ÿWPC² …# VUNa %¯ 0(µbÝw@å4% 9 H 0JP 0Tš 0^î 0hL 0r´ 0|& 0†¢ 0( 1u¸ U,- 0dY U,½ U>é B)'DCP AM“U*à B "'v~IvÓÇ D3š 0@Í AO Æ\ 0D" D/f B•˜HP LaserJet 4Si/4SiMX PS 600dpiPSCRIPTÀÌÀääÀÀÌ0 (ÖÃ9 Z ‹6Times New Roman RegularX($¡¡- ù- ôõEö÷EøùDúÓ€nnG }~€‚ƒ„…†‡ˆ3|x2 ÿÿ0Indent1Ô2ÔÔ3  Ô2" ÿÿ0Indent2à0 àÔ2ÔÔ3  Ô2, ÿÿ0Indent3à0 àà0 àÔ2ÔÔ3  Ô26 ÿÿ0Indent4à0 àà0 àà0 àÔ2ÔÔ3  Ô2@ ÿÿ0Indent5à0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2J ÿÿ0Indent6à0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2T ÿÿ0Indent7à0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2^ ÿÿ0Indent8à0 àà0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô ÿÿ?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)< Œ 9p`(ModernP ÿÿ8Mac DefaultMac DefaultÓ ` °šXÓ< Œ 9p`(Monaco< Œ 9p`(&Times New Roman% Line 7 d!!!!7Border 1dd€-"Cþÿ << Gÿÿ< Œ 9p`(Arial d Ý ƒ!ÝÑ  ÑÑ#€d#ÑÔ€ÔÔ€ ÔÝ  ÝÔ€$ÔÔ€$ÔÓ  Óò òÔ YYY ÔFILEDÔ€$XÔÌÌMarch€8,€1996ÌÌCecil€W.€CrowsonÌAppellate€Court€ClerkÔ  Ôó óPtPtHHÚ(ÿáÿâùFG(üHHÚ(d'@Styl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃÐ ÐÐHHÐÐ  ÐÐ2ÐÐÿÿ¸æ$ÿÐÐHHÐÐÐÐÐÐÐÐ  ÐÐ ÐÐ ÐÑÑÑGenevaÑÑ ÑÑ € ÑÑ<Px–ÈÑÒÒÒ443!#4ÒÒ$ *$ÒÒ$*$ÒÒ ÿKK ÒÒ  Geneva ÒÒ  Geneva ÒÓ.,ÓÓÓÓ6ÓÓ ÓßßßßßßßßßßßßßßßßßßÑMonacoÑÑ ÑÒ  BA: T Monaco ÒÒ  BA: T Monaco Ò%%%%'ÿÿdxd("ÿÿ$££Ò  ÒÒ  Ò€-‚ƒCþÿ<< CÿÿƒLevel 1Level 2Level 3Level 4Level 5($$””ò òÚ  Ú1Ú  Úó ó„„'÷ÿ dxdüÿP PdÝ ƒ!ÝÔ . ÔÔ€ÔÓ&€X„d&ÓÑ#€Xd#ÑÔ€ ÔÝ  ÝÒ  ÒÒ „ ÒÑ  ÑÑ\R AØ'\ÑÑ€ÑÑ7€¶ XXdìdÈ7ÑÑ  ÑÑ  Ñ›PHYLLIS€œHOVENDEN›,à àà àà à)Ìà àPetitioner/Appellant,à àà àà à)ÌBILL€œHOVENDEN›,€ELLEN€œWEMYSS›,à à)ÌPATRICIA€œHIGHERS›,€RICHARD€à àà à)ÌœROUCH›,€and€CITIZENS€FOR€ANà àà à)ÌORDERLY€DEVELOPMENT€OFà àà à)ÌœGALLATIN›,à àà àà àà àà à)Ìà àPetitioners,à àà àà àà à)à àœSumner›€ChanceryÌà àà àà àà àà àà à)à àNo.€œ94C›„243ÌœVS›.à àà àà àà àà àà à)à àAppeal€No.Ìà àà àà àà àà àà à)à à01„A„01„9508„CH„00383ÌÙ€€ÙœßL€#&";+'h|M` ç `€€Lß›CITY€OF€œGALLATIN›,€œGALLATIN›à àà à)ÌPLANNING€COMMISSION,€œGALLATIN›à à)ÌCITY€COUNCIL,€L.A.€GREEN,€III,à à)ÌTRUSTEE,€L.A.€GREEN,€III€andà àà à)ÌœCALVERT›€GREEN€œCLEVENGER›,à àà à)Ìà àRespondents/Appellees,à àà à)Ìand€WAL„MART€STORES,€INC.,à àà à)Ìà àIntervenor/Appellee.à àà àà à)ÌÌà@ àIN€THE€COURT€OF€APPEALS€OFÏTENNESSEEÌà@ àMIDDLE€SECTION€AT€NASHVILLEÌà@ àAPPEAL€FROM€THE€CHANCERY€COURT€OF€œSUMNER›€COUNTYÌà@ àAT€œGALLATIN›,€TENNESSEEÌà@ àHONORABLE€IRVIN€H€.œKILCREASE›,€JR.,€BY€INTERCHANGEÌÌRALPH€W.€œMELLO›Ì101€œWestpark›€Drive,€Suite€250ÌœBrentwood›,€Tennessee€37027ÌATTORNEY€FOR€PETITIONER/APPELLANTÌÌC.L.€RogersÌJoe€H.€ThompsonÌROGERS€&€MOOREÌ119€Court€SquareÌœGallatin›,€Tennessee€37066ÌATTORNEYS€FOR€RESPONDENTS/APPELLEESÌCITY€OF€œGALLATIN›,€œGALLATIN›€PLANNING€COMMISSION,ÌAND€œGALLATIN›€CITY€COUNCILÌÌPaul€C.€œNey›,€Jr.ÌœDORAMUS›€&€œTRAUGER›Ì222€Fourth€Avenue,€NorthÌNashville,€Tennessee€37219ÌATTORNEY€FOR€RESPONDENTS/APPELLEESÌL.A.€GREEN,€III€and€GREEN€&€LITTLE,€A€PARTNERSHIPÌÌRobert€E.€ParkerÌGeorge€A.€DeanÌPARKER,€LAWRENCE,€CANTRELL€&€DEANÌ200€Fourth€Avenue,€North€„€Suite€500ÌNashville,€Tennessee€37219ÌATTORNEYS€FOR€INTERVENOR/APPELLEE€WAL„MART€STORES,€INC.ÌÌMODIFIED,€AFFIRMED€AND€REMANDEDÌÌà àà àà àHENRY€F.€TODD,€PRESIDING€JUDGE,€MIDDLE€SECTIONÌœCONCUR:›€œSAMUEL€L.€LEWIS,›€JUDGE€and€WILLIAM€C.€KOCH,€JR.,€JUDGEÇPHYLLIS€œHOVENDEN›,à àà àà à)Ìà àPetitioner/Appellant,à àà àà à)ÌBILL€œHOVENDEN›,€ELLEN€œWEMYSS›,à à)ÌPATRICIA€œHIGHERS›,€RICHARD€à àà à)ÌœROUCH›,€and€CITIZENS€FOR€ANà àà à)ÌORDERLY€DEVELOPMENT€OFà àà à)ÌœGALLATIN›,à àà àà àà àà à)Ìà àPetitioners,à àà àà àà à)Ìà àà àà àà àà àà à)à àœSumner›€ChanceryÌà àà àà àà àà àà à)à àNo.€€œ94C›„243ÌœVS›.à àà àà àà àà àà à)Ìà àà àà àà àà àà à)à àAppeal€No.Ìà àà àà àà àà àà à)à à01„A„01„9508„CH„00383ÌCITY€OF€œGALLATIN›,€œGALLATIN›à àà à)ÌPLANNING€COMMISSION,€œGALLATIN›à à)ÌCITY€COUNCIL,€L.A.€GREEN,€III,à à)ÌTRUSTEE,€L.A.€GREEN,€III€andà àà à)ÌœCALVERT›€GREEN€œCLEVENGER›,à àà à)Ìà àRespondents/Appellees,à àà à)Ìand€WAL„MART€STORES,€INC.,à àà à)Ìà àIntervenor/Appellee.à àà àà à)ÌÌÌà@ àòòO€P€I€N€I€O€NóóÌÌÌÓÓà àThe€captioned€petitioners€filed€their€ð ðPetition€for€Writ€of€Certiorari€and€VerifiedÏComplaintðð€seeking€review€of€the€action€of€the€City€Council€of€œGallatin›€in€regard€to€the€zoningÏof€certain€property€and€for€injunctive€relief.€€From€an€adverse€judgment€in€the€Trial€Court,€oneÏof€the€petitioners,€Phyllis€œHovenden›,€has€appealed,€presenting€the€following€issues€for€review:ÌÓÓà8 àà8 à1.€€Whether€the€appropriate€analysis€for€reviewing€the€actions€ofÏthe€œGallatin›€City€Council€in€passing€an€ordinance€to€rezoneÏproperty€should€be€declaratory€judgment?Ìò òÌó óà8 àà8 à2.€€Whether€the€Chancery€Court€erred€in€failing€to€awardÏpetitioners€a€declaratory€judgment€after€determining€that€theÏœGallatin›€Planning€Commission€and€œGallatin›€City€Council€did€notÏmake€the€requisite€findings€of€fact?ÌÌà8 àà8 à3.€€Whether€the€œGallatin›€Planning€Commission€and€œGallatin›€CityÏCouncil€violated€the€œGallatin›€Zoning€Ordinance€by€consideringÏand€granting€a€rezoning€request€before€a€preliminary€master€planÏwas€submitted?ÌÌà8 àà8 à4.€€Whether€the€œGallatin›€Planning€Commission€and€the€œGallatin›ÏCity€Council€violated€the€œGallatin›€Zoning€Ordinance€byÏconsidering€a€proposed€master€plan€that€did€not€include€aÏcertification€that€the€services€of€one€or€more€design€professionalsÏwere€utilized€in€the€preparation€of€the€master€plan?ÌÌà8 àà8 à5.€€Whether€the€Chancellor€erred€in€denying€petitioner's€motionÏto€supplement€the€record€with€the€minutes€of€the€œGallatin›ÏPlanning€Commission€and€the€œGallatin›€City€Council?ò òÌÌó óÌÓÓà àPetitioners€are€owners€of€property€in€the€vicinity€of€a€23€acre€tract€which€is€the€subjectÏof€zoning€action€by€the€œGallatin›€Planning€Commission€and€the€œGallatin›€City€Council€for€theÏpurpose€of€permitting€the€construction€of€a€shopping€complex€for€the€use€of€the€intervenor,€ÏWal„Mart€Stores,€Inc.ÌÌà àPrior€to€the€present€proceeding,€the€subject€property€was€zoned€ð ðœMRO›„PUD,ðð€whichÏmeans€ð ðMultiple€œResidential€Office„Planned›€Unit€Development.ðð€€Within€this€area€multipleÏresidences,€offices€and€planned€unit€developments€were€allowed.€€A€ð ðPlanned€UnitÏDevelopmentðð€is€a€planned€use€which€includes€uses€not€ordinarily€allowed€in€the€zone€if€theyÏare€included€in€a€plan€for€development€of€a€particular€tract€which€œspecifies›€the€particular€use€toÏwhich€each€part€of€the€tract€is€to€be€devoted.€€If€approved€by€the€City€Council,€the€planned€unitÏdevelopment€is€binding€upon€the€developer€and€any€change€in€the€designated€use€of€any€part€ofÏthe€development€must€be€approved€by€the€Council.ÌÌà àOn€May€21,€1984,€the€ð ðFinal€Master€Planðð€of€a€planned€unit€development€of€the€subjectÏproperty€under€the€name€ð ðVillage€Green,ðð€was€approved€and€included€in€the€œplanning›€œrecords›Ïof€the€City€of€œGallatin›.€€The€plan€designated€various€sections€of€the€tract€forÏœð ðOffice/Commercial,›€to€become€retail€(General€Retail€Sales€and€Services€Food€ServicesÏCommercial)€to€a€maximum€of€100,000€œGAF›€and€with€minimum€of€137€cars€(œ1:800›€œGAF›).€€òòToÍexclude€major€department€or€discount€stores€and€gasoline€stations€œspecifically.óóðð€€(EmphasisÏsupplied.)›ÌÌà àThe€emphasized€words€excluded€the€use€of€the€land€for€the€proposed€Wal„Mart€Store.€ÏThe€purpose€of€this€proceeding€is€to€amend€the€plan€of€Village€Green€Planned€UnitÏDevelopment€to€remove€the€above€emphasized€exclusion€so€that€the€Wal„Mart€Store€could€beÏbuilt.ÌÌà àThere€was€a€difference€of€opinion€as€to€the€proper€manner€of€removing€the€exclusion.€ÏSome€thought€that€it€could€be€removed€by€simply€amending€the€provisions€of€the€1984€Plan€ofÏVillage€Green€Planned€Unit€Development.€€Others€thought€that€œa€change›€œof€the›€basic€zoningÏclassification€of€the€œproperty€was€required.›€€Ultimately€both€methods€were€pursued€andÏconsummated,€and€the€results€are€the€subject€of€this€judicial€review.ÌÌà àThe€plan€to€change€the€basic€zoning€was€initiated€first.€€On€June€1,€1994,€the€PlanningÏCommission€recommended,€and€on€June€œ28,›€1994,€the€City€Council€enacted€Ordinance€No.Ï094„981€changing€the€zoning€of€Village€Green€from€œð ðMRO„PUD›€General€œCommercialðð›€toÏœð ðCG„PUD›€General€œCommercial.ðð›ÌÌà àOn€July€5,€1994,€the€City€Council€passed€Ordinance€094„980€concurring€in€the€actionÏof€the€Planning€Commission€amending€the€1984€Plan€of€Village€Green€Planned€UnitÏDevelopment€to€ð ðCommercial€General,ðð€thereby€removing€the€above€emphasized€exclusions.ÌÌà àOn€July€25,€1994,€the€Planning€Commission€finally€approved€the€amendment€of€theÏplan€of€Village€Green€Planned€Unit€Development€as€concurred€in€by€the€City€Council€on€JulyÏ5,€1994.ÌÌà àOn€July€27,€1994,€the€captioned€petitioners€filed€their€ð ðPetition€for€Writ€of€CertiorariÏand€Verified€Complaintðð€seeking€relief€from€Ordinance€No.€094„981€changing€the€zoning€ofÏthe€subject€property,€Ordinance€No.€094„980€concurring€in€the€amendment€of€the€plan€ofÏVillage€Green€Planned€Unit€development,€and€the€July€25,€1994€final€approval€of€theÏamendment€by€the€Planning€Commission.ÌÌà àOn€August€30,€1994,€the€Trial€Court€remanded€the€cause€to€the€City€Council€forÏfindings€of€fact.€€On€November€2,€1994,€the€City€Council€filed€findings€of€fact.ÌÌà àThe€Trial€Judge€filed€a€comprehensive€Memorandum€in€which€he€disposed€of€15Ïspecific€issues€raised€by€petitioners,€dismissed€the€petition€and€affirmed€the€actions€of€the€CityÏCouncil€and€Planning€Commission.€€A€judgment€was€entered€accordingly.ÌÌà àAppellantððs€issues€and€arguments€are€based€upon€the€œpremise›€that€legislative€action€wasÏrequired€to€œeliminate›€the€provision€in€the€plan€of€œVillage›€Green€Planned€Unit€DevelopmentÏforbidding€ð ðmajor€department€or€discount€stores€and€gasoline€stations€specifically.ððÌÌà àThis€Court€respectfully€disagrees.ÌÌà àIn€1984,€when€the€subject€land€was€zoned€for€planned€unit€developments,€a€plannedÏunit€development€of€the€land€was€duly€approved€which€permitted€commercial€activity€within€theÏdevelopment€limited€only€by€the€quoted€exclusion.€€The€removal€of€that€exclusion€was€properlyÏaccomplished€by€amendment€of€the€plan€of€the€planned€unit€development,€without€anyÏamendment€of€the€zoning€ordinance.€€The€œstate€zoning€statute€and€the€Gallatin€General›€ZoningÏOrdinance€œauthorize€this€procedure.›ÌÌœ›à àT.C.A.€Sections€13„7„201,€òòet€seq.óó€confer€power€upon€municipal€legislative€bodies€toÏestablish€zoning€policies€within€their€territorial€jurisdiction€and€prescribe€the€procedures€forÏexercising€the€power.ÌÌà àIn€1979,€the€œGallatin›€City€Council€adopted€a€Zoning€Ordinance€for€the€City€of€œGallatin›.à àÌÌà àArticle€VIII€of€said€ordinance€is€entitled€ð ðPlanned€Unit€Development€DistrictÏRegulations.ðð€€It€prescribes€the€requirements€and€procedure€for€obtaining€approval€of€plannedÏunit€developments.ÌœÌÌ›à àPertinent€portions€of€the€Zoning€Ordinance€are:ÌÓÓà8 àà8 à81„101€òòIntent€and€Purpose.óóÌÌà8 àà8 à€€The€purposes€of€these€Planned€Unit€Development€DistrictÏRegulations€are€as€follows:ÌÌà8 àà8 à€€a.€To€promote€flexibility€in€design€and€permit€plannedÏdiversification€in€the€location€of€structures;ÌÌà8 àà8 à€€b.€To€promote€the€efficient€use€of€land€in€order€to€facilitate€aÏmore€economic€arrangement€of€buildings;€circulation€systems,Ïland€use,€and€utilities;ÌÌà8 àà8 à€€c.€To€preserve€to€the€greatest€extent€possible€the€existingÏlandscape€features€and€amenities€and€to€utilize€such€features€in€aÏharmonious€fashion;ÌÌà8 àà8 à€€d.€To€encourage€the€total€planning€of€tracts€of€land€consistentÏwith€pertinent€long„range€plans.ÌÌà8 àà0 àà àà8 à.€.€.€.ÌÌà8 àà8 à82„103€òòApplication,€Review,€Public€Hearing€and€Official€ActionÏà àof€a€Planned€Unit€DevelopmentóóÌÌà8 àà8 à€€The€provisions€of€this€Section€set€forth€the€requirements€for€theÏapplication,€official€review€and€action€for€all€planned€unitÏdevelopments€provided€for€by€this€article.ÌÌà8 àà8 à.€.€.€.ÌÌà8 àà8 à82„103.4€òòPlanning€Commission€Action€on€PreliminaryÏà àà àà àà àApplication€for€Planned€UnitÏDevelopmentÌÌà8 àà8 àóó€€Within€45€days€after€initial€submission€to€the€PlanningÏCommission,€the€Commission€shall€take€action€on€theÏpreliminary€application€by€any€one€of€the€following:ÌÌà8 àà8 àa.€Unconditional€preliminary€approval.ÌÌà8 àà8 àb.€Conditional€preliminary€approval,€in€which€the€Planning€€€€€€ÏCommission€expressly€denotes€modifications€which€must€be€aÏpart€of€the€preliminary€approval.ÌÌà8 àà8 àc.€€Disapproval.ÌÌà8 àà8 à.€.€.€.ÌÌà8 àà8 à82„103.402€òòCity€Council€Approval€of€Preliminary€PlanóóÌÌà8 àà8 à€€Any€approval€of€a€preliminary€application€by€the€PlanningÏCommission€shall€be€transmitted€to€the€œGallatin›€City€Council€forÏtheir€concurrence.ÌÌà8 àà8 à.€.€.€.ÌÌà8 àà8 à82„103.5€òòFinal€Approval€of€the€Planning€Commission€of€theÏà àà àà àProposed€Planned€Unit€DevelopmentóóÌÌà8 àà8 à€€The€concurrence€of€the€City€Council€with€the€preliminaryÏapproval€of€a€planned€unit€development€shall€authorize€and€formÏthe€basis€for€the€Planning€Commission€final€approval€of€saidÏdevelopment.€€The€final€approval€of€the€œGallatin›€PlanningÏCommission€of€the€planned€unit€development€shall€be€subject€toÏthe€procedures€and€requirements€of€this€section.ÌÌà8 àà8 à.€.€.€.ÌÌÌà8 àà8 à82„103.505€òòFinal€Planning€Commission€ActionóóÌÌà8 àà8 à€€Upon€receipt€of€the€application€for€final€approval€of€a€plannedÏunit€development,€the€Planning€Commission€shall€examine€suchÏapplication€including€the€plan€and€determine€whether€itÏsubstantially€conforms€to€all€applicable€criteria€and€standards€andÏwhether€it€substantially€conforms€in€all€respects€to€the€previouslyÏapproved€preliminary€master€development€plan.€€TheÏCommission€may€impose€such€conditions€of€approval€as€are€inÏits€judgment€necessary€to€ensure€conformity€to€the€applicableÏcriteria€and€standards.€€In€so€doing,€the€Commission€may€permitÏthe€applicant€to€revise€the€plan€and€resubmit€it€as€a€final€masterÏdevelopment€plan€within€30€days.€€ÌÌà8 àà8 à82„103.506€òòPlanned€Unit€Development€and€the€Official€ZoningÏà àà àà àà àà àMapóóÌÌà8 àà8 à€€The€boundary€of€a€planned€unit€development€having€aÏpreliminary€approval€by€the€œGallatin›€City€Council€shall€be€placedÏby€the€Zoning€Administrator€directly€on€the€Official€Zoning€MapÏoverlaying€the€existing€zoning€districts€just€prior€to€preliminaryÏapproval€and€identified€by€the€ordinance€number€providing€theÏpreliminary€approval.€€Likewise,€as€a€result€of€PlanningÏCommission€and€City€Council€action,€when€the€planned€unitÏdevelopment€is€canceled,€the€planned€unit€development€shall€beÏremoved€from€the€Official€Zoning€Map€by€the€ZoningÏAdministrator,€and€the€district€which€was€shown€on€the€mapÏimmediately€prior€to€the€mapping€of€the€planned€unitÏdevelopment€shall€appear€thereon,€unless€an€alternative€district€isÏrecommended€by€the€Planning€Commission€and€enacted€by€theÏCity€Council.ÌÌÌÓÓà àThere€is€no€requirement€for€concurrence€of€the€City€Council€in€the€final€PlanningÏCommission€action€prescribed€by€82„103„505.ÌÌà àUnder€the€existing€zoning,€a€single€commercial€activity€was€not€authorized,€but€aÏCommercial€Planned€Unit€Development€was€authorized,€provided€its€internal€structureÏ(including€the€precise€designation€of€various€commercial€activities)€was€duly€approved€under€Ïthe€above€provisions€of€the€General€Zoning€Ordinance.ÌÌà àOn€May€21,€1984,€the€Planning€Commission€approved€a€ð ðFinal€Master€Planðð€for€theÏsubject€property€under€the€name,€Village€Green.€€Proportions€of€the€property€were€designatedÏas€follows:ÌÓÓà àTract€A€II€„€Office/Commercial€Site€8.0€acresÌÌà àTract€A€III€„€Shopping€Village€5.9€acresÌÌà àTract€A€IV€„€Convenience€Commercial€3.4€acresÌÌÌÓÓà àThe€plan€map€also€contains€the€following€notations:ÌÓÓà8 àTract€A€II€„€To€become€retail€(General€Retail€Sales€and€Services€Food€Services,ÏCommercial)*€to€a€maximum€of€100,000€œGAF›€and€with€minimum€of€137€carsÏ(1:800€œGAF›)ÌÌà8 à*€To€exclude€major€department€or€discount€stores,€major€grocery€stores€andÏgasoline€stations€specifically.ÌÌÌÓÓUnder€the€above€quoted€provision,€œthe€City›€œCouncil›€approval€of€the€Preliminary€Plan€wasÏrequired.€€No€approval€by€the€Council€of€the€Final€Master€Plan€was€required.ÌÌà àThe€minutes€of€the€Planning€Commission€for€May€24,€1994,€contain€the€following:ÌÓÓà8 àà8 à11.€€L.A.€Green€3„5„94:€Represented€by€Brown€and€œDedman›,ÏInc.€€The€applicant€is€requesting€to€amend€the€final€master€planÏregarding€commercial€general€planned€unit€development.€ÏSubject€property€is€located€on€Highway€31€E€at€Belvedere€Drive,Ïis€on€tax€map€œ126I›/A/001.00€and€is€zoned€œMRO›€„€CommercialÏPUD€„€General.€€Dean€Carlson€with€Brown€and€œDedman›€Inc.Ïcame€forward€to€present€this€request.€€Mr.€œAllers›€stated€that€theÏapplicant€is€requesting€an€amendment€to€the€final€masterÏdevelopment€plan.€€Currently€the€plan€allows€for€299,700€squareÏfeet€of€commercial€use€in€the€PUD.€€The€applicant€would€like€toÏamend€the€PUD€as€to€the€location€of€200,000€square€feet€ofÏdensity€of€the€PUD€will€remain€the€same.€€The€applicant€alsoÏrequested€that€the€PUD€plat€be€amended€to€delete€the€exclusionsÏon€Tract€A„II.€€These€exclusions€do€not€allow€major€departmentÏor€discount€stores,€major€grocery€stores€and€gasoline€stations.€ÏIf€the€Planning€Commission€approves€these€amendments€then€itsÏaction€will€be€to€send€this€case€to€the€City€Council,€forÏconcurrence,€with€an€approval€recommendation.€€The€staffÏrecommends€approval.€.€.€.€ÌÌÌÓÓà àOn€June€1,€1994,€the€Planning€Commission€approved€the€amended€PUD.ÌÌà àOn€July€5,€1994,€City€Council€by€Ordinance€No.€094œ„98D›€concurred€in€the€action€ofÏthe€Planning€Commission.ÌÌà àOn€July€25,€1994,€the€Planning€Commission€finally€approved€the€PUD€in€accordanceÏwith€Section€82„103.5€of€the€Zoning€Ordinance€quoted€above.ÌÌà àœThe›€foregoing€proceedings€perfected€the€right€of€the€owners€to€develop€the€subject€landÏin€accordance€with€the€amendment€to€the€PUD€approved€by€the€Planning€Commission€and€CityÏCouncil,€without€any€change€of€zoning.€€Any€zoning€change€by€the€City€Council€wasÏsurplusage€and€irrelevant€to€the€present€controversy.ÌÌà àIn€this€view€of€the€case,€it€is€unnecessary€to€discuss€appellantððs€arguments€asserting€theÏinvalidity€of€Ordinance€094„981€which€undertook€to€change€the€zoning€classification€of€theÏsubject€property.€€ÌÌà àAppellantððs€first€issue€relates€entirely€to€Ordinance€No.€094„981€which€changedÏzoning.€€It€will€therefore€not€be€discussed.ÌÌÓ  ÓòòœAppellantððs›€Second€œIssueóó›ÌÓ  Óà àAppellantððs€argument€in€support€of€this€issue€is€directed€solely€at€Ordinance€No.€094„981€which€changed€zoning€designation€and€which€this€Court€has€determined€to€be€irrelevant€toÏthe€determination€of€this€appeal.€€Appellantððs€argument€on€this€issue€concludes€as€follows:ÌÓÓà8 àà8 à€€Based€upon€its€ruling€that€the€requisite€findings€of€fact€were€notÏmade,€the€Chancery€Court€should€have€granted€petitioners€aÏdeclaratory€judgment,€declaring€Ordinance€094„981€to€be€voidÏand€of€no€effect.€€Instead,€in€violation€of€the€TennesseeÏConstitution,€the€Chancery€Court€directed€the€œGallatin›€CityÏCouncil€to€make€certain€findings€of€fact€while€acting€in€itsÏlegislative€capacity.€.€.€.€This€is€clear€error€for€which€theÏChancery€Courtððs€opinion€should€be€reversed.ÌÌÌÓÓà àIn€respect€to€Ordinance€No.€094„980,€the€approval€of€the€PUD,€the€actions€wereÏadministrative,€required€findings€of€fact,€and€were€reviewable€by€common€law€certiorari.€ÏòòState,€ex€rel€œSpence›€v.€Metropolitan€Government,€etc.,€óóTenn.€1971,€469€œS.W.2d›€777.ÌÌà àIn€response€to€an€order€of€the€Trial€Court,€both€the€Planning€Commission€and€the€CityÏCouncil€filed€written€findings€of€fact.€€This€satisfies€lack€of€findings€of€fact€in€respect€toÏOrdinance€No.€094„980.ÌÌà àAppellantððs€third€issue€also€relates€only€to€Ordinance€No.€094„981€which€changed€theÏzoning.€€For€the€reasons€already€stated,€it€need€not€be€discussed.ÌÌà àAppellantððs€fourth€issue€complains€that€the€plan€of€the€PUD€was€approved€without€theÏcertificate€of€a€design€professional€as€required€by€Section€81„103€of€the€Zoning€Ordinance.€€ÌÌà àSection€No.€81„102€of€the€Zoning€Ordinance€provides:ÌÓÓà8 àà8 àNo€application€for€a€òòPUD€zoningóó€shall€be€considered€unless€aÏmaster€plan€of€the€development€meeting€requirements€set€forth€inÏSection€82„103.2€is€submitted€therewith.€€(Emphasis€added)ÌÌÌÓÓà àThe€present€controversy€does€not€relate€to€an€application€for€PUD€zoning.€€ThatÏprocedure€took€place€in€1984,€when€the€original€Green€Acres€PUD€was€presented€andÏapproved.€€The€original,€1984,€application€is€not€included€in€this€record,€so€that€it€cannot€beÏdetermined€whether€it€bore€the€required€certificate.ÌÌà àThe€present€proceeding€was€for€approval€of€an€amendment€of€a€previously€existingÏ(1984)€PUD.€€The€requirement€for€certification€does€not€apply€to€an€application€for€amendmentÏof€a€pre„existing€PUD.€€Nevertheless,€the€maps€presented€to€the€Commission€and€CouncilÏshow€plainly€that€they€were€prepared€by€professionals,€even€though€they€do€not€bear€anÏexpress€certificate€to€this€effect.ÌÌà àThe€transcript€of€proceedings€before€the€Commission€contains€ample€testimony€thatÏnecessary€professionals€were€involved€in€planning€the€amendment.ÌÌà àAppellantððs€fifth€issue€complains€of€the€denial€of€her€motion€to€supplement€the€recordÏwith€the€minutes€of€the€Commission€and€Council€when€their€findings€of€fact€were€approved.€ÏEssentially,€this€is€a€complaint€of€the€exclusion€of€evidence.€€The€record€contains€no€tender€ofÏthe€excluded€evidence€or€of€its€contents.€€In€the€absence€of€an€offer€of€evidence€andÏpreservation€of€it€in€the€record,€no€error€can€be€predicated€upon€its€exclusion.€€òòCohen€v.€Cook,Ïóó62€Tenn.€App.€292,€462€œS.W.2d›€502,€œaffd›.,€224€Tenn.€729,€462€œS.W.2d›€499.ÌÌà àSince€the€use€of€the€subject€property€is€strictly€limited€by€the€details€of€the€planned€unitÏdevelopment,€it€is€difficult€to€conceive€how€the€change€of€its€zoning€classification€could€enableÏits€use€outside€the€limits€of€the€planned€unit€development.€€However,€this€court€makes€noÏdetermination€of€the€validity€of€Ordinance€No.€094„981€so€that€question€may€be€open€forÏdecision€in€a€case€in€which€the€validity€of€the€ordinance€is€determinative.ÌÌà àThe€judgment€of€the€Trial€Court€is€modified€to€delete€any€determination€of€the€validityÏof€Ordinance€No.€094„981.€€As€modified,€the€judgment€of€the€Trial€Court€is€affirmed.€€CostsÏof€this€appeal€are€taxed€against€the€appellant.€€The€cause€is€remanded€to€the€Trial€Court€for€anyÏnecessary€further€proceedings.ÌÌœÌÌÌ›à àModified,€Affirmed€and€Remanded.ÌÌÓÓà àà àà àà àà àà à_______________________________________Ìà àà àà àà àà àà àHENRY€F.€TODDÌà àà àà àà àà àà àPRESIDING€JUDGE,€MIDDLE€SECTIONÌÌÌÌCONCUR:ÌÌÌÌ_____________________________________ÌœSAMUEL€L.€LEWIS,›€JUDGEÌÌÌÌ_____________________________________ÌWILLIAM€C.€KOCH,€JR.,€JUDGE