HomeMy WebLinkAbout379 ORDINANCE NO. 379
ORDINANCE OF THE TOWN OF LOS ALTOS HILLS
AMENDING TITLE 8 OF THE MUNICIPAL CODE
TO ADOPT 1994 EDITIONS OF UNIFORM BUILDING CODE,
UNIFORM PLUMBING CODE,UNIFORM MECHANICAL CODE,
AND UNIFORM FIRE CODE,AND 1993 EDITION OF
NATIONAL ELECTRICAL CODE,WITH AMENDMENTS
1. Amendment of Code. Chapter 1 (Building Code) of Title 8 (Building
Regulations) of the Town.of Los Altos Hills Municipal Code is hereby deleted and a new
Chapter 8-1.is added to read as follows:
"Sec. 8-1.01. Adoption of Uniform Building Code.
(a) The Building Code of the Town of Los Altos Hills, incorporated,
by reference herein except as otherwise provided in this chapter,is the Code of
rules, regulations and standards published by the International Conference of
Building Officials under the title "Uniform Building Code, 1994 Edition", as
amended by the California Building Standards Commission(designated the
"Uniform Building 1 4 Edition
, Primary Code ), and the, U orm uild ng Code 99
:(designated the "Secondary Code") (collectively called the 'Building Code").
(b) Three(3) copies of the Building Code shall be kept,on file in the
Office of the City Clerk.
Sec. 8-1.02. Deletions.
Section 105 of the Building Code(Appeals Board) is hereby deleted.
Sec. 8-1.03. Amendments.
The following amendments are hereby incorporated into the Building
Code:
See. 8-1.03(1). Fire Retardant Roofing.
Roofs on all new structures and additions to existing structures and any
reroofing involving three hundred(3 00) square feet or.more of anexisting
structure must have a fire.retardancy classification of A or B, as defined in the
1994 Uniform Building Code and Uniform Building Code Standards.
Sec. 8-1.03(2). Foundation Reinforcement.
Section 1806.1 of the Uniform Building Code is amended by adding the
following at the end of the first.paragraph:
"A minimum of one top and one bottom continuous bar of 1/2 inch
diameter reinforcing steel shall be required in all continuous concrete or
masonry bearing foundations."
Sec.-8-1.03(3). Minimum Slab Thickness.
Section 1924 of the Uniform Building.Code is amended as follows:
"(a) General. The minimum thickness of concrete floor slabs supported
directly on the ground'shall not be less than 3-1/2 inches. The slab shall
- be reinforced with not less than six inches ten-gauge wire mesh or an
approved alternate installed at mid height of the slab."
Sec. 8-1.03(4). Bracing.
(a). Section 2326.11.3, item 5 (allowing the use of gypsum board for
bracing) is hereby deleted.
(b) Section 2326.11.3, item 7, is amended as follows:
"Portland cement plaster on studs spaced 16 inches on center installed in
accordance with Table No.25-1. Limited to single story R-3 and U-1
occupancies."
Sec. 8-1.04. Appendices
The following Appendix Chapters of the 1994'Uniform Building Code are
hereby adopted:
(a) UBC Appendix Chapter 15,Reroofing.
(b) UBC Appendix Chapter 18, Water and Damp Proofing`
Foundations.
Sec. 8-1.05. Deposits'for Final Inspections.
For each permit issued for projects with a construction valuation in excess
of$1,000, a deposit, as established by resolution of the.City Council, shall be
submitted at the time of permit issuance,to be refunded not later than 30 days
after final project inspection by the Building Official. If an issued permit expires
and is not renewed within.6 months after expiration,the deposit shall be forfeited
to the Town.
Sec. 8-1.06. Expired Permits.
Where a permit has been issued but then expires,no new permit shall be
issued for the same site until the expired'permit is renewed and a progress ,
inspection is made by the Building Official,with final inspection approval if the
project is complete.
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Sec. 8-1.07. Drainage Fees.
For the purpose of providing fees for planned drainage facilities, as a
condition precedent to the issuance of any building permit for the construction of
any structure upon any property,the applicant shall pay to the Town a fee,to be
determined pursuant to a resolution adopted by the City Council,per square foot
for the total square footage of all roofed and paved areas required for the
completion of the structure or development covered by the building permit. All
monies received by the Town pursuant to the provisions of this section shall be
paid into the Drainage Fund established by the provisions of Article 4 of Chapter
3 of Title 3 of this Code."
2. Amendment of Code. Chapter 1.5 (Housing Code) of Title 8 (Building
Regulations) of the Town of Los Altos Hills Municipal Code is hereby deleted and a new
Chapter 1.5 is added to read as follows:
"Sec. 8-1.50. Adoption of Uniform Housing Code
(a) The Housing Code for the Town of Los Altos Hills, incorporated
herein by reference except as otherwise provided in this chapter, is the Code of
rules,regulations and standards published by the.International Conference,of
Building Officials,titled the Uniform Housing Code, 1992 Edition.
(b) Three (3) copies of the Housing Code shall be kept on file in the
office of the City Clerk.
Sec. 8-1.51. Deletions
Section 203 and Chapter 13 are deleted from the Housing Code, and
whenever the terms 'Board of Appeals" or "Housing Advisory and Appeals
Board" are used or appear in the Housing Code, each such term shall be deemed
and construed to mean the City Council of the Town of Los Altos Hills."
3. Amendment of Code. Chapter 1.6 (CABO One and Two Family Dwelling Code)
of Title 8 (Building Regulations)the Town of Los Altos Hills Municipal Code is hereby deleted
and a.new Chapter 1.6 is added to read as follows:
"Sec. 8-1.60. Adoption of CABO One and Two Family Dwelling Code.
(a) The Family Dwelling Code for the Town of Los Altos Hills,
incorporated herein by reference except as otherwise provided in this chapter, is
the Code of rules,regulations, and standards published by the Council.of
American,Building Officials,titled the CABO One and Two Family Dwelling
Code,1992 Edition.
(b) Three(3) copies of the Family Dwelling Code shall be kept on file
in the office of the City Clerk.
Sec. 8-1.61. Deletions.
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The following Sections are hereby deleted from the Family Dwelling
Code:
Section Description
R-101 Title
R-106.3 Penalty
R-107 Right of Appeal'
4. Amendment of Code.. Chapter 2 (Electrical Code) of Title 8 (Building
Regulations) of the Town of Los Altos Hills Municipal Code is hereby deleted and a new
Chapter 8-2 is added to read as follows:
"Sec. 8-2.01. Adoption of National Electrical Code.
(a) The Electrical Code of the Town of Los Altos Hills, incorporated
by reference herein except as otherwise provided in this chapter, is the Code of
rules, regulations and standards published by the National Fire Protection
Association under the title "National Electrical Code, 1993 Edition", as amended
by the California Building Standards Commission.
(b) Three(3) copies of the Electrical Code shall be kept on file in the
Office of the City Clerk.
Sec. 8-2.02. Underground installations: Electrical and telephone service lead-in.
Every electrical and telephone service lead-in constructed or placed
pursuant to this Chapter shall be constructed and placed underground so that no
portion thereof shall remain aboveground at any place between the street or
easement line supply and the structure which such lead-in serves."
5. Amendment of Code. Chapter 3 (Plumbing Code) of Title 8 (Building
Regulations) of the Town of Los Altos Hills Municipal Code is hereby deleted and a new
Chapter 8-3 is added to read as follows:
"Sec. 8-3.01. Adoption of Uniform Plumbing Code.
(a) The Plumbing Code of the Town of Los Altos Hills, incorporated
by reference herein except as otherwise provided in this chapter, is the Code of
rules, regulations and standards published by the International Association of
Plumbing and Mechanical Officials under the title "Uniform Plumbing Code,
1994 Edition", as amended by the California Building Standards Commission.
(b) Three (3) copies of the Plumbing Code shall be kept on file in the
Office of the City Clerk.
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Sec. 8-3.02. Amendments
The following amendments are hereby incorporated into the Plumbing
Code:
Sec. 8-3.02(1). Water Piping In or Under Concrete Slab Floors
Section 609.3 of the Uniform Plumbing Code is amended by replacing it
with the following:
"Water piping shall not be installed in or-under a concrete floor slab within
a building without prior approval of the Building Official. When
approved, such piping shall be installed in accordance with the following
requirements:
Sec. 8-3.02(2). Backwater Valves
Section 710.1 of the Uniform Plumbing Code is amended to read as
follows: .
"(a) Drainage piping serving fixtures which have flood level rims less
than twelve(12) inches (304.8 mm) above the elevation of the next
upstream manhole and/or flushing inlet cover at the.public or private
sewer system serving such drainage piping shall be protected from
backflow of sewage by installing an approved type backwater valve.
Fixtures above such elevation shall not discharge through the backwater
valve,unless first approved by the Building Official."
Sec. 8-3.02(3). Cleanouts
Section 719 of the Uniform Plumbing Code is amended by adding
subsection 7 as follows:
"719.7 Cleanouts shall be installed at the property line where the private
sewer system connects to the publicly-maintained sanitary sewer lateral.
All such line cleanouts shall be extended to grade with materials and
according to specifications approved by the sewer agency and shall
terminate within a concrete box."
Sec. 8-3.03. Appendices
The following Appendix Chapters of the 1994 Uniform Plumbing Code
are hereby adopted:
(a) UPC Appendix A, Rules of Sizing Water Systems..
(b) UPC Appendix B, Combination Waste and Vent Systems.
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(c) UPC Appendix D, Rainwater Systems.
-Sec. 8-3.04. Alternate Facilities or Installations.
No provisions contained in the Plumbing Code shall apply to one and two=
family dwelling private sewage disposal systems and minimum plumbing
facilities when alternate facilities or installations have been approved by the local
health officer,provided that such alternate facilities or installations provide
substantially equivalent protection to health and safety."
6. Amendment of Code. Chapter 4 (Mechanical Code) of Title 8 (Building
Regulations) of the Town of Los Altos Hills Municipal Code is hereby deleted and a new
Chapter 8-3 is added to read as follows:
"Sec. 8-4.01. Adoption of Uniform Mechanical Code.
(a) The Mechanical Code of the Town of Los Altos Hills, incorporated
by reference herein except as otherwise provided in this chapter, is the Code of
rules,regulations and standards published by the International Conference of .
Building Officials and the International Association of Plumbing and Mechanical
Officials under the title "Uniform Mechanical Code, 1994 Edition", as amended
by the California Building Standards Commission.
(b) Three (3) copies of the Mechanical Code shall be kept on file in the
Office of the City Clerk.
Sec. 8-4.02. Deletions.
Sections 203 and 204 of the Mechanical Code are hereby deleted.
Sec. 8-4.03. Amendment.
The following amendment is hereby incorporated into the Plumbing Code:
Sec. 8-4.03(1). Condensate Wastes
Section 3 10.1 of the Uniform Mechanical Code is amended by replacing it
with the following:
"Condensate from air cooling coils and comfort cooling equipment not
intended to be used for the storage or holding of food or drinks shall be
collected and discharged to a storm sewer or other approved points of
disposal acceptable to the Building Official.
Termination of such drains shall be made by an air break. Condensate
drain lines in sizes 1-1/4 inches and larger shall be assembled using
approved drainage pipe and fittings. Condensate waste water shall not
drain over or upon a public way, sidewalk,pedestrian ramp_or the like.
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Condensate drains with terminations within the interior of a building shall
not be connected to the building roof drain or overflow piping systems.""
7. Amendment of Code, Chapter 8 (Fire Code) of Title 8 (Building Regulations) of
the Town of Los Altos Hills Municipal Code is.hereby deleted and a new Chapter 8-8 is added to
read as follows:
"Sec. 8-8.01. Adoption of Uniform Fire Code.
(a) The Fire Code of the Town of Los Altos Hills, incorporated by
reference herein except as otherwise provided.in this chapter, is the Code of rules_,
regulations and standards printed in two volumes and published by the
International Conference of Building Officials and the Western Fire Chiefs
Association under the title "Uniform Fire Code, '1994 Edition", including
Appendix Chapters I through VI, as amended by the California Building
Standards Commission. The mandatory requirements of the adopted appendices
to the Fire Code shall be.enforceable to the same extent as if contained in the body
of the Fire Code. .
(b) One(1) copy of the Fire Code shall be kept on file in the Office of
the City Clerk.
Sec.'8-8.02. Definitions.
(a) Whenever the term "Administrator" is used or appears in the Fire,
Code, such term shall be deemed and construed to mean the City Manager of the
Town of Los Altos Hills or his or her designated representative.
(b) Whenever the terms "Chief' or "Fire Chief' are used or appear in
the Fire Code, such term shall be deemed and construed to mean the Fire Chief:of
the Fire Department with which the Los Altos County Fire Protection District
contracts to provide fire services, or his designated representative.
(c) Whenever the term "Fire Department" is used or appears in the
Fire Code such term shall be deemed and construed to mean the Fire Department
with which the Los Altos County Fire Protection District contracts to provide fire
services.
(d) Whenever the term "Chief of Police" is used or appears in the Fire
Code, such term shall be deemed and construed to mean the Sheriff or the Chief
of Police of the governmental agency with which the Town contracts for police
services, or his designated representative.
(e) Whenever the term "Police Department" is used or appears in the
Fire Code, such term shall be deemed and construed to mean the Sheriff s
Department or the Police Department of the governmental agency with which the
Town contracts for police services.
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(f) Whenever the word "jurisdiction" is used or appears in the Fire
Code, such term shall be deemed and construed to mean the Town of Los Altos
Hills.
(g) Whenever the term "Corporation Counsel pp is used or appears in the
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Fire Code, such term shall be deemed and construed to mean the City Attorney for
the Town.
Sec. 8-8.03. Deletion of Section 103.1.4.
Section 103.1.4 of the Uniform Fire Code is hereby deleted, and wherever
the term 'Board of Appeals" is used or appears in the Fire Code, such term shall
be deemed and construed to mean the City Council of the Town of Los Altos
Hills.
Sec.-8-8.04. Amendments.
The following amendments are hereby incorporated into the Fire Code:
Sec. 8-8.04(1). Fire Prevention Engineer or Fire Marshal.
Section 103.2.2.2 of the Uniform Fire Code is amended to read as follows:
"The Chief of the Fire Department may designate a member of the fire
division of that Department to exercise the powers and perform the duties
of Fire Prevention Engineer as set forth in this Code."
Sec. 8-8.04(2). National Fire Protection Association Standards.
Section 9001.2 of the Uniform Fire Code is hereby amended by adding
thereto subsection(b)to read as follows:
"All National Fire Protection Association Standards referenced in this Fire
Code are those contained in the most current edition of the National Fire
Protection Association Standards published by the National Fire
Protection Association."
Sec. 8-8.04(3). Authority to Require Exposure or to Stop Work.
A new.Section 105.10 is hereby added to the Fire Code,to read as follows:
"Section 105.10. Authority to Require Exposure or to Stop Work.
Whenever any installation is covered or concealed without first having
been inspected,the Chief may require, by written notice,that such work
shall be exposed for inspection. The work of exposing and recovering
shall not entail any expense to the Town of Los Altos Hills. Whenever
any construction or installation work is being performed in violation of the
Plans and Specifications as approved by the Chief, a written notice shall
be issued to the responsible party to stop work on that portion of the work
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which is in violation. The notice shall state the nature of the violation and
no work shall be done on that portion until the violation has been
corrected:"
Sec. 8-8.04(4). Abatement of Hazard.
A new Section 105.11 is hereby added to the Fire Code,to.read as follows:
"Section 105.11. Abatement of Hazard.
(a) It is the intent of this Section to provide a method of hazard
abatement on private property where no owner or responsible person.can
be found and the hazard is of a nature requiring immediate action in order
to protect'the public..
(b) If any person fails to comply with the order of the Fire Department,
or in the event that the Fire Department is unable to locate the responsible
person within a reasonable time,the Fire Department may take such.steps
to abate a fire hazard or health hazard as are necessary for the.protection of
the public health and safety. In no event is notice necessary before
abatement.when the fire hazard constitutes a clear and present danger to
the public welfare.
(c) The cost of any such abatement is a debt to the Town, of the owner
of the premises or who,by his act or inaction, caused the fire hazard. The
cost of the abatement shall become a lien on the premises when the need
for the abatement and the amount of the cost have been established."
8.. Addition to Code. A new Chapter 9 (Code Administration and Enforcement) of
Title 8 (Building Regulations) is added to the Town of Los Altos Hills Municipal Code as
follows:
"Sec. 8-9.01. Administration and Enforcement.
The Building Official of the Town of Los Altos Hills shall be-responsible
for administration and enforcement of the provisions of Chapters 8-1 (Building
Code), 8-1.5 (Housing Code),-8=1.6 (CABO.Single and Two-Family Dwellings
Code), 8-2 (Electrical Code), 8-3 (Plumbing Code), and 8-4 (Mechanical Code).
The Los Altos County Fire Protection District shall be responsible for the
administration and enforcement'of the provisions of Chapter 8-8 (Fire Code).
Sec. 8-9.02. Permit Required.
(a) It shall be unlawful for any person, firm or corporation whether as
owner, lessee, sublessee, or occupant to erect, install, alter,repair, replace,
convert, demolish, equip,use, occupy or maintain'any building or.structure, or
any electrical,mechanical,plumbing or fire protection,element of such building or
structure without first obtaining a permit to do such work from the Town of Los
Altos Hills, in accordance with the provisions of this Title.
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(b) A separate permit shall be obtained for each building or structure.
(c) The issuance or granting of a permit or approval of plans and
specifications shall not be deemed or construed to be a permit for, or an approval
of, any violation of any of the provisions of this Title. The issuance or granting of
a permit or approval shall not prevent the Building Official from thereafter
requiring the correction of errors in said plans and specifications or from
preventing construction operations being carried on thereunder when in violation
of this Title or of any other development ordinance of the Town. Similarly, the
issuance or granting of a permit or approval shall not prevent the Building Official
from revoking any permit approval when issued in error.
Sec. 8-9.03. Fees.
Each applicant for a permit required pursuant to the provisions of this
Title, shall pay for each permit, at the time of issuance, a fee which shall be set by
Resolution of the City Council.
Sec. 8-9.04. Liability.
The provisions of this Title shall not be construed as imposing upon the
Town any liability or responsibility for damages resulting from defective
buildings or construction work;nor shall the Town, or any official or employee
thereof, be held to assume any such liability or responsibility by reason of the
inspections authorized by the provisions of said Building Code and this Title.
Sec. 8-9.05. Violations and Penalties.
Any person, firm or corporation violating any provision of this Title or of
Code provisions adopted by reference within this Title, shall be deemed guilty of
a misdemeanor and,upon conviction thereof, shall be punishable as set forth in
Chapter 2 of Title 1 of the Municipal Code.
Sec. 8-9.06. Public Nuisances.
The erection, construction, installation, enlargement, alteration, repair,
movement, improvement,removal, conversion, demolition,.equipping,use,
occupancy, or maintenance of any building or structure or of any electrical,
mechanical,plumbing or fire protection element of such building or structure
within the Town of Los Altos Hills contrary to any of the provisions of this Title
or of Code provisions adopted by reference within this Title, shall constitute a
public nuisance and shall be subject to abatement as set forth in Chapter 5 of
Title 6 of the Municipal Code."
9. Findings. The following findings are made with respect to certain Amendments set
forth above:
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(a) With respect to Section 8-1.03(1)regarding fire retardant roofing,the City
Council finds that this amendment is reasonably necessary because of local climactic,
geographical or topographical conditions in that:
(i) In the last several years fires in communities located in the Bay Area hills
have caused extensive property damage and, in some cases, injury and
death;
(ii) The Town is primarily located in steep hills, with relatively limited access
to many residences, and contains areas which are susceptible to dangerous
fire conditions;
(iii) The Town was the scene of such a fire in 1985 which resulted in the
destruction.of property and injury to firefighters; and
(iv) Roofs which are not fire-retardant contribute to the spread of fires, and
therefore.pose a risk to the safety of the Town's citizens and their property.
(b) With respect to Section 8-1.03(2)regarding foundation reinforcement,the City
Council finds that the Santa Clara Valley is within a very active seismic area(seismic zone 4)
and local soil conditions can be highly expansive(clay soils). The Northridge earthquake
provided hundreds,of examples of damage to plain concrete footings. This type of damage is
extremely expensive to repair, in contrast to the small expense of providing nominal footing
reinforcement. Footing reinforcement is also necessary to prevent damage due to pumping
action caused by local expansive soils which shrink and swell during seasonal drying and wetting
conditions.
(c) With respect to Section 8-1.03(3)regarding minimum slab thickness, the City
Council finds that due to expansive soil conditions,the section sets out typical minimum
requirements by soil engineers in the Santa Clara Valley in order toavoid damage due to soil
expansion and shrinkage.
(d) With respect to Section 8-1.03(4)regarding bracing,the City Council finds that
the entire Santa Clara Valley is located in seismic zone 4. Gypsum wallboard and exterior
portland cement plaster have performed poorly during recent California seismic events.. The
shear values for gypsum wallboard and portland cement stucco contained in the code are based
on mono-directional testing. It is appropriate to limit the use of these products until cyclic
loading testing are performed and evaluated.
(e) . With respect to Section 8-3.02(1)regarding water piping,the City Council finds
that:
1. Most of the surface soils in the Santa Clara Valley are
relatively young,and unconsolidated sedimentary materials
formed from a wide variety of parent materials. The varying
chemical composition, degree of weathering, and the relatively
acid environment have created soils of varying types, which are
particularly corrosive in nature.
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2. Much of the surface soil in the Santa Clara Valley is highly
expansive (i.e., shrink- swell behavior) and have low bearing
strength.
There are two types of expansive soils in the area:
a. The organic silty clays which are from the recent bay muds.
b. The plastic silty clays which weather from the shale found in the
hills surrounding Santa Clara Valley.
3. The local climate is characterized by markedly delineated rainy
and dry seasons,which tend to maximize the expansive
characteristics of soil.
4. Some parts of the Santa Clara Valley have hard water,which is
corrosive to ferrous pipe.
5. The groundwater table is unusually high in many places.
6. The Santa Clara Valley is in a highly active seismic area.
(f) With respect to Section 8-3.02(2)regarding backwater valves, the City Council
finds that the Santa Clara Valley topography includes mountainous and foothill areas with
intermittent steep slopes. Also, Santa Clara Valley is located in a seismically active area,which
increases the likelihood of breakage of building sewers and laterals, leading to an above average
potential of sewage back-up into buildings without adequate protection.
(g) With respect to Section 8-3.02(3)regarding cleanouts,the City Council finds that
the Santa Clara Valley soils are expansive in nature. These expansive soils create unstable
conditions which increase the potential of breaks in sewer laterals. To maintain sanitary services,
it is necessary to gain access and to periodically maintain public sanitary laterals. This is
accomplished by the additional cleanout required.
(h) With respect to Section 8-4.03(1)regarding condensate wastes, the City Council
finds that the waste water treatment facilities serving many Santa Clara Valley cities are
operating at or near maximum capacity. The discharge of treated waste water into San Francisco
Bay is detrimental to its sensitive ecosystem. Cooling coil and comfort cooling equipment
condensate waste discharge does not contain pollutants which require treatment before being
discharged into storm sewers or the ground.
10. Environmental Review. Pursuant to the California Environmental Quality Act,
the Council adopts a negative declaration and finds that this ordinance will result in no
significant environmental impacts.
11. Severability. If any part of this ordinance is held to be invalid or inapplicable to
any situation by a court of competent jurisdiction, such decision shall not affect the validity of
the remaining portions of this ordinance or the applicability of this ordinance to other situations
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12. Effective Date, Posting. This ordinance shall become effective thirty(30) days
from the date of its passage, and shall be posted within the Town of Los Altos Hills in three(3)
public places.
INTRODUCED: February 7, 1996
PASSED: February 21, 1996
AYES: Mayor. Siegel and Councilmembers, Casey, Dauber, Hubbard and Johnson
NOES: None
ABSTENTIONS: None
ABSENT: None
By: Gl/
Mayor
ATTEST:,
City Clerk
APPROVED AS TO FORM:
ty Attorney
14949/006/1047283.1
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