Richter

This is a judgment roll appeal and we are severely handicapped by a sketchy record. Moreover, the parties did not appear at oral argument to answer questions. Thus, we find it extremely difficult, if not impossible, to resolve their conflicting versions of crucial facts allegedly established by the evidence. However, we have carefully reviewed the limited record (the exhibits in particular) and with a few critical gaps the essential facts are as follows.

Edward R. Richter and Marvel Richter, respondents herein, own real property in Sacramento County. The property is located in an R-2 (2-family residential) zone or use district as established by the Sacramento County Basic Zoning Ordinance. This ordinance prescribes the precise zoning regulations for the unincorporated area of Sacramento County and provides for the establishment of zone classifications or use districts in which specified zoning regulations are in effect. It also prescribes, inter alia, the procedure to be followed by the county board of supervisors (the board), the county planning commission and interested property owners to secure an amendment to the zoning regulations or a change in a zone classification or use…