HomeMy WebLinkAbout2020-05-27 Planning Commission Regular Work Session PacketAgenda
Plan n ing Com m ission Work Session
City of Edina, Minnesota
VIRTUAL MEETING
Wednesday, May 27, 2020
5:30 PM
I.Call To Order
II.Roll Call
III.Zoning Ordinance Amendments
IV.Adjournment
The City of Edina wants all res idents to be c om fortable being part of the public
proc ess . If you need as sistance in the way of hearing ampli!c ation, an
interpreter, large-print documents or s om ething els e, pleas e c all 952-927-8861
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Date: May 27, 2020 Agenda Item #: I I I.
To:P lanning C ommission Work S es s ion Item Type:
O ther
F rom:C ary Teague, C ommunity Development Director
Item Activity:
Subject:Zoning O rdinanc e Amendments Disc ussion
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
No action requested
I N TR O D U C TI O N:
Draft Ordinance for discussion regarding setbacks in the S outhdale Area, building materials and affordable
housing in commercial zoning districts, and single-family home garage requirements.
AT TAC HME N T S:
Description
Staff summary memo
2020 Planning Commis s ion Work Plan
Recommended Edits from Mic Johnson
City of Edina • 4801 W. 50th St. • Edina, MN 55424
City Hall • Phone 952-927-8861
Fax 952-826-0389 • www.CityofEdina.com
Date: May 27, 2020
To:
Planning Commission
From: Cary Teague, Community Development Director
Re:
Zoning Ordinance Amendments Regarding: Setbacks in the Greater Southdale Area,
Building Material Requirements, Requiring Affordable Housing in Commercial Zoning
Districts, Design Experience Guidelines, and number of garage stalls required
Staff has drafted a Zoning Ordinance Amendment to address several items on the Planning
Commission work plan for 2020. (See attached work plan.) The affordable housing
ordinance amendment is brought forward to strengthen the City’s position in acquiring
affordable housing by requiring affordable housing on property that is zoned for
commercial uses but allows multifamily housing as a conditionally permitted use.
The Planning Commission is asked to review the draft ordinance for discussion at the May
27, 2020 work session. No timetable has been set for public hearings regarding these
amendments. The purpose is for discussion at this point. Note that the impervious surface
ordinance has been removed from this draft ordinance, as engineering staff is not ready to
move forward. They have concerns regarding staffing and enforcement of the previous
draft of the ordinance and will review that portion and make recommendations likely
toward the end of this summer.
Staff recommends that we add parking regulations to the list of ordinances that we begin
working on. This was recommended by the City Council in their discussion of the 4500
France restaurant proposal. Staff will begin to research and gather background data for the
planning commission to consider over the next few months.
The following summarizes each section of the attached draft ordinance.
Sections 1-10. Setbacks in the Greater Southdale District and Required
Building Materials. These sections codify portions of the Design Experience Guidelines
for the Greater Southdale District regarding setbacks and building materials. These
changes address some of the key elements of the Guidelines regarding setbacks and
building materials.
As requested by the Planning Commission, Mic Johnson provided some recommendations
to the Ordinance regarding the Southdale Design Experience Guidelines. His revisions are
highlighted in the separate document.
City of Edina • 4801 W. 50th St. • Edina, MN 55424
Section 11. Affordable Housing Required for Multi-Family Residential Uses in
Commercial Zoning Districts. Within the City’s Planned Commercial Zoning Districts
(PCD) multi-family residential uses are currently allowed by Conditional Use Permit. The
Ordinance amendment would require compliance with the city’s affordable housing policy
through the Conditional Use Permit process when considering multifamily housing in
commercial districts.
Section 12. Minimum Garage Stall Requirements. Reduces the number of
enclosed parking stalls for single and double dwellings and townhouses from two spaces to
one. This would reduce the cost of building and to de-emphasize the automobile.
City of Edina • 4801 W. 50th St. • Edina, MN 55424
Planning
2020 DRAFT Planning Commission Work Plan
Initiative #1 Initiative Type Completion Date Council Charge
Ongoing Dec-20 3 (review and recommend)
Lead Commissioners Budget Staff Support
All Funds Available Staff Liaison
Initiative #2 Initiative Type Completion Date Council Charge
New Q4 2020 3 (review and recommend)
Lead Commissioners Budget Staff Support
Funds available Staff Liaison
Initiative #3 Initiative Type Completion Date Council Charge
New 2020/21 3 (review and recommend)
Lead Commissioners Budget Staff Support
Funds not available Staff Liaison
Initiative #4 Initiative Type Completion Date Council Charge
New Q4 2020 3 (review and recommend)
Lead Commissioners Budget Staff Support
Funds available Staff Liaison
Review and Recommend
Progress Report:
Review land use applications.
Review and Recommend
Planning Study of the Edina Business Park. (The office/industrial area between
Highway 100, Cahill Road, 70th Street and Edina's southern boarder.) This Study
would include recommendations from Chapter 10, Economic Competitiveness.
Progress Report:
Review and Recommend
Comprehensive Plan Follow-up. Make revisions as required by the Met Council.
* Rezoning of 7101-7155 Amundson Avenue from Industrial use to
Commercial/Mixed Use.
* Increase Heights in the 70th and Cahill Area.
Progress Report:
Review and Recommend
Zoning Ord. Amendments: Items to be considered for change to the Ordinance:
drive-throughs; basement requirement; one-foot rule; two car garage; allow s.f.
homes in R-2 District; allow secondary dwelling units; restaurant odor; upgrade
building material requirements
Initiative #5 Initiative Type Completion Date Council Charge
New Q4 2020 3 (review and recommend)
Lead Commissioners Budget Staff Support
Funds available Staff Liaison
Initiative #6 Initiative Type Completion Date Council Charge
New Q4 2020 3 (review and recommend)
Lead Commissioners Budget Staff Support
Staff Liaison
Progress Report:
Review and Recommend
Conduct a full review of the Planning Commission bylaws. Planning Commission
bylaws need to be compared to standard bylaws.
Progress Report:
building material requirements.
Progress Report:
Review and Recommend
Greater Southdale District Design Experience Guidelines - Consider codifying
recommendations within the guidelines and creating a checklist to use for reviews
of redevelopment proposals.
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ORDINANCE NO. 2020-__
AN ORDINANCE AMENDMENT REGARDING IMPERVIOUS SURFACE LOT COVERAGE, BASEMENT
REQUIREMENTS, SETBACKS, BUILDING MATERIAL AND HOUSING IN COMMERCIAL ZONING DISTRICTS
THE CITY COUNCIL OF EDINA ORDAINS:
Section 5. Sec. 36-525. - Requirements for building coverage, setbacks and height is
amended as follows: (PRD & PSR Zoning District)
(b) Setbacks. Setbacks shall be measured from the boundary of the tract. The required setbacks
shall be increased to equal the building height for those buildings whose height exceeds the
minimum setbacks required. The minimum setbacks are as follows:
Front Street (in feet) Side Street (in
feet)
Interior Side Yard (in
feet)
Rear Yard (in
feet)
PRD-1 30* 30* 20 25
PRD-2 30* 30* 20 35
PRD-3 35* 35* 20 35
PRD-4, 5 35* 35* 35 35
PSR-3, 4 35* 35* 20 35
Accessory
buildings
Same as principal
building 10 10
* Front and Side Street Setbacks for properties in the Greater Southdale District are subject to
Sec. 36-1276
Section 6. Sec. 36-553. - Requirements for building coverage, setbacks and height is
amended as follows: (MDD District)
• (c)
Setbacks. Setbacks shall be measured from the boundary of the tract or from the public street
right-of-way.
Front Street (in feet) Side Street (in feet) Interior Side Yard (in feet) Rear Yard (in feet)
MDD-3 35* 35* 20 35
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MDD-4 35* 35* 20 35
MDD-5 35* 35* 20 35
MDD-6 35* 35* 20 35
* Front and Side Street Setbacks for properties in the Greater Southdale District are subject to
Sec. 36-1276
Section 7. Sec. 36-578. - Requirements for building coverage, setbacks and height is
amended to add the following: (POD Zoning District)
(4) Front and Side Street Setbacks for properties in the Greater Southdale District are
subject to Sec. 36-1276
Section 8. Sec. 36-579. (3) – Special Requirements (POD Zoning District) is amended as
follows:
(3) Building design and construction. In addition to other restrictions of this section and
article III of chapter 10, the use, construction, alteration or enlargement of any building
or structure within the Planned Office District shall meet the following standards:
a. All exterior wall finishes on any building shall be one or a combination of the
following:
1. Face brick;
2. Natural stone;
3. Specially designed precast concrete units, if the surfaces have been
integrally treated with an applied decorative material or texture;
4. Factory fabricated and finished metal framed panel construction, if the
panel materials are any of those noted in subsections (3)a.1 through 3 of
this section; or
5. Glass or prefinished metal (other than unpainted galvanized iron).
a. All new building façades in the district must have seventy five percent (75%)
transparency at the ground level.
b. All facades on the first vertical 60 feet of a building (above grade) shall use natural
materials (brick, stone) facing the public realm (streets, parks, sidewalks, pedestrian
and bike corridors).
c. No building façade shall be longer than 200 feet without changing direction by a
minimum of 90 degrees.
d. Ground level must have a minimum –floor-to-floor height of 20 feet.
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b.e. All subsequent additions, exterior alterations and accessory buildings constructed
after the erection of an original building shall be constructed of the same materials
as the original building and shall be designed in a manner conforming to the
original architectural design and general appearance.
Section 9. Sec. 36-617 (b) – Requirements for building coverage, setbacks and height in the
PCD Zoning Districts is amended as follows:
Sec. 36-617 (b). - Requirements for building coverage, setbacks and height.
(b) Setbacks. Subject to the requirements of section 36-618 (1) and (2).
Front Street (in
feet) Side Street (in feet) Side Yard (in feet) Rear Yard (in feet)
PCD-1 35* 25* 25* 25*
PCD-2 35* 25* 25* 25*
PCD-3
North of 70th St. 35** ** 35** 35 35
PDC-3
South of 70th St. 50** ** 50** 50 50
PCD-4 Gas stations 35 25 25 25
All other uses 45 25 45 25
*Subject to the requirements of section 36-618.
** Subject to the requirements of section 36-1276
Section 10. Subsection 36-618, Special requirements in the PCD Zoning Districts is amended
as follows:
Sec. 36-618. - Special requirements.
(3) Setbacks for PCD-3 subdistrict. The minimum building setback required by section
36-617(b) shall be increased as follows:
a. In the area bounded by France Avenue on the west, York Avenue on the east and
W. 70th Street on the south, the minimum building setback shall be increased by
one-third-foot for each foot that the building exceeds 50 feet in building height.
For purposes hereof, only those portions of buildings which exceeds 50 feet in
building height need provide the additional setbacks required by this subsection.
b. In all other areas, the minimum building setback shall be equal to the building
height for buildings taller than 50 feet.
(11) Building design and construction. In addition to the other restrictions of this
section and article III of chapter 10, the use, construction, alteration or
enlargement of any building or structure within the Planned Commercial District
shall meet the following standards:
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a. All exterior wall finishes on any building shall be one or a combination of the
following:
1. Face brick;
2. Natural stone;
3. Specially designed precast concrete units, if the surfaces have been
integrally treated with an applied decorative material or texture;
4. Factory fabricated and finished metal framed panel construction, if the
panel materials are any of those noted in subsections (11)a.1 through 3
of this section; or
5. Glass or prefinished metal (other than unpainted galvanized iron).
a. All new building façades in the district must have seventy five percent (75%)
transparency at the ground level.
b. All facades on the first vertical 60 feet of a building (above grade) shall use
natural materials (brick, stone) facing the public realm (streets, parks,
sidewalks, pedestrian and bike corridors).
c. No building façade shall be longer than 200 feet without changing direction by
a minimum of 90 degrees.
d. Ground level must have a minimum –floor-to-floor height of 20 feet.
e. Exceptions may be made to a-d above for an affordable housing project that
has over 50% of the units considered to affordable housing as defined in
Section 36-612 (1), with the exception of the principal façade of the building
facing the public realm
b.f. All subsequent additions, exterior alterations and accessory buildings
constructed after the erection of an original building shall be constructed of
the same materials as the original building and shall be designed in a manner
conforming to the original architectural design and general appearance.
Section 11. Subsection 36-643, Requirements for building coverage, setbacks and height in
the PID Zoning District is amended to add the following:
(g) Front and Side Street Setbacks for properties in the Greater Southdale District
are subject to Sec. 36-1276
Section 12. Subsection 36-644, Special requirements in the PID Zoning District is amended as
follows:
Sec. 36-644. - Special requirements.
(11) Building design and construction. In addition to the other restrictions of this
section and article III of chapter 10, the use, construction, alteration or
enlargement of any building or structure within the Planned Industrial District shall
meet the following standards:
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5
a. All exterior wall finishes on any building shall be one or a combination of the
following:
1. Face brick;
2. Natural stone;
3. Specially designed precast concrete units, if the surfaces have been
integrally treated with an applied decorative material or texture;
4. Factory fabricated and finished metal framed panel construction, if the
panel materials are any of those noted in subsections (4)a.1 through 3 of
this section; or
5. Glass or prefinished metal (other than unpainted galvanized iron).
a. All new building façades in the district must have seventy five percent (75%)
transparency at the ground level.
b. All facades on the first vertical 60 feet of a building (above grade) shall use
natural materials (brick, stone) facing the public realm (streets, parks,
sidewalks, pedestrian and bike corridors).
c. No building façade shall be longer than 200 feet without changing direction by
a minimum of 90 degrees.
d. Ground level must have a minimum floor-to-floor height of 20 feet.
b.e. All subsequent additions, exterior alterations and accessory buildings
constructed after the erection of an original building shall be constructed
of the same materials as the original building and shall be designed in a
manner conforming to the original architectural design and general
appearance.
Section 13. Sec. 36-664. - Requirements for building coverage, setbacks and height is
amended as follows: (RMD Zoning District)
(b) Setbacks.
Front Street Side Street Interior Side Yard Rear Yard
35 feet** 35 feet** 20 feet* 20 feet*
*Or the building height, if greater.
**Front and Side Street Setbacks for properties in the Greater Southdale District are subject to
Sec. 36-1276
Section 14. DIVISION 2. - GENERAL REQUIREMENTS APPLICABLE TO ALL DISTRICTS EXCEPT
AS OTHERWISE STATED is amended to add the following:
Sec. 36-1276. – Setbacks in the Greater Southdale District
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(1) Front Street Setbacks on France Avenue between Highway 62 and Minnesota Drive and
the on York Avenue between 66th Street and 78th Street: A 50-foot setback is required
from the face of the curb to the face of building. Above a building height of 60 feet the
additional height must step back a minimum of 10 feet from the face of the building.
(2) Front Street Setbacks on streets other than France Avenue and York Avenue: A 30-foot
setback is required from the face of curb to the face of building with a building podium
height of 60 feet. Above the 60-foot height limit, additional height should step back a
minimum of 30 feet from the face of the building, to a maximum height of 105 feet. Any
height about 105 feet should step back, at minimum, anadditional 10 feet from the face
of the building.
(1) The setbacks described above are determined by existing streets and boulevards. New
streets within the boundaries of existing streets do not require a setback but instead
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must incorporate a minimum 12’-0” pedestrian walkway/landscaping araound the
building facades.
(2) All new building façades in the district must have seventy five percent (75%)
transparency at the ground level.
(3) Service requirements (trash, recycling, loading) must be contained within the building,
shielded from public realm view.
(4) All building services such as mechanical, electrical and plumbing equipment must be
contained within the building.
(5) Parking access shall not be located on principal facades facing the public realm.
Section 15. Sec. 36-612. - Conditional uses. (PCD Zoning Districts) is amended as follows:
The following are the conditional uses permitted in the PCD-1 subdistrict:
(1) PCD-1 and PCD-2 subdistricts. Multi-residential uses subject to following:
a. New rental multi-family developments containing 20-units or more shall provide
a minimum of 10% residential units at 50% area median income (AMI) or 20%
residential units at 60% AMI.
b. New for-sale developments shall provide a minimum of 10% of residential units
at AMI.
c. Rental and for-sale/owner occupied affordable units shall provide the following:
i. on-site parking (either surface or enclosed) for affordable units and the
cost related to parking must be included affordable sales price or
affordable rental rate. At least one enclosed parking space shall be
included in the purchase price of a for-sale unit in the same manner
offered to buyers of market rate units.
ii. Affordable and market rate residents will have equal access to all entries,
lobbies, elevators, parking and amenities. Examples of amenities include
storage lockers, balconies, roof decks, outdoor patios, pools, fitness
facilities, and similar unit and project features.
iii. Exterior appearance of affordable units shall be visually comparable with
market rate units in the development.
d. New rental housing will remain affordable for a minimum of 20 years and this
requirement will be memorialized by a Land Use Restrictive Covenant.
e. New for-sale or owner-occupied developments will remain affordable for a
minimum of 30 years and this requirement will be memorialized by a Land Use
Restrictive Covenant. The Land Use Restrictive Covenant will contain a provision
providing the Housing and Redevelopment Authority or Edina Housing
Foundation the right of first refusal to purchase affordable units.
f. The owners of multi-family rental housing projects subject to this Policy by
receiving financial assistance shall accept tenant-based rental housing assistance
including but not limited to Section 8 Housing Choice Vouchers, HOME tenant-
based assistance and Housing Support. Tenants with rental assistance may
occupy an affordable dwelling unit with the rent charged not exceeding the
maximum allowed by Metro HRA or the assistance provider. Furthermore, the
rent charged may not exceed the maximum allowed by the most restrictive
funding soured. This requirement will be enforced through a contract between
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the City of the project owner pursuant to which the owner will be required to
adopt business practices that promote fair housing and provide documentation
of compliance with these requirements to the City. This requirement will be
further enforced through the City’s monitoring policies and procedures.
g. Owners of City-assisted housing projects shall affirmatively market affordable
housing opportunities. All multi-family housing providers subject to this policy
must submit an Affirmative Fair Housing Marketing Plan (AFHMP) at lease every
5 years and a Survey and Certification regarding AFHMP outcomes annually.
Owners must advertise housing opportunities on HousingLink or another
medium acceptable to the City concurrent with any other public or private
advertising.
h. Recognizing that affordable housing is created through a partnership between
the City and developers, the City and/or Housing and Redevelopment Authority
will consider the following incentives for developments that provide affordable
housing:
i. Density bonuses
ii. Parking requirement reductions
iii. Tax increment financing for projects that exceed the minimum
requirement
iv. Deferred low interest loans from the Housing and Redevelopment
Authority and/or Edina Housing Foundation
v. Property Tax Abatement
i. In lieu of providing affordable housing in each new qualifying development, the
City may consider the following:
i. Dedication of existing units in Edina to 110% of what would have been
provided in a proposed new development. These units would need to be
of an equivalent quality within the determination of the City.
ii. Financial risk and participation in the construction of affordable dwelling
units of an equivalent quality by another developer on a different site
within the City.
iii. An alternative proposed by a developer that directly or indirectly
provides or enables provision of an equivalent amount of affordable
housing within the city. An alternative could be payment of a Total Buy In
(TBI) fee, a cash payment to the City in lieu of providing affordable
housing units. The TBI shall be equal to $100,000 per unit rounding up to
the next whole unit. The TBI would be due in cash or certified funds in full
to the City at the time of issuance of the building permit. A building
permit will not be issued unless the TBI is paid in full. The City Council
may allow the housing developer to pre-pay the TBI to satisfy a future
Affordable Housing Opportunity on a case-by-case basis. TBI will be
deposited into the Affordable Housing Trust Fund to be used for the
development and preservation of affordable housing.
(2) PCD-3 subdistrict.
a. Automobile agencies selling new, unused vehicles.
b. Boat or marine stores or agencies selling or displaying new, unused boats.
c. Multi-residential uses subject to following:
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iv. New rental multi-family developments containing 20 units or more shall provide
a minimum of 10% residential units at 50% area median income (AMI) or 20%
residential units at 60% AMI.
v. New for-sale developments shall provide a minimum of 10% of residential units
at AMI.
vi. Rental and for-sale/owner occupied affordable units shall provide the following:
(1) on-site parking (either surface or enclosed) for affordable units and the cost
related to parking must be included affordable sales price or affordable
rental rate. At least one enclosed parking space shall be included in the
purchase price of a for-sale unit in the same manner offered to buyers of
market rate units.
(2) Affordable and market rate residents will have equal access to all entries,
lobbies, elevators, parking and amenities. Examples of amenities include
storage lockers, balconies, roof decks, outdoor patios, pools, fitness
facilities, and similar unit and project features.
(3) Exterior appearance of affordable units shall be visually comparable with
market rate units in the development.
vii. New rental housing will remain affordable for a minimum of 20 years and this
requirement will be memorialized by a Land Use Restrictive Covenant.
viii. New for-sale or owner-occupied developments will remain affordable for a
minimum of 30 years and this requirement will be memorialized by a Land Use
Restrictive Covenant. The Land Use Restrictive Covenant will contain a provision
providing the Housing and Redevelopment Authority or Edina Housing
Foundation the right of first refusal to purchase affordable units.
ix. The owners of multi-family rental housing projects subject to this Policy by
receiving financial assistance shall accept tenant-based rental housing assistance
including but not limited to Section 8 Housing Choice Vouchers, HOME tenant-
based assistance and Housing Support. Tenants with rental assistance may
occupy an affordable dwelling unit with the rent charged not exceeding the
maximum allowed by Metro HRA or the assistance provider. Furthermore, the
rent charged may not exceed the maximum allowed by the most restrictive
funding soured. This requirement will be enforced through a contract between
the City of the project owner pursuant to which the owner will be required to
adopt business practices that promote fair housing and provide documentation
of compliance with these requirements to the City. This requirement will be
further enforced through the City’s monitoring policies and procedures.
x. Owners of City-assisted housing projects shall affirmatively market affordable
housing opportunities. All multi-family housing providers subject to this policy
must submit an Affirmative Fair Housing Marketing Plan (AFHMP) at lease every
5 years and a Survey and Certification regarding AFHMP outcomes annually.
Owners must advertise housing opportunities on HousingLink or another
medium acceptable to the City concurrent with any other public or private
advertising.
xi. Recognizing that affordable housing is created through a partnership between
the City and developers, the City and/or Housing and Redevelopment Authority
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will consider the following incentives for developments that provide affordable
housing:
(1) Density bonuses
(2) Parking requirement reductions
(3) Tax increment financing for projects that exceed the minimum requirement
(4) Deferred low interest loans from the Housing and Redevelopment Authority
and/or Edina Housing Foundation
(5) Property Tax Abatement
xii. In lieu of providing affordable housing in each new qualifying development, the
City may consider the following:
(1) Dedication of existing units in Edina to 110% of what would have been
provided in a proposed new development. These units would need to be of
an equivalent quality within the determination of the City.
(2) Financial risk and participation in the construction of affordable dwelling
units of an equivalent quality by another developer on a different site within
the City.
(3) An alternative proposed by a developer that directly or indirectly provides
or enables provision of an equivalent amount of affordable housing within
the city. An alternative could be payment of a Total Buy In (TBI) fee, a cash
payment to the City in lieu of providing affordable housing units. The TBI
shall be equal to $100,000 per unit rounding up to the next whole unit. The
TBI would be due in cash or certified funds in full to the City at the time of
issuance of the building permit. A building permit will not be issued unless
the TBI is paid in full. The City Council may allow the housing developer to
pre-pay the TBI to satisfy a future Affordable Housing Opportunity on a
case-by-case basis. TBI will be deposited into the Affordable Housing Trust
Fund to be used for the development and preservation of affordable
housing.
d. Offices, except offices allowed as a permitted accessory use.
e. All nonresidential uses that increase the FAR to more than 0.5.
Subdivision II. - Parking Spaces
Section 16. Sec. 36-1311. Minimum number required is hereby amended as follows:
(a) Single dwelling units, double dwelling units and residential townhouses. Two fully
enclosed spaces per dwelling unit. One fully enclosed space per dwelling unit for
single, double dwelling units and residential townhouses.
Section 17. This ordinance is effective immediately upon its passage.
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First Reading:
Second Reading:
Published:
Attest
Sharon Allison, City Clerk James B. Hovland, Mayor