqi\:Ja.·t1=u!;ted· fa:om the ts~oui1.d ,:tpw.aii:d e~G.@iJt': as *Pe~:if:i.~d ~lset:rb.e.J:e in. thif:l orda,n.a11i.e~ ~
.Atl £J1pen ~pa~e eJs:te1.1(!:c,l!,g t:h.e ;ful:L w:1,dt~h t?1i: the lot ha1:.waeir, a. 'building; and the ·r{~at· lot li11e, • ui1oc,cupi~d and un,jf)(:lt:t·uetfitd from the gl:'ound upwa:&:-d e:x:cept; a£.t ~peo:tf:ted ~l$ewbe:i.:·e_ :tn t;b:l.t;i ot'dizian.cae p
Ar;. op.e1r-1 ~pace e~t,:euAiil8 f~o~n the f:ifont yard· to tl~ rear y.altd betweeri a build_i~ig ~nd the· neat:ell:i't ~:i.de 1Cr4; • 1:ttw11· t.mom::upied artd· 'WlOb$lr~·ueted frQr!ll the .fJt'Oi,ll1.d upvUi'Jl~d e:'Jtl!:ept cHS spei):tf:Led el$ewh.e1te · tn this c~~din&ici~ * . ' ' . : . • . .
'l1he ta~p of ~ll o.f the 1n:opli:rty of the rtoM1 of f .a.:Lrfa.~i ltept in the off:tc~ of the City Gle~k us r:t,:het"wi.~e p:eovd,ded in tb1s Q~di;iuitiice ijh,otvin.g the diirtrict claas1ficat::i,Oii.·t • or 2on~ cd:
each pa,:cel oi· lot of p~ope:cty in tl:te Town of Fai:dfax" A dm:~um.ent i,fi$Stled by th~;; Build:i.nf~ Ir~apecto:,;: oJ: t:hf.l! 'rc1;;i:;n of Faiz,f~~ aut;box-i .. ~:1.na; bu~,ldtniis 3 t£St'.ltt . .:u:rt:ut·~s ot' US?S £W11~iat:er4t witb. tl).l.1 ternu, o:f this ordird,u;t.oe .. an.d f:o'i/: t~hs p·u1:paae t:,f car:ry:lng out ai!ld el.1:fk.,:f:c.i_nfli :V~s p1:ov:ts:i.oi1~,.,
Sectl,cn:~ 31t {)(} ... ~hl.@m!..ti!,.,C:1J.9l'1!~~ .... .91!~.D1!lll..lfi'.~ .. • l:o, o:cde:t' ·1:0 f.::l~f:H:d;fy ~ ~i;1gul~t:e ,· !L"'l{:!ata:r:tct mrtd ~egregate and other opei'll Sfhi':tQ1fii abmit; bl:d.l,ding~; ~irad :tQ t.eg1~l¥lt@ t:l\e per~t:errt;~g~ ot a lot \iJbit}b n1ay lu~ tJiJ;C1:tr.;:led by a lntildirig or f;il=t:Y.Qt:u:r~i li $t.lt: (&) !f.!.l~e~~~ of ~d:1n.d Ua~ Zor:wij at~t;lf; hai:eby ei_t;ab·., 1i.shed t~o be k.nqwi1 ;~t)d d{¼$igna~:ed ~£il :
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Cottnty of *t>flt~ r~JijOJ!i.ili:iltl O~t:ob~t~ l.& 11 1951 :.bi ·~oll~l . . ·"'""'. tpf Off;w,i,a.l ij~(llt'd~ -t "i,~e ta1, l~ia.'.1':in C0'tffl~V Diani~ • •• . • . . alQ~ill a,1id. s~~•=b
i~ittirl.:, l;t:~ k'):IC'tb $4 . 0° Wii$l~ 166"491 f~ilii-t) ·th@ii~. oii a (l.1u·~-.··. to .\:li.e ~i.t\li; ~1.io. -~ .•c~~itti;il. t. b*~.'i:~ Nt~~t:b )!i ti! tlfl . soniz Ji!.\jt 1 ~a.diiu, 1 i l, u $13 :ieifllt » • for 4111 di$it;ifl~~ "~:f ifrjJ u~J4] f®~t i i/:}~i\~Ji; fi(,1~'1:li\ lJj '1' 27' ~J~~t; l5041Sll. fia•ti tl\114~iw~ te~Vb:M.l; ~.Qid 1.~~t ~~~tt.~n~d. 1ili1, S~uth. 65 (I 11t W~4t liJ.,0 f~~t ~:I;'~ t)~ tieu,1ij t;a ~l~ Nolftll•~t;:~~·1.y lit1J.la of t~ 0(1.~~y llw~d l$ad.;l:«-v& ft'Wll S~ ~f•l tQ Ol.e.i~a (,~ld iil!' i!'if$ia~i,f l)~~e iltalalMi~y) i ti~ .. !i.il-s:.u:e $c;utbiH1&r~~1;1l. y .~1,,~il . a~d.d ~)'1\td. :u.n.~ :~o ~ 14olf,l!llt tbat ~,1.ari $ou:th .Jli I» 10 • . w~~t~ iht:ilbl tb~ fOint t:;f l)4,gi.~t~U£.gj tb.,a,. t~ ~o:ctb l4 i;i ;io 1 li:i~t: 150 Cl 0 f~~t tUG~ (:,t: 1-,411 to tu~ pt;:brit of btgtlln1n.g°' ~,1.l
All tbi.t ~~~tJli,lfA ~,el$l , .... ~l),411J:tf bi ~l~ TOWill of fai1rfn nlu~ r-aat=ti~uia'flY d.41i1Jiac1:ib~d as f~lt(>lifl, to.,,.wit ; ieg:t-nn:li•.a tt tha NQ1rth~attrt c~~Mlf iOif ·tbe. larw.1 ~(t\1'."' [email protected] .. ~ .. 4 by.· b~~t \l,, M~.-1 3i&. tiW. Vit>i'bll.ia. tl G , l.,i.'lb~. 1: to };tle F•t~f" $\'tbo~l . Pittt>!.f!t: .,~i· •tid i,a~~~d~d Augui·t ! & lj4t bi UJ~~r 694 of Of:tttoitl 1~~~ori1 ilitt pi!\S,@ 41) ·· H1ft:ba a~m,ty ~o;t:ds 1 :1t.>u~liililiti th~111e~ fr!!'.illl t•t~d po{nt. of b1$,giL alg al'6fti tfulli ,~u.th •~teit!lf 11.t~ of fjithl ,.~Mol ttlt'~IG\t ~,~I. So\Jt.'b 32 ~ 113 •. w~,. ·t. lA:2.... f~\llt i thtt~ l.$a.vw I l:b)r$ ,~u.tl'a. J7.iil' 4'),I E~1t 2.: ,s f~.· irt;
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lUl l/'Ua1.l prGp~rty in tb4!! 'le'M\ ~,t lre.il'i'aix Whf.iiU bo U&t;ld ()~ly .,
as 1,1~0vidijld foi• 1111 thh f)t,rll:tmn{;le, a1ul 11,ll uwi·uo•ki of ,~rapell'tf s~U Qbt:H~l:'11'~ ~11 t"e{i:ula.tion~ sn''v,~Ol"ilMtid ;tp11,• tbl@ CiitU'tr·ht o~ Qone in wh1.ol~ Pl~OpG:t•ty ii l'ii<mt0do
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104
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122
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'f AS iffli~H:NJlffEft OTltlY.j{WlSE. :PrtOV lDJll) l
ti., 01 .. ,J, ..... ~k, t1rU,;t~ttr~ otf. pat"i; tlie~of., o~ .r,t~l! II) t~t;ti.r~. w i!dUill b(i:I ~~~int~d-:1! ~l~td n,:i @n!ti'!~illtij bu!ldi1fii !!!il~ll ~~ llllQV~dlr) 4llti\;t(t,id» ~4 tc; or ~1il.a-&:pdai ill.Ult: ,;b~:tl t'Uty l.imad@ btJild:h~@ 1tirtlU,!fltU~'l\i.l 0~ p't'~nd.i~B \Ml: UQdut MILjMtit.,itl~ ~11: bttea~~d tQ J);~ U.i~d .f~'l' ~~iy pU-:t!'fHilie~ Q'St ;tit ~ ~o-i0 o-t~t~t' ·tt~i 1,1$1 :ba~l,.,U.d;jd ~JijS. tbi~ l.ffle1 l~~@il'utft:aw l:l.~.r~d ~~ pe~dtt@d :ua tll4 ~U.ttl.'i~t 1tn miieh ija,d,(i b11.d,tditlg, :l.$idi Qf; ~nu4u~~§J irtJ l~@~tetl .. th01, ... 1 -1"' ~j \n,1ildb~ Q/i": f,Hit"t; t:b$r<{;llf,;:f ~1it ~t~u,ctm .. "i;; thall bi [email protected]:t.td D ~ nr1 e,d.eti-1¥,i but.ltl:4lij ~h~lLl b.ei JnIDV4d ~ .lillt~~~d, ~con~ttroot~~i tllr iirtru~t~t'atly irtb~"1W@d tti ~ai~i,~d :tt11 ~istit tlw l;k,d.t; h.ei~1.,Kt,$ft~:t' 4i~~i,W:'ll~t~d f,iv ·tt~ tU.ii;t ... i~t in ~llich ~aid ~~tldtn.g ii l,tM;~t*d·~
ifhOl~~;;; ~ Na bui1di1r~ •<ir r•U't tb~11:~~f mt irt~qict:·~i~ illlb.,fil.l b~ i$~iu:tt~di t~~ $hul:1 ~Y e:id,.~tJ,i'qi huil~:bl!g b1~ t.11QV~d-111 ttlt:@t~d" iiilttl.uged, iiJ:t• t~but:tt; i, 1.iu(;t' ~b~lll Nl!lty opi;i:rit ij~~~~ b~ ir.ii'!aeim~tiid u1~1 ®t1 ~1md~ui~d :bi J~Y m1uuu~1:: ~.~~,mpt J,tii c;;okifo.:nteltty a,:Q tlli~ ;,~~t!j/ b\ii14i.tti M~U;.~ .t.1~4 61 ~ui lrutliU.,ng; h:;,i,;~t:l.~~ia ~iaiiiil~t:i.Qtij& i~:t'~:b1 ... ~ft~lf deii~il~ltl.iild i:ot" t:b~ tU,itJ:i~~; in 'tihi~h !lw~J'..d b-o.ilitU.:~11g t~~ ~~Ji a-~1,~•':i :i.i lr~~t((;td"
4~0tU!/ti "" ~~ y~~i;ft il)r oth{1il: ~,,~n ~!'»~® ti~o-,,.;tdlt}ld ~b~u.t mr,y b~!ldtu1 fri~ th~ p~1~0~~ of c~iapl.yirQ& mth. tiw p1"'.wi2ion.1 ~1rf tld.~ o~di~t~ rdutll be. C(mli~,~ d p:«:ev!l.diriiJ; • y~·r-.1 Qt' 4>Ji)~t4 tfuiiwe f~l: :i.ltfl.Y ot:he~ b.uildf;r~~ ~id n101 yili.t'1d! ~Wlf Qtl1ialt (:.pea\ ~fJJ~ ~'l or~ b~iid~ s:i:r~ abal! be: if:tlc11.1ia1,rii:e~i $.1$ pr,t;(liv;td.ti:tg ~ J~'t''-d Qtt 11,lfJ~ ~P4~ :f~r ~ ln.d.ldi:ng t-,tt ~ny ,o,tb~r lrui.:i.ld:h1.£J; llil,te-->
i~"tiM , w 60 ..,. ~~ Mt'llUtt~~$~ 1tait@id w,11ull •~ 1\1!i;u:li,itf.Mu1 •t ft~th in A1:tic~~. V ~~l.l _,,plJ' t,i ~11 f)~>Q~~~t;y h\ th.\TJ Jl._.:.l @'" li1lf~t i~Ji&tnti~l l);l.$11;1."i~t:,.
Sa ,il Q ~i't l~itfsi lt{)t ~--t~;i- cotAdJi~ f ~:itlttj.~ij i •w. ~t hlitilJ:i.td 1ti:lft qitl!\iii.Yl!fli~ c~~•d Q ~ b'®iil!iilt fil '~ tli ~ l~ NWp.&ti~~ - ,~31.l\3~au~t,~l. ~j;fi,~IK; t
.t•li~b~ th{lii iti>ll~~~ t
n~W-1-~d.~~ mil.l:~y w 1~1.l ~1die~itf;t ~d
411·&~ ~Otit; •• ft• i)f ·~ 'l~li¾IU!!_, , ti.:u~w i lit~ite:a;? .it t•~t:lit i' ~"'Cid.\t~ij;t i p L.-t · lntt1t ~ att~~,u1if@ :bu1~~~i q~iit~ ·~fl: b . • .l i:, 1l~r~~~i4 c,lt.1tti:at:ot" ~ }h 2,,) ~· tll:If'.lV:$~ ijU4ilti ~~i v..w;.dtii~ ~i!Ui,-1 1£ fl ~ ~ 1"'l~~tw~t~ 1lsw.~w.g v~)lftJ ~i~i:flut:,;f~l.,y •·~:fl:' u~~ Q;t ~j;:#JU~·t1 Mi fJl~~t~h
!);,i ~$ ·/{\I ·~11 ~~~~~t 41$ l\».t~ftiiitai:l,m'ii.&1. ~i&litlJ tlJb,j~iij.~ t@ tl'~ ,~,s~-- ~f ~@~t,~11t ~u .. ;1, 31 w
' 1/, 2Ji6i ""' GibEro.'lld lil i~i~U"I e Jati£Ji3 i l.ii!t:b i\~~Mi Ii t~1l\lliib~il11 pl,1y l~fiiij fil b~ibil;l~Ut- ,~itt& i ftHtiWtHJJ t, t~&lkw~i ri.~liMt R1~~~w
!i 11,:lt ~.. "'¾!,'W'uiulttt~"-:i· u~~t & :b~l'ii¼db~ ~i~t,i~ • t.~~$ f~~d~ ~ v:L~t~~~t~;», b'Qt rffit. t•l~H.Yii~ th~ :ttllli~lird.f4i, ~I mt.iuli • f t~l. .f~~ ~~~flat l)U~@ti11:•o ~ 01q tlUt i@li3 DI ~ ,t;t'lidW3t.l ffi:li tltl.l i~~litli ,,
5 u :i 2 ... I"ublic ~~d quati""l)Ubl.ic buildtr&3B aE'Mi uses t)f P edm::at1on ~ ~4:~li,gioutJ i oul·ttat>•l & o.w: r~~lic ~iliiWi@e ~YP~, itot t.1t@lt'Ulling c.,ot)J(?J:ation Y$i:dj ~ at:o:.:age or ~P4tir yart'hit ~ w11~rehotui~a o·i s:tffi'.f1lar tii$10 5 ol 33 ~ '.i~e.mporat'Y t:t'i~t a:t:fit1;ta8 .wiMi t)!;OOt iip11 ~ s O 34, ... ;.::i,n1l!1t: .JJind p1r:Lv~t:a: ii1.0t'll1'-"ei.~i~le(t!ii1il ~1!;1-li:t'i:a:l;iar, il~IU!I ~nd faoilit:t.iaa t su,i;h ~ a,)untiry clubs 9 iolf cou:t·a~il.$ .ri;oo 1$WlJWM1ii~g f~O(.lilS ..
51>.35 ""' Pttvate ~ttbua a!iad ,~rtt>~lll~»
5 6 36 ~ Pub l.tic util.lity eqtl1pil$l'fl:: buildi.r,gs o 5 $ Ji ~ Other uSEM,l ed. bu.ild.l11g,a.J c.u:irtQlti;tai·:lly aiipu1:-te11mt tQ .~ pl2t:fflit1;~d t.it&-$ 9 subject t~o ~~~xuii"lilt'•ID!,tl r,d: Seeti~n 14 .. 50<1}
5"'!H1 ,... ld:ving itl1Ulttt't:ars ,rt. peratVJ:b$ :tt1Wtgula:t'ly ~n1Ployed (ill tbe p :£tUlii.lei ..
S l!I 39 ... Otbar Jt(rti--o·:Ltia~ wld.~h "1~ ,]¼~·t~:«.'m.:bl!ied by tl'ffl ~lman.i1r~ Cmmai,~ui:lon to be of the ~&Ii~ g,e;r-~i'al <;lu~t"aGter ... ~fi1 'bu;i.ld:1.tkg $ball l!lroije~1 t;lu:r&;y (30) f~at in. l~.i.g;bt 1 tllld no acc.et$oty l.»uilditag iuh~l.1 e;u:c~ed [email protected]:y (20) :fil:}et~ ii;:11. ,. b.ef.gbt: 111 p1:ovided~ hm~ver~ thiv:t (ib:JLmtUitY~ or it1i:,;-e6 1~· be pet•.., na:.ttted. to e;*e~d taJ.ttid h*;t~ht~ limitation U[>Ofil ij'l-~smt;:b:i.g of. 4 ~l@·~ pl£llraii1t by Coqni1s:LQ,1tt~ •ti~tglrt:11
11 ~~ tUllid ta(f;.1:.e.i,11, ~hall
re.fer t:e thia m&i~ ~:lg'b't c;f tbe build111~ 111
:{...(rt a~ifil., 19t widthjlc find y1trd ~~,uii•iauwnt:a ihilli.ll Gonf~J;>t[A to 'th~ \1:tGVl.i\iliO\ll(ii <lf $~ctio.ll ll 11 20>11 s .,
00 ... .rlAYtl:aum .. ~inim.,
k.Jo buil(l'H:ur~ m;• t>tl7t·t.tifGwa~e sh,rull 1~11:r. ~r .. ~l!t.:~d J.rl! the a.~:t nt~t:ict(~t;D ~mi 'J;k() E,)~l'l'(fLt ti.~Wt'f.d'.'(vt' ~h1all tH~ i.BUH.iii.;;di, oot:fl ·a:h<i!. -:~wn..ff.X' u,f w.rni;ld fJ:t'/Ji!:Pet"ty h~s pli:-ovid~,.iHi f tli1f.' .a:1.iei41-1~t~ Wtitei; ~upr.>ly fr-.nt: :f.ilf:;1: 1rrrlli::ei!'ti.,1zrn.... :th.p,: pll!lht:4 fmt 8-H{!h fl.Ew) p,i~e1,tQ:1.Htti01n mtist. 'be ~1111it·ov11;1d by t.b.,.'l Ch:Le~~ @f the .llfl.i:iij,\ l.ieirHtt~t;maimt of thiz-1 i",n,n t~f l'!".st:lt1fa::1,a:
5: a; 71 fl> ~J.de plin Jilli'i~ Lil,\,.:thit\'l!i~tu:r.t4l ~;jpp·tr.rv~l tU.'4::
1:·equ.i.reld <:if L&ll ~H:nifUt::l.on.J.:al, 'JU~~ as pi".tt74:,v:K~fo,~i ;h11 lki:t:tl.i.l1!l llL1 .50"
,:,~.., 7 'd,l "' O.rf iitnet 111.u·t'kitia; :t'1P,:ijUt~d f.c,i, ill 1~$,s;S "' " - .~ n ... ,, 'i ·• • n '.f t·• ; •· ~-~I i11i:'OV:t.d.eil.il, '.a,'{'ll, t¼(i;J(;.fC :t,t:;i)l'ff ..... ,, ;i, .f~•l,,l1 1/il'fll.(E. ., .. ., ,{ J. ., t-i.'Ji'l' H~H.1~ \VI .,. ·p~ &M • • • w~~'li.<~~~ u:.:: • • ,. ... '
D'"!<IJ.,i,1,. ~~ ' .
All of. •ii;l•ar.:i (Vit'.;Jpi;;it't:y iu R·<l ffa..~ S,E:1i'~ond !~iij:(~!i:lrratiii\l.l lLtfttt"i.ll'.Zt m,ray h~ lli.ied. fol; .fllfa.y 41:t u~ rntf,fii;)$ig;l:.1 i,p~i,;;;l.:U.esrl tn J~ftttI.iH..E; ~J o:f: th.:i.t» t)rtli.n~nc~:.; .:i:~nd ;f.n tikt:M.:ltd.,Jn t:blit·111~0, .&ill o:t: ~~'~..,i,.. ...... ~ tba b~t·id.stiftel: tH.-:~ted tiiN~l:i aa:.,d x-~i;u.lat::ton~ li'h@t; :fa»:tt:h .U.n ~~.-~·
.i\.i.fI.(aJI: VI. .sih.aLt ,l'lj,nnl'w 1;;0 all f;fCO'[ii,1$',tty in th.~; R••,2 ox: s~:d(;on~l ~J:',Jf 11 Lot ~t'(;;t.av lot ·11rtdth& ~lili\fl y~t'd t'~~1ui:r~ttt~:il·ntta i~ha:U. ll~{)Jnfan"m -t:~ t:h.Cil: p:1C()VJ,ij1:f.01J.1ii! of. ~6l{;t:ioliJ: l.L, J..O ..
Ho bu:tLcU.a\t'.!; o~'!' 1:rcrutrtu:s.:q,1 ~:b.¼Jll b~ 1$1:'@i;;l;Ji,;lf.:~l 1-im tba u. .... ;].
Uiitl'i~t::. ia:nit\ ii'Ml f.J~t:~tt tllrr,:efan: sh.ri1 l b1m 1,/$ ijtll(~,d iii ui·rt:t..l. the. 11'.iitiiii.~1' of ~a:ld. p~opt~t .. ty h&1n i:,i.1:ui.tiii-iHI f~n-: aidr;*~!Ukilt;~ ~:J~ut~1C i'Uftply Sect101\ 1 .. 00 ...
All. ·()f tbe froperty b'i a,.-..3 me .Hi:1lti111l~ lJ~ll,btg D:f.tt:d.,ct may b~ US!iald, fot: any of tl~ pnt'»,>(Jf~$! sp~td.fiJiad ba . .AIS.e.l~ .. ~-,,.Y .... .!1¥.i~Jfl of thi~ Or-d:bl~t.eell a.i.'Mii!l bi ;i91d41t:l..on tbsr~to:i Jll.11 of the biu.~b,-.ftlitr lt4't~d u1~3 auw ·r.eg,.ilatiaru1 1~·t fort.b bt '1!:~itS!! .... YU 8ilta.11 apply t() all pt>ll>penr~:y tr, tl• R1wl Ot" l-tulti11ltfft welling Dt.,tt"i,et"
1 .. 01 "' Jlll!tI,N; ... ,f!!~!'!li!., !!,.~§.
1 \"101~1 "" ~lt:ip~ DW@lliatg~
1 \10 01 ... 2 ... ~~:ll:'ij111:v::l~fJ » truck g.a1'it1h~·n~ 0 a1r"1uinh-mJ1u1u11 » bu:t not; bicltuiins -w &1Ja.lt!ra t'Q~ or f.&tll$1:' 't)u:tldb'ait:i u~d for the tail~ of prod:u~t• grown th~i,1u>11.,.
7 .. 01~3 ~ Prof~t~iQittl ~ffic~ buitdii\giju
1 ~ .w .,. .6Q,~§i~9!¥.. .. .!I~.!
s~ a., s~ct1(Jiai !h 20 ..
1 ",o ~ • $lQ!!,lt.!QS!LJJi!§.
I~ ~i S~@tJL(tt1 5.,. 30 ~
Mt::» bulldir,g 1th.all ~xc~t$d thi:~ty•!l'four (14) fe~t. in heipt,, Md no accefH.iOry butld:big 11tall ~~i.U.i t,-wantt (20) .f~et 1n heigbt Ill ~,re,,ided ho~Vlli1}7C tb.•t ~llimMY11 ~'llt @pi:.v.,ui W,iy be pf.llfflittt11d to e~cted aatd !JJ$;tght lin.Lt•tion U_fQiii gr&Uat:ing o.t a us• pe~t by CoratuJion'°
1 Q so <;> m.Aa .. Jt!.t,, ~!J~i-~ .... !411.t .. !!~4YlY•m~. wt a~eail lcrt ~idtb9 il'M yard :t'il2!qU!l'."eNtart1 shall co!l.tfo11;tl1 to tfle p'.lli~Vi~i,lilll o.f Seet!.Oil 11.i 200
1,(') bu;i.ldiitig "r ~tl;~t~ i»la.ll ~11 ~1t."(&1$t;eij ill:n tlw a, .. ,3 Dtitl;"'t~t 4'»M ll.l~» pe:i·mtt tl\e'l'~fot' ib.all bo t1a•d, •til tlWI! O'Wlle~ of s.-id proft1~ty has p~ided fall:' a®quate ~•ter &n~:>pl.y for ft~ protect:tm'i 41 tbe pl&ns fQi!' ~bicli ft~• pw~tecti.on iitIUtt b~ app~ov" by the 10hi~f of t!w Fi~~ Dt.tpa11:t•J\t of tl'ill$ ~J:um1 i)f F11.d.~fUu
7 \) 70 ~
All t>@gulattoni v1111~1ui~d :ln lo;,l UitJti·.tct ib~ll Qply te R,;:;,J ,isei in ~Y Di!tit:fi@t"
s~ct.1~~1 a~ oo •u
All of t.M · {Jl!OJ,~:t'tjl' b:il ia~ .. a 0~ lJ.nd;t~d o~avi:;a;t:-cial t~i~tl'iot: ~ b~ tl~ed i;Q,c "iny ~f the JlU'.!CJfllf.!'i~ij *,~cif:f.i,jl}/li :Lu A:t-ti.o.111.ua V &.ua'Wtit VI of tb.i1 Ot>d.bt~'W$ 9 IQ».d i.n l$dd1tien ti~iil'@t:o, all of t:he har~Uil$if t~r ttat~d us~, @Jtli.d re3ulatiQnl IIWlt f(//.>~'t:h ir~ .. i\rtiGl.ia VIII thtll apply to all fl:f;)jptG:t·ty it~ tbe l,,i"l'G O:f IJ.a1ted C~•Ri6!tl. n:ts·trict 0
ll /; Ol. w, <#l!t!UJ'~.11W:GI!ml "J!fi.!i ..
fL. 01 ... 1 "\l' Bii1Jt4i!u»:ant,
e ~ 20 ~,. ,,su69ll,! ... l:!a
S.s ;if i@('lt:iGi} 5., ao.,
s .. :~o W? i~mil.ll~-~J!!!!Ji
SWi$ 411 i~"iti.c,~u '- ~ 30-.
s Q 40 • .,. J!,.Dml .. !!9Ll14t!Q!i
No building atuill ·lli~f.liid tbirt:,~four (34) f~~t bt baight11 F.m4 Jiio ~~tillihi.lllfY buildi1ig sluill. e~~d tw.e1at:y (iO) f~ifjl·t;; in ll\e:l.gbt 1 1n:,,n1i~,1 ho~'lfi\!it' that ~b:brillief8 Ot' ,p11-.·•c1Ul. r~y be pe:irnr!tt$d to ~xc.e~d euu .. ,4 bei1hi~ liiaitat:io~i u1,on g:g;•itnting of a tl!Se 1perud.t by Oo~i$tilion ..
No building Q:t: it'.tt.U:tui~ ~lutll b~ tta-~~t~d tr11. ·tt~ V•·O D;t.e:Jtriijt ~td '/.\(; i'~t''m:U; t:h~·tefo.1: tball b@ i1saUii.d, tirtt::tl t~ owoor of sa:ld 1t:n:~,p~rt;y hia provi.tlr,d fo'lt a®({Uiltte watfil'lC' aiupply fij:t' f:l.t'e p~•ot~,u:tioi,» tb.ll platlti! fol: tih:f.~b :fir~ pr;;),.. ·teo~,.~11 IWUit be -f)a):fi!'OViid by ·th~ Chief of the V:l.re Depa:ct~nt t)f tbe 1:C0.1NU t)f Fai.ff.lUto
Curbt $ gutt,1~, 4i¥11.d 1iw-wi1llt~l must: ba :tt,,tal.led if n~n'Ul; 111:itil •ll:.'~&dy pJ\JV'ldad.,
I~ 10 .,~ All lC'iS#.iUl~t;f.one :icG11H1t'ld.rll!lid in I..•·•C or L:b.uit~d Ciit~t~ial Distr:;Lctia sbalLl ~ln)lY Olli :u.,n.t,&tlll @~tliill.~i$il USfiliS itt '4ny n :t eU:.:lt'tQ t oi
s~~tiori 9 .. 00 ...
All t;,f ·tl~ prop$:«;'\~y i.111 C 01: G.;li?iMli~@i~l Uistrict r~y he U!Silild fo~ 4\111)¥ Qf tbill l)Ui!'fQl~~Uli ~ptcif:l,4iU:l i:v:i ARTIOl.ES VI.I ,mi! VIII '1f t.hit U~~:btiar,":.'16l'id~ :ht ad,lition tbei·:i1rt;o~ all of tlWt llw1:iein~fter 1tat~d ua&, ~ ngulat:toiu» tet :forth ir, ,ARTIOllt l:X. uha:tl apply t(ll all. pt:'openy in th• C ~r c~i-ct4»tl nt,t:l't~t ,r;
~LOl, .... PRINCIPAL PERM:fTfR:O USES ~-... ~~~~IU~ ....... ~~-J'I~ 9 .01 ... :i. .,,, All who_l~6~le .fi . .mi t':'et:a:tl sales of pei.":l:lonal property buaiil',e1:u1~s .,
9 "fJl. .... 2 .,., 1Ul a<a1;v:Lc.e sho1>si o
9 ~01•·3 ... Hotels and ·motel.a~
~J Q 01 ,,,ti ""' Hospitals l\ ijtnld.tal'~lurori ~n.d t:f.t:s t h.ttn1e~:.1," r,_;.. t.}1··.· 5 • . .11 .: -, _, - - outaoor aulvext::...sing; att'uct.n:x.:·e.a 01':" sigras paxt;a.in:l.ng; to lme:b.ttHlliH:~$ or, p1-:<errri.sas (inly a,e provided f(,l:' :b1 Serrt:Lon. ll. .. :io.
9., 01 ···6 -~ 1itens~d pr<lfesstonal ~ct:i.V'iti.es .. ~, ~ 01:.,, 7 ,,, Con.'ii'.rterc:l.al r~er~~-t:ioalal f~cilitie!lll .. fLfft .. ,8 .,,, Off:.i..ce bu:tldfa·•gs 11 :1.nclud:ltlB public ut::I.1:U::y aig·u:i.pm.en.t bu.ild:i.ng.$.
9 .. 01-9 = Business ~chooli ..
·.LJ0-.1 ... :Publ:LG g.a:c&g~iii-;. ~iut~c, ·1.~liilp-,id:t· 5h..:1i:i$11, and ~tit:mnoh:11,e :se:r.v:l~e atat:ions ..
pei:mi.t:t:ir:.\:d use Q,n tH:·~:imi.se;:1, ..
9,. :Ji0--<1 .,, All tUileS per.mi.t:ti3d mider .Aif.CJ:CU!:S. V AJilD VI her~:i:nabove tset :fa:i~·th9
9. 30 .. .i:1, .,. nri.v,:a•~:i.n bt~a:b:aeuses ~
9. :,0 .. ,.5 ... l?ubl:.tc utility i;;erv:tce yards and bud.liUng11 located tl1..et'eon.,
9 Q 4.0 ··· All 1:eg-ul.ationag i~equired :tn C (r~: (!01nr11e·r.~1.~1 Di.atr:i.,:ts shall apply on ~oosnet-<.d.al. usea :bra a1.1.y ntatrict., Ol~t''bk1 JI! ' iutt:(n:~ $ld 11.tld@W$,llt$ mu~t,. bij inet~ll~d if :
no~~ af~ ~J.iiuady }.l~ovid~d o
9., 60 .-. ~l!QI.
t,, bui.ld:b1.g or i»tl:'Ut~tu:ttt iaha:lLl b~ ~r~~t~d ~bi ~h~ t: ol; Ot1ijiU11~111:ci~l f>i,rtr!ct ~nd r~n t'Jie:r1nit tl~t~f <'J1l:' ijhai1, b11a i!a~Uteidi uKatl.l the o'ft.if~t' of ij~ul pt"<:111e1;·t:y b.ai ,~o-v;i,Mllj filr lidfdquattt w~t~rt $Upply fo-.t fii~ 1·n:11tiliict.iott11 tlw l)lfflrU!l fox which !LR 1n:otl$Ction rau.frt hi ~111>rGved \:}y tb~ (lbd .. ef ~-rf tl~ :i!•:t~ lJ@pattn~nt of t~b.~ "loiiiin ii. Jf~itcl4ia~ .. .All pf tl-w pt'O[HffJ.'tjf 'lti l OX' l)tn'lJ!St·r;t,.fl liis;,rt;'t'ict Illay· b~ u1~d i~r a~13r of ti'w ,~ul!potu@t li&116u,.d,fi~d i111 S~@ti.(~·~s 9l 0 01 t~ >iit1id bwlud .. tlfit&. St..; l(J,..,5 c,.f A'~fU}.}f..E IX o:f tbt~ Qr,U.itUillM1ei a a~il.d, bt a~lditi(,:ti ti·wtn:~t~ti ~1.l of thii b.®t,ild:i;a~ft~·;r ttt.ted ullil&U m:1ttl :t'~Bi\d,,atio1a1a 1\1/flt fo~th :b'a t.hir:11 Ji~.111 '.lCUt X ~b.~11 1iq11,ly to all pri'lllti&Jt:ty J:n tht!i I irl!' Indu~t;rial 11:li•rJ;!~t" 10 {; 01 ~ .rrnr~Jr.!i!!i'mJtJ!~!.
10v0l"'l'9'Pl.imiq Mlll
10 a. 01"1• :l! "" :~il1l1t> Ya~d
10 .. 30-1 .., Public g.tirn:,e;~ui;i, .auto :r:e1,ai:r.· uaboi:.i;i -$'.ad aµtomob:f.l~ a~t"Vi.e~ mt~tio11s"
10., 3.0--•2 "" Li,$ht martiuf~t~u.'t':lv:ag bwide·,U::$.l tr, &54ll1!.y per1u-itt&d uie a:11:1 prtl1mis~s~
10,. 30··3 '?' All v,u,~s perfaitt11r,d. ·uraiji~'.t AB.T!GIJM3 V ~ VI ~-d VJ.I, ~l:'.'eiiu,'lbtv'll~ set f~>i1th ..
l.Q" 40 ir!:!m!Jm!Ull!IJ4.,..f!Qlm.!I!.2t!.
Cutbs, gutt~r~ aiid sidewalke a11tuat b~ ili:iatall~d :Ji.f none at"e alr~sdy 1:n:-ov:ltied.,
10\)50 .., ll!!.,.:tW!!E~Q!
No build.i.vag or stl'!tn~tu:t·~ ,.hall b41l $t:'i/blCt~d 1.n th,e I.1tidut1tl!":lal Xli~t3:;·iert m,d tl(I p~a.'trait tbi1:t;ri:ef()1,v ti!'Ullll be i,$!l!ltuad, ua:ritil t~ ()~l$:a; 1Jf taid p.rQpel."tY h41$ l,rovided. f 01: .adequate wa't~'lit' ~n.:o.pp:ty for fil.~~ p~ot~l(;tJ.m1.t tbil! tll~rui ft:J';if ~bi~h f:b:e plt'otectiQll wit bfa ¢11.pp!:.OViitid by tbe Chief (J:f the U:i.1"1e llel,)la~·~ant of ~~ ~t'Q'w~t of r,1a:.t:ict~~.
Sectit,it l.l .. 00 M ',tfil'AL BUUJHNG COVE:rte .. GE ' -.t~~.,,~~~~i~wl.,;~~~~ I~ lH,tilltf::lc'~:s ll=l. i; u, .. ji &.1:n.d It·"' 3 ~ no p@t"nd.;t t:1hal.l b~ g:r~'.t.t~d fo·t" tl~ ~rlaictiou or coi11.$truet:.lon of ~:iy bu:Llding or 1rtructtti'li,,l wiie:ife tl~ total ~tut cf all a~d.1£1t:i:ng 01: prot::H-ited bu:i.l.dln,e;s 11 &lltN&:rtu:,:ea o:a:· "°'c~uaolty W!U.ill$ eJ~i$@d ~.tlxty (60) t1er~ent of the tot~l lot s:t~a.~ 1,u1v~ imd e~)~pt. tb~t a 1wi.mruiug r.;o~;.l shl.lll. not be c;!omrju·ted a:B a p1u:t Qf sa:f.d perceirtage o
:t:t, lJ1 ~ ~~.1L~
Save _a11.u ~~.ce11t e11 prov:lded bu th:.t1 O.riU:t:uu,ce,, no Wt1'.'U@t1i~iia or btaildiug 1hall b@ p.lal{;.~$.d J..re. any yr.n:d a:rce,iit betwe~'ii~ tbt:i.: lot lit1te. 4n.d tbe 1et~-ba~k l:tn.~ herttr.:'bl eatah..,, 1:lshed.., In Zm~:s lil.wl~ xli•2 tand 1\ .. ,.] 9 Sliliit""b~ck line.es sre eit;ool;ljb,eii ~i fqllowl'J i
llol5 ,.,
(l) Front ya1:d eet:""b~~k i lO fwat
(2) l'te.i.!~r yi11rd Si!.rit""tnrr.~lu 10 f1t,::e'~~ e:itcevt mitl~l 5 f~et t~- vet'titHiil w~llgi no 1:1:iu:t o:f
fii'4a.i.actu'lte l@,u1 th.&'il. l feet ..
Ci> Side 1ra'.rd ~et""b"k ~ 5 f!l,it~t@ rri:~v.td®d, .
lmwev~r j that if .a 1(:-t 11\all. be of •u a.V.@lt'8~
wi.tttb l•m~ tl1,1n SO feiii!t 1.t tl'ifitt tb.~ s~t.,..baek l:ba~ iiball be 10 Pii:'t,teitt·t (U)o/:.) c~f ~~id av~rag{i;l wi4th» tnit ba no eveilt; liiJlt!ii thm 3 f~q;r:t,,
(4) Ott all im'.!{;tt~·Jt :Lot$$ liiill at~,;:~t :f!f!o1tltfilie o:f ~iiy s~tld t~Ol;'ne:r l.ot ub~ll I·uiv~ a ya:.td l/let,-..baclr. of U) f~et"
lin tbra (t~:t'it::tal, I.i,m:i.ted CQ~rc:t.,:al i; o,r ltw.,i1t1:1tal :O.istle'i«:.tt tb.tf1:e 1lbl1al1 be 4\1. 1.nini;;µ.um frm-at. y,u.:·d ~Jat'"•ba.ek of «i$ta·\Yei11 (1) f~(l;t, foll': aidew,1111<.t U! 110 a11:ld.e.wBUi i.s prov:t.d.•d " fG't' :ti.-.. 1iu.bJ,i~ rig;l'ilt..,..off'?w~y,.,
11 .. io ... At!!!!P.!! .. !'-11!!?!~ ... 1!!!'.~~{tYl!YU!U~ 0,) bt1 lot rr~y he uee:d ln tl~ a .. ,1, n:t~u;:~ist
i.anl~ait tbe ,~~ 1l1~ll b.avia 5000 sq_uu~ feitt,,
Nt; 1,,t ~ba.11 be uwed i11 tl'lUl.i j_ .. ,,;a iJ;t.stl:'i~t iJ1;ll.#i~ tll.$ tUijXt~i/J td:ui11 ha.V(t)( 6000 lrrtuat~@ flii!~t. ..
N.o l;)t shul b~ t~@$d bi t~ ,1,.,.,_:;, D:t~t~i~t
unl.~tti this ,~ tb.t\ll baive 60()0. G\qUIUt~ feetw
ot1 1..500 ~ttil feet :fo~ e~b ,ild,t tQ. b~
bui1 t si wb ieMVfli\ii:' :l~ i'.lteMli'&i(ait''"
ll~lO .,. o_:·n ·a: •
11onorn, ,MiHfir_f.lt~r:r·.r~. i
~~~~~civt•exir:l..u~~
No rtn.11tdcm1r ,l,11d:iT~ll':tilll:l:ii~ td,i'Ui ot· .ffltt:'uf)tut:'li)b !I co~t1nl;y ~*l!!f~;&."riid ~o • Q O :1;lgl(1u1l' 9 li&hall 'b~ ~~$li o~ pe:ti.u,tted tn ·tl'!M • ~ V i • ~ d.J'Wr~ ();11, ~a· 1."'taK liUlV~ ati\.11, exc~pt u~lt.' @:t.~~um1t.ian:t~f.1 fuil1:~"'' iaU;ted by City or,liilli1Ll~e ~
l.1$40
Eve'.f:'y buildi:i,~ b.e1;tafte.1: e•.:rt:ed;ii ~,a:cetiat~t~(tt~d ti#r st1'U.etUl?~lly ~ltl\!l!Ji:'edjj ~hall be 1;;r,w1id@d with. tl~ liilll.n~ p.a:rld~ i:iifHl~e 4iii!'td f~ili.t;leie l~r~b1iiftl!itr ~qui:tj11d~ wblit~b iu1rld,t•g ~p~c~ thiAJLl be cc:1J.1t:;l,nu,,u$l.y avulablia ~d u.ab1t~ia'u1id1,1 witb ~C4fjlllttl ,1J.rUr.1i1ibl~ :f()r vtih:lcl~i to ilM :ftrQW ta. publi~ fl\it~'\$~t iJ'lt' iTi.llik~y; ~.n no ~V~ilft iiha;kl.1. ,~ };lark:t~1g 11a1~& be l~ijii! ·thl\\1tt a fa~t by 20 f~~t in d:ll~rud . .:niil ~
'.fl~ tt~tl: of (»f£,,.$t·t~itt p.e,:dd.ng eii~"eui~ x~~ui:relii f@'t' dif ;f,u.~iit USl!i#t ai,lua.:u. b® not l~4UJ tb~n ~e fnllo1i~ i l... S:l,ttgle ft.rutly 1ti't.rel};:b~g
2.. ~fi,~tl!""f$iU,ly di~'.U.ba1
l Q t-id.t:11:;l.e d~Uling
!i <> (;(;ff~ricial ~m:tfrx:pt:r1$~1 ~
;hit1:ludillli lli.:ld~t·fli$1 a.uid
t:imit~d C:G~rci~ ~tt;;i""'
v:.tt:lliiij !i<:boolijJ cilub
Ue:,1tilj Iii CburtlWliS! 9 Gchool
awU.toi-i1~ lll t:htaat~~, ~
btt~J.dti,$~ cd: ind> lie
.$$W&m1bl.y ..
'l~oi fo·t' e,a,.cb f MlY u1d;t up
to. -Ml_i . buc_·. lw_· :_ ;b1,3. e!,f .. bt ~n.d,t,9; oi~11~ ~1td on@""b.alf (.1 ·) p~11td .. 1tllg il:ll~aC~i for e~ch f.fj!W' 1,. Ultait
<J\¾''qil:1t· ~:i.(1t;ht ..
lwti, 11ilt.u» Qn~ :fio1r ~~b \f:Qt»i4l
~.:ittll!lii~
l4'~t'ld.UP' /4i.'iUU:i tth~ll. 'ti.Ot li!iilii}
les$ tt'w1 tiw~~ (3) 1n1~ld.iti,
~l'il~OO$ fer&: t~. fi1rtt: 500 i!li-qn~:t·e i~~t ,m,td t~\~ (1) ~p~ f.o~ every ad.~ition&l 500 iQU~~~ .
fe,qrt II enc ftt~ti,on i;i).1.;clt~ti:iif., of
g;roisllil f lQ1,1r a:riE1a t~t any 1a:ld.
G~r.i;d.$1, ~11te'.¥.~ri1e.. L~ (1)
p • lit}~~ fo~ tl.fV~:cy' l,(J
fll~~ti a a il'.i\4'.;bt~(j,l -udi:t~o~iqmu
cl:ub bou1e f/1 ll}b1t:cCel\;;, _ t1~~~3C i ..
o:ic ln.d.ldi,iga of publtc 4tU&~Uib ly..,
,A flita@w:. ~ 11u,d.lj l~itp o~ 1:n~lkl!l(uw i, Wi1,d:nt•i1L'ied 30 tuil l!U:»t 'to ~x~ed at1>t (lfii) f~~·t in ll®if)tt. ri nJJay b~ 1Q~iit-~ alo~i e.id~ a'ld t"@{it' lot; lir,~e 'u prov:tded tlu11t i~et11~wii I walls ai b\½l!dli&J or tr~lkll@ade. may be 11n!:b:ataa;l.lfwd iit; ld-aher: tia:f,sbt$ ,,~ty aft~11:
obt~i1ttn& a G@ndi1t:Lonal u,e l:'e:t'mit ;fa:om tb~ G~:l~Hii~nlll ll I} 60 " !!t!t,.!ti.Lli'~~!~ ... ,M!!~~!lt.E!~~-·-f !~!LJ!!U~Jlt!W!." No bu~ii1.~B$ iball bN.Jt ~H,1itducti!iiid t>:,pon ,n;,- ~r~~~ia11;1i b& the ~f:(J.,w,1 of Fllli:t>;f.rut~ t:.UlV~ tmd ~XC~l'}l; frooa a tiutlding id.:th four: tiV~llt3 Iil:rs.d a :roo:f ir.:ir111.11t~~ttt;e~l unde1:· th.e pr.,1v:f.~Jl.ouu:1 of th~ Butl.d:lna Coil~ of the ~-~,,w~'ll. of F~il'."fitXsi ·p~q.vided, bo-wovieir i; t':luit the bmd.n~ljijie, ~()ti.du~ted out~:i.(l:1$ m~y be op~:ratEld ;.after fiii:.•st~ obt~i'nbag l:t t;(,raditit'Jiti~l u,e Pen1it frQin the Seotioiril 12.,(}0 ... QQ!tE,!!m!.~!YitJ!!!?.
It~a;:ept i.VI.·~ 11itir~e:!.ru11ft~1: ~pi$~1.fied'b tt.UlY u~HYJ;; btd.ld:.l.rtki,~ o:r. 1 t;l'Qil~t;iii~ ~ trnd,l!lltd.ng f.J,t ·~r• tl.al~ *:i:f tb~ &1t1ac1t:~nt "~f tbia ord:bt1iiftM·.i:~i 11~4;.iy he u:~c.1nt:.lnu~,i $ ~v~~ii th\1\t!;}h s1~f:ih ui,i" b-ui.ld:big c>1-: ~t'r\tti:*ll!l:ll;!l rtaay not ,iorlfQl'm wlt:h tJur.\ f1",Y\Ylt:d,tli'&~ fti,f tbt.~ Ot>-tU,nM~l ;fc:r~ t~ .J.>;Li:t.1"i~t .bt wbi,eh :tt i$ l.J~t)t1t{llidj p~:ov.tdeti_ l\Qi1118Ve'.f thit ,:biJtl. $(G:Ct:i.ol't d~t v-aot ~:.p11 tP ~iy uaeli i).;utlditijg, (!)l: ~~~·µi,ctut.'e 1£lli:U::~\bliib~,i ht vi(;lilati.on of $il;Y' zo~i.n! a:rcdil(l~W~ p:rc,ey;j,,QU~ly ;t"t:a '4iiffect :l.n Fa~i.,i!f~~ \lllCil.iilliU~ ~aii!l 'U$4f.t» bu:lldilh,iv ~:A~ 1.rtruetur.e r,oi~ ~onfor.~ wttb thi'9 O:i:db11an@~ <I' .Arty u~e ~:~id,sti'ins c,1rn Ui'.la riafftfu:t;iv~ di.rte of thi.a Ord.:Ln~lce w~1ioh i.s l:tate.t.\ ~s a ~-.a..,nd:tt:tmu.fl iu.;~ :tn t~lu, Di.at:'¥:iet. when,~ .U; li,; l.oc~lt;edj) tilhall bi1 ~Ild. 1~·~,~~;tn ~ u.r)ru"' c,1rkf,);rmi\1g U$e untll a ~t,rtd:ttion~l ,ise: pe1i."iu:tt i.~ obtaiirted .f.ii 1;;1:'('>Vi.d~d i.n t:h:til! Ot:d1,tlance "
1 :lo 24 ~ !!,Q!t£.9!~~..,JIHL~~
No ~~J.itiK!lU; build;J;.og OJ: [email protected]~ devot~d tci a u1e ltOt pe't'mittl6\.il by thill:li O~d:i.n~1~e ,\ft th~· Diit3!'1.it,:'i;: 1.tt wh:tcb ~mid. bt.d,ldi:ng oi· rn:ein:i..~$ 1..tJ :to<::~t:~d, elroept wben 11.·stJtd:A.4iUd t:o do ic.i by law ,,x o]:det-, shall be ~l.aried i. ew;.t::e.rad.ll;ld ~ o:n:
re,:oiuitr,icted » 6\it,i~tltn:t:ed o'l!' atl:·m;;t:tiitfi!lly ~1. t;e·t"ed unl~J;ifii t~ UfJie the1-:~of :t~ r.:iuut,gla;d to a ua,1 pe:t1idtt<i=d :b'lt ·tb.1!:e Di.at~it~t in wh:f.~b as.id building or plt'~milf.ie it-) loctitied ~ ~1teeirt llii fu1lowid1;
12," J l '"'· f.i Ul&ft1'.];l'.U1: ION OR E.Kl"Eliii;,~ IOH ,~~,~~ldG!Mlf..\~,.,~-,..,-.-~Ullp1"'~l•
12., 3.1,.,,l '" Whe,.·t ~t1th,u:,:b.ied by tb~ i:~.r~t.1.$.$:i.<.i,l! iu. acc:it»t"dlit1M;.e 'lld.t:h tbt~ 1n:~;-A,iiji.,Jn~ of
thaGt1.<.iltk 1.4.501> • t:hiiil ~ub~t:i.t:uti,(;r, :for a ru,;;11..,~onfot:mi'rm l;uie ,if ~aoth.Iar rwn""
cowafQt:it1.1ifll.G; t.Uiilli ,1~ ai1 -~t~li'llijit,n of ~ no~,~~£ 1tfoti'aing uia~ IUY be ~ad~ ..
... Wh~MVii:V: ~ no~~c~nf (nr~d.ng u.ti hat b~~n
•~ \1'£;d tr; ~ f;;lf>nf r;Jrrt4:i.ng U$1!!1 » so.~b u~e Iba . »i~:rt tbe1Jea:ft~~ b~ cbJ.ta1g~~1 to a
noii:, <\'l~onf o:e.,&i.'il."ig 1~,a.; o
1..2 ... 31-,,;,J "" Wh~ta a,rtbol!':l.~ed b.y the c~,i~i. s1Si,or~ :Ln. ~cordltln~~ w:U:h th~ J~l:ov;ud,oi111\i of
S~trt:i.01·• J,4.,) .50 an 1tutla.1:g~•i1rt; ~'t' (:Orup leti.~'llll Qf a ldill\& ~votl\llld tO. 4 ll'.tOil"'· confol:m'i.ng uo·e Uf>on a lot: o.e,::upied by
isuc. b bu:.l:tdi:ng wb.@:u:e iiiiU.t* ~~ .. t~itl:fa.·:l1,. ~$ r~c~si!!ary ffitd. 1,ncideirii:al t~; the e:ad,tilting
Ullil~ c;f a:lU~h bttll.di11.1gi nu.li.y ~e •e ..
J."ijo btd,ld:b.~1 Q~ atri~t;;tti:JJ:lill wll:i,ob Wdi ortgbkslly d~1i&1.\illd f 01· a ti.uit1,...,mr1if<r1tttil'l1g USS# f; wb.e.l:(i!: su.eb. ~~~ ba~ ~®iliaed tw~l:I.Nll (l.2) ,1.4onth.u or mor,r,., iah.,l',illl ~a:b~ be I,HJlt: t;q a no1t1,,,.,(wit~f,,u:adng 5)rii,-,~;;;;.. 11,JlY~ . .. !tJ!1t~ ~-1~!\ ~~•<II
No buiL1l.t1a,i 01~ ~t1:~~tU~(t which ·i;i3,as iu1t (r.t:i.ginally d~i;L:iOOd ~8 ~ ikOQ.<i•ieo1tfQl:"1ii1~ ,:riijea; which i!U~h 111~lll"•c~~~f<:.,r~tlli tuie bis Ciiaiad ft1t· abi~ (6) 11un1r.hs ri>t' }:t:1.0~® eb~ll. ag.~ix& be pu·t.: to ft i,Q~tt.,.Gonf,:,:taldn,a 1,.,1e ..
l 2.<> :i;f~ iffl Q!§§;~.i£.J1iJt! .... Y8..J"".Qk:JiQ!i::Q.~~ ... S? .. J~l!l No n~::,,1 ... couf.o~'Jtii~ini 11-i~ of l~tlid ,w\l; ii:Mn:~l:vFlt'lil 4:11.ny buildithsij; o:c 1·t::!lr1,~tu:t:'v.ll e~ept i.U:J,ftQ;&; 1:.rt1t.uctur~li:l $tll.ch ~, fe1t(Cl~itii,p1111 and ·b.ui.ldbags l~tt Ui~n ti'(H) fe~t iquar~ bl a:E:~~si ,ih.er~ iUGb. use bas {;~aaed for :nl,·ue·t:y (90) d~ya i.n~ w:,t·~flj 1liall &gain \be put to a: nc:m . ..-.oui,d:oi:m.it:t.g Ull~e., 12;0 35 'fl' !J.Q!ill.~W!-4?.f~B.~l, .. E!fil!tlil .. 9.!m!~~J!P.! t~,:1·tld.:,.,ig; l•rc::b:a cont.iiJ.J.t:wd $hall r.equ:l.t·@ any i:::.'bangw::
:tn tl'Ult averaU. layout pl-r,a:ras, ,1or16t:rlt~~i.,lUri ad.~~ oJt dea:t~n~t~d lU~e of any tU:Jvelop~nt~ build:l;~i~ ~·t:ru~t;u.l.'.'t11 ,J:t:' p.a,:t the~@of whei~ the offi~:!.al i!.)P'A:'ovals m--&d r~qttiried buil.rlu•g &Hir~ud:t:s ha-!J'e b~tu.1. gic&-11::ed p:cior ttJ tb1.e eri:~ta~11t of thie ():tdi:;rulin@e~ o :r .tari;v· atnlili.1,drn1!imct th~t•er, . .:f i! th~ ot'.UUJ t1L"l1c·tiit1ia of wbicb ~ cai1.t ... f om~:f.iug w.ttlt iu~h v l~n$ ii fhal.l have beeJ:Ji &i$ t~uted 11r:i1or 1:0 the ~ffect:i:ve da;i;e of th:ts O:'~din11n~e ai'l!.d ico1rq1le·t.:io11 thi!u:·eof tHit:t'ied i.:n.1t :bl r11.mi:~l n1.tnkn1&r w:U;hin th~ 8Uhs,1u1ueilt: ~ix {6) imontbi:t O p!iii:c'iodi; tUW riwrt di.01C":0111t;:lmi@d until ~onqJlet:tm:n fo·.c' reaeorull beyoo.d thi!# birild~~ij is C(>rttrol ..
Mot:h:t.;;&g :tr, tbi1,11 Oti4'.U:n$l!CG sha,ll ff:il!: vent t:l~ • st~11!:llfftl1e.:ai.ng c,r l?<aatoiring t:r,; s. a~f~ a(,ndit:ir1.ct f;f any p~rt of any h\llildiug fo:r: St'.i.';'u~·t;:urte decli.$:t:16u.i t.n1safe by pr,~,»~~ .~u:th~:t:tt.:y ~
1-iiJr' u,,111· .. «:~oiaft)rming bu:U.d!ug or. irtrtl(;tt~+$ d~~ged more th6l·a si~ty (60%) i?eJ:oent of :U;s t:hen ippx·£ti.sed value f(nc tl.l:K pu~:{HJ»l!tUJ ~ ~Jt~lxus:f.11,e of th~ fctc.mAatd,.,0111. ~t the. t:lr~ of d~ge by i:i.:t.i.i~, flood$ a.,rvl.i.)iionu wi:ncl i1 ~illl·ct·hqu~re ~ \lit: :ll 1ric,H;;j lJlf othe:i: ~.11tl.awi.~y Ol': act of God tf.llh.all not lH,;: 1:'tHiti,red ~n: i~C(itlfl~tl"."utl:'t~u,i ~ild t.l6$d tn11 befm:·<ii ~rmb ·1iuti1,pen.:b11a; J but; :i.f letHil t:b.Ma 1s:btt;y v~~c~nt d~m~.ad above t.he f,nin~iat:toni :1:4: may be ':a:'e~tt,:-ttad.i 1;:V;:co'i1tS1ti7U\tt'rti7)d31 m: ,~ied ~f,i befo~~ prQ.,. vJ..di4d it b~ $ubet:aliH;i..rd.l-y t'.:li.:;im,pl~t~ed wtth:l:n lijbt (6) uwi1itb~ 4:)f eu~h b~pp~1t:1ing ..
12 Cl 3a ~· f~r A!!!LJt2-..£!2!:::§.~imt:q~llfi ... Y!!t~,.~L~lt1! 1 :A.IJ.2i!!.
Such 1eepnirs iu:ad n~iJa.ten~n~~ wc,-dt ~15 1.~..qui:r~d t,1- ket~p it :b1 sound QOl1di.t;l.0~1 11111,y be irtade t<> a ii:1ora. ... ~oi1fo1t.1ning bu:f.lding. ,,r iat:1n(~tu"., pltf:1Viilb1g n(; ~t~u.,a:rt~u~.$1 $l ter.aid.o-.,a .aball be ~~d~ e~{:ei,t V;.1U1Ch ~$ :t:~i1ut1;ed by l.alif (JX' ot·id:b1.ayace Qr i1ll'Urt'[email protected]. by t~ Cmiillll'd,i~i,,iu... lt~~f»t a:a tlthe~id.iae 1i~ovid1i;,:'tl i$;11e.w~1t:@ iwn tld.1;1 Ot'dJ:;;uaru;/8 » tb~ t;t,tal. ~ti"'U~l·t.ura.l i•ep~i~e ~ alt;~-ratii)\la that mi))ty h~ l~ie ir, a. i.l(:i'ill.""(~oi'f.f !.)1.":l.itb;ig buildiii,i or ~t·ruii:rt;1iu."'fJ 1hal.l ~1ot; )if du:1::b1tg it~ life $UbSf::.;lU~111.t to the d.at:e of i:t b~,mt'lii:i.l~ a 1.1.on••,,onfQ~!1d:n:g; u,se, ff ~~l~e~d fifty p.~l~~eiu:. (50%) of tts ·the·ra irs~~ket v~.ll~ ~t ~K;'llf1r&ifiuaid fo1t: tQl..\ii: 1n.trttltleie. a~ ai~h t;b~ ~ t,w~'.l~sa iiu~li ht:d..ldi,,lijj lll».'t' tirtii""UC'tuwe ii etuaria~d ttl ii ~~)i!dkrt-uiir1ig tu~~~ . ~rb$ i'itiHtU,iJ~,~~·nt:i aitd ·t>egnlatlotM.® ~,,~(d .. f:t$d i~rid:iibtd:{rr~ iii th:ls OriU,,11Lai.'lt'!.\f. llib~ll be· itibje~t: ti.1 tbr;: folJ.,;,Xld:t'\lij; ~di:fi(Jati(;)J.liS. am\ in:t~~tnt~t:at.iot, i
Publ,i.lf; 1$ti.l:U;y (U.u t;Jl'Jbutimi SJ1ti\ ·t~·ml1n1:i.(f:.l ~i,,)n '.U:itf.ij;$J! ·~ bAllth (>Vit.tl:~- a~l/d. wld.~"tg:to~1dfl $iu-tl.1 b~ 1~e.i·41itt;~d ba all dii!t1"1t';ti wtthllui;. U.Jnil~Jitt,i(~n ~$ t~ tl!Jf:!i~11:t a,nd·liittbout tl~ llet(l~thiity ~f fi~1J.1t ®ta.hlt•i& ua~, c,:iiraditi10:1rri.1d. toia:tns;i; trr:
B.u1.lit1rti 11r6mt1 ~ p"tovid4d~ h\\llw~V·f4;t' I) that t;l~ r,o,ut;et; of 1,;llli'.'(.l)lWi:i;~d elfill~t:t':i,.11;:, t:lran$iilal£HrLt:¼r.l li.ms $b~Ll ht1; $Ublillit1·,e.d ·t4J i:1,.e fl.~1l11tn1 ConllUd.~~i.01~ :f.ot.' ¥.~Gl,)1m1.iiifr1.da.ti~~'S. ~)J:1o~ tt~ ~f,i;quli.11.1:iJ;;i.olk'f of t.-:Lg;hts of "1~J thia1.cet,$1:" ll,l! O! ~ l~!'~J£1.i, .... ~!, ... ~!P .
. ~ •Y d:l.isiti·Ut wii~nt~ 1t~1~ f•d.ly d~~l.1ili~i
SJJ,i:i- f~~lli:ttiid~ a. ~1:ae .... ,t~:t,,;y ut•b$d bu:lLld:b'\l.g 11uy- b~ ~r'~~t• fi~ ~ lot ir.l:@t1i~((1:-ttv@ of :!"ti lll~il ~:if wi.dth ~b~t~ a•h. $ad al.1 of tl• l-0.ll~iq ~,Utnditi.mi~ • etr\l? e~tttm•i Jilt~ ,r~;i~rtt ,
ill Silitd lJ~t wq ~i 11;)ff i.t!'d.i1.J. t~(llit>~~ :ta 'Iba. tlf!llAilli! of ttie Co~lty J.e~or.d~·u: ,;;f tl• C~ty ~f Mt:.d.n ~t t~ j.f:i:,~ti.~~ ~~t~ of tltii o.~d.lM'l.t~~ ~ f)~i,i1~\ij\$ llb11 101! ~f t;}ll!l) ,~~ of »?4ii:l.:tft~•D ..(!l tha.t t:~ 4'-"~Wlle t)f !1$.:ltd • :tlt)t d~- il~tt U"\l •\f Cf1tat;1Jum.l~ tttf'Jflll1tt.;f"
Ail. ft't>gifil~~, \'~i••r. !{;I\~ •ta41fl~!ibtv i'tU.tll.. b® ~~s~~~ul ,so lm Otffl\ l~~ IQlt: f gj,~-1 i•aa&1-~il$ ll)f l)tiQ~~:i/.'- l(};t:l'li,.
Whi.l.@ ,m~ ~M:t: ·l!Uy 'f;~~itf@r: a)i 1Gt wld1llh •ij,t.~ ,11 l:)f tl~ f~•a;,di1J!i c~fl½dt.ti~ ~~i lj)J.~•1tus•1t iit tM ~.:ffuttV$ ~~ ~f tblil it!JIU~~~!,I i.t ti~ll b~ Utlll4a~ful f f;,;w ~ f•lti~4 t.llSJ 'ili'~Ufittf £ !H:!IJfiiq)~ <lif b:ti.f flit~P,itttty Wbfl!t~ tt• i\Wafit~• in. i~h t~•iriitf~~ rii!~.t:tV!illfl$ $i. lot ~, l~tUI-' #Jl.~llll& :#;'twi 111!!'01\ti~~d fil't;tt bi t;i,11 <):it"t/liit~•® 'l' Uetgbt: ].:lmi.tati.o,ia· et;lptd.at:ed el$irwbJf.\~·e :tu t.his Ordinao.-ce. sh~ll 11.ot: BtJJ)ly:
'l'Q ~ltu~cb. $!1,ires ~ td.1ti:m1r1.eyi 11 b:elft'.1~~.$ s (:!tJ:f.H,la.a, douialli 9 mc,1numenta:, water tow~rs.,. fb:-e and ho$!!~ tow~rci i nb$et•v·a.t:i.,lal! towe,::s 1t distt·:J..bution and t:r.anumi.esi,m to'v'+'ers i l:b:1es- ruad polereA Ii' ·J.iJ:b.'.ldmill~;lJ s1.11okeat~wks,1 fl~g pciti:.tli'¾l\l i·ad'i.o tow .. ~xsj maats ,r.rnd .aeri.als, ventilat:cn:."s., ai:t· cowil.tloni.ng 1.:H1u:tpr11er.1t, eleva.toi:
houses:,:, and parapei;s p
Where topography of l.Qt t,r ~b~t:-~ctar of rteigbbod\ood iin.&kei:S f:t:·orat o-i;· ·•:ea1t t:lall,qui.1::\emwr,.t.e diff:lie11lt 11 JJlij,Jit'aot:J .. cablii!t i;,r in-,t)tuuiilila» var:La,11ce ruay b~ g-rar1tted by the Comwi!trnion., 13 ~ o 5 ·~· rfil'.;JEfitlli~ .. I~!fiL.MP~iUl.~1.L.Xh!!l§.
Cert&hi: ar,,hite~tu:cal :ft.::.iatureo may p·t·(1ject lnt:..1 l':equ:Lred yiilt'11:.l~ or 11;:o'iJrts tl.lf.l :fol.low$ ~ (b)
Col.'1.liceth ~anop:i.es ~ ox lillifiVilil:S ma-y p1:0Ji1:¼i1.:t a d:Lst:~nce rwt e:i,c~ed:i.ni 2. :fe:et;;
Bay windowG 9 b,lcvud..(ii.1:. » deck£=. at~~ chitrir~ys may project a di~ta1ice not ~Ji.:.C~l(.,d:.b,g 2. x:eet:; p1~oi1ided !I ho,tev®t: 0 that ~'fty s1,.wh projectlo,1:t uh.all rwt <rnme l.:L, 06 '" .1,~ijlnc.;1;rn, walls and h.edg:e$ t~i\l:l.y he lcca:ted ln requi:£)",ed y-~~i1litl a~ fo:tlot.vs:
(a)
(b)
If not 1.2m::i1;1i;1dlng at: ~:aiy pc.d.111t: f.\~:oix. :fset:
:Ln. height above the elevat:toa:'l o:t ,:h~
aurface of the grow;1d ut such [?O:i.!llt J;
tb.-Ety ml.i.y h~ locat;ad in any yarx:d <,,r
t~ourt ..
Ii. not e:iroi1ed:tng at; &iy po:bat i.d.1r. (f,) ft;et: in heJ.ght above t;he , ~levatim:, Q~:
the ~iu:::f a,:;@ of the ii;:rouritid tLt atu~h fH>i.ritt:: t t;hey UUlY be ~O(!a.t~d • at .-./iny p~:;~ut~ t◊ l~h~
l!:aat· s:>f the frorat ~et:,,..bat;:k liJ~ ')
'lb.e Pl~~1tJ1$e (;f a Zorting J!~t1i:d.t i~ tQ de.tet"mi1rae i!:GAV'i"'· pli1,1i.1-e~ TiTltb t:llil; provt.141i~1v11 of thi~ 0:1::·d:JLn~te ~ liri owui~t· sb•ll tli.ij~ 111 mi: p~rm!,t th~ Uij~ of,, &illy lJ1t1tid 11 «rl:rU.4-;;t:ur~ (ni:
t.ru:U,dill.'lfh c,r (:Hl'Itt tb~a1:eof 9 hali.~,1d:t!illlv lUIC~.niut:ed ll ~~~,rted ii cllsagie,tl, (;:Q.ilt'W'¥:l:tet:®"i, oi: enl.ar&,~:1t! wholly 01: pal:t;ly ~ ·utattl. 4',ii. :toni.i&$ p~t1nit b.i,i h~1t~n :ttiilUi~d by th@ ll1.idlld:b.'ig liilfP~~t:ci~ ~ prtJ\lided t, ho~~~v~~ ~ t}11.af~ illQ iiCW{iii'illj ;;~erm;U; jbalJ. b~ l:'(tijtd.1~d for t:be gi"'ow1.1Q.i t:t.f fi.~ld» i$~d~ail. Ot' trlia trrop$<# lia,"' (fl .., LaR\il or bll,d,ltlit~s ~ai.y bi%\! occupi1d ait~ 'tlt\l~d only fo·ft' th~ uae for w'i1i,oh tb~a ~rllnb11g r,eiuit: is Jlei~~d ~ S.~:ld &!il[;)ll.d.iiig 1un:tit eb{lill. b~ dtipJLay@~ oil aiit~"
l'i1102 ..,, lt~ ,h~ll bti ~;b~ dut.y of t~bt~ Bulltlb2i lliti!~iia@t;0i'l:I· to isi~ 4i l;tu:i.ldi111 I)etiiid.t II pli:'ov:tdtd lui ilfJ ~at10fi$d th$.t th~ 1ril:.reulfJt,i1~e II lH.iti.ldi'i'II! o~ in~n.ui.ieij ~ a:n.d p:tilt>Oi~d UI~ tlzeriilllof" cr;1info1ti4! •~itta ilil t~ ~qui~~t11t1 ,~f tb:l.i Ordinaiiic~ aii:rad tb.$.t all oth~-c r1crview$ 4UUl .actioni!l I\) if .iany a cJ1.:t®d fa:r.- i.til. tb.1~ Ordiit1~nciJ hi\v~ b\lll;1ta COffii'l~d with 11U1d All. ntu.~&i.HU.lJry $lpprov~l:& ,~cu~d th~i/$fer""
14s.,, 03 "" :ui •~:v oa1.t itb.@~~ zold.lli v~r~d.-t luuit r,~t b~ii'$n u~ed w:U:1\1~ tillt llW:>tJtbt aft:t.:r tb.e da:t~ cf gr¥allt:b11g tl•1.·v1MiJf, tlwn witb~ut fu:i+tb.~'l!:' ~ti(>ltA the p~~tt g~ant~d. lSlhs.11 b~ il\:111 ,al&'1.ill void"'
34 ..
14'" so .... f!.9~1!I!Q.~~!!li!!l
Tb.e Plifj;Mlaaa G:f. t~l~ Coiti.dit;io¥\\~l Zi!Jlnb·ag. .i:@'tod.t iii to ~l:tGv tlMJ:. );>:i!Qp~l: :l1tatt.111~ratiott :b'dWJI i'.td,t·f ~:m Gf Uli6$ iiVb:L~b Wiljt 'be i.n.tlt~ble <')ltly :t-n ~41£1:'tai~il. ltJ@~titnt$ in tlw City~ ,\)'£' ~(!iilbug dist~:tct • or only if liUt~b 1.uJea ~:,:~ d,.1usig1r~d o~ lald 01.)l.t e~n ·the $ite i.ttt a 1ialttitiula:i: !!ij/!U.~il®r.. In ~dd:i;t!.'61-a i:,, t:bli.li ~uii:d.Uf! j,'lle~\a:it i~quir~d by s~ .• ~tio1'll l.41!/00 of ·tb;ti O'f.~4in$1M.";~~ a C~tli9 d:ltion~l Zoid.irij$ l?ii;11t'm,itr. ~,hall b~ t~hftd .. ~ed fot' .all U$1tai lii1.it:1r;d ~ui Cond:ttioll1t~l. Vi(l,i.i/j :tn t.l~ n:tiaf;rl«:tt t"ei,1.1:t.atiomi., In ~ott«? ~d .. d~:.t'hli ar11. ~PIJi'.L:.lit?J~t:ton fQr a ~orid'.i't:lQn~l Ult tl~ C~i.ttl;ion. siu1ll g:.l'ile. d~ li."'t:,maxd to tbili!l tt1~t~1~~ ftml ~audition qf «ill tl~ .tidj ii.Cill'lfi: tU,i!iij$ ~ud ift:fetillf':ta.lll!'CfJ., Ttm Gt)H:fimiu e.d.Qiik ·~y d~11w .an 4Eil'll[llieatiai1 fo~ (:,;)ti!,,tlitiora&.t \l!il!(;\I; :.bi iiltJthoru;•i~i,·t1 a t~Olllditl.(Til\iil.
Ullll~ ·th$ C(.ill"/iUtl.t1:.lon ~•Y im1,Hll5l® 100h ltAfquiJ~ii~tltU $1~ coa1ditit1111·ui with ~N'~@p~~t t;~ locat:Jl.~111 CO'I!U$tj!'U~tio.1 9 t~aitl!t~ai~aee Ill .fXlt11.d Ol)fn:•.., ,1t:i(Ai1 b·a ~td:1.ti11)n ta ~;lh.c)filiMl ®~t}r~ailf lllitiwnil.at@d in tl~ Or-d:bt$c1.Ce fow the riir~t:tcul~~ mJ\61 ii ~$ i&i.d o~.s a-itQn ~y ~~~m 11·.a~es~•~t :;fo.w tl~i p'.li;11Jt\lli~tJ..on of ~tjac@i~tt irc(>!HU:>t;y· a!iiif.td ·~l~ ,11-ubli.~ int~'ki~i't;(/ V~t"lf~d applit-Hltion f,i;)'l" condit:i.t'.#ual U1;011,bli pit11:wauit i :it~.1fVO:L:!$\bllf.ll: ~ CO"iiiditi.oi1al ~ ca: v-~.'L:td fo~ a t~ri:n1;1 ,* .•; • • ~my be 1-ss~d by tt&ia O~etio,, fol: a.iity (if thlei useMJ 01~ put'JPO$$S fo~ wld,Ql\ in,llt::b p~:r,ru_jj;a;1 itU.f~ l?equ:l'Jrl$d t):«t' fi~timitt1ad by ·t:he ·te:t1u$ of th:li8 Ord:bUl11t~" <;~antu,m ~:»f ei. ~oii1d:i:4;i.ona1. i'9l1b~ ,~~~it doesi i'.'tQt; ~•at~t avi,l:tc~it f.rc4.>1u i1it~ly;b1n with tl~ :t."~qiJl:b."e•ll'A'C~ of t111e lY.ld.ld:b~ Coo~, Q:i;,' ('j,tlwr {i~duiair,~~$ (/ 14 .. s 1. ~ mk.~QAllQN °
A v~n-.·:.tfieti. iitpp,11(:atiou foJC a <iondi:t;i.()tu.d, ~oiiina pertUit ijha11 be auwi~ b•y the l)t:operty t)Wt~lt 11:1,11: b.iij a.,gfJnt:
oii a fe):m 1nJ1it.sct1i.bed. b1y the Cc.m~i1:U;ioti .Ql:lid tb&l fee for fil.:b:l.g tli:id a111»:t1~$tit'l•~l ih.~11 be i:ri t:lW> tum of 'i'fflmE DOtLAl.tii $l. 0()) 41 tat, pi!tl\rt: of wb1~h $h.{lll1 be tiefuitdabl~~,;, 11:'h~ a:ppli~~t1.Pn, fllwi,ll be, ~~~,;.1i~Mtil{i~ by dr~i•fbag;s t~~fliit~d by th~ Bi1.lldi~tti 4Jt'kd~ l) ~1·td iP :b:a add:i,tt(Jlllt by at. pltrt; p'.l,&a ,ebr1wbtg th~ l,rt l.J.n~~ .arad ~u.~nf.tlQll.ln\il and l~(J$.!tiii:lli!~ of the ~,ijJP:£."li',;'fi1Q*• 1~11-rt1 w:t'th ,ti~!ililnlfi:l.()lllil& wid c,th~:i.-: ui~tn i~c~in,~:ey t:q Bb(l,'Wl t;hat yard :l<;'.~i!iu.t.rtu•rttt ilM all. otb~l:' tU.f0iv'itiio~1u, of thi11, Oi:dJ,l'l!.t'm;.1e ~~ fulf111.~d"
14 u .5 2 ~· No 11rub llc bi@a:tir,ig t~~d b~ t~ ld:, 1,; ro,,-ided 1,1 h()Weve.11· i that ~ pi:tbl:t(l\ lt~in."'bl,i m.r.ty b~ b~d.d by tb~ Coomt~.utioi\ wb~ti t;b,e fllar-ad.t¼li Couini~$:!,on. iball diiiiiffi 1:m~b h~;!}\t:b»g; tr» ll® ir1iece51JS&tt'Y :ln tlw I,lli/Jbl.1@ irat~w S:J t ..
14"'53 ,? i:\i:lry i®b lm.ii!tri'ng shitill -~ti l~ld ti.\~)t uitlt."a th~1 t:h:b:ty (30) d.Si;f$ ft:0$ 1t~t;~ o:t~ ~pll.~s.itioa:i,,
1,4 ... SI" ..., iboul.d th~ Cffl®'diu»i~~ b~ iura:;1$1:1.~.;l that 1~bi: 1~ro1HYie:d ijtl~'ll~tu:t~ ·i11~d lilOUflflli"i~ to thti ~~4ui.llt~~ir1tu i.vt t:b~ t;~llt'illiiil ~-f t;h~ O~iii,ru.ii.11\.';fAI : thtJit ~ri!y ~:l tiol?~l1il ~t)tidii::i,il'nit $t:1.p1.iltt~d hy tl~ Co.tui(illi1ilr.a1 d~~6mt,h1 lll<'it,;C~,s1a:l:y t,) tJ•~ij &,tifb li~ i.t~t@r~~l!iit~ b.~vim lri@,:1:1 m:et; i t:111,~1: i#Uit;b Uiji1: w:tll r~ot u111dei• tl~ ll;l.l."t~tm1•• i-~~n(i;,!e~ c)f tl'~ pa:x:tjlcial.tl'.$: lii<lli~ QOl'lf)t;;;i.tute ~ ia~:d',i.!itlle~ ,Q'flt b$ d~t:t1i•itrtral tif; tlt~ ,~ubl.i;.t; w~l:i:l.!.t'iia of. tl~t d!(Jr~u:'d.ty i. the O~li$11ti~11 ih4ill i~~U$ $ ~i,;1t11d:U;i<11uil zi:miLng p~t::lllli,t tMlf<i.y.f\:rt':'" :il~ .. , 5 "!I F {Jl l.u¾':l,ng; i:ha itUil\',ani:~ i'.)f J.t @(:,nditiorn~l. ;!WUd.nt~ tlall."mi.t by tb.~ C~tialii.iiCVth t:bt Uuill\?Litll.lJ I:iruspifl!l(;\l~rJt'.lt." eb.all i~~ a l,t;Oal.:l.llilij l>~t:mt ~Uld sb,al:.l •tl.f;l'.tU~:h'/1.e th$t dt'ftf'.illt)l)!l~l<kt: .\Lij tU,W.ii:a:'"· takeri ~ttd ~<,mplet~d :tn ~o,\lP:L:la.11~~ witb aJj1id IJ~mit., l,ta.,,; 56 ... lit'li ~ ~~I~ lij'il•1.~ a (:Ot'li.tU,tional $Oira:hllg p~,r~md:t b.&\$ tll!)t bia~11i Ui~.d ~;1!,tld.11 fJi4( ~()ntb1 id:tlfl:ir dti!t~ (Jf lt"ffl.tt:b1g the~eof, tl~n witb'i~n,t ftU7t~,:- ~etio11,.~ a:h$ 1
:.;£;!:t:'ilrl.t ~l'Mall. bt,;
null• vo:td~
S~ct:ton 15 .. 00 , ..
''th~ putpO!/il',;;l of ·the ViU:i~n,1~ :l.$ 'i:o JA.11,~w ·1.ra1:·J.ati.ota ·f:itom tb~ ~.U;rt~t: .e.11pli,iitioi1 of th~ te1.tu of thii O:i!:,U,.nane:e. whe"te by t'l~~tl'i•Jtt ot: "t:ll$ ~xc~pt:l.hl!.l.Jltl ·1,:«ai·t:own.~1$$ ~ ~li&ll,1i~~s~, or ,nmf.n¼Wll fb~t1@ ~,.:f a 1pecific J!i~t;e <tf fire'ti,r»tl~ty r,1~d 1:h~ ,Jd:fiec 4:t v~ d11tJ;~ oi tl:id'.,o ow.~U.riani~~ lil v'5: by ~<a,lfll:il(n'.t of ~1,~ti!p"' tiun~l tQi~ ,~alt iiphic t~o•·ui.1 til,on.a t~~ ot:l111£ur. 111uitwaoxdititiu·y ed.ti~ti .. O~l$ ~,1c (~i1r1dJ.1i;:i(i!irts t1fillYJ1t1£h 1,i,~c~ tll:i: l'-'lr.OP!ili~ty j) o.:\il' of t~b.~ tUl.ie i1r dlil:lv~l.,ipr,~i1r~ ~7Pf. U.i.~ f 11:'wpew.ty :l1$\l/llCtd:i .. £.t::.d . .y ~dJ 1;:a:l:raiiug l~l~J p:lia:,r;;~ r;f [.i:ti:o4:ic~'.lt;"tJ iu \\jl~at·lx,n ii tl,i,e llt;~~-1.U:! ~~raft:»~t;;11.m·~ti:1t fl;f t;lit<ti: 1~~~1tii;t".@~1i:111:s o:t thif.l 01rdi1rna.r1~iUI wotd,id hw~lve r1r:t:ac""' t:l.t.:al dif;f.J..md.ti.11!.i or would .r.~11»~ uiui·~ b~1;'d.1J1h:l1, i1m~:i:::ei:1£¾/a.~:v t1;,} cat'''f'J? v.~ut tl~ ifi1;bi:.tt ~t.1 purpt)~ of ii;id.iii O~;:d:iJ:tar11it.;~; ..
I•11,1 tllo c~1,~ ih•l.l a V~:i1::L~t1,©;e b~ i~~l«t~~d t:i1 pei~mit .t.1 ui~ otb.e1: than a ~,1,1im p~t:ud.,11.;.ted :bi aitly' Di11tf.':li1.lt <) V~ri.fi@d ~plJ.r;,l';llt:t~a'l: ~btitll l.:Jit;1. 11aad~ by th® fi'.l!'Olfi~rty ,,.,~~~11~1· t.\'., ·tl~ i1m¥~Ji,~JS.1io1'!4 t)li.'~ a .ft,1tm tHCet»t:r:J,b@~i by ·i;~ G,.J~h'" m:i.i£J~rton iWntd ,ij, &Ei of f):l • 00 shall b~ ~~b1"~•g~d f{il;' tlMa f:ti.:tzit~ i~b)ll;.~'a$£ 11 int.Q p~~t: ,~f; wh1,c't1 ib.tl.l ·be ttf·und4ble." ·lbt~w.b1g~ i·~or!~~tlN~\d to J®ij!(l~!,1~t:rate i;.h4t; i.i::mil.diJ: tm'Ul tii~t f(::i:J:th :l.u i;;i~~-;tion~ 15 ~00 ~lillVlY to ~mbjeii!; in·operty ~ to,get;h~rt w:!.th ilimY o·thi;!,: d<iiit,11 :t'~qtl!i;jf.'~d o
15<>03 ~~.
if~ ~t;ibl:tc: b1!1;'1a1l:':h:ig _t1iij~~1 tu·.: ht~ld;, 11~~vtdadi h(1w.aver 11 f.hat ~ h,iiJa?::l,'i'Uf{ ~n~r be b.elit 11-iba.n t:he (~tl~uiitd.on ii:;h~1J, d<f.l~lf1., ~m~h 'hetnrb1~ 'to blia 11u~t:i~S1~4t".Y bi tli~ pt:iblt~ tlli;~l:t~~tj> .r~iy ~u~h lw4~:i.tii $hall b$ h~lti n,H: rm}~ta th.t!in t:bli;t;y (.'!O) daya flt-(;,Ju d.at~ olf aptfLiJ).ijt:f.oiJ.,
~ri~ f:io1lttds1.iot1l $b:'1\lll. if.'m11t a v~:tt~·~~~ t?li~i,· "'itwie, dwe £oll.ll)'w!ii1 ~,lwU.~:f..OillM3 .tll:/Ciil f.(~tm.d;
:t!L.06 WI> tJt·wftt ~it~';h ~ viud.l?li'lVCN,-;; l.:$ tk'J~,c;a!lll~ai~y f~,it d·~ pr~i'A1i'.'iV~.., ti:.a~·R a11d. t;ftJ.r,;.1m)ll;'-i:ii.lt of ffUhit:.ar:atifill ~ll'.'{»p~1;ty rtl$bt:a p,)i$\ijijlllil~d by ot-:t'.i.e:r. P,'t.'QtJe•tt:t~ij :bt the $:ttn~ :a:oind.nt.t d:fast1::t~t iti!Ji'id 'th$ $'il~~ v:i,id:s:tlty"
l~~ ~ 01 •?> ~aha.t t~ ,rl:U't;ht)~i~ttlJ of atwh va-it·:t~~!~ t>d.11 1.l't~~·t b~ ~f lS!t,ibiit~ttt;:L~l: d~ti:ii'ili#·.t'il\~ t~o a;ii'.jti~(1~t~ pi:i;;ritu::-t-;y-, and. t11Lll r,,a;f; tijJif,t;e:14':t~il.l.y :i.xn})ftlt' t;ll/$ [lll'ii:'J]l:t1$icll of . t;b:1,ij O,t"d:ltlit~C~~ p (J;i; tbl!;!:
ptdµ1l;hi i,i~tel'Wii$t;,.
15,, 08 '" Ntl gi•Mt t:~.f ,!s.! V~t:l.arMr:e ~h~l1 bei ~ut1hr.rti.~~ti 'iJil!lei ia the COill!fi4iSw;ion W[)it«;;:tf:l.,r:uall.y fJ.tadi t~hiit i.;h~ tl(}fl;tU.t:t.,1¥11 O'if i:d.ttilci:l~'.ti~tl trf t:'b~ sr:;.~tr!.i~:tc p.ifio~ (Jf t1·icop~~rl·t;y i i;r:t t:h~ :!.lJ.'.i·" ·ttn\llil.ll.alJ.'1 tli,~ (;ft ~uiid p~.t~pe1:t::v i; :f;,()'f.' $la~li V'~~'.t':t~ll~lS £HJ ¥'b01l:ight n ol." QU~ ,u:: the ,)thei· :b~ acar,bin~t:;torA :ii :l$ l\i:Jit; in f:G.eiwa:a,l ~1't' ~ecur~.\ilt; -1;1 lfilattr~.f:i ~,, tf:> u1ak~ :&:'~.rliouably f'f'iu:rd;1"~~~bl~ t.!'~1 ;f.i;,1,"6lulat;:,b:1rn of g¢iiittn:~i,l, ~&'llil~t:ton f():t: /biUtC;h eo\i..d;U~i.rliAl ~·t' ti1:l.t1»atton"
:t,~j ,. 09 "" fl1e tfomr,d.i;.1~1ion lf.4b.~1ll air;t u_p~n iltll11J apt;lJ.c,a.t:tc)ita witb.i~ ioi:t:y.,.£ive ('t-5) t'la)y•'tJ 1Etnd 1"£it1;y apip1-:011~ ija.id vari.a.ri~a or may ,ijf;4Ut ~aid vr~ur!airit:o tn~llrj~c.t; to ispeG:tiiQ ~fcb»:s.iU,ti1,:-,11.l\1i .. ~rhe CQ'i!Wl.lii~l~n thi.ill Ult,t;ify tlM# a1,1/1lt:£4nt fclt·t:hwith of th(;! aQ:t:J..iq.n ta1~.-.Q
1,$ .. 10 •~ l"ollowi:ng :t:b~ ;t~H;i~iltr;,e f)f ifi V'.ffi'.¼fi.a11ce lry t-llla Com·• uiiasioflii ·tl• n.·ui.111c1:fa:ng Iitsp~crc;;el\1 ahall 11,uru~ f1t ~~n:Uli pi·rt'lOa;:i.t a, pr~vid@d in Sei@t:LQ'tra; l.4, r; on Qf 1:h:t1 4)l.'dUM.\lll'1!iai -0 15 Q 11 'ii lhl~s~ ~~nit·Ut:Leii {ttbf.Jtiwi.se 1U; t~ t::i• tb>l;l vaii~i..iant~
1.s 1p::al)t;~d i ·tll$ var,,i.atrtij~ ar,111..i,®,itl tw 11.~:r;j~,rt pll;opet"t"Y fo~· -~t l.1.f:i.n:tte tin:~ and ti tr~1iuafe;~~iwttJ.t 'tr~ u~1y :fuitu~a o·"nWl:' o:f: t,ib j t(rt l? l~i;pei?t:y·.,
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1 'J;b.~ l~t»:.rp~a~ mf ~pp~a:l, K;;~o~~£H.iti:~:·~ :b~ 4:tJ ,,:x:4.1vidil:!I t'~t';~U:t7~~ iii r.llaiill~ it iui .e~ll1~~4 t;h~t~ tb.~rt~ :1~ ~:t;><.it;•.i;rt' i,;1i ,ijt('Y' o~iil·t ~ ~\$tlll:L't'1$U~I,;t,·t 1 §1¥?'.t'Uiit ~ d~c:f.$ lou.1 (.'I.~ d~ t:a :rurinat; i~:>xi ~de b;y- .r'"i .a.dmb~i@ t:r~i t;i v~ .of ftifJ:iai l" iii4thr:l.i <;, iy bc:idy o t Gml.ittta a i.,)it i1i't tb.e adm:t.td.$t,:r:a:ti.oi1. q,i• ~1:d!o'.lim.ertLi;tnt of tbl~ tJ~tU.tianl!J:~;; 16 o 01 .... .Attty p~:t'.~~n ii,1&,~111;11·1.r~d by t;h~ a.ctit.:Jn of ~i1 ad~11:.bo.!.$-i, trat:tv~ 1;;ffi~i,al 11 .ad:vi:thJ'JY bild,y O'(' the OfJm.1l'4i,iurLoi1 ~ :tn the •tnttt:ratt(AJ1l or ~n::tft,:u,·1'1;8~~111t (£(If tbi1 Ol!'tU.¥~.ar~~ 1lUly \lWke. ·'il~r:tf :l.ed &il(>l:l.~~·t!.on to th1Si Gity crtei11t b~ tbii ~i· in:~.,.. 1cttibed by t:~ O:l,ty (:()lli1W3il wttld,11·u tet.a (:tO) d~ys of illl~t:lt'Jllrl tha·t ii appea,l11d ~P t:1'~ C:tty CQmu~:U."
16 ~ 02 ... ~r~ at)il li.Gat:jLon !:ih~.l~. ij(;ay all pr11:ic1&iedi\'llgl ~ll,lid fu.~·t~:t".at~lt.le of tl~ ..anti,0~1 at1paab:1ili f~om;i) ·unliitJ~ij tii~ oJ;f:h~ei:
f t'tiwi Wbf~i th.e. a,N1~i~.l. itii ·talt~#J1 ijh,all t~rti,fy t:h~t a ii;nJy would:, iti;. h.:l1 op:tu.:f..on~ a.~n.1ia ,b.li1Yit~en;1.t p~:r:ll ·t:n 1.ifa and p,:iiri;i,pi,ru:t:y"
l.6., 03 .. l~ot:l-tiilil i;:tf. tJ:u~ t:b~ ~ l)l.®i~ a.li~ pU:tifH)!ile oft tthliil b~iiiilll'i,ng tiball b~ g:l.v,:in tc~ tl~ ~11r.)l,ig;g~1t and ~~ ~y br.:
ip~tifi~a.l.l.y 't~~utt:ed by ~iraf t1t~het' $~~t1Qta of thf.1 oi·d:b.l.ar,c~ ..
Hi" 01:t- "' .A ·full :t:-,iiit'!.O't'd lr1 ~rrlt:1ng ~hall b~~ tH4hl!Ji4!.tt..tf!d by tlae offi,e;a;: 01:- hoity tiihosa ,::ur,~im1 i.ll:l app~al~~i ~ ~1'!;t;t:bt1t fo:tt:h tb~ ~lij,liijOtlij :foi:· kl.i\.t(dora tai.\.~U,\)
16., 06 ,,. JM:t:tnn o.t t.h1~ C:i.ty Counictl. rixay b~ ·1;;•~\d.aw~d hy {~C:i1.:r1-:t:1 liavi~ig. j \u:::lsd:t,:t:i.on,.
fJe,~tt(}tt J.7., 00 "" .AWl!l~Q..!!YILlQtQL!!v!tDI!
'}:h,il:;. GOilitilf.Ud .. ,rm rmw 'j,;~\r.OkiP,; {j:i\: B\{ld:Lfy -1.\:i.l\:llY :c~r,:i:d.r,1j p41rmd.t; ~ ,Gond:f.:t:lo~u~l ,'$'i'.)U:d.ri,i permlt 9 ot~b;~.t' v~:r.nrk.:t~ ~ ox· \rt,r.:l~n,~~t :v .r;-;;\ .any Ql.'!le. or flttJrf:!: t,f ·t:.1~ ttr<,1:m.di he·,ti~:i;nGt:ftenc i:t~d j ~:ft:11;:'i: Ji 'htii.at\blft; held a;itii,d. ~ottiih4c~ted a;1 pl:'i.trvidJd ith ..,\1~~!'.1'.1:0l.,E, X.!Jt.,
11 ~ Ol. .,, li!!91!£lRLIQJ~.!!~~UQ!!
Aa 'l'."h.va g~'<il't;f'.1'\da f(;r_ l&tti!l& :h~V(;;{h1tlQt\ sl1all ha .alll'I.Y of tlw follt,wi.rag t
(t) :thijt: :tafJpt:,:i;v.611 wat, oi:rta:tried. by ui2~ns of f.i:~ud C>li n:d.1:n.r~,p~~iu11en.tation of a £aat1f.!;'ia.l :f~i,~t; (2!) Ffh~'t tl:~i!i p.~rm:tt.~'title Ollf hold:er ~1: th~ va1::t&rti~e has failed to riii~l~t>t~~~ i:;l~ ut~ 1.li'.1 q~lllt~;!,oia fo;t> ~n ~~"!ll.. ~aiitonabl~ t:t~t·it1d {'Jf ·ti.irt1ei (J) Th~t; ·th~~ ·u~e :i.n qW:ii"t:!.11.n h.i:Ul ~i!llla.&~id tr) ~xist:; 01· b~IW b~ea:i lifUij!l~ll.1de.d f o~ il~ae (l) y~l/lr o:t::
~m1td.u¢tt~d tn v:f.G,l.at:l.t:>·n Qf tb.~ pt:o·U':l,s:i.m1a o:f t:bi$ o~tU.na~~e. w t,1r 6\i'.•Y t~t:ber 02Cd:i.Ituinr;r;: i, law f.U~ 1:eartil4'lt:ion;
(.5) ~,:11~t t;htla ia~\l tcii ·wbi,ib. tb.e k}~=·te n1t v,1.ud.!~rtte ~11pli~a lad!~ t~~e·rt (;ntu.ltmt~d :!..ii i\ r~Ullti:il'~ d~~t;'.ft.':i .. •· r•iit~al i:o t;bt 1,ubli.i~ f;laf~t;y :½ b6:iitil'tb ati~1 JL Ttw g}tt)tn\d~ ;foir ij\(JtU.fi~~t.lol, ;ih.all be .$t4y ot· t;blifi; :i:oll,otdl~ ~
ft) Tb-mt til!G: gt.>~1.n-Ad~ ·tfh:i,(;h w,,uld otl~:t:.~d.ma J\ll\'ilt~~U.:y ~ ~~VOC,li.ti.011 of th~ l).f:JW&n:it t:rir: \NJ..riai1~1 ~ t1~1ft be
C(Jll.flC~d Q1'!' eu~ed by a. -~~U.:f :t~.ati,Q1'1 bnl,aid,ng u~w ,a.~ ;$dd;U;ioit~l ti~n.d:U:temij i
GO ~?ba.t! fJip~cliv~nrt.1nt t1)f ~t·b.~dai f.1~ •tt;i~lninl.tigi~al advmaoo, EH"al'tnit onr'id®t of th.$ us~ w:ttb Jilldeq_v.1atte $afegt1$t'dU \Alid~'lf t;b;e p'l.~)lH)$tad ~-o;ii.fi~at:i.i;in; " ..
($) Th~t oi• oir mo:f:~ of tb.ilil Ot'J .. jilll~l ~oaidtt:Loil~ of th~ t>e'l:"~lit lit.: v;iu:imtce ili.i ·u:itflworkable:,, i~r,ra.c• .. ~:ic:,al P ,.-rr othei·w:.l1e ;f..r:dJ.s to ,ac~io:m.p lisb t.b.e r,n.:·igJ:rud. &l.i.uia ..
11 01 "" l]NI':'tIA'tION O.E~ PROC.EEU):1w.!ili:J A1.t1r, HE.Aa·ntmtl ,i, , "t, ~~~""-~~1~...,WJll"""t~~~P'p--~+-i<t, A" l?t'U<Oe~dl.'lll,Qf::i', f ,lir 2U4;!b i\7oiVl'i4:lllt !.on i,:x.: mtid!f i~at: tora iiuay- b~ bd.ti.Jited ri ai1~l ah~ll b* lii.$t: f Qt' t!l@~trbig ~ li'.!lr.}t:f.~~d i& h~!lll:rd 9 and determined :l.ii sui'b1U::il.11.tta.lly th~ 1~ixe ma,xitier as provJ .. d~d ba AlrrICLE .KUC.
i\.,. .All [email protected]$ qf tth~ G~t1Atli,$ei,M;:t i11 p1u}~t;1edingtj for m®h t~v,o(:.iu;::tol't ~r· mod:tfit~Ett.:LQ~l ,rmy be a.ppeiii!1~4l. tw,.d t'$..,. .. 'vir,ij"~d in atit:,f,rt;tratiil..ly- th~ w.an~ i~utai;n: a, ri11trv111ided ft~1r.' in ,A.tt'l:Wl~ JtVt (J,i, t'b,:,ts O':r:d:b"~¥w~, ..
U~ ll 01 ~ TMi:~ ta b.ei:iiiby 1£;-rcaa:t'ii:id .ft :Soard o:f !-ih,li.d,ili.!J MJ~J1at:~n1t io'.lf." t;l~ ·r~wra tC;J;i;. Fa:l.:~t=.a~,;~ b.1t~reJ.ri1itft~n~ t'"l'llfet'~~d to :b-a t~l1d.$ .1~'.li:ti(.'11@ ~a 11 lil~a~dli"
1.tt, il:l ''Fl "t'tiae J.u:,arrd til1.1if,ll. ti'I;1tu;\;hi1t Qf th,lt'<l$ll# ,~I.Ylhet:$ wtm is1lm:tl ·l:P~ Qppil!.i:;;1r~i!i!id f:cc;m t:tm Wr$m):u,ia't'tihi.v of th..e Cll:~m:ad,a2Ki~tk ot ·th~ Gi.ty ~it: 1j~:tt•£a,:a: by l.~$t7il.t~t;!.ori o:f ijaid Comw.ti~ Si(llfll~
1.8 a 03 "' Pri,.n." t;i\l) t:t~ ado1H-;:lo.v:1 of th~ ~4Ji1~H;;lut.t.oi1 <i;l!J,l)tll.nti.ng the fl1~st 1nffli'iltrt1a ·ti,~ s~td B.nwd II t~lie (11;,rffi.lli.Sfd.on: iia a whule tlll1a.ll conG!t::ttut:~ aidd B~,12J1td ~ '1,1it:b sll th~ p+Jiw.ant~ ~iid dtit:i.~;1;u theti~of"
18 .. 04 • ~tile ·teil.~l cyf ,lffice r~f ·thit~ n'.l.emberi. of aaf..d E,71a.1."iii tdtflll bJ.;li aw,, (1) y,un: jJ 11-~m,:!.ded t:hJat t;be .fir.st: mie.rshei·u appobi,ted 1liall iertre aa :f:;fff . .low~ ~ t:riae fi:-;r t,J;t~t m11ntha ii 01:~u. fi.,i: oiw y~a:ir. :i llitd fil!'la f rn.:> ei.ghtetefi Lt,on1.t;ba » 18 .i 05 ,,. ln tb® ev~nt! ,:~f a l.'.•~rr®irl~•kt Vf.t(:,ai~cy i;,)l'a ij.aid :tltJlttd ri il!ilCb vac~1ey 1ball be f :U,led. by t,lu,!! l1f.r1,md tud,cm :for ·tb.~ U1r~~,pi.riad t:ili!:U..'11:&o
18 .. 11 .,. ·trb.~ :t\na~d 11u111 heair ~t:td dt~'1:i',dei ti~h~ t,ill.:'lt;~:bitij n.mtt.1$1i'.ir.'I i l.,, AppllJ.~~at:i<)l!:ttli io1: • .,_,~;-:ta1\~il1'iij;
2.. ,1.1:,,:~lii(;at::i.c1ine i:tvr.· em1dJ:(~lm1.;;11l $ei1td.t1L~ !Jtia:t.'ijlitsi.
1.fli tl, 2.l ,... 'l'htli B()Jilit"'li ~tl!Y ~i~pt frt?(:Jlli tUllil¢ t;~ t,~t~~~ ~u~b "tUle~ QUd, ptiu~.edul:'~~ nitJC~~.,~:r:v 01e ,~Gnv~11,11:L1S1tlt f,,t' t.l~ ~oitlduct: a:1~ '.itti bul(lnl11let~ a.a are t~Qlt: bi cii1\flict wJ;it.h thii;t gena:a:al ~u..1111:;tt id!ll;pt«!;d for.1 tb~t fu~-,~~J;fiie by tb.~ J~lffl1ltrbug Clf{~l.fJilOtte
16., 22 "" 'l'fM,il maj o-ri t:y itll tltUtill-(f:tf rd! t;b~ tot;;t1!l v(;i;f.\tg ~t:m)~:i& .. -, std.11 (tf 'tb.e lif:»f.r~:-d llllhal.l iOl'rntl't~ut.~ a 1t~~a1. qm11tU1ii., 'tlle COW&C\l'.c-tJrG(:'!)~fj ;.Jf .ett l$tl:f:it: fl 1itii11.,j ~lft";i:t,y (';f Ul~ewth~t.'a k;':l~eaerdt;; ii4lt~l.l be i•ooaa,ijr:,r fo'.E;: a!l¾t:l.01~ on .talil-Y 1Ui,£~.t:tei;i.;. 18 '!' 31 ~ 111 the evesu~ iu.iy 1.00,ub~'t' of t:h.~ :t.h»a:~,l ii nnal.)l~ t:ttll att~end a ~frtii-ag Qf 1~id :Bcl1f.n:d~ d~ mi;n:«:11.11uiin nf th@ f~Oi~"' ¢t'1l1011 iay d~ad,gru;11t:e a.1iJ1)Y otlwi· iil~¥.tlbe·t1 .t:d: i;lU1;1 Om®tf.st.d.Oia to liilfve ii.\ bi.$ i::rt:~el.U a,ad iw:tfh f;ulJ. V\~1td.ng '.~ltrbta at in.~h lilal2 .,,. 1\.ll 100!4ib~i'i&. ¥Jf tbia. e~eilili1$itl:n m:te bei:aby i:m.~11~t:ittU;:~~i ai ~~..,.,Q>fi~i~io •ml,~1tff:.i o:f tb~ :fituu:d :f:itnt t:l~ ;f i:1i:t'~go:t1tng r~iu~·pQ~~ .. '.18 ~ ;;B ·"?· lt~rnt J;lJ.ld. ~ftar: @~~1.u:.tc~u ()J: 10~1:d, a.iii 11:rt:J'.v:i.illf#d i:u tb1@ At .. ti,(.ile, ·t;lti&t teili:m 11B(.1a:;;;,111 ~hii.tll hil\; il:mtlttd~d w:U;hi.:tt t;'ta® t~~i:m li(k>iYlii.il.Slid,c1,nH ~ 1/liihttr:evlln: \.'ii~d :b:t A'.t:ti,~te, :iffi/ .tll~d XV' c.i,f -t;bii Oi:dl,t1a:rl<G:~ >II
l~ .. ,n ..., J11r.11.¥1.~nt to th.tij ~:t'diiu1~·we ~y b~l b.i:li,t!L~tijjd :bi ~·:rt~ of ·t;h~ tollt)W:i.n!t i'.f.iji¾J{iliWJ'$ t
(1) if V(llt~lf:i..tli!d ~ppl:t,~,~t;t~:m o~! ~iy :t1or~:e1Ceit1;;1d l~~l~'wJ{J¾u ot~ V4irt'SOiUl;
( 2) ay r~$H.1l'irt:tr:in crf :b]t:anr:lo-n. arl'.;iptirtd hy tl1at (.3) }tty resc.l.utim"~ of i.,ttent;:lo·n atlt;,p~ed hy t:;ha GQUt!i~.:.d.l ll whtcb -r,ia:$0 lu:t:toii sh.all h~ X;iefei1ti:ed to t~hifi (Jontiultuit.(l'al :f(ll(;' b~Hii!-;t;':b:tg"
lj ~ 02 $!" U1:1~a f:t.l.i~I with ff$.' .e~doJP,ti{;llfll by ·tb~ CQtWii:tiil~t .-;uf aiiy 1tmh ~f»pl~.@;tio:u ai11 i-~1oluti~111.A tbt (J<f>iilll'ti.~id.on. $hall. bold & lliiullli~ ltea'litll:~ t:l~:r~o~ii ~i~l sueh additd.o~ia.l tmbll.~ l~1:r~1 lll tlw (k~iffi1.$id,,1Ji.Yfa itf~!(J;mf llli~-ll;!$4i~, .. u> ~ 0.1 "'" vn~ 6~.~,tomi. ~1: :t.tiSl fJ~e:t1~t,.1y $~»,iitJ.1 ,,M,~ thi.t ~t• alltit.i pl.Q" fa~ ~ooh lwia~:u1s1 vlitch shill be l~ld ~:ltld.!tt fo:tty (4-0) dtyi l.ol,towb»g th~ filiq with the O~n,ai,s.i,.an of !iUCb. a111ll!411-$ti.on tl!ll' ~tuuilutio;;i.
19. "11 ¥4• (1) :,(jjl: tbe 1»u·~tH)$ia of th:l~ $rat@tt~I! ¥/!~Y ~~tit of tliis Ol'db11illi&lce W:bi~~h i~ fs;;tt tl11.$ J!iU'Y."f~llil~ f.d: chau1g;tq fi3:t''"' ti@"ul"t> tirQp~;ty .:tfar~ ffl~ t1t1~rue tQ !:AttQi:b$:t" ol!;" ~biiilf!U'fJ tllilil bouwitt:(¢y o:t; 4l'ii-J' i)~~:ttculali ~iJt11~ ilmll b~ ~•f~·:tt·i~d t:~ 41 ,e, iv~o1~ ehM,gl$. 4~JuRffl/ian·itzu, iflttd all eitb$?li' ~a11•1~~t1 to tbi$ ol'd.t'IZ11&Ui'le fiw,ll b(:l Jt.:fe~~@d t'1P .a..1 J aglilittr.r.al ~Bt.!~~¥~.t"., (2) Aliy Q~rf1wllu,it wbi.~b i1 e~1~$i,r~ly ~ ll\';Ol'l~ cha.1t~ ~i.~~t ttlutll 'bt tict::,i.tl,'Ji4 :b.\ t-b~ t®1iiiM'i!' l)t'4.lvid~d u, SiiCti.oi~ l,S) ., 13 yf' thls Al!t:i,~:i~ '! M)' ~-i·~l ~~-tilt whiclt gj.Q$1 n~t iilVitllvi1;; ~ $i)M (;h,~ •¥tiii'i\da:1llaltlt 1t~ll bt/$i ttt'ft;l~ied !i, tl~ ~11~:f ~:t."41w1~~. tu fi.~~ti~ft»-l lt "lJJ @f th:ta Al{·ti111:l~., &l\W ~-~t wht~h i~V()l,Viti~ b~tb a iOll~ th~g~ ffi~Tit•u·t aiad u ps~lf4it.1 ~iii.ffilOliil.1 $Ul,1 ~i ~~)t;i~~d. in 1ibii ~&lU!:~ ,~rNidfl/.1~~ i,ti 'IHJ~h .S~cti~l\$ li., 12 a• 19. J:3.
·.t,g O l~ <;, !l11mF~SJl.~~GI~ ...... ~
~t:i~lil t?f t'bli ttu-. .fi~td p1i5tc~ of i111irty piibli~ J:Li$~~b1g (lif1 t::h~ •t;t~lt of ~rtJr pi~·r•l •~\m•rat to tbl.iui Glil'A;'ditu~i1ea tl~ll.1 be gf.ve~ by t:lll~ O~ttuiie,i1 0~ ;lt;ij S-$~1&'.$tai-:, by ttt l,aattt mw 1,ubl.i~a.:~;to1n in a -~~WiJ}f~p!li\:r: of i,l{il;~wal ~i:t>~u.lat:lmi :b:, th.s ?ciwn qf • fai1.1•f.a7u: 1
; $.t l(il4it t,n (l.O) day-fl! ~ei;mi;ifl; t~
bt~arinth a-tid by ill@h cii~l~~ ,~:u,e; a~ t:h~ <.fomnd.&1aiit1.e:a m;a.y d.8e11t ne~~1s,1Cy~
U> w 13 -~ .!!!fm Jl!,JWg,,,~l~JL~l!~!!!'€.o
(l) ltJt:tee of tl- ti.1• $.lid til.$t~ of ~~,, piu»lic b.eiHl1:,.;. b\8 iJJJ~ tlllili ~tt~l!' Qi: a II)~ cl~i'B,i;i ~iidffl$Jtt~ to tb1~ o~"d:ltutl~l~ tball be g:l:..ve·~, b1:, th$ r:~1.ttul:i .. (!>¥l o~ i.tet s~~i:.~tali"f by Ni:U.·1q1g :i,n ti. Unit~d tU;:~rt.~, 1Pil a \i,:;titt~n 11ettc~ t.~h-li!flt~ot 11 iio~ 1tuui tl'Uii,tt t~ll (U}) d$.Jfii pllri~,~ ttJi ~u~b b~u,~itlfh il:tl .eivet'y p;•·rt.uJr~ whmie ll~ m\d i.i,dd~.11'!,\S avp4iil?1lfi Q);l ti'~ li~:ttH.~.lt a.va.;tl~'bl:lill a,jijfJll;Hf.i"" ·m.ent :toll a~ ~ti ~Wii~ll' ll)f -l;lttY ll~ptrt:y wi.tbi.1u t;~ t~:t::'~:A-ttl":&.'Y' ~,•v~:a:..iu:d. by . ij'~h p~,oll!iid ebii111ge ~~1. 1~:U::l~;b:a tb'.t1~if?.\ l&Ulidlt•d I • (30t)) f~•t o;f the GtiL'i;~l' b@ltt<llid~l"'!.efil tlliet'\:llof .. (LO alh.wb ~totiu ihall. alli!to b~ giv·e11 by p~at::laii t.t. :v~~i:t·t~tc• ito·t.i.,w11 OMt th~ ·tflii'ti'i.tt\i~y ~ov~r1$.-l.!t 'by $®h ,~opc,H!l~d r:b.afil~ii 11Ai'S: ~ potn·t ~l$11,gn~t~d by tM Oo~.i:H'JiiGJr/i. ,p•r it:11, s~~t~, tkllit 11.l)S,~ tlwn ,~i®n (10) day; pll.'i{)l;' t~ SU<tb l~lilit>:f.,lil!h ~rMi $ooll add:lt1Qa-afi1 11:1.ut:i,~es .au ,th~ Coi-aiuti.,-.v11~ iwiy d~rtlit-mtr~ o \l'lt'f.ilVU~d b.~-t'lilf~'~ tl1Wit f4:1l~ to IQ iu;ut: or i1~:b:11tain at-1y IU¢'h it~t!,M $hall not be ~tlitu1i~~ted ;o fAi to ~Viilid~t~ Qt' vo!~ ~ty JWi@~Uilnt: pr~~uu11.g1 ~
19 9 2.1 '" f.Cl~ tlUbli~ iWlil!i~bl.B ~b~l.l. b~ b$:td At: t;b~ tfJt~ ~M t)lacit fo·it ~1rb:.i,cb 1et 1100 YaotiQ~d.,
19~ii ~~t
Aliy b.~ai,int s~y b~ m;,nt~init~d h,y th~ ujf)lfity Qf ~t.rbt#t p.~~j~nti ;i&.t tray b1a~in1¼i w,lio lro.ay ii~ a t* ~1iid • 11liee t;(t). wlit~1i ~U.»lh h~~tbtg 'ffl4Y tu;, ~a,tti.tt®d ~ ~v,ei\ :bi the ~bt;t\H\(l!ll of a. ~fWYtl\~1111 in wbitb ·ij~,,~ tl.~ J'/Jt"i1.url11;U,.1t\i <lffi(;@t· a.t: 11~h b~a~1:iat;t ijlitil'.11 1nilili~l1 &m()llllfti~it.il t1iltio17 t:o tl~ ~()iri!"' ~lt~s;i.(laa pf t1~ hearbai t~~ t:i.• ~ pl~1.a tt~ ~~litch tl:tiii -~•ri.tt~g 1$ t~ b·e (Wtltitlm.llll!,µ ~\ji;1 \I~~ tu'll't.bit:ll!t:' iif}'ltl~~ ijbitll b$ l:'®qU:b.t«i.id !I
-:liJ 9 23 -~ S}lJ/J!!!!
,A lu.~j(p'tity ;b1 i·-~,-r (-);f tJ:~ t.-t)t4l V'l-lti~"6g ~li]}llii.;iftilhip i:,f ·thtii C~~!Si~l..~w11 aa'ha.ll, ~ont1H;:;i'.:t1.Jtt ~ lei~l ~lUfll:'li& fQ~ the i,u:t'ptWi~ i~:{: m;i;~\d.Ut¢:t:1iit\JJ t\lt~b b~,,;tbta., ·19 I) 2,l.t ... y~
~?M ~~~{~Mmti~n a.if $:fl'Jr ~~.tJlt. tq ·i);llit t~di'.i!l~e tlt~ll h, by ¥;"~1r.,luttl.Qtt of th$ tl(1J.J£m.li-td,O'it1i: J ~1JA~tii$;d by ti~ idJ.fit~~t:i.ve vot.e of lli:li't: le@.!il tb.fln t,t<>-thi:t·d~ of i:t.iil t(~'tial V'iJit.i:r~ ~f.ililii!i;~'lhit:, o
t:b~ (~<»tuuui,ijl!jiO~ ~b:g:11 bat:v·~ ~11.~t,bow.it:r ta e~t#l;,.l;t~b ~!i~r iNii~l(nUMbl~ ~ul~, ot: &.li}:'00~4u~~ f~;~ tlw t½(>i~u~t;, 0£ iU~'b lk$a:v.-.., l:i!1,i.~.. ·11~ {l~.1~il(.l,ft uy ~~1uti~ u.ii;y i,P~~tH,11.~ wb(;)i :b, ·t~ t.iautity b~fitP¥1~ i~ (ell) be fl.~~d mt.j~~ o~tb» ::b11 ~h;l.~b ,~4~~ tht11 1~$:t' fY~~tiii~J iriit ~uidt hA;1-~~!1111 1111h~ll be ~if$t}tih1~~·~1.tl to ,iidijtitu .. ~t~r it;i~ii ~11atb Q
~ fl 26· ,~ lWES'?I~NrtoNS t,. Q ~l~,...114:l"W'~/1'"4.~~► :tu C~ti~!.oi1ru uy c,~\~~ llil®b, ~bit\il'~t;;rt~iilti,m'11i tu be •Ii iiit tt •ii• lf.~~~usa~ ~ll4 ill'.i ·tb.~ v,tiblic 1.t•~®ii~~t tit any Ui.l;ltt~'.it t,r;» b~ hiaat"\d 'by 1t., au~lt 1,lllV~llt:lgatiGXl • ., b~ -~ by ey11&ie ~t< ~tt• mii~-&;~t of° ·t.h~ Co.aNlriJb.Ud.i~~-a ot> by ~1:rg, ~i! i,tt it~:fif ~~ itt ~ellUt.$ ()I~ ~~~l~y4e~., Ti~ ifa\~tl liWt.~hl:!1h.iid 'b;y sqt;h :bl~ltiftliti.~n may 'tf;fi IUbaJttt•i to t~ •:~tt,J~d,,on :!.n Wt'i.t:tns Ii t~ 'be i:il11riid ·~!tli t• ~~@Q\tdi ,~f tbila tu.tt:1~ ti Qit •v b• ins,1nt~ ;tr11 ttollltilUl't~li.\Y befor~ t;hl@ t;~.,at,;n1 1n1.d Jt~Y b~ c~fUl'Hldin~d by ·tl'-.$ C~t,~J.Qt~ tu ~k:l:rag itt «!~(;131-.)n..,
11.·~ (;,0iur.itleai:!l,ok11 1h.~l:l ~m.lt$e a. ~ffl'itt:~liltl i~~Ull~Y r;:f! all pi$~t:b.,ti1rtJ; te;uJtil~i1.y hii:a;rd ~t 11.Wb i11ubl:t.c i~f4'1'ttlgt/l ttllgetber ti;i;ttb ~ ~~ot"d id: ·«;:lite 111~1 ~ add~~l$iit 6f all 11e~1~Tt~ t•ttifytb:11& ~ t<.> b~ P·:t>~~i~r..ad ~1/Vd :f:1l~d "1iY!th th~ flipe1.te ~al-"t:f.w:g to sUGh •tt~'l!' ~
li .. ,)1 ... W:U;hi.11i f®t"ty (ld)) d~y$ ¥.tf!t$~ ~.Ulti~lU$i~,i£t a:f .f.i ii~lt~ l~~):!Ulli i tl1$ tI»n11'ii.e~H1i:t,~~l li!ih.~ttl 11iy ·~~iiJiol ut~,(~ii t!!t~,/;'.~ it~ f;bwinii f> iii&c j.,i:loii mtd i~€;~m&n~iatit,tti!j bi :t~lua m~.t t~arii., l9 ~ :ti ,,. :h·i iili~tt;~~~ i'a!il.i~t®.ii:11:#d 'by 4lil!P1r;'.U .. ~at:t,}tk~ f~ilU\~ .:)f td}&\' tlu.•d1u;i11;111 t~ ~,it~tit ~j~b a J.~1.1,,lttti~ ld,tluin 1"®h ,~~tw· (40) jfllJ.y i,l@l?100 ad1.ll b;1;1; &~id t,~ Ci/ZijUfti:tu.t~ a. ~iitflii'l itJt tli~ ii}lt,l l,.i~ll.i;t~p,.
'.b1 .. ~ll .~// lt\ r.,~t;t;(U!'S :l.n;U::ta.ted by. !i',f:if/H~b:1rt::ll1µ'vn lf)f tt'~ fhr»tiitii!::,U, t11 f <tiil1lU;.~ Qf th~ Q(.li•d,1rud.~11 t~ adr;il't 11lu~h a 1teli.,e;lll,ut:tasi witbita :e,nfflll f5':ety (4-0) d~y JH;l1L't~t l¼lb#l,l 1,~ ~'*•lid te ~ffl.'iati,tll.lt4fll~QV•1 (!If tlw p\!C0!314t.)ij1.~d ~lldn-1(1\t ~ 19 .. '.i/.s, ,,,. In ,tmttia~iai it'iit.;i,,~t4lid by· '-PJ)lic1tt:io11, tl~ ~•m.stii;v;.1. i.hil.l. ~mliil~ a ~;.~py t»f tt;j ~~$()1.tJtj;QiJ! t() b~ uilt.:d t~, i;tb@ ~ppl:i."" a:;•it; -~U;ld.n ·t~tl (10) d.ay1 f:li:~~n tllf# diite ~f adt,⁢i~11 tb.it'll:»l'aof" 19 11 35 ·~ Itt .-11 mat:t:et's ai if tt~ ~ee~r1.dation of the ,~~m .. µ m1tsio11 ia _:t~ app~(~Va tl~ pria.ru1tsit.ad a(.';timi tt ~luill @auiiie to he fol!iwaid.$d to t:ltii!i Cow~il witbb. ten (U)) day~ ft•r,m the da.te of itlli ~t.;tora, it ~opy Qf tti~b r~$t,lution.1t ~ toi;;y cf tblill! writt.eia tiuii.ffi•Y of d&® te1ti•~11y 51 ~aw i. C(!,qiJY ~f il,11.v reco~nded ~~~.t _.
l9i3i .,. l1tii u»Al'lttlf/i~llJ :bt!t:t~ttli!ld by· ~~soll:utio11 of t:lte (louiu,d'..1 fl :f..f t;he reicatM~tiliiat:toEa of ttw Commifdii(l!iil iiJJ to diiJMppr11Jt\Y~ tt. pi1r,1p~1e.d al1Uti4l>it, it~ ~~i,~:tutioli •MI otl~~ i•r,~~i. $hal,1 b~ fo'.t'Wt.flf<i/li!ad g~i/,) til~l Cou-nc:1.1. at l'f~O'O'i.d~:ul :b'k t:b~ P~iile~din,g See:tion 19.,35 ..
lt ~ 41 ... ~!!!!.
U~aa :t'\~~ililtt)t: r,f tlwi ll.'i&t~lutititi aid 11,t,l~r p~r~e~a abi~viilil maa'll.ti~d:I! ·the 00~11~ ort th~ Gity Cl.at.it,, \'~l~u. ~c1 au:tli~:t>:t~~d by tl~ fJoJ1!.e:U, 11 tb~ll. $Gt, .a tdi~ ar~ pl~~ fc;r a ~a,rblS (~ii\ the. ,"s.'Uttt:~r, wbi®b alutll, 'bi2l l"M!ild w!tbLiia f(;~t:y· ( 40) days :A:·oll~:tn1i i1uch i"GC~i,J)!t i l,)~ti\l'ld~d tt,$,·c ;b., -.tl;~it1 1:1 .. 1ttuted by l:'>i!l!4!HJ:t1it!,•a ~f the t;a,~1.cJ.l lijl<;t\ ll~hi..:b tl~ :¥:~ftam .... ~rut•t:i..~rt ~lt' '.W~[JQ~t ~f. ·tl'WI Gf~ii~ioa bas bel!;l!U tiaifa:~Qrd.11~ » t'tt~ Cotffl.t::U, 'lljd.J d.itiiltffiit• tr1 t•~ 11to fu1~til£i~ a.u:t:i.~119 Xik»tt~ti) Q:f tl~ till• til\d p lM.ce itllf ea.id l~a.ri.tag u1.bal1 'bii.ll gi:i1~1n1. by at: l~a1,t o~,~ (1) iviiblwira:tJ.t:.in ita a i~·w,,Hap.~1~ ~f.
Q;iln:~:tz$l ct2.~~lilat::i.01,i :tli.l tbe 1:ffflf1n Qf railll'fa·i.i ~rt :l(ij/;ast t~,11 (l.O) 11;ia.y~ boforuii f;lw be,1,ti.·r,1.,
19 .. 4J .,. !l!~l!!Wi ..
tiith:bu fortw (40) ·daiiyo uf·t/$1&' th~ cGnclu~io11 ,;;f th~ puibltc bearing tur~:l:~R11 0 th~ C(ii'OO(;il tdt~ll by· t~,.oluut:ioirit m~~ its fili1dbij!ei &111nd rl~tii?'ii'4i111~t.ioin1 ,1bw.c1tb~i• o~ ti.riit ·to adioi>t th~ ~r•diiiii•nt,11 Ita matt~t>~ i:n1t:ff.:tatwd by a1:»11il·./Lt'!,ati~ii1t 9 i~:l1U'ii7$ of the (kl)mlt1il ti, &d,opt:ijrui~b . .a l:'®i:llol:uti,liu'll w:lthilll i:'Ri~b forty ( 40) da,y 1»11ariQ>d iha:ill b~ ~1f,Ht11~d to ~Uil'.1tstltut~ a d~ni.i11.ll' 'il~ $Ct:l(li1i of. th.t i!J(liw~i-1 om1 in.ch 1a1attlil;l:t'i .uhsill ~Gfi ftrud.; prov•itd~d tb~it ·no ~-b~'llg~ giht4ll b~ made iii l!llillf ~11~ut pr~aiosed by th~ C~ni~1d .. t:rt11 tiis.ltil th~ {Jl:"~WlllHiid ~ill~p b.as b®4l:ll.li i.'®f~1t.·r~d t~o t:iu.i1 C~iitllic~·iu for: ii t:'iflipQ:w:-t $'lid ~ ,u,i;y of t;'b4 1:®poi·t baltl bf4~1ti1, fi.liad iii1:ltb itbe Ooune:ill ii pr~'V"id~d tb.~·t fat.ilur~ (iff th~ (:oiiJl1mf.ijiioirt t\1 ~~po~t wtthiin fo~ty (4.0) djlys ;;Bb~ll b~ d~~~d to biu ti¼lfJ:t:'lJWfil of tbia KJi:ll:GillO£/Jiitjid ~bi.iiitie.., 20,.0l "" Iri l.mitera.1·i·~ttic118, ll'i\lill\\'.lt .(llK)fllyb11g ilb!~ 1n·owiud.I;illi'.Ul ~d:
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SINGLID Ft1MIIiY DWJilLI.,INQ
Accessory uses--·------------------··---Section t> :20
Conditional uses ... ------··--------------·""Section 5: 30 Height---~ -----~------ ~ ... -------.. - ----~-Si!Jctlon 5: 40 Minimum lot requtrements---------------Sec'U.on 11;~0 and 13:02 Off Street Plil.:t·ldng---------.. -~-------'-Secticm 11:40 Building· coverage------------------··--Sectlon 11: 00
Set baclc lines-------~--·--------------Section 11: 10
fL 2 RIDGULI\ TIONS
Permit t.ed uses-·---···-------------------SecUon 6: OJ.
Accessory uses------------------------Section 5:20
c,mdi tiona.l uses--------------·--··-----Section 5 :30 Height--------------------------------Section 5:40
Lot requirements----------------------Saction 11:20
Par·lcing-------------------------------Section 11:40 and 11 :41 f:luildlng coverage----------------··----Section 11 :00 Set back line:s-••·-------------··--------Section 11: 10 Permitted uses---,.---------------··--··---Section 7 :01 Accessory uses------------------------Section 5:20
Condi ti on.al uses-----··-------·-··-------Saction. 5 ::30 Height regula:tions--------------··-----Section '7 :40
Lot requi.\'ements-•----·-----------------Section l 1;20 Building covernge-----------------··--~Saction 11:00
Set back lines-------------------------Seotion 11:10
Purking-------------------------------Seotion 11:40 and 11:41
1. 0 OR LIMITED COri!MERCIJ\'L
Principal uses------------------------Sect.ion 8:01
Accessory uses------------------------Seation 5:20
Conditional uses--------··-------------Section 5: 30
Hed.ght regulations------------- -------Section 8 :40
Curbs, etc----------------------------Seotion 8:60
Front, yard set baak-----··----------·----Saction 11:15 Parldng--------··--··----------------··-.. seoti 011 11: 40 and 11:4 l Q_QR GOM!,f!TIRCII\L
PERMITTED usms----------------~-------Section 9:01
Accessory uses-------------··-----··---·•Section 9 :20
Condiiional uses----------------------Section 9:30
Cui•bs, etc----·------------------------Sectlon • 9: 50 ,- l 'j,f!'>-·
l!"'ront yard set back-------------------Sec:tion 11: 15 Parking---~---------------------------Seation 11:40 and 11:41 • I • .... • /<_(,r ... :.:.j•'(.,A
,,
1NDUS'fHIAL
Permitted uses------------------------Section 10:00 and 10:01 Accessory uses---------··---··-----------Seot i.on 10: 20 Conditional uses .... -----··-··-------------Section 10:30 Curbs, eto----------------------------Section 10:40
li'ront yard set back----··------------·--Section 11: 15 Pax-Idng--- - --------------------•·---.. --Seetic:m 11 :tlO and 11 ;41 EXHIBIT 5
AMERICAN SOCIETY OF PLANNING OFFICIALS
1 3 1 3 EA ST 60th STREET —CHICAGO 37, ILLINOIS
Report No. 237
HEIGHT REGULATION IN RESIDENTIAL DISTRICTS
August 1968
This report suggests a system of height regulations more closely related to public purposes than are many current limitations. Application of this system on hillsides, to which urban development is increasingly driven, may be particularly helpful. Emphasis is on residential uses, but elements of the approach could be used elsewhere.
Every zoning ordinance regulates height. Many do it very simply and very badly. Common practice starts from a definition like this:
Height of a building. The vertical distance to a flat roof, or in the case of a pitched roof to the mean level between the eaves and the highest point of the roof, measured from the average graded ground level at all sides of the building.
Starting from this definition, which runs into trouble on slopes as will be seen later, limitations usually cover height and number of stories.
Why number of stories? Height sets a relatively close limit on this. Why the lily-gilding, with its embroidering definitions of story, half -story, attic, basement, cellar, and so on? Enabling legislation usually authorizes regulation of number of stories, but this is not a requirement. In residential districts, it is sometimes suggested that limiting number of stories is a way to regulate population density. But there are far more effective means.
In single-family districts, maximum potential number of families is controlled by number of lots, not number of stories in residences. In multiple-family districts, requirements on lot area per dwelling unit or control of floor area Illustrations in this report appeared originally in the May and JulyAugust (1965) issues of Florida Planning and Development.
Prepared by Frederick H. Bair, Jr. Copyright© 1968 by American Society of Planning Officials. ratio establish maximum potential for each lot which can be translated into total potential for the district if anyone wants to engage in this relatively meaningless exercise.
(Even in single-family districts, population rarely approaches the maximum limits allowable under zoning, and in multifamily districts, usually liberally sprinkled with one- and two-family dwellings, neither existing nor probable future population is likely to come to half the total allowed.) Unless some useful purpose can be found for the control, why not scrap regulation of number of stories and all the involved definitions which go with it? Next consider what height regulations as such do (or don't do) as generally now written. Usual practice is to set a 35-foot ceiling over vast areas of single-family detached housing. The height envelope is a rectangular box 35 feet high fitting the buildable area of the lot. Its maximum vertical dimension was set (apparently) by mansions still fairly widely extant when zoning was gestating, and in a substantial number of ordinances this prenatal influence still shows its effect, regardless of lot size or side yard requirements. The height limit is the same on a 50-foot lot with 5-foot side yards as on two-acre lots with 25-foot side yards, apparently on the theory that the well-to-do require more light and air than the rest of the population.
The 35-foot height box causes little administrative difficulty because practically no one now wants to build a one- or two-family house higher than that.
But it doesn't do what regulations are intended to do on small lots, and it gets ridiculous on large lots in hilly country.
The man with two acres in the hills may be oble to go to one part of his lot and build a house 35 feet high "measured from the average graded ground level at all sides of the building" which may be out of sight of the neighbors. Or he may be oble to go to a ridge or knoll on the same lot and make the same house loom over the neighbors, with its foundation above the maximum elevation permitted for the roof if the house is built in the lower part of the same lot.
In multifamily height controls we have shown the same regulatory ineptitude, using arbitrarily selected figures without any clear relation to specific pur - pose. But where one- and two-family height limits give little trouble because the ceilingwas so high no one was likely to want to build through it, the situation is different with multifamily. Growing interest in high-rise means that height limits with no demonstrable relation to purpose are likely to be challenged.
Take this situation. District regulations permit 100 feet maximum height. An applicant hos 10 acres. Height is the only issue. Number of units is set by lot area per unit, maximum ground coverage by per cent of lot that may be occupied by buildings. The tract, 435 feet wide, slopes down from a highway at a grade of about one foot drop in four to a river 1,000 feet away. A required 50-foot front yard is to be provided next to the highway.
The applicant wants to build a structure 100 feet high "from the average graded ground level at all sides of the building" and 60 feet in width, with its long axis parallel to the highway and set back from it the required 50 feet. On this there is no problem. But he also wants to build a much higher building down near the river. This is denied, and after the board of adjustment finds 2 there is no way it can permit a variance, he goes to court, claiming that as applied to his land, the ordinance is arbitrary and unreasonable. In support, he states that what he proposes to do is in line with the public purposes of zoning, and that ordinance provisions prohibiting what he proposes to do defeat such purposes.
His major reasons for seeking greater height at the river site are to reduce ground coverage in order to preserve established forest, to improve the view of building occupants, and to avoid impeding view from other structures on his own and adjoining properties by making the building slender and tall rather than massive.
Ignoring his other persuasive reasons, consider height alone. Using 0 as the elevation at the buildable area boundary by the river, the upper buildable area boundary is at 225 feet. At the upper boundary, the roof of the highest building permitted would be at elevation 325, the base 125 feet above the roof of the highest building permissible at the river boundary.
How would the court be likely to decide on his plea that the lower building be allowed to go to 175 feet (still 50 feet below the base of the upper building)? With this as background, what can be done to make height regulations more meaningful?
Some Basic Assumptions
Height regulations have these principal purposes:
(1) Protection from fire hazards. Height above capability of normal fire fighting equipment should require certification by fire officials that specialized construction and facilities in the building will be an adequate supplement. (2) Protection against aviation accidents. Proposed buildings with location or height consituting potential hazards to aviation should be controlled by special zoning or cleared by the FAA.
(3) Protection of view. This is a sticky problem, partly because it is a matter of degree. Public interest is not considered involved where a low building cuts off a major part of the view of the neighbors. How much of what kind of view must be blocked for how many people before public action is justified? Some special techniques will be suggested later. (Also, see View Protection Regulations, PAS Report No. 213, August 1966.) (4) Protection of the character of the neighborhood. This subjective matter is likely to involve heated emotions and extensive nonlogical reasoning. In one case, large-lot, single-family detached types from an area three miles away rose in embattled ranks to fight a proposed high rise -- which none of them could have seen -- because it would be out of character in their neighborhood -- or, to dig a little deeper, because people who live in high-rise buildings might be different. Never mind the logic -- the argument prevailed. "Character of the neighborhood" is likely to be an important issue where high buildings are proposed in locations surrounded by low buildings, and regulation requires very careful handling. 3 (5) Protection of light and air is familiar ground. Present regulatory patterns are not only crude but almost dishonest if protection of light and air is of equal importance for everyone, and if this is a principal purpose of height and yard combinations. Only if character of the neighborhood is added into the combination does it make sense to say that a 35 -foot height requires a 15 -foot side yard in one district, but only five feet in another.
Beginning with the Lot
Starting with the lot, principal public concern is with parts of residential buildings closest to those on adjacent lots. This is usually at the inner edges of side yards, which becomes one critical point in providing light and air between buildings. Height here should be kept low.
If an approach now gaining wide acceptance is used, the rear yard dimension will be the same as that of the side yard and subject to the same limitations as to structures. This gives a larger buildable area, allowing flexibility in design. Lot coverage limitations prevent overbuilding. Thus the inner edge of the rear yard may also be a critical area in providing light and air, and again height should be kept low.
At the front, light and air for relatively low buildings is adequately provided by the front yard and the street. Except as influenced by limitations at the sides, it seems logical that full height should be allowed at the buildable area boundary adjacent to the front yard. For very high buildings, as the street and front yard dimensions become inadequate to provide sufficient light and air in lower stories, further adjustments may be necessary.
Emerging from this is a height envelope different in form from the rectangular box now commonly used, and better adapted to public purposes. The proposed approach includes three variables, heights at outer edges of the buildable area, height limiting planes leaning inward over the lot from the upper edges of the buildable area planes, and maximum height (if set) over portions of the lot not otherwise enclosed. On level lots, planes leaning inward from lot boundaries could be used, but because it is desirable in many places to have regulations adaptable to either level or sloping land, the buildable area limits are preferable, for reasons which will appear later.
At side and rear edges of the buildable area, height limits in areas with low detached residential structures should probably be considerably lower than general limits now in use, and should be directly related to the minimum dimension of side and rear yards. Using twice the required minimum width of these yards (as an example), and allowing this for height at the inner edges of the yards (outer edges of the buildable area boundary), the result would be a height limiting plane, or light plane, at a 45 degree angle. If this makes sense in terms of light and air, it would be used to run inward over the buildable area. Given a 5 -foot yard requirement, then, the first element in the control would be a 10 -foot limit at buildable area boundaries near side and rear lot lines. The second element would be the 45 degree plane leaning inward from the 10 -foot height thus established. And if an absolute ceiling is established for the district, it would take effect when it intersects the light planes as they slope inward over the lot.
4 EXISTING
50 lot, 5' side yards
PROPOSED
1111111lb Ih I l
75' lot, 7 1/2' side yards
11111
11.1111,
100' lot, 10' side yards
i
11 I'
11111101111111111
150' lot, 15' side yards
,
iIEI1 111 Height lim t 35' anywhere Height at sides of bui dable area. 2 x side within entire buildable rrea. yard, angle 45., maximum limit 35'. 75' lot, 7 /2' inner side yard, 12 1/2' yard adjacent to side street Height limit 35 anywhere Height at maximum and at s reet s'cle of buildwithin entire buildable area, able area 35, at interior side 15' angle 45..
FRONT OR REAR HEIGHT ENVELOPE PROFILE - LEVEL CORNER LOTS Accessory.
buildings
EXISTING
25' front yard 25' rear yard with accessory buildings
allowed 5' high within 5' of rear lot line
!I
PROPOSED
25' front yard, height at rear of buildable area 2 x rear yard width - same minnnum as side yard (10' in illustration). No buildings in =ear yard. 1114111' 1'1111'1'111E oiIMO
Height limits
Existing: 35' en ire buildable area; 15' for rear yard accessory buildings.
Proposed: 20' at rear of buildable area; angle 45., maximum limit 35'.
FRONT OR REAR HEIGHT ENVELOPE PROFILE - LEVEL INTERIOR LOTS SIDE HEIGHT ENVELOPE PROFILE - LEVEL INTERIOR LOTS The diagrams above compare conventional height limits and their effects with the suggested method. It should be noted that the outlines indicated are merely envelopes within which portions of buildings could be erected, and are not proposed building forms.
To vary the pattern, height at edges of buildable areas, light plane, or maximum height over any portion of the lot could be changed. As an added refinement, length of building might be considered in setting side-yard requirements. This is a technique used by FHA in controlling yard width requirements for multifamily structures. Where a building is very long, the effect on light and air in adjacent yards is such that FHA suggests adding one foot to the yard for each 15 feet of run of the wall.
Lots Which Are Not Level
Having established certain principles for height regulations on level lots, the next problem is to adapt them to lots which aren't level. In hill country, lots can have a bewildering variety of cross sections, particularly when large lots are required. The larger the lot, the greater the variation between its high and low points, and the greater the probability that it will not be a simple sloping plane.
In the hills, application of regulations intended for level lots leads to complications, as indicated by the examples given earlier. Slopes, high spots, and low spots blindly impose penalties and award bonuses with total disregard of public purposes, and larger lots in rough country multiply possibilities for too much or too little limitation. Potentials of natural topography may be magnified or reduced if height regulations are based on "the average graded ground level at all sides of the building." The average may be difficult to determine with irregularly shaped buildings or irregularly graded sites, and in any event has no fixed or determinable relation to what may be built on adjacent lots.
The problem is to come as close as possible to equating regulations for lots which aren't level with those for lots which are.
On level land, the light plane seems to be a central feature in the kind of height regulations applying to most residential areas. There is no practical way to protect many distant views in the flatlands -- a one- or two-story building blocks off views of the distance from other one- and two-story buildings or from ground level just as effectively as a 10 -story building.
In hill country, in addition to protecting light and air, it is possible to give some protection to view and at the same time add flexibility in building form which may be helpful in overcoming terrain problems. In locations where development costs are high (as they are likely to be in rough terrain), this by-product is likely to be of considerable importance. The same regulatory devices are used as on level lots, and the same specific heights and angles may be used, but they are applied in a manner adapted to hilly locations.
From the front or rear, the diagrams on the next page indicate the elements in regulation and how they apply on sloping lots. In the illustration marked "Detail," Plane I is the ground level, shown here as conveniently regular.
What to do about irregular ground is discussed later. To establish principles, this is a smooth plane with a 15 per cent slope. At the edges of the buildable area, the lines D-F and E-G represent heights of 20 feet, twice the width of the required side yard.
Plane II, the dashed line running from D-E, is not a height-limiting element, but is used to construct the 45 degree light planes 1 and 2. On level ground, Plane II would be horizontal. Here it is parallel to the slope.
Plane III, establishing ceiling height over the part of the lot between B and C (where the ceiling plane intersects the light planes) is constructed as a horizontal line from point A, 35 feet above F. The "view line" running through A-C' is the level at which a building built to Plane III would obstruct horizontal view from an uphill building.
Why set the 35 -foot height plateau on the basis of the highest buildable area boundary? With the slope indicated, this places actual height above ground at B at about 38 feet, at C at 44 feet. On a level lot, the ceiling is a flat 35 feet. Aren't the greater heights inequitable? To some extent yes, but not in the way which might be anticipated. Height limitation is a means for relating heights on adjoining lots as well as for controlling height on one lot.
To be "equitable" in the sense of permitting the same absolute heights on adjoining lots, either the height limit on the down-slope lot would have to be raised or that on the up -slope lot would have to be lowered.
As the diagrams on relationships indicate, the ceiling heights down-slope will always be lower than those up-slope. This is important in preserving at least residual views, since principal views from hillsides are generally downhill, and greater height of structures uphill is not a substantially adverse influence.
The proposal checks out as reasonable in another way. Under the "average graded ground level at all sides of the building" approach, there would be nothing to prevent terracing to allow at least as great a height as is allowed here. If height were sought by this means (as it might be where view is in6 volved) the effect would be major
disturbance of terrain, which should
be avoided, not encouraged.
Making the light plane run 45 degrees from Plane II instead of 45 degrees from the horizontal moves
the higher parts of the building
farther from the uphill line, nearer
to the downhill, and doesn't have
substantial adverse effect on light
at ground level. Considering the
probable location of the most important views, the effect of perspective, and the difficulties in achieving the unattainable, this
seems the best way to handle the detail. The farther a high point is from the observer, the less horizon
it blocks; hence, moving B farther
from the uphill buildable area line
is desirable. Lowering height at C,
or moving C back toward the center
of the lot, will not improve the
view uphill, which will remain a
view of a building, not a landscape,
even if the building is only 20 feet
high.
As indicated in the upper diagram on
relationships, the light plane for
the lower building intersects a wall
for an upper building a short distance above its base -- but not high enough to affect light at window level. The gain in view protection seems to off-set the minor difference
in light.
DETML
View line A 8 Plane Ii •—
e%
15% slops
—
,trill
1 F
—
°
I
I
.
1 P an
I
1 E T.
Height limiting elements:
Plane III, between
At D and F, 20 ft.
Light planes 1 and 2,
All lots shown 100 ft.
B and
( 2 x 10
45°
wide,
C, as
ft.
from
with
projected
side
Plane
10 yard)
U.
ft. side
horizontally
yards
from A, 35 ft. above F.
RELATIONSHIPS — ADJACENT HEIGHT PROFILES
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1 HEIGHT PROFILES ON VARYING SLOPES
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PROPOSED FRONT (OR REAR) HEIGHT ENVELOPE PROFILES —SLOPING LOTS The bottom sketch in the diagram shows front or rear height envelope profiles on a variety of slopes (without implying endorsement of streets at the grades indicated). Even across the short dimensions of the lots, buildings on most could be shaped so that portions might take advantage of views. Since buildings would not occupy the entire envelopes outlined, actual views would be better than those indicated here.
From the side. On the lengthwise exposure of lots, with streets and front yards making the light plane unnecessary at the front of buildings, the rear applies the plane because relationship to adjoining sites is potentially the same as at the sides. Because of the length of run involved, the difference between height at the upper and lower buildable area boundaries is considerably greater when the slope runs down the lot than when the slope runs across it.
In the diagram on side height envelope profiles, the detail illustration at the top indicates a 20-foot difference between the 35 -foot height limit at A 7 • View line
Height limiting elements:
Plane Ill, A-C projected horizontally from A, at 35 ft. above F At E, 20G. ( 2 x 10 ft. rear yard)
Light plane 3, 450 from Plane II
All lots shown 200 ft. deep, with 25 ft. front yards, 113If. rear yards NOTE:To visualize combined effect of front, side and rear limitations, see also front (and rear) profile, light planes leaning in from 11.
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HEIGHT PROFILES ON VARYING SLOPES
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PROPOSED SIDE HE 1GHT ENVELOPE PROFILES - SLOPING LOTS
over F and the 55 -foot height which would be allowed at C. Height profiles on varying slopes as diagrammed indicate some of the possibilities for retaining views. The uphill end of the profile from the front or rear is a truncated pyramid on a relatively low base. There are spacings between buildings as set by yard requirements. Few buildings will fill the entire height envelope.
With good site planning related to important vistas and to the kind of height regulation proposed, it should be possible to design for view.
One interesting effect of the application of the proposed techniques appears at the top of the hills. Buildings on hilltops are kept low, so that they do not protrude against the skyline.
Application in Districts with Mixed Housing Types
These techniques are well adapted for districts permitting mixtures of residential types, both in conventional lot -by-lot zoning and planned developments.
According to terrain potential and lot shapes and sizes, there will be areas suitable for single-family detached residences, town houses, and garden and other apartments even where the height at the top end of the buildable area is kept at 35 feet. On long lots, maximum height allowed at the lower end might rise to 55-60 feet or more because of the way the envelope is constructed. Design of hillside apartments would permit walk-in, walk-up, or walk-down apartments in multistoried structures without entrances at various levels.
If high-rise buildings which could not be built within these limits are to be permitted, special regulations will be necessary, trading extra height for reduced land coverage and increased control of impediment of principal views.
This can be a very good bargain for the public. Added setback from property lines reduces the arc of total view obstructed, and the extra open space is a bonus if properly landscaped and protected against sea-of-cars appearance. a.
REGULATORY LANGUAGE
Moving from theory to practice, here is some regulatory language along the lines indicated by the previous discussion, taken from a zoning ordinance proposed for the City and County of Honolulu:
410. Height of buildings and other structures.
410.1. Intent. It is the intent of these height regulations to secure safety, to provide adequate light and air, and to protect the character of districts and the interests of the general public in important views. To accomplish these purposes:
410.2. Fire and safety requirements.
410.2.1. Fire protection. No building exceeding 40 feet in height above grade shall be erected without certification from the Fire Chief that such building, as proposed to be located, constructed and equipped, and particularly occupants of upper stories, can be properly protected in case of fire. In the case of structures other than buildings exceeding 40 feet in height, the Planning Director may require such certification where he finds that there is substantial fire danger to surrounding property. 410.2.2. Aviation hazards. No building or other structure shall be located in a manner or built to a height which constitutes a hazard to aerial navigation. Where a structure is proposed in a location or to be built to a height which the Planning Director believes may be hazardous to air traffic, such structure shall not be erected without certification from the Federal Aviation Agency that as proposed to be located, constructed and equipped, it will not constitute a hazard to air traffic.
These provisions go directly to the point on the elements covered. The 40 - foot figure in the fire protection section is lower than might be used in many jurisdictions. "Height above grade" is appropriate here because it relates to use of fire equipment. On both fire and aviation details, the planning director (Who is administrative official in charge of zoning also) is charged with making referrals to appropriate experts in the circumstances indicated. 410.3. Height limits for buildings and other structures are hereby established generally by height envelopes, for which formulas in the schedule of district regulations prescribe maximum height at outer limits of buildable areas, inclination of light planes leaning inward over the lot, and in some districts maximum height over the central portion of the lot. No portion of any building or other structure shall extend through any portion of such height envelopes except residential chimneys, residential radio or television antennas, spires, flagpoles, or monuments otherwise approved 9 for erection, provided however that smokestacks, water tanks, radio and television transmitting towers, relay towers and the like may protrude through such height envelopes if they do not exceed in height the distance to the nearest lot line, except where property borders permanent open space other than streets and such space is not likely to be occupied by substantial numbers of persons.
The next provision includes a method for computing a base plane for height measurement. The base plane can be readily determined and applied, with a little practice, and works equitably on level land and on minor or steep slopes with or without irregularities. It encourages use of natural terrain without excessive grading, allowing greater heights in low areas and holding height down on natural high points within the buildable area. Thus if height permitted at a particular point is 45 feet above the base plane and the actual level of the ground is five feet below it, actual permitted height of a portion of a building at that point would be 50 feet.
On large tracts, application of the technique sometimes doesn't work out as well as might be hoped. Hence provision is made here for construction of envelopes on lots with one acre or less, and at 410;5 for breaking down larger tracts into workable components.
410.4. Construction of height envelopes for lots containing one acre or less shall be as follows:
410.4.1. Base plane. Establish a base plane (Plane I) for the buildable area. Where the ground surface is a regular plane, it shall be considered the base plane. Where the ground surface is irregular, the base plane shall be constructed as follows:
(a) Establish a straight base line from the highest existing point to the lowest existing point on the buildable area boundaries. If such points are abrupt irregularities, such as sharp ridges or ravines, average elevations along buildable area boundaries within 50 feet of actual highs or lows shall be used, and the Planning Director shall select point of beginning or termination of the base line within the portion of the buildable area boundary used for averaging. (b) To locate elevations of the base plane at any point within buildable area boundaries, extend horizontal lines at right angles to the base line (projected as necessary beyond buildable area limits to permit computations for the entire buildable area).
The computation involved in step (b) is a simple matter of proportion. If the base line is 400 feet long and drops 40 feet from the highest to the lowest point, a right-angle line intersecting it 100 feet from the top would be considered to intersect points 10 feet below the point of beginning elevation on the upper buildable area boundary, or 30 feet above the lower point of beginning. 10 410.4.2. Establish a second plane (Plane II) parallel to Plane I and at such distance above it (measured 900 from the horizontal) as is indicated in the schedule of district regulations for maximum height at outer lines of buildable areas. For some districts, this height is stated directly as the Plane II height. In others, height is related to width of the adjoining street.
410.4.3. Light planes. Establish light planes leaning inward over the buildable area at angles specified in the schedule of district regulations, beginning from lines established by vertical projection of buildable area boundaries to intersect with Plane II. Base lines from which the angles of such planes shall be computed shall lie within Plane II and extend at right angles from the vertical projection of the buildable area boundaries. Such light planes shall extend inward only from buildable area boundaries as specified below:
(a) In P-1, AG, R, A, and H districts, from Plane II above side and rear buildable area boundaries other than those adjacent to streets or permanent open space 50 feet or more in width. (b) In B-1 districts, no light plane is established and full height is permitted over the entire buildable area.
In B-2, B-3, B-4 and I districts, the light plane is established for portions of lots adjacent to streets at angles established from center lines of adjacent streets.
(d) In all B or I districts, lots at the edges of such districts are affected by light planes established for certain adjoining districts as specified in the schedule of district regulations.
Light planes so required shall extend inward over the lot until they meet over the lot, extend through vertical projections of buildable area boundaries not involving light planes of their own, or reach Plane III, described below, with height within the envelope controlled by the lowest of the heights enclosed by such planes.
(c)
Detailed provisions above indicate a wide range of possibilities. In preservation, agricultural, residential, apartment, and hotel districts, light planes start from above side and rear buildable area boundaries, in B-1 districts there is no light plane limit, in B-2, B-3, and B-4 the only light plane involved starts from the center line of the street, and in B and I districts, a combination of the provision here and others in the schedule provide for transitional height control along certain district boundaries. As another variable which might escape notice without comment, in some districts there is no maximum height limit except that established by the light planes as they intersect over the buildable area, allowing height to be related to lot dimensions.
11 410.4.4. Establish Plane III (in districts in which a maximum height limit is set) running horizontally over the lot and beginning from such elevation above the high point used in establishing the base line as is specified in the schedule of district regulations for Plane III, or for maximum height in the district. 410.5. Construction of height envelopes for lots containing more than one acre shall be as above, provided, however, that where by reason of extent or terrain it is impracticable to apply the rules above to the lot or tract as a whole, the Planning Director, for administrative purposes, may divide the total area of the lot or tract into portions adaptable to the rules above. In so doing, lines other than property lines bounding portions into which the lot or tract is administratively divided shall be treated as boundaries of buildable areas in establishing Planes I and III for each of such portions of the lot or tract, but Plane II and the inclined portion of the height envelope shall not be established with respect to the administrative boundaries unless the Planning Director shall find that public purposes like those prevailing at buildable area boundaries along the perimeter of the lot or tract, and particularly maintenance of principal views, require the application of such height limitations.
Lot Coverage as Related to Slope
As a miscellaneous detail related to height control on hillsides -- and useful for other purposes -- the Honolulu ordinance relates per cent of the lot which may be covered by buildings to the slope of the base line. Thus in the very low density agricultural areas, maximum lot coverage on slopes less than 20 per cent is 20 per cent, with a declining scale dropping to 2 per cent lot coverage on slopes of 40 per cent and over. Ranges for residential and hotel districts are from 30 per cent to 50 per cent lot coverage on base line slopes under 20 per cent with coverage on slopes of 40 per cent or over held to 5 per cent in any such district.
The effect here is to push for reduction of land occupancy (and disturbance of natural terrain and vegetation) on steep slopes. The limitation dovetails with height controls allowing higher buildings in portions of steep-slope lots. (As a concluding note, with regulations like those suggested here, the applicant who wanted to build the 175 -foot high rise in the riverfront portion of his sloping lot would be able to do so without going to court about it.) 12 80 Crest Rd. Appeal
Hannah Gottsegen <[email protected]>
Sun 3/3/2024 11:46 AM
To:Fairfax Town Council <[email protected]> Hi there,
My name is Hannah. I live next door to the above address. I wanted to share that I am fine with the height of their home. It does not disturb us as is.
Thanks so much
80 Crest Road Appeal
JACKIE MOSKOWITZ <[email protected]>
Wed 3/6/2024 6:49 AM
To:Fairfax Town Council <[email protected]> Members of the Fairfax Town CouncilI am writing this letter in support of the appeal of Marny and Verle Sorgen regarding their property at 80 Crest Rd.
I have known Marny and Verle since 1966; we were fellow teachers at Sir Francis Drake High School (now Archie Williams High School). Marny and Verle have not only been exemplary citizens of Fairfax for many, many years, they also devoted many years of their lives to educating and counseling the young people of the Fairfax community.
I am a close friend of Marny’s and have heard in great detail all that has happened since Marny and Verle went to the Fairfax Planning Commission six years ago to address some unpermitted work in their house. Their intent was to bring what was needed into compliance and to pay any fines that might be issued. Instead of dealing with this issue, the Planning Commission has raised other major work issues regarding the house. These issues have shifted over time.
Needless to say, this has been a most difficult time for Marny and Verle. I have seen first-hand the huge impact all of this has had on Marny.
I urge you all to look at what has happened very carefully. Once you do, I am sure that you will support this appeal of Marny and Verle Sorgen. I urge you to do so.
Thank you for your consideration.
Jackie Moskowitz
80 Crest Road Appeal
karna <[email protected]>
Tue 3/5/2024 11:16 AM
To:Fairfax Town Council <[email protected]> Dear Members of the Town Council,
I am writing to you in regards to my parents’ appeal of the Fairfax Planning Commission recommendations which you will be hearing at your meeting this Wednesday. I was present at the Planning Commission meeting in question. In the last six years I have been very concerned by the actions of the town planning department and the stress that this case has caused my parents. I believe that my parents deserve to be treated better than this as long-time upstanding citizens of Fairfax.
Six years ago, my parents went to the town in good faith to address unpermitted work done in building a TV room under their garage. As most citizens would, they expected that it would be verified that this work was done to code and that there would be fines to pay for the delayed permits.
Unfortunately, nothing this simple occurred. Instead, the town has focused on questioning the legality of the height of the house even though the distance from the top of the roof to the ground has not changed since the structure was completed in 1973 and even though this height was legal according to the building code at that time. Yet over these six years, a shifting series of arguments has been presented to question the legality of the house.
I wonder how many other structures in Fairfax would not stand up to this type of examination. Despite its existence for more than 50 years, the height of my parents’ residence never concerned the town until six years ago. The type of scrutiny their residence has endured is a deterrent to other Fairfax residents to reach out in good faith to the building department. I ask you to think about what kind of example you want to set with your decision.
We moved into 80 Crest Road shortly after my third birthday over 50 years ago. I grew up in this house, living there until I left for college. I can assure you that the height of the house is the same as it has been my entire life.
The only structural changes which have occurred are the addition of the TV room under the garage, and the replacement and enclosure of the posts supporting the west side necessitated by weather compromising their integrity.
It is problematic to examine the past through the lens of the present. Yes, Fairfax is a very different place than it was 50 years ago and one that does not wish to cultivate a character that includes large houses such as my parents, but at the time the house was built it was the first property in that section of Crest Road. As such, it could be argued that it defined the character of the neighborhood, not the other way around. Furthermore, its size is not out of proportion with the huge lot it is on, especially as there are only two stories which rise above the street level.
I ask you as members of the Town Council, not to think about what you can do, which is the purview of lawyers, but about what you should do in the interest of your community. None of the Planning Commission recommendations will change the distance between the top of the roof and the ground or impact the exterior appearance of the house. They do not have a benefit to neighbors or the community, only a costly, punitive impact on the owners of the house who reached out to the town, trying to do the right thing. The recommendation to demolish the stairs to the lowest level which have existed for more than 50 years is especially unreasonable. No one should have to go out her front door, down a hillside, and then back in the lower level of her house just to access the main water shut off.
My parents who are 85 and 92 deserve to live out their final years in their home in peace, something which they have been denied by the town’s six-year scrutiny of their house. The stress of having the fate of their residence in limbo has been constant. It has been very difficult for me to see the mental and physical toll this case has taken on my mother as she has been unable to sleep for weeks at a time due to the threat to her house.
The residence at 80 Crest Road is especially important to my mother not only because she has lived there for 50 years, but because its design is the only opportunity she had to fulfill her dream of becoming an architect at a time when the field was still closed to women. Though she was not able to finish her college study of architecture due to these barriers, the studies she did complete were enough for her to be able to create a plan for her dream house that another architect could execute.
I am troubled by the fact that only one member of the Town Council has been willing to visit the property whose fate you are deciding in order to understand firsthand the house’s impact on its nearby surroundings and the impact the Planning Commission’s recommendations would have on the house’s integrity.
Asking my parents to demolish the lowest floor of their house is a waste of resources in a town that prides itself on being green. During the Planning Commission hearing, one of the members commented that the lowest floor of the house could help meet the need for affordable housing in Fairfax. Since that time this need has become much more urgent due the state’s requirement to add 490 homes to Fairfax. Rental units and ADU’s are key tools being utilized by many Bay Area cities to comply with the state’s demand.
Rather than demolish an enclosed, partly finished space at 80 Crest Road by removing electrical and plumbing, the space could be made a separate unit to provide affordable housing, merely by replacing one door at the bottom of the stairs with a wall. The existing plumbing and electrical could be used as the base to finish an area currently used for storage so that it could be used to provide affordable housing.
The recommendation of the town counsel to delay enforcement of the Planning Commission’s recommendations until there is a change in ownership is directly problematic to me as the heir of the property. This merely defers the demolition and abandons the substantial sums of money my parents have already spent in an effort to keep their house whole. I do not wish to start this entire process over when I inherit the property.
In closing, I am asking you to think of what you as council members should do in the interest of your community.
The town has not demonstrated any benefit of the recommended demolition to the neighbors or the Fairfax community. Nonetheless, the town is requiring demolition which is punitive and costly to the owners, my parents. This, however, pales in comparison to the cost to their quality of life which has already occurred, as they have been denied the opportunity to live out their final years in peace in the house where they have resided for more than 50 years.
Thank you for your time and consideration of this matter.
Sincerely,
Karna Sacchi
No rent control
RICHERSON FARNSWORTH <[email protected]>
Tue 3/5/2024 9:15 PM
To:Christine Foster <[email protected]>
Hello Town Council:
We are a family of three who live at 137 Tamalpais Road in Fairfax.
We wanted to express our vehement opposition to implementing rent control in Fairfax without a vote in November.
We do not think it was inappropriate for the Town Council to implement such a sweeping change without approval of the residents. We believe the idea of rent control is extremely unpopular in Fairfax, and we are opposed to wasting taxpayer funds to partially implement it prior to the vast majority of residents having their say in the matter.
Please do not spend any more money on this until residents have a chance to vote on this extreme measure.
Sincerely,
Rich Farnswoth
The Farnsworth Family
Public comment TC meeting 3/6/2024 item 6 etc.
R Hamer <[email protected]>
Wed 3/6/2024 11:57 AM
To:Christine Foster <[email protected]>;Town Council <[email protected]> 1 attachments (164 KB)
mar-fairfax-adopted-out-021624.pdf;
Dear Christine,
Please distribute this letter to the town council, staff, attorney. I will be referring to this document during my verbal public comment.
Thank you,
Rick Hamer
Fairfax resident
Attachment: Department of Housing and Community Development letter of February 16, 2024. 3 page PDF.
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
February 16, 2024
Heather Abrams, Town Manager
Town of Fairfax
142 Bolinas Road
Fairfax, CA 9930
Dear Heather Abrams:
RE: Town of Fairfax’s 6th Cycle (2023-2031) Adopted Housing Element Thank you for submitting the Town of Fairfax (Town) housing element adopted December 13, 2023 and received for review on December 19, 2023, along with revisions received on February 16, 2024. Revisions were authorized pursuant to Resolution 23-60. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by conversations with you, Jeff Beiswenger, Planning and Building Services Director, and your consultant, Andrew Hill.
The revised draft element addresses most statutory requirements in HCD’s August 11, 2023; however, additional revisions are necessary to fully comply with State Housing Element Law (Article 10.6 of the Gov. Code) as follows:
1. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09.
Heather Abrams, Town Manager
Small Sites: The element did not address this requirement. The revised Appendix A identifies small sites under 0.5 acres to accommodate the Town’s lower-income Regional Housing Needs Allocation (RHNA). These sites include APNs 001-183-10, 001-183-14, 001-183-15, 002-113-08, and 002-123-17 and 002-144-01 when consolidated. Please note while APNs 001-183-17 and 002-122-47 are over 0.5 acres, it does not meet the minimum capacity requirements of 16 units for sites that are rezoned to accommodate a shortfall for the lower-income RHNA. See below.
As stated in the prior review these sites are not eligible absent a demonstration that sites of equivalent size were successfully developed during the prior planning period for an equivalent number of lower-income housing units as projected for the site or unless other evidence is provided. Please see prior review.
Program 2-A: HCD recognizes the Town adopted Ordinance 887 the Workforce Housing Overlay to implement Program 2-A to rezone to address a shortfall of sites to accommodate the RHNA pursuant to pursuant to Government Code section 65583, subdivision (c), paragraph (1), subparagraph (A). This includes rezoning to accommodate a shortfall of sites to accommodate the lower-income RHNA pursuant to Government Code section 65583.2, subdivisions (h), and (i).
However, based on a review of ordinance number 887, and the revised housing element, it is unclear if the rezones include all the requirements pursuant to Government Code section 65583.2, subdivisions (h), and (i). For example, as stated above, it appears from the revise sites inventory that several of the sites identified to accommodate the lower-income RHNA are smaller than 0.5 acres and have a capacity of less than 16. This is inconsistent with the requirement that rezone sites for lower-income accommodate a minimum of 16 units. In addition, it is unclear if the Workforce Housing Overlay permits owner-occupied and rental multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households. By-right means local government review must not require a conditional use permit (CUP), planned unit development permit, or other discretionary review or approval. The element and ordinance must be revised to demonstrate consistency with these requirements.
For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), as the Town failed to adopt a compliant housing element within 120 days of the statutory deadline (January 31, 2023), rezones to accommodate the regional housing needs allocation must be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i) including all the by-right requirements. If the Town fails to adopt a compliant housing element within one year from the statutory deadline, the element cannot be found in substantial compliance until rezones to Heather Abrams, Town Manager
accommodate a shortfall of sites pursuant to Government Code section 65583, subdivision (c), paragraph (1), subparagraph (A) are completed.
Programs: As stated above, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established.
Based on the results of a complete sites inventory and analysis, the Town may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types.
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the Town should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate.
Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the Town will meet housing element requirements for these and other funding sources.
For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the Town to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html.
HCD appreciates the cooperation provided during the review. We are committed to assisting the Town in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact me, at [email protected].
Sincerely,
Melinda Coy
Proactive Housing Accountability Chief