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Agenda 11/13/2003 SPOKANE VALLEY PLANNING OMMISSION AGENDA Council Chambers - City Hall 11707 E. Sprague Avenue 6:30 p.m.-9:30 p.m. * * * November 13, 2003 * * I. CALL TO ORDER II. PLEDGE OF ALLEGIANCE III. ROLL CALL IV. APPROVAL OF AGENDA V. APPROVAL OF MINUTES • October 23, 2003 Draft VI. PUBLIC COMMENT VII. COMMISSION REPORTS VIII. ADMINISTRATIVE REPORT XI. COMMISSION BUSINESS A. OLD BUSINESS- 1. Continued Discussion of Proposed R-1 Zone B. NEW BUSINESS— 1. Discussion of Joint Meeting Results 2. Election of Officers for 2004 X. FOR THE GOOD OF THE ORDER XI. ADJOURNMENT COMMISSIONERS CITY STAFF Fred Beaulac Marina Sukup, AICP Robert Blum Greg McCormick,AICP John C. Carroll Scott Kuhta, ACP David Crosby Debi Alley William G❑thmann, Chair Gail [(ogle Ian Robertson, Vice-Chair www.spokane'ralley.orq SPOKANE VALLEY UNIFORM DEVELOPMENT CODE DRAFT Section 4.07 Reserved Section 4.08. District Purpose &. Supplemental Regulations Section 4.08.1. "R-1" Single-Family Residential Estate District 1. Purpose. Thc;;:-.: This districts aro is limited to single family detached dwellings on estate lots of not less than 40.0X1 square feet the area sr ecifed in Section 4.15.2. Residential Height and Area Regulations and are appropriate for permitted uses identified in the Schedules of Principal Uses (Section 420.2) and the Schedule of Accessory Uses (Section 4,23.3). 2. Supplemental Use Regulations. a. The keeping of poultry and livestock, excluding swine, is permitted subject to the following conditions; a. Any building or structure housing poultry or livestock, including but not limited to any stable, paddock, yard, runway, pen. or enclosure, or any manure pile shall be located not less than seventy-five feet from any habitation; and b. No building or structure housing poultry or livestock, including but not limited to, any stable, paddock, yard, runway, pen, or enclosure, or any manure pile shall be located within the front yard nor be closer than ten feet from any side property line; c. Not more than three horses, mules, donkeys, bovines or Hama shall be permitted per gross acre, or d. Not more than six sheep or goats shall be permitted per gross acre; or e. Any equivalent combination of c. and d. above; and f. Not more than one chicken, duck, turkey, goocc or similar dtwiestiaateci 11 O0 ^ ef-enGlesed-area, p = dcd however, that all animals and f -skalt-be-pfoperly confined at all-tames. A maximum of one animal or fowl including duck, turkey, goose or similar domesticated fowl, or rabbit, mink:, nutria, chinchilla or similar animal . may be raised or kept per 3.000 square feet of gross lot area or fraction thereof, In addition, a shed, coop. hutch or similar containment structure must he constructed prior to the acquisition at any small livestock to ensure containment of the livestock on the premises. g, Structures, pens, yards, enclosures, pastures and grazing areas shall be kept in a clean and sanitary condition. In the event that the City receives complaints) concerning the maintenance of animals on individual premises, the Spokane County Conservation District will evaluate conditions and propose environmentally acceptable measures for remediation. Section 4.08.3. "R-2 and "R-3" Single-Family Residential District Purpose. These districts are limited to single-family, detached dwellings, on lots of not less than the area specified in Section 4.'15.2 Residential Height and Area Regulations and appropriate for permitted uses identified in the Schedules of Principal Uses {Section 4.20.2) and the Schedule of Accessory Uses (Section 4.20,3). 4-1 SPOK4NEVALLEY'UNIFORM DEVELOPMENT COLDE DRAFT Section 4.D8.4. 21 -z nd "R-4" Single-Family Residential Districts. Purpose. These districts arc is limited to single-family, attached and detached dwellings, on lots of not less than the area specified in Section 4.15.2 Residential Height and Area Regulations and appropriate for permitted uses identified in the Schedules of Principal Uses (Section 4.20.2) and the Schedule of Accessory Uses (Section 4.20.3). Section 4.06.5. "MF-12" and "MF-22" Matti-Family Residential Districts. 1. Purpose. These districts provide for attached multi-family dwellings with the number of dwelling units per acre established by Section 4.15.2 Residential Height and Area Regulations and appropriate for permitted uses identified in the Schedules of Principal Uses (Section 4.20.2) and the Schedule of Accessory Uses (Section 4.2(13). Uses permitted in more restrictive Residential Districts are permitted in those less restrictive. Section 4.08.7. "Mid" Mobile Horne Park District 1. Purpose. This district provides for the location of mobile homes within developments with necessary attendant facilities and appropriate for permitted uses identified in the Schedules of Principal Uses (Section 4.20.2) and the Schedule of Accessory Uses (Section 4.20.3). 2. Supplemental Use Regulations. Open recreation and public service area of 500 square feet is required for each of the first twenty (20) units and two hundred and fifty (250) square feet per unit for ail additional units. Outdoor swimming pools may satisfy this requirement, but the area in the required front, side and rear yards do not. Section 4.08.8. "GO" Garden Office District. 1. Purpose. This district is intended for low-rise office uses, not dependent upon retail trade or retail traffic for their operation and appropriate for permitted uses identified in the Schedules of Principal Uses (Section 4.20.2) and the Schedule of Accessory Uses (Section 4.20.3). This district is designed to permit the location of offices of any profession, trade, or service. 2. Supplemental Use Regulations. Outside storage, which includes, but is not limited to, equipment. machinery, commodities, raw. semi-finished materials, and building materials, that is visible from the building lot line at ground level is not allowed in this district, Section 4.03.9. "0" Office District 1. Purpose. This district is intended for office uses not dependent upon retail trade or retail traffic for their operation and appropriate for permitted uses identified in the Schedules of Principal Uses (Section 4.20.2) and the Schedule of Accessory Uses (Section 4.20.3). 2. Supplemental Use Regulations. Outside storage, which includes, but is not limited to, equipment, machinery, commodities, raw, semi-finished materials, and building materials, that is visible from the building lot line at ground level is not allowed in this district. This District permits any use permitted in GO- Garden Office Districts. 4-2 SPOKANE VALLEY UNIFORM DEVELOPMENT CODE DRAFT Section 4.08.1 D. "B-1" Local Retail District 1. Purpose. This district is a limited retail category intended for use near neighborhood areas for the purposes of supplying day-to-day retail reeds of the residents, such as food, drugs, and personal services and appropriate for permitted uses identified in the Schedules of Principal Uses (Section 4.20.2) and the Schedule of Accessory Uses (Section 4.20.3). This use permits any use permitted in 'GO"— Garden Office Districts. 2. Supplemental Use Regulations. Site access should be provided by a residential collector or higher classification, Section 4.08A1. "8-2" Community Shopping District 1. Purpose. This district provides for medium intensity concentrations of shopping and related commercial activity appropriate for permitted uses identified in the Schedules of Principal Uses (Section 4.20.2) and the Schedule of Accessory Uses (Section 4.20.3). 2. Supplemental Use Regulations. This use permits any use permitted in a 13-1"—Local Retail Districts, Section 4.08.14. "B-3" Regional Commercial District. 1. Purpose, This district is characterized by development of high intensity retail, offices, and light industrial uses and appropriate for permitted uses identified in the Schedules of Principal Uses (Section 4.20.2) and the Schedule of Accessory Uses (Section 4.20.3). 2. Supplemental Use Regulations. This use permits any use permitted in a "13-2°--Local Retail Districts. Section 4.178.15. "OT" Office Technology District This district is characterized by business andel parks accommodating distribution, processing and light manufacturing in a campus type development with building sites of four acres or more and appropriate for permitted uses identified in the Schedules of Principal Uses (Section 4.20.2) and the Schedule of Accessory Uses (Section 4.20.3). Section 4.06.16. "LI"and "HI" Industrial Districts 1. Purposes. These districts are intended to accommodate distribution, processing, and manufacturing, and are distinguished by the intensity of use and appropriate for permitted uses identified in the Schedules of Principal Uses (Section 4.20.2) and the Schedule of Accessory Uses (Section 4.20.3). 2. Supplemental Use Regulations. a, "Hr-Heavy Industrial District uses shall not be located adjacent to any "R' District. b. All open storage areas shall be screened from view of the public streets by a fence or wall (minimum height 8 feet), and shrubs, trees or other landscaping. Section 4.08.17. "RD" Planned Development District. 1. Purpose_ This district is designed to permit flexibility and encourage a more creative, efficient and aesthetically desirable design and placement of buildings, open spaces, circulation patterns, by allowing mixture or combination of uses, and to best utilize 4-3 SPOKANE VALLEY UNIFORM DEVELOPMENT CODE DRAFT special site features such as topography, size and shape, A Planned Development District may be used to permit new or innovative concepts in land utilization not permitted by other zoning districts in this Code. While greater flexibility is given to allow special conditions or restrictions which would not otherwise allow the development to occur, the requirements established herein ensure against misuse of increased flexibility. In recommending a PD, the Hearing Examiner shall find that the following conditions Exist: a The proposed development incorporates a unique development design and furthers the objectives of the Comprehensive Plan or provides a public amenity that would otherwise be provided by the governing body; or b. The proposed development is necessary or desirable as a result of topography or protected natural resources; and c. The proposed development design assures compatibility with adjacent development; and d. The proposed development is consistent with the Comprehensive Plan; and e_ The proposed development would not be permitted under another zoning classification or other development regulation; and f, The proposed PD is not intended to circumvent development regulations establishing minimum lot dimensions or other construction standards 2. Approval Process and Procedure. The procedure for establishing a Planned Development District shall follow the procedure for zoning amendments as set forth in Section 4.06 of this Code. The applicant for a Planned Development District shall comply with the zoning amendment procedure for a change in zoning district classification. An applicant for a Planned Development District shall specify the base zoning district, the proposed use or combination of uses, proposed development regulations including all requested deviations from the base zoning district and any other requirements of this Code and be accompanied by a Concept Plan, (or Detail Site Plan, in lieu of a Concept Plan). The Concept Plan or Detail Site Plan if appropriate) shall be attached to and made a part of the ordinance establishing the Planned Development District. 3. Permitted Uses. A Planned Development District may contain any use or combination of uses permitted in the Schedule of Principal Uses or Schedule of Accessory Uses. Uses shall conform to the standards and regulations to the base zoning district stated in the ordinance establishing the Planned Development District. 4. Planned Development Requirements, a. Base Zoning District The ordinance establishing a Planned Development District shall specify the base zoning district. The specific uses permitted in the base zoning district which are to be allowed in the Planned Development District must be specified in the ordinance. Any additional uses not permitted in the base zoning district must also be specified in the ordinance. In selecting a base zoning district, the uses allowed in the base zoning district must be similar or compatible with those allowed in the Planned Development District. Any variations or 4-4 SPOKANE VALLEY UNIFORM DEVELOPMENT CODE DRAFT deviations to the base zoning district or other provisions of this Code shall be stated in the ordinance. The Planned Development District shall conform to all other sections of the ordinance unless expressly provided otherwise in the granting ordinance. b. Development Regulations. The ordinance establishing a Planned Development District shall specify appropriate development regulations, in written form and shall include, but may not be limited to. uses, density, lot area, lot width, lot depth, yard depth, and widths, building height, lot coverage, floor area ratio, off- street parking and loading, open space, access, screening, landscaping, project phasing or scheduling, property or homeowner management associations, and other conditions or requirements as determined by the Hearing Examiner and City Council. c. Concept PlanVDetail Site Plan. During the review and public hearing process, the Fleertng Examiner shall require arid approve a Concept Plan as part of the ordinance granting the Planned Development District. A Detail Site Plan may be submitted in lieu of the Concept Plan. Concept Plan, This plan shall be submitted by the applicant at the time of application. The plan shall graphically show the applicant's intent for the use of the land within the proposed Planned Development District, Changes which differ from the approved Concept Plan, but do not alter the basic relationship of the proposed development to adjacent property, the uses permitted, increase the density, building height, coverage of site, off-street parking ratio, or area regulations may be authorized by the Director of Community Development. A Detail Site Plan may be submitted for the total area of the Planned Development District or for any sections or part as approved on the Concept Plan,. (a) Residential Concept Plan. A Concept Plan for residential land use shall show site topography with contour intervals of two feet, the boundary of the Planned Development District, generalized location of treed areas, floodplain areas, location of all land use areas and gross acreage for each use and tract, density (net and gross), identification of major access points, rights-of-way or other areas to be dedicated to the City, open space or common areas, parkland, preliminary lot arrangements and street patterns, indication of each phase of development if separate phases are proposed, and other information to adequately describe the proposed development_ A preliminary plat illustrating the requirements herein may be utilized as a Concept Plan for residential development. For residential development which does not propose individual platted lots, the concept plan shall also show the size, type and location of buildings, building sites, lot coverage, access, screening, parking and circulation areas, and landscaped areas. (b) Nonresidential Concept Plan_ A Concept Plan for other than residential uses shall show site topography with contour intervals of two feet, the boundary of the Planned Development District, floodplain areas, generalized locations of treed areas, the land uses, gross acreage for each use, building sites or lots, lot coverage, floor area, ratio for each use, building height and location, parking and circulation areas, identification of major access points, rights-cf-way or other areas to be dedicated to the City, location of building setbacks along the site 4-5 SPOKANE VALLEY UNIFORM DEVELOPMENT CODE DRAFT boundaries, on dedicated streets, and between residential and non- residential uses, parking ratios, off-street parking and beading, indication of each phase of development if separate phases are proposed and other information to adequately describe the proposed development. (c) Detail Site Plan, This plan may be submitted in lieu of a Concept Plan and shall set forth the final plans for development of the Planned Development District and shall conform to the Development Regulations approved as a part of the ordinance granting the Planned Development District. The Detail Site Plan shall be a scale drawing which graphically shows the same information required for a Concept Plan for the respective type of development, All development and construction shall conform to the approved Detail Site Plan. An amendment to a Detail Site Plan approved as a part of the ordinance establishing the Planned Development District is a change in zoning district classification and must follow the same procedures set forth in Section 4.06, except the Director of Community Development may approve minor revisions which do not alter the basic relationship of the proposed development to adjacent property, the uses permitted, increase the density, building height, coverage of site, off-street parking ratio, or area regulations as indicated on the approved Detail Site Plan. The approval of the Detail Site Plan shall be the basis for the issuance of a building permit, but does not release the applicant of the responsibility to submit plans to the Building Official for a building permit. d. Open Space, For all residential uses (including multi family uses) within a Planned Development District ,open space (whether dedicated to public use or owned and maintained in common by all or part of the occupants of the Planned Development District through a property or homeowner association) shall be provided within the Planned Development District reserved primarily for the leisure and recreational use of the occupants of the residential uses, The open space shall comprise not less than one (1) acre of land for each seventy-five (75) dwelling units, Applicants are discouraged from submitting a Concept Plan which varies from the requirements for open space set fcrth herein without a recommendation of approval by the Director of Community Development_ For purposes of this section, open space shalt include: (a) land area accessible to and permanently reserved for the common use and enjoyment of the occupants of the residential uses within the Planned Development District for leisure and recreational purposes (not including area devoted to parking, accessory uses or for required landscaping or building separation); (b) ponds or lakes, not toexceed fifty percent(50%) of the required open space acreage maintained as an amenity, if specifically approved as being suitable for open space . Land required for open space shall not include: a. accessory buildings, swimming pools, recreation or community centers, climate controlled improvements, and areas reserved for the exclusive use and benefit of an individual tenant or owner; 4-6 SPOKANE VALLEY LJNJFORM DEVELOPMENT CODE DRAFT b. dedicated streets, alleys or public rights-of-way, required landscaped areas, areas required for yard depth or building setback or separation; c. vehicular driveways, private streets, parking areas, loading or storage areas; d. floodplain (100 year), flood prone areas, drainage easements, natural drainage areas or creeks unless maintained as an amenity and specifically approved as being suitable for open space. e. In a Planned Development District for residential uses, property owner or homeowner associations are to be established for the purpose of ownership, maintenance and management of open spaces, common areas and private roads as required by Section S.20 Mandatory Homeowners'Association of this Code. 6. City/Developer Facilities Agreement. Planned Development Districts may require a City/Developer Facilities Agreement prior to or contemporaneous with final plat approval. This Agreement shall reflect the agreement of the City and the Developer as to the cost sharing for the installation or over-suing of utility systems, perimeter streets, mandatory construction or dedication of park or open space area, landscaping or greenbelt development ur other comparable items, phasing of the development, maximum density or intensity of use during the construction process, and the maintenance of open space_ 7.All Planned Development Districts approved in accordance with the provisions of the Zoning Ordinance in its original form, or by subsequent amendments thereto, shall be referenced on the Zoning District Map, and a list of such planned Development Districts, together with the category of uses permitted therein, shall be maintained as part of this Code Section 4.08.18. "CF" Community Facilities District. Purpose. This district provides for only those educational, recreational, religious, municipal, and related institutional uses intended to serve the welfare of the community and appropriate for permitted uses identified in the Schedules of Principal Uses {Section 4.2[]_2) and the Schedule of Accessory Uses (Section 4.20.3) Section 4.10. Residential Accessory Use Regulations 1. Front Yard. An attached accessory structure shall have a front yard not less than the main building. A detached accessory structure must be located in the rear yard or in the area of a side yard twenty feet hehind the front building setback line 2. Side Yard. The required side and rear yard for any detached accessory structure is three(3) feet from any side or rear lot line, except as follows' a. If no alley exists, the rear yard shall not be less than ten (10) feet from the rear lot line. b. No accessory structure shall he located within any dedicated easement. c_ A garage or carport entered from an alley or side street shall be set back from the side street or alley a minimum distance of eighteen (18) feet. 4-7 SPOKANE VALLEY UNIFORM DEVELOPMENT CODE DRAFT 3. Except for the air conditioning compressors of detached single-family residential, cooling towers and similar accessory structures are rewired to observe all front, side or rear yards. 4. Carports accessed from a rear alley or side street shall shelter no more than three (3) vehicles, shall not exceed twenty-four(24)feet on its longest dimension, and shall be looted no closer than three (3) feet to any side or rear lot line. 5. Swimming Pools must be located behind front building setback lines and at least three (3) feet from the property line. All pools must be completely enclosed by a fence or wall no less than six (6) feet in height with self-latching and self-closing gates. The latching device shall be located on the pool side a minimum of 4Y2 feet from the ground. Automatic electric gates may be used, provided closing action is initiated within sixty (60) seconds after passthrough of a vehicle or persons. Temporary fencing is required during excavation. 6 Home occupations are permitted as accessory uses subject to the following requirements: i. Property shall retain a residential appearance and character; ii. The use, including storage space, shall not occupy more than 49% of the residence's livable floor area. iii. The Home Occupation, including storage, shall be carried out entirely within the residence and shall not occupy a detached accessory building. iv. Only members of the family residing on the premises shall be engaged in the home occupation; V. One unlighted sign not exceeding four square feet in area is permitted; vi. There shall be no window display nor shall sample commodities be displayed outside the building; vii. The hours of operation of a home occupation shalt extend from seven am. to ten p.m.. Viii. Loading docks and mechanical loading devices are not permitted. ix. No traffic or parking of vehicles shall be generated by a home occupation in greater volumes than normally expected in a residential neighborhood and any need for parking roust be accommodated within the required off street parking for the dwelling unit. Section 4.11.-4.14. Reserved Section 4.15. Height and Area Regulations. Section 41.1_ General Provisions. 1. Height. a. Cooling towers, roof gables, chimneys and vent stacks and Citizens Band (CB) antennae may extend for an additional height not to an additional ten (10)feet above maximum. b. Water stand pipes and tank, church steeples, domes and spires and school buildings and institutional buildings may be erected to exceed three (3)stories or 45 feet in height, provided that one (1) additional foot shall be added to the width 4-8 SPOKANE VALLEY UNIFORM DEVELOPMENT CODE DRAFT and depth of front, side and rear yards for each foot that such structures exceed the maximum height. c, No structure may be erected to a height in excess of that permitted by applicable Airport Hazard zoning regulations. d. Height and area regulations are set forth in Residential Height&Area Regulations (Section 4.15.2) and Non-Residential Height&Area Regulations (Section 4.15.3). 2. Front Yards. a. No fence or wall over 36 inches in height, or building or other structure shall be allowed in front yard. b. Where lots have double frontage, running through from one street to another, the required front yard shall be provided on both streets. c, Where the frontage on one side of a street between two intersecting streets is divided by two or more zoning districts, the front yard setback shall comply with the requirements of the most restrictive district for the entire frontage. d. Every part of a required yard shall be open and unobstructed except for permitted accessory structures, and the ordinary projections of window sills, belt courses, cornices and other architectural features projecting not more than twelve (12) inches and roof eaves projecting not more than twenty-four (24) inches. e. No supporting member of any garage, carport or other automobile storage structure shall be located within the required front yard or within the required yard on a side street 3. Side Yards. a. Any residential side yard abutting a collector or thoroughfare shall have a side yard setback of not less than 25 feet This applies to corner lots and lots located on cul-de- sacs abutting collectors or thoroughfares. b. No accessory building or structure may be erected within three (3) feet of any rear or side property line, or be located within any public or private easement 4 Rear Yards: Any residential rear yard abutting a major thoroughfare requires a fifteen-foot rear yard setback, in addition to the rear yard set back required by Section 4:15.2. of this Code. 4-9 Residential Zone Dimensional Standards R-1 R-2 R UR-7 R-4 UR MF-12 l R-MF-22 Single Single Single Single Multi- Single Multi- Single Mulli- Family Family Family Uaplea Family Duplex family Family Duplex family Family Duplex family LetAreafDwelling Unit 40,003 13,000 7,500 20;00540301 11,000 15,3001 4,200 5000 6,000 1,600 34230 6,00U Lot Frentage 50 SO 80 _ €fi 90; 10Th 50 59 00 20 40 617 3 Lot Depth j 80 80 100 -- � 80 BC 100 Fray!.- Setback 35 25 25 25 25 25 25 25 25 25 25 25 C Flea[Yard Setback 25 20 20 15 15 15 15 15 15 18 15 15 Side Yard Setback 5+• 6** 5t' S+' S** 5+• 5+• 5+` 5+• 5+^ 5+* 154-'>10 Corner Lol Setbacks 35 25 25 25 25' 25 25 25 25 25 26 25 Density(DUPAcre) 1 3. 5.5 7 7 7 12 12 12 2i. Lot Coverage 30.0% 500% E0.0% 60,0% 55.0% 55.0% 55,0% 00.0% 50,0% 60.0%' 65.0% 55,0% 65.0% EBuilding Height(in feel) 35 3 35 35 35 35 40' 40 40 50 51J 50 • Building 2% 2% 2% 2% 3 3 3 4 4` 4 ' Minimum Setback 5 for each story of structure {rl "Clear view Triangle only PUDs SOLAR LOT STANDARDS MF-12 MF-22 .144 MF-1-2 MF-22 R-3 R-7 SF Duplex SF Duplex 1 Lot Areall7welling Unit T9fi0 #2, 1015 275130 goo 57000 d‘200 3 0 53-UO0 500 Let Frontage 40} 50 q5 ;1y 30, 30 45 50 30 E Lot Depth _ NA NIA NIA BILA NIA N/A $0 50 NA E Front Yard Setback ;, 25 45 44 24 25' 251 25 23 2 Rest Yard SDlback iti) 0) r+li [ar 20 45 4- 44 44 Side Yard Setback 41 or (11 re (0 .o Corner Lot Setbacks (+/ (-4 11 , 25. 25 25 25 i i E Density(DUPAcre) 5.35 r 4.35' 7` 7` Lot Coverage _None F01-0' Mone t}0 5QO4. 60,0% 604.7.4 60,0 5,144, building Height(in feel) 35 35, 40 40 40 40 g bonding Height(in stories) D ` A FT REVISION City of Spokane Valley Planning Commission RULES OF PROCEDURE We, the members of the Planning Commission of the City of Spokane Valley, State of Washington, pursuant to the City of Spokane Valley Ordinance No.35, do hereby adopt and publish the following Rules of Procedure: ORGANIZATION AND RULES OF PROCEDURE 1. Name A. The "City of Spokane Valley Planning Commission", hereinafter referred to- as the "Commission", is an advisory body created by theCity Council for purposes consistent with Ordinance No. 35. 2. Location A. The Commission offices shall be the City Hall of the City of Spokane Valley. 3. Officers Unless otherwise required by a vacancy in office, the Commission shalt organize every second year in accordance with Ordinance No 35_ A. Officers of the Commission shall be elected from its membership; the officers shall be Chair, Vice Chair, and other appropriate officers that the Commission may choose to approve and appoint by majority vote_ B. The Chair shall preside over the Commission and exercise all powers incidental to the office, retaining, however, the full right as a member of the Commission to propose, second motions, and have a vote recorded on all matters of the Commission. C. The Vice-Chair shall, in the absence of the Chair from any meeting, perform all the duties incumbent upon the Chair, and retain the full right as a member of the Commission in the same manner as the Chair. 4. Secretary of the Commission A. The Director of the Department of Community Development or his/her designee shall serve as the Secretary to the Commission. 1 B. The Secretary shall provide for a tape recording of Commission meetings, including public hearings and shall ensure that summary minutes of all public hearings are prepared and filed in the public record. C. The Secretary will conduct and record a roll call of the Commission members at each meeting =: public hearing, and shall note for the record attendance at study sessions_ 5. Election of Officers A. Officers shall be elected at the second regular meeting in the 11th calendar month of each year, by majority vote of the membership of the Commission. Terms of office shall run from January 1 following the election meeting until December 31 of the second year, or until a successor has been elected. No Commission member shall serve more than two full consecutive terms as Chair of the Commission. No member shall serve as vice-chair for more than two full consecutive terms, B. A vacancy in any office will be filled by a special election, to be held at a convenient time with a majority present. In the event that the office of Chair is vacated, the vice-chair shall serve in that capacity until the required special election is held. Any member of the Commission is eligible to fill the vacancy. However, no member can hold two office positions. 6. Quorum A. A quorum shall consist of four members of the Commission and no action can be taken in the absence of a quorum except to adjourn the meeting to a subsequent date. Aquorum must be present for public hearings and study sessions. 7. Voting A. The affirmative vote of a majority of those present shall be necessary for the adoption of any motion or other general matter. B. For the conduct of business dealing with matters: which require adoption or changes to the City's Comprehensive Plan and the election of officers, at least four affirmative votes must be oast. Each member of the Commission is entitled to one vote but no proxy shall be allowed. 8. Meetings A. There shall be two planning Commission regular meetings each month. The meetings shall be held on the 2nd and 4th Wednesdays of the month, commencing at 6:3C p.m. 9:302311. until July 31. '0:1-L. and, thereafter, on the 2nd and 4th Thursdays of the'month at the time set forth above_ Meeting ending time C051 p.o. 2 can be extended by a majority vote of the commission. Meetings may be used for general planning matters, study sessions or public hearings as described below. 1. Meetings on General planning Matters. General planning matters to be reviewed by the Commission will be typically be preceded by a study session of the Commission to discuss the issues with Community Development Department staff. Generally, no testimony from the public shall be taken at a study session. 2. Public Hearing Meeting. A public hearing is a meeting wherein general business and public hearing items, such as the Comprehensive Plan and development regulations are discussed and decided. 3. Scheduled meetings may be canceled or convened at other times if deemed necessary by the Chair or, in the absence of the Chair, by the Vice-Chair. Notice of cancellation shall be given personally to Commission Aembers and to the public by posting a notice at Commission offices. 4. The recommended order of business for meetings is: (a) Call to order by Chair. (b) Pledge of Allegiance. (o) Roll call by recording secretary. (d) Approval of Agenda. (e) Approval or amendment of minutes. (f) Commission Members Report (g) Administrative Report. (h) Commission Business, a. Old Business b. New Business (i) Public Comment, . (j) For the Good of the Order. (k) Adjournment. B. Planning Commission meetings shall be held in accordance with the requirements of the Open Meetings Act, RCW Chapter 42.3C. C. Special meetings and study sessions may be called: I. By the request of the Chair, or, in the Chair's absence, by the Vice-Chair. 2. By the written request of three or more members of the Commission. 3. By agreed motion of the Commission. 9. CONDUCT OF HEARINGS 3 A, Actions for a Planning Commission Public Hearing. 1. Prior to the start of the public hearing, the Chair may require that all persons wishing to be heard shall sign in with the Secretary , giving their names and addresses, the agenda item, and whether they wish to speak as proponent, opponent, or otherwise. Any person who fails to sign in shall not be permitted to speak until all those who signed in have done so. At any public hearing, persons who have signed in and wish to be heard shall be given an opportunity to be heard. However, the Chair shall be authorized to establish speaker time limits and otherwise control presentations to avoid repetition. The Chair, subject to concurrence by the majority of the Commission, may establish time limits and otherwise control presentations. The Chair may change the order of speakers so that testimony is heard in the most logical groupings, (Le., proponents, opponents, adjacent owners, vested interests, etc.) D. The Chair introduces the agenda item, opens the public hearing, and announces the following Rules of Order: '1. All comments by proponents, opponents, or the public shall be made from the speaker's rostrum, and any individual making comments shall first give his/her name and address. This is required because an official recorded transcript of the public hearing is being made. 2. It is not necessary to be a proponent or opponent in order to speak. If you consider yourself neither a proponent nor opponent, please speak during the proponent portion and identify yourself as neither a proponent nor an opponent. 3. No comments shall be made from any other location, and anyone making "out of order" comments shall be subject to removal from the meeting 4. tease a - Demonstrations, applause or other audience participation during or at the conclusion of anyone's presentation - ", t r distracting to the Commission and persons testifying. 5. These rules are intended to promote an orderly system of holding a public hearing, to give persons an opportunity to be heard and to ensure that individuals are not embarrassed by exercising their right of free speech. C. When the Commission conducts a hearing to which the Appearance of Fairness Doctrine applies, the Chair (or in the case of a potential violation by that individual, the Vice Chair) will ask if any Commission member knows of any reason which would require such member to excuse themselves pursuant to the Appearance of Fairness Doctrine. The form of the announcement is as follows: All Commission members should now give consideration as to whether they have: 4 (1) A demonstrated bias or prejudice for or against any party to the proceedings; (2) A direct or indirect financial interest in the outcome of the proceeding; (3) A prejudgment of the issue prior to hearing the facts on the record, or (4) Had ex parte contact with any individual, excluding administrative staff, with regard to an issue prior to the hearing. Please refer to Section 16(8) for more specific information on how to proceed where there has been an ex pare communication. If any Commission member should answer in the affirmative, then the Commission members should state the reason for his/her answer so that the Chair may inquire of administration as to whether a violation of the Appearance of Fairness Doctrine exists. CONDUCTING THE PUBLIC HEARING The Chair announces the matter and opens the public hearing stating the date and time. The Chair allows staff to describe the matter under consideration and place matters in the public record. The Chair inquires as to whether Commissioners have any questions of staff. If any Commission member has questions, the appropriate individual will be recalled. The Chair allows proponents, opponents and the public to offer testimony and evidence on the pending matter. The Chair may allow Commission members to ask questions of any person at the conclusion of their testimony. At the conclusion of the public testimony, the Chair asks staff if they wish to submit any additional information, testimony or evidence .F - for the record_ The Chair either closes or continues the public hearing. Additional testimony may not be requested or considered after the closing of the public hearing, unless the Chair declares the record open until a date certain for the purpose of receiving written testimony or materials. The Chair inquires if there is a motion by any Commission member, If a motion is made, it shall be in the form of an affirmative motion_ Following the motion and its second, discussion occurs among Commission members. The Chair inquires if there is any further discussion by the Commission members. The Chair inquires if there are any final comments or recommendations from staff. 5 The Chair inquires of the Commission members if they are ready for the question. The Secretary records a roll call vote. The Chair may direct staff to prepare findings for approval. D. Pre-filing of testimony or evidence is encouraged and may be delivered to the Department of Community Development in advance of a hearing_ 10. Agenda, Staff Reports and Minutes for Regular Meetings. A, Typically, a copy of the agenda for every regular meeting of the Planning Commission shall be sent to each member up to seven (7) days prior to the date of the meeting. B. If available, staff reports will be sent to Planning Commission members with the agenda. Agendas and staff reports will be made available to applicants and the public at the same time. It Minutes and Communications with the City Council. A. Minutes of all meetings shall be kept and the complete files of proceedings and actions taken in connection therewith shall be considered the public record and filed with the City Clerk. The Secretary shall provide the Commission members with a set of minutes of the previous meeting_ These minutes shall be considered for approval by the Commission at a regularly scheduled public meeting and upon approval shall become part of the official record of action of the Camrnission_ Minutes shall also be transmitted as correspondence to the City Council for general information. B The assigned City Council Liaison may attend meetings for the purposes of communications with the Council as set forth in the "CITY OF SPOKANE VALLEY GOVERNANCE COORDINATION MANUAL". 12. Recording of Meetings Proceedings of all public hearings shall be recorded and retained. Proceedings of study sessions or workshops may be recorded at the discretion of the Planning Commission Chair_ 13. Temporary Committees The Chair shall have authority to create temporary committees of one or more members and to appoint the members 10 such committees, which may be charged with such duties as examination, investigation and inquiry into one or more subjects of interest to the Commission. No temporary committee shall have the power to bind the 6 Commission to the endorsement of any plan or program. The Chair may appoint citizens to committees of the Commission. 14. Code of Conduct A. Prohibited Acts. Members of the Commission are prohibited from: 1. Acting in a manner, which would result in neglect of duty, misfeasance or malfeasance in office. 2. Acting in a manner that intentionally disrupts Commission meetings. 3. Missing six (6) or more regularly scheduled meetings or study sessions in a 12- month period without such absence being excused by the Commission. 4. Using his or herposition to secure special privileges or exemptions for himself, herself, or others. 5. Directly or indirectly giving or agreeeing to receive compensation gifts, rewards, or gratuities from any source, except the City of Spokane Valley, for a matter connected with or related to the services as a member of the Commission, unless otherwise provided by law. 6, Accepting employment or engaging in business or professional activities that he or she might reasonably expect would require or induce said member to disclose confidential information acquired by reason of membership on the Commission. 7. Disclosing confidential information gained by reason of his or her membership on the Planning Commission or using such information for his or her personal gain or benefit. 15. Conflict of Interest A. Any Commission member having a direct or indirect interest in, or who would benefit from any matter, shall disclose this interest and shall, if deemed appropriate by that commissioner or required by law, refrain from participating or voting on the matter. B. No member may participate or vote on a matter unless the member has been in attendance at all public hearings regarding such matter or has listened to the taped recording of the public hearing and reviewed the written record of the matter in question. 16. Appearance of Fairness 7 A. The Commission shall adhere to the applicable requirements of theappearance of fairness doctrine, RCCA! Chapter 42.36. B, During the pendency of any quasi-judicial proceeding, no Commission member may engage in ex parte communications with proponents or opponents about a proposal involved in the pending proceeding, unless the Commission member: (1) places on the record the substance of such oral or written communications; and (2) provided that a public announcement of the content of the communication and of the parties' right to rebut the substance of the communication shall be made at each hearing where action is taken or considered on the subject. This does not prohibit correspondence between a citizen and Commission members if the correspondence is made part of the record, when it pertains to the subject mailer of a quasi-judicial proceeding. (RCW 42.36 060) 17. Review of These Rules of Procedure The Planning Commission shall review these rules of procedure on the first anniversary of their adoption and every other year thereafter. Any amendments identified by the Planning Commission shall he forwarded to the City Council for review and ratification. KNOW ALL PERSONS BY THESE PRESENT: That the undersigned Secretary of the Spokane Valley Planning Commission does hereby certify that upon review and majority vote the above and forgoing rules have been duly adopted by the members of said Commission. By: Secretary of the Commission Date. Nov. 10,2003 Bill G.tr+mann Possible changes t©: Standing Rules, Rules of Order,Rules of Procedure, By-Laws, and Constitutions 1. Make changes to Rules of Procedure as indicated. 2. Possible additional changes to Rules of Procedure: A. These are by-laws; should we call them that? B. Remove requirement that Chair announce Rules of Order before a public hearing. C. Change designation of Rules of Order to something else. D. Should date and times of meeting be in ROP, or just that two meetings per month are scheduled, 3. Should the Ordinance reference Rules of Procedure? 4. Where should Rules of Order be stated? 5. We need to adopt Rules of Order. CI _mg riPJ J r + r - , CITY OF SPOKANE VALLEY SPOKANE COUNTY,WASHINGTON ORDINANCE NO.35 AN ORDINANCE OF THE CITY OF SPOKANE VALLEY,SPOKANE COUNTY, WASHINGTON,CREATING A PLANNING COMMISSION AND ESTABLISHING THE DUTIES THEREOF. WHEREAS,the City of Spokane Valley is a non-charter code city authorized to create a Planning Commission which will serve in an advisory capacity to the City Council; WHEREAS, the City will adopt a Comprehensive Plan and Development Regulations to guide the reasonable and orderly development of the City, WHEREAS,the City Council wishes to respond to the expressed concerns of eitieens that immediately after incorporation the City begin a comprehensive planning process and review of development regulations; and WHEREAS, the City of Spokane Valley desires to encourage citizen input into the planning process by establishina a Planning Commission which will study, receive public input and recommend a Comprehensive Plan and Development Regulations to the City Council for review and adoption. NOW, THEREFORE, the City Council of the City of Spokane Valley, Washington, do ordain as follows: Section 1. Establisbment and Purpose. There is created the City of Spokane Valley Planning Conunissiorj. The purpose of the Planning Commission is to study and make recommendations to the Mayor and City Council for future planned growth through continued review of the City's comprehensive land use clan, development regulations, shoreline management, environmental protection, public facilites, capital improvements and other mattteie as directed by the City Council, Section 2. Membership. 1. Qualifications: The membership of the Planning Commission shall consi the Mayor and confirmed by the City Council. Subsequent terms shall be for a three (3) year period. `Perms shall expire on the thirty-first day of December. 4. Removal. Members of the Commission may be removed by the Mayor, with the concurrence of the City Council, for neglect of duty, conflict of interest, malfeasance in office, or other just cause, or for une xcused absence from three (3) consecutive regular meetings. Failure to qualify as to residency shall constitute a forfeiture of office. The decision of the City Council regarding membership on the Planning Commission shall be final and without,appeal. 5. Vacancies. Vacancies occurring other than through the expiration of ter is shall be filled for the unexpired term in the same manner as for appointments 6. Conflicts of Interest. Members of the Planning Commission shall fully comply with RCW 42.23, Code of Ethics for Municipal Officers, RCW 42,36, Appearance of Fairness,and such other rules and regulations as may be adopted from time to time by the City Council regulating the conduct of any person holding appointive office within the City. No electedofficial or City employee may be a member of the Planning Commission. Section 3. Meetings--Rules. 1. The Planning Commission shall every second year organize and elect from its members a Chair,who shall preside at all meetings of the Commission and perform such other functions as determined by rule, A Vice-Chair shall be elected to preside in the absence of the Chair. A majority of the Commission members shall constitute a quorum for the transaction of business, and a majority vote of those present shall be necessary to carry any proposition. 2, The Commission shall determine a regular meeting schedule(time, place and frequency) and shall meet, at least, one time every month. All meetings shall be open to the public. 3. The Commission shall adopt such rules and regulations as are necessary for the conduct of business and shall seep a taped record of its proceedings, Section 4, Staff Support_ Administrative staff support to the Planning Commission shall be provided by the City Planning and Community Development Department. in addition, the Commission,through its Chair may request formal opinions or memorandums from the City Attorney or Planning and Community Development Director onany pending matter_ Section 5. Duties and Responsibilities. The Planning Commission, as an advisory body to the City Council,shall perform and have the following duties and responsibilities: I. Assist in the preparation of a Comprehensive Plan and Development Regulations hi compliance with RCW 36.70A and 35A.63 including the establishment of procedures for early and continuous public participation in the development and amendment of the Comprehensive Plan and the Development Regulations; 2. Review plans and regulations related to land use management, shoreline management, environmental policy, transportation systems, public facilities and capital infrastructure planning and development; 3. Upon request from the City Manager orCity Council, review C:Taxman 1s Red Sarinionulter LwALJ Scttingslremparuy lntond[FilcslOLiC11'4CniC n=Nu,351.doc potential annexations to the City; 4. Where design review is required by land use ordinances of the City, perform such design review unless that review is delegated to some other appointed body or City staff; 5. Identify issues and recommend priorities for geographic sub-areas including park and open space areas in the City; 6. Meet and confer with the Hearing Examiner to review the administration of land use policies and ordinances to enhance the planning and permitting process; 7. Make periodic written and oral reports to the City Council addressing work in progress and other significant matters relating to the City; 8. Hold public hearings in the exercise of duties and responsibilities; 9. Perforin such other dimes and powers as may be conferred by ordinance,resolution or motion of the City Courkcil. Unless otherwise assumed by the City Council, the Planning Commission shall hold all public hearings required to be held in the course of adoption or amendment to the Comprehensive Plan,the development regulations,adoption or amendment of the zoning map, or adoption or amendment of regulations for the subdivision of land, shoreline management, environmental regulations,and other land use ordinances of the City. Section 6. severability. If any section, sentence, clause or phrase of this ordinance shall be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of arty other section, sentence,clause or phrase of this ordinance. Section 7. Effective Date. This Ordinance shall be in full force and effect five (5) days after publication of this Ordinance or a summary thereof in the official newspaper of the City as provided by law_ PASSED ley the City Council this day of - •ruary, 003. Mayor,Michael lie lcrn g A interim City Clerk,Ruth I er CADoculttesier and Saanga3rm.u1lcrtoce1 SstlingacmpQy Internet Etcs\OLK111Ordiitsrcc No.351.doe NOTES SPECIAL JOINT WORKSHOP MEETING SPOKANE VALLEY CITY COUNCIL AND SPOKANE VALLEY PLANNING COMMISSDON November 6, 2003, 6:00 p.m. Attendance: Cauncilmemher s Staff _ Plannin. Commissioners Michael.DeVleming,Mayor Dave Mercier,City Manager Bill Gothmann, Chair Diana Wilhite,Deputy Mayor Nina Regor, Deputy City Mgr Ian Robertson,Vice-Chair Dick Denenny, Councilmember Marina Sukup,Comm.Dev,Dir. Fred Beaulac Mike Flanigan,Councilmember Greg McCormick,Long Range Planning Mgr. Bob Blum Rich Munson,Councilmember Scott Kuhta, Long Range Planner David Crosby Gary Schimmels, Councilmember Nell Kersten,Public Works Director Gail Kogle {► Steve Taylor,Councilmember Kevin Snyder, Current Planning Mgr, Tom Scholtens,Building Official ' 1 1‘61, £ Chris Bainbridge, City Clerk Agenda: SWOT Process Deputy City Manager Nina Regor welcomed everyone to the meeting, followed by individual introductions. Ms. Regor explained that the SWOT process is a first step in articulating a vision and setting priorities for the City's Comprehensive Plan, that it provides the framework for discussion in the community, and sets the stage for future work on the City's overall community vision. She explained that tonight's ground rules are to express viewpoints in terms that are not open to multiple interpretations, to encourage everyone to speak, and not to critique others' choices or opinions. Ms. Regor explained that for each component of SWOT (Strengths, Weaknesses, Opportunities,Threats), each table will have five minutes to brainstorm,ten minutes to write down the top three (or more) traits, and that at the end of the process, all groups will report their results openly. It was also mentioned that tonight should address all areas of the Comprehensive Plan and not focus just on land use. Strewth s Opportunities advantages—natural or man-made Current strengths that can be built upon what is done well Current weaknesses easily converted or transferred assets or resources Positive trends that we can take advantage of strengths as perceived by others Weaknesses Threats what is currently not available but should be Current weaknesses not easily converted or transferred what is done poorly or could be improved Negative trends that we currently or will face what should be avoided Obstacles to overcome Meeting participants were divided into three groups,each group with a different staff facilitator Group l —Marina Sukun Group_2 --GreE McCormick Grow] 3 —Scott Khuta Rich Munson Dave Mercier Bob Blunt - Diana Wilbite Dick Dcnenny Mike DeVleming Ian Robertson' Gary Schiarlmels Gail Kogle - Fred Beaulac= Mike Flanigan Steve Taylor John Carroll • Bill Gothina - David Crosby- At the conclusion of the process,participants placed colored dots to vote for each facet of SWOT,using blue dots for strengths, yellow for weaknesses, green for opportunity, and red far threats. Ms. Regor also took a few minutes to introduce other staff members: Public Works Director Neil Kersten, wilding Official Tom Scholtens,and Current Planning Manager Kevin Snyder. Mr, Scholtens mentioned that he noted many of the same issues appear in each SWOT category. Mr. Mercier said that although he is aware of the concern of substance abuse crimes, he was not aware of a community concern with gangs. Mr. othmann indicated he was impressed with how often humans were injected into the process and that success or failure depends on people. Mr. Snyder said he aces the access to resources as a strength and as a gateway to resources; that the idea was touched upon but not fully expanded of access to natural beauty and resources as a strength and opportunity to provide marketing aspects for the community. Ms. Regor said the next steps are to describe what was accomplished here tonight and pull in members of the community for their input and participation. Mr. Munson and Mr. Gothmann felt it would be beneficial to have a joint meeting as a follow-up of tonight's exercises. On behalf of the participants, Mr. Robertson thanked staff for their giving and professional leadership. The meeting ended at approximately 8:15 p.m. SWOT Group 9 Group 2 --- Grou 13 Strengths good roads Business diversity new start-no history of mistakes strong neighborhoods good geographic location developable land safe place to live good transport links good infrastructure affordable housing&Ilving essential services available economic opportunity community involvement residential diversity ecanorrlic diversity excellent education system available land to develop great people quality of life diverse natural resources low crime rale strong government leadership good schools&fire districts diverse economic base river Weaknesses lack of identity long range/comp planning lack adequately trained workers lack of living wage jobs Continue to accept status quo junk cars,trash, etc.) low medium income voter apathy No access for pedestrians thrrough traffic lack of identity no economic development plan Vacant retail buildings economy-lack of good jobs no export industries poor aesthetics urban sprawl bedroom community image drive only community Inadequate mix of affordable housing few cultural activities City not locally accepted disconnected neighborhoods inadequate library services no centers/corridors pockets between sprawling areas poor public transportation bedroom community inaccessible public transportation no frontage roads lock of public participation Opportunities new comp plan vacant land available for industrial development Regional leadership identity creation vacant land available for nnexation capitalize on communuity Involvement foreign trade zone start from scratch-no ' ' min set improve solid base-infrastructure&economic design affordable regional transportation council that works together-no baggage • creating instead of rebuilding harness volunteers and their enthusiasm develop couplet bypass I stepping forward to lead community growth outside traditional growth patterns Regional-near Idaho good community industrial rail, land for business not limited by traditions capitalize on"condo"and cure attitude with people decide how mass transit to help community pick economic forces/players redevelop urban centerfcore turn open space into parks protect quality of life develop dual town centers-north part civic or build but preserve open space ad hoc committees for specific projects commercial and historic center other areas attitude to prosper mixed use-annexations expand/improve transportation system-couplet expand thinking; not just parochial capitalize on can do"attitude civil attitude in transactions with community Threats gangs and drug abuse potential for interagency/jurisdictional squabbling growth mgmt act worsening state philosophy-anti-business lack of regional cooperation/coordination education deficit brain drain-people leaving potential for State rules incompatible w/close states lack of economic diversity local media not positive force for change TMCDL= no new development crime(meth),gangs&drugs loss of economic base pollution of aquifer State legislative Holy Oly town=#1 threat crimes against people, violence squelching new ideas lack of community vision absence of competitive ideas uncertainty of couplet inability to dream cuts to mass transit j Nutes,it Mg awned&Ptatusing Conuiissioa 1 l-06-43 'age I of Mapped Area a§ S:�:,(r th of 32nd Ave o� the C ty Lr,¢ Spokane e Va flet', Spokane County Scale:1 inch= 1125 ft(rounded) 09/03/03__��\�� ■■�■■■■■■'1111111■ ■■■1111 1111111in -. ��- --:-1��\���-��■1, 1.,,����1 � ■��■.� ■■ ■ I■■■ __i , 29 Et --kms ■ ■r.�It,;�F6_vziI l�1 11111 ■11111!11!;111■ltt 11�1A.11� \II1�1 �p �1�■�■� 1111111111;-r -■ a ■_ _ ■.�. r.;-4:11.111111111111M■■■ ■ ■111111■,- ';� lltttL tty;!■! 11113 lli�ltF= .PIMM.PIPPA ,\ ■ ■ ■�tt111�, .��1�� r�.�111�1111��,. � - --- f--- _�--_�--- -,�► 4,,111■ 1 L1■■ ■11111■i I■1■II■ 111111 i■■11111111■''11!1111111€.��' a�.d l l l l 1 l i l l l I l i ! ■!!■fii■!� mI0 0 of «�_ _�_�,.•�\ ��rIlZl�tlt)tltlt�- -avi-1111t117i!11111t1 gi i % �_I■�� ""1 �; %II,Illillap,1111i1111111M,EM,622111!Kinging111200:: `� st ..41:/� 11lR111111t11tt1 �■,��� � 1■� � �� m, �� ♦ \x!11t � 1111111-■■.,11■1 _h..._. ---- T ---� �j♦�1 •� � ��j�� IT■!1 �I! t�A 1ftt111t11111 r igIX1111 .1:.- 97 -'��t---- ] �,�' r �71�' it*n,�w d IR X11.', ■ 941111■ i 1 ��:Malt ,,,,,,, s.�,�....,02 ■\�`►��' i■ I 1111111....isi. -:■1■1■1■■■1 ■■.-� - r ♦ ♦ �� �.�. 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