C4B -Ref- Planning Board - Establish Demolition Procedures For Properties In CMBMIAMIBEACH
City of Miomi Beoch, l700 Convention Cenier Drive, Miomi Beoch, Florido 33 139, www.miomibeochfl.gov
COMMISSION MEMORANDUM
Mayor Philip Levine and Members oflthe City C
FROM: Jimmy L. Morales, City Manager
DATE: November 19,2014
SUBJECT: REFERRAL TO THE PLANNING BQARD -
PROPOSED AMENDMENTS TO THE LAND DEVELOPMENT REGULATIONS
TO ESTABLISH DEMOLITION PROCEDURES FOR ALL PROPERTIES !N THE
Gtw
ADMINISTRATION RECOMMEN DATION
Refer an Ordinance Amendment to the Planning Board for consideration and recommendation.
BAGKGROUND
On March 11,2014, the Historic Preservation Board (HPB) discussed the issuance of demolition
permits for structures located outside of local historic districts. The Land Development Regulations
(LDRs) of the City Code do not currently provide for any formal demolition process or procedure
when a total demolition permit is requested for any commercial or multi-family structure which is
not locally designated, or within a locally designated historic district. The HPB requested that the
Mayor and City Commission consider having the Administration develop a formal process to be
included in the LDRs, which outline a procedure for the review of demolition permits for potentially
architecturally significant structures which are not locally designated.
On April 23,2014, at the request of the Historic Preservation Board, the City Commission referred
this request to the Land Use and Development Committee. On June 12, 2014, the Land Use
Committee discussed the proposal, and recommended that the City Commission refer an
Ordinance Amendment to the Planning Board. On July 23, 2014, the City Commission referred an
Ordinance Amendment to the Planning Board, which incorporated the following:
1. Modifications to Sectionl42-108(0(2) and Section 1 18-564(0(6) to eliminate any conflict
with the Florida Building Code, including the benchmarks proposed herein.
2. Modifications to the LDR's that include formal demolition rules and procedures for all
structures which are not historically designated and not located within a single family zoning
district.
3. Creation of a definition for'Phased Building Permit'.
4. Establishment of procedures for the removal of specimen trees.
On September 10, 2014, the City Commission took the following actions regarding this item:
Agenda ltem C?8
Date //-/?//90
Commission Memorandum
Referral to Planning Board - Demolition Procedures Ordinance
November 19, 2014 Page 2 of 5
1. ltem C4L: At the request of Commissioner Weithhorn, a referral to the Land Use &
Development Committee to revise a proposed amendment to the Land Development
Regulations to establish demolition procedures for all properties in the City. As part of this
referral, Commissioner Grieco requested that a requirement for the recycling of material
generated by demolished homes be explored.
2. ltem C4N: At the request of Commissioner Wolfson, direction and authorization was given
for the City Manager to withdraw Planning Board File No. 2199 concerning a proposed
ordinance to establish demolition procedures outside of historic districts, and refer the
Ordinance back to the Land Use and Development Committee (LUDC) to discuss the
potential impact on property rights.
On October 1, 2014, the Land Use Committee discussed the item and recommended that the City
Commission re-refer Ordinance Amendments to the Planning Board incorporating the following:
1. Modifications to Sectionl42-108(0(2) and Section 118-564(0(6) to eliminate any conflict
with the Florida Building Code, including the benchmarks proposed herein.
2. Modifications to the LDR's that include formal demolition rules and procedures for all
structures which are not historically designated and not located within a single family zoning
district.
3. Creation of a definition for'Phased Building Permit'.
4. A requirement for the posting of any single family property where the demolition of a home
is proposed.
5. A requirement for the recycling of material generated by demolished homes.
6. Further study and evaluation of procedures for the removal of specimen trees.
On October 22,2014, the City Commission deferred the item to a date certain of November 19,
2014, in order for the Administration to address concerns pertaining to Phased Building Permits
and to provide copies of the proposed Ordinance.
The sponsor for the subject legislation is Commissioner Joy Malakoff.
ANALYSIS
Currently, the Land Development Regulations (LDRs) in the City Code do not provide a process for
the approval of a demolition permit, with the exception of structures that satisfy one of the
following:
o The structure is located within the boundaries of a Local Historic District;. The structure is an individually designated Historic Site or Historic Structure;. The structure has been determined to be an Architecturally Significant Single Family Home
constructed prior to 1942.
On April 10, 2002, the City Commission adopted an Ordinance establishing demolition procedures
for single family homes which were constructed prior to 1942 and determined to be architecturally
significant, which would require Design Review Board approval for the new construction. Further
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Commission Memorandum
Referral to Planning Board - Demolition Procedures Ordinance
November 19, 2014 Page 3 of 5
City Code Section 118-108(0(2) requires that a full building permitfor new construction be issued
prior to the issuance of a total demolition permit.
Further, all structures located within local historic districts or individually designated as historic sites
or historic structures, are required to obtain a Certificate of Appropriateness for Demolition from the
Historic Preservation Board and be issued a full building permit for the new construction, prior to
the issuance of a demolition permit. City Code Sec. '1 18-564(0(6) states:
A building permit shall not be issued for the demolition of any building, structure, improvement,
landscape feature, public interior or site individually designated in accordance with sections 118-
591, 118-592 and 118-593, or located within an historic district until the new or replacement
construction for the property has been approved and a full building permit for the new construction
has been issued.
Additionally, the Administration would note that the Historic Preservation Board has the discretion
to waive this requirement for structures classified as 'Non-Contributing'.
With regard to the above noted City Code requirements for a obtaining a demolition permit,
Planning Staff has been made aware that this regulation is in conflict with procedures set forth in
the Florida Building Code (FBC), which require the demolition of a structure prior to the issuance of
a permit for new construction that would replace the structure in its entirety.
The Administration believes that the concept and policy of requiring Design Review Board approval
and the issuance of a full building permit for proposed new construction prior to the issuance of a
total demolition permit is in the best interest of the City. Due to this conflict, however, the
Administration would recommend minor modifications to the current demolition procedures set forth
in the LDR's.
First, the Administration would recommend that the existing applicable code sections (Sec. 142-
108(0(2), for pre-1942 single family homes and Sec. 118-564(0(6), for historic properties) be
modified to allow a total demolition permit to be issued prior to the issuance of a full building
permit. However, the Administration would suggest that certain minimum benchmarks be achieved
prior to the issuance of a demolition permit. These benchmarks would include:
1. The issuance of a building permit process number for new construction; and
2. The building permit application and all required plans for the new construction shall be
reviewed and approved by the Planning Department; and
3. All applicable fees for the new construction shall be paid, including but not limited to,
building permit and impact fees, as well as applicable concurrency and parking impact
fees.
These benchmarks represent a significant investment of resources, which would significantly
reduce property speculation.
Second, the Administration would recommend that formal demolition rules and procedures, similar
to those set forth in the single family home development regulations, be introduced within the Land
Development Regulations, for all buildings located within the City, which are not individually
designated historic or located within a local historic district. These rules and procedures could
utilize the same benchmarks noted above and would be located within a more general are of the
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Commission Memorandum
Referral to Planning Board - Demolition Procedures Ordinance
November 19, 2014 Page 4 of 5
Land Development Regulations.
As it pertains to single family homes, a previous recommendation of the Land Use Committee was
to require the posting of any single family property where the demolition of a home is proposed.
This would apply, primarily to properties with existing homes constructed after the year 1942.
Currently, any home built before 1942 already has a posting requirement as part of either DRB
review, or as part of any formal determination for Architectural Significance.
As part of the revised Tree Ordinance, currently pending before the City Commission, the initial
procedures for the removal of large, specimen trees are designed to be as follows:
1. When a new application for tree removal/relocation is sought as part of new construction or
a demolition project, an official tree survey will be required to be submitted by the property
owner/applicant to the Public Works Department showing any proposed impacts to tree
resources onsite.
2. The survey would then be reviewed by Public Works Staff (Urban Forester and or
designee) for accuracy and scope to determine if the proposed activities can proceed or
need revisions.
ln addition to this new procedure, as part of the single family demolition permitting process, specific
conditions can be inserted stating that a Greenspace Management Division plan review shall be
required and a tree work permit shall be obtained from the City prior to any existing tree or palm
removals, relocations or impacts onsite.
ln summary, a defined set of predictable rules and procedures for demolition would allow for
consistency with the applicable building code. lt would also discourage the demolition of viable
structures for speculation and prevent an excess of vacant lots. Finally, it should be noted that
none of the changes suggested herein would limit or impact the ability of the Building Official to
exercise discretion under the Florida Building Code to issue Emergency Demolition Orders.
UPDATE
At the October 22, 2014 meeting, the City Commission requested that copies of the draft
Ordinance be provided for review. The Commission also requested that the Administration review
the potential impact of the Ordinance on the issuance of Phased Building Permits, particularly for
non-residential projects. The attached Ordinance has been modified to address the issues raised
at the October 22, 2014 Commission meeting, including the impacts on Phased Development
Permits for non-residential properties.
CONCLUSION
ln accordance with the October 1,2014 recommendation of the Land Use and Development
Committee, the Administration recommends that the Mayor and the City Commission refer the
attached Ordinance Amendments to the Planning Board, which incorporates the following:
1. Modifications to Sectionl42-108(0(2) and Section 118-564(0(6) to eliminate any conflict
with the Florida Building Code, including the benchmarks proposed herein.
2. Modifications to the LDR's that include formal demolition rules and procedures for all
structures which are not historically designated and not located within a single family zoning
district.
3. Creation of a definition for'Phased Building Permit'.
93
Commission Memorandum
Referral to Planning Board - Demolition Procedures Ordinance
November 19,2014 Page Sof 5
4. A requirement for the posting of any single family property where the demolition of a home
is proposed.
5. A requirement for the recycling of material generated by demolished homes.
6. Further study and evaluation of procedures for the removal of specimen trees.
JLMM
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DEMOLITION PROCEDURES OUTSIDE OF HISTORIC DISTRICTS
ORDINANCE NO.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE C!ry OF
MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE CITY CODE, BY AMENDING CHAPTER 114,.,GENERAL PROVISIONS," SECTION 114.1, "DEFINITIONS," BY !NCLUDING A
DEFINITION FOR A PHASED BUILDING PERMIT; BY AMENDING CHAPTER
142, "ZONING DISTRICTS AND REGULATIONS," ARTICLE II, ..DISTRIGT
REGULATIONS," DIVISION 2, "RS.1, RS.2, RS.3, RS4 SINGLE.FAMILY
RESIDENTIAL DISTRICTS," SECTION 142.108, ..PROVISIONS FOR THE
DEMOLITION OF SINGLE.FAMILY HOMES LOCATED OUTSIDE OF HISTORIC
DISTRICTS;,, BY AMENDING THE REQUIREMENTS AND PROCEDURES FOR
THE ISSUANCE OF A DEMOLITION PERMIT AND BY MODIFYING THE
CRITERIA TO OBTAIN A DEMOLITION PERMIT PRIOR TO THE ISSUANCE OF
A FULL BUILDING PERMIT FOR ARCHITECTURALLY SIGNIFICANT PRE.1942
SINGLE FAMILY HOMES; BY AMENDING CHAPTER 142, "ZONING DISTRIGTSAND REGULATIONS," ARTICLE IV, "SUPPLEMENTARY DISTRICT
REGULATIONS," BY CREATING DIVISION 8, ''DEMOLITION RULES AND
PROCEDURES," TO ESTABLISH FORMAL DEMOLITION RULES AND
PROCEDURES FOR STRUCTURES THAT ARE NOT LOCATED WITHIN A
LOCAL HISTORIC DISTRICT, THAT ARE NOT INDIVIDUALLY DESIGNATED AS
AN HISTORIC SITE, THAT ARE NOT INDIVIDUALLY DESIGNATED AS AN
HISTORIC STRUCTURE OR THAT ARE NOT ARCHITECTURALLY SIGNIFICANT
PRE-I942 SINGLE'FAMILY HOMES; PROVIDING FOR CODIFICATION;
REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.
WHEREAS, the City of Miami Beach has the authority to enact laws which
promote the public health, safety and general welfare of its citizens; and
WHEREAS, the City of Miami Beach Land Development Regulations ("LDRs")
provides for the regulation of land within the City; and
WHEREAS, the City's LDRs do not currently provide for any formal demolition rules
or procedures when a total demolition permit is requested for any structure that is not
located within the boundaries of a Local Historic District, individually designated as an
Historic Site or Historic Structure or has been determined to be an Architecturally Significant
Pre-1942 Single Family Home, located within a Single Family Zoning District; and
WHEREAS, it is appropriate for the City to adopt criteria in the LDRs by which formal
demolition rules and procedures are codified for all structures located within the City and
can be used by the Planning Department Staff in the review of demolition permits; and
WHEREAS, it is appropriate to update the definitions in the LDRs to include a
definition of a Phased Building Permit; and
WHEREAS, the amendments set forth below are necessary to accomplish
the above objectives.
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NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION
OF THE CIry OF MIAMI BEACH, FLORIDA:
SEGTION 1. The Miami Beach City Code, Chapter 114, "General Provisions," Section 114-
1, "Definitions," is hereby amended as follows:
Sec. 1 14-1. Detinitions.
The following words, terms and phrases when used in this subpart B, shall have the
meanings ascribed to them in this section, except where the context clearly indicates a
different meaning:
Phased buldino permff, means a permit issued bv the desiqnated buildinq official. desionee
or authorized aoencv or department of the citv, which allows for the construction of
foundations or anv other part of a buildino or structure to be erected. constructed.
demolished, altered. moved. converted. extended. enlarqed. or used. for anv purpose. in
conformitv with applicable codes and ordinances before the construction documents for the
whole buildinq or structure have been submitted. The holder of such permit for the
foundation or other parts of a buildinq or structure shall proceed at the holder's own risk with
the buildinq operation and without assurance that a permit for the entire structure will be
qranted.
SEGTION 2. That Chapter 142, "Zoning Districts and Regulations," Article ll, "District
Regulations," Division 2, "Single Family Residential Districts," of the Land Development
Regulations of the Code of the City of Miami Beach, Florida is hereby amended as follows:
DIVISION 2. RS-l, RS-2, RS-3, RS,4 SINGLE-FAMILY RESIDENTIAL DISTRIGTS
Sec. 142-108. - Provisions for the demolition of single-family homes located outside
of historic districts.
lssuance of demolition permits for architecturally significant homes and homes
constructed after 1 942.
(1) Emergency demolition orders. This section shall not supersede the
requirements of the applicable building code with regard to unsafe structures
and the issuance of emergency demolition orders, as determined by the
building official.
(2) A demolition permit for the total demolition of an architecturally significant
single-family home constructed prior to 1942, shall not be issued unless a{uJl
all of the followinq
criteria are satisfied:
a. the issuance of a buildino permit process number for new
construction:
(0
2
96
b. the buildinq permit application and all required plans for the new
construction shall be reviewed and approved bv the Planninq
Department:
c. all applicable fees for the new construction shall be paid, includinq but
not limited to. buildino permit and impact fees. as well as applicable
concurrencv and parkinq impact fees.
(3) A demolition permit for the total demolition of a sinqle-familv home constructed
after 1942 shall not be issued for a period of 10 davs after the subiect propertv
has been posted.
SECTION 3. The Miami Beach City Code, Chapter 142, "Zoning Districts and Regulations",
Article lV, "Supplementary District Regulations", Division 8, "Demolition Rules and
Procedures" is hereby created as follows:
DIVISION 8. DEMOLITION RULES AND PROCEDURES
Sec. 1 42-1221 . Puroose.
The purpose of this section is to establish formal demolition rules and procedures for
structures citv wide.
Sec. 1 42- 1 222. Aoolicabilitv .
This division shall applv to all structures located in a CD-1, CD-2. CD-3, TC-1. TC-2. TC-3,
RM-1, RM-2 and RM-3 districts. which are not located within a local historic district. not
individuallv desionated as an historic site. not lndividuallv desionated as an historic structure
or not architecturallv sionificant pre-1942 sinole familv homes located within a Sinole Familv
Zoninq District.
Sec. 142-1223. Rules and Procedures
Notwithstandino the development requlations contained in chapters 118 and 142. the
followino shall applv to all structures, with the exception of accessorv buildinqs and
accessorv structures. located within the Citv:
(a) Prior to the issuance of a permit for the total demolition of a structure specified in
section 142-1222. the followino criteria shall be satisfied:
(1) A replacement proiect for the propertv shall be reviewed and approved bv the
Desion Review Board.
(2) A buildino permit process number for the replacement proiect shall be issued:(2) The buildino permit apolication and required plans for the reolacement proiect
shall be reviewed and aoproved bv the Planninq Department:
(3) All applicable fees for the reolacement proiect shall be paid. includino but not
limited to. buildino permit and impact fees. as well as applicable concurrencv
and parkino impact fees.
(b) Emerqencv demolition orders. This section shall not supersede the reouirements of
the applicable buildino code with reqard to unsafe structures and the issuance of
emerqencv demolition orders. as determined bv the buildino official.
97
SECTION 4. REPEALER.
All ordinances or parts of ordinances and all section and parts of sections in conflict
herewith be and the same are hereby repealed.
SECTION 5. CODIFICATION.
It is the intention of the City Commission, and it is hereby ordained that the
provisions of this ordinance shall become and be made part of the Code of the City of Miami
Beach as amended; that the sections of this ordinance may be renumbered or relettered to
accomplish such intention; and that the word "ordinance" may be changed to "section" or
other appropriate word.
SECTION 6. SEVERABILITY.
lf any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 7. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this day of 2015.
ATTEST:
MAYOR
CITY CLERK
First Reading:
Second Reading:
APPROVED AS TO
FORM AND LANGUAGE
& FOR EXECUTION
City Attorney Date
First Reading: _,2015
Second Reading: _,2015
Verified by:
Thomas R. Mooney, AICP
Planning Director
Underscore denotes new language
S+rike+nreush denotes deleted language
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4
98
DEMOLITION PROCEDURES FOR HISTORIC STRUCTURES
ORDINANCE NO.
AN ORDINANCE OF THE MAYOR AND GITY COMMISSION OF THE CITY OF MIAMI
BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE
CITY GODE, BY AMENDING CHAPTER 118, "ADMINISTRATION AND REVIEW
PROCEDURES," ARTICLE X, "HISTORIG PRESERVATION," DIVISION 3, ,,ISSUANCE
OF CERTIFICATE OF APPROPRIATENESS/CERTIFICATE TO DIG/CERTIFICATE OF
APPROPRIATENESS FOR DEMOLITION," SECTION 1 1 8.563, "REVIEW PROCEDURE;''
AND BY AMENDING SECTION 118.564, "DECISIONS ON CERTIFICATES OF
APPROPRIATENESS;,, BY AMENDING THE PROCEDURES FOR THE ISSUANCE OF A
DEMOLITION PERMIT, BY ESTABLISHING CRITERIA TO OBTAIN A DEMOLITION
PERMIT PRIOR TO THE ISSUANCE OF A FULL BUILDING PERMIT FOR STRUCTURES
THAT ARE LOCATED WITHIN LOCAL HISTORIC DISTRICTS, INDIVIDUALLY
DESIGNATED AS AN HISTORIG SITE OR INDIVIDUALLY DESIGNATED AS AN
HISTORIC STRUGTURE; PROVIDING FOR CODIFICATION; REPEALER;
SEVERABILITY; AND AN EFFECTIVE DATE.
WHEREAS, the City of Miami Beach has the authority to enact laws which
promote the public health, safety and generalwelfare of its citizens; and
WHEREAS, the City of Miami Beach Land Development Regulations ("LDRs")
provides for the regulation of land within the City; and
WHEREAS, the City's LDRs requirement to obtain a full building permit for
replacement construction prior to the issuance of a demolition is in conflict with procedures
set forth in the Florida Building Code (FBC), which requires demolition prior to the issuance
of a permit for construction; and
WHEREAS, the amendments set forth below are necessary to accomplish
the above objectives.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION
OF THE CIry OF MIAM! BEAGH, FLORIDA:
SECTION 1. That Chapter 1 18, "Administration and Review Procedures," Article X, "Historic
Preseryation," Division 3, "lssuance of Certificate of Appropriateness/Certificate to
Dig/Certificate of Appropriateness for Demolition," of the Land Development Regulations of
the Code of the City of Miami Beach, Florida is hereby amended as follows:
DIVISION 3. ISSUANCE OF CERTIFICATE OF APPROPRIATENESS/CERT!FICATE TO
DIG/CERT!FICATE OF APPROPRIATENESS FOR DEMOLITION
*
Sec. 118-563. Review procedure
(c) All applications for a certificate of appropriateness for the demolition or partial
demolition of any building, structure, improvement, significant landscape
99
feature, public interior or site individually designated in accordance with
sections 118-591 ,118-592 and 118-593, or located within an historic district
and all applications for a certificate of appropriateness for new building
construction, alteration, rehabilitation, renovation, restoration or any other
physical modification of any building, structure, improvement, significant
landscape feature, public interior or site individually designated in accordance
with sections 118-591 , 118-592 and 118-593, or located within an historic
district shall only be considered by the board following a public hearing. At
least 30 days prior to the public hearing date, a description of the request with
the date, time, and place of such hearing shall be (i) posted on the property,
(ii) advertised in a paper of general paid circulation in the community, and (iii)
be given by mail to the owners of record of land lying within 375 feet of the
property. The mail notification requirement shall be the responsibility of the
applicant. The historic preservation board shall decide, based upon the
criteria set forth in subsection 118-564(0(4), whether or not to issue a
certificate of appropriateness for demolition. A demolition permit shall not be
issued until a full building per , all
of the followinq criteria are satisfied. except as permitted under subsection
1 18-564(f)(6);
i. the issuance of a buildinq permit process number for new
construction:
ii. the buildinq permit application and all required plans for the new
construction shall be reviewed and approved bv the Planninq
Department:
iii. all applicable fees for the new construction shall be paid,
includino but not limited to. buildinq permit and impact fees, as
well as applicable concurrencv and parkinq impact fees.
Sec. 1 18-564. Decisions on certificates of appropriateness
(f) Certificate of appropriateness for demolition.
(6)A building permit shall not be issued for the demolition of any building,
structure, improvement, landscape feature, public interior or site
individually designated in accordance with sections 118-591 , 118-592
and 118-593, or located within an historic district until the new or
replacement construction for the property has been approved and aJull
until all of the
followinq criteria are satisfied:
a. the issuance of a buildino permit process number for new
construction:
2
100
b. the buildino permit application and all required plans for the new
construction shall be reviewed and approved bv the Planninq
Department:
c. all apolicable fees for the new construction shall be paid,
includinq but not limited to. buildinq permit and impact fees. as
well as applicable concurrency and parkino impact fees.
For noncontributing structures located in one of the city's historic districts, this
requirement may be waived or another permit substituted at the sole discretion of
the historic preservation board.
SECTION 2. REPEALER.
All ordinances or parts of ordinances and all section and parts of sections in conflict
herewith be and the same are hereby repealed.
SECTION 3. CODIFICATION.
It is the intention of the City Commission, and it is hereby ordained that the
provisions of this ordinance shall become and be made part of the Code of the City of Miami
Beach as amended; that the sections of this ordinance may be renumbered or relettered to
accomplish such intention; and that the word "ordinance" may be changed to "section" or
other appropriate word.
SECTION 4. SEVERABILIW.
lf any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SEGTION 5. EFFECTIVE DATE.
This Ordinance shall take etfect ten days following adoption.
PASSED and ADOPTED this day of 2015.
ATTEST:
MAYOR
CITY CLERK
First Reading:
Second Reading:
First Reading: _,2015
Second Reading: _,2015
Verified by:
Thomas R. Mooney, AICP
Planning Director
Underscore denotes new language
S+it<etl+eugh denotes deleted lang uage
T:\AGENDA\2014\NovembedRef to PB - Demolition Proedures For Historic Structures-ORD.docx
City Attorney Date
APPROVED AS TO
FORM AND LANGUAGE
& FOR EXECUTION
101