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Council amends 50% improvement rule to exclude small wall openings and allow certain utility upgrades
Summary
Ordinance No. 25-650 revises the City's reconstruction threshold so small wall openings and some utility work (repiping, rewiring, ductwork) are treated as remodels when certified by a licensed professional; Council approved the ordinance 3-0 after P&Z review.
The City Council voted on April 15 to amend the City’s reconstruction threshold (the so-called 50% improvement rule), adopting Ordinance No. 25-650 to clarify when work triggers reconstruction requirements.
P&Z and staff reported they examined historical projects and consulted structural engineers to create an exception allowing small wall openings to be excluded from the 50% calculation so that upgrades to piping, wiring, or ductwork can proceed without forcing a full reconstruction classification. The Commission recommended reclassifying ceiling and wall board changes as cosmetic in some cases and suggested limiting the square-footage inclusion to the smaller removed area rather than an entire room when appropriate.
Director Elvin Hernandez told the Commission that non-cosmetic utility work excluded from reconstruction calculations will require a signed and certified letter from a licensed professional. Councilmember Carl Moerer moved to approve Ordinance No. 25-650; Councilmember Keith Brown seconded. The motion carried 3-0.
