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PC APPROVED Minutes 02-14-19 Regular Meeting Minutes Spokane Valley Planning Commission Council Chambers— City Hall February 14,2019 I. Chair Johnson called the meeting to order at 5:59 p.m. H. Commissioners, staff and audience stood for the pledge of allegiance. IH. Office Assistant Robin Hutchins took roll and the following members and staff were present: James Johnson Erik Lamb, Deputy City Attorney Danielle Kaschmitter Lori Barlow, Senior Planner Timothy Kelley arrived late at 6:01 p.m. Karen Kendall, Planner Robert McKinley Martin Palaniuk, Planner Michael Phillips, absent- excused Colin Quinn-Hurts, Planner Michelle Rasmussen, absent-excused Robin Hutchins, Office Assistant Matt Walton Deanna Horton, Secretary to the Commission Hearing no objections, Commissioners Rasmussen and Phillips were excused from the meeting. IV. AGENDA: Commissioner Walton moved to approve the February 14, 2019 agenda as presented. There was no discussion. The vote on the motion was five in favor, zero against, and the motion passed. V. MINUTES: Commissioner Walton moved to approve the meeting minutes from January 24, 2019 as presented. There was no discussion. The vote on this motion was five in favor, zero against and the motion passed VL COMMISSION REPORTS: Commissioner Johnson thanked Secretary Horton for going above and beyond in providing him the materials he needed in preparation for the meeting due to his absence. Commissioner Johnson advised he attended the City Council meeting February 5, 2019 regarding the Planned Action Ordinance for the Centennial Business Park that the Commission forwarded. The Council unanimously moved the item forward for a second reading and Chair Johnson congratulated the Commission on their work. He added that he attended a lecture put on by YWCA at Gonzaga and the speaker was Jackson Cats, PHD "What does it mean to be a strong Man". The lecture was regarding gender equality and was eye opening. VII. ADMINISTRATIVE REPORT: Senior Planner Lori Barlow had nothing to report, but commented that she would update the advanced agenda prior to the next meeting. VIII. P UBLIC COMMENT: On any subject which is not on the agenda. Barb Howard, City of Spokane Valley: Ms. Howard advised that her public comment from the January 24, 2019 meeting was not accurately reflected in the minutes. She stated her comment regarding East Rich was mistaken to be East Ridge. IX. COMMISSION BUSINESS: 02-14-2019 Planning Commission Minutes Page 2 of 10 i. Deliberations: CTA 2018-0005, a privately initiated amendment to Spokane Valley Municipal Code (SVMC) 19.40.050, 19.40.060 and 19.060.050, proposing changes to duplex and townhome development standards. Senior Planner Lori Barlow summarized that the amendment would modify the Permitted Use Matrix in SVMC 19.60.050. This amendment would change the Matrix to add supplemental regulations to the requirements for duplexes and would eliminate townhomes in the R-3 zone. This would also add supplemental regulations restricting duplexes to one duplex per acre, they would be required to be on separate lots with separate parcel numbers. This amendment would also add regulations dictating duplex location and proximity to each other. Lastly, this would modify Cottage Development standards by requiring that the development have more than one owner. Ms. Barlow explained that the Commissioners asked if the City had employment projections or information relative to rental verses owner occupied housing at the previous meeting. Ms. Barlow noted that she was unable to identify employment projections for the City, but she was able to collect data from the 2018 census regarding owner occupied housing units. Ms. Barlow provided a map depicting housing units at the Census tract level identifying the percentage of homes that are owner occupied within each tract. Ms. Barlow explained the Census counts each dwelling unit as well as each single family home highlighting that anything considered to be a"dwelling unit" was captured. For example, each unit within a multi-family complex is a unit that would be counted. Ms. Barlow concluded that the closer the areas are to corridors or the freeway the higher the rental rates,moving further south and east of the City the owner occupied rate increases in those lower density zones. Commissioner Kelly requested clarification asking if the percentages listed are owner occupied or rentals. Ms. Barlow explained the percentages reflect owner occupied homes. Commissioner Kelly asked how the map depicts rentals. Ms. Barlow explained that the census identified these percentages by counting everything (single family, duplexes, apartments, manufactured homes, etc.) that constitutes a dwelling unit. Continuing that some of the tracts have very dense single family residential neighborhoods, but also have a high number of apartment complexes. When these land uses are combined in the tract, the results are skewed by the high number of apartments within the complexes. The rentals are concentrated in one area; while if you look closer in the neighborhood the single family areas have a very high percentage of owner occupied homes. Commissioner Johnson stated he was surprised to see 84 %rental occupied units east of Pines Road and south of the freeway. Ms. Barlow advised that the area in question has 900 housing units and 148 of them are owner occupied. Commissioner Walton asked if the City has any current applications for new duplexes or townhomes pending. Ms. Barlow stated she does not have information on current construction permits. Information on the number of platted lots or plats under review could be compiled, but it's problematic due to the length of time that it may take a developer to record a plat following preliminary review. She continued to explain the three step process for approving a plat She concluded that it is difficult to know how many lots may be developed with duplexes versus how many lots are large enough to allow a duplex. Commissioner Johnson asked about a letter received in the packet from Leonard and Nancy Percell, stating there was no date stamp on the letter and asked when it was received. Ms. Barlow explained the letter was forwarded to the City via an email from Ms. Pete Miller who was aware that it was not provided to us in time for the public 02-14-2019 Planning Commission Minutes Page 3 of 10 hearing. After discussion with the legal department it was determined it could be provided for consideration as the public hearing was still open. Commissioner Johnson asked for clarification on the number of duplexes that would be reduced. Ms. Barlow explained that table three of the staff report captures how many duplexes would be allowed under the current regulations verses how many duplexes would be allowed if this code text amendment were to be passed. Ms. Barlow explained that should you have a lot size of 10,000 to 15,000 square feet you would be allowed one duplex under the current regulations. She continued that the code text amendment as proposed insinuates you would have to have at least one acre of land and would not allow any duplex development on 10,000 to 15,000 square feet. Commissioner Johnson clarified that the 161 vacant lots that were 15,000 to 39,930 square feet would allow one to three duplexes or two to six dwelling units under the current code. Commissioner Johnson stated that under the proposed amendment up to one duplex could be developed, and that was agreed upon by Ms. Barlow. Commissioner Johnson stated that the amendment could potentially impact up to 600 dwelling units. Ms. Barlow concluded that this amendment does not affect our land capacity analysis to due underlying minimum lot size being the same for a single family dwelling as it is a duplex. Commissioner Johnson asked about developmental rights. Deputy City Attorney Eric Lamb explainedthat the City regulates land use and restrict rights through zoning. Mr. Lamb added that the duplex portion of this proposed regulation limits the number of duplexes,but does not necessarily limit the number of dwelling units in total. The applicant would not be prohibited from constructing and using the land for residential purposes with the same number of dwelling units. Mr. Lamb added it may be cheaper to build duplex dwelling units, and the developer may see a different return on investment but no total loss of units allowed would occur and thus no substantial injury incurred. Mr. Lamb added that from a taking standpoint staff isn't overly concerned, but it is something to consider. Ms. Barlow concluded that if the Planning Commission recommendation is for approval, staff requests the Planning Commissioners provide specific direction as to how to rewrite the proposal making it implementable to alleviate staffs concerns. Commissioner Johnson asked about a concern heard during public comment regarding the feasibility of cottages as a viable development. Ms. Barlow explained that if this were to be implemented as written, cottage development may not be allowed. Commissioner Walton stated his concern was intent verses interpretation regarding owners selling after development and if they would be in violation. Mr. Lamb added the City does not regulate who purchases a property, since that is a private transaction between two parties. Mr. Lamb added that if the application indicated multiple owners the City would have no recourse. Commissioner Walton asked if the City has determined an interpretation on converting a single family to a duplex and how that would be regulated or impacted and the answer was no. There was discussion regarding a dwelling that could be developed as duplex and the permit review process to determine if it can be done. Ms. Barlow added that for the record the addition of accessory dwelling units(ADU) is different than converting a home to a duplex. This happens frequently and the ADU does not require a 5,000 square feet lot per dwelling unit. Hearing no further questions Chair Johnson closed the public hearing at 6:40 PM During deliberation Commissioner Kelley stated the testimony from public comment was excellent and understands their passion; however, he cannot see how to implement this as presented. Commissioner McKinley added he agreed with Commissioner Kelley and had 02-14-2019 Planning Commission Minutes Page 4 of 10 nothing further. Commissioner Kaschmitter stated that she understands the desire to protect the neighborhood character and the traffic concerns, but did not feel the proposal to be consistent with the Comprehensive Plan. She added she is concerned with the availability of affordable housing and is not in favor. Commissioner Walton expressed his worry in trying to find a solution to the problem. He noted he has seen the uptick in apartments and duplexes. Commissioner Walton stated he understands the community character is changing and gave the elimination of the open space requirement in the Mixed Use zones as an example He finds it concerning to see a more urbanized Valley. He continued with his concerns regarding the language and how difficult it would be to achieve while keeping in line with the Comprehensive Plan and concluded that he could not support this proposal as presented. Commissioner Johnson stated he understands the feelings surrounding the quality of life as he grew up here and gave examples of his childhood. Commissioner Johnson asked what the Valley would look like if it had been decided back then that they didn't want growth. He added that change happens. He applauded the applicants for their work on the amendment and effort to impact change in a positive manner. He went to state, that as a government entity we have to consider the common good and the common good does not necessarily mean what is best for a few. He went onto explain that he agrees that owner occupied is much more desirable environment and encourages more investment into the community. Commissioner Johnson felt if there was a moratorium on development of duplexes there could be litigation. He concluded that he could not support this proposal. Commissioner Kelley moved to recommend denial of CTA 2018-0005. Commissioner Walton stated there is still opportunity for residents to engage moving forward and encouraged citizens that have concerns to come forward to the City Council or member of the Commission to voice their opinions. The vote on the motion was five in favor and zero opposed and the motion passed ii. Study Session: Proposed 2019 Comprehensive Plan Amendments Ms. Barlow gave some background and introduced the 2019 Annual Comprehensive Plan Amendment process. Ms. Barlow explained that the deadline for applications was October 31, 2018 at which time the City had received three privately initiated and seven City initiated Comprehensive Plan amendments. The City Council approved the docket on November 20, 2018 and the City began notification requirements and review. Ms. Barlow advised the Commission will conduct the study session and that the public hearing is scheduled February 28, 2019 with deliberations to be held on March 14, 2019. Ms. Barlow highlighted procedural recommendations and urged the Commission to consider the information provided and public comments. She noted that public comment had not been closed and the Commission would receive additional comments up to the public hearing. Commissioner Johnson confirmed that these proposals will be addressed individually but will be forwarded to the Council as a group. Ms. Barlow explained that yes, during the public hearing stage each proposal would be discussed individually to allow for ease of public comment. Each item will be addressed individually by the Commission and can be modified, approved or denied. Finally, the recommendations will be forwarded to the council as a complete package. Mr. Lamb added that the law requires these items to be considered collectively to ensure that the impacts are considered cumulatively. 02-14-2019 Planning Commission Minutes Page 5 of 10 a. CPA-2019-0004: A City Initiated Amendment to update implementation strategies to remove completed strategies, update timelines, and add new strategies consistent with the goals and policies in the Comprehensive Plan. Ms. Barlow introduced Comprehensive Plan Amendment CPA-2019-0004. Ms. Barlow explained that this will modify some strategies in Chapter 2 to refresh some language and bring it into sync with the City's objectives. This will remove strategies that have been completed, update timelines and modify with new information. Ms. Barlow gave an example of strategies to remove such as pursuing funding for the Barker Grade separation since the money has been procured and the City is moving forward. b. CPA-2019-0006:A City Initiated Amendment to Annexation and policy additions. Ms. Barlow introduced Comprehensive Plan Amendment CPA-2019-0006. Ms. Barlow explained that this amendment would be to modify the existing annexation policies and add one additional policy. The proposed amendment would require the City to develop criteria for processing annexation requests and would develop framework for regulations in the future. This amendment would also identify land use designations in our unincorporated urban growth area. Lastly, a policy would be modified to include that the City looks at fiscal impacts to utilities when considering annexation. c. CPA-2019-0008 A City Initiated Amendment to create a new map appendix of the most recently adopted maps. Ms. Barlow introduced Comprehensive Plan Amendment CPA-2019-0008. Ms. Barlow explained that this introduces a new map appendix to the Comprehensive Plan. The maps are not new to the City but the appendix is new to the Comprehensive Plan. The appendix will capture the maps and attached them to the Comprehensive Plan making them more accessible to the public at a manageable size. d. CPA-2019-0005 A City Initiated Amendment to update pedestrian and bicycle component of the Transportation Element and related goals and policies. Transportation Planner Colin Quinn-Hurst introduced Comprehensive Plan Amendment CPA-2019-0004. Mr. Quinn-Hurst explained that this amendment updates the pedestrian and bicycle components in completing the pathway and trail network. This will add language to support consideration of Complete Streets. Mr. Quinn-Hurst explained that the bicycle and pedestrian plan was first established in 2011 and the updates will revise the components to reflect changes in the network based on current conditions and practicalities. The 2011 recommendations included a network of 156 miles of sidewalk, 38 miles of bike lanes and 28 miles of new pathways. Mr. Quinn-Hurts explained that with 156 miles at $600.00 per foot for a new side walk the cost is a substantial amount of money adding up to half a billion and decades of time. Mr. Quinn-Hurst stated the City conducted a public involvement process that included attending community events and an online survey. Through the survey it was determined that the top priority for improvements was a completed sidewalk system the second priority was good pavement, and third priority was pathway and bikeway improvements followed by crosswalks. The City administered a technical evaluation looking at crashes and safety, congestion and travel patterns, to find "hot spots"where improvements would have the largest impact and fit in line with public 0214-2019 Planning Commission Minutes Page 6 of 10 comment. In conclusion adding text to Chapter 5 would outline these priorities, add language to support the goal of connecting the pathway network by linking the Appleway Trail to the Centennial Trail. Lastly this amendment would add language supporting eventual consideration of a Complete Streets ordinance to leverage existing funding. e. CPA-2019-0007 A City Initiated Amendment to update Figures 26, 27 and 46 to reflect changes and amendments to pedestrian and bicycle facility recommendations. Mr. Quinn-Hurst introduced Comprehensive Plan Amendment CPA-2019-0007. Mr. Quinn-Hurst advised this proposal is to update the Sidewalk, Bicycle and School District Maps to reflect completed projects and updated networks. f. CPA-2019-00010 A City Initiated Amendment create a new appendix of transportation projects for a 20-year period that is informed by existing studies. Mr. Quinn-Hurst introduced Comprehensive Plan Amendment CPA-2019-0010. Mr. Quinn -Hurst advised this amendment will create an appendix showing a list of 20- year transportation projects. This will be regularly updated as a resource for vetting and developing our transportation projects to make them eligible for grant opportunities Commissioner Kelley asked about the implementation of a sidewalk in R-3 residential zones on private property and how the setbacks are addressed with the ' homeowner. Mr. Quinn -Hurts advised that is one of the largest challenges of constructing sidewalk as property owners often have landscaping in the City right-of- way. ight-ofway. It was discussed that the City has the authority to construct the improvement within public right-of-way and that the City pays for all sidewalk improvements when it is a City initiated project. The resident has no cost to them. g. CPA-2019-00001: A Privately Initiated Amendment to change the Comprehensive Plan Land Use Designation from Industrial(I) to Single Family Residential(SFR) and to change the Zoning District from Industrial(I) to Single Family Residential Urban (R-3). Planner Karen Kendall introduced CPA-2019-0001 a privately initiated Comprehensive Plan amendment, located 300 feet south of the intersection of Park Road and Broadway Avenue. This site-specific Comprehensive Plan Map and Zoning Map amendment is requesting to change the Comprehensive Plan Land Use Designation from Industrial (I) to Single Family Residential (SFR) and to change the Zoning District from Industrial (I)to Single Family. Ms. Kendall went on to explain the potential incompatibility of rezoning the site to R- 3 from Industrial as it would reduce the allowable uses from a broad range of industrial uses to single family, duplex, cottages, townhomes, daycares, school and church uses. The R-3 zone would allow six dwelling units per acre and up to 12 units per acre with cottage development. Changing the land use designation and zoning of the subject parcel will impact adjacent industrial properties as future development will be subject to transitional regulations, limiting ability for full site development. The transitional standards include greater setbacks, screening requirements and various other restrictions. Ms. Kendall explained that if approved, the transitional regulations would apply to any new development on the four parcels adjacent to the subject parcel Iocated 02-14-2019 Planning Commission Minutes Page 7 of 10 to the west and south. Ms. Kendall went on to explain that two of the surrounding parcels have recent activity. One parcel has an active building permit and the other has gone through a pre-application meeting -both for industrial development. Commissioner Kelley asked questions regarding adding borders to residential and industrial properties and how this would affect the size of each parcel. Ms. Kendall explained that yes that would be the case, if this were to be changed to R-3 zoning it would impact the future development of the four adjacent parcels as the land surrounding the properties would become larger reducing the size of the existing. She referred to the graphic highlighting the areas affected by the transitional regulation. Commissioner Johnson asked for confirmation that one of the current parcels has development occurring. Ms. Kendall explained, one property has an active building permit and the other has completed a preliminary application meeting inquiring what they can develop on the property. The site does not have an active permit, however they are contemplating development. Ms. Kendall concluded the proposed amendment is not consistent with the City's Comprehensive Plan. Commissioner Walton confirmed that if this were to pass this change would isolate two parcels from the industrial zone bordering north Park Road. Commissioner Walton asked how this change would impact existing use of surrounding property's? Ms. Kendall advised the property would remain the same. if the amendment were to be approved and if the property owners choose to redeveloped the property to a nonresidential use in the future, they would have to comply with•the transitional regulations. h. CPA-2019-0002: A Privately Initiated Amendment to change the Comprehensive Plan Land Use Designation from Single Family Residential (SFR) to Neighborhood Commercial (NC) and to change the Zoning District from Single Family Residential Urban (R-3) to Neighborhood Commercial(NC) Planner Marty Palaniuk presented CPA-2019-0002, explaining this is a privately initiated amendment to change the Comprehensive Plan Land Use Designation from Single Family Residential(SFR)to Neighborhood Commercial(NC) and to change the Zoning District from Single Family Residential Urban (R-3) to Neighborhood Commercial (NC). Mr. Palaniuk stated that the property is located at 8th Avenue and Sullivan Road. 8th Avenue is a minor arterial, and Sullivan Road is a principal arterial with approximately 20,000 vehicle trips per day. This is directly across the street from Central Valley High School which creates significant traffic. North of the high school there has been substantial multifamily developments creating significant density. Mr. Palaniuk stated that this site consists of two properties, one owned by the Genesis Church and one residence. There is an irrigation district located to the west of the property and a Bonneville Power Administration(BPA) easement. The easement encumbers both of the properties along the east boundary and does create some issues. Mr. Palaniuk explained the Comprehensive Plan land use designation for these properties is to have single family residential units. If approved this would change the land use designation to Neighborhood Commercial intended to provide neighborhood scaled commercial developments to serve the neighborhoods. Mr. Palaniuk explained the current zoning of R-3 limits the uses, changing the zoning would allow several additional uses to include retail, office and convenience stores. He added the 02-14..2019 Planning Commission Minutes Page 8 of 10 development restrictions to the Neighborhood Commercial zone would keep the scale of the development to fit into the neighborhood. For example, height requirements would be the same and setbacks would be designed to be consistent with the adjacent residential lots. Mr. Palaniuk concluded that this proposal is consistent with the City's Comprehensive Plan. i. CPA-2019-0003 A Privately Initiated Amendment Comprehensive Plan Land Use Designation from Single Family Residential (SFR) to Multi Family Residential (MFR) and to change the Zoning District from Single Family Residential Urban (R-3) to Multi Family Residential (MFR) Mr. Palaniuk presented CPA-2019-0003, a privately initiated amendment to change the Comprehensive Plan Land Use Designation from Single Family Residential (SFR) to Multifamily Residential (MFR) and to change the Zoning District from Single Family Residential Urban (R-3)to Multifamily Residential (MFR). Mr. Palaniuk stated the property is located near the Mullan Road and Argonne Road corridor which are both principal arterials that are heavily traveled. Mr. Palaniuk added that this corridor is mostly commercial uses with a large retail center located northeast of the site. Mr. Palaniuk continued that this site is situated on the northwest corner of Sinto Avenue and Marguerite Road within an older neighborhood. The site is a single parcel with two duplexes and a single family home constructed on site. Current regulations would not permit the numerous dwellings on one lot. Mr. Palaniuk continued explaining the current uses adjacent to the site are commercial. The intent of this amendment it to change the current land use designation of Single Family Residential to Multifamily Residential. The change would allow multifamily development and low impact commercial development, and would change the zoning regulations significantly, the density would allow additional units. Mr. Palaniuk continued adding that the most significant change would be increasing the height requirements from 35 feet to 55 feet, and the setback requirements. Mr. Palaniuk concluded this is consistent with the City's Comprehensive Plan. Commissioner Walton asked how would this be in keeping with the Comprehensive Plan as it is essentially creating a Multifamily Residential "island". Mr. Palaniuk explained that normally if this were a site specific rezone it would not meet the criteria. Due to this being an amendment this is considered to be an area wide rezone, looking at the plan it seeks to situate multifamily near transportation corridors and retail centers. Ms. Barlow added that the review of the Comprehensive Plan is just as Mr. Palaniuk stated however, if this were a site specific rezone this would meet the criteria as the commercial zone located across the street is a higher intensity zone; multifamily is a less intensive zone and would meet the criteria. Commissioner Johnson asked if the development directly north was a duplex development. Mr. Palaniuk advised that there are five duplexes on the lot. It was believed the applicant approached the owners asking if they had interest in the amendment, and they declined at this time. j. CPA-2019-0009: A City Initiated Amendment Proposal to change Comprehensive Plan land use designation and zoning district from Multifamily Residential (MFR) to Corridor Mixed Use (CMU). Planner Karen Kendall introduced CPA-2019-0009 a City initiated Comprehensive Plan to change the land use designation and zoning district from Multifamily Residential to Corridor Mixed Use. Ms. Kendall explained the property involved is 18.7 acres and includes 12 parcels of land north of Mission Avenue between McDonald Road on the west and Mamer Road to the east. Ms. Kendall explained that there is a 150-foot-wide Bonneville Power Administration(BPA) easement 02-14-2019 Planning Commission Minutes Page 9 of 10 crossing the properties and noted that the properties were largely developed as the Whimsical Pig with other various owners and uses. Ms. Kendall went on to explain the surrounding uses of the site include single family residence, multifamily, professional offices, assisted living and retail. The intent of the Comprehensive Plan land use designation is to provide land that will allow light manufacturing,retail, multifamily and offices along transpiration corridors -the uses in the area currently fit the intent. Ms. Kendall explained that should this change occur;the amendment area would be allowed to further develop consistently with the adjacent land uses. Ms. Kendall continued that the zone change would allow uses that align with the intent of the Comprehensive Plan along the major transportation corridor being Mission Avenue. Ms. Kendall concluded that there is limited development opportunity for these properties. This proposal would allow development along the corridor consistent with the corridor and would not be create any nonconforming use with the change. The Corridor Mixed Use designation has no height limitations; in comparison the current Multifamily Residential zone is limed to 50 feet in height. However, there are not many buildings that currently push or exceed the 50-foot height limit. Ms. Kendall added the Corridor Mixed use has no density limits and the change may allow an increase in the density. Ms. Kendall concluded that the amendment would make the location consistent with the surrounding area and is consistent with the Comprehensive Plan. Commissioner Johnson asked if parking can be located within the easement. Ms. Kendall advised that yes there can be parking however,no buildings can be constructed in the easement. Commissioner Johnson asked if the lots to the far east were single family homes. Ms. Kendall advised they are single family residences and there would be no transitional standards as transitional standards only apply between zones. Ms. Barlow addressed the Commission regarding procedural process and the next step will be the public hearing scheduled for February 28, 2019. Commissioner Johnson asked about public hearing notification. Ms. Barlow advised the notification went out and the City increased the notification requirement area from the 400 feet to 800 feet around the site specific requests. X. GOOD OF THE ORDER: Commissioner Walton was appreciative to the community for their civic duty and applauded them for taking action. He stated it was with regret that he had to vote as he did. He stated the purpose of the Commission is to maintain the Comprehensive Plan in looking out for the citizens and the future in keeping the Valley vibrant. Commissioner. Kaschmitter thanked the staff and the public for their comments. Commissioner Johnson thanked the public for their comments and understands the difficulties in loss for the quality of life. He explained the Commission is here for the common good and that is the only way it works. If it narrowed to serve the few,that is when it fails. He thanked the Commission for their hard work. Commissioner Kelley commented on the Planned Action Ordinanc amendment the Commission passed. He noted that an article in the paper noted the council was looking at approving the amendment, but that there wasn't going to be a requirement for any environmental study. Mr. Lamb advised that the article misstated the details. It was determined that there may be an environmental review, but, the City will have already undertaken the environmental review. The Council is considering allowing developers to rely on the environmental review that has already been done. Commissioner Kelly asked for clarification that should someone propose a project to the industrial zone that may need additional study they will have to conduct further testing, Mr. Lamb advised that yes, that would be the case. 02-14-2019 Planning Commission Minutes Page 10 of 10 XJ. ADJOURNMENT: Commissioner Walton moved to adjourn at 8:05 p.m. The vote on the motion was unanimous in favor, zero against, and the motion passed .01/Z'e/ZG'ir James Johnson, Chair Date signed Robin Hutchins, Secretary