The URL can be used to link to this page

09-28-92 PC Agenda � AGENDA G4LDEN VALl.EY PLAtdNING COPAINISSION Regular Meeting . Galden Valley City Hall 780fl Golden Valley Road Coancil Conference Raom September 2$, 1992 6:30 PM _ I. APPftUVAL OF MINt1TES - August 10, 2992 II. aISCUSSIU1d UF PO4L PR4POSAL' - (Some Park Board Members wi11 a�tend) III. DISCUSSION OF GUP'S AND PUD'S IV. R�POR7S QN N�ETINGS OF TNE HOUSING AND REDEVELOPI��iT AUTHQRITY, CITY COUNCIL AtdD BOARD OF ZONING APPEALS � V. OTH£R BUSINfSS : VI. ADJQURNMENT � MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION August 10, 1992 • A regular meeting of the Planning Commission was held at the Golden Valley City Hall , Council Chamber, 7800 Golden Valley Road, Golden Valley, Minnesota. The meeting was called to order by Chair McAleese at 7:10 PM. Those present were Commissioners Groger, Johnson, Kapsner, Lewis, McAleese, Pentel and Prazak. Also present were Mark Grimes, Director of Planning and Development; Beth Knoblauch, City Planner; Council Member Russell ; Met Council Member Polly Bowles and Met Council Staff Person, Barb Senness. I. Approval of Minutes - July 27, 1992 MOVED by Lewis, seconded by Prazak, and motion carried unanimously to approve the July 27, 1992 minutes as submitted. II. Metro 2015 - Vision and Goals Metro District 11 Representative Polly Bowles gave a presentation on the long range planning effort currently being undertaken by the Met CounciT . After explaining that long range planning is a main focus for the Met Council , Ms. Bowles presented some background data on growth trends in general , and infor- mation on the Met Council . The Metro 2015 project is currently winding up its goal-setting process. Six key goals areas have been selected. They include the economy, government, tran- • sit, telecommunications, education, and quality of life. Ms. Bowles summarized the basic issues and emphasis of each goal area. The next stage of the Metro 2015 project will be to develop more specific strategies for achieving various goals, as well as establishing methods for measuring progress. Following the presentation by Ms. Bowles, the Planning Commissioners had a number of questions. Main areas of concern included day care, housing, tax policy, and establishing regional mandates on politically sensitive issues. At the end of the question and answer period, Ms. Bowles announced that the Met Council will hold a hearing on the goal areas that have been selected. Additional input regarding any of the goal areas is welcome up to and including the day of the hearing, September 2nd. III. Reports There being no planning commission items scheduled for the City Council meeting on August 4th, Commissioner Groger had been excused from attending. However, Council Member Russell gave a summary of Council discussion and action regarding the King's Valley road system and City pond maintenance. There were no other meetings on which to report. IV. Other Business No other business was presented. • V. Adjournment Chair McAleese adjourned the meeting at 8:20 PM. Jean Lewis, ecretary � MEMORANDUM DATE: September 22, 1992 T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: UPDATE ON POOL REFERENDUM As you know, the City Council has scheduled a referendum vote for the November general election. At that time, the voters of Golden Valley will decide if bonds should be issued to finance a $2 million outdoor pool . I have asked George Murad, Chairperson of the Outdoor Pool Task Force and Rick Jacobson, Park and Recreation Director, to present the plan for the pool and discuss its benefits. I believe that it is important for the Planning Commission to be informed about such issues • because you will probably get questions from friends and neighbors. Because George and Rick have to attend the Park and Open Space meeting at 7:30 PM the Planning Commission meeting will begin at 6:30 PM. Hopefully we can have all our questions answered in about 45 minutes. MWG:mkd • MEMORANDUM . ---------- DATE: September 18, 1992 T0: Golden Valley Planning Commission FROM: Elizabeth A. Knoblauch, City Planner SUBJECT: CUP AND PUD DISCUSSION The attached memos are on Monday night's agenda for information and discussion. They were generated as a secondary effect of staff's attempt to regain some semblance of control over the Planning Department's many files. Staff tran- sitions, remodelling shuffles, conversion to a new filing system, and general use over a long period of time had combined to make somewhat of a mess. Staff has therefore undertaken a determined and systematic clean-up campaign. On a subject by subject basis, we have thus far managed to shake some sense of order into the files pertaining to rezonings, CUP's, PUD's and the CDBG program. This concentrated exposure to various collections of files has yielded observa- tions that in many cases wouldn't be evident in the normal course of business. • For files relating to CUP' s and PUD' s, staff kept track of the most prominent observations and included them in the attached memos. Also included are the first-ever comprehensive listings of all CUP and PUD applications and maps of the currently active permits in each category. There is no particular timetable for investigating or implementing any of the suggestions contained in either memo. Some will probably never be pursued at all , but others might appear on upcoming Planning Commission agendas. Anyway, since Mark couldn't remember the last time the Commission had an oppor- tunity to just sit and discuss these two important zoning processes as they have been used in Golden Valley, we thought that the memos might provide a starting point for some open debate. We look forward to tackling any questions or com- ments you may have regarding PUD' s or CUP' s. Feel free to raise issues not covered in the memos. You won't be graded on your performance, but cookies will be awarded to everyone who contributes to the discussion. EAB:mkd attachments . �, y,,;, June, 1992 MEMO TO FILES � C.U.P. NOTES The Conditional Use permit (CUP) files for Golden Valley were given a comprehen- sive sorting and cleaning out in April of 1992. Each individual file was orga- nized with an application at the back, the effective permit (if any) at the front, and all related documentation in chronological order in between. Duplicate materials were thrown out. No effort was made to locate any missing documents. On a newly-prepared master list, the files have been assigned to one of five categories: withdrawn, denied, in-place, terminated, or revoked. Any CUP application that was withdrawn by the applicant is so listed, even though in some instances the withdrawal came after a permit was formally approved. CUP's are considered to be terminated if the site once occupied by them has been turned over to a completely different use, or if a subsequent permit has been issued for the same site (there is some question as to whether this is suffi- cient in the case of older permits) . Only one permit has ever been revoked, by action of the City Council , for failing to adhere to the listed conditions. No attempt has been made to determine whether the in-place uses are in full compliance with their permits. Except for in-place CUP' s, the files have been moved down to the Planning Department's storage area. From now on, annual or at least biannual review of all in-place CUP' s should be undertaken to clear out any additional terminations and to ensure that files for in-place CUP' s retain a semblance of organization. • History The conditional use process was made a part of the Golden Valley Zoning Code in May of 1981 (Ord. #540) . In 1982, there was a minor amendment regarding appli- cation fees. In 1987, there was another amendment establishing a process for revoking a permit. A portion of this amendment was omitted from the code by the recodifier in 1988, without staff consultation. The only other changes to the conditional use provisions over time have related to adding new uses in various districts. Prior to 1981, some uses were recognized as "special uses" under city code. Special use provisions were established in July of 1970 (Ord. #355) , but only for the Commercial zoning district and the Industrial zoning district. it is obvious on reading them that these provisions are direct precursors of the pre- sent conditional use provisions, but the earlier were much more limited in scope. It is not known how rnany sites received special use permits in the ele- ven years that the process was in force. Only three files remain, and all are from 1981, right before the shift to conditional uses. Of those, the Norwest drive-through bank facility at Highway 55 and Douglas Orive is still in busi- ness, a video game arcade in Spring Gate Shopping Center no longer exists, and the same-day surgical center on Country Club Drive (which did not officially qualify as a special use anyway) was completed as a P.U.D. instead. Going back even further, from 1965 until 1970 a few individual uses were singled • out for special treatment with extensive separate requirements spelled out right in the code. As with the special uses that followed them, these were limited to just the Corronercial zoning district and the Industrial zoning district. They appear to be the earliest forerunners of today's conditiona] uses. Types of Conditional Uses pa9e 2 The CUP files are numbered from zero through 56. Of those 57 uses, by far the ' • largest number (23, six of which are in the name of Lupient) are related to , vehicle purchase, rental , repair, maintenance, fueling, or accessorizing. Some ', of the permits for auto-related uses are quite detailed. The second largest ' category of use involves church-sponsored day care programs (7). These have , almost no permit limitations due to the degree of state control . Animal care '� and take-out restaurants rate three files apiece. Residential facilities, non- �I residential facilities, storage of hazardous chemical , and truck/van terminals �'� all have two files apiece. The remaining thirteen files represent various ' individual uses. This breakdown, of course, includes all uses whether they are in place or not, and it does not identify multiple permits for the same use (for example, two of the three animal care files are for the Humane Society). Some of the individual uses are interesting to note. The City Code allows office buildings of more than three stories in the B&PO zoning district by con- ditional use permit. In the past decade, there has been only one application for a four-story office building, and that was denied. All other office build- ings of four or more stories in Golden Valley have been built as part of a PUD (like the Colonnade) or under some form of variance or special permit that pre- dates the CUP process (like General Mills corporate headquarters) . City Code also provides that any proposed home occupation that isn't specifi- cally prohibited or specifically permitted may be permitted by CUP. While animal hospitals, veterinarians, and kennels are specifically prohibited, one resident wanted to do animal grooming. The conditional use application was received and approved in 1988. The permit requires annual proof of insurance, • which has not been submitted since the first year. There is no visible sign that the use is still in place, but home occupations aren't supposed to be visible. At the time of this writing, staff has not yet determined whether the use is ongoing in violation of the permit, or was discontinued some time ago. No other City resident has attempted to obtain a CUP for a home occupation. Weight lifting studios were added as conditional uses in both industrial zoning districts in 1981 at the request of a single applicant. His studio was approved and went out of business a few years later, with no subsequent applications filed. Dance studios were added to the same provision as weight lifting studios in 1982, again at the request of one applicant. That original studio also went out of business, and no other applications have been received. In a very recent example, kidney dialysis was added in both industrial districts by an applicant who stressed that the industrial-type site was most appropriate because of fre- quent truck deliveries, bulk storage of chemicals on-site, and high electrical usage. The ink had not yet dried on the permit when the applicant withdrew from the process because a more suitable location had been found-in a B&PO zoned district. These examples are not indicative of any major failings of the zoning code or the conditional use process. However, they may indicate that the process could benefit from some additional scrutiny. Perhaps the conditional use process is not the best way to deal with things like tall buildings or home occupations. Perhaps staff should be a bit more critical when assessing the overall value of code amendments that are requested by a single applicant, especially when the • use is already permitted in other types of districts. As various sections of the zoning code are overhauled, it may be beneficial to pay particular attention to the conditional use lists, and start to weed out those uses that don't really have much function in a particular district, especially if they are not directly linked to the purpose of the district and/or are adequately provided for in other districts. General Administration Page 3 As should be expected, administrative practices regarding Golden Valley's CUP's • have evolved somewhat in the decade or so since the process was established. The very first CUP ever issued, in 1981, was for a use in a PUD; today, CUP's are never mixed with PUD' s, which have their own form of permit. For several years, the conditions themselves were not included in the enacting ordinances for CUP' s, an omission that is unacceptable in current practice. Staff is also finally getting a better handle on when to go with an existing permit amendment as opposed to issuing a completely new permit because of site alternations. In many cases, more attention is being given now to including site-specific condi- tions limiting hours of operation, controlling noise and light, providing site buffering to protect adjacent uses, and the like. Because conditional use approvals are a form of zoning action, the approval runs with the property regardless of who owns or operates the use, and can only be rescinded by a violation of one or more of the conditions of the permit. In re- cent years, the site and/or floor plans have generally been made a part of the permit, with the idea that any remodelling or construction would either require a new or amended permit (if the conditional use is ongoing), or cause the permit to terminate (if a different use is occupying the site) . As a matter of policy, staff has extended the termination of permits by remodelling/construction to all conditional uses, but this is not formalized in the city code provisions for conditional uses and many earlier CUP's contain no reference to site or floor plans. In some cases, application for new permits that do incorporate physical plans is being made a requirement of obtaining building or remodelling permits (based on provisions relating to expansion of nonconforming uses) ; it is assumed that the new permit automatically terminates the older one, but this is also not • formalized in the code provisions or even within the permit itself. Therefore, there is at this time a degree of uncertainty as to the actual legal status of many CUP' s that staff considers to be terminated. In the case of a revocation of permit, in which the permittee is being penalized for improper actions, the City Attorney had a code amendment prepared to esta- blish how the revocation would be accomplished. Staff considers a termination to be somewhat different in that it pertains to a CUP that is no longer being used and/or has become obsolete. State law provides that cities can enact or amend official controls to change the status of conditional uses. It may be a good idea to amend the city code to specify that CUP's terminate of their own accord if the use is replaced by a different use or if a new permit is issued for the same use on the same site (this is basically the nature of the provision that was taken out of the code by the recodifier in 1988) . In fact, it may be a good idea to review the conditional use provisions in their entirety to see whether, based on experience over the past decade, some general revisions are in order. The code does not specify, for example, what majority of votes is necessary for approval by the City Council (the two-thirds majority rule is correctly cited later on in the revocation amendment). The code requires applications to be submitted in triplicate, which staff finds to be unnecessary, and states that applications should be filed with "the Director of Planning and Zoning", which incorrectly splices together two separate city departments. State law says that city code must establish "standards and criteria", including "both general requirements for all conditional uses, and insofar as practicable, requirements specific to each designated conditional � use". The ten factors for consideration of conditional uses are the only items that Golden Valley's code offers to address these standards and criteria, and they may not be fully adequate to the purpose. Page 4 There are also other actions staff can take to make the CUP process work more � smoothly. First and foremost, the files themselves must be more frequently monitored. Files for terminated, withdrawn, revoked, or denied permits should be shifted promptly to storage, with their status noted on the new master sheet. When any staff inember uses a file, it must be kept intact and should not be put away in a disordered state. Finding specific files has occasionally been a problem because they are arranged (and listed) in numerical order rather than being grouped by map sheet or by type of use or district. This could be solved by maintaining additional cross-referencing lists, or by maintaining a general map showing the location of all in-place permits. One such map, on a convenient 8-1/2" x 11" page, has been prepared for trial usage. Like everything else, it will require on-going updating. Site plans and floor plans need to be better identified. The permit citation should include the title, sheet number (if applicable) , and final date of any plan that is made part of the permit. If complete identification in this manner is not possible, then the plans should be individually signed by a staff inember to identify them as the official version (this might not be a bad idea for all plan attachments) . Any plans that are incorporated into a CUP must be kept with the permit at all times; when sorting through the files it was sometimes very difficult to find the appropriate plans as cited in the permit. Staff should also be more careful to ensure that all plans as submitted are clearly readable, that the division of space into different areas is clearly identified by func- tion and that dimensions are shown and scalable. The permits themselves could be shaped up as well . In the basic information at � the top, the practice of including an identifying name may be counterproductive. Some permits name an applicant rather than a business; on other permits where a business name is used, the business has since changed hands and acquired a new name. It may also be more accurate to use an "effective date" (the day after publication of the enacting ordinance) rather than the approval date as is done now. The numbering system for permits has been a bit of a problem: the inclu- sion of the adopting year, in the form of the first two digits, is unnecessary and somewhat redundant since all permits are dated and are not renumbered from O1 for each successive year; and there has been some inconsistency in giving numbers to amended versions of permits. This is not a pressing item, but at some point staff should look into establishing a new number system. Looking at the conditions written into permits, it may save some effort and increase consistency if all of the standard conditions (reference to other government requirements, attachment of plans, failure to comply, etc. ) are cast into the form of the basic permit rather than having to be separately added each time. For purposes of public understanding, it may also be a good idea to add a new standard condition explaining that the replacement of a conditional use by any other use, whether conditional or not, will result in termination of the permit, as will the issuance of an amended permit. Amended permits need to be better identified in order to reduce the risk of inadvertently consulting an outdated version. A specific permit folder could be established for each CUP, as with PUD' s, to contain the current permit and attachments. Alternatively, the distinctive, yellow permit page could be replaced by a white page (or some other color) to indicate that a particular � version of a permit has been superseded by an amendment. Finally, an outdated version of a permit could simply be labelled "no longer valid, see amendment", or something similar. Whatever method is used, it should be consistent and all files must be kept current. Also, amended permits should be complete in them- selves; references to additional conditions contained in an earlier version are a definite no-no. Summary Page 5 • Sorting through the City's CUP files and packing inactive ones down into storage has made them - at least temporarily - much more manageable. Resolving the issue of terminated permits must be given a high priority by staff. As time allows, exploration of some of the other suggestions contained in this memo should result in further improvements to the conditional use process in Golden Valley. EAK:mkd • • �• �. v v v v v v v �o � v VI d-� N � N +� d� +� Ol +� N Gl i� � N d-� N Y N ..+ +�+ -v c c � c� ro ro ro c� �a c� u ro c� u ro c� �o c� � � e� � c c �a c �o ro c Rs ro c �a c ro • r � r �E a E �E �E o. �E d a �E a a d �E a � N C i � i i L i L i •� L 'e ai a a� ai c ui oi ai c y c c c� c c a� c ai c d 0 F- H H •, F- F- F- ., �... .. r, r H r, F- ., F- r. CV .-1 N N N N N N Op M Op M CO OD N OD 00 OD CO 00 N 00 Op pp \ Cp M \ OD \ eY � � d' \ � 4� � � \ \ � 00 \ \ � ri \ 0� 00 \ O CO OD OO 00 t0 r0 t0 eh l0 l0 l0 \ 1� Ln u') N .--� \ .-i l0 N \ \ \ \ .-� O �--� \ �-1 �--� .�i �p .--� \ \ \ N ln \ \ \ CO .-� t� 1� \ � �'+ � � � � \ O O N \ \ O N N \ \ \ \ O M � N N N 1� CO .--1 .--� .--1 t0 1� .--i .--I rr M Ln 00 OD � � r � f6 �6 �O f0 N f0 RS �O 10 ttl Rf rtf �O Rf C �L i i �i 'O � v' tn +� +� Y +� �p C •L +� •i i� •i +� i +� +� C N N 1A UI 1A rr E N a O 'C � � '�C d O E � � � � � � � d d � m � C M � � � � d-� O C O C O C O C ea ea C �'-� CG d J C� r-� C� ►-� C� �-+ U � 00 CG � i� �. .-. .-. .... .-. .-. ..-. .... � �. .-. .-. � d N .�+ .-i CO CO OD M .-� tp .-i N .--� N .--i ef OD e7 00 1� O� d' �O G! O .--� N .-� � .--i .-� .--� .-+ N N N N N .-a .� .--r ri .--i .--i .i �L N 2 �k � �k � �k �k �k �k �k �k �k � ��k �k �k �k �k �k �k � ...+ .... ..� .... +... v v .► .... � ..� v �.+ �.+ �... .... .... �... � O N 3 Z S G1 • 0J C/ � N > O . 4 � � � . � Q Z o 3 > > 6 io C �- c � � � > L � � z s ¢ ¢ i > ro �L > tai +� t m m m ¢ p ro Z > E t � m m �c E a > J N O J N VI R7 t0 t0 O V1 UI y 4 > � N rr t0 �O > � .Y a Q F- t Uf ++ +� d-> 'C t6 �+ > L Q Y� +� d-� Y Rf �.� � G1 N N N i Of y a .F� t O N '�O N N � O C t0 Z OC � �'f T � O 7 'O .0 R7 +� U/ 'C O � !� C VI c > W W Vl 7 C R1 Rf t0 O O +� Cl O C t '6 t0 C • 01 O C. � O � 3 3 3 O O L t� Gl .�-� O N � 3 3 N O 3 Z O W i O O O O U O � O � � O � .--� O O � O � tf� C7 t/1 � O O O CO CO i.[') .-� O ct O N O O O N t0 V O V N � � OD n O O� O� M t� .--� CO O � O O �['l t0 n O t1'� d' �A . O J Q tn l0 I� l0 l0 I� .-r CO CQ �O 01 00 01 N t0 t['f 1� t0 N N Q NO �n ".r ro • J F� ip �"� V i V1 N N W O E +.+ c J C..) � e6 O i0 � . C U i � L �VI \ O � � �A � y rtf i G7 C.) L � � i 4/ !J •r �O O +� N � G C +> > C' +� i E +� O 01 C i w- •T CJ N C t0 � O Rf N F- t0 U C E N � L� d' C1 C1 N � +� 'C i �p i C �C i� U � �O t0 7 L � 2 1 � e0 O Y �6 C.1 +r Of � 'r 2 C) GJ Q �6 �O � f6 7 • C Ol i C C > i L L \ >- +� 1/1 Y \ +� R5 i •C Cl Of • rtf i N h- t0 O 01 �/f G1 C) �n y [fl H O UI C +� N U C? N N G� N U � L 0J 4- tn � i-� +� � Q1 C' �O �O C' C � i� +� C CD �O •r0 C C � 3 �> t6 i N •> O L C U � r � i C C i • d t6 ya L i i� O +� L U L d N b i � � \ � O N OJ O 7 +� L � d Q1 F- r i O L � ^ � Y N +� O N O O N Q' 1 +� W Y R7 � y N 1 O 1 N �O I C N � i N V C d , V � � Y � N d O > G O 01 1 G) r6 t6 i t;0 � L r0 i 7 tY0 > > � i � �i 7 7 C7 et 3 C� C7 H J O U G F- Oo H r� O M- F- 4 . C O ¢ �a � L V 9 v C7 i V1 C C � N N N C � � t t0 t/f N 1A C � c� a� a� E a c y "" C U ^ C e6 O O � V1 d Q1 �r- � C � �� Z � � � . c E C t�6 a O aii m ~ a�J +� +-� o � a- u 'r N •� Cl L •V1 N f6 Y 41 U Y N N � � . N � �6 J �F N +� V1 r Z �6 i i � 'O N � d ^4- U � 3 J i td N N U N m O J N 1-� � C J 2' RS i� � � 7 O Li C U � E +� +� � O1 N N � w+�� CJ C U � N 41 d +� i N •C � � � C G +�� Uf i O QI C i•� i i C] G � VI O <.7 G1 N � C.C � t6 r N i U N y y N G) L � i N Y U 7 N •t0 > . � 7• - L E O N V •�6 +� b M1l L e� 7 X..J.. i N �O t)CO O� � •� O �O tV0 � •7 O) Gl tC Z � H J J W C.7 C U� cn C7 � J C7 1.� F- I- J 1- O_' 1- �i N M V' tff t0 t� CO 01 O .--� N M � tn l0 I� OO C� O O O O O O O O O �+ .-+ r+ .--i .--� .--� .--i .--� r+ r+ � � � I 1 I 1 1 I I 1 1 i 1 1 I 1 1 I t 1 O 1 .--1 N N N N N N N N M M M M M � et � � Ct 2 00 OO CO 00 CO CO OO CO CO CO GO 00 00 00 00 OD OO OD CO • N H N N Y G1 O1 G/ +� N 1-� � O1 Ci O1 eh O 3 � N 7 U U � t0 U U V Rf V �O �O V C.> U � � �O i� R! M1i Gl C Ip ro ro C ip C C Rf R7 Rt i� +> L C � G1 r0 e- �C r � r- r r C �O N Z7 GJ v+ +�+ a a o E a a a �E a E �E a d a eo .- rn t rt N > L i L i V O \ +� �C C C C � y C C C d C GJ y C C C �O � a 'r N r-� �-+ G.' F- r-� r+ a-� F- r� F- �-- ..� rr r-r �• � 3 G CO t.[) � l.f) �O 00 OO 1� CO 00 00 00 C7 � �fl OO 00 OD t0 CO \ \ OD n CO 00 00 00 W CO CO +� I� 00 \ \ \ 00 \ Op t0 � 0p � \ Op 00 � \ � OD � �0 .-a \ .--� .-� O \ �p r+ .-� O \ � �p \ \ r .--� 1 \ � C \ N N N N t0 rl \ \ N t� .-y .--� t0 tG .--� \ 1 tl') _ N \ \ \ \ \ \ .-a N \ \ \ \ \ \ \ � \ � � rl tn � GO tL') �O .-i .--� .-� 1� �O OO O� 01 �A � /� � � R5 10 f6 16 Rf 1/1 td �6 R1 C �S- CJ �U V V � i •U C U r +� i i L i � C � i d i C vr G1 N C1 GEJ o-+ N N � CE1 N .-i 'v � .-r E � .-i E a d � � .-i � ��n .-r E n�. 1 c O 1 O O � O otf +� otf c � � O GJ 1 O e3 � rL sr C� rr U C� a+ U C� J CD n-i a-� r-� U K H U C� � a W t0 CO N .-• �' et' �"� N N � .-I � .-. .-. N •-• v ^ M �O N O .-� .-1 N .--I r1 .--I .-1 N N 1� .-� .--I d' tA N et �--� M N �L Z � �k �k �k �k �k �k �k � �k �k �k �k �k �k �k �k N �k N ..� v .... .... � .� �. .... ... .... � v � ... .... ._. .... \ v � v � � N ; > �k C' C1 Q N i > T ?, T � Q 3 Z rts > GJ 3 3 O a) Z � � 3 Z � S Y Q � = S Z > i �C 2 � � t�5 . ++ C • . p y O > > Y ^r OJ 01 N N L N N Z 41 w io c E > c � > E E c o > c� L E > m m J N � � � a c � a a, a, b a �e c� a, • a Q 1� C � .G 3 ~ t � � J /0 t0 r 1-� � > N +� +� �f � U�f O � OJ +� C C 3 � J d C Q G7 Rf �6 Z d' C N �C � O �C �/l V1 '�O 7 > • UI N y .i N N W W N O C N Ln .� Ol �O O Gl O rt1 N OJ t�0 t�6 � O d V1 C7 GJ O N N d' N O O N O Z Z [G O J X 3 3 O W i O� � O tn O tA t.[) O � � et O O � O O � � O C7 t/1 � M O � N N pp N tn .--1 t.[) N O O M .--1 O O N O _ � � O O N ln d' N 01 QO V 1� M .--� 1� O 01 tff 01 r'+ O J a � � � N N N N Cp Cp Op � N M � O� N .-� 1� 00 6 F-Z N O rr rw J M � � W G r C ro � O G/ S- W O Of rO = � J i� •U� C i N O1 tn �� 4. C N �RS � C N � O O N p_ C �> U U +� G) N C C Y C O.' � � C p G1 o E � in � .c � c > � +� c 7 � 3 � \ � > ++ ro o m � 'r Z- G1 •i i i •R � C y N O Gl O L F-' G.' �O d R7 pJ ty � r i i +� • i U +� C� � +� N U N 3 •V1 t0 i0 O +� �O � O VI L C Q! +� Vl U U J R1 U C J � N �O N y y � y i N N C- O � +� •G � N i C/ +� f..) N O rt tT6 G) U t�0 i-+ ��/f C � i i � N i � L U L � G U 0 R7 16 i � a' O �O O N t0 O O • G. �O O Y d o c� E � c� E n io a � � �n � <n .� C N � � O 4- O E O � G) G7 d � � e�p � d t�p � ,N •C N O L t 10 O L td R7 f.7 � Q O 0 Q N � Q 2 Q Q L� U U U S U U' U C O +� in �-�+ E t O1 U t d V J i U � � i i � L y •O Gl a.0 t 7 � � � � �O C C Rf Of N L . �C} QJ U L C) . C � \ d £ C F- U U i Vl U � � y Q � L E rt3 y \ � •C C Rf 7 G1 N i� � t C V1 7 R5 O/L r G/ L VI 'C +� G1 1A N U Rl G) E d U 16 r O. � C i V- y i E G C E•i N 7 G i m o a� �a �►- > Rs � ro �o o a,w c b e a o � +� � � � c rn � x .c 3 c�++ o ro L n_ ai � ++ � r+ i O � N � i i0 7 H C � O C � rtf tp �... •r �� d U � W Q ^ O1 �6 � 1A N V � C �O +� J N N C!t t a eo c �o w E ro .- a�.-+� �n >, ++ • c E w �n � � �f- n � v L� �•� �v ro as rts � • .�.i .r� v ++ rts ¢ �c L �� io d �a� > � io � Z O J f N � � N � Y Q c.7 � 7 ? Q ^� L.� S � � O �--� N M et LL� tp t� Op Oi O �--� N M d' Ln t0 � 00 N N N N N N N N N N M M M M M M M M M I 1 1 1 1 1 1 1 1 1 1 1 I I 1 1 1 I 1 O � Ln tn LL� � t0 l0 �O l0 1� 1� OO 00 00 OO 00 00 00 00 2 CO 00 OD OD CO CO CO GD CO CO OD GD 00 00 00 00 00 00 00 • �n ai a 3 ai N 3 N O a y c� ei c� 3 3 3 v � c� c� �a c� c.> ro c� • c� c� c.� c� c� �a eo �c c� r� ++ ra �e s. Rs �o L Rs i� �o v ro �a ro ro s. L +� s- ro • i0 r � � .- � t0 N� N � � 'C i N'C N � d � L C. d t d 01 d G. d d 6. t t d C L G. Of N 1� +� O\ C �+� +� C O +�+ � � � 3 � � 3 H j�H Gl � C c c • • c U• C G «-� �-+ �-+ 3 3 � 3 �-+ O O N O1 OD OD CO OO 01 O O \ \ O� O� .-� N 01 N i� 00 \ \ \ \ \ 01 01 tp O \ \ 01 01 \ 01 r0 \ 01 1 M O 01 Lff \ \ � N O1 tp \ I I \ Op \ C d' .--� I .� N �� .�-1 .-1 Lfl \ \ .--1 .--1 1� I 1 N r1 N \ \ \ \ \ \ \ \ O .-� \ \ \ \ \ \ � � 01 �O l0 01 ln llY t0 .--� r-1 M Ch ln M N l0 �6 ,O R3 �6 R1 Rf IA VI ro ro i0 M11 1/1 IO N 1p � r h- r • 7 � • r 7 7 r C U C� () V C� i � � L L i U 'C L 'O C,1 Y L i L L i +� C C +� +� +� i C +� C i � C 4! 1 CEJ CE1 GEl dE IA ra ►r IA N N N r-� VI �-r y . � � � E E E E 7 O � E 7 E ~ li O O O O O C �-1 o�p �..� C C C O Y C +� O �-+ U U U C> U ►-� J C] J � �-+ �+ U J �-+ J C.� � N .-+ .-. .-. .-. .-+ .� .� ..� G N M .--� .�-i .--I N .--i .-a CO •-• � .--� Cp M .--� C� .--� M .--� l0 R7 61 O r1 .--1 .--I .-� N N .-1 .-1 I� \ N .-1 N N .--� N N N r1 .�N Z �k �k �k ik 9k �k �k �k �k � �k �k �k �k �k �k �k ik �k ._. .... v .... ._. �.. .� .... � ... ... .... .... .... .... ... v .... N ..�.. C > . i O O N � • A 2 +� • O • N N C! 3 tn . p . . . . O > � > = C1 ._ � 2 N O N 'C O > N C O � Y i �L i > +� Z > Z Q .> > 2 CC' W c� c rn o e a � a c ia . > m . o a m • v � � a� ro ro � a� a ai s- r v � a� �' b o � £ e o � J � > ro > o ++ as > o a �o a+ ¢ .c � +� a ca� �� CJ C� O O� O N � ��n O 'a G/ � N t .- E N G� O? W W YI L O O O N C ^ r � C �i !� +� !� � C fh � t0 � t0 O O O �C O � � � O �!'f C �G- � F G N O �O • tn O N <,7 O 3 .-t S a 3 O tn 0/ O W L O O O O 3 ^ J g CG 1„L OO 1 'O C7 N � O O uI .--i tc') M �O �A tff O O tn 00 O OD .-r N O O O � Z7 O 01 01 O� O1 N tD N Q � M .-i p� .-i LCE N 01 M Ln C7 O J a •-r •-y � •-� t0 ' � � 00 CO t0 00 t� OD O� N O� CO � tn 4 N O ip °"'�a'� N N J H V . H � y� W C i i > r i W O � � N � d �V N N N C1 C ro o 0 U � C C C � i 4� 7 . C L CJ 01 � +� Gl �O Q O io c c c� c o r E a�i N a�i � °r O. N N C.) Rf i +� t0 U O� O +� � Cl > > � L G7 t0 G C � � c c > > V ai o� • � L E �.- o o s. ea +.+ ro s. E c ++ � v �.- i N U U Ci +� N +� L.� 1- i- a-� �n +� i-� Y J � C C C tn �/1 d O N C O OJ N O C \ �N •Cf O O N �. � J N F- J I--� C J Gl i O C • � i N fp ro C i N N � U N U Rf ai w +> +.+ . ++ ro a c� +� rt h- ai c ++ • a� � n r L Rf t0 � 7 � C > O �O 1-� N � � b d +� Y O O �O N \ N �O i-� N rt1 •N C' i U G N tn E 1 •i N �O 'C Y N •N N �O N T C � i N Vf i-� Y � L E �uf 7 � L � V1 E L r6 � N Rf �O �O t0 7 i0 d R1 •C Gl i �c ro �E �O >1 �O 'r � C7 G � L7 C.7 4 H � U Q �' F- N U W C7 <.7 CJ � Q U C N � n i i {,�� p � � 01 C L � r N (,9 � C U N 1/1 7 l0 0J . . 1A J I� U 01 .0 N Vl U a � d C 1/1 �, �e +� E a� L � o � o ro u�i a-� � a�'i o ai �o t a a c a o +� +� ro �n a=+ rts o a � • � c� c� a � ro x o � c v L c a� E 7 C r� = W O Q U �� i�-� d N Y m �6 � R! L +� +� � �� N > N � 7 2 o c v- c E o = o ++ ro c ++ a �n E a v� � ¢ Q � C r i fJ N E Q C A � N L Y N i 'O i0 Q N t0 GJ O Cl 7 Gl i C • d +� N C 3•� � N N E CO � •n O Y N �O Y c �n 1E0 O C� �O O 7 •t6 N ^ •� �C C i O ro IA d - � 'C d z C7 � C7 N C' G. Q J Q O Q G. U N N [O 3 Y l.� 01 O .-� N M d' l!'/ tD 1� CO O� O .--� N M � tA t0 t� M � �' � � 'a' d' � tt � � � tA Ln tn Ln tA Ln lf7 1 I 1 1 1 1 1 1 1 1 1 1 1 1 I I 1 1 1 0 O1 01 O� O� C� O� O O O O O � r+ .-i •-+ •-+ N N N Z OD CD 00 00 OD 00 01 01 01 01 O� O� 01 01 01 01 O� O� Oi • � ��i��`.��- -�—- --- -�;�-' -�: � '` �. ,...�. �4�;��%,..°'`"''w✓�,�� a� ,, � � � �L\S,'�',�?..; � ��+�/ ,�;, '� �' /„J ,.,��`F�"� � .�'�s'r��:-'�'•'9`•� . v� \� ,�{- "� !"+��" �.��r ,+P�� o�z C�3�r ti,,k 1,y,` a,�"' . � �� y j � � cN rb'� �k�g'<r-'Fi i i� ' �� d . -`i ��c-<!Y��"✓�{ �.J 1;�� Cjff'`os.r. H� �'� '`�'�i �� i�..,y ,3F lr�.fic� �� +i r;yJ%cr(f,••F ��r��.3;t.� ;�=�::� `y'I ��✓r�jo"'�r .r��„�a,�-�,� 1�*,t,�' i� `a �`S'z .1 � �d�' t�� t t � � c3 "c}+�,.s j,.`'F� 3� c. � r 4 ab/��'M . G S�� /�'��G�, e� � -� R'✓"tx�C� ��T"r��'��i� ��'S�• �1��r�.��J,,�ca'.S£�.....' .s.��,/�H ...�f. +OK,..-.(' ,� ' ' i�`P��` � 7"'I�i y��;wu—�a_":� � 1 so ' ax i�' r.' �� A ;,x . . I i y� ' � �s iaww �� i ', y'�3'�/1��w � � �r„ � \ � y ,.._...�.. . � � ��'� �,,�, �;.;.,,w,�, 1 q�� F �I � �' �'_.��' ��t..J:.:.- ��, �h*�"pl��M+L�F � . ! � � ri. �. 1( � � ,+��`�;:�1�`,� �,�j�-�. ;i '� �p ,�� „ -'��,___.-.�,.,y,-�/�� I� .� o ::,:�;:., a.�'''.+, i ' tl L� —y�Jy� ��• iy=��?'��I ��/ , e '�J 1'R[ 4I� I� � .��'3Ll.� 1' i �� W V Qi �' �II=J " - .I �1 Q #. �. '. .;. 'taT �a.Y .r I, Y �ar-� uw,.1T'�-'�'VV �e.�� v `.i<S�•� ,� , we.� � I,t+N� uY' �� i$rw' � �_ �- •�,,.� _- �:� - �� r ��.�. � ,..,... .�°°�,�� ) � - _��' �-{� l(�_ � �4�� c��i��^�';,"'1 ` '�-,' � , ��'' � �' li ti l�' �.— ,..,� �i—_�_ ��°"1 -�ly��e.- �+w.I� s �w.'�'i. �a:.' � � �r.�a, a vG .... ana.!. � , ;,� .y,v..'. ( ,� H � � � �I '� �' �� ► ��,'. �' �.�„ ;,,: :, � �� 'Jf y ��€- ��--�„�� , ��nr g l� �LL_ .� ''�ti.r �i �' � i ..`+��.F ��e(�'� U•% """ w�Y �� S �� W✓�� ,� I � � ` `�_ �. � F � ` � � " _ , r � r�/' � -(--- .��,�� a�--ye+.�.�"8 ��-'-2�n' Y�� -� a�, �� .'��.;.•T ,. �f LY Lh��+n� ii I 0 d �� /�/�' � �y_ / I� ��( e r � � �/°�� ,+$ G��'"`M'4�� ,X � �.� -��-�^� I M - -��r ' � �''- �`. L -� �� I -y,��?�T"�'�� _ , � � L��. )_ —�� - � � -- - , - � �-- ,�-�,�°�,.w,.- flf, �=�►=7na�� •\ Z z �� E „ �,�� ,p; I 1 �� ..,�_ ; ��- , � �Y.. � •� I J/ i ��•r.T-i�=wYia �g�!��a�_��- °� � ' l� `� J-��.%y��-''--=. „. � l � �=«— zp��r�I �: ��; ' "� �. ' �� . .:_— __. ,�j I_ �. ��//��+�-T' '—p� �'�� \�.��s.�I__��, —=�� . �I �1f� �l��jj�g '' � 0:�'�°b'°�� I�/ '� �__!`_�� '� � "l 6 1' (�/� ///y�/�� M��,��0�1�� J" •�/`/ �� I ��-Y =OCYl10 �� i� � • y � �t�(-� y� :tis y��' �` ,r� � �� - G� ,Z i- � �� ..., , ,� :w�"'"`� �.— W �'• �� , ^ �� =�, o / 3 � � I / ^--�� '�ir-d,ip•��.0 �y :r.,x� i; i' 1 ��M.rawa po �9� �.a� •� �'� �NY �I/ ,� /��. ....,,�_-�=• � j' ` �( ` `�� f. ';;" � $� ' _ �;�,�;;,iL,�� j - o , � , � =� � ,�.��, . , () • , �.,• ,.-,. �� FII� fr � I � o ' �� \J I 11�1 I��•,�. 4`�C d I� / N MI�� 1 ��A 5 !�'�`~. ��.� y �:. W y.-p..,,• 71_ �Ir�_ , s� � _ Q �I •A /,yp.a��.- �1�71� �.r� I o „n� i � +..-'��`� z�. J U �/� (`� II y� r J O N i� ��I�._ �,�� '.JILw�wva.n � I '-� � \� I I� s �J �, ^� _� � --� � " ��-�. : � _ J. �,_ � -k�, I .-..�„ i: �,r- :�_.�,�� . ,�� "°��' - � - � �---� —-- _l . N (I � � ¢ li� 1f1�N _-�_.-=�� , — ' y��I J - — i s J ' O C.� �� ° �� -�r'---� r�::. ::,•:, . _-,. ' � :^.k�-.'t��,. �. � � � ' -``V} ,y..`µr:. � I � J�� . � �, � I ��`:��i,`��-.�--�' _ � •� �� /� fi l'�-�1'�,�`��a"1 �_ : � � �' � � �I( -'��If,,,+J I��,. � i � ��;�.•s,��,-. ..,��'I i "''"'°"'. `,� ; � i < , � ' d �v-"., _ ;1°� I � � $ � -�� (�li I � � t � �'',�`a' ( n :� � �li� a a' pp"'titur�iYLt^ .�,�'��'a` � �r�[ I r l��ir�' L� i '`11:ast'»`+"'��::.' � I ��+ \;`�'� t'� . � � i .' i � g ` i �F . s �. 7 /� I NI � � `� <� � I � '�� ,�°L-�„�_—+a�„ � „ 3 s > "°,"��.�$i �" � r r`."'; � � C !i=s5l°a$� _' ��.��' �N �� "` ;��. 1 � n�;fTe�+• J x _ -� J 3iy',lYY�:�i �- • ir _�r��r�+n � �x"�r �..-r-c—r� __.J1. �o�' • � � June, 1991 � MEMO TO FILES P.U.D. NOTES The Planning Department's P.U.D. files were completely sorted over a space of several months in 1990. Duplicate items were purged and the remaining documen- tation was put in chronological order. No files were purged entirely; even if denied or withdrawn, all P.U.D. applications have been retained to-date. The completeness of individual files varies considerably. No attempt has been made to restore missing documentation. If necessary, records of public hearings or formal actions can be retrieved by combing through books of minutes, resolu- tions, and/or ordinances for the appropriate time period. Missing staff reports or site plans are probably gone for good. A summary table has been prepared, listing basic data for all P.U.D. applica- tions to-date. It can serve as a quick reference source, but should not be relied upon to answer important zoning or development questions. For that pur- pose, the actual files should be pulled. Al1 denied/withdrawn files are in the lower level storage area. At the time of this writing, a few of the active files are also in storage, but the intent is to bring them upstairs as time becomes available for their conversion to the new filing system. As long as adequate storage space remains, it is expected that all denied/with- drawn applications will be kept on file. At such time as storage becomes a problem, those files can be purged completely, but for historical purposes it is • suggested that a brief description and a location map be prepared and retained for each purged file. Historical Overview The P.U.D. zoning process in Golden Valley was first established in 1970 (Ord. 361, 12-21-70). There were two sets of minor amendments to the process over the next few years (Ord. 428, 5-19-75; and Ord. 465, 12-19-77) . In 1982 (Ord. 565, 5-18-82), the code provisions governing the process were put through a reorgani- zation, but again only minor amendments were made to the process itself. Since then, there has been only one more minor revision (Ord. 626, 6-5-84). There have been several discussions about the need or desirability of a major overhaul based on staff experience in using the process over the past two decades, but at this time, nothing has been put on paper. Approval of the City's first P.U.D. came almost two years after adoption of the P.U.D. zoning process. By the end of 1990, a total of 67 P.UoD. applications had been considered in Golden Valley (the files only go up to #59, but in some cases there were sequential reapplications for a single site, or there were later phases of development that had to go back for separate consideration). Of the 67 applications, 32 were approved and are in existence today. Another three that received ordinance approval but never completed the remaining steps in the approval process have been cancelled by their own terms. Still another three that were approved by roll call vote or by resolution but failed to complete the • rest of the process are listed as withdrawn. There are six confirmed denials of applications. The other 23 applications are currently listed as withdrawn, but several of the files are incomplete, and it may be that some were formally denied. The completion rate for applications has improved substantially over the years. Boundaries and Plattinq • Platting has always been a formal requirement of the P.U.D. process. There has only been one instance among the 32 approved P.U.D. 's where a waiver of this requirement may have been granted by the City (P.U.D. #22; no specific action has been found that reflects a platting waiver, but the P.U.D. permit does not include the usual language regarding platting). Nevertheless, there are two other P.U.D.s in place today (P.U.D. #34 and P.U.D. #51) that are in technical violation of their terms of approval because the City has no plats on file for them. Several other P.U.D. applicants managed to complete and file their plats only after long exceeding the official deadline for doing so. Although the process has also always included a requirement that the P.U.D. designation be made a part of the plat, this requirement was not followed in the early years. Except for a hand-lettered notation in one case (P.U.D. #6), there was no mention of the P.U.D. designation on any plat before 1979 (P.U.D. #26). However, all plats from then on have included a P.U.D. number as part of the title. Locating the exact boundaries of P.U.D.s has been somewhat of a problem, par- ticularly with older sites. Laxity in following the platting requirement, incomplete or incorrect legal descriptions, and poorly written permits have all contributed to the problem. When the City's zoning map was first adopted in 1983, the P.U.D. designation was written onto the map at each appropriate loca- tion, but boundary lines were not highlighted to show the extent of area covered by each designation. Because several P.U.D. 's include multiple lots with multiple underlying zoning district designations, it is not possible to identify • P.U.D. boundaries based only on the P.U.D. label . As part of a major zoning map update, all existing P.U.D. boundaries are now being researched and mapped out. For P.U.D.s with unclear or conflicting records, Planning staff will be making a final determination based on three general guidelines: any property dedicated to the City, County, or State for open space or transportation purposes is excluded from the P.U.D.; any property tied to the P.U.D. by cross agreements of any kind, even if not specifically listed in the records as part of the P.U.D., is now considered to be included; and conflicting legal descriptions are settled on the basis of the most current platted lot lines enclosing all existing and proposed stages of development. Permits There are permits on file for all currently existing P.U.D. 's, but the quality is widely varied. Only one permit has incomplete signatures (P.U.D. #54), and only the City signatures are missing in that case, which the City Attorney has advised is not a serious problem. Several permits are not clearly dated, a minor lapse that doesn't particularly affect the P.U.D. 's functioning but can leave a gap in the "paper trail " if files get jumbled (especially if there are multiple permits for one P.U.D. ). Incorrect or incomprehensible legal descriptions create a more serious problem. Staff will be using the new zoning map to resolve all future boundary questions, but any P.U.D. that comes in for an amendment of any kind should have its legal � description reviewed on the permit. Any description not matching the boundaries on the zoning map should be amended before the new permit is issued. -2- Amendments themselves have resulted in problems. Although some of Golden Valley' s P.U.D. 's have never undergone even one amendment, others have been amended several times, leading to a multiplicity of permits in the file. Clear • labelling and dating are important. Old permits should probably be marked "outdated" or "superseded" on both the front page and the signature page so that they are not consulted by mistake. in many cases in the past, amendments have been so poorly integrated into earlier permit provisions that the result is con- fusing at best and downright conflicting at worst. It can be very difficult to read these permits and determine, with any certainty, exactly what is or isn't allowed. A final problem area relates to attachments. Some site plans are listed as being on file in the Zoning and Inspections department, though by definition they are supposed to be kept with the permit. In other cases, attachments were not given very clear citations in the permit or very clear labels on the attach- ments themselves, making it difficult to tell which of several documents is the correct version. Approval Process It has also been difficult to tell when P.U.D. 's received "official" approval . In its earliest form, the approval process involved a roll call vote by the City Council to approve the P.U.D. General Plan contingent on fulfilling the terms of the permit (including platting within six months), followed by Council auth- orization to sign the permit, followed by actual signing of the permit, followed by approval of the plat. Sometimes some of these elements were combined. Some- times some of them were omitted, and not always intentionally. Because the � signing of the permit and the filing of the plat are required components of approval , no P.U.D. could be considered fully legal without completing those actions even though the plan was approved. In many cases, however, construction and/or occupancy of the P.U.D. development was allowed to begin immediately after the Council vote, thus taking away a major incentive for applicants to follow through with the rest of the process. Beginning in 1979, the simple roll call vote was abandoned in favor of voting on a resolution. The resolution often combined plan approval and plat approval , thus simplifying the process somewhat. In some cases, though, the resolution addressed only one of the two; if it was the plan, then there would be a later resolution for the plat. By 1983, Council approval had taken the form it has today: approval of an ordi- nance amending the zoning code. Although the P.U.D. section of the City Code specifies that the designation of a P.U.D. does not change the zoning of the land, the City Attorney advised that P.U.D approvals are zoning actions in Golden Valley and therefore must take ordinance form. The Attorney further advised that no additional action is necessary to authorize the signing of the permit. In a related matter, the Attorney advised that the permit should con- tain no provisions not spelled out as conditions in the ordinance of approval or in the P.U.D. provisions of City Code; prior practice often involved specific permit conditions that were not fully developed until after Council approval . Plat approval remains by resolution, which is the form necessary for filing with • the County. It is preferred that plat approval be concurrent with approval of the P.U.D. ordinance, but this is not required. The resolution format still refers to both the P.U.D. plat and the P.U.D plan as the items being approved, which appears to be anachronistic given that the plan is now approved by ordi- nance. Timely filing of plats after approval can still be a problem. -3- Rezonin9 , Generally speaking, Golden Valley's early P.U.D.s (through P.U.D. 22) required that site zoning be in conformance with P.U.D. development. This involved a separate but concurrent rezoning process for most of the sites where the two were not in conformance. The most noticeable bending of this rule occurred with residential P.U.D.s, where the Residential (single-family) zoning district was considered acceptable for developments that were clearly composed of multiple dwelling structures (this philosophy held even when, as with P.U.D. #8, the property already had to be rezoned). For reasons that are not clear today, conformity has been ignored since 1979. This goes against standard practice for P.U.D.s elsewhere, and it raises some interesting questions about the relationship between P.U.D.s and the rest of the City' s zoning code. It also causes confusion for anyone who relies on the City's zoning map for information, since the underlying zoning for P.U.D. sites remains on the map along with the P.U.D. designation. In some cases, staff discovered zoning map "amendments" that occurred without benefit of any formal rezoning process, so that zoning and site usage would appear to be in agreement. S umm ary The review and sorting of the P.U.D. files has resulted in a much better understanding of how the P.U.D. process has been used in Golden Valley. It has also revealed some problems and weaknesses that need to be corrected. Some of the problems relate to specific P.U.D.s, and there is little staff can do unless � and until an amendment is requested by the P.U.D. property owner(s). Other problems relate to the process itself and could be corrected through code amend- ments and/or through improved observance of existing requirements. EAK:mkd • -4- N �. �. � C � � � � � � � � � b c�i c�i � �v � c°�i c°1i c�i c�i � ro b � c�i c�i � v ro ro �a }.� �O i0 L d L �O f0 fq fp �., L L L f0 f0 L d L L L V1 r � r � ^ ^ G. a � �� G. G. d d .� t L .� d O. t •C L .0 L +� +� Y Y +� O1 i-+ Y ++ • .�- e-�. 3 o e-c. .c- C _c . . 3 � 3 3 3 3 «-+ � 3 � 3 3 �3 � R d N 1 1 Y I Vl IA N N 1 1 1 1 N N 1 . 1 1 1 I d N N Cl N N N > 1 1 I 1 > Y Y Y 1 1 1 1 Y Y 1 1 1 1 1 i0}� C w- N O� N N Z7 � -p E I� 1� h I� G1 1� Lt y ��G1 N N B 1 1 1 I A.1 1 1� .1-� I 1 I t i L d ti 1 1 1 1 � .-My � N 1 1 1 1 1 b O 1 � t � � I 1 1 1 1 1 = I 1 I I 1 1 C � C� I� � t� M = c ^ 0^0 N N N N N � � � t� n et � �n a � � � � � I � n n n c.�o � � s � i oo rn � � o�o � ^ � i i i � � i i � > 1 t 1 1 � ~ ~ ~ � N ^ O ^ � � � ^ I 1 1 1 I 1 1 I 1 1 1 1 Rl L O N •--� M t0 C '� "'i ��O1Q e v _ _ _ _ - - _ _ _ � _ � - _ _ - L U U 1 1 I �! �j > � � 1 � 1 �! �! I 1 1 1 I � � d' 1 1 1 Q.' Q�' � � � 1 � 1 � � 1 1 1 1 t Y N L d tp X d � y, n � N � (..) G � � O N � � � � � N C=/ � N N Rf w �-+ � E E ai v C� C M1Y p� !� d-� N N . fp y� . C Gl G C L' L O Qf L.i � G) C � L y � d G C � " d Q Q U � •� � C � O '- �O 1/f N � N N N C/ ^ N N N VI N ¢ 10 H . J N +� Cd Q v�i j � N � N E ++ •� d +�+ N N N \ C7 ul N N O C (G N C N N N N � N N � . t� G1 7 OJ N 7 7 7 N N OJ Q z a � o .�c a� o 0 o c E v o E x o 0 o x x s �� •� !J O C C U L t ._ +� U L +�+ U7 S t L CJ N U • 3 c c c � • c L c c c �a . .w O C�i v��- a�i O. v y�,,, 3 3 3 3 � v- ; �a n 3 3 3 c. n +�+ G J O O N F-- O H H�� F- J d O F-- Q � F- F- I--- 0 O O J W O> C7 W O l� O~ O 1-Z I-+ � Y C N� 7 �. � J W � E ^ � > N p OJ a 3 a, v a a �n c� �, � � � FW-z c a� d N = c o � c cai ai c c = w u- w J J > C +� N p j � C � � � � L C O O O a d d a �a ¢ � > � � ¢ � v�i � � io C�.� N ¢ y ro 3 � � a ro O n� N �n O c.� .- 3 3 3 � � � Gl t 1'] •L 7 X N w p tp � -p Y O U \ � N C E al G1 OJ � •O N � Gl �O � �C .� RS � �O C O! N N L L L � U \ C � S C = 6.' d Y Z �6 � S rt1 � N �O R ,--� �p Q CJ V! Ql C J J J O 00 a-+ b Y � u"f � i0 t0 Y 3 O C.7 � � G. u�i � � � O l0 O � t.[) L � M � O O O � N '- L 0 I� C.7 N N 3 � rr � N N � O O O O Y 1 •^ d � '� O i"� � "'� O t� O +� O � O O i-� i.[) C C C U O O •� R1 N O O N O .-+ R7 O 00 00 O v � � N N 4J � J �[f ln J 0 M � O v M J � V�' J tp C7 1� l0 N N Ln e�r N N LCf C.7 C.7 t9 Y L E � � � a N �� U G' •O � C Y � 4' N O N �n � 0 � N N G) G/ Q1 U a 7 •--� �..� L L � rCl d O N O O r0 (..) U r0 L � � O N ¢ � 'O � t0 �O r�p �O Y Y Y J > V O � O ^ U � O �i d G 41 N v � � p = H L L L vif +.l ••- N � L L � C V1 i-� �+ U C� U 4/ �C C G. ^ GJ - C C CE7 V� O Gl +a r- � r0 Q) '� O Qi �6 N Qf � O� /0 N p Vl � � Rf � �L �O i0 0 i � � rt3 f0 � � .- � � m `"� Q 1 � � 2 0� � � C7 F 1 Y C,�3 C7 1 Y Y Y � �-°� m N M � lA l0 I� CO 01 O .--� N M d' V Ln l0 l0 lD Z •--� � r+ �--� � .--� .�-� .--� .--� .--� � � � � � � � � N 3 a 3 a 3 a� a ar a� a a� 3 � 3 �n v �o u �a �a -o v ro c� c� c� c� c� c� v ro c� �o O1 7 N L i0 L N G1 �O L �O �O �6 f0 R7 �6 01 L RS i ro � �c s a t �c �c a s c. a a d a a c s a t n. � ai +, .N a� a� .N v �-+ �., N � • C • O O � ' .-�. � .�-i .-Ci r-� rC-i � • � • 3 � 3 3 «r g 3 • a� b 1 f N 1 1 1 O 1 N tA N fn N N 0 1 N I d Z 4J � N 41 N UJ OJ � 1 1 Y 1 1 1 1 } Y Y > Y T 1 f Y 1 �Y '� 01 'D 'fl � N O .--i N C v- N 'r 1 1 d-� 1 1 1 �1 1 +� d� Y � � � 1 I �1 I Qf� N •� G1 1 1 � B t 1 N 1 '� 'G °� M M � 1 1 N 1 L d C 1 C C C OO �--� O 1 O � � � � = e�-� e-� r� _ � � O � 00 00 OO O N � b 1 1 t 1 1 1 M 1 �1 I� �t lp pl �1 1 I �1 1 � 1 N .--� N �--i .--� N l0 d R 1 1 1 I 1 1 O 1 1 / 1 1 I 1 1 1 1 1 > tf'f .�r t0 N 01 t0 tA l0 � � L ~ C � ° _ _ ° _ _ _ _ _ _ _ _ _ _ _ _ _ •Of Q .� � O� .-r t� d' p •L I 1 N� 1 t 1 �i 1 N N 1/�.--i Vl N N� N N N N 1 1 V1 �M 1 d 1 U � 1 N 1 N I v 1 GJ 1 OJ 1 G1 1 O 1 1 a'01 1 t 1 Q.,' 1 d'Od'Old'O�Nd'Od'O 1 � 6_' N 1 � � n � � � � � N > � O� �O 4- L y7 � �O y N +� d N X C O C7 N N Y N p VI � J � U � Q Cl G. \ O Y Q1 N � d 1 1 N .0 Gl N � C N O N C� O O \ � O� Of � 3 L v�f � O C C C Y O �C1 � C � J L ,C � r O C f- � O Y O L Ifl IA VI Vf i-� L r L •7 •� U O] � � C •� O O +� N N J N A-� (J C C C N �O 3 �y V1 3 S S C C N N O .J H N N CJ 7 L \ r • • Q Z +' t E E E O � N N x N c. L E a1 � � �~ N �W L �-+ +.� �..r �..i L r0 U N V O O +� U N GJ U • .'�d N �C e�p rt � C +� r- r • W O Ol d n n a 3 vf V- c n 4- C c � 4- .�- � � ro w O U1 �F • � w 4J N �. 4- •L � 7�4- �W O 2 Q d Q t- d' O N 0 O N N Q O O N N O O> C7 W G C O 1- O � �o �--� L N� Vyl 3 C J G � N 2 T N W (> 7 N C W Z � 2 GJ � � N !6 r J A W Q � � > N > �O rt7 7 .- N J J � L �L M- 7 Q O O C L � C 2 C a � O C d' Q' a7 O t � Ql C > E C O O . v L > > C � > 3 ¢ O v d ¢ � � � � ro �..� 3 C �6 7 In C L_ � � � 'L r r � > � J U 0 N C y �O R1 L. O C7 > "O E ? °a Q N � L O N �! ? 7 N \ Q C N � 7 O � � � d � C �6 � r L Rf R7 Op � C C J O C C � G1 G1 N � Y J U! G1 GJ �O L C 'O > L � y C � \ O � '� '0 .--� �1 O N O O O ¢ � � � 7 7 r O O O O � O O O O Oi �-+ tn C' N V' J 0 4- U O O .--i CO C.7 C.�3 tp � � N O tC! e-r L O O � rr ,-y C O � O O .-� O� � � t.[) O U O 7 � � � � �y � O O t.[) O O tl1 O C �d' N O � �6 t0 M C l0 .--� � N l0 t0 Ol 01 L N M Ol J � J Ln .-1 W l0 .-� C7 .--� l0 1� I� � d' d' � N V' C L L pJ +' v � � � � s c v � � 1-� L U � C � N N � � N i--i �O = = N y QJ � � C N N t N � � O � L L a C ro O •N �O �O � 3 7 > > Y Y � � y N m N N b � > � w +> ; _ � d a ro � � � � ^ >, � o � al v � o o > � rLa a� 3 a�i a�''i >, � a .N +> > > L � '- � 1 7 I I I L 1 "� N 7 C 1 � 'O w • O i0 Z � � J 1 1 I U 1 � 3 U U J d 1 � � l.� � 00 DO O� O .--� N M ct �n l,fl tp � N O� O O �--+ � ""� �"� �"� �-+ N N N N N N N N N N N M M M Z �. �. vr 3 ai a� � a 3 3 3 a� v a� a� d a� a� a� a� ai d � ro U U u �a ro �s en ro L ro �e L �o � L �. r�o ^ � ro ^ � � � � � r � .- � v � v v � � v � .- a� .- r- .- � � ar O1 +� .0 �a d � a .0 L L d U a d U G. d d d G. U � N +� +�+ +� i-� +� C C C C C C C �O C G R3 C C C C C �O d 3 .. rr � .. 3 3 3 �-r U .-� .-� C� r-+ .-. .. .. r. U • � b 1 � O 1 � I 1 I N 1 N N N N N N N 1 � N � N O N O1 O1 OJ v C 1 > Z 1 Y I 1 I > 1 > >- Z } �. r y } 1 � Ri�a N N M M M � eh ln e1' V 'O l.f) Ln � . �'� ao eo 00 0o co ao 0o v ao ao � w� oo co rn� i o o i rn i � i o o ao c i �c, � u�, � �o o i G1 N N .--i N N 1 N .--� I .--� � .--� N � L d 1 1 1 1 1 1 I 1 1 1 M 1 1 OD 1 � 1 1 I O �' L[Y LcY . �t � M � ln � �O CO M M et ct CP � V � t.f) I.n Ln C 00 OO CO CO CO W 00 00 00 OO CO 00 N CO 00 � 1 1 1 1 1 1 1 1 1 I I I I t 1 .--o N et 1 M 1 1 t O1 O� .--� N N I� lff N �O O 00 d� t 1 1 1 .-i .--I N N 1 .--i N 1 '-+ N .--� � N M lA 1 �--1 I 1 t 1 1 1 1 O 1 I O 1 1 1 � � '""� •"� st � N M .r 1� � .--� et 00 O� C L r � _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Of Op O� L4 Nrr Vf.-I NM 1 N� 1 I 1 'ON�01��"Gr�'OCO�N'O N�1��eY�l0'O 00 O OJ 1 N 1 G1 1 y I L�Q L� L.-� L.--� L M L M L N L M L U i L�p L �p K.+d'Na'N 1 d'N 1 1 1 OInOtCfOIOOIGOlOOt00�OOtO OtOOt00 lG � � � W � N N U � Y .; � � L r IA o a� a a� c o y V = � N � N N C �H 0 U CJ VI 7 N O d L G O G i0 � U Y O tEO.c OJ 4- • v E � • � W � C1 L N N N �F N J C N � •V J � V•� � d d d O N O N �O U O +� J N d-� =g N N N VI y („) N r N +� C J� IA VI Ql . \ 7 7 7 N 7 O � •L \ VI O O1 • Q Z d � �L d O O O v �6 O J N O +� �O t CJ J E !W L U U N N U t L L U V L U L N U U U +-� Z d //1 4- 4- ^q 4- C C C • • C O ' C 7 •� L • O L - W O GJ 4- �F O J 4- O O O 4- N O N �F O C OJ L w aJ d � C J C O O U�O F- �--. � p g H. N O 1— �--� � U O N Q J W O� C7 W G O f- �o c v>> a> > 3 > J C tC0 "' S N L '� � W J � O 0 O � C 1�n O W Q S O = . Z j � •L > r'�O C Z 3 � J J � p � Q O 41 N 2 a c. �o Z � U a�i E a> > c � � c � /O N � N > •r L � °6 N N �6 O � � N N 7 � V •O \ •O = > C C L �O � •L p N r O L C L Q N N +�+ � C p tn d' O O E >, E a > > p� c o c� �a a 3 a > v ¢ ¢ �o � c in c� �a � � � aEi � aEi � 2 � Q L .--� O N f0 'O N � M f M � � U 'p O r � C C � N O E O +� \ � � 3 O C.7 N J J � � � w M �n . . C N N N . . � � O � O \ +� G C = � \ � • O O O O � � � � � � � � tp N �n O Z �cf C7 C O O� O V O � N O C � r+ X � Z .--� �j � 'O O tf'f O � O O .--i O • N N CI tp U1 tp .-� O O � O � O � J �c"f O t0 a0 3 Lf� tn .. t0 X �c7 00 .-r 00 d� CJ I� O� t1) L d d-� C C L � d � � U U 'fl � U +� Q C L C � � � • O L 7 O Q � "" O � N • Y L �C • ' 3 O .. `� '� � �n +�+ U N +�+ � Y V � U i-� ¢ � •.- i0 r6 • C . L � � N 4J •01 � CJ S � 2 �O C � N G. �O L b �O ._ "O > N ¢ L Q Q1 L L L L (/� ¢ •L, L y y t L � r�p . -C N 47 L L� N � O lL L a-1 R7 N � °C i-' N a1 O V O O 7 � .--� Y L ,i-� H F- i� L �C O U N 7i �C J Q � � ' � ^ ' O 3 eJ N C c N N � 3 ro Y > � tn ro � O O 3 � � m i-� � V O1 C C C +� � � J C � N rt3 ^ 'O N � � • ^ � � > •r � • Y L N Y �O �6 y r6 L � L � O 7 rt7 L L O N 3 � O D UJ O i0 �C N !6 Z O Z C7 �pp J pp pp n. 3 W � Z N G. C7 U � � � N M ct I.f) l0 1� 1� 00 O� O �--� N M s'7' � lD I� � O� � O M M M M M M M M M ct V � cf Gh �t Gt' ct � � Z L 7 n• C C C V- _ � V � 4J N Cl 3 N a) � G1 L.� L �O L ^ rt1 f6 �O L R5 i0 � � � P � • r r- r y 1- r a G. G. L d 2 G. N +� � +� L ,�,.,i C ° � C C C G G 3 .. 3 G. r. .-� .-� 3 .. �.. � � • � � 1 Vf N N IA t N N O N GJ N N d N d 1 Z I > Y Y� > 1 > > � �y � � O� O� O O C�r- 00 00 CO 01 Ol r � CAj h � I � 1 � � 1 I 1 1 0J .--i ,� ' OO t0 1 l0 O . L a 1 1 1 I O 1 1 � N N � 1� ll') r-1 1� tl') 1� l0 � l0 00 1� dp 01 01 01 N 1 Op 1 Op 1 1 1 1 1 tp 1 r-1 1 1 ln L[� a ro .-� .-� r. c� c� r. .. P > � ^ � N � 1 1 1 1 1 b 0 � M � �!'f Ln C L � - - _ - _. _ _ _ _ _ _ _ _ _ _ _ _ _ _ � . . . L t 'G� 1 �01�M�.r�.-� I 'OM'GM � 1 O t0 1 O�D O�O �O N I O N O N N N N N N N � a a � � E � �v �-+ �..+ w U C �' � Y �F �O = � O N L O � � ; c +.+ ro n x o � � u- +� � � d � N � C � � N E O 41 CJ !- O N G1 'Q1 C \ d' \ W . ro � 3 c �a � o � L a io -o m J N +� • C F-- 07 O > � O J H L N tn �!W L N .E U U N N (7 y L� � � • � C) 7 L Z 6. N � �6 4- 4- � C a-a+ � N W O N C C. W � . � O J C «r Q O O p� �-Ci � rC-i J W � U LL. O> c.�w c o F- °' � c �a N� � J "'�W O' C L� Z O W Z Z � W Q v � 3 C Z O � Z v a� � � > > J � y �� Ul � Y . ¢ C � � � 'j O > �O � t� ¢ c � a� > � 3 c • = N L .0 � C CO y a �6 � O Y 0 4 E �a � rts O O O �O p1 �[ rp � ^'� C.7. CO �..� VI }.� C •L Y d C N tn r N r � � E N � O .� � �y � � N C L f� • O �'c C rtT 'a OO DO o 3 N 3 C.7 C 3 p v o °o v�i ° ' o 0 0 .-. O � �„� O � O O �n O O J 00 Op 3 tn N N � O 1� � L y CJ L � � C C N N U U � U Q1 O U •"� •> L � N •� N Q c.� E �c v � °O E • O 'O C7 L •� Q N C,� _C N �O y N L 7 ,� r U U � N "O N rti yL.a N �� N � ¢ +'-i � L. � O� O L r L Rf ^ C N N L C .� N -t� •- O � ~. 'p +� O • � O �6 ia � N L O L � Z � � O O O O U rt1 C.) N d U' Z f � O .--� N M O tA U') tA � � tn � tf) I.�C) � Z l • ��yb e. ,-�.�--,�,r,. .,�_ � �r 7� � � �R ra��/'Z Y xr ro. - : 'r'�4.*�'7f.✓ ^'��✓'yN �E�i��i!�'��'J��i Q✓ )x� �'i / �f. �: .�m� . 4�.�iy"�+ .�„dG fzY �r. :•]M�MIW �, A i lP��- � 1,9i�J � y ! �. S� _¢ y% y� ��.�" t�;f ✓ 0 4 .Sr4�>" .Jy �� 'N �� ■V E ... 3 S P <r �•\'� JT.,� ��r<F�� t �� l�A�„��,a� �' ��.r� r(..A y ��S`Y'.y��Fp� ��5��- +�"��'v1n5 ��x"��. y'�'i.y }��xv. � t.W' s�:3 �._� b :� sK s t� ��t b r�,�'; , Y .i. ��F � fY . d s� f :J.�sZ,�, �r')y:e : �:� � �� /��/+. '�x�- .r. .�,�fr� F:x�+7�i�``Cc r •z.�'?`,j�,i.st4d;'��r"'�5�� '�� /��isu'. rb .sfiy,"`"�i�Kx��r,� r�� F,r�� r ...:Si'� ��' '��—°— _ K �. y . ` • : e ��. .�.� { ��. $.�, —.ar.w.� � �,;. ,^ �p� 8a: 4 '�'.t��`�" M� � r=+yM�Q. ..u_. *` 6 Y io..... � � ��- X;��M�. yw1�-,t-p ��;r,,,.�?�nA, l y,`. ^ � � . - � `-L'l�w�. i ��i i f� , f..\ �� ,�P�E L-a� w-vw�e.�. ��iP�� ,.,- o.�ot'' P " �a��g�+:� �� .,� � , �, � r,��,�.�MT�y/�,' ,.�-+�r�' �} #� �n.,.�� I � ml ��.__,��-_J�_G�.._ av. � l I`�d 3,r`' "i�,�' i .jix\.R`+.�.t��Ir �� '� o��1� �•.�a� !( t� ��pep�' �� •�:I �C�� '♦�� •i'/:.�1`.;7�.:' � ��.4 �ew.� +,�� YD f��'I ^�� J -- - 1 1 y� J • �z �.�. ,��..•� ...�� .��. , , — ;� �Y��l e,�L�'"!piL•«., � � �..� . �yZ��, a Y„i'_,a.W..�� ,s3�iw, �- 1 � �r"e�;�, .� ,.,�.�►.,� � -�--q�, �'�� ? �;�i �,..� . � '� I � "x � �.�.�ti�.u„ `, �" , �•-„� - � ��S �a:� �,y � �� ''N.� �I N� � I '�"��` / � e. Y-� � U'�� F � j �~s "� �^ /� � � ��, (� � � .- (� � � / � �� +I L�YO_y�f�� YO' � •.� ;i v�i�.) i — I�. � I,� _� � LJ �' �� ' ;+��,'.'�.•`:'.��.7,� .� QP �vs�.� li N ;, �.", / r 1 E ; ( "��` �': ".- - � u"—� j��f a i! �� .� � �, I� � �� o Q-_ ��a� I k�1'� � O � r �J�r I I � Fi r i � 1��,�1�� o G ��.� u��n�=, i � �. � / a_ � � I . , � M I "— ____'"_._ .-- ..___�__ �� __ .. ` .. 1. - �_� •- �a - L� ) 1 � , '=w.--�.»�;�� ,�- .';�`_ �� ..I ii _�,�.i�'.� 3 �_ >..� �� , M 14� � -'m.� ��I i '1 ��"�a�'° �� /i.n � ' h i �`��.��,,y . ..,,� � � � � �l�L.�� ,_,. ��'°�°°'':�sl �4 , ��_��—_.-,l:=..��..� w �-!; � �� ; ;i� ��' _ p � " � y ..�I-- �� N �� t-„ ♦ C ..`�'��`aaww, � ��te-�r"`wi. - - �� M �� _L �L�, �I y� j`" .,�„� � �,��r, �'�-�-� �.� f � � � � � � ' � �� °� � I - a �l ♦z ='� � ' ' ' �. :,� „ I �, ,. � J � � I \ - ' . ° I I � � � �"�'�. !' - 3 � �..�,� , ,�o � �,,,�1.. ,.,, �, ; a� � , �w.• •r�� v �� ,� /I I�"'°"� �� . ..r��M� �y �l �� I j�� G M �wf'''T-�'+ p•r..;e' ;i\ � � 9 I� � 4. '.:r�:,�, I� � � ,f. � I ._�,.��q�� _ �i� � �' � � �' � -<< ,.,�-_ � _��''T � I�a.;.�� i;i \, I e� :�'..: ..,.,:a 3 '� {n . SI a��o.�w /��•�_�I_ p�,l 1� °� > �I � s �n�iiiY1 �� -��I,1 I�YI. �^ r� ,�-� � � i�« 1 } • � ��I C� � ?-,�s�.eaa� , .;., 1 i�i '° �, - JG'� � Ii.vwHli__s.+ i, an Gr.�� :w• _�� "I I �• �(�- ..I}.w�,.... �,.`I� J= c� J �_ '-- � -�, � h ��;,��i ¢ rn � ' � `_�x�� ` � � '"�, �'' L w � �I�"" -- L- s«...��_J� � � ,� �` -•- - i . w c.� � s �C ��f'—� � r,,. � ,�,.., �:�"'°�'C - o Q Q gj� �� — �/ � � �7�'�� St£�;� �C �' � � � ,,,� , +. J J I ,� � 5 "� 5` �. r . \ ^ ��. �f �i�a �r ° � �� — _ �J� ,� _� �1�, c� �, : _ _ � iir-,�i� �*, � i�_`'"��- ,1�, _ �d °� � ` 5 '� $� 1 � - � � I < ��`��.+� ;;i� , !i �'��'�s�'$� :�1 M �., � �� IL_!A- —'�'3 � o� i"+ �� , i rn I I i t 'VS i Q Y� ,,�t.r; ;f�.�ti ya JL�e�� • .J�e±�..ri `�:�$':gi.F�?��.l.Y'�;�: -�� r „ � ,\ �I I �v��'� �;�� ' � ' '(z� i �� /i� �, s � `� #I I � ;�.�sn -i r�+--�w•=--°n'� �� ,. '�•M i' �,��' ��! N I.°� 'y ; � ��-, � `,y �. ]' �qrn4=9, - ❑ �r-`'if �r-7rir.�nr �rr m�— �"ir '�. y-+-�'-r-r� _ J.. �% � t °