G48-00 (3) Ordinance No. G48-00
AN ORDINANCE
TO PROVIDE FOR THE LICENSING AND INSPECTION OF
RENTAL RESIDENTIAL PROP:RTY
WHEREAS, the City Council of the City of Elgin has
determined it is necessary and desirable to provide for the
licensing and inspection of rental re•.idential properties
within the city; and
WHEREAS, the City of Elgin is a home rule municipality as
defined in Article VII , Section 6A of the 1970 Constitution of
the State of Illinois; and
WHEREAS, a home rule unit may exe cise any power and
perform any function pertaining to its go ernment and affairs;
and
WHEREAS, the licensing and inspection of rental
residential property pertains to the gove , nment and affairs of
the City of Elgin.
NOW, THEREFORE, BE IT ORDAINED BY TH1 CITY COUNCIL OF THE
CITY OF ELGIN, ILLINOIS :
Section 1 . That Chapter 6 . 37 entitled "Rental
Residential Property" of the Elgin Muni. ipal Code, 1976, as
amended, be and is hereby amended to read -s follows :
"Chapter 6 . 37
RENTAL RESIDENTIAL PRO'ERTY
6 . 37 . 010 PURPOSE.
The purpose of this chapter is to provide for the
licensing and inspection of rental residential property so as
to protect the public health, safety and elfare of the people
of the city including:
A. To protect the public health and safety by insuring
rental units comply with minimum sousing standards of
city ordinances .
B. To protect the character and sta.ility of residential
areas .
C. To correct and prevent housing conditions that adversely
affect or are likely to adverse y affect the life,
safety, general welfare and he.: lth, including the
physical, mental and social well being of persons
occupying dwellings .
D. To prevent the overcrowding of dwe lings by requiring
compliance with minimum space standar.s per occupant for
each dwelling unit .
E . To facilitate the enforcement of mi imum standards for
the maintenance of existing reside tial buildings and
thus to prevent slums and blight .
F. To preserve the value of land and Buildings throughout
the city.
6 . 37 . 020 PROVISION OF INSPECTION RIGHTS AN.. PENALTIES .
This chapter shall not be construed as to restrict the
right of this city to inspect any property nor to seek
penalties for violations of other provisio s of this code .
6 . 37 . 030 DEFINITIONS.
A. Bed and Breakfast Inn means a single family dwelling or
portion thereof where rooms without cooking facilities
for the occupancy of temporary guests are provided at a
daily rate of compensation for - maximum of seven
consecutive days, and where meals are provided for
compensation in contradistinction to a hotel , a motel or
a rooming house which are separately defined within this
chapter.
B. Code Official means the Community De elopment Manager or
designee .
C. Department means the Department of Code Administration
and Development Services .
D. Dwelling means a building, or po tion thereof, used
exclusively for human habitation.
E. Dwelling Unit means one or mor- rooms containing
individualized cooking, sleeping ano sanitary facilities
which is designed, occupied or intended for use by one
household.
F . Hotel means a building in which lodging with accompanying
bathrooms are provided and offered to temporary guests
for compensation and in which ingre.s and egress to all
rooms is provided through an intedior lobby or office
supervised by a person in charge at all hours . Maid
service, linen laundering, telephones and secretarial or
desk service are also provide, for lodgers in
contradistinction to a motel, a rooming house or a bed
and breakfast inn which are separately defined within
this chapter.
G. Motel means a building or group ol buildings in which
lodging rooms with accompanying bathrooms are provided
and offered primarily to temporary guests for
compensation in contradistinction t. a hotel, a rooming
house or a bed and breakfast inn hich are separately
defined within this chapter. A m.tel also furnishes
services such as maid service and Linen laundering and
provides secretarial and desk service .
H. Multiple Family Rental Residential Droperty means rental
residential property with two or more dwelling units .
I . Property Agent means a person, operator, firm,
partnership, corporation, or ocher legal entity
designated in writing by the properly owner to the code
official to manage a rental esidential property
including the authority to receive no ices or citations .
J. Rental Residential Property means dwellings, dwelling
units, rooming houses and rooming u its let or intended
to be let for rent or lease .
K. Rooming House means a building containing rooming units
in which meals may or may lot be served in
contradistinction to a hotel or motel or bed and
breakfast inn which are separately defined within this
chapter.
L. Rooming Unit means a room rented o leased as sleeping
and living quarters, but without cooking facilities and
with or without an individual bathroom. In a suite of
rooms without cooking facilities, each room which
provides sleeping facilities shall be counted as one
rooming unit for the purpose of this hapter.
M. Single Family Rental Residential P operty means rental
residential property with one dwelling unit .
N. Tenant means an occupant of rental re.idential property.
0. Words or phrases as used in this c apter and not herein
defined shall be defined as provided by Title 16, Chapter
16 . 04 and Chapter 16 .20 of this code, as amended.
6 . 37 . 040 LICENSE REQUIRED.
A. It is unlawful for any person, firm, partnership,
corporation or other legal entity to operate, maintain or
offer to rent within the city a rental residential
property whether vacant or not with.ut first obtaining a
license as provided in this chapter.
B. It is unlawful for a person t. occupy a rental
residential property, or for any ow er or property agent
to allow anyone to occupy a rental residential property
which is not licensed as provided in this chapter.
C. It is unlawful for any person, firm, partnership,
corporation or other legal entity to offer for rent or to
occupy any vacant dwelling unit or rooming unit or any
dwelling unit or rooming unit that becomes vacant in a
rental residential property for whish a license is under
suspension.
D. This chapter shall not apply to the following structures :
1 . Single family owner occupied dwellings .
2 . Single family dwellings occupi-d by a member of the
owner ' s family.
3 . Single family dwellings which are vacant but which
are not intended to be let for ent .
4 . Townhouse and condominium owner occupied dwellings .
5 . Hotels, motels and bed and bre-kfast inns .
6 . Dwellings, buildings, structures and uses licensed
and inspected by the State or the federal
government, including but not limited to, nursing
homes, retirement centers, rest homes, etc .
7 . Dwellings, buildings, structures and uses owned by
other governmental agencies and public housing
authorities .
8 . Multiple family rental resident al property in which
each dwelling unit is occupied by a record owner of
the property.
E. A license for a rental residential property cannot be
transferred to another rental residential property nor a
succeeding owner.
6 . 37 . 050 LICENSE APPLICATION.
A. Each applicant for a license or renewal license to
maintain a rental residential proper y for the purpose of
renting it to others or for the purpose of allowing
others to occupy it as a dwelling u it or a rooming unit
shall file a written application wi h the code official
stating:
1 . The full legal name, address, and home and work
telephone numbers of each and every owner of the
rental residential property.
2 . The address of the rental reside tial property.
3 . The number of dwelling units or rooming units within
the rental residential property.
4 . In the case of a rental resid:ntial property owner
who is not a resident of the ci y, the name, address
and phone number of his/her agent with authority for
receipt of service or notice ol a violation of the
provisions of this chapter.
5 . Whenever there is a change in the ownership of a
rental residential property or the owner' s property
agent, the owners shall within thirty (30) days of
such changes, file an updated written notice with
the code official indicating suc changes .
6 . The total square footage desigiated for living and
sleeping purposes within the rental residential
property as determined by he city' s property
maintenance code .
7 . Approval must be obtained fro the code official
prior to any change being mase in the number of
dwelling units or rooming uni s within a licensed
rental residential property. 'application for such
change shall be made on a form provided by the code
official . The code offici.l will review the
proposed change and respond t. the property owner
within thirty (30) days of the filing of the
application. Any and all ch.:nges must meet all
zoning, property maintenance cose and building code
requirements of this code .
B. Each application for a new license or a renewal of an
existing license shall be accompanies by a fee of $25 . 00
for single family dwelling rental residential
properties, $50 . 00 for multip e family dwelling
residential properties, and $50 . 00 for rooming house
residential properties . In additio thereto, a dwelling
unit and rooming unit fee of $25 . 01 will be added for
each dwelling unit and rooming unit to be inspected in
excess of one . All such fees shall be payable at the
office of the department . Each asplication for a new
license or a renewal license shall a so be accompanied by
copy or copies of the written notic: or notices required
under Section 6 . 37 . 100C of this ciapter advising each
tenant or occupant of the maximu number of persons
allowable by the occupancy standards of the city' s
property maintenance code . Applicati.ns for a new license
shall be assigned an annual li ense renewal date
determined by the date on which their application for a
new license was filed with the city. All licenses shall
expire on the day following that a nual license renewal
date .
6 . 37 . 060 INSPECTION REQUIREMENTS .
A. All rental residential property shall be subject to an
inspection as a condition to the iss 'ance of the license .
An inspection shall be scheduled wi h the code official
at the time of the application for a license for a rental
residential property.
B. Upon receipt of a completed application for a license or
renewal license for a rental r-sidential property,
including the payment of all req ired fees and the
scheduling of a required licensing inspection, the code
official shall issue a license .
C. Licensing inspections of rental esidential property
shall be conducted not less than ninety (90) days from
the issuance of an initial license or renewal license .
The licensing inspection shall de ermine whether the
rental residential property is in onformance with the
city' s zoning ordinance and al other applicable
provisions of this code . The licensing inspection shall
also include a physical inspect on of the rental
residential property including the building exterior,
common areas, basement, and twenty oercent (20%) of both
the individual dwelling units and rooming units, when
applicable, with a minimum of at le. st one dwelling unit
and rooming unit, when applicable . The code official or
his designee will determine which dwelling units and
rooming units are to be inspected.
D. When a licensing inspection of a rental residential
property reveals any violations of applicable codes, a
compliance time frame will be set b, the code official .
In establishing a compliance ti e frame, the code
official shall determine the reasonable minimal time
necessary to correct the violations oased upon the number
and severity of the violations . Thi code official shall
send notice to the property owner od the listed property
agent by regular U. S . mail at the ast address provided
on the most recent license applic.:tion. Said notice
shall include the following:
1 . Description of the properly sufficient for
identification;
2 . A statement listing the viol-tions of applicable
codes;
3 . A statement of the date upon which the licensing
re-inspection will occur; and
4 . An explanation that if upon completion of the
licensing re-inspection that he requirements of
applicable City codes have not been met, a written
denial of the license application revoking the
temporary certificate will be is_ued.
E . A licensing re-inspection will be co ducted at the end of
the compliance time frame . The lic-nse shall remain in
effect upon the successful completion of a licensing
re-inspection that determines th rental residential
property meets the requirements of applicable city
codes . If the code official finds 'hat the requirements
of applicable city codes have not b-en met, or that any
information provided in the license application is
false, the license shall be suspe ded or revoked in
accordance with section 6 . 37 . 090 of t is chapter.
F . A rental residential property hich is in total
compliance at the time of the licen-ing inspection shall
receive a one year extension of the license at no
additional charge and with no ad.itional inspections
being required.
G. If during a licensing inspection a' y dwelling unit or
rooming unit is determined to be unfit for human
occupancy as determined under t e city' s property
maintenance code, an additional twe ty percent (20%) of
the dwelling units and rooming u its in the subject
rental residential property shall be inspected. If
similar violations are observed in the additional
dwelling units and rooming units, the entire rental
residential property will be subject to inspection. All
additional dwelling units and roo ing units inspected
shall be subject to the dwelling u it and rooming unit
fee as set forth in Section 6 . 37 . 050B of this ordinance .
H. The number of dwelling units and ooming units to be
inspected per rental residential property shall be
calculated using the following tables :
Number of Dwelling Units Number of 'welling Units
on Property to be inspected
2-5 1
6-10 P
11-15 :
16-20
21-25
26-30
31-35
36-40 :
41-45
46-50 11
Properties having in excess of fifty (50) dwelling units
shall have the number of dwelling un is to be inspected
calculated at twenty percent (20%) of the total number of
dwelling units . The dwelling units to .e inspected shall be
selected by the code official .
Number of Rooming Units Number of •ooming Units
on Property to be inspected
2-5 1
6-10 .
11-15 :
16-20
21-25 •
26-30 •
31-35
36-40 :
41-45
46-50 1.
Properties having in excess of fift, (50) rooming units
shall have the number of rooming un' ts to be inspected
calculated at twenty percent (20%) of the total number of
rooming units . The rooming units to b- inspected shall be
selected by the code official .
Applications for license renewals s all be made in the
same manner as for new applications except that such
applications shall state thereon such fac .
6 . 37 . 070 ENFORCEMENT.
It shall be the duty of the depar.ment to enforce the
provisions of this chapter as autho ized by the Elgin
Municipal Code and the property mainte ance code as adopted
and amended by the city.
6 . 37 . 080 VIOLATIONS .
The following shall constitute violations of this chapter:
A. Failure of the owner or owners of t e rental residential
property to license such property wit the code official .
B. Failure of the occupants of the rental residential
property to vacate such property wi hin sixty (60) days
after receiving notice from the cod- official that such
property is not properly licensed o that the license or
temporary certificate has been revoke. .
C. Failure of the owner of the rental residential property
to vacate all tenants from said p operty within sixty
(60) days after the license or temp.rary certificate has
been revoked.
D. Failure of the owners of the rental residential property
to maintain the structure and premises in compliance with
applicable building, property mai 'tenance and zoning
ordinances .
E. Any person other than an inspector from the department
who removes or defaces any notices w ich have been posted
pursuant to this chapter without the approval of the code
official shall be liable for the pei alties provided for
by this chapter.
F. Failure of the owner of the rental residential property
to comply with any other applicabl- provision of this
chapter or this Code .
6 . 37 . 090 LICENSE-SUSPENSION AND REVOCATIO1 .
A. A license may be suspended when violations of applicable
city codes have been identified by tie department and the
property owner has been properl notified of the
violations and given a reasonable pediod of time in which
to correct violations, but has failed to do so. A
license may also be suspended w en any information
provided in the license application is determined by the
code official to be false .
B. When an inspection of a licensed rental residential
property reveals any violations of applicable codes, a
compliance time frame will be set •y the code official
using the standard as set forth i Section 6 . 37 . 060E.
The code official shall send notice do the property owner
or the listed property agent by reg lar U. S . mail at the
last address provided on the m.st recent license
application. Said notice shall incluee the following:
1 . Description of the rental residential property
sufficient for identification;
2 . A statement listing the viol.tions of applicable
codes;
3 . A statement on the date upon hich a reinspection
will occur; and
4 . An explanation that if upon completion of the
reinspection that the require' ents of applicable
city codes have not been met, hat the license for
the rental residential property ill be suspended.
C. A reinspection will be conducted at the end of the
compliance time frame . If the code official finds that
the requirements of applicable city codes have not been
met upon the completion of such rein..pection, the license
for the rental residential property s all be suspended.
D. When a license is suspended, the cod: official shall send
notice to the property owner or the isted property agent
at the last address provided on the most recent license
application. Said notice shall b: sent by certified
mail, return receipt requested, or personally served upon
the property owner or the property agent listed on the
most recent license application. The notice shall
include the following:
1 . Description of the property sufficient for
identification;
2 . A statement of the reasons for tie suspension;
3 . An explanation of the properly owners right to
appeal the suspension;
4 . If the property owner changes h' s address or changes
property agents and fails to notify the department,
such notice shall be sufficient if sent by certified
mail to the owner or his property agents last
address as provided on the last License application.
E . A property owner whose license has been suspended may
request a reinspection prior to re ocation. If, upon
reinspection, the department finds that the licensed
rental residential property in conne tion with which the
notice was issued is now in compliance with this chapter,
the code official may reinstate the icense . The request
for a reinspection shall not stay t e revocation of the
license unless the code official grants such request
pursuant to a showing of good cause b, the property owner.
F. Any person whose license has been suspended shall be
entitled to appeal the suspension .y filing a petition
as set forth in Chapter 16 . 12 of this code with the
appeals board vested with the autho. ity for considering
any such petition. Such an appeal shall operate as a
stay of the revocation until such time as the appeals
board renders a decision on the ap.eal . A hearing shall
be scheduled in accordance with th= provisions of this
code and the rules and regulation ol the appeals board.
The appeals board considering an, such petition may
immediately revoke the license, con inue the suspension
to a definite compliance date with revocation being the
penalty for noncompliance, or dismiss the charges and
reinstate the license . The appeals •oard shall render a
decision in accordance with the pro isions of this code
and its rules and regulations .
G. A license may be revoked when a petition for appeal has
not been filed within twenty (20) da , s following the date
of issuance of an order of susp-nsion, or, if the
suspension is sustained after appeal . A license may also
be revoked when in the opinion ol the code official
emergency conditions exist in a rental residential
property that require the immediate vacating of a
structure as specified in the city' s property maintenance
code .
H. A license which has been properly revoked as herein
provided shall not be reinstated. The property owner
may, however, obtain a new license after all violations
have been corrected and by followin•; the procedures for
obtaining a new license as set forth in this chapter,
including the payment of all applicab e fees .
I . If a license is revoked without havi g the opportunity of
a suspension hearing, the property o ner has the right to
appeal that revocation. Said appeal shall conform to
Subsection F of this section. S ch an appeal shall
operate as a stay of the revocatio until such time as
the appeals board renders a decision on the appeal .
J. Whenever a license is revoked, the code official shall
send notice to the property owner o the listed property
agent at the last address provided on the most recent
license application. Said notice shall be sent by
certified mail , return receipt r:quested. The code
official shall also notify all tenants and occupants of
the rental residential property by posting a notice on
all entrances to the rental residen ial structure. The
notice to the tenants and occupant- shall include the
following:
1 . You are hereby notified that t e license for this
structure has been revoked purs ant to Chapter 6 . 37
of the Elgin Municipal Code .
2 . You must vacate this structur- within sixty (60)
days of the date of this notice .
3 . If you fail to vacate this structure, you will be in
violation of Chapter 6 . 37 of the Elgin Municipal
Code and subject to penaltie _ of fines with a
minimum of $50 . 00 and a maximum of $500 . 00 for each
day you are in violation.
Any tenant of the rental residential property may appeal
the revocation of the license . Said ,appeal shall conform
with subsection F of this section. Such an appeal shall
operate as a stay of the revocation un. il such time as the
appeals board renders a decision on the .appeal .
K. Whenever an owner or property .:gent of a rental
residential property fails to licens- said property with
the department, the code officia shall notify all
tenants and occupants of the rental residential property
by posting a notice on all entr-nces to the rental
residential property indicating the following:
1 . You are hereby notified that tie owner or agent of
this structure has failed to license this rental
residential property with he department in
violation of Chapter 6 . 37 of the Elgin Municipal
Code .
2 . You must vacate this structure within sixty (60)
days of this notice .
3 . If you fail to vacate this stducture, you will be
subject to the penalties and fi es with a minimum of
$50 . 00 and a maximum of $500 . 00 for each day you are
in violation.
Any tenant of the rental residential property may appeal
the code officials order to vacate the -tructure because the
owner has failed to license said property with the
department . Said appeal shall conform ith subsection F of
this section. Such an appeal shall oper-te as a stay of the
order to vacate the structure until such time as the appeals
board renders a decision on the appeal .
6 . 37 . 100 OWNER RESPONSIBILITY.
A. The owner of a rental residential property shall maintain
a record for each property with the full legal names of
every tenant or occupant residing ii each dwelling unit
or rooming unit .
B. The owner or property agent of a rental residential
property shall provide each tenant or occupant with the
name and telephone number of a respo sible person who, in
emergency situations, will be available on a 24 hour
basis and who has the authority to make repairs as
needed. The owner shall also cause said information to
be posted and maintained within tie main entryway of
every rental residential structure .
C. The owner of a rental residential property shall inform
each tenant or occupant in writing, prior to occupancy,
of the maximum number of person-. allowable by the
occupancy standards of the city' s mroperty maintenance
code . This number shall be det=rmined by the code
official .
D. The owner of a rental residential property shall make
available to the code official upon request, the tenant
and occupant records required to be aintained under this
section.
6 . 37 . 110 INSPECTION ACCESS .
If any owner, property agent, tenan , occupant or other
person in control of a rental residential property or a
dwelling unit or a rooming unit contained therein fails or
refuses to consent to free access and entry to the property
or dwelling unit or rooming unit under his control for any
inspection pursuant to this ordinance, he code official or
his designee may apply to the Circuit Court for a search
warrant or other appropriate court or.er authorizing such
inspections .
6. 37 . 120 NO EFFECT ON LEASES .
This chapter is not intended to and does not affect the
rights and obligations of the parties lo a lease, oral or
written, of a rental residential property
6 . 37 . 130 PENALTY FOR VIOLATION.
Any person, firm or corporation violating any of the
provisions of this chapter, in addition to other legal and
equitable remedies available to the cit , shall be fined as
provided in Chapter 1 . 20 of this code . : ach day during which
a violation of this chapter continues or is permitted to
exist shall be considered a separate and .istinct offense .
6 . 37 . 140 SEVERABILITY
If any provision, clause, sentence, paragraph, section,
or part of this chapter or application hereof to any person
or circumstance, shall for any reason be adjudged by a court
of competent jurisdiction to be unconstitutional or invalid,
said judgment shall not affect, impair or invalidate the
remainder of this section and the .application of such
provision to other persons or circumst.nces, but shall be
confined in its operation to the provision, clause, sentence,
paragraph, section or part thereof directly involved in the
controversy in which such judgment shall have been rendered
and to the person or circumstances in olved It is hereby
declared to be the legislative intent of the city council
that this chapter would have been adopted had such
unconstitutional or invalid provisions clause, sentence,
paragraph, section or part thereof not be-n included. "
Section 2 . That all ordinances or p.rts of ordinances in
conflict with the provisions of this o dinance be and are
hereby repealed.
s Ed S hock
Ed Schoc' , Mayor
Presented: August 9, 2000
Passed: August 9, 2000
Omnibus Vote : Yeas 7 Nays 0
Recorded: August 10 , 2000
Published:
Attest :
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
r--
�� ofEL.
°` ° City of Elgin Agenda Item No.
r
L
July 18, 2000 G •�`_
TO: Mayor and Members of the City •ouncil
N
FROM: Joyce A. Parker, City Manager NEIGHBORHOOD VITALITY
SUBJECT: Overcrowding Initiatives Inspe.tion
Program for Single Family Rent-1 Homes
PURPOSE
The Purpose of this memorandum is to provide the Mayor and members
of City Council with information on th- implementation of the
inspection program for single family ental homes previously
reviewed and approved by the City Counci on March 22, 2000 .
BACKGROUND
The Department of Code Administration an. Development Services is
prepared to initiate the expanded rent-1 licensing program to
include the inspection of single family rzntal homes. Chapter 6. 37
of the Elgin Municipal Code will be am:nded to accomplish this
change. A copy of the proposed ordin-nce is attached. (This
attachment shows the deletions and addit ons) .
Over the last several years, there h•:s been an increase in
occupancy-related violations in single family rental homes which
are not currently required to undergo a annual inspection. The
new expanded program will allow the city to monitor these
properties on a regular basis instead o responding only when a
complaint is received. Rental homes fo nd in compliance will be
issued a one-year extension on their lic:nse.
Additionally, there are several other am:ndments included to help
clarify enforcement issues with the c rrent ordinance. These
amendments include:
1 . Rooming Houses were added to the ordinance because they are
not currently required to be licens:-d.
2 . The requirement for a temporary certificate was removed. The
license will be issued at the time tie application and fee are
accepted by the City. Then if cite. code violations are not
corrected within the specified time rames, the license can be
suspended. The current ordinance .oes not provide for the
suspension of a temporary certifica e.
. .
Overcrowding Initiatives
July 18, 2000
Page 2
3. The exemption for owner-occupied mul i-family properties was
clarified to state that only those properties where the entire
building is occupied by record owners will be exempted.
COMMUNITY GROUPS/INTERESTED PERSONS CONT• TED
None.
0/k/k_F INANCIAL IMPACT
There are approximately 600 single family rental properties. With
the addition of the inspection requireme t for these properties,
the license fee will increase from $25 to 50. The increase in the
single family license fee is required to help offset the cost of
the inspection. The new fee is the same =mount that is currently
charged for 2 - 5 unit multiple family dwellings . The increased fee
will provide additional revenue in the amount of $15, 000 the first
year, and then the amount will vary depending on how many
properties are awarded a two-year licens: .
r
LEGAL IMPACT
1j`
�'" ' None.
ALTERNATIVES
Leave the ordinance as it is presently a•opted.
RECOMMENDATION
It is recommended that the amendments to the rental license
ordinance be approved as submitted.
In order to provide sufficient notificat on of the new inspection
requirement to property owners, it is re•ommended that the amended
rental license ordinance be given an effe•tive date of September 1,
2000 .
R-- •ectfuliy submitt ,
•yce A. P;rker
City Manag-r
JAP/mm
r
Ordinance No. G
AN ORDINANCE TO PROVIDE FOR TH1 LICENSING AND
INSPECTION OF RENTAL RESIDE i IAL PROPERTY
1 WHEREAS, the City Council of the City of Elgi has determined it is necessary
2 and desirable to provide for the licensing and inspectio of rental residential properties
3 within the city; and
4 WHEREAS, the City of Elgin is a home rule mu icipality as defined in Article
5 VII, Section 6A of the 1970 Constitution of the State o l Illinois; and
6 WHEREAS, a home rule unit may exercise any p.wer and perform any function
7 pertaining to its government and affairs; and
8 WHEREAS, the licensing and inspection of rent-1 residential property pertains to
9 the government and affairs of the City of Elgin.
10 NOW, THEREFORE, BE IT ORDAINED BY T E CITY COUNCIL OF THE
1X CITY OF ELGIN, ILLINOIS:
12 Section 1. That Chapter 6.37 entitled "Rental R:sidential Property" of the Elgin
13 Municipal Code, 1976, as amended, be and is hereby a ended to read as follows:
14
15 "Chapter 6.37
16 RENTAL RESIDENTIAL PRO ERTY
17 6.37.010 PURPOSE.
18 The purpose of this chapter is to provide for the icensing and inspection of
19 rental residential property so as to protect the public he.lth, safety and welfare of the
20 people of the city including:
21 A. To protect the public health and safety by insuri ig rental units comply with
2 minimum housing standards of city ordinances.
23 B. To protect the character and stability of residenti.1 areas.
24 C. To correct and prevent housing conditions that aversely affect or are likely to
25 adversely affect the life, safety, general welfare a d health, including the
26 physical, mental and social well being of persons occupying dwellings.
27 D. To prevent the overcrowding of dwellings by req siring compliance with
28 minimum space standards per occupant for each dwelling unit.
24— E. To facilitate the enforcement of minimum stand:rds for the maintenance of
30 existing residential buildings and thus to prevent slums and blight.
31 F. To preserve the value of land and buildings throw: out the city.
r
32 6.37.020 PROVISION OF INSPECTION RIGHTS AND PENALTIES.
33 This chapter shall not be construed as to restrict the right of this city to inspect
34 any property nor to seek penalties for violations of other provisions of this code.
35 6.37.030 DEFINITIONS.
36 A. "Bed and Breakfast Inn" means a single family dwelling or portion thereof where
37 rooms without cooking facilities for the occupancy of temporary guests are
38 provided at a daily rate of compensation for a maximum of seven consecutive
39 days, and where meals are provided for compensation in contradistinction to a
40 hotel, a motel or a rooming house which are separately defined within this
41 chapter.
42 B. "Code Official" means the Community Development Manager or designee.
43 C. "Department" means the Department of Code Administration and Development
44 Services.
45 D. "Dwelling" means a building, or portion thereof, used exclusively for human
46 . habitation.
47 E. "Dwelling Unit" means one or more rooms containing individualized cooking,
48 sleeping and sanitary facilities which is designed, occupied or intended for use by
49 one household.
5 F. "Hotel" means a building in which lodging with accompanying bathrooms are
5 provided and offered to temporary guests for compensation and in which ingress
52 and egress to all rooms is provided through an interior lobby or office supervised
53 by a person in charge at all hours. Maid service, linen laundering, telephone and
54 secretarial or desk service are also provided for lodgers in contradistinction to a
55 motel, a rooming house or a bed and breakfast inn which are separately defined
56 within this chapter.
57 G. "Motel" means a building or group of buildings in which lodging rooms with
58 accompanying bathrooms are provided and offered primarily to temporary guests
59 for compensation in contradistinction to a hotel, a rooming house or a bed and
60 breakfast inn which are separately defined within this chapter. A motel also
61 furnishes services such as maid service and linen laundering and provides
62 secretarial and desk service.
63 H B. "Multiple Family Rental Residential Property" means rental residential property
64 with two or more dwelling units.
65 I B. "Property Agent" means a person, operator, firm, partnership, corporation, or
66 other legal entity designated in writing by the property owner to the code official
67 to manage a rental residential property including the authority to receive notices
68 or citations.
69 I e. "Rental Residential Property" means rcsidcntial structures or dwellings, dwelling
70 units, rooming houses and rooming units let or intended to be let for rent or
7�,.,, lease.
7� K. "Rooming House" means a building containing rooming units in which meals
73 may or may not be served in contradistinction to a hotel or motel or bed and
2
74 breakfast inn which are separately defined within this chapter.
75 L. "Rooming Unit" means a room rented or leased as sleeping and living quarters,
76 but without cooking facilities and with or without an individual bathroom. In a
77 suite of rooms without cooking facilities, each room which provides sleeping
78 facilities shall be counted as one "rooming unit" for the purpose of this chapter.
79 M. "Single Family Rental Residential Property" means rental residential property
80 with one dwelling unit.
81 N D. "Tenant" means an occupant of rental residential property.
82 O E. Words or phrases as used in this chapter and not herein defined shall be defined
83 as provided by Title 16, Chapter 16.04 and Chapter 16.20 of this code the
84 BOCA National Property Maintenance Code, 1990, and-BOCA National
85 Building Code, 1990, as amended.
86 6.37.040 LICENSE REQUIRED.
87 A. It is unlawful for any person, firm, partnership, corporation or other legal entity
88 to operate, maintain or offer to rent within the city a rental residential property
89 whether vacant or not without first obtaining a license or a tcmporary ccrtificatc
90 as provided in this chapter.
91 B. It is unlawful for a person to occupy a rental residential property, or for any
92 owner or property agent to allow anyone to occupy a rental residential property
9 which is not licensed or which is without a temporary certificate as provided in
9 this chapter.
95 C. It is unlawful for any person, firm, partnership, corporation or other legal entity
96 to offer for rent or to occupy any vacant dwelling unit or rooming unit or any
97 dwelling unit or rooming unit that becomes vacant in a rental residential
98 property for which a license is under suspension.
99 D. This chapter shall not apply to the following structures:
100 1. Single family owner occupied dwellings buildings.
101 2. Single family dwellings buildings occupied by a member of the owner's
102 family.
103 3. Single family dwellings buildings which are vacant but which are not
104 intended to be let for rent.
105 4. Townhouse and condominium owner occupied dwellings units.
106 5. Hotels, motels and bed and breakfast inns, and othcr structures
107 ;: ; ; . -,
108 • -- , - •
109 6. Dwellings, buildings, structures and uses licensed and inspected by the
110 State or the federal government, including but not limited to, nursing
111 homes, retirement centers, rest homes, etc.
112 , ✓ 7. Dwellings, buildings, structures and uses owned by other governmental
113 agencies and public housing authorities.
1 8. Multiple family rental residential property in which each dwelling unit is
1 occupied by a record owner of the property.
116 E. A license or a temporary certificate for a rental residential property cannot be
3
117 transferred to another rental residential property nor a succeeding owner.
118 6.37.050 LICENSE APPLICATION.
119 A. Each applicant for a license or renewal license to maintain a rental residential
120 property for the purpose of renting it to others or for the purpose of allowing
121 others to occupy it as a dwelling unit or a rooming unit shall file a written
122 application with the code official stating:
123 1. The full legal name, address, and home and work telephone numbers of
124 each and every owner of the rental residential property.
125 2. The address of the rental residential property.
126 3. The number of dwelling units or rooming units within the rental
127 residential property.
128 4. In the case of an rental residential property owner who is not a resident of
129 the city, the name, address and phone number of his/her agent with
130 authority for receipt of service or notice of a violation of the provisions of
131 • this chapter.
132 5. Whenever there is a change in the ownership of a rental residential
133 property or the owner's property agent, the owners shall within thirty (30)
134 days of such changes, file an updated written notice with the code official
1 indicating such changes.
1 6. The total square footage designated for living and sleeping purposes
137 within the rental residential property as determined by the city's property
138 maintenance code.
139 7. Approval must be obtained from the code official prior to any change
140 being made in the number of dwelling units or rooming units within a
141 licensed rental residential property. Application for such change shall be
142 made on a form provided by the code official. The code official will
143 review the proposed change and respond to the property owner within
144 thirty (30) days of the filing of the application. Any and all changes must
145 meet all zoning, property maintenance code and building code
146 requirements of this code.
147 B. Each application for a new license or a renewal of an existing license shall be
148 accompanied by a fee of $25.00 for single family dwelling rental residential
149 properties,,and $50.00 for multiple family dwelling residential properties, and
150 $50.00 for rooming house residential properties. In addition thereto, a dwelling
151 unit and rooming unit fee of $25.00 will be added for each dwelling unit and
152 rooming unit to be inspected in excess of one. All such fees shall be payable at
153 the office of the department city's_manager Direeter of the Department of
154 I'inancc. Applications for a new license shall be assigned an annual license
155 renewal date determined by the date on which their application for a new license
was filed with the city. All licenses shall expire on the day following that annual
lb, license renewal date.
158 _ • •• - rrsc fees shall be due and payable on or
4
159 : , _ - - - -
160 year in which they are issued. the next day after the datc of issue. Effective
161 January 1, 1999, a staggered license renewal system shall be implemented for
162
163 annual license renewal-date for each rental residential property that is
164 : ; ; . .165 : :: : .
166 ••• - + - - - - .•- -; - - .• , : - - - - - - • - . - . :::• - - - -
167 diem fcc shall-be assessed for the period beginning January 1, 2000 and
168 - •:U - - ; - - - - - - • - . - . :::. - , .55 - -
169 • •• . • : •."' .:r: : : •- - : - - • ; : ::- - -
170 - - - , - - . - - -- - -• - - -
171 : : :
172
173 'following the annual license renewal datc.
174 6.37.060 INSPECTION REQUIREMENTS 110 •
175 LICENSE ISSUANCE OR DENIAL.
176 A. All rental residential property shall be subject to an inspection as a condition to
177010► the issuance of the license. An inspection shall be scheduled with the code
1 official at the time of the application for a license for a rental multiple family
179 residential property. ••. • - :- - ': - : -: •: -• -- - = • - -
180 residential properties.
181 B- - - - -'• • ; - - _ : - -- - - - - - : : - • ; ; . -
182 ; a ; : :; : -
183 - - ; ; _ - - - - - : ::
184 a u : : :' ; - - ; : : - •• - • i ; : : :: • ,
185 license.
186 B e. Upon receipt of a completed application for a license or renewal license for a
187 multiple family rental residential property, including the payment of all required
188 fees and the scheduling of a required licensing inspection, the code official shall
189 issue a license - : • - - ' -. - ' :'-. • - • • •
190
191 : : : .-- • ; : -- ; :
192 :: : • . - Mir - • : : • :; . a w -
193 ; • ; : :•- - b - -- : ; a - IP IP
194 license.
195 C D. Licensing inspections of multiple family rental residential property shall be
196 conducted not less than ninety (90) days from the issuance of an initial license
197 or renewal license. The licensing inspection shall determine whether the rental
residential property is in conformance with the city's zoning ordinance and all
1 cA other applicable provisions of this code. The licensing inspection shall also
200 include a physical inspection of the rental residential property including the
5
r
201 building exterior, common areas, basement, and twenty percent (20%) of both
202 the individual dwelling units and rooming units, when applicable, with a
203 minimum of at least one dwelling unit and rooming unit, when applicable. The
204 code official or his designee will determine which dwelling units and rooming
205 units are to be inspected.
206 D E. When a licensing inspection of a rental residential property reveals any
207 violations of applicable codes, a compliance time frame will be set by the code
208 official. In establishing a compliance time frame, the code official shall
209 determine the reasonable minimal time necessary to correct the violations based
210 upon the number and severity of the violations. The code official shall send
211 notice to the property owner or the listed property agent by regular U.S. mail at
212 the last address provided on the most recent license application. Said notice
213 shall include the following:
214 1. Description of the property sufficient for identification;
215 2. A statement listing the violations of applicable codes;
216 3. A statement of the date upon which the licensing re-inspection will occur;
217 and
218 4. An explanation that if upon completion of the licensing re-inspection that
219 the requirements of applicable City codes have not been met, a written
2 denial of the license application revoking the temporary certificate will be
21 issued.
222 E F. A licensing re-inspection will be conducted at the end of the compliance time
223 frame. The license shall remain in effect upon Upon the successful completion
224 of the a licensing re-inspection : - - - - • : : . •, that determines
225 a license shall be issued if the rental residential property meets the requirements
226 of applicable city codes. If the code official finds that the requirements of
227 applicable city codes have not been met, or that any information provided in the
228 license application is false, the license shall be suspended or revoked in
229 accordance with section 6.37.090 of this chapter a written denial of thc license
230 : :: •
231 transmitted by regular U.S. mail to thc applicant.
232 F G. A rental residential property which is in total compliance at the time of the
233 licensing inspection shall receive a one year extension of the license at no
234 additional charge and with no additional inspections being required.
235 C H. If during a licensing inspection any dwelling unit or rooming unit is determined
236 to be unfit for human occiipancy as specified in determined under the city's
237 property maintenance code, an additional twenty percent (20%) of the dwelling
238 units and rooming units in the subject rental residential property shall will be
239 inspected. If similar violations are observed in the additional dwelling units and
240 rooming units, the entire rental residential property will be subject to inspection.
All additional dwelling units and rooming units inspected shall be subject to the
dwelling unit and rooming unit fee as set forth in Section 6.37.050B of this
243 ordinance.
6
244 H I. The number of dwelling units and rooming units to be inspected per rental
245 residential property shall be calculated using the following tables:
246 Number of Dwelling Units Number of Dwelling Units
247 on Property to be Inspected
248 2-5 1
249 6-10 2
250 11-15 3
251 16-20 4
252 21-25 5
253 26-30 6
254 31-35 7
255 36-40 8
256 41-45 9
257 46-50 10
258 51-J_
259 56-60
2 Properties having in excess of fifty (50) sixty (60 j dwelling units shall have the
2 number of dwelling units to be inspected calculated at twenty percent (20%) of the total
262 number of dwelling units. The dwelling units to be inspected shall be selected by the
263 code official.
264 Number of Rooming Units Number of Rooming Units
265 on Property to be ;nspected
266 2-5 1
267 6-10 2
268 11-15 3
269 16-20 4
270 21-25 5
271 26-30 6
272 31-35 7
273 36-40 8
274 41-45 9
275 46-50 10
276
277 Properties having in excess of fifty (50) rooming units shall have the number of
278 rooming units to be inspected calculated at twenty percent (20%) of the total number of
2� rooming units. The rooming units to be inspected shall be selected by the code official.
781
7
r
282 - .. . : ;;
283 I E. Applications for license renewals shall be made in the same manner as for new
284 applications except that such applications shall state thereon such fact.
285 6.37.070 ENFORCEMENT.
286 It shall be the duty of the department to enforce the provisions of this chapter as
287 authorized by the Elgin Municipal Code and the BOCA National property maintenance
288 code as adopted and amended by the city City of Elgin.
289 6.37.080 VIOLATIONS.
290 The following shall constitute violations of this chapter:
291 A. Failure of the owner or owners of the rental residential property to license such
292 property with the code official.
293 B. Failure of the occupants of the rental residential property to vacate such property
294 within sixty (60) days after receiving notice from the code official that such
295 _ property is not properly licensed or that the license or temporary certificate has
296 been revoked.
297 C. Failure of the owner of the rental residential property to vacate all tenants from
298 said property within sixty (60) days after the license or temporary certificate has
been revoked.
3 D. Failure of the owners of the rental residential property to maintain the structure
301 and premises in compliance with applicable building, property maintenance and
302 zoning ordinances.
303 E. Any person other than an inspector from the department who removes or
304 defaces any notices which have been posted pursuant to this chapter without the
305 approval of the code official shall be liable for the penalties provided for by this
306 chapter.
307 6.37.090 LICENSE-SUSPENSION AND REVOCATION.
308 A. A license may be suspended when violations of applicable city codes have been
309 identified by the department and the property owner has been properly notified
310 of the violations and given a reasonable period o: time in which to correct
311 violations, but has failed to do so. A license may also be suspended when any
312 information provided in the license application is determined by the code official
313 to be false.
314 B. When an inspection of a licensed rental residential property reveals any
315 violations of applicable codes, a compliance time frame will be set by the code
316 official using the standard as set forth in Section 6.37.060E. The code official
317 shall send notice to the property owner or the listed property agent by regular
318 U.S. mail at the last address provided on the most recent license application.
331111..
Said notice shall include the following:
1. Description of the rental residential property sufficient for identification;
321 2. A statement listing the violations of applicable codes;
8
•
322 3. A statement on the date upon which a rei spection will occur; and
323 4. An explanation that if upon completion o the reinspection that the
324 requirements of applicable city codes have not been met, that the license
325 for the rental residential property will be s spended.
326 C. A.reinspection will be conducted at the end of thr compliance time frame. If the
327 code official finds that the requirements of applicable city codes have not been
328 met upon the completion of such reinspection, tL e license for the rental
329 residential property shall be suspended.
330 D. When a license is suspended, the code official sh=11 send notice to the property
331 owner or the listed property agent at the last add ess provided on the most
332 recent license application. Said notice shall be s:nt by certified mail, return
333 receipt requested, or personally served upon the 'property owner or the property
334 agent listed on the most recent license application. The notice shall include the
335 following:
336 1. Description of the property sufficient for is entification;
337 2. A statement of the reasons for the suspen.ion;
338 3. An explanation of the property owner's o‘, cr3 right to appeal the
339 suspension;
340 4. If the property owner changes his address or changes property agents and
3 fails to notify the department, such notic: shall be sufficient if sent by
3 certified mail to the owner or his proper agent's agents last address as
343 provided on the last license application.
344 E. A property owner whose license has been suspe ded may request a reinspection
345 prior to revocation. If, upon reinspection, the d:partment finds that the licensed
346 rental residential property in connection with WI ich the notice was issued is
347 now in compliance with this chapter, the code op ficial may reinstate the license.
348 The request for a reinspection shall not stay the revocation of the license unless
349 the code official grants such request pursuant to a showing of good cause by the
350 property owner.
351 F. Any person whose license has been suspended s tall be entitled to appeal the
352 suspension to the Property Maintenance Board cf Appeals by filing a petition as
353 set forth in Scction 16.12.00 Chapter 16.12 of this code with the appeals board
354 vested with the authority for considering any su h petition. Such an appeal shall
355 operate as a stay of the revocation until such ti e as the appeals board renders
356 a decision on the appeal. A hearing shall be soh:duled in accordance with the
357 provisions of this code and the rules and regula pion of the appeals board within
358 tcn (10) working days of rccti.ipt of a timely pcti'ion. The appeals board Property
359 • :_ _ _ • iv c • considering a p y such petition may
360 immediately revoke the license, continue the s pension to a definite
361 compliance date with revocation being the penal ty for noncompliance, or
dismiss the charges and reinstate the license. • he appeals board Property
. _ ._ c - shall render a d:cision in accordance with the
364 provisions of this code and its rules and regulat ons within five (5) working days
9
after the baring with such decision being final.
366 G. A license may be revoked when a petition for a.peal has not been filed within
367 twenty (20) days following the date of issuance .f an order of suspension, or, if
368 the suspension is sustained after appeal. A lice, se may also be revoked when in
369 the opinion of the code official emergency cond tions exist in a rental residential
370 property that require the immediate vacating of a structure as specified in the
371 city's property maintenance code.
372 H. A license which has been properly revoked as h:rein provided shall not be
373 reinstated. The property owner may, however, obtain a new license after all
374 violations have been corrected and by following the procedures for obtaining a
375 new license as set forth in this chapter, includi • the payment of all applicable
376 fees.
377 I. If a license is revoked without having the opportunity of a suspension hearing,
378 the property owner has the right to appeal that evocation. Said appeal shall
379 conform to Subsection F of this section. Such a appeal shall operate as a stay
380 of the revocation until such time as the appeals .oard Property Maintenance
381 . Boma renders a decision on the appe:1.
382 J. Whenever a temporary ccrtificatc or a license is evoked, the code official shall
383 send notice to the property owner or the listed p operty agent at the last address
384 provided on the most recent license application. Said notice shall be sent by
33r. certified registered mail, return receipt requested The code official shall also
notify all tenants and occupants of the rental re-idential property by posting a
387 notice on all entrances to the rental residential s ructure. The notice to the
388 tenants and occupants shall include the followi
389 1. You are hereby notified that the tempora , ccrtificatc or license for this
390 structure has been revoked pursuant to C apter 6.37 of the Elgin
391 Municipal Code.
392 2. You must vacate this structure within six (60) days of the date of this
393 notice.
394 3. If you fail to vacate this structure, you wilbe in violation of Chapter 6.37
395 of the Elgin Municipal Code and subject to penalties of fines with a
396 minimum of $50.00 and a maximum of $ 00.00 for each day you are in
397 violation.
398 Any tenant of the rental residential property ma appeal the revocation of the
399 temporary ccrtificatc or license. Said appeal shall confo m to with subsection F of this
400 section. Such an appeal shall operate as a stay of the re ocation until such time as the
401 appeals board Property MahitLnancc Board of Appeals enders a decision on the appeal.
402 K. Whenever an owner or property agent of a rental esidential property fails to
403 license said property with the department, the come official shall notify all
404 tenants and occupants of the rental residential property by posting a notice on
4-05 all entrances to the rental residential property indicating the following:
1. You are hereby notified that the owner or .gent of this rental structure
4Or has failed to license this rental residential property with the department
10
rik
408 in violation of Chapter 6.37 of the Elgin i unicipal Code.
409 2. You must vacate this structure within six' (60) days of this notice.
410 3. If you fail to vacate this structure, you will be subject to the penalties and
411 fines with a minimum of $50.00 and a maximum of $500.00 for each day
412 you are in violation.
413 Any tenant of the rental residential property ma appeal the code official's order
414 to vacate the structure because the owner has failed to icense said property with the
415 department. Said appeal shall conform to with subsection F of this section. Such an
416 appeal shall operate as a stay of the order to vacate the .tructure until such time as the
417 appeals board ' : a- -• - . - - - :: a • aa-. - enders a decision on the appeal.
418
419 6.37.100 OWNER RESPONSIBILITY.
420 A. The owner of a rental residential property shall aintain a record for each
421 property with the full legal names of every tenan or occupant residing in each
422 dwelling unit or rooming unit.
423 B. The owner or property agent of a rental resident'al property shall provide each
424 • tenant or occupant with the name and telephon: number of a responsible person
425 who, in emergency situations, will be available on a 24 hour basis and who has
426 the authority to make repairs as needed. The o ner shall also cause said
427 information to be posted and maintained within the main entryway of every
rental residential stricture.
4�9 C. The owner of a rental residential property shall .nform each tenant or occupant
430 in writing, prior to occupancy, of the maximum number of persons allowable by
431 the occupancy standards of the city's property aintenance code. This number
432 shall be determined by the code official.
433 D. The owner of a rental residential property shall ake available to the code
434 official upon request, the tenant and occupant r:cords required to be maintained
435 under this section.
436 6.37.110 INSPECTION ACCESS.
437 If any owner, property agent, tenant, occupant or other person in control of a
438 rental residential property or a dwelling unit or a room n: unit contained therein fails
439 or refuses to consent to free access and entry to the property or dwelling unit or
440 rooming unit under his control for any inspection purs iant to this ordinance, the code
441 official or his designee may apply to the Circuit Court or a search warrant or other
442 appropriate court order authorizing such inspections.
443 6.37.120 NO EFFECT ON LEASES.
444 This chapter is not intended to and does not aff-ct the rights and obligations of
445 the parties to a lease, oral or written, of a rental reside! tial property.
6.37.130 PENALTY FOR VIOLATION.
Any person, firm or.corporation violating any 01 the provisions of this chapter,
11
r
448 in addition to other legal and equitable remedies availa•le to the city, shall be fined as
449 provided in Chapter 1.20 of this code. Each day during which a violation of this
450 chapter continues or is permitted to exist shall be consi•eyed a separate and distinct
451 offense.
452
453 6.37.140 EFFECTIVE DATE.
454 The provisions of this chapter shall be in full for e and effect from and after
455 January 1, 1995."
456 6.37.150 SEVERABILITY
457 If any provision, clause, sentence, paragraph, se•tion, or part of this chapter or
458 application thereof to any person or circumstance, shal for an Treason be adjudged by a
459 court of competent jurisdiction to be unconstitutional •r invalid, said judgment shall
460 not affect, impair or invalidate the remainder of this se, tion and the application of such
461 provision to other persons or circumstances, but shall •e confined in its operation to
462 the provision, clause, sentence, paragraph, section or p.:rt thereof directly involved in
463 the controversy in which such judgment shall have bee rendered and to the person or
464 circumstances involved It is hereby declared to be the li gislative intent of the city
465 council that this chapter would have been adopted had such unconstitutional or invalid
466 provisions, clause, sentence, paragraph, section or part thereof not been included.
4
468 Section 2. That all ordinances or parts of ord nances in conflict with the
469 provisions of this ordinance be and are hereby repealed
470
471 Ed Schock, ayor
472 Presented:
473 Passed: Yeas Nays
474 Omnibus Vote:
475 Recorded:
476 Published:
477 Attest:
478
4 ''' Dolonna Mecum, City Clerk
12