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HomeMy WebLinkAbout129 - 10/21/1980 - RELATING TO THE REGULATION OF ERECTION, CONSTRUCTION, ENLARGEMENT, ALTERATION, REPAIR, MOVING, REMOV ORDINANCE NO 129 1980 OF THE COUNCIL OF THE CITY OF FORT COLLINS BEING AN ORDINANCE RELATING TO THE REGULATION OF ERECTION, CONSTRUCTION, ENLARGEMENT, ALTERATION, REPAIR, MOVING, REMOVAL, CONVERSION, DEMOLITION, OCCUPANCY, EQUIPMENT, USE, HEIGHT, AREA, AND MAINTENANCE OF BUILDINGS OR STRUCTURES IN THE CITY OF FORT COLLINS, COLORADO, ADOPTING BY REFERENCE THERETO THE UNIFORM BUILDING CODE, 1979 EDITION, VOLUME I , OF THE INTERNATIONAL CONFERENCE OF BUILDING OFFICIALS, TOGETHER WITH THE UNIFORM BUILDING CODE STANDARDS, 1979 EDITION, REPEAL- ING ALL ORDINANCES OF THE CITY OF FORT COLLINS, COLO- RADO, IN CONFLICT OR INCONSISTENT THEREWITH, AND PROVIDING A PENALTY FOR VIOLATION OF THE PROVISIONS OF SAID BUILDING CODE BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS AS FOLLOWS §38-1 Adoption of the Uniform Building Code Pursuant to the power and authority conferred upon the City Council of the City of Fort Collins, Colorado, by Part 2 of Article XVI of Title 31, C R S 1973, as amended, and Article II, Section 7, of the Charter of the City of Fort Collins, there is hereby adopted as the Building Code of the City of Fort Collins by reference thereto, the Uniform Building Code, 1979 Edition, Volume I, published by the International Conference of Building Officials, 5360 South Workman Mill Road, Whittier, California, 90601, together with the Uniform Building Code Standards, 1979 Edition, all to have the same force and effect as if set forth herein in every particular The subject matter of the adopted Codes includes comprehensive provisions and standards regulating the erection, construction, enlargement, alteration, repair, moving, removal , conversion, demolition, occupancy, equipment, use, height, area, and maintenance of buildings and structures for the purpose of protect- ing the public health, safety, and general welfare §38-2 Amendments and Deletions to the Uniform Building Code The Uniform Building Code, 1979 Edition, Volume I, hereby adopted is hereby amended and changed in the following respects A Section 104(c) is amended by adding an exception follow- ing the last paragraph thereof to read as follows EXCEPTION Existing Group A, Division 3 and Group B Division 2 Occupancies converted to Drinking and Dining Establishments shall comply with Section 1711(a) and exiting requirements in accordance with Chapter 33 B Section 301 is amended by deleting subsection (b) and the wording thereof C Section 304(a) Permit Fees Section 304(a) is amended to read as follows Section 304( a) Permit Fees A fee for each building permit shall be paid to the Building Official as set forth in Table No 3-A Table 3-A permit fees shall be increased thirty-five percent (35%) when all permits, including building, plumbing, mechanical and electrical , issued for a building, structure or project are included on a single permit issued under this section The determination of value or valuation under any of the provisions of this Code shall be made by the Building Official The valuation to be used in computing the permit and plan-check fees shall be the total value of all construction work for which the permit is issued, as well as all finish work, painting, roofing, electrical , plumbing, heating, air conditioning, elevators, fire- extinguishing systems and any other permanent work or permanent equipment D Table 3-A - Building Permit Fees is amended as follows TABLE NO 3-A -- PERMIT FEES* Total Valuation Fee Less than $20 00 No fee or permit $20 01 to $500 00 $7 00 $501 00 to $2,000 00 $7 00 for the first $500 00 plus $1 30 for each addi- tional $100 00 or fraction thereof, to and including $2,000 00 $2,001 00 to $25,000 00 $ 2 6 50 f o r the first $2,000 00 plus $5 20 for each additional $1 ,000 00 or fraction thereof, to and including $25,000 00 $25,001 00 to $50,000 00 $14 6 10 f o r t h e first $25,000 00 plus $3 90 for each additional $1 ,000 00 or fraction thereof, to and including $50,000 00 -2- $50,001 00 to $100,000 00 $ 243 60 for the first $50,000 00 plus $2 60 for each additional $1 ,000 00 or fraction thereof, to and including $100,000 00 $100,001 00 and up $373 60 for the first $100,000 00 plus $2 10 for each additional $1,000 00 or fraction thereof Other Inspections and Fees 1 Inspections outside of normal business hours (minimum charge - two hours) -- $15 00 per hour 2 Reinspection fee assessed under provisions of Section 305(g) -- $15 00 each 3 Inspections for which no fee is specifically indicated (minimum charge - one half hour) -- $15 00 per hour 4 Additional plan review required by changes, additions or revisions to approved plans (minimum charge - one half hour) -- $15 00 per hour * Note A fee for each plumbing, mechanical and electric permit issued shall be paid as set forth in Section 304(a) or alternatively, as set forth in the Uniform Plumbing Code, Uniform Mechanical Code, or the National Electrical Code, all latest adopted editions E Section 307 (a) is amended to read as follows Use or occupancy No building or structure of Group A, E, I, H, B, or R occupancy shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made until the building official has issued a certificate of occupancy therefor as provided herein F Section 407 is amended by deleting therefrom the definition of "family" and by substituting therefore the following Section 407 Family is an individual or two (2) or more persons related by blood or marriage or an unrelated group of not more than three (3) persons living together in a dwelling unit -3- All of the other definitions in Section 407 remain unchang- ed G Section 413 is amended by adding, in the proper alpha- betical order, an additional definition for " loft" as follows Loft is an intermediate floor placed in any story or room within individual dwelling units of Group R Occupancy that is essentially open to the atmosphere of that story or room except that enclosed closets less than three (3) feet in depth and enclosed toilet rooms less than sixty (60) square feet in area may be permitted in conjunction therewith All of the other definitions in Section 413 remain unchang- ed H Section 503(d) - Exception No 4 is amended to read as follows In the indicated one-hour Occupancy separation between Group R, Division 3 and M Occupancy, the separation may be limited to the installation of materials having a U L Class F-45 rating and a tight-fitting solid wood door one and three-eighths (1-3/8) inches in thickness will be permitted in lieu of a rated fire assembly Fire dampers shall not be required in ducts piercing this separation, provided they are constructed of No 26 gauge galvanized steel I Table 5-A is amended by deleting the wording in the "Fire Resi st nce of Exterior Walls" column for Group B Divisions 1 and 2 Occupancies thereto and substituting therefore the following "1 hour less than 10 feet " J Section 1202 is amended by adding a subsection (c) thereto as follows (C) Lofts Lofts may be installed in any story or room of individual dwelling units when they meet the following requirements 1 Lofts shall not exceed 33-1/3% of the total floor area of the story or room in which they are installed, including separate spaces under the loft but having common atmosphere with the primary room -4- 2 Minimum headroom below a loft shall be 7 ' -0" measured to the lowest projection 3 Minimum headroom above the loft floor shall conform to the requirements of Section 1207(a) 4 Ceilings over kitchen, storage or furnace rooms which are located under a loft shall be construct- ed as for one-hour fire-resistive construction 5 A stairway complying with Section 3305 shall be required from lofts having toilet rooms and lofts having greater than seventy (70) square feet of floor area 6 Where lofts are intended to be used for sleeping rooms, smoke detectors as specified in Section 1210(a) shall be required 7 The loft guard rails shall be at least thirty-six (36") inches high 8 The open side of the loft shall be a minimum of sixty-five percent (65%) open to the story or room into which it projects 9 Light and ventilation shall be provided according to the requirements of Section 1205(a) 10 Any loft containing an enclosed toilet room shall be provided with an egress rescue exit as speci- fied in Section 1204 11 Lofts need not comply with the requirements of a story EXCEPTION Structural framing affected by the loft shall comply with Chapter 25 K Section 1204 is amended by deleting the last paragraph thereof an by substituting the following All egress or rescue windows from sleeping rooms shall comply with the following requirements 1 A minimum net clear opening of 5 7 square feet The minimum net clear opening height dimension shall be 24 inches The minimum net clear opening width dimension -5- shall be 20 inches The maximum height from the top of the floor to the top of the window sill shall be 44 inches 2 Windows with a net clear openable area of not less than five (5) square feet with no dimension less than 22 inches shall be deemed to meet the requirements of this section, provided the maximum height dimension from the top of the floor to the top of the window sill does not exceed 48 inches L Section 1205(a) is amended by deleting the wording in the first two paragraphs and substituting therefore the follow- ing Light and Ventilation All guest rooms, dormitories, and habitable rooms within a dwelling unit shall be provided with natural light by means of exterior glazed openings with an area not less than one-twentieth (1/20) of the floor area of such rooms with a minimum of 5 square feet All bathrooms, water closet compartments, laundry rooms and similar rooms shall be provided with natural ventilation by means of openable exterior openings with an area not less than one-twentieth (1120) of the floor area of such rooms with a minimum of 1-1/2 square feet EXCEPTION Artificial light may be substituted for natural light for all habitable rooms in basements other than sleeping rooms provided such rooms do not constitute a basement dwelling unit All guest rooms, dormitories and habitable rooms within a dwelling unit shall be provided with natural ventilation by means of openable exterior openings with an area of not less than one-fortieth (1/40) of the floor area of such rooms with a minimum of 2-1/2 square feet EXCEPTION The area of openable exterior openings for the purpose of natural ventilation may be decreased to one percent (1%) of the floor area of all habitable rooms with exterior walls in basements, other than sleeping rooms provided such rooms do not constitute a basement dwelling unit The remainder of the wording to remain unchanged M Section 1210(a) is amended by deleting the second paragraph thereof an su stituting therefore the following -6- When one or more sleeping rooms are added or created in existing Group R, Division 3 Occupancies, the entire building shall be provided with smoke detectors located as required for new Group R, Division 3 Occupancies The remainder of Section 1210(a) to remain unchanged N Section 1703 is amended by adding an exception at the end thereof to read as follows EXCEPTION Unless otherwise required in Part 111 of this Code in Group R, Division 1 Apartment Occupancies, the one-hour fire-resistive enclosures for the usable space under the first story shall not be required, provided that individual dwelling units are separated by one-hour fire-resistive construction Where vertical one-hour fire-resistive construction is required on the top story, the one-hour fire-resistive wall shall terminate at the underside of the roof sheathing 0 Section 1707 is amended by inserting new subsections (b) an c as follows (b) General Mechanical units, ducts, piping or struc- tures shall not be installed, replaced or reset on roofs without being properly supported by curbs, pads, bases or piers which shall be flashed to the roofing in a watertight manner All unsupported sections of mechanical equipment shall be a minimum of twelve (12) inches above the plane of the roof so that they will not obstruct the reroofing process Mechanical units shall mean heating, air handling, refrigeration and ventilation equipment, including fans, blowers, and similar types of equipment Units shall be so located that proper drainage from the roof will not be blocked or impeded (c) Weatherproofing Roof Openings Roof openings sur- rounded by curbs shall be sheathed over solidly and covered with a minimum of twenty-six (26) gauge metal approved for the use or equal material All seams and mitre corners shall be riveted and soldered in a watertight manner Such curbs shall be a minimum of nine (9) inches in height and by relettering the existing subsections (b) and (c) to (d) and (e) P Section 1711 is amended by deleting the wording in 1711(a) -7- i and subsections (b) , (c) , and (f) thereof and substituting therefore the following (a) Floors and walls in Nondwelling Units In other than dwelling units, toilet room floors shall have a smooth, hard, non-absorbent surface such as portland cement, concrete, ceramic tile, quarry tile, sheet vinyl inlay not less than seventy-five thousandeths (0 075) inch in thickness, wear thickness not less than thirty-five thousandeths (0 035) inch, mono- lithic seamless floor systems when installed over concrete, ceramic floor system incorporating nonabsor- bent backing materials when installed with waterproof adhesives, and other approved materials Nonabsorbent materials shall extend upward onto the walls at least four (4) inches Where vinyl inlay or seamless systems are extended upwards, the junction at floor and wall shall be coved Ceramic and quarry the bases may be installed with vinyl or seamless coverings if set with waterproof adhesives Walls within water closet compartments and walls within two (2) feet of the front and sides of urinals shall be simi- larly finished to a height of four (4) feet, and, except for structural elements, the materials used in such walls shall be of a type which is not adversely affected by mois- ture EXCEPTIONS 1 In heavy traffic areas with uncontrolled use of toilet facilities such as service stations, transportation terminals, food and drink establishments, public toilet facilities and open mall toilets, floor covering shall not include sheet vinyl 2 Carpet and other floor coverings may be installed in private, individual toilet rooms with restricted access 3 In Group B, Division 2 office buildings, wholesale and retail store building, walls within water closet compartments and walls within two (2) feet of the front and side of urinals may be finished with semi-gloss or gloss enamel provided the toilet facilities are not intended primarily for the public -8- i (b) Toilet Facilities - Toilet facilites and water closet compartments on the first floor and on floors served by a ramp or elevator shall have a clear, unobstructed access of not less than thirty (30) inches A clear space unobstructed by door swing, grab bars and similar items of not less than thirty-two (32) inches shall be provided in front of the toilet stool Grab bars shall be provided near each side or one side and the back of the toilet stool securely attached 32 inches to 34 inches above and parallel to the floor Grab bars at the side shall be 42 inches long with the front end positioned 24 inches in front of the water closet stool Grab bars at the back shall not be less than 30 inches long Grab bars shall have an outside diameter of not less than 1-1/4 inches nor more than 1-1/2 inches and shall provide a clearance of 1-1/2 inches between the grab bar and adjacent surface Grab bars need not be provided in Group R, Division 1 Apartment Houses EXCEPTIONS 1 In Group R, Division 3 and M Occupancies and within individual units in apartments, the clear width of water closet compartments may be thirty (30) inches, the clear space in front of the toilet stool may be twenty-four (24) inches, grab bars shall not be re- quired, and the facility need not be identified for the handicapped 2 Where more than one (1) water closet compartment is provided, only one (1) such compartment within each toilet room for each sex need comply with the require- ments of this subsection For all other compartments, grab bars shall not be required, the access may be twenty-four (24) inches and clearances shall be as set forth in Exception No 1 above 3 Where more than one (1 ) one-half bath compartment (stool and wash basin) is provided on a floor served by a ramp or elevator, only one (1) such compartment for each sex need comply with the requirements of this subsection 4 In hotels and motels of Group R, Division 1 Occupan- cies, only four percent (0.) , but no less than one (1) of the total number of units shall be required to comply with the requirements of this subsection -9- 5 Toilet facilities in occupancies where only one water closet is required for each sex shall be provided with an access door with a clear, unobstructed width of not less than thirty (30) inches but need not comply with the other requirements for the physically handicapped (c) Toilet Room Facilities In other than Group R, Division 1 Apartment House, Group R, Division 3 and Group M Occupancies, toilet room facilities shall be as follows 1 Except for the projection of bowls and waste piping, a clear, unobstructed space twenty-six (26) inches in width, twenty-seven (27) inches in height and twelve (12) inches in depth shall be provided under at least one (1) lavatory 2 Where mirrors are provided, at least one (1) shall be installed so that the bottom of the mirror is within forty (40) inches of the floor 3 Where towel and disposal fixtures are provided, at least one (1) shall be within forty (40) inches of the floor EXCEPTIONS 1 Toilet facilities in occupancies where only one (1) water closet per sex is required (f) Glazing for Shower and Bathtub Enclosures and Walls Glazing used in doors and panels of shower and bathtub enclosures and glazing used in openings in walls of tub and shower areas shall be fully tempered, lami- nated safety glass or approved plastic When glass is used it shall have a minimum thickness of not less than (1/8) inch when fully tempered, or 1/4 inch when laminated, and shall pass the test requirements of Uniform Building Code Standard No 54-2 EXCEPTION Glazed openings with a minimum sill height of five (5) feet above the tub or shower base Q Section 1807(A) is amended by deleting the existing wording thereof and substituting therefore the following (A) Scope This section shall apply to all Group B, Division 2 office buildings and Group R, Division 1 -10- Occupancies, each having floors used for human occu- pancy located more than 75 feet above the lowest level of fire department vehicle access Such buildings shall be provided with an approved automatic sprinkler system in accordance with Section 3802(b) 1 A and Section 1807(c) R Section 1807 is further amended by amending the first paragrap of subsection (c) to read as follows (c) Automatic Sprinkler System The automatic sprinkler system required in subsection (a) shall be provided throughout the building The sprinkler shall be designed using the parameters set forth in Uniform Building Code Standard No 38-1 and the following The remainder of subsection (c) to remain unchanged S Section 1807 is further amended by deleting the wording in su section L) and substituting the wording that is pre- sently in subsection (M) Delete (M) T Section 2305(d) is amended by deleting the last sentence of the second paragraph which reads "Where snow loads occur, the snow loads shall be determined by the Building Of- ficial" and substituting therefor the following sentence "Design snowload shall be thirty (30) pounds per square foot " U Section 2517(c)6 is amended by adding a second paragraph therefore as follows As an alternate to the required foundation openings or mechanical ventilation system, a ground cover consisting of a minimum six-mill-thick plastic with a minimum six-inch lap at all joints may be substituted Where extreme moisture problems are encountered, the Building Official may require a four-inch granular underlayment and ventila- tion as deemed necessary V Table 29A - is amended as follows -11- TABLE NO 29-A -- FOUNDATIONS FOR STUD BEARING WALLS -- MINIMUM REQUIREMENTS Depth of Founda- Thickness of Width of Thickness tion Below Natural Number of Foundation Wall Footing of Footing Surface of Ground Stories (inches) (inches) (inches) & Finish Grade (inches) Solid Unit Concrete Masonry (Nominal) 1 8 8 16 8 30 2 8 8 20 10 30 3 10 10 24 12 30 NOTE For the purposes of Table No 29-A only, one (1) story means one (1) roof load plus one (1) floor load, two (2) stories means one (1) roof load plus (2) floor loads, and three (3) stories means one (1) roof load plus three (3) floor loads W Section 3203(d) is amended by rewording Section 3203(d) as follows H Wood Shakes Shakes shall be applied over solid sheathing Shakes shall be applied over an underlay- ment of not less than Type 15 felt with not less than 18-inch-wide strips of not less than Type 30 felt shingled between each course in such a manner that no felt is exposed to the weather below the shake butts or shall be applied over an underlayment consisting of not less than two layers of Type 30 felt applied shingle fashion Shakes shall be laid with a side lap of not less than 1-1/2 inches between joints in adjacent courses Spacing between shakes shall not be less than 3/8 inch nor more than 5/8 inch Shakes shall be fastened to the sheathing with two inch nails only, positioned approximately 1 inch from each edge and approximately 2 inches above the exposure line The starter course at the eaves shall be doubled The bottom or first layer may be either shakes or shingles Fifteen-inch or 18-inch shakes may be used for the final course at the ridge -12- Weather exposure shall not exceed those set forth in Table No 32-A Hip and ridge weather exposure shall not exceed those permitted for the field of the roof X Section 3203(d)3B is amended by inserting a third paragraph thereto to read as follows Asphalt shingles shall be of an interlocking or self-seal- ing type or shall be sealed down with an asphaltic material Y Section 3205(c) is amended by adding Exception No 2 to read as fo ows 2 In Group R, Division 1 Apartment Occupancies, the prohibited eave or cornice vent location shall apply only to those windows or doors that lead from a kitchen area or from a room containing a fuel burning boiler or central heating plant Z Section 3302(a) is amended by rewording the exception at the end of the last paragraph to read as follows EXCEPTION An exit-rescue window meeting the requirements of Section 1204 may be considered as meeting the require- ments of an exit from a basement within an individual dwelling unit AA Section 3303(j) is amended by adding at the end thereof the following sentence Where a door leads to a potentially hazardous area, the door shall be equipped with an approved locking device BB Section 3306(d) is amended by adding a sentence to the end of the first paragraph to read as follows Top landings of ramps required for the handicapped shall extend one (1) foot on each side of the doorway (Rationale) Previously amended to provide a more usable landing area for the physically handicapped CC Section 3703(f) is amended by changing paragraph 2 thereof to read as follows All incinerator chimneys and chimneys and vents for fire- places, stoves and other solid-fuel burning appliances shall terminate in a substantially constructed spark arrestor having a mesh approved for the use -13- 7 DD Section 3707 is amended by adding a subsection (o) to read as follows— (o) Combustion Air In residential occupancies, all solid fuel-burning fireplaces shall be provided with an approved combustion air supply which is an integral component of the fireplace EE Section 3707 is further amended by adding a subsection (p) to read as follows All factory built fireplaces and other solid-fuel burning appliances and stoves shall be listed and approved by the Chief Building Official FF Section 3802 is amended by inserting a new paragraph at the beginning of Subsection (b)1A to read as follows A In all occupancies 4 stories or more in height The remaining paragraphs to remain unchanged GG Section 3802(b) is amended by adding an exception at the end of the first paragraph of Section 3802(b)1A EXCEPTION An automatic fire-extinguishing system shall not be required in a Group R, Division 1 apartment, base- ment or cellar, provided that the following conditions exist 1 The individual basement area does not comprise a separate dwelling unit 2 The individual basement area does not exceed seven hundred fifty (750) square feet of floor area 3 The basement or cellar exits are placed a distance apart equal to not less than one-half (112) of the length of the maximum overall diagonal dimension for the area to be served measured in a straight line between exits 4 A products-of-combustion detector is located at the basement of the stairway 5 Basement areas of individual dwelling units are separ- ated from other dwelling units by one-hour fire resis- tive walls -14- Y HH Section 5406 entitled Human Impact - Glazing is deleted Impact requirements are covered by federal law II Appendix Chapter 32 is amended by adding to the last sentence of Section 3212 Item 1 the following "or other approved methods" and by changing Item No 3 to read as follows 113 Wood Shingle Application Wood shingles shall not be applied over existing wood shingles " and by changing Item 5 to read as follows 115 Rusted, damaged or inadequate flashing, vent caps and metal edgings shall be replaced with new materials as necessary and as approved by the Building Official " JJ Appendix Chapters 23, 35, 38, 51, 53, and 70 are hereby deleted §38-3 Definitions The following terms as used in the Uniform Building Code, shall have the meanings indicated Building Official - The City Building Inspector Such term shall be synonomous with the Chief Building Official and shall include all his designated representatives Municipality or City - The City of Fort Collins §38-4 Violations and Penalties The following Section of the Uniform Building Code contains a penalty clause which is herewith set forth in full as required by Part 2, Article XVI, Title 31, of the Colorado Revised Statutes, 1973, as amended, and Article II, Section 7 of the Charter of the City of Fort Collins §205 It shall be unlawful for any person, firm, or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy, or maintain any building or struc- ture in the City or cause the same to be done contrary to or in violation of any of the provisions of this Code Any person, firm, or corporation violating any of the provisions of this Code shall be deemed guilty of a misdemeanor, and each such person shall be deemed -15- i guilty of a separate offense for each and every day or portion thereof during which any violation of any of the provisions of this Code is committed or permitted and, upon conviction of any such violation, such person shall be punishable by a fine of not more than Three Hundred Dollars ($300 00) or by imprisonment for not more than ninety (90) days, or by both such fine and imprisonment §38-5 Copies of Code on File, Sale At least three copies of the Uniform Building Code, 1979 Edition, Volume I, and the Uniform Building Code Standards, 1979 Edition, shall be on file in the Office of the City Clerk of the City of Fort Collins, Colorado, at least fifteen (15) days preceding the date set for hearing, and may be in- spected by any interested persons during normal business hours After the public hearing thereon and final reading and adoption by reference, the Building Code as finally adopted shall be available for sale to the public through the Office of the City Clerk at a price not to exceed the City' s actual costs §38-6 Repealer, Exception Article I of Chapter 38, Section 38-1 through Section 38-11, inclusive, of the Code of the City of Fort Collins, is hereby repealed, provided, however, that the repeal of said article shall not revive any other section of any ordinance or ordinances heretofore repealed or superseded and, provided further that such repeal shall not make lawful any violation of the article hereby repealed and, provided further that construction under any building permit heretofore taken out under the article herein repealed, may be continued in conformance with such repealed article or, if the owner thereof elects, in conformance with the article herein enacted Introduced, considered favorably on first reading, and ordered pub- lished this 77±j,____ day of October A D 1980, and to be presented for final passage on thlst day o -October , A D 1980 Mayor ATTEST City Clerk Passed and adopted on final reading this 21st day of October A D 1980 19() 1 ICA M o rk ATTEST - 2M& City C eW -16-