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HomeMy WebLinkAboutOrdinance 1052 ORDINANCE NO. 1052 BEING AN ORDINANCE AMENDING ORDINANCE NO. 853, CITY CODE OF 1977, PERTAINING TO PLANNED UNIT DEVELOPMENT The City Council of the City of Columbia Heights does ordain: Section 1: Section 9.116(17) of Ordinance No. 853, City Code of 1977, passed June 21, 1977, which reads as follows, to:-.wit: "9~:116(17) - Planned Unit Development ' This Section estabdishes provisions for the granting of a Conditional Use Permit to provide for a Planned Unit Development project. The purpose of the Planned Unit Development is to encourage a flexibility in the design and development of. land in order to promote its appropriate use; to facilitate the adequate and economical provisions of streets and utilities; and to preserve the natural and scenic qualitles for open areas. The owner or owners of any IA tract of land within the "R-2", "R-3", and/or "R-4" Use District or any 2A tract in the."B" District or 5A tract in the "1" District may submit an appllcatlon tO the Zoning Administrator for Conditlonal Use Permit approval to construct a PUD. (a) Appllcatlon Review Procedure Concept Plan; The applicant may request a concept review of the proposed development by the Planning Commlsslon to gain information and thoughts relevant to the City Plan and his development, provided.the followlng data is made available' to the City in three (3) copies. 1) Base Map showing applicant's land, plus lot and use pattern for all the land within four hundred (q00) feet or more if necessary to show relatlonshlp. 2) Statement as to the type of use and architecture as to height and bulk. Statement on population as to density', number, .age, distribution, occupancy, etc. Physical feature map showing topography, tree location, drainage pattern and availability of utilities. 5) Concept Plan in sufficient detail to understand density, use relationship, access~ park'ing, open space and building mass. ii) Preliminary Plan: The applicant shall file, with the application or within six (6) months after Concept Plan review, a preliminary plan and supporting data. Within sixty (60) days after verification by the staff that the required plan and supporting data is adequate, the Plan- ning Conrnission shall hold a public hearing. The staff report shall be made aval]able at least ten (10) days prior to the public hearing. After the hearing, the Planning Commission shall forward to the City Council, their recommendation in writing. The City Council shall disapprove, approve or approve with modification and notify the applicant within sixty (60) days after receipt of recommendation unless the applicant agrees to a con- tinuance. Final Plan: Upon approval of the Prelimlnary Plan by the Council, the appllcant may file a request for approval.of Final Plan for the entire PUD or for one or more of the development stages as made a part of the supporting data. The Prelim[nary Plan approval shall become void within one year unless a request is made for a Final Plan approval. The Planning Commission shall place a request for Final Plan approval on the next regular Planning Commission agenda after ten (10) days from date of filing. The findings and recommendations of the Planning Commission shall be forwarded to the Council for consideration. Fail~re tq Be~in Planned Develo.pment: If no construction Bas begun or no use established in the planned development within one (1) year from the approval of the final develop- ment plan, the final development plan shall lapse and be of no further effect. In its discretion and for good cause, the Planning Commission may extend for one (1) additional year the period for the beginning of construction or the establishment of a use. If a final development plan lapses under the provisions of this section, the clerk of the council shall remove the planned development from the zoning map and shall file a notice of revocation with the recorded final development plan. The zoning regulatlons applicable before the final development was approved shall then be re- vived and'in effect. (b) Requirements for Prelimlhary Plan The preliminary plan and supporting data shall include the following: i) The exlstlng topographic character of the land. ii) Hap shc~vlng enough of the surrounding area t~o demonstrate the relationship of the proposed PUD. A statement on population, as to density, numbers and age distribution. iv) A statement on the existing public services, such as schools, parks, fire protection, playgrounds, bus, etc. v) A map showing street systems, plot lines and plot designs. vi) Areas proposed to be conveyed, dedicated, or reserved -2- vii) viii) ix) for parks, parkways, playgrounds, school sites, public buildings, and similar public and seml-public uses. A plot plan for each building site and corrmon open area, showing the approximate location of all buildings, structures, and improvements and indicating the open spaces around buildings and structures. Elevation and perspective drawings of all proposed structures and improvements except single-family resi- dences and their accessory buildings. The drawings need not be the result of final archltectural decisions and need not be in detail. A development schedule indicating (1) the approximate date when construction of the project can be expected to begin; (2) the stages in which the project will be built and the approximate date when construction of each stage can be expected to begin (3) the anticipated. rate of development; (4) the approximate dates when the development of each of the stages in the development will be completed; and (5) the area and location of common open space that will be provided at each stage. (el x) Agreements, provisions, or covenants which govern the use, maintenance, and continued protection of the planned development and any of its common open areas. xi) The.following plans and diagrams, insofar as the Planning Commission finds that the planned develop- ment creates special problems of traffic, parking, landscaping or economic feasibility: 1) An off-street parking and loading plan. 2) A circulatlon diagram indicating the proposed movement of vehicles, goods, and pedestrians within the planned development and to and from existing thoroughfares. Any special engineering features and traffic regulatlon devices needed to facilitate or insure the safety of this cir- culation pattern must be shcxvn. 3) A landscaping and tree planting plan. 4) An economic feasibility report or market analysis. 5) Preliminary Utility Plan Preliminary. Plan Standards All of the requirements of the Use District within which the plan is located shall apply except as herein amended. (d) The tract of land shall be served with city sewer and water and have not less than seventy-five (75) feet of public right-of-way frontage. No principal building shall be nearer than its height to the rear or side 1or line when such llne abuts an "R-I" or "R-2" Use District. No building within the development shall be nearer to another building than one-half (1/2) the sum of the height of the two buildlngs. :tv) Private roadways within the project designed as collector streets (no driveways) shall be twenty- eight (28) feet or more in width, face to face of curb, private accessways shall be twenty-four (24) feet or more in width, face to face of curb and service roads shall be twenty- two (22) feet or more in width, face to face of curb. 5ervlce roads shall not serve more than twenty (20) dwelling units or a use equlvalent in traffic generation. Should guest parking require- ments be proposed as on street spaces, the street widths as herein stated shall be widened 8 x 22 feet for each space. v) No building shall be located less than fifteen (15) feet from the back of the curb on roadways and accessways, and three (3) feet on service roads. vi) Guest parking ratio shall be one (1) space for each four (4) units with no unit having a distance greater than two hundred (200) feet to such space. vii) An open space system shall be designed showing recreational areas equal to at least ten (10~) percent of the site area and served by pedestrian' oriented path system. Those natural areas, i.e., woods, hills, valleys, wet areas, rock outcrops are to be favored as part of the open space system. viii) A sewer-water public utility system to serve the project shall be submitted, said system shall in- dicate a fire hydrant distribution to the approval of the Fire Chief and in total to the City Council. :ix) A street light system shall be submitted for approval and all wires shall be below ground. Requirement for Final Plan i) Within six (6) months foil°Wing the approval of the preliminary development plan, the applicant shall flle with the Planning Commission a final development plan (e) (f) containing in final form the information required in the preliminary plan. In its discretion and for good cause, the Planning Commission may extend for six (6) months the period for filing of the final development plan. The Planning Conrnisslon shall give notice and provide an opportun!ty to be heard on the final development plan to: 1) Any person who appeared of record at the hearing on the preliminary development plan or at the hearing on the outline development plan, if any. 2) Any other person who has indicated to the Planning Commission in writing that he wishes to be notified. iii) The Plannlng Commlsslon shall review the flnal development plan, and shall recon~nend approval of the final development plan if it is in substantial compliance with the preliminary development plan. The clerk of the council shall record the final development plan in the manner provided for recording plats of subdivisions. Enforcin9 Development Schedule The construction end provision of all of the common open spaces and public and recreational facilities which are shown on the final development plan must proceed at the same rate as the construction of dwelling units. At least once every six (6) months following the approval of the final development plan~ the Zoning Administrator shall review all of the buildlng permits issued for the planned development and examine the construction which has ~aken place on the site. If he shall find that the rate of construction of dwe]ling units is greater than the rate at which common open spaces and recreatlonal facilities have been constructed and provided,( he shall fonvard this information to the council, which may revoke the planned development permit. Conveyance and Halntenance of Common 0pe~ Space i) All land shown on the final development plan as con,non open space must be conveyed under one of the following options: l) It may be conveyed to a public agency which will agree to maintain the common open space and any buildlngs, structures, or improvements which have been placed on it. 2) It may be conveyed to trustees provided in an identure establishing an association or slmilar organization for the maintenance of the planned development. The common open space n~JSt be con- veyed to the trustees subject to covenants to -5 - be approved by the Planning Commission which re- strict the common open space to the uses specified on the final development plan, and which provide for the maintenance of the common open space in a manner which assures its continuing use for its intended purpose. ii) No co~non open space may be put to any use not specified in the flnal development plan unless the flnal development plan has been amended to permit that use under Section 9.116(17)(8) of this Ordinance. However, no change of use authorized ~- under Section g.l16(17)(d) may be considered as a waiver of any of the covenants limiting the use of con,non open space areas, and all rights to enforce these covenants against any use permitted under Section g.l16(17)(f) are expressly :eserved. iii) If the common open space is not conveyed to a public agency, either one of the followlng methods of enforcement must be provided: l) The legal right to develop the common open space for the uses not specified in the flnal development plan must be conveyed to a public agency. 2) The restrictions governing the use, improvement, and maintenance of the conznon Open space must be stated as conditions to the conveyance of the common open space, the fee title to the common open space to vest in a public agency in the event of a substantlal default in the stated conditions. iv) If the common open space is not conveyed to a public agency, the covenants governing the use, improvement, and maintenance of the common open space may authorize a public agency to enforce their provisions. 9.116(17) Standards for Common or Public Open 5pace No open area may be accepted as common open space under the provisions of this Ordinance unless it meets the foli owlng standards: i) The location, shape, size, and character of the common open space must be suitable for the planned development. ii) Common open space must be used for amenity or recreational purposes. The uses authorized for the common open space must be appropriate to the scale and character of the planned development, considering its size, density, expected population, topography, and the number and type of dwellings to be provided. iii) Common open space must be suitably improved for Its intended use, but common open space containing natural features worthy of preservation may be left unimproved. -6 - The buildings, structure~, and improvements which are permitted in the common open space must be appropriate to the uses which are authorized for the common open space and must conserve and enhance the amenities of the common open space having regard to its topography and unimproved condition. The development schedule which is part of the development plan must coordinate the improvement of the common open space, the construction of buildings, structures, and improvements in the common open space, and the construc- tion of residential dwellings in the planned development. If the final development plan provides for buildings., structures, and improvements in the common open space of a value in excess of Five Thousand ($5,000) Dollars, the developer must provide a bond or other adequate assurance that the buildings, structures, and improver ments have been completed according to the development plan. (h) Control of Planned Unit Development Followin~ Completion The Planning Commission shall issue a certificate certifying the completion of the planned development, and the clerk of the Planning Commission shall note the issuance of the certificate on the recorded final development plan. After the certificate of completion has been issued, the use of land and the construction, modification, or alteration of any buildings or structures within the planned development will be governed by the approved final development plan rather than by any other provi- sions of this Zoning Ordinance. iii) After the certificate of completion has been issued, no changes may be made in the approved flnal development plan except upon application to the appropriate agency under the procedures provided below: 1) Any minor extensions, alterations, or modifications of existing buildings or structures may be authorized by the Planning Commission if they are consistent with the purposes and intent of the flnal plan. No. change authorized by this section may increase the cube of any building or structure by more than ten percent. 2) Any uses not authorized by the approved final plan, but allowable in the planned development as a permitted use under the provisions of the zoning ordinance, or permitted as a conditional use in the zone in which the _7 - planned development is located, may be added to the final development plan under the procedures provided by the Zoning Ordinance for the approval of conditional us es. 3) A building or structure that is totally or s~bstantially destroyed may be reconstructed only in compliance with the flnal development plan unless an amendment to the final development plan is approved under subsection $. Changes in the use of common open space may be authorized by an amendment to the flnal development plan under subsection 5. 5) All other changes in the final development plan must be made by the council, under the procedures authorized by this ordinance for the amendment of the zoning map. No changes may be made in the final development plan unless they are required for the continued successful functioning of the planned development, or unless they are required by changes in conditions that have occurred since the final plan was approved or by changes in the development policy of the community. No changes in the final development plan which are approved under this section are to be considered as a waiver of the covenents limiting the use of land, buildings, structures, and improvements within the area of the planned development, and all rights to enforce these covenants against any changes permitted by this section are expressly reserved. is hereafter amended to read as follows, to-wit: 9.116(17) Planned Unit Development This Section estabdishes provisions'for the granting of a Conditional Use Permit to provide for a Planned Unit Development project. The purpose of the Planned Unit Development is to encourage a flexibility in the design and development o~ land in order to promote its appropriate use; to facilitate the adequate and economical provisions of streets and utilities; and to preserve the na'tural and scenic qualitles for open areas. The owner or owners of any IA tract of land within the "R-2", "R-3", and/or "R-q" Use District or any 2A tract in the "B" District or SA tract in the '~1" District may submit an appllcatlon to the Zoning Administrator for Conditional Use Permit approval to construct a PUD. (a) Appl~catlon RevTew Procedure Concept Plan; The appllcant may request a concept review of the proposed development by the Planning Commission to gain information and thoughts relevant to the City Plan and his development, provided.the followlng data is made available' to the City in three (3) copies. 1) Base Hap shc~ving applicant's land, plus lot and - 8- ii) iv) use pattern for all the land within four hundred (~00) feet or more if necessary to 5hc~ relationship. 2) Statement as to the type of use and architecture as to height and bulk. 3) Statement on populatlon as to density, number,.age, distribution, occupancy, etc. 4) Physical feature map shc~ving topography, tree location, drainage pattern and availability of Utilities. ~ 5) Concept Plan in sufficient detail to understand density, use relationship, access,'par.k'lng, open space and buildlng mass. Preliminary Plan: The applicant shall file, with the application or within six (6) months after Concept Plan review, a preliminary plan and supporting data. Within sixty (60) days after verification by the staff that the required plan and supporting data is adequate, the Plan- ning Com~ission shall hold a public hearing. The staff report shall be made available at least ten (10) days prior to the public hearing. After the hearing, the Planning Commission shall forward to the City Council, their recommendation in writing. The City Council shall disapprove, approve or approve with modification and notify the applicant within sixty (60) days after receipt of recommendation unless the applicant agrees to a con- tinuance. Final Plan: Upon approval of the Preliminary Plan by the Council, the applicant may file a request for approval.of Final Plan for the entire PUD or for one or more of the development stages as made a part of the supporting data. The Prellml.nary Plan approval shall become void within one year unless a request is made f~r a Final Plan approval. The Planning Commission shall piace a request for Final Plan approval on the next regular Planning Commission agenda after ten (10) days from date of filing. The findings and recommendations of the Planning Commission shall be forwarded to the Council for consideration. Failure to Be~in Planned Development: If no construction has begun or no use established in the planned development within one (I) year from the approval of the final develop- ment plan, the final development plan shall lapse and be of no further effect. In its discretion and for good cause~ the Planning Commission may extend for one (i) additlonal year the period for the beginning of construction or the establishment of a use. If a final development plan lapses under the provisions of this section, the clerk of the council shall remove the planned development from the zoning map and shall file a notice of revocation with the recorded final development plan. The zoning regulations applicable before the final development was approved shall then be re- vived and in effect. - 9 - Requirements for Preliminary Plan The prellminary plan and supporting dat$ shall include the follc~ing: The existing topographic character of the land. Hap shc~ving enough of the surrounding area to demonstrate the relatlonship of the proposed PUD. A statement on population, as to density,, numbers and age distribution. iv) A statement on the existing public services, such as schools, parks, fire protection, playgrounds, bus, etc. v) A map showing street systems, plot lines and plot designs. Areas proposed to be conveyed, dedicated, or reserved for parks, parkways, playgrounds, school sites, public buildings, and similar public and semi-public uses. vii) viii) A plot plan for each building site and con,non open area, showing the approximate location of all buildings, structures, and improvements and indicating the open spaces around buildings and structures. Elevation and perspective drawings of ali proposed structures and improvements except single-family resi- dences and their accessory buildings. The drawings need not be the result of final architectural decisions and need not be in detail. A development schedule indicating (1) the approximate date when construction of the'project can be expected to begin; (2) the stages in which the project will be built and the approximate date when construction of each stage can be expected to begin (3) the anticipated rate of development; (q) the approximate dates when the development of each of the stages in the development will be completed; and (5) the area and location of con,non open space that will be provided at each stage. x) Agreements, provisions, or covenants which .govern the use, maintenance, and continued protection of the planned development and any of its common open areas. The following plans and diagrams, insofar as the Planning Co~rnlsslon finds that the planned develop- ment creates special problems of traffic, parking, landscaping or economic feasibility: 1) An off-street parking and loading plan. - 10- (=) 2) A circulatlon diagram indicating the propose~ movement of vehicles, goods, and pedestrians within the planned development and to and from existing thoroughfares. Any special engineering features and traffic regulation devices needed to facilitate or insure the safety of this cir- culation pattern must be shown. 3) A landscaping and tree plant|ng plan. 4) An economic feasibility report or market ana)ysis. 5) Preliminary Utility Plan Prellminary Plan Standards All of the requirements of the Use District within which the plan is located shall apply except as herein amended. The tract of land shall be served with city sewer and water and have not less than seventy-five (75) feet of public right-of-way frontage. No principal building shall be nearer than its height to the rear or side lot line when such llne abuts an "R-I" or "R-2" Use District. iii) No buildlng within the development shall be nearer to another building than one-half (1/2) the sum of the height of the two buildings. Private roadways wlthln the project designed as collector streets (no driveways) shall be twenty- eight (28) feet or more in width, face to face of curb, private accessways shall be twenty-four (24) feet or more in width, face to face of curb and service roads shall be twenty- two (22) feet or more in width, face to face of curb. Service roads shall not serve more than twenty (20) dwelling units or a use equivalent in traffic generation. Should guest parking require- ments be proposed as on street spaces, the street widths as herein stated shall be widened 8 x 22 feet for each space. No building shall be located less than fifteen (15) feet from the back of the curb on roadways and accessways, and three (3) feet on service roads. vii) Guest parking ratio shall be one (1) space for each four (4) units with no unit having a distance greater than two hundred (200) feet to such space. An open space system shall be designed showing - 11 - recreational areas equal to at least ten (10%) percent of the site area and served by pedestrian oriented path system. Those natural areas, i.e., woods, hills, valleys, wet areas, rock outcrops are to be favored as part of the open space system. VIII A sewer-water public utility system to serve the project shall be submitted, said system shall indicate a fire hydrant distribution to the approval of the Fire Chief and in total to the City Council. IX A street light system shall be submitted for approval and all wires shall be below ground. X Not withstanding the provisions of Section 9.108 (5), dwelling units erected in the "R-2" District shall have a minimum floor area of 750 square feet for each unit containing one bedroom or less, plus 120 square feet for each additional bedroom within the trait. (D) Requirement for Final Plan Within six (6) months following the approval of the preliminary development plan, the applicant shall file with the Planning Commission a final development plan containing in final form the information required in the preliminary plan. In its discretion and for good cause, the Planning Commission may extend for six (6) months the period for filing of the final development plan. ii The Planning Commission shall give notice and provide an opportunity to be heard on the final development plan to: 1) Any person who appeared of record at the hearing on the preliminary development plan or at the heating on the outline development plan, if any. 2) Any other person who has indicated to the Planning Commission in writing that he wishes to be notified. iii The planning Commission shall reveiw the final development plan, and shall recommend approval of the final development plan if it is in substantial compliance with the preliminary development plan. The clerk of the council shall record the final development plan in the manner provided for recording plats of subdivisions. (E) Enforcing Development Schedule The construction and provision of all of the common open spaces and public and recreational facilities which are shown on the final development plan must proceed at the same rate as the construction of dwelling units. At least once every six (6) (f) months following the approval of the final development plan~ the Zoning Administrator shall review ail of the building permits issued for the planned development and examine the construction which has taken place On the site. If he shall find that the rate of construction of dwelling units is greater than the rate at which common open spaces and recreatlonal facilitles have been constructed and provided, he shall forward this information to the council, which may revoke the planned -development permit. ~onveyance and Malntenance of Common Open Space i) All land shown on the final development plan as common open space must be conveyed under one of the following options: l) It may be conveyed to a public agency which will agree to maintain the con,non open space and any buildings, structures, or improvements which have been placed on it. 2) It may be conveyed to trustees provided in an identure establishing an association or similar organization for the maintenance of the planned development. The common open space must be con- veyed to the trustees subject to covenants to be approved by the Planning Commission which re- strict the common open space to the uses specified on the final development plan, and which provide for the maintenance of the common open space in a manner which assures its continuing use for its intended purpose. No common open space may be put to any use not specified in the final development plan unless the final development plan has been amended to permit that use under SeCtion 9.116(17)(d) of this Ordinance. However, no change of use authorized under Section 9.116(17)(d) may be coasidered as a waiver of an7 of the covenants llmltlng the use of common open space areas, and all rights to enforce these covenants against any use permitted under Section 9.116(17)(f) are express17 reserved. iii) If the common open space is not conveyed to a public agency, either one of the followi, ng methods of enforcement must be provided: 1) The legal right to develop the common open space for the uses not specified in the final development plan must be conveyed to a publlc agency. 2) The restrictions governing the use, improvement, and maintenance of the con~on open space must be stated as conditions to the conveyance of the common open space, the fee title to the common open space to vest in a public agency in the event of a substantial default in the stated conditions. iv) If the common open space is not conveyed to a public - 13 - 9.116(17) agency, the covenants governing the use, improvement, and maintenance of the cora~on open space may authorize a public agency to enforce their provisions. Standards .for Common or Publlc Open Space No open area may be accepted as common open space under the provisions of this Ordinance unless it meets the following standards: i) The location, shape, size, and character of the common open space must be suitable for the planned development. il) Common open space must be used for amenity or recreational purposes. The uses authorized for the common open space must be appropriate to the scale and character of the planned development, considering its size, density, expected population, topography, and the number and type of dwellings to be provided. iii) Common open space must be suitably improved for its intended use, but common open space containing natural features worthy of preservation may be left unimproved. The buildings, structure~, and improvements which are permitted in the common open space must be appropriate to the uses which are authorized for the common open space and must conserve and enhance the amenities of the common open space having regard to its topography and unimproved condition. The development schedule whi.ch is part of the development plan must coordinate the improvement of the common open space, the construction of buildings, structures, and improvements in the common open space, and the construc- tion of residential dwellings in the planned development. v) If the final development plan provides for buildings, structures, and improvements in the common open space of a value in excess of Five Thousand ($5,000) Dollars, the developer must provide a bond or other adequate assurance that the buildings, structures, and improver ments have been completed according to the development plan. (h) Control of Planned Unit Development Followin9 Completion The Planning Commission shall issue a certificate certifying the completion of the planned development, and the clerk of the Planning Commission shall note the issuance of the certificate on the recorded final development plan. ii) After the certificate of completion has been issued, the use of land and the construction, modification, or - 16 - alteration of any buildings or structures within the planned development will be governed by the approved final development plan rather than by any other provi- sions.of this Zoning Ordinance. iii) After the certificate of completion has been issued, no changes may be made in the approved final development plan except ~pon application to the appropriate agency under the procedures provided below: 1) Any minor extensions, alterations, or modifications of existing buildlngs or structures may be authorized 'by the Planning Commission if they are consistent with the purposes and intent of the final plan. No. change authorized by this section may increase the cube of any building or structure by more than ten percent. 2) Any uses not authorized by the approved final plan, but allowable in the planned development as a permitted use under the provisions of the zonln9 ordinance, or permitted as a conditional use in the zone in which the planned development is located, may be added to the final development plan under the procedures provided by the Zoning Ordinance for the approval of conditional USeS. 3) A buildlng or structure that is totally or substantially destroyed may be reconstructed only in compliance with the final development plan unless an amendment to the final development plan is approved under subsection 5. 4) Changes in the use of common open space may be authorized by an amendment to the final development plan under subsection ~. 5) All other changes in the final development plan must be made by the council, under the procedures authorized by this ordinance for the amendment of the zoning map. No changes may be made in the final development plan unless they are required for the continued successful functioning of the planned development, or unless they are required by changes in conditions that have occurred since the flna] plan was approved or by changes in the development policy of the community. :tv) No changes in the final development p]an which are approved under this section are to be considered as a waiver of the covenents limiting the use of land, buildlngs, structures, and improvements within the area of the planned development, and all rights to enforce these covenants against any changes permitted by this section are expressly reserved. ._. 'Section 2: This ordinance shall be in full force and effect from and after thirty (30) days after its passage. First reading: Second reading: Date of passage: Offered by: Seconded by: Roll call: August 22, 1983 September 12, 1983 September 12, 1983 Hentges Petkoff ~ Hovland, Petkoff, Hentges--aye Norberg, Nawrocki--nay ruce G. Iawrocki, Mayor Jo~ne Student, Secretary to the Council - 16 -