Loading...
HomeMy WebLinkAbout1996-10-08 OrdinancePrepared by: John Yapp, Associate Planner, 410 E. Washington St., Iowa City, IA 52240; 319-356-5247 ORDINANCE NO. 96-3751 AN ORDINANCE VACATING A PORTION OF LEE STREET, AN UNDEVELOPED RIGHT-OF- WAY LOCATED BETWEEN RIVER STREET AND OTTO STREET WHEREAS, Joel and Sandra Barkan own property at 833 River Street, immediately adjacent to the public right-of-way described below; and WHEREAS, the right-of-way contains a paved driveway and sidewalk which serve the Barkan's private residence; and WHEREAS, the 8arkans wish to enjoy the rights of ownership of this right-of-way; and WHEREAS, the subject right-of-way does not provide access to any other property or struc- ture other than the Barkens' property; and WHEREAS, the subject right-of-way is unim- proved and is not a necessary component of the neighborhood's vehicular circulation sys- tem; and WHEREAS, all public and private utility easements will be retained. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA, THAT: SECTION I. VACATION. Subject to the reten- tion of all public and private utility easements, the City of Iowa City hereby vacates the por- tion of the 50-foot wide Lee Street right-of-way legally described as follows: That portion of the 50-foot wide Lee Street right-of-way located south of River Street and north of Otto Street. ~ECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provi- sions of this Ordinance are hereby repealed. SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not effect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconsti- tutional. Ordinance No, 96-3751 Page 2 SECTION IV. EFFECTIVE DATE. This Ordi- nance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this 8th day of October ,19 96 . Ordinance No. Page 3 96-3751 It was moved by Kubby and seconded by Ordinance as read be adoptedl and upon roll call there were: AYES: NAYS: ABSENT: ~Baker Kubby Lehman NoVon Novick ~Thombemj Vanderhoef that the First Consideration September 10, 1996 Vote for passage: AYES: Kubb.y, Lehman, Norton, Vanderhoef , Baker. NAYS: None. ABSENT: None. Novick, Thornberry, Second Consideration 9/24/96 Vote forpass~ge: AYES: Novick, Thornberry, Vanderhoef, Baker, Kubby, Lehman, Norton. NAYS: None. ABSENT: None. Date published 10/16/96 CORRECTED Prepared by: John Yapp, Associate Planner, 410 E. Washington St., Iowa City, IA 52240; 319-356-5247 ORDINANCE NO. 96-3752 AN ORDINANCE AMENDING TITLE 14, CHAP- TER 6, ENTITLED "ZONING," ARTICLE H, ENTITLED "INDUSTRIAL ZONES," SECTION 1, ENTITLED "GENERAL INDUSTRIAL ZONE (I-1)," TO ADD A SPECIAL EXCEPTION TO ALLOW LIMITED RETAIL SALES IN THE I-1 ZONE. WHEREAS, limited and subordinate retail facilities in the I-1 zone will allow commodities produced within the I-1 zone to be sold at retail in small quantities; and WHEREAS, the size of the area devoted to retail sales will be limited to minimize potential conflicts between the retail and industrial uses; and WHEREAS, the area devoted to retail use shall meet the performance standards for commercial zones, to ensure the public health and safety; and WHEREAS, e minimum of 90% of the area devoted to retail sales shall be devoted to commodities produced on-site, to ensure that the retail facility is subordinate to the industrial USa. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA: SECTION I. AMENDMENT. Chapter 6, entitled "Zoning," Article H, entitled "Industrial Zones," Section 1, entitled "General Industrial Zone (1~1)," of the City Code be hereby amended by adding the following special exception: D. Special exceptions. 6. Retail facilities, provided a. A maximum of 1,000 square feet of the structure or structures shall be devoted to a retail use; b. The area devoted to retail use shall meet the performance standards for commercial zones as specified in Article S of the zoning chapter; c. No more than ten percent of the retail area shall be devoted to products not Ordinance No. 96-3752 Page 2 manufactured, processed, or fabricat- ed on the site; d. Signs shall be limited to facia, monu- ment and window signs; the maxi- mum area devoted to signage shall conform with the regulations in Sec- tion 14-60-5D, based on the area devoted to the retail use. SECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provi- sions of this Ordinance are hereby repealed. SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconsti- tutional. SECTION IV. EFFECTIVE DATE. This Ordi- nance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this 8th day of October ,19 96 MAYOR '~ ~~~. ATTEST: CITY CLERK Ordinance No. 96-3752 Paga 3 It was moved by Thornberry and seconded by Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: X~ Baker X Kubby ~ Lehman T Norton X Novick _..Z__ Thomberry X Vanderhoef Lehman that the First Consideration September 1[1, lqqR Vote for passage: AYES: Lehman, Norton, Novick, Thornberry, Vanderhoe Kubby. .AfS. Baker. ABSENT: None. Second Consideration 9/24/96 Vote f or passage: AYES: Thornberry, Vanderhoef, Kubby, Lehman, Norton Novick. NAYS:- Baker. ABSENT: None. Date published 10/_16/96 Prepared by: J~oh Yapp, Associate Planner, 410 E. Washington St., Iowa City, IA 52240; 319-356-5247 ORDINANCE NO. 96-3752 AN ORDINANCE AMENDING TITLE 14, C.~AP- 6, ENTITLED "ZONING," ARTI.CLE H, "INDUSTRIAL ZONES," SE(~TiON 1, ZONE (I-1)," TO D A SPECIAL EXCEPTION TO ALLOW RETAIL SALES IN T~L~I-1 ZONE, / limited and/subordinate retail I-1 zone~l allow commodities the I-~/zone to be sold at retail of the area devoted to ired to minimize potential and industrial uses; area to retail use p standards for to he public health and a minimum of of the area to retail sales shall to produced on-site, to sure that facility is subordinate to facilities in pr¢ in small retail sales and shall commerc and safe WHI con NOW, THEREFORE, BE IT OR[ CITY COUNCIL OF THE CITY OF iOWA TY, IOWA: SECTION I. AMENDMENT. Chapter 6, "Zoning," Article H, entitled "'Industrial Zones Section 1, entitled "General Industrial Zone (I-1)," of the City Code be hereby amended by adding the following special exception: D. Special exceptions. 4. Retail facilities, provided a. A maximum of 1,000 square feet of the structure or structures shall be devoted to a retail use; b. The area devoted to retail use shall meat the performance standards for commercial zones as specified in Article S of the zoning chapter; c. No more than ten percent of the retail area shall be devoted to products not Prepared by Sarah E. Holecek, Assistant City Attorney, 410 E. Washington, Iowa City, IA 52240; 319/356-5251 ORDINANCE NO. 96-3753 AN ORDINANCE AMENDING CITY CODE TITLE 14, CHAPTER 3, ARTICLE B, ENTITLED "PROJECT SPECIFIC TAP-ON FEES," TO CLARIFY THE NOTICE PROCEDURES REQUIRED FOR THE ADOPTION OF A PROJECT SPECIFIC TAP- ON FEE WHEREAS, the City Council has adopted enabling legislation outlining the procedures required for the adoption of project specific tap-on fees; and WHEREAS, experience with implementing project specific tap-on fee ordinances under the outlined procedures has revealed the need to clarify certain provisions of the ordinance regarding procedures for mapping the affected area and for providing notice; and WHEREAS, the proposed amendments to the Project Specific Tap-on Fees Ordinance are intended to make the ordinance more practical to implement and easier to understand. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA, THAT: SECTION I. APPROVAL. A. Amend subsection 1 4-3B-3, entitled "Procedures for Ordinance Adoption" by: 1) repealing subsection 14-3B-3D2 in its entirety and adding a new subsection 14-3B-3D2 as follows: 2) A general boundary map of the project area showing location of the benefited properties and the location of the constructed City utility. 2) repealing subsection 14-3B-3D4 in its entirety and adding a new subsection 14-3B-3D4 as follows: 3' 01 Ordinance No. 96-3753 Page 2 4) A legal description of the properties benefited by the construction of the City utility, as well as a calculation of the total area, in acres, of the benefited property. 3) repealing subsection 14-3B-3D5 in its entirety and tenumbering subsequent subsections as appropriate. SECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provi- sions of this Ordinance are hereby repealed. SECTION Ill. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconsti- tutional. SECTION IV. EFFECTIVE DATE. This Ordi- nance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this _8th day of October ,19 96 - ATT E S T: ~:;~) CITY CLERK Ordinance No. 96-3753 Page 3 It was moved by Norton and seconded by Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: Baker Kubby Lehman Norton Novick Thomberry Vanderhoef Lehman that the First Consideration 9/24/96 Vote for passage: AYES: Lehman, Norton, Novick, Thornberry, Vanderhc Baker, Kubby. NAYS: None. ABSENT: None. Second Consideration Vote for passage: Date published 10/16/g6 Moved by Norton, seconded by Kubby, that the rule requiring ordinances to be considered and voted on for passage at two Council meetings prior to the meeting at which it is to be finally passed be suspended, the second consideration and vote be waived and the ordinance be voted upon for final passage at this time. AYES: Lehman, Norton, Novick, Thornberry, Vanderhoef, Baker, Kubby. NAYS: None. ABSENT: None. ORDINANCE NO. ORDINANCE CORRECTING ORDINANCE NO. 96-3744 IN ORDER TO BER AND RELETTER THE ENDING ~ TIONS OF THE SENSITIVE AREAS DEVELOI: MENT PLAN DESIGN GUIDELINES SECTION THE SENSITIVE AREAS ORDINANCE. WHEREAS, the City Council ap amendments to the Sensitive Area Oi September 10, 1996, through inance No. 96-3744; and Ordinance No. 9 3744, as ~d, inadvertently did not the ing and relettering o the ending is of the Sen ive Areas t Plan Design Guid nes section of Ordinance DerelD the of W~'EREAS no s,~bstantive the Sensitive the City Council simply makes clear sections should be nL NOW, THEREFORE CITY COUNCIL OF IOWA: SECrlON I. 3744 is hereb, tions L3 and adding the No. 96-37, L3. ,m makes enges to amendments to ce, as approved by 10, 1996, but ay the amended sub- bared and lettered. IT ORDAINED BY THE ITY OF IOWA CITY, L4. LS. L6. No. 96- ;pealing subsec- of Ordinance 96-3744, and to Ordinance a, a new subsect[on ading 14- entitled )evelop- Guidelines," immediatel, riot to subsections 14-6K-1N2c and .-6K 1N2d, and tenumbering said ~c- tions respectively as follows: 'iN3a and 14-6K-1N3b. ranumbering subsection 14-6K-IN3 entitled "Street Design Guidelines," end its subsections a-e as follows: 14-6K- 1N3c, "Street Design Guidelines," with subsections 1 ~5. ranumbering subsection 14-6K-IN4, entitled "Alley Design Guidelines," end its subsections a-c as follows: 14-6K- 1N3d, "/-%11ey D' sign Guidelines," with subsections 1-? ranumbering subsacriD,. 14-6K-IN5, 3-/oi entitled "Pedestrian Walkway Guide- lines," as follows: 14-6K-1N3e, "Pe- destrian] Wslkwa¥ Guidelines." L7. ranumbering subsection 14-6K-IN6, entitled "Land Uses," a~)d :ts subsec- tions a-f as follows: 14-6K-1N3f, "Land Uses," with subsections 1-6. LB. adding the words, "when the un, ing zoning is residential," at the of the newly numbered sub 1N3f6. ranumbering subsection lz K-1N7, entitled "Dimensional Re( 'ements," ~ and its subsections a-b as t 1 4- \. 6K-1N 3g, "Dimensional R~ Jirements," "\ with subsections 1-2. Elf2 ~renumber. lng sub,~ ct 1,~*6K-1NS, ~titled Dwelling f~ows:. 14-6K-IN; ~'-"Dwelling Umt Deh~it¥. Lll. ;enuh~berin~ 1,~-6K-1Ng, "Sensiti~ Space Desi§: nation 14-6K-1N3i, "Sen- sitive gnation." L12. renumberin 14-6K-1N10 and its subs~ OhS a-d, which relate to comma opments in a residen- tial plann as follows: 14-6K- 1 with 1 L13. renum[ 14-6K-IN1 1, Lg. L14. lows: 1 4- 6K- "Additional ations," w~ subsectiop~- 1-:~. new subsection 14-1 , as Commercial, Research Dev merit, Office Research and Industri- al Development Guidelines: These development guidelines recognize that when environmentally sensi- tive features exist on a commer- cial, research development, office research or industrial property, it may be appropriate to minimize development in end near the sensi- tive area(s). To mitigate for the loss of development potential, these guidelines allow for an in- crease in building height and a reduction in yard and parking re- quirements, as follows: a. The height of a building may be increased up to ten feet (10'). b. Yards may be reduced. c. Parking for commercial and industrial uses my be reduced. SECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provi- sions of this Ordinance are hereby repealed. Ordinance No. Page 3 SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid cr unconsti- tutional. SECTION IV. EFFECTIVE DATE. This Ordi- nance silall be in effect after ,ts final passage, app]f,,val and publication, aS provided by law. Pas~,d and approved Lh.;'~- day · 79 MAYOR CITY CLERK Date: To: From: Re: City of Iowa City MEMORANDUM October 2, 1996 City Council Melody Rockwell, Associate Planner Codification Corrections to Ordinance No. 96-3744, Amendments to the Sensitive Areas Ordinance On September 10, 1996, Council approved amendments to the Sensitive Areas Ordinance through the passage of Ordinance No. 96-3744. However, the approved ordinance amendments did not address the ranumbering and relettedng of Section N of the Sensitive Areas Ordinance, entitled "Sensitive Areas Development Plan Design Guidelines." Council is requested to consider the proposed ordinance amending Ordinance No. 96-3744 in order to correctly number and letter the ending subsections of Section N. No substantive changes to Ordinance No. 96-3744 are pro- posed, Below is Section N of the Sensitive Areas Ordinance with the proposed changes shown in bold. The text added to subsection N3f6 and the new subsection N4 is identical in wording to the text approved in Ordinance No. 96-3744. The effective purpose of the proposed ordinance is to ensure that the amendments will be properly identified and codified in accurate order. N. Sensitive Areas Development Plan Design Guidelines: Purpose: The purpose of Sensitive Areas Development Plan design guidelines is to' Provide for flexibility in the design of public infrastructure and residential developments to help assure that developments near, in or adjacent to environmentally sensitive areas, are designed to use land efficiently and preserve environmentally sensitive areas as open space amenities. Allow flexibility in the application of development codes, standards and guidelines to allow innovative designs that promote the purpose of the Sensitive Areas Ordinance. Encourage development which provides for easy access and circulation for pedestrians and bicyclists. Encourage innovative residential developments that contain a variety of housing types and styles. Allow neighborhood commercial uses which are appropriate in scale and design for the proposed development. 2. Applicability: The Sensitive Areas Development Plan design guidelines are to be used by the City when evaluating a Sensitive Areas Overlay rezoning. These guidelines are intended to be flexible and allow modifications of the require- ments of the underlying zoning district and subdivision regulations. When applying such guidelines, the City will weigh the specific cimumstances surrounding each application, and strive for development solutions that best promote the spirit, intent and purpose of the Sensitive Areas Ordinance while permitting development of the property for reasonable, beneficial uses, The development guidelines contained in the Sensitive Areas Ordinance are to be used by the City as minimum requirements for evaluating Sensi- tive Areas Development Plans. However, such guidelines are not intended to restrict creativity and an applicant may request modifications of the Sensitive Areas Development Plan guidelines which may be approved by the City in accordance with the following standards: The modification will be in harmony with the purpose and intent of the Sensitive Areas Ordinance. The modification will generally enhance the Sensitive Areas Devel- opment Plan and will not have an adverse impact on its physical, visual or spatial characteristics. The modification shall not result in a configuration of lots or a street system which is impractical or detracts from the appearance of the proposed development. The modification will not result in danger to public health, safety or welfare by preventing access for emergency vehicles, by inhibiting the provision of public services, by depriving adjoining properties of adequate light and air, or by violating the purposes for and intent of this adicle. Residential Development Guidelines These development guidelines recognize that when environmentally sensi- tive features are protected by conservation easements or other develop- ment restrictions, the overall dwelling unit density of a property may be reduced. The Sensitive Areas Development Plan procedures allow the dwelling unit density that otherwise would have been permitted in an environmentally protected area to be transferred to the portions of the property which are identified as not being environmentally sensitive. To help assure that the resulting denser development is developed in an attractive and livable manner, the following guidelines shall be applied. These guidelines recognize that it may be necessary to decrease lot area requirements, lot width requirements and street right-of-way and paving re- quiremerits in order to increase the density on the developable portion of the property. These guidelines also recognize that special design concerns are necessary for smaller lot developments. The use of alleys to provide for vehicular access to individual lots will help assure that an attractive and pedestrian-friendly streetscape is developed. 3 Street Design Guidelines: A modified grid street pattern which is adapted to the topography, natural features and environmental constraints of the properly is encouraged. Cul-de-sacs and other roadways with a single point of access should be minimized, but may be used where environmental con- straints prevent the construction of a grid street pattern. Street right-of-way widths may be reduced below those otherwise required by the subdivision regulations if plans provide sufficient area for the location of public and private utilities along the streets or alleys. Street pavement widths of local streets may be reduced to 25 feet. Further reductions of street pavement width may be considered for alternative street designs that promote pedestrian-oriented street frontages by restricting access for vehicles other than emergency vehicles to the rear of the lots. When street pavement widths are reduced below 28 feet, alterna- tive locations for parking, such as alleys and off-street parking clusters are encouraged. Alley Design Guidelines: The use of alleys to provide for vehicular access to individual lots and an alternative location for utility easements can enhance the livability of compact neighborhoods. When alleys are used, lot widths can be reduced to approximately one-half the otherwise required 45-60 foot lot width. In this manner, more lots can be developed per linear foot of street paving. Alleys, which are located parallel to local streets, are encouraged. Where alleys are provided, driveway access to lots shall be via such alleys to the extent possible. In such locations, curb cuts onto a parallel street should be minimized. Utility easements should be located in alleys to the extent possible. Alleys should have a minimum pavement width of 16 feet. The paved alley should be centered within a right-of-way or easement which provides sufficient room on each side to allow for a utility corridor. Conventional street design Alternative street design with vehicular access from alley Pedestrian Walkway Guidelines: To assure that pedestrians have ade- quate access throughout a development, sidewalks and pedestrian path- way networks should be provided. The location and design of pedestrian sidewalks and pathways should be based on the volume of traffic anticipat- ed on the adjacent street; the length of the segment of sidewalk or walk- way; the need to provide for snow storage when walkways are located adjacent to streets; and the degree to which access to an environmentally sensitive feature is desirable. Land Uses: The design guidelines of the Sensitive Areas Overlay Zone are intended to encourage a mixture of housing types, and where appro- priate, commercial uses. When located adjacent to single-family and duplex structures, multi-family buildings should be of a scale, massing and architectural style that is compatible with the adjacent lower density resi- dential development. Developments consisting of only one housing type are discouraged except where the development is of a small size. A mixture of the following land uses are encouraged to be integrated within a development: 1)a. Detached single-family dwellings. 2}b. Duplexes. 3)~, Zero*lot line dwellings and townhouses. 4)d. Multi-family buildings. Accessory apartments limited to less than 800 square feet in floor area provided that they are located within an owner-occupied dwell- ing or within a permitted accessory building associated with an owner-occupied dwelling. Commercial uses which are appropriate in scale and compatible with nearby residential development. Commercial uses are not permitted in Sensitive Areas Development Plans for properties less than two (2) acres in size when the underlying zoning is residen- tial. 5 Dimensional Requirements: To encourage more compact development and allow the transfer of dwelling unit density from environmentally sensi- tive areas of a property to non-environmentally sensitive areas of a proper- ty, the dimensional requirements of the underlying zone may be waived. Minimum lot area, lot width, lot frontage and yards may be reduced provided that sufficient yards are incorporated for each dwelling unit. For example, single-family homes can be located on lots of approximately 4,000 square feet and still contain front and rear yards of 20 feet and side yards of 5-10 feet. For townhouses and zero lot line developments, yards may be reduced to approximately 10 feet and still provide for a landscape transition between street rights-of-way and adjacent dwellings. To provide for a livable envi- ronment, development on small lots will require careful architectural design and careful placement of garages and automobile parking areas. The use of alleys for vehicular access to small lot develop- ments is therefore encouraged. The maximum building height and building coverage may be waived provided that the design of the development results in sufficient light and air circulation for each building. For example, an increase in height from 35 feet (3 stories) to 45 feet (4 stories) may be ap- propriate provided that taller buildings are set back from adjacent buildings to allow each dwelling unit adequate light exposure. Dwelling Unit Density: The overall dwelling unit density, based on total land area minus public and private street right*of-way area (excluding alleys) in the Sensitive Areas Development Plan, shall not exceed the maximum density permitted in the underlying zone. Sensitive Open Space Designation: sensitive areas and their required buffers are encouraged to be incorporated into the design of the develop- ment as public open space dedicated to the City, or private open space held in common by a homeowners' association. Where sensitive features and/or their required buffers are incorporated into individual lots, they shall be included within a sensitive area conservation easement. Where commercial developments are proposed, they should be of a scale suited to serve the residents of the immediate development and adjacent neighborhoods. Commercial buildings should be located adjacent to the street with parking spaces located behind the building and screened with landscaping from adjacent residential structures. Dwelling units are encouraged above the first floor of buildings containing commercial space. Commercial development should be designed to serve as a focal point of the overall development and is encouraged to incorporate open spaces such as town squares. 6 Commercial development should be designed so that the material, massing and architectural style is compatible with the adjacent residential development, Neighborhood scale commercial with dwelling units located on second floor and parking located behind the building Additional Considerations: Due to the concentration of dwelling units and the juxtaposition of different land uses that can be achieved by incorporat- ing the above provisions into the design of a Sensitive Areas Development Plan, adherence to the following design considerations is encouraged to assure that the resulting development is attractive and provides for a transition between public streets and private residences. Where narrower lots are proposed, garages should be located so that they do not dominate the streetscape, as illustrated below. Where reduced front yards are proposed, the use of porches is encouraged to provide a transition between the street and the dwelling unit. ppda(~ln'~cc~ao rnem 7 Where a variety of housing types, such as single family, duplex and multi-family buildings, are mixed within a development, similar architectural schemes, scale, massing and materials should be used to help assure that the various building types are compatible. The use of traditional Iowa City architectural styles, such as prairie, craftsman, vernacular farm house and Victorian designs are encour- aged. Reduced front yard Porches provide transition between the street and the dwelling Commercial, Research Development, Office Research and Industrial Develop- ment Guidelines: These development guidelines recognize that when envi- ronmentally sensitive features exist on a commercial, research development, office research or Industrial property, it may be appropriate to minimize development in and near the sensitive area(s). To mitigate for the loss of development potential, these guidelines allow for an Increase in building height and a reduction in yard and parking requirements, as follows: a. The height of a building may be increased up to ten feet (10'). b. Yards may be reduced. c. Parking for commercial and industrial uses my be reduced.