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AGENDA
ASPEN PLANNING AND ZONING COMMISSION
October 27, 1987 - Tuesday
5:00 P.M.
city council Chambers
1st Floor
city Hall
SPECIAL MEETING
I. COMMENTS
commissioners
Planning Staff
II. PUBLIC HEARING (cont'd)
A. Residential Zone District Regulations
III. ADJOURN MEETING
Note:
Please remember to bring in your Code notebooks so that
we can replace Articles 1 through 6.
A.COV
A G E N D A
ASPEN PLANNING AND ZONING COMMISSION
October 27, 1987 - Tuesday
5:00 P.M.
City Council Chambers
1st Floor
City Hall
SPECIAL MEETING
I. COMMENTS
Commissioners
Planning Staff
II. PUBLIC HEARING (cont'd)
A. Residential Zone District Regulations
Note: Please remember to bring in your Code notebooks so that
we can replace Articles 1 through 6.
A. COV
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Alan Richman, Planning and Development Director
RE: Revisions to Residential Zone District Requirements
DATE: October 23, 1987
Attached is a revised version of Exhibit 1, based on the comments
received from you at the meeting on October 20. As of the time
of drafting of this memo, I have not yet met with the committee
of architects and other interested citizens. I have revised the
proposal which was made last week, without deviating from the
basic approach of combining setback changes with a site coverage
limitation. Further revisions will be made if you decide to
accept the "progressive setback" approach of the committee,
rather than the site coverage approach of the staff.
Following is a section -by -section description of the changes I
have made, with analysis as required.
Section 1
#4: Language added allowing garage at 5 feet from rear lot line.
#5: Side yard total size limitation changed into a continuous
scale, slight reduction in requirement for all lots in excess of
3,000 sq. ft.
#6: Maximum site coverage limitation changed into a continuous
scale, elimination of requirement for 3,000 sq. ft. lots, slight
increase in allowable coverage for all other lots.
The attached Table 1 demonstrates the relationships between the
proposed FAR, setbacks and site coverage. The table demonstrates
that setbacks alone will not be able to limit houses from
covering the vast majority of the lot. Furthermore, on the
larger lots, two and greater story volumes can be created, while
still maximizing allowable FAR. I am unable to comment on how
the committee's approach will address this problem, but can
conclusively state that applying only the setbacks proposed in
Section 1 will not resolve the problem.
Therefore, I continue to recommend a site coverage requirement.
The values I am recommending will allow from about 64 to 72% of
maximum allowable FAR to be built on the first story. This means
that in a two story house, there should be adequate room to build
out to the maximum house size allowed by the Code, plus garage,
without permitting too much latitude for the creation of the two
story spaces. I continue to believe that the volume calculation
methodology proposed in Section 4 of Exhibit 1 will also help to
resolve this problem.
Section 2
There are no changes from last week's proposal.
Section 3
This section retains the current FAR's in the RMF, R-15, R-15A,
R-30 and R-40 zone districts. This section is needed because of
the way FAR's are now codified in Section 24-3.4 of the Code.
Please note that those sections of prior Exhibit 1 is recomm-
ended revisions to the setbacks and FAR in these zones have been
deleted at your direction.
Sections 4,5 and 6
There are two changes in Section 4 and none in Section 5 or 6.
One change is in response to your direction to increase the
garage exemption from 400 to 500 square feet. Another area which
will require your attention is subsection (2), decks, balconies
and stairways. I need direction on how to handle at grade decks,
stairways and terraces which are covered. There has been
considerable debate between architects and staff as to whether or
not to count such areas toward the 15% of the floor area which is
excluded. I can see both sides of this issue (although for the
sake of argument, the draft states that such areas do not
count),but look for it to be resolved by you and Council.
I cannot stress too strongly the importance of adopting these
clarifications and substantive revisions to existing sections of
the Code. The new calculation methodology will help to marg-
inally reduce the size of buildings which can be built, as well
as be a much simpler methodology to use. The nonconforming
provisions will be a benefit to owners of existing structures
which cannot meet the new Code provisions, by removing the cost
limitation on repairs and maintenance and by being clear and
consistent. The rules also benefit the community at large by not
grandfathering all nonconformities, but instead requiring
compliance with the Code, whenever investment of greater than 500
of the fair market value of the structure is made, or whenever a
structure is willfully destroyed.
RECOMMENDATION: The Planning Office recommends that you direct
us to draft a resolution which includes all of the proposals con-
tained in Exhibit 1, and that you schedule a special meeting
later this week to adopt that resolution.
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IDOAVIRO�-
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- - Wroyewl
That in the R-6 zone district, the minimum front yard, side yard
and rear yard setbacks, as established in Section 24-3.4 of the
Municipal Code, be repealed and be re-enacted to read as follows:
4. Minimum front and rear yard: For principal buildings,
the front and rear yard shall total no less than thirty
(30) feet, and the front yard and rear yard shall each
be a minimum of ten (10) feet, provided that the rear
yard for that portion of a principal building used as a
garage shall be a minimum of five (5) feet. For
accessory buildings, the front yard shall be a minimum
of fifteen (15) feet, and the rear yard shall be a
minimum of five (5) feet.
5. Minimum side yard:
Lot S i ZT
(sq.
mum Size for
each side yard
(ft.)
19
Total of both
side yards
(ft.)
10 ft.
5 10 ft.1 plus foot
for each additional
300 sq. ft. of lot
area, to a maximum
of 15 ft. of total
side yard.
5 15 ft., plus foot
for each additional
300 sq. ft. of lot
area, to a maximum
of 20 feet of total
side yard.
10 20 ft., plus 1 foot
for each additional
300 sq. ft. of lot
area, to a maximum
of 30 feet of total
side yard.
15 30 ft., plus 1 foot
for each additional
300 sq. ft. of lot
area, to a maximum
of 50 feet of total
side yard.
6. Maximum site coverage:
Lot Size (sq.ft.) Site Coverage (%)
0-3000 No requirement
3001-4500 40%
4501-6000 40%, minus 1% for each
additional 300 sq.ft. of lot
area, to a maximum of 35%
6001-9000 35%, minus 1% for each
additional 500 sq.ft. of lot
area, to a maximum of 29%
9001+ 29% minus 1% for each addi-
tional 500 sq.ft. of lot area,
provided that in no case shall
the maximum site coverage
allowable be less than 20%
Section 2
That in the R-6 zone district, the external floor area ratio, as
established in Section 24-3.4 of the Municipal Code, be repealed
and re-enacted to read as follows:
Lot Size
Single-family Allowable
Dwellings (Sq. Ft. ) Sq. Ft.
0- 31000 80 sq.ft. of floor area for each 100
sq.ft. in lot area, up to a maximum of
2,400 sq.ft. of floor area.
31001- 61000 2,400 sq.ft. of floor area, plus 28
sq.ft. of floor area for each additional
100 sq.ft. in lot area, up to a maximm
of 3,240 sq.ft. of floor area.
61001- 91000 3,240 sq. ft. of floor area, plus 14 sq.
ft. of floor area for each additional
100 sq. ft. in lot area, up to a maximum
of 3,660 sq. ft. of floor area.
91001-15,000 3,660 sq.ft. of floor area, plus 6
sq.ft. of floor area for each additional
100 sq.ft. in lot area, up to a maximum
of 4,020 sq. ft. of floor area.
2
151001-50,000 4,020 sq.ft. of floor area, plus 5
sq.ft. of floor area for each additional
100 sq.ft in lot area , up to a maximum
Of 5,770 sq.ft. Of floor area.
501000+ 5,770 sq.ft. of floor area, plus 2
sq.ft. of floor area for each additional
100 sq.ft. in lot area.
Lot Size Allowable
Duplex . Ft.) .
0- 31000 90 sq.ft. of floor area for each 1 0 0
sq.ft. in lot area, up to a maximum of
2,700 sq.ft. of floor area.
31001- 61000 2,700 sq.ft. of floor area, plus 30
sq.ft. of floor area for each additional
100 sq. ft. in lot area, up to a maximum
of 3,600 sq.ft. of floor area.
61001- 91000 3,600 sq. ft. of floor area, plus 16 sq.
ft. of floor area for each additional
100 sq. ft. in lot area, up to a maximum
of 4,080 sq. ft. of floor area.
91001-15,000 4,080 sq.ft. of floor area, plus 6
sq.ft. of floor area for each additional
100 sq.ft. in lot area, up to a maximum
of 4,440 sq.ft. of floor area.
15,001-50,000 4,440 sq.ft. of floor area, plus 5
sq.ft. of floor area for each additional
100 sq.ft in lot area , up to a maximum
of 6,190 sq.ft. of floor area.
501000+ 6,190 sq.ft. of floor area, plus 3
.ft. of floor area for each additional
100 sq.ft. in lot area.
That in the RMF, R-15, R-15A, R-30 and R-40 zone districts, the
external floor area ratio, as established in Section 24-3.4 of
the Municipal Code, be repealed and re-enacted to read as
follows:
C
Lot Size
Detached Residential Allowable
Dwellings (Scr. Ft.) Sq. Ft.
0- 31000 80 sq.ft. of floor area for each 100
sq.ft. in lot area, up to a maximum of
2,400 sq.ft. of floor area.
31001- 91000 2,400 sq.ft. of floor area, plus 28
sq.ft. of floor area for each additional
100 sq. ft. in lot area, up to a maximum
of 4,080 sq.ft. of floor area.
91001-15,000 4,080 sq.ft. of floor area plus 7 sq.ft.
of floor area for each additional 100
sq.ft. in lot area, up to a maximum of
4,500 sq. ft. of floor area.
15,001-50,000 4,500 sq.ft. of floor area, plus 6
sq.ft. of floor area for each additional
100 sq.ft in lot area, up to a maximum
of 6,600 sq.ft. of floor area.
50,000+ 6,600 sq.ft. of floor area, plus 2
sq.ft. of floor area for each additional
100 sq.ft. in lot area.
Lot Size Allowable
Duplex (Scr. Ft.) Sct. Ft.
0- 31000 90 sq.ft. of floor area for each 100
sq.ft. in lot area, up to a maximum of
2,700 sq.ft. of floor area.
31001- 91000 2,700 sq.ft. of floor area, plus 30
sq.ft. of floor area for each additional
100 sq.ft. in lot area, up to a maximum
of 4,500 sq.ft. of floor area.
91001-15,000 4,500 sq.ft. of floor area., plus 7
sq.ft. of floor area for each additional
100 sq.ft. in lot area, up to a maximum
of 4,920 sq.ft. of floor area.
15,001-50,000 4,920 sq.ft. of floor area, plus 6
sq.ft. of floor area for each additional
100 sq.ft in lot area, up to a maximum
of 7,020 sq.ft. of floor area.
501000+ 7,020 sq.ft. of floor area, plus 3
sq.ft. of floor area for each additional
100 sq.ft. in lot area.
4
Mu-Iti-Family: 1:1 (To be listed for R�F zone district only)
RM •
That Section 24-3.7(e) of the Municipal Code be repealed and re-
enacted to read as follows:
FLOOR AREA means the sum of the gross horizontal areas of each
story of the building measured from the exterior walls, I or from
the center line of the party walls, including the floor area of
accessory uses and of accessory buildings and structures.
In measuring floor areas for floor area ratio and allowable
floor area, the following applies:
1) General. In measuring floor area for the purposes of
calculating floor area ratio and allowable floor area,
there shall be included that floor area within the sur-
rounding exterior walls (measured from their exterior
surface) of a building, or portion thereof.
(2) Decks, balconies and stairways. The calculation o
floor area of a building, or a portion thereof, shal
exclude decks! stairways, balconies, porches, terrace
and similar features when the total area of suc
features is: I
(a) Not surrounded by exterior walls or enclosed,
provided the area may be covered by a projection
from the building which is less than or equal to
three (3) feet, and further provided that a porch
may be covered by a roof or projection from the
building of unlimited size; and
(b) Above natural grade; anon
(c) Less than or equal to fifteen percent (15%) of the
maximum allowable floor area of the building.
All area included in a deck, stairway, balcony, porch,
terrace or similar feature which does not meet all of
the above conditions shall be included as part of the
floor area calculation, provided that all area included
in a deck, stairway, balcony, porch, terrace or similar
feature which is at or below natural grade shall be
entirely excluded from floor area calculations.
(3) Garages and carports. For the purpose of calculatinif
floor area ratio and allowable floor� area for
building or portion thereof whose principal use i
residential, garages and carports shall be excluded u 41
W,
to a maximum area of five hundred (500) square feet per
dwelling unit; all garage or carport space in excess of
five hundred (500) square feet per dwelling unit shall
be included as part of the residential floor area
calculation. For any dwelling unit which can be
accessed from an alley or from a private road entering
at the rear of the dwelling unit, the garage shall only
be excluded from floor area calculations if it is
located on the alley or at the rear of the unit.
(4) Subgrade areas. The area of any story which is one
hundred (100%) percent subgrade, as measured from
natural grade, shall be excluded from floor area
calculations. For any story which is partly above and
partly below natural grade, a calculation of the total
volume of the story which is above and which is below
grade shall be made, for the purposes of establishing
the percentage of the area of the story which shall be
included in floor area calculations. This calculation
shall be made by determining the total percentage of
the wall area of the story which is above natural grade
which shall be multiplied by the total floor area of
the subject story, and the resulting total shall be
that area which is included in the floor area calcula-
tion.
(5) Volume. For the purpose of calculating floor area ratio
and allowable floor area for a building or portion
thereof whose principal use is residential, a determin-
ation shall be made as to those areas within the
building which are less than ten (10) feet in height
and those which exceed ten (10) feet in height, as
measured from floor to ceiling. Those areas which are
ten (10) feet or less from floor to ceiling shall count
toward allowable floor area at the ratio of one (1)
square foot for each one (1) square foot of floor area.
For those areas which exceed ten (10) feet from floor
to ceiling, the ratio at which they shall count shall
increase by five one -hundredths (0.05) of a square foot
for each one (1) foot increase in height, to a maximum
ratio of two (2) square feet for each one (1) square
foot of floor area.
(6) Planned Unit Development. For detached residential and
duplex Planned Unit Development applications, the
allowable floor area shall be calculated by determining
the square footage of the entire land ownership,
reduced according to the provisions of Section 7-
903(B)(2)(b). The reduced square footage or land shall
then be divided by the total number of dwelling units
existing and proposed for development to determine the
land area for each detached residential unit or duplex
in the Planned Unit Development (PUD) , which shall b
the area used to determine the amount of floor are
each detached residential unit or duplex in the Planne
Unit Development (PUD). The total floor area allowe*
for the Planned Unit Development (PUD) shall be th,
cumulative total of the floor areas for each detachele
0
residential units and duplexes in the Planned Uni
Development (PUD).
That Article XIII of Chapter 24 of the Municipal code be repealed
and re-enacted to read as follows:
Sec. 24-13.1. PuLr'pose.
Within the Zone Districts established by this chapter, there
exist uses of land, buildings and structures that were lawfully
established before this chapter was adopted or amended which
would be in violation of the terms and requirements of this
chapter. The purpose of this article is to regulate and limit
the continued existence of these uses, buildings, and structures
that do not conform to the provisions of this chapter or any
amendments thereto.
It is the intent of this article to permit these nonconfor-
mities to continue, but not to encourage their survival. it is
further the intent of this article that nonconformities should
not be enlarged or expanded. The provisions of this article are
designed to curtail substantial investment in nonconformes and
to bring about their eventual elimination in order to preserve
the integrity of the Zone Districts and the other provisions of
this chapter.
Sec. 24-13.2. Nonconforming uses.
A. Authority to continue. Nonconforming uses of land or
structures may continue in accordance with the provi-
sions of this article and this section.
Normal repair and maintenance. Normal maintenance and
repair to permit continuation of nonconforming uses may
be performed in any period of twelve (12) consecu-
tive months, to an extent not exceeding ten (10%)
percent of the current replacement cost of the struc-
ture.
C. Extensions. Nonconforming uses shall not be extende
This prohibon shall be construed so as to prevent:1
Enlargement of nonconforming uses by addons t#
VA
the area of the structure in which such noncon-
forming uses are located; or
2. Occupancy of additional lands.
D. Relocation. A structure housing a nonconforming use
may not be moved either to another location on or off
the parcel of land on which it is located, unless the
use thereafter shall conform to the limitations of the
Zone District into which it is moved.
E. Change in use. A nonconforming use shall not be
changed to any other use unless the new use conforms to
the provisions of the Zone District in which it is
located.
F. Termination.
1. Abandonment or discontinuance. The intent of the
owner notwithstanding, where a nonconforming use
of land or structure is discontinued or abandoned
for twelve (12) consecutive months, then such use
may not be re-established or resumed, and any
subsequent use must conform to the provisions of
this chapter.
2. Damage or destruction. Any structure housing a
nonconforming use which is damaged or destroyed to
the extent of less than fifty (50%) percent of the
fair market value of said structure or which is
damaged or destroyed to any extent by an act of
God or through any manner not willfully accomp-
lished by the.owner may be restored as of right if
a building permit for reconstruction shall be
issued within twelve (12) months of the date of
damage. Any structure housing a non -conforming
use which is willfully damaged or destroyed to the
extent of more than fifty (50%) percent of the
fair market value of said structure shall only be
restored in conformance with the provisions of
this chapter.
Sec. 24-13.3. Nonconforming structures.
A. Authority to continue. A nonconforming structure
devoted to a use permitted in the Zone District in
which it is located may be continued in accordance with
the provisions of this article.
8
F&O Normal repair and maintenance. Normal maintenance and
repair of nonconforming structures may • - performed
any period ofconsecutive months
limit on cost
of
- maintenance . • repair.
C. Extensions.
1. General. A nonconforming structure shall not be
extended by an enlargement or expansion that
increases the nonconformity. A nonconforming
structure may be extended or altered in a manner
that does not change or that decreases the
nonconformity.
Historic Landmark. The only exception to this
requirement shall • .- for a structure designated
Historican pursuant to ►
which is nonconforming • allowable floor area
a • is used as a detached residential or
dwelling unit. Such structures may be extended
long as the enlargement does not increase the
floor area of the - •structure by • r than
five hundred (5001) square feet, and the enlarge -
complies with • other! - - of
chapter.
D. Relocation. A nonconforming structure shall not be
moved unless it thereafter conforms to the standards
a • requirementsof the Zone
located.
Terminatio
1. Abandonment. Wher
!. •`• m- - ! nonconforming
• • structure is
abandoned i - (12) consecutive •
shallnths,, then
such structure be • •or converted a
conforming structure.
• General. 4 part of • nonconforming
structurewhich isdamaged or destroyed r
the extent of less than fifty % percent
of - fair marketvalue of said structure or
which is damaged or destroyed to . extent
by an . of ••or through any manner o.
willfully accomplished b owner • be
restored as ofright • building permit •
monthsreconstruction shall be issued within twelve
of date of - damage.
part of a non-conformin
willfully damaged or - • • to the extent
9
of more than fifty (50%) percent of the fair
market value of said structure shall only be
restored in conformance with the provisions
of this chapter.
b. Structure in stream margin. Any part of a
nonconforming structure which is in the
stream margin as established pursuant to Sec.
7-504, which is damaged or destroyed to the
extent of less than fifty (50%) percent of
the fair market value of the structure, may
be restored as of right if the structure can
be rebuilt in the original footprint,
consistent with the provisions of Art. 7,
Div. 5.
C. Unsafe structure. Any portion of a noncon-
forming structure which becomes physically
unsafe or unlawful due to lack of repairs and
maintenance, and which is declared unsafe or
unlawful by a duly authorized City official,
shall only be restored,, repaired or rebuilt
in conformity with the provisions of this
chapter.
Sec. 24-13.4. Nonconforming accessory uses and accessory
structures.
No nonconforming accessory use or accessory structure shall
continue after the principal structure or use shall have ter-
minated unless such structure or use thereafter shall conform to
the provisions of the Zone District in which it is located.
Sec. 24-13.5. Lodge and hotel preservation.
All lodge and hotel uses and structures that are lawfully
established at the time of adoption of this chapter or an
amendment which would be considered to make the lodge or hotel a
nonconforming use or structure under this chapter are hereby
declared to be conforming and not subject to the provisions of
this article as long as the following standards and requirements
are met.
A. Reconstruction or renovation. All reconstruction of a
structure shall meet the dimensional requirements of
the underlying Zone District. Renovation shall not
increase the nonconformity of the structure. Renova-
tion is the investment of up to fifty (50%) percent of
the appraised value of the structure, net of land
value. Reconstruction is the investment of fifty (50%)
percent or more of the value of the structure, net of
land.
10
Felt. Increase in units or sThere shall be no increase
in the number of units in the lodge or hotel, or the
total square footage in the lodge or hotel, unless the
enlargement is for the purpose of constructing deed
restricted employee housing units accessory to the
principal use.
C. Construction of employee housing. The enlargement of
the lodge or hotel for the purpose of constructing
employee housing shall be reviewed and considered as a
Development Application for a conditional use pursuant
to Art. 7. Div. 3. In determining whether to approve,
approve with conditions, or disapprove the application,
the Commission shall ensure the following standards and
requirements are met.
1. There is no increase in lodge or hotel units;
2. The proposed employee housing units are in
compliance with the adopted housing plan, and
specifically the need for seasonal employee rooms;
3. There is a maximization of construction quality
and unit size in the proposed employee housing
units;
4. There are adequate public facilities to serve the
proposed development, and off-street parking is
provided pursuant to Art. 5, Div. 3.
5. The proposed employee housing is compatible with
surrounding land uses and the dimensional require-
ments of the underlying Zone District.
6. The proposed employee housing is deed restricted
to the employee rental guidelines, and against
commercial rental or sale. In the event the lodge
is condominiumized, the deed restricted units must
be retained as a portion of the common elements of
the lodge or hotel.
7. The proposed employee housing receives health,
safety and fire inspection and commitments are
made to comply with the results of said inspec-
tion.
8. The deed restricted employee housing units are
limited in their rental solely to employees of the
lodge or hotel, and shall not be rented to other
employees of the City nor rented on the open
M
market.
9. The expansion may be in rental rooms, provided an
equal amount of existing square footage of space
is converted from rental rooms to deed restricted
employee housing units.
D. Abandonment. The intent of the owner notwithstanding,
when a lodge or hotel subject to this section is
discontinued or abandoned for twelve (12) consecutive
months, then the use may not be re-established or the
structure occupied, without conforming to the standards
and requirements of the underlying Zone District.
E. Damage or destruction. If a lodge or hotel subject to
this section is damaged or destroyed by any means and
is not repaired or replaced within two (2) years from
the date of damage or destruction, it shall be recon-
structed pursuant to the standards and requirements of
this chapter.
Sec. 24-13.6. Nonconforming lots of record.
A. General. A detached single family dwelling and
customary accessory buildings may be developed on a lot
of record if:
1. The lot of record is in separate ownership and not
contiguous to lots in the same ownership; and
2. The proposed single family dwelling can be located
on the lot so that the yard, height, open space
and floor area dimensional requirements of the
Zone District can be met, or a variance is
obtained to vary from said dimensional require-
ments pursuant to Article 10.
B. Undivided lot. If two (2) or more lots or combinations
of lots with continuous frontage in single ownership
(including husband and wife as in all cases a single
owner) are of record at the effective date of the
adoption or amendment of this chapter, regardless of
time of acquisition, and if all or parts of the lots do
not meet the requirements established for lot width and
area, the lots shall be considered an undivided parcel,
and no portion shall be used or occupied which does
meet the width and area requirements of this chapter.
Sec. 24-13.7. Lot reduction.
A. No lot or interest therein shall be transferred,
conveyed, sold or subdivided so as to create a new
W-1
nonconforming lot, to avoid, circumvent or subvert any
provision of this chapter, or to leave remaining any
lot in violation of the dimensional requirements of
this chapter.
B. No lot or portion of a lot required as a building site
under this chapter shall be used as a portion of a lot
required as a site for another structure.
C. No building permit shall be issued for any lot or
parcel of land which has been conveyed, sold, or
subdivided in violation of this section. Any trans-
feree who acquires a lot in violation of this paragraph
without knowledge of such violation, and any subsequent
transferee, shall have the right to rescind and/or
receive damages from any transferor who violates the
provisions of this paragraph.
That the following definitions be added to Section 24-3.1 of the
Municipal Code:
NONCONFORMING STRUCTURE means any structure which was estab-
lished pursuant to the zoning and building laws in effect at the
time of its development, but which no longer conforms to the
dimensional requirements imposed by this Code for the Zone
District in which it is located.
NONCONFORMING USE means any use of land, building or structure,
which was established pursuant to the zoning and building laws in
effect at the time of its development, but which use is no longer
a permitted or conditional use under the regulations imposed by
this Code for the Zone District in which it is located.
NORMAL MAINTENANCE AND REPAIR OF A NON -CONFORMITY means any work
done in a period of twelve (12) consecutive months on ordinary
repairs, or on repair or replacement of non -bearing walls,
fixtures, wiring or plumbing.
SITE COVERAGE means the percentage of a site covered by build-
ings, excluding roof or balcony overhangs, measured at the
exterior walls or supporting members of a building at ground
level.
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