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HomeMy WebLinkAboutOn-Hold Letter attachment - RMC 4-9-2504-9-240Hwhenavalidresidentialbuildingpermitisinforce.Thepermitmaybegrantedforuptoonehundredeighty(180)days,oruponexpirationofthebuildingpermit,whicheverfirstoccurs.(Ord.4560,11-13-1995)2.Modelhomesandtrailersusedforthepurposeofrealestatesalesand/orrentalinformation,locatedwithinthesubdivisionorresidentialdevelopmenttowhichtheypertain.3.Contractor’soffice,storageyard,andequipmentparkingandservicingonornearthesiteorinthevicinityofanactiveconstructionproject.4.Circuses,carnivals,fairs,orsimilartransientamusementorrecreationalactivities.5.Temporaryparkinglots/areas.6.ThePlanning/Building/PublicWorksAdministratorordesigneemayauthorizeadditionaltemporaryusesnotlistedinthissubsectionwhenitisfoundthattheproposedusesareinkeepingwiththeintentandpurposesofthisSection.D.SUBMITTALREQUIREMENTSANDAPPLICATIONFEES:ShallbeaslistedinRMC4-8-120C,LandUseApplications,and4-1-170,LandUseReviewFees.E.PUBLICNOTICEANDCOMMENTPERIOD:InadditiontotherequirementsofRMC4-8-090,PublicNoticeRequirements,thefollowingadditionalpublicnoticeisrequiredforatemporaryusepermitapplication:1.PublicNoticeSign:Applicantshallpostasignontheproperty.a.ContentsofSign:Adescriptionofthetemporaryuseandastatementthatthereisanapplicationforatemporaryusepermit.b.TimingforSignPosting:Saidsignshallbepostedonthesitewithinfortyeight(48)hoursofthetimeapplicationismadeandshallremainonthesiteuntiltheendoftheappealperiod.c.CityApprovalRequired:SaidsignshallmeettheapprovalofthePlanning/Building/PublicWorksAdministratororhis/herdesignee.d.FailuretoPostorMaintainSign:Failuretopostormaintainthesignshallresultindenialorrevocationofthetemporaryusepermit.e.DepositRequired:TheCitywillhavesignsavailableforapplicant’suse.Applicantshallpayatwentyfivedollar($25.00)securitydepositforthesign,whichdepositwillberefundedwhenthesignisreturnedingoodcondition.F.WAIVEROFREQUIREMENTSANDFEES:ExceptforsignrequirementsinsubsectionEofthisSection,thePlanning/Building/PublicWorksAdministratormaywaivespecificapplicationrequirementsdeterminedtobeunnecessaryforreviewofanapplication.TheAdministratormaywaivethepermitapplicationfeeforpublicserviceactivitiesandnonprofitorganizations.G.APPLICATIONPROCESSANDREVIEWAUTHORITY:ThePlanning/Building/PublicWorksAdministratorordesigneeshall,inconsultationwithappropriateCitydepartments,reviewanddecideuponeachapplicationforatemporaryusepermit.TheAdministratorordesigneemayapprove,modify,orconditionanapplicationforatemporaryusepermit.H.DECISIONCRITERIA:ThePlanning/Building/PublicWorksAdministratorordesigneemayapprove,modify,orconditionanapplicationforatemporaryusepermit,basedonconsiderationofthefollowingfactors:1.Thetemporaryusewillnotbemateriallydetrimentaltothepublichealth,safety,orwelfare,norinjurioustopropertyorimprovementsinthevicinityofthetemporaryuse;2.Adequateparkingfacilitiesandvehicleingressandegressareprovidedtoservethetemporaryuseandanyexistingusesonthesite;9-71 4-9-24013.Hoursofoperationofthetemporaryusearespecified,andwouldnotadverselyimpactsurroundinguses;4.Thetemporaryusewillnotcausenuisancefactorssuchasnoise,light,orglarewhichadverselyimpactssurroundinguses;5.Ifapplicable,theapplicanthasobtainedtherequiredright-of-wayusepermit.I.CONDITIONSOFAPPROVAL:1.General:ThePlanning/Building/PublicWorksAdministratorordesigneemayestablishconditionsasmaybedeemednecessarytoensurelandusecompatibilityandtominimizepotentialimpactsonnearbyuses.Theseinclude,butarenotlimitedto,requitingthatnoticebegiventoadjacentpropertyownerspriortoapproval,timeandfrequencyofoperation,temporaryarrangementsforparkingandtrafficcirculation,requirementforscreeningorenclosure,andguaranteesforsiterestorationandcleanupfollowingtemporaryuses.2.FacilitiesRequired:Eachsiteoccupiedbyatemporaryuseshallhaveaccesstoorprovideforrestroomfacilities(maybeatemporaryfacility)andgarbagedisposal;electricalhookupswillberequiredasneeded.J.OTHERREQUIREDPERMITS:ThetemporaryusepermitmayinitiatepermitsandinspectionsfrombothFirePreventionand/orDevelopmentServicesDivisiontoinsurethatthetemporaryuseisincompliancewithFire/BuildingCodes.K.EXPIRATIONANDEXTENSION:1.ExceptasspecifiedinsubsectionK2ofthisSection,atemporaryusepermitisvalidforuptoninety(90)calendardaysfromtheeffectivedateofthepermit,unlessthePlanning/Building/PublicWorksAdministratorordesigneeestablishesashortertimeframe.2.ThePlanning/Building/PublicWorksAdministratorordesigneemayapproveatemporaryusepermitforuptooneyearfortemporarysalesorrentalofficesinsubdivisions,multi-familyornonresidentialprojectsorotherlongertermuses.3.Amaximumofone,oneyearextensionmaybegrantedforusesreferredtoinsubsectionK2ofthisSection.L.REMOVALOFTEMPORARYUSEREQUIRED:Eachsiteoccupiedbyatemporaryuseshallbeleftfreeofdebris,litter,orotherevidenceofthetemporaryuseuponcompletionofremovaloftheuse.M.SECURITY:ThePlanning/Building/PublicWorksAdministratorordesigneemayrequiresecurityinconformancewithRMC4-9-060Ctoassurecompliancewiththeprovisionsofthetemporaryusepermitasapproved.TheamountofthesecuritywillbedeterminedbythePlanning/Building/PublicWorksAdministratorordesignee,butinnocaseshallitbelessthanonethousanddollars($1000.00).ThesecuritymaybeusedbytheCitytoabatetheuseand/orfacilities.N.PERMITREVOCATION:1.RevocationofTemporaryUsePermit:ShouldthePlanning/Building/PublicWorksAdministratorortheAdministrator’sdesigneedeterminethatinformationhasbeenprovidedtotheCitywhichwasfalse,incomplete,orhaschanged,suchthatthedecisioncriteriainsubsectionHofthisSectionareincorrect,false,orhavenotbeenmet,orthetemporaryuseactuallybeingusedisdifferentthanorgreaterthanthatappliedfor,oriftheuseitselfisanuisance,unhealthy,unsafeorposesasubstantialriskofharmtopersonsorproperty,thentheAdministratormayrevokethetemporaryusepermituponten(10)days’writtennotice,unlessanemergencyexists,inwhichcasetheAdministratormaydeclaresuchanemergencyandimmediatelyrevokethetemporaryusepermit.4-9-250VARIANCES,WAIVERS,MODIFICATIONS,ANDALTERNATES:A.PURPOSES:1.Variances:AgrantofrelieffromtherequirementsofthisTitlewhichpermitsconstructioninamannerthatotherwiseisprohibitedbythisTitle.9-72 4-9-25DB2.Waivers:(Reserved)3.Modifications:TomodifyaCoderequirementwhentherearepracticaldifficultiesinvolvedincarryingouttheprovisionsofthisTitlewhenaspecialindividualreasonmakesthestrictletterofthisCodeimpractical.(Ord.4346,3-9-1992)4.Alternates:ToallowtheuseofanymaterialormethodofconstructionnotspecificallyprescribedbythisTitle.(Ord.4346,3-9-1992)B.VARIANCEPROCEDURES:1.AuthorityandApplicability:a.HearingExaminerVariances:TheHearingExaminershallhavetheauthoritytograntvariancesfromtheprovisionsofthosesectionsofthisTitlelistedinRMC4-1-050FwheretheproposeddevelopmentrequiresorrequiredanypermitorapprovalassetforthinRMC4-1-050H,ReviewAuthorityforMultiplePermitApplications,andforvariancesfromthefollowingcriticalarearegulations:i.ProposalsLocatedwithinCriticalAreas—AquiferProtectionAreas:Ifanapplicantfeelsthatthestrictapplicationofaquiferprotectionregulationswoulddenyallreasonableuseofthepropertyorwoulddenyinstallationofpublictransportationorutilityfacilitiesdeterminedbythepublicagencyproposingthesefacilitiestobeinthebestinterestofthepublichealth,safetyandwelfare,theapplicantofadevelopmentproposalmayapplyforavariance.ii.ProposalsLocatedwithinCriticalAreas—FloodHazards:TheHearingExaminershallhearanddeciderequestsforvariancesfromthefloodhazardrequirementsofRMC4-3-050,CriticalAreasRegulations.iii.ProposalsLocatedwithinCriticalAreas—Wetlands:BufferwidthreductionsnototherwiseauthorizedbyRMC4-3-D50M6eandM6f—Category1or2.iv.ProposalsLocatedWithinCriticalAreas—General:Public!quasi-publicutilityoragencyproposingtoalteraquiferprotection,geologichazard,habitatorwetlandsregulationsnotlistedaboveorasanadministrativevariance.b.BoardofAdjustmentVariances:TheBoardofAdjustmentshallhaveauthoritytograntvariancesfromtheprovisionsofthisTitleuponapplicationtotheDevelopmentServicesDivisionwherenoapprovalorpermitisrequiredfortheproposeddevelopmentwhichmustbegrantedbytheHearingExaminerpursuanttoRMC4-1-050H.TheBoardofAdjustmentshallhavenoauthoritytovarythetermsorconditionsofanypermit,recommendationordecisionissuedbytheHearingExaminer.c.AdministrativeVariances:ThePlanning/Building/PublicWorksAdministratororhis/herdesigneeshallhavetheauthoritytograntvariancesfromthefollowingdevelopmentstandardswhennootherpermitorapprovalrequiresHearingExaminerReview:i.ResidentialLandUses:Lotwidth,lotdepth,setbacks,allowedprojectionsintosetbacks,andlotcoverage;andii.CommercialandIndustrialLandUses:Screeningofsurface-mountedequipmentandscreeningofroof-mountedequipment.iii.ProposalsLocatedWithinCriticalAreas:(1)SteepSlopesFortyPercent(40%)orGreaterandVeryHighLandslideHazards:Theconstructionofonesinglefamilyhomeonapre-existingplattedlot.(2)Wetlands:•Creation/restoration/enhancementratios:Categories1and2.9-73(Revised10100) 4-9-250B•BufferwidthreductionsnototherwiseauthorizedbyRMC4-3-O5OM6eandM6f—Category3.•Aneworexpandedsinglefamilyresidenceonanexisting,legallot,havingaregulatedCategory3wetland.(Amd.Ord.4835,3-27-2000;Ord.4851,8-7-2000)2.FilingofApplication:Apropertyowner,orhisdulyauthorizedagent,mayfileanapplicationforavariancewhichapplicationshallsetforthfullythegroundsthereforandthefactsdeemedtojustifythegrantingofsuchvariance.3.SubmittalRequirementsandApplicationFees:ShallbeaslistedinRMC4-8-12CC,LandUseApplications,and4-1-170,LandUseReviewFees.4.PublicNoticeandCommentPeriod:NoticeoftheapplicationshallbegivenpursuanttoRMC4-8-090,PublicNoticeRequirements.5.DecisionCriteria:Exceptforvariancesfromcriticalareasregulations,theReviewingOfficialshallhaveauthoritytograntavarianceuponmakingadeterminationinwritingthattheconditionsspecifiedbelowhavebeenfoundtoexist:(Amd.Ord.4835,3-27-2000)a.Thattheapplicantsuffersunduehardshipandthevarianceisnecessarybecauseofspecialcircumstancesapplicabletosubjectproperty,includingsize,shape,topography,locationorsurroundingsofthesubjectproperty,andthestrictapplicationoftheZoningCodeisfoundtodeprivesubjectpropertyownerofrightsandprivilegesenjoyedbyotherpropertyownersinthevicinityandunderidenticalzoneclassification;b.Thatthegrantingofthevariancewillnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichsubjectpropertyissituated;c.Thatapprovalshallnotconstituteagrantofspecialprivilegeinconsistentwiththelimitationuponusesofotherpropertiesinthevicinityandzoneinwhichthesubjectpropertyissituated;d.ThattheapprovalasdeterminedbytheReviewingOfficialisaminimumvariancethatwillaccomplishthedesiredpurpose.(Amd.Ord.4835,3-27-2000)6.SpecialReviewCriteria—ReasonableUseVariance—CriticalAreasRegulationsOnly:ForvariancerequestsrelatedtothecriticalareasregulationsnotsubjecttosubsectionsB7toBlOofthisSection,theReviewingOfficialmaygrantareasonableusevarianceifallofthefollowingcriteriaaremet:a.Thatthegrantingofthevariancewillnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichsubjectpropertyissituated;b.Thereisnoreasonableuseofthepropertyleftiftherequestedvarianceisnotgranted;c.Thevariancegrantedistheminimumamountnecessarytoaccommodatetheproposalobjectives;andd.Theneedforthevarianceisnottheresultofactionsoftheapplicantorpropertyowner.(Ord.4835,3-27-2000;Amd.Ord.4857,8-21-2000)7.SpecialReviewCriteriaforVariancesfromtheAquiferProtectionRegulations:Exceptforpublicorquasi-publicutilityoragencyproposalswhicharesubjecttosubsectionB10ofthisSection,theHearingExaminershallconsiderthefollowingcriteria,inadditiontothosecriteriainsubsectionsB5andB6ofthisSection,forvariancesfromaquiferprotectionregulations:a.Thattheproposedactivitieswillnotcausesignificantdegradationofgroundwaterorsurfacewaterquality;b.Thattheapplicanthastakendeliberatemeasurestominimizeaquiferimpacts,includingbutnotlimitedtothefollowing:Revised10/tI))9-74 4-9-250Bi.Limitingthedegreeormagnitudeofthehazardousmaterialandactivity;andii.Limitingtheimplementationofthehazardousmaterialandactivity;andiii.Usingappropriateandbestavailabletechnology;andiv.Takingaffirmativestepstoavoidorreduceimpacts;andc.Thattherewillbenodamagetonearbypublicorprivatepropertyandnothreattothehealthorsafetyofpeopleonorofftheproperty.(Ord.4835,3-27-2000;Amd.Ord.4851,8-21-2000)8.SpecialReviewCriteriaforVariancesfromFloodHazardRequirementsintheCriticalAreasRegulations:InlieuofthevariancecriteriaofsubsectionB5ofthisSection,thefollowingdirectivesandcriteriashallbeutilizedbytheHearingExaminerinthereviewofvarianceapplicationsrelatedtothefloodhazardrequirementsofthecriticalareasregulations:a.PurposeandIntent:Variances,asinterpretedinthenationalfloodinsuranceprogram,arebasedonthegeneralzoninglawprinciplethattheypertaintoaphysicalpieceofproperty;theyarenotpersonalinnatureanddonotpertaintothestructure,itsinhabitants,economicorfinancialcircumstances.Theyprimarilyaddresssmalllotsindenselypopulatedresidentialneighborhoods.Assuch,variancesfromthefloodelevationsshouldbequiterare.b.ReviewCriteria:Inpassinguponsuchanapplicationforavariance,theHearingExaminershallconsiderthefollowingreviewcriteria:i.Consideralltechnicalevaluations,allrelevantfactors,standardsspecifiedinothersectionsofthissection;and:(1)Thedangerthatmaterialsmaybesweptontootherlandstotheinjuryofothers.(2)Thedangertolifeandpropertyduetofloodingorerosiondamage;(3)Thesusceptibilityoftheproposedfacilityanditscontentstoflooddamageandtheeffectofsuchdamageontheindividualowner;(4)Theimportanceoftheservicesprovidedbytheproposedfacilitytothecommunity;(5)Thenecessitytothefacilityofawaterfrontlocation,whereapplicable;(6)Theavailabilityofalternativelocationsfortheproposedusewhicharenotsubjecttofloodingorerosiondamage;(7)Thecompatibilityoftheproposedusewithexistingandanticipateddevelopment;(8)Therelationshipoftheproposedusetothecomprehensiveplanandfloodplainmanagementprogramforthatarea;(9)Thesafetyofaccesstothepropertyintimesoffloodforordinaryandemergencyvehicles;(10)Theexpectedheights,velocity,duration,rateofrise,andsedimenttransportofthefloodwatersandtheeffectsofwaveaction,ifapplicable,expectedatthesite;and(11)Thecostsofprovidinggovernmentalservicesduringandafterfloodconditions,includingmaintenanceandrepairofpublicutilitiesandfacilitiessuchassewer,gas,electrical,andwatersystems,andstreetsandbridges.Generally,theonlyconditionunderwhichavariancefromtheelevationstandardmaybeissuedisfornewconstructionandsubstantialim9-75(Revised10/00) 4-9-250Bprovementstobeerectedonalotofone-half(1/2)acreorlessinsizecontiguoustoandsurroundedbylotswithexistingstructuresconstructedbelowthebasefloodlevel,providedcriteriainsubsectionB8b(i)ofthisSectionhavebeenfullyconsidered.Asthelotsizeincreasesthetechnicaljustificationrequiredforissuingthevarianceincreases.iii.Variancesmaybeissuedfornonresidentialbuildingsinverylimitedcircumstancestoallowalesserdegreeoffloodproofingthanwatertightordry-tloodproofing,whereitcanbedeterminedthatsuchactionwillhavelowdamagepotential,complieswithallothervariancecriteriaexceptsubsectionsB8b(ii),(iii)or(iv),andotherwisecomplieswithRMC4-3-05012aand12bofthegeneralstandards.iv.Variancesmaybeissuedforthereconstruction,rehabilitation,orrestorationofstructureslistedintheNationalRegisterofHistoricPlacesortheStateInventoryofHistoricPlaces,withoutregardtotheproceduressetforthinthissection.v.Variancesshallnotbeissuedwithinadesignatedfloodwayifanyincreaseinfloodlevelsduringthebaseflooddischargewouldresult.vi.Variancesshallonlybeissuedupon:(1)Ashowingofgoodandsufficientcause;(2)Adeterminationthatfailuretograntthevariancewouldresultinexceptionalhardshiptotheapplicant;(3)Adeterminationthatthegrantingofavariancewillnotresultinincreasedfloodheights,additionalthreatstopublicsafety,extraordinarypublicexpense,createnuisances,causefraudonorvictimizationofthepublicorconflictwithexistinglocallawsorordinances.(4)Adeterminationthatthevarianceistheminimumnecessary,consideringthefloodhazard,toaffordrelief.c.ConditionsofApproval:UponconsiderationofthefactorsofsubsectionB8bofthisSection,andthepurposesofthissection,theHearingExaminermayattachsuchconditionstothegrantingofvariancesasitdeemsnecessarytofurtherthepurposesofthissection.d.NoticeRequiteduponVarianceApproval:Anyapplicanttowhomavarianceisgrantedshallbegivenwrittennoticethatthestructurewillbepermittedtobebuiltwithalowestfloorelevationbelowthebasefloodelevationandthatthecostoffloodinsurancewillbecommensuratewiththeincreasedriskresultingfromthereducedlowestfloorelevation.e.Records:TheDepartmentAdministratororhis/herdesignee,theBuildingOfficialshallmaintaintherecordsofallvarianceactionsandreportanyvariancestotheFederalInsuranceAdministrationuponrequest.(Ord.4835,3-27-2000;Amd.Ord.4851,8-7-2000)9.SpecialReviewCriteria—SingleFamilyResidenceonaLegalLotwithaCategory3Wetland:InlieuofthecriteriashowninsubsectionsB5andB6ofthisSection,avariancemaybegrantedfromanywetlandrequirementinthecriticalareasregulationsforasinglefamilyresidencetobelocatedonanexistinglegallotifallofthefollowingcriteriaaremet:a.Theproposalistheminimumnecessarytoaccommodatethebuildingfootprintandaccess.Innocase,however,shalltheimpervioussurfaceexceedfivethousand(5,000)squarefeet,includingaccess.OtherwisethealterationshallbereviewedasaHearingExaminervarianceandsubjecttothereviewcriteriaofsubsectionB6ofthisSection;b.Accessislocatedsoastohavetheleastimpactonthewetlandanditsbuffer;(Revised10/00)9-76 4-9-250Bc.Theproposalpreservesthefunctionsandvaluesofthewetlandstothemaximumextentpossible;d.Theproposalincludeson-sitemitigationtothemaximumextentpossible;e.Theproposalfirstdevelopsnonwetlandarea,thenthewetlandbuffer,beforethewetlandareaitselfisdeveloped;f.Theproposedactivitieswillnotjeopardizethecontinuedexistenceofendangered,threatenedorsensitivespeciesaslistedbytheFederalgovernmentortheState;andg.TheinabilitytoderivereasonableeconomicuseofthepropertyisnottheresultofactionssegregatingordividingthepropertyandcreatingtheundevelopableconditionaftertheeffectivedateofthisSection.fOrd.4835,3-27-2000;Amd.Ord.4851,8-7-2000)10.SpecialReviewCriteria—Public!Quasi-PublicUtilityorAgencyAlteringAquiferProtection,GeologicHazard,Habitat,orWetlandRegulations:InlieuofthevariancecriteriaofsubsectionB5ofthisSection,applicationsbypublic!quasi-publicutilitiesoragenciesproposingtoalteraquiferprotection,geologichazard,habitat,streamandlakeorwetlandregulationsshallbereviewedforcompliancewithallofthefollowingcriteria:a.PublicpolicieshavebeenevaluatedandithasbeendeterminedbytheDepartmentAdministratorthatthepublic’shealth,safety,andwelfareisbestserved;b.EachfacilitymustconformtotheComprehensiveLandUsePlanandwithanyadoptedpublicprogramsandpolicies;c.Eachfacilitymustserveestablished,identifiedpublicneeds;U.Nopracticalalternativeexiststomeettheneeds;e.Theproposedactiontakesaffirmativeandappropriatemeasurestomini-mizeandcompensateforunavoidableimpacts;f.Theproposedactivityresultsinnonetlossofregulatedwetlandarea,value,orfunctioninthedrainagebasinwherethewetlandislocated;g.Theproposedactivitieswillnotjeopardizethecontinuedexistenceofendangered,threatenedorsensitivespeciesaslistedbytheFederalgovernmentortheState;h.Thattheproposedactivitieswillnotcausesignificantdegradationofgroundwaterorsurfacewaterquality;andi.TheapprovalasdeterminedbytheHearingExaminerisaminimumvariancethatwillaccomplishthedesiredpurpose.(Ord.4835,3-27-2000;Amd.Ord.4851,8-7-2000)17.ContinuationofPublicHearing:Ifforanyreasontestimonyinanymannersetforpublichearing,orbeingheard,cannotbecompletedondatesetforsuchhearing,thepersonpresidingatsuchpublichearingormeetingmay,beforeadjournmentorrecessofsuchmattersunderconsideration,publiclyannouncethetimeandplacetoandatwhichsaidmeetingwillbecontinued,andnofurthernoticeofanykindshallberequired.fOrd.3463,8-11-1980;Amd.Ord.4648,1-6-1997;Ord.4835,3-27-2000)12.BoardofAdjustmentDecisionProcess:a.BoardofAdjustmentShallAnnounceFindingsandDecisions:Notmorethanthirty(30)daysaftertheterminationoftheproceedingsofthepublichearingonanyvariance,theBoardofAdjustmentshallannounceitsfindingsanddecision.Ifavarianceisgranted,therecordshallshowsuchconditionsandlimitationsinwritingastheBoardofAdjustmentmayimpose.b.NoticeofDecisionofBoardofAUjustment:Followingtherenderingofadecisiononavarianceapplication,acopyofthewrittenorderbytheBoardofAdjustmentshallbemailedtotheappli9-77(Revised10/(X)) 4-9-250CcantattheaddressshownontheapplicationandfiledwiththeBoardofAdjustmentandtoanyotherpersonwhorequestsacopythereof.c.Reconsideration:(Reserved)d.RecordofDecision:WheneveravarianceisapprovedbytheBoardofAdjustment,theBuildingDepartmentshallforthwithmakeanappropriaterecordandshallinformtheadministrativedepartmenthavingjurisdictionoverthematter.(Amd.Ord.4835,3-27-2000)13.ConditionsofApproval:TheReviewingOfficialmayprescribeanyconditionsuponthevariancedeemedtobenecessaryandrequired.(Amd.Ord.4835,3-27-2000)14.Finalization:(Reserved)15.ExpirationofVarianceApproval:AnyvariancegrantedbytheReviewingOfficial,unlessotherwisespecitiedinwriting,shallbecomenullandvoidintheeventthattheapplicantorownerofthesubjectpropertyforwhichavariancehasbeenrequestedhasfailedtocommenceconstructionorotherwiseimplementeffectivelythevariancegrantedwithinaperiodoftwo(2)yearsaftersuchvariancehasbeenissued.Forpropercauseshown,anapplicantmaypetitiontheReviewingOfficialduringthevarianceapplicationreviewprocess,foranextensionofthetwo(2)yearperiod,specifyingthereasonstherefor.Thetimemaybeextendedbutshallnotexceedoneadditionalyearinanyevent.(Amd.Ord.4835,3-27-2000;Ord.4851,8-7-2000)16.ExtensionofApproval:Forpropercauseshown,anapplicantmaypetitiontheReviewingOfficialforanextensionoftheapprovedexpirationperiodestablishedpersubsectionD15ofthisSectionpriortotheexpirationofthetimeperiod,specifyingthereasonstherefor.TheReviewingOfficialmayextendthetimelimit,butsuchextensionshallnotexceedoneadditionalyearinanyevent.(Ord.3463,8-11-1980;Amd.Ord.4648,1-6-1997;Ord.4835,3-27-2000;Ord.4851,8-7-2000)C.WAIVERPROCEDURES:1.AuthorityforWaiver,General:(Reserved)2.AuthorityforWaiverofStreetImprovements:TheBoardofPublicWorksmaygrantwaiveroftheinstallationofstreetimprovementssubjecttothedeterminationthatthereisreasonablejustificationforsuchwaiver.3.ApplicationandFee:Anyapplicationforsuchawaivershallspecifyindetailthereasonforsuchrequestedwaiverandmaycontainsuchevidenceincludingphotographs,maps,surveysasmaybepertinentthereto.TheapplicationfeeshallbeasspecifiedinRMC4-1-170,LandUseReviewFees.4.DecisionCriteria,General:(Reserved)5.DecisionCriteriaforWaiversofStreetImprovements:Reasonablejustificationshallincludebutnotbelimitedtothefollow-ing:a.Requiredstreetimprovementswillalteranexistingwetlandsorstream,orhaveanegativeimpactonashoreline’sarea.b.Existingsteeptopographywouldmakerequiredstreetimprovementsinfeasible.c.Requiredstreetimprovementswouldhaveanegativeimpactonotherproperties,suchasrestrictingavailableaccess.d.Therearenosimilarimprovementsinthevicinityandthereislittlelikelihoodthattheimprovementswillbeneededorrequiredinthenextten(10)years.e.Innocaseshallawaiverbegrantedunlessitisshownthattherewillbenodetrimentaleffectonthepublichealth,safetyorwelfareiftheimprovementsarenotinstalled,andthattheimprovementsarenotneededforcurrentorfuturedevelopment.(Revised10)00)9-78 4-9-250DD.MODIFICATIONPROCEDURES:1.ApplicationTimeandDecisionAuthority:Modificationfromstandards,eitherinwholeorinpart,shallbesubjecttoreviewanddecisionbythePlanning/Building/PublicWorksDepartmentuponsubmittalinwritingofjurisdictionforsuchmodification.(Amd.Ord.4777,4-19-1999)2.DecisionCriteria:WhenevertherearepracticaldifficultiesinvolvedincarryingouttheprovisionsofthisTitle,theDepartmentAdministratormaygrantmodificationsforindividualcasesprovidedhe/sheshallfirstfindthataspecificreasonmakesthestrictletterofthisCodeimpractical,andthatthemodificationisinconformitywiththeintentandpurposeofthisCode,andthatsuchmodification:a.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment;andb.Willnotbeinjurioustootherproperty(s)inthevicinity;andc.ConformtotheintentandpurposeoftheCode;andd.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;ande.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.(Ord.4517,5-8-1995)3.AdditionalDecisionCriteriaOnlyforCentersResidentialDemonstrationDistrict:ForamodificationtospecialdevelopmentstandardsintheCentersResidentialDemonstrationDistrictRMC4-3-120B3,theDepartmentshallrelyontherecommendationscontainedwithinthereportondesigncriteriaformodificationspreparedbytheEconomicDevelopment,NeighborhoodsandStrategicPlanningAdministratorordesigneeasthebasisforapprovalordenialoftherequest.InadditiontothecriteriainsubsectionD2ofthisSection,therequestformodificationintheCentersResidentialDemonstrationDistrictshallmeetallofthefollowingcriteria:a.Projectusesamodifiedstreetgridsystemwheremostbuildingsfrontonastreet.Wherenopublicstreetsexist,aprivatestreetgridsystemwithintheprojectisprovided.b.ProjectorientsresidentialdevelopmentstotheStreetandhasprimarybuildingentriesfacingthestreet.Entriesareidentifiedwithaprominentfeatureordetail.c.Parkinggaragesaredesignedinawaywhichdoesnotdominatethefacadeoftheresidentialbuilding.Whengaragesmustbelocatedwithvehicularaccessinthefrontduetophysicalconstraintsoftheproperty,theyaresteppedbackfromthefacadeofthebuilding.U.Parkinglotsareorientedtominimizetheirvisualimpactonthesiteandaredesignedsothatthesizeandlandscapingsupporttheresidentialcharacterofthedevelopmentsincontrasttoadjacentcommercialareas.e.ProjectprovidesdirectpedestrianaccessfromtheStreetfrontingthebuildingandtromthebackwhereparkingislocated.f.Walkwaysthroughparkingareasarewelldefinedandprovideaccessfrompublicsidewalksintothesite.Walkwaywidthisaminimumoffivefeet(5’).Payers,changesincolor,textureorcompositionofpavingareused.g.Pedestrianconnectionsareprovidedtothesurroundingneighborhood.h.Distinctivebuildingdesignisprovided.Nosinglearchitecturalstyleisrequired,however,relianceonstandardized‘corporate”or“franchise”styleisdiscouraged.i.Exteriormaterialsareattractiveevenwhenviewedupclose.Thesematerialshavetexture,pattern,orlendthemselvestoahighlevelofqualityanddetailing.j.Aconsistentvisualidentityisappliedtoallsidesofbuildingswhichcanbeseenbythegeneralpublic.9-79(Revised10/tX)) 4-9-250Ek.Asuperiorlevelofqualityisprovidedformaterials,detailingandwindowplacement.I.Atleastoneofthefollowingfeaturesisincorporatedinstructurescontainingthree(3)ormoreattacheddwellings:fi)Foreachdwellingunit,provideatleastonearchitecturalprojectionnotlessthantwofeet(2’)fromthewallplaneandnotlessthanfourfeet(4’)wide,or(H)Incorporatebuildingmodulationtoreducetheoverallbulkandmassofbuildings,or(iii)Verticalandhorizontalmodulationofrootlinesandfacadesofaminimumoftwofeet(2’)atanintervalofaminimumoffortyfeet(40’)onabuildingfaceoranequivalentstandardwhichaddsinterestandqualitytotheproject.fOrd.4777,4-19-1999)4.AdditionalDecisionCriteriaOnlyforCenterOfficeResidential3(COR3)Zone:ForamodificationtospecialupperstorysetbackstandardsintheCOR3Zone.RMC42-12DB,theDepartmentshallrelyontherecommendationscontainedwithintheReportonDesignCriteriaforModificationspreparedbytheEconomicDevelopment,NeighborhoodsandStrategicPlanningAdministratorordesigneeasthebasisforapprovalordenialoftherequest.InadditiontothecriteriainsubsectionD2ofthisSection,therequestformodificationintheCOR3Zonerequirementsforupperstorysetbacksshallmeetallofthefollowingcriteria:a.Incomparisontothestandardupperstorysetbacks,theproposedbuildingdesignwillachievethesameorbetterresultsintermsofsolaraccesstothepublicshorelinetrails/openspaceandpubliclyaccessibleplazas;thebuildingwillallowaccesstosunlightalongthepublictrail!openspacesystemandplazasabuttingtheshorelineduringdaytimeandseasonalperiodsprojectedforpeakutilizationbypedestrians.b.Thebuildingwillcreateastepinperceivedheight,bulkandscaleincomparisontobuildingssurroundingthesubjectbuilding.(Amd.Ord.4802,10-25-1999)E.ALTERNATEPROCEDURES:1.Authority:TheprovisionsofthisTitlearenotintendedtopreventtheuseofanymaterialormethodofconstructionoraquiferprotectionnotspecificallyprescribedbythisTitle,providedanyalternatehasbeenapprovedanditsuseauthorizedbythePlanning/Building/PublicWorksAdministrator.2.DecisionCriteria:TheAdministratormayapproveanysuchalternate,providedhe/shefindsthattheproposeddesignand/ormethodologyissatisfactoryandcomplieswiththeprovisionsofthisTitleandthatthematerial,methodorworkofferedis,forthepurposeintended,atleasttheequivalentofthatprescribedinthisTitleinsuitability,strength,effectiveness,durability,safety,maintainabilityandenvironmentalprotection.(Amd.Ord.4851,8-7-2000)3.Substantiation:TheDepartmentAdministratorshallrequirethatsufficientevidenceorproofbesubmittedtosubstantiate‘—lilyL.Ir1lIiI,ilirilIll,1YLiLIllrllJiIIiJrlliilliiiISuse.(Amd.Ord.4851,8-7-2000)4.RecordofDecision:ThedetailsofanyactiongrantingapprovalofanalternateshallbewrittenandenteredinthefilesoftheCodeenforcementagency.(Ord.4367,9-14-1992)4-9-260VIOLATIONSOFTHISCHAPTERANDPENALTIES:PenaltiesforanyviolationsofanyoftheprovisionsofthisChaptershallbeinaccordwithchapter1-3RMC.(Ord.4722,5-11-1998;Ama.Ord.4856,8-21-2000)(RevisedJO/tI))9-80