A. No building permit shall be issued for the construction of any new building or structure or for the remodeling of any existing building or structure the estimated cost of which remodeling exceeds the sum of fifteen thousand dollars ($15,000.00) on any lot which does not have curbs and sidewalks, unless the applicant shall have first obtained the permit described in Section 12.08.010 and agrees to construct curbs and sidewalks along all city streets which abut the property described in the building permit. In estimating the costs of remodeling, there shall not be included any costs for the purchase or installation of weatherization material. “Weatherization materials” mean items primarily designed to improve the efficiency of space heating and energy utilization of a structure. Such items include, but are not limited to, caulking, weather stripping and other infiltration preventative materials, ceiling and wall insulation, crawl space insulation, vapor barrier materials, timed thermostats, installation of heating ducts and hot water pipes and water heaters in unheated spaces, storm doors and windows, double-glazed windows, and dehumidifiers. In determining the cost of remodeling, all costs incurred for improvement of the property in the preceding eighteen (18) months shall be included.

B. No person shall cause any building or structure previously used as a single-family residence to be used for multifamily residential, commercial or industrial purposes, unless the person shall have first obtained the permit described in Section 12.08.010 and agrees to construct curbs and sidewalks along all city streets which abut the property occupied by the building or structure.

C. The city council, upon appeal, is authorized to grant a variance in the requirements of this section when application can show that by reason of peculiar and exceptional conditions that strict application of this section would result in real and unnecessary hardship and the council, through investigation and the evidence before it, is satisfied that the granting of the variance will alleviate a hardship and will not be detrimental to the welfare of the city and adjacent property. In granting such variance, the city council may impose such requirements upon the applicant as may be necessary under the circumstances to carry out the intent and purpose of this section.

D. Notwithstanding the foregoing, construction of curbs shall not be required in subdivisions which have been approved by the planning commission for development without curbs, nor shall construction of sidewalks be required in subdivisions which have been approved by the planning commission for development without sidewalks or on lots abutting streets which do not require sidewalks according to the city’s adopted master street plan. (Ord. 2000-12 § 1; prior code § 9.035)