Agenda 05/23/2013 sookane
Valley
Spokane Valley Planning Commission Agenda
City Hall Council Chambers, 11707 E. Sprague Ave.
May 23, 2013 6:00 p.m.
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. APPROVAL OF AGENDA
V. APPROVAL OF MINUTES: May 9, 2013
VI. PUBLIC COMMENT: On any subject that is not on the agenda.
VII. COMMISSION REPORTS
VIII. ADMINISTRATIVE REPORT
IX. COMMISSION BUSINESS
A. OLD BUSINESS:
1. FINDINGS OF FACT: 2013 COMPREHENSIVE PLAN AMENDMENTS
B. NEW BUSINESS:
1. PUBLIC HEARING: CTA-2013-0004, Amendment to the Spokane Valley
Municipal Code, Amending Sign Regulations
X. FOR THE GOOD OF THE ORDER
XI. ADJOURNMENT
COMMISSIONERS CITY STAFF
BILL BATES -CHAIR JOHN HOHMAN,CD DIRECTOR
KEVIN ANDERSON SCOTT KUHTA,PLANNING MANAGER
CHRISTINA CARLSEN MIKE BASINGER, SENIOR PLANNER
ROBERT MCCASLIN ERIC LAMB, DEPUTY CITY ATTORNEY
STEVEN NEILL
JOE STOY-VICE CHAIR CART HINSHAW,SECRETARY
MIKE PHILLIPS WWW.SPOKANEVALLEY.ORG
CITY OF SPOKANE VALLEY
Request for Planning Commission Action
Meeting Date: May 23,2013
Item: Check all that apply: ❑ consent ®unfinished business ❑ new business
❑public hearing ❑ information ❑ admin.report ❑ pending legislation
FILE NUMBER: CPA-01-13 thru CPA-03-13; CPA-05-13 thru CPA-10-13
AGENDA ITEM TITLE: Approve findings and recommendations
DESCRIPTION OF PROPOSAL: The Community Development Department received two privately
initiated requests for site-specific Comprehensive Plan amendments, designated as CPA-01-013 and
CPA-02-013. In addition,the City initiated one site-specific Comprehensive Plan amendment, designated
as CPA-03-013. Sites approved for a Comprehensive Plan amendment will automatically receive a
zoning designation consistent with the new land use designation.
The City initiated Comprehensive Plan text amendments to six Comprehensive Plan Elements: Chapter 2
- Land Use, Chapter 3 —Transportation, Chapter 4 — Capital Facilities and Public Services, Chapter 7 —
Economic Development, Chapter 10 - Neighborhoods, and Chapter 11 - Bike and Pedestrian. The
Comprehensive Plan text amendments are designated as CPA-05-013 through CPA-10-013.
GOVERNING LEGISLATION: RCW 36.70A; WAC 365-196; SVMC 17.80.140 and 19.30.010
PREVIOUS ACTION TAKEN: The Planning Commission held a public hearing on May 9, 2013.
After receiving public testimony,the Planning Commission deliberated and voted to forward CPA-01-13,
CPA-02-13, CPA-03-13, CPA-05-13, CPA-06-13, CPA-07-13, CPA-08-13, CPA-09-13, and CPA-10-13
to City Council with a recommendation for approval.
Prior to voting CPA-10-13 forward for City Council consideration, the Planning Commission approved
modifications to CPA-10-13 for City Council consideration.
RECOMMENDED ACTION OR MOTION: Move to approve Planning Commission Findings and
Recommendation to City Council.
STAFF CONTACT: Mike Basinger,AICP, Senior Planner
ATTACHMENTS:
Planning Commission's Findings and Recommendations
RPCA Findings and Recommendation 1 of 1
City of Spokane Valley Comprehensive Plan
CHAPTER 10 — NEIGHBORHOODS
10.0 Introduction
Neighborhoods — their character, their livability, their development — these are some of the vital
elements of the attractiveness of a city. Neighborhoods are the most immediate symbols of the
context in which we live our lives. Empowering neighbors to make their
neighborhoods safer, healthier and more economically vibrant is vital to encou-rage—establish a
sense of control and balance-pride. to the life of the average citizen. While many of the complex
issues and opportunities facing the City are addressed effectively at the city-wide level, others
require a more specific solution. In addition, neighborhoods and sub-areas may face unique issues
which differ from those in other parts of the community.
10.1 Planning Context
The Washington Growth Management Act' and Washington Administrative Code (WAC) provide for
the inclusion of optional elements2 relating to physical development in the Comprehensive Plan.
Neighborhood and sub-area plans may be included, provided they are consistent with the
Comprehensive Plan. The initial adoption of a neighborhood/sub-area plan that does not otherwise
modify the comprehensive plan policies and designations applicable to the sub-area is not limited to
the annual update and may be enacted at any time3.
10.2 Neighborhood/Sub-Area Planning
10.2.1 Purpose.
Neighborhood/sub-area plans should be used to create, enhance or maintain civic identity and to
revitalize under-utilized areas. Infill development is the process of developing or redeveloping
under-utilized parcels of land within existing urban areas that are already provided with services.
Infill development policies help utilize existing utilities and services before considering costly
extensions. Neighborhood/sub-area plans include plans for residential neighborhoods,
industrial/commercial development, mixed-use development and joint planning areas. The
adoption and incorporation of neighborhood/sub-area plans into the Comprehensive Plan adds
greater detail, guidance and predictability to the Plan. This chapter of the Comprehensive Plan
provides Neighborhood/sub-area organizations a tool to provide advisory input to city government
regarding all issues of governance in their respective geographic area. By accepting this advisory
input, the City Council may receive greater citizen input in its decision and policy-making
endeavors.
A Neighborhood/sub-area is a geographic neighborhood/sub-area within the City of Spokane Valley
and could include adjacent jurisdictions and joint planning areas. The extent of a neighborhood is
variable and may be defined by tradition, historic uses, common interests and uses, period of
building and development, or subdivision patterns. Neighborhood boundaries may include such
features as major streets, natural geographic boundaries or other physical features. A
neighborhood-based organization is an entity composed of individuals, businesses and/or
institutions associated with one or more specific neighborhoods that are recognized by the City as a
partner in communicating information and providing assistance in securing public participation.
Neighborhood/sub-area planning will provide stakeholders a greater opportunity to be involved in a
planning process that is more identifiable and predictable. Local residents, business owners and
property owners will gain a clearer understanding of the potential changes that may affect their
neighborhoods.
RCW 36.70A.080
2 WAC 365-195-345
3 RCW 36.70A.130
Adopted April 25, 2006 Chapter 10 —Neighborhood/Sub-area
Page 1 of 3
City of Spokane Valley Comprehensive Plan
10.2.2 Process.
Guidelines and options will be developed for the planning process in the development of
neighborhood/sub-area plans.
10.3 Goals and Policies
Goal NG-1 Maintain consistency between adopted Neighborhood/sub-area
plans and the City Comprehensive Plan.
Policies
NP-1.1 Conduct periodic review of sub-area plans for consistency with the
Comprehensive Plan.
Goal NG-2 Preserve and protect the character and quality of life of Spokane
Valley's residential neighborhoods.
Policies
NP-2.1 Maintain and protect the character of existing and future residential
neighborhoods through the development and enforcement of the City's land use
regulations and joint planning.
NP-2.2 Review and revise as necessary, existing land use regulations to provide for
innovation and flexibility in the design of new residential developments,
accessory dwelling units, and in-fill development.
NP-2.3 Encourage the development of parks and the dedication of open space to
promote physical activity and community interaction in and adjacent
to residential areas. Open space dedication shall be proportionate to the size of
the development.
NP-2.4 Encourage the dedication of open spaces for local food production in and
adjacent to residential areas.
NP-2.5 Encourage the location of. farmers markets within walking distance
of residential areas to support access to healthy food.
NP-2.6 Encourage community gardens in residential areas.
NP-2.47 Preserve site characteristics that enhance residential development (trees, bodies
of water, vistas, and similar features) using site planning techniques such as
clustering, planned unit developments, transfer of development rights, and lot
size averaging.
NP-2.g8 Allow zone changes within the Low Density Residential category only when
specific criteria are met. Criteria may include:
• Substantial changes within zone change area.
• Clear mapping errors.
• Adequate facilities and services (e.g. sewer, water capacity).
• Consistency with densities in the vicinity of the zone change.
NP-2.49 Establish appropriate design guidelines with buffer zones and transition
requirements to protect residential neighborhoods from incompatible land uses
and adverse impacts associated with arterials, freeways and rail corridors.
NP-2. 10 Encourage rehabilitation and improvement programs to conserve and upgrade
existing properties and buildings.
Adopted April 25, 2006 Chapter 10 — Neighborhood/Sub-area
Page 2 of 3
City of Spokane Valley Comprehensive Plan
NP-2.811 Encourage programs targeted at neighborhood preservation, including Weed and
Seed, housing rehabilitation and crime prevention programs, such as
Neighborhood Watch, McGruff Houses, etc.
NP-2.412 Integrate retail developments into surrounding neighborhoods through attention
to quality design and function. Encourage neighborhood retail and personal
services that create a sense of community such as farmers markets, seasonal
businesses, and family-friendly gathering places to locate at appropriate sites
where local economic demand and design solutions demonstrate compatibility
with the neighborhood.
NP-2..413 Develop guidelines and options for Neighborhood/sub-area associations which
facilitate the refinement of Neighborhood/sub-area plans.
Goal NG-3 Encourage neighborhood/sub-area planning for commercial,
industrial and mixed use properties to enhance the quality, vibrancy
and character of existing development.
Policies
NP-3.1 Establish regulations and identify potential incentives that encourage multi-use
areas that integrate a broad range of appropriate and compatible land use
activities, and encourage the development and redevelopment of land in
conformance with the SVCP.
NP-3.2 Encourage the remediation of environmentally contaminated sites to return the
land to productive commercial and industrial use.
NP-3.3 Encourage commercial development that is designed and scaled in a manner
that is compatible with surrounding neighborhoods.
Goal NG-4 Work with Neighborhoods/sub-areas to determine the need_;
and the preferred approach for outreach activities in order to
maintain the flow of information between the city and its citizens.
Policies
NP-4.1 Work with schools and non-profit organizations to identify and address housing,
food resources and neighborhood concerns.
Adopted April 25, 2006 Chapter 10 — Neighborhood/Sub-area
Page 3 of 3
FINDINGS AND RECOMMENDATIONS
OF THE SPOKANE VALLEY PLANNING COMMISSION
May 9,2013
A. Background:
1. The Spokane Valley Comprehensive Plan (Comprehensive Plan) includes an annual amendment
cycle that runs from November 2nd to November 1st of the following year. The Planning
Commission considers applications received prior to November 1st in late winter/early spring of
the following year,with a decision by City Council in late spring/early summer.
2. For the 2013 Comprehensive Plan annual amendment cycle, the Community Development
Department received two privately initiated requests for site-specific Comprehensive Plan
amendments, designated as CPA-01-013 and CPA-02-013. In addition, the City initiated one
site-specific Comprehensive Plan amendment, designated as CPA-03-013. Sites approved for a
Comprehensive Plan amendment will receive a zoning classification consistent with the new land
use designation. The City initiated Comprehensive Plan text amendments to six Comprehensive
Plan Elements: Chapter 2 - Land Use, Chapter 3 —Transportation, Chapter 4—Capital Facilities
and Public Services, Chapter 7 — Economic Development, Chapter 10 — Neighborhoods, and
Chapter 11 —Bike and Pedestrian. The Comprehensive Plan text amendments are designated as
CPA-05-013 through CPA-10-013.
B. Findings:
1. Spokane Valley Municipal Code (SVMC) 17.80.140 provides the framework for the public to
participate throughout the Comprehensive Plan amendment process, including notice and public
hearing requirements.
2. On April 19, 2013,notice for the proposed amendments was placed in the Spokane Valley News
Herald and each site subject to a site-specific amendment was posted with a "Notice of Public
Hearing" sign,with a description of the proposal.
3. Individual notice of the site-specific map amendment proposals were mailed to all property
owners within 400 feet of each affected site.
4. On May 10, 2013, the Department of Commerce was provided a notice of intent to adopt
amendments to the Comprehensive Plan.
5. Pursuant to the State Environmental Policy Act set forth in RCW 43.21C (SEPA), environmental
checklists were required for each proposed Comprehensive Plan map and text amendment.
6. Staff reviewed the environmental checklists and a threshold determination was made for each
Comprehensive Plan amendment. Optional Determinations of Non-Significance (DNS) were
issued for each of the requested Comprehensive Plan amendments on April 19,2013.
7. The DNS's were published in the City's official newspaper on April 19, 2013, consistent with
Spokane Valley Municipal Code (SVMC),Title 21,Environmental Controls.
8. The Planning Commission finds the procedural requirements of SEPA and SVMC Title 21 have
been fulfilled.
Findings and Recommendations of the Spokane Valley Planning Commission for 2013 CPAs Page 1 of 2
9. The Planning Commission reviewed the proposed amendments concurrently to evaluate the
cumulative impacts. The review was consistent with the annual amendment process outlined in
Spokane Valley Municipal Code (SVMC) 17.80.140 and RCW 36.70A (Growth Management
Act).
10. The Planning Commission held a public hearing on each of the Comprehensive Plan amendments
on May 9, 2013. After receiving public testimony, the Planning Commission deliberated and
voted to forward CPA-01-13, CPA-02-13, CPA-03-13, CPA-05-13, CPA-06-13, CPA-07-13,
CPA-08-13, CPA-09-13, and CPA-10-13 to City Council with a recommendation for approval.
11. Prior to voting CPA-10-13 forward for City Council consideration, the Planning Commission
approved modifications to CPA-10-13.
12. The Planning Commission hereby adopts and incorporates by reference all findings of staff for
CPA-01-013 through CPA-03-013 and CPA-05-013 through CPA-10-013, as attached.
13. The Planning Commission finds the proposed amendments to the Comprehensive Plan are
consistent with Growth Management Act and do not result in internal inconsistencies within the
plan itself.
14. The Planning Commission finds the site-specific map amendments will provide suitable land use
designations consistent with the City's Comprehensive Plan.
Conclusions:
The Planning Commission finds compliance with SVMC 17.80.140(H) — Comprehensive Plan
Amendment Approval Criteria. The proposed 2013 Comprehensive Plan amendments are consistent with
the goals and policies of the Spokane Valley Comprehensive Plan, and will promote the public health,
safety,welfare, and protection of the environment.
Recommendations:
The Spokane Valley Planning Commission recommends the City Council approve the proposed 2013
Comprehensive Plan amendments as attached.
Approved this 23rd day of May,2013
Bill Bates, Chairman
ATTEST
Can Hinshaw,Planning Commission Secretary
Findings and Recommendations of the Spokane Valley Planning Commission for 2013 CPAs Page 2 of 2
CITY OF SPOKANE VALLEY
Request for Planning Commission Action
Meeting Date: May 23, 2013
Item: Check all that apply: ❑ consent ❑ old business ❑ new business
® public hearing ❑ information ❑ admin.report ❑ pending legislation
FILE NUMBER: CTA-2013-0004
AGENDA ITEM TITLE: Public Hearing—Amendment to the Spokane Valley Municipal Code
DESCRIPTION OF PROPOSAL: A city initiated text amendment to amend Spokane Valley Municipal
Code (SVMC)22.100, Sign Regulations- minor updates to sign regulations including number and type of
temporary signs and permit submittal requirements.
GOVERNING LEGISLATION: RCW 36.70A.106; SVMC 17.80.150 and 19.30.040
PREVIOUS ACTION TAKEN: Chapter 22.110, Sign Regulations, was amended by City Council on
April 24,2012 (Ordinance No. 12-013).
BACKGROUND: On April 24,2012,City Council adopted significant changes to the City's signage
regulations. The changes being proposed here are minor in nature and address concerns raised by
business owners since the adoption of the updated regulations. The Planning Commission conducted a
study session on these proposed changes on March 28,2013 and a public hearing on April 11,2013.
RECOMMENDED ACTION OR MOTION: Move to recommend approval of CTA-2013-0004,
minor changes to the signage regulations.
STAFF CONTACT:
John Hohman-Community Development Director
ATTACHMENTS:
A. Staff Report and Findings CTA-2013-0004
B. Proposed changes to Chapter 22.110
CTA-2013-0004 RPCA for Public Hearing
ATTACHMENT A
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
Sjökane
alle STAFF REPORT AND RECOMMENDATION TO THE
PLANNING COMMISSION
STAFF REPORT DATE: March 19,2013
HEARING DATE AND LOCATION: April 11th, beginning at 6:00 p.m., Spokane Valley City Hall Council
Chambers, Valley Redwood Plaza Building, 11707 East Sprague Avenue, Suite 101, Spokane Valley,
Washington 99206.
PROPOSAL DESCRIPTION: A city initiated text amendment to amend Spokane Valley Municipal Code
(SVMC) 22.100, Sign Regulations- minor updates to sign regulations including number and type of
temporary signs and permit submittal requirements.
PROPONENT: City of Spokane Valley Community Development Department, 11707 E Sprague Ave,
Suite 106, Spokane Valley,WA 99206
APPROVAL CRITERIA: Spokane Valley Comprehensive Plan, Spokane Valley Municipal Code (SVMC)
Title 17 General Provisions.
SUMMARY OF RECOMMENDATION: The Planning Division recommends the Planning Commission
approve the proposed amendment as put forth.
STAFF CONTACT: John Hohman, Community Development Director, Community Development
Department
ATTACHMENTS:
Exhibit 1: Proposed text amendment to SVMC 22.110
A. BACKGROUND INFORMATION
1. APPLICATION PROCESSING: SVMC Chapter 17.80, Permit Processing Procedures. The
following summarizes application procedures for the proposal.
Process Date
Pre-Application Meeting: N/A
Application Submitted: N/A
Determination of Completeness: N/A
Published Notice of Public Hearing: 3/29/2013 and 4/5/2013
Sent Notice of Public Hearing to staff/agencies: 3/28/13
Staff Report and Recommendation CTA-2013-0004
2. PROPOSAL BACKGROUND: On April 24,2012,City Council adopted significant changes to the
City's signage regulations.
The changes being proposed here are minor in nature and address concerns raised by business
owners since the adoption of the updated regulations.
B. FINDINGS AND CONCLUSIONS SPECIFIC TO THE MUNICIPAL CODE TEXT
AMENDMENT
1. Compliance with Title 17(General Provisions) of the Spokane Valley Municipal Code
a. Findings:
SVMC 17.80.150(F)Municipal Code Text Amendment Approval Criteria
i. The City may approve Municipal Code Text amendment,if it finds that
(1) The proposed text amendment is consistent with the applicable provisions of the
Comprehensive Plan;
Staff Comment: The proposed amendment is consistent with the applicable policies
of the Comprehensive Plan:
LUP-14.3: Establish standards for the scale and intensity of commercial, retail and
industrial signage that protect views and minimize signage clutter while allowing
adequate business identification.
EDG-7-Maintain a regulatory environment that offers flexibility, consistency,
predictability and clear direction.
EDP-7.2-Review development regulations periodically to ensure clarity, consistency
and predictability.
(2) The proposed amendment bears a substantial relationship to the public health, safety,
welfare, and protection of the environment;
Staff Comment: Public health, safety and welfare are furthered by providing sign
regulations that respect the purposes of signs from the perspective of the community
and business. The amendment recognizes business need to advertise, while
preserving an attractive commercial environment for the public.
b. Conclusion(s):
The proposed text amendment is consistent with the approval criteria contained in the SVMC.
(3) Finding and Conclusions Specific to Public Comments
a. Findings:
No public comments have been received to date.
b. Conclusion(s):
Public noticing has not been initiated for CTA-2013-0004 as of this date.
(4) Finding and Conclusions Specific to Agency Comments
a. Findings:
No agency comments have been received to date.
Page 2 of 3
Staff Report and Recommendation CTA-2013-0004
b. Conclusion(s):
No concerns are noted.
C. OVERALL CONCLUSION
The proposed code text amendment is consistent with the Comprehensive Plans policies and goals.
D. STAFF RECOMMENDATION
The Planning Division, after review and consideration of the applicable approval criteria,
recommends approval of the proposed sign code updates
Page 3 of 3
Chapter 22.110
SIGN REGULATIONS
Sections:
22.110.010 Purpose,intent and scope.
22.110.020 Prohibited signs.
22.110.030 Permit required.
22.110.040 Number,general regulations for permitted permanent signs.
22.110.050 Permitted temporary signs.
22.110.060 General provisions applicable to all signs.
22.110.070 Comprehensive sign plan.
22.110.080 Aesthetic corridors.
22.110.090 Sign location and front setbacks.
22.110.100 Sign area calculation.
22.110.110 Maintenance of signs.
22.110.120 Existing nonconforming signs.
22.110.130 Billboards.
22.110.010 Purpose,intent and scope.
Signage regulations are intended to promote commerce,traffic safety and community identity while improving the
visual environment of residential,commercial and industrial areas.This code regulates permanent,temporary,and
portable signs.(Ord.07-015 §4,2007).
22.110.020 Prohibited signs.
The following signs are prohibited:
A. Signs which by coloring,shape,wording or location resemble or conflict with traffic control signs or devices;
B. Signs that create a safety hazard for pedestrian or vehicular traffic;
C.Flashing signs;
D.Portable signs; except A-frame signs and reader boards specifically allowed pursuant to SVMC 22.110.050(_A1)
and(E);
E. Signs located within the public right-of-way,except official signs and except bus benches placed pursuant to an
agreement with the City;
F. Signs attached to or placed on a vehicle or trailer parked on public or private property;provided,that this
provision shall not be construed as prohibiting the identification of a business or its product on a vehicle operating
during the normal course of business;
G. Signs obstructing visibility within any clearview triangle as established in Chapter 22.70 SVMC;
H.Billboards except when permitted as provided in SVMC 22.110.130;
I.Off-premises signs,except off-premises directional signs allowed pursuant to SVMC 22.110.040(D);
J.Temporary signs unless specifically allowed pursuant to SVMC 22.110.050;
K.Abandoned signs and sign structures.(Ord. 12-013 § 1,2012;Ord.07-015 §4,2007).
22.110.030 Permit required.
A.Other than for those uses listed in subsection(B)of this section,a sign permit is required for all allowed
permanent signs,temporary signs,unless otherwise specified,and billboards.
B.Permits are not required for on-premises official signs;seasonal decorations;merchandise displays;point-of-
purchase advertising displays;national and state flags;flags of a political subdivision;notice signs,inflatables;flags
with copy;reader boards;temporary signs as listed in 22.110.050 pennants and streamers without advertising copy;
symbolic flags of nonprofit institutions dedicated to public service;legal notices required by law;barber poles;
historic site designations;commemorative monuments/plaques;gravestones;advertising copy affixed to phone
booths;donation and recycling containers;lettering or symbols applied directly onto or flush-mounted magnetically
to a motor vehicle operating in the normal course of business;political signs supporting political issues,candidates
or ballot measures;replacement of copy on signs otherwise permitted;name plates with less than four square feet of
copy area;directional signs with less than four square feet of copy area;and murals containing no copy.
C.Permit applications shall include a site plan that provides the following information:
1.The location of the affected lot,building(s)and sign(s);
2.The scale of the site plan;
3.The location of all existing signs on the site including size and height;A scaled drawing of the proposed
sign or sign revision,including size,height, copy, structural footing details,method of attachment and
illumination;
4.For signs subject to spacing regulations,the location of neighboring signs on adjacent propertiesThe
location of all existing signs on the site including size and height;
5.Approved sign plan,if applicableFor signs subject to spacing regulations,the location of neighboring
signs on adjacent properties;
6.Tax parcel number where proposed sign will be located.Approved sign plan,if applicable; and
7. Tax parcel number where proposed sign will be located. (Ord. 12 013 § 1,2012; Ord. 09 010 § 1,2009;
Ord. 07 015 § 1,2007).
D. Permit applications shall include construction drawings that provide the following information:
1. Two complete sets of scaled drawings of the proposed sign or sign revision,including copy,structural
footing details;method of attachment and illumination. A Washington State licensed engineer's design,
stamp and signature is required on each construction drawing for signs over 30 feet in height,pole and
monument signs over 100 square feet in sign area regardless of height,flag signs over 10 feet in height
regardless of sign area and wall signs where it is determined the size and weight of the sign is a factor on
the structural integrity of the building or structure. Where special conditions exist for any type of sign,the
Building Official is authorized to require additional construction documents to be prepared by a
Washington State licensed engineer.
2. Special inspection agency agreements,signed by the owner and special inspection agency are required
for sign construction with concrete over 2500 psi,on site welding,or high strength bolting.
22.110.040 Number,general regulations for permitted permanent signs.
A.Permitted permanent signs shall comply with the requirements of Table 22.110-1.No more than the maximum
numbers of either freestanding pole signs or monument sign structures are allowed per parcel.
Table 22.110-1—Location,Height and Copy Area Requirements
Maximum
Copy Copy Side
Zoning Number Copy Area Area Yard Permit Additional
Land Use Height
District per Area (ft2)/Lot (ft2)/Lot Setback Required Provisions
(ft.)
Parcel (ft2) Frontage Frontage (ft.)
<100 ft. >100 ft.
Attached Wall Signs
One sign up to 20
Multifamily Complex All Zones * * * * * * Y
sq.ft.
Residential *25%of wall
Institutional' * * * n/a n/a n/a Y
Zones area
Residential
Single Business 1 n/a 60 n/a n/a n/a Y
Zones
All Mixed Use
and *25%of wall
Nonresidential * n/a n/a n/a n/a Y
Nonresidential area per building
Zones
1■11...”111L Freestanding Signs 1=
Subdivision/Area *One per 200 ft.
All Zones 1* 10 32 n a n/a n/a Y
Name/Multifamily of street frontage
Complex/Institutional' and 1 for each
Single Business Neighborhood 1 20 100 n/a n/a 5 Y
additional 200 ft.
or fraction
Multi-Business Business(NC)
1* 20 n/a 100 n/a 5 y thereof in
Complex Zones
nonresidential
Single Business 1* 30 n/a 100 200 5 Y zones.Additional
signs allowed on
a multi-business
Mixed Use complex site may
and all be free-
Multi-Business Nonresidential standing;
Complex Zones(except 1* 40 250 n/a n/a 5 Y signs
p
NC) allowed on a
single business
parcel shall be
monument signs
All
Nonresidential *Adjacent to I-90
Nonresidential 1 50 250 n/a n/a 5 Y
Freeway* only
Zones
MI° Monument Signs
Subdivision/Area
Name/Multifamily All Zones 1 10 32 n/a n/a n/a Y
Complex/Institutional'
*Per street
Single Business Neighborhood 1* 7 75 n/a n/a 5 Y frontage
Multi-Business Business(NC)
Complex
Zones 2* 7 90 n/a n/a 5 Y
Single Business All Mixed Use 2* 7 90 n/a n/a 5 Y
and *Per street
Multi-Business Nonresidential 2* frontage
2 7 150 n/a n/a 5 y g
Complex Zones
MI M1111"11111 Other Signs i 111 I
Directional All Zones n/a n/a 4 n/a n/a n/a N
Name Plates All Zones 1 n/a 4 n/a n/a n/a N
1.Institutional includes nonprofit,religious or public uses,such as a church,library,public,or private school,hospital,or
government owned or operated building,structure,or land used for public purposes.
B.In addition to the permanent signs allowed pursuant to Table 22.110-1,a single decorative emblem(or standard)
constructed of durable vinyl with a thickness of not less than 13 mil for every 50 feet of frontage shall be allowed.
The lowest horizontal member of the bracket shall be located at a height of not less than seven feet above the
adjacent grade.
C.Where three or more single businesses agree to share a single sign structure,an additional 20 percent of copy area
shall be allowed up to a maximum of 250 square feet.
D.Off-Premises Directional Signs.It is the intent of this subsection to allow the limited placement of off-premises
directional signs by co-locating on an existing conforming monument sign,freestanding sign,or building wall.The
A business locating-placing this type of sign on an existing sign must shall conform to the following criteria:
1.The business must shall be located on a private easement or local access street;
2.The business and proposed sign must shall be located in a commercial,office,industrial or mixed zone
area;
3.Text shall be limited to the business name,logo,and a directional arrow and may include certain
advancing language as"next right";
4.The sign must shall be located on the nearest collector or arterial.If a business has double frontage, staff
will review this unique situation to determine if two directional signs are warranted;
5. Sign area is-shall be limited to 15 square feet;this shall not be construed to allow the on-premises sign
to increase its sign area;and
6.If the business using an off-premises directional sign leaves its location,the business must shall remove
the sign within 60 days.
7.If the site has no existing signage or buildings,then a freestanding sign meeting the requirements above
may be allowed.(Ord. 12-013 § 1,2012;Ord.09-010§ 1,2009;Ord.07-015 §4,2007).
22.110.050 ReFmitted Tlemporary signs.
Except as otherwise described under this section,no permit is necessary for temporary signs.Temporary signs are
not allowed to continually advertise goods, services or events on a site;permanent signs shall be used for that
purpose.
A. A temporary sign advertising a special event, sale,promotion,opening of a new business or opening of a business
under new management may be displayed and must be removed at end of use, event or condition.
Ag.Number of Temporary Signs.No more than two of the followingene such signs shall be allowed at any one
time for a use,except as permitted in subsection E
1. One One Banner,or
2. One Reader board,or
3. One Flag with copy
BC.Each signSignage shall be limited to 32 square feet in size.
D.All temporary signs must be made of durable materials and shall be well maintained. Signs are not well
maintained if they are frayed,torn,or broken,or the legibility thereof has materially deteriorated.Unmaintained
signs will be required to be removed.
E.Banner signs must be attached to the facade,wall or window of the building which includes the business which
they advertise.
C .Additional banners or temporary signs advertising a special event,sale,promotion,opening of a new business or
a business under new management,including banners,balloons,pennants,flags with copy,streamers,seachlights
and inflatables are allowed by temporary permit for a period of time not to exceed 60 days a maximum of two times
in any calendar year.
G.Pennants,balloons, and streamers may be displayed in conjunction with the special event signage allowed in
subsection F of this section,but must be removed at the conclusion of the event or within 60 consecutive days.
DFI.Temporary signs shall not endanger the public safety and shall be removed or relocated if the building official
determines that a sign is unsafe.
Et A-Frame Signs. Each bgusiness will be allowed a maximum of one sandwich board or A-frame sign.These
signs are in addition to other temporary signs allowed through subsections A through Hand C of this section,and are
subject to the following conditions:
1. Size.The area of the sign shall not exceed nine square feet per side in size and shall not exceed three
feet in any dimension.
2.Maintenance Standards. Signs shall be constructed out of materials able to withstand extreme weather
conditions. Such materials may be metal,finished wood,chalkboard,whiteboard or plastic. Signs and
copy should be of professional quality.Permanent lettering for the business name and logo are required on
the sandwich boards.Owners of sandwich board signs shall be required to keep their signs in an intact,
reasonably legible,and well maintained manner. Sandwich boards are not well maintained if any part
thereof is broken;letters or graphics are completely or partially missing or obstructed;or the legibility
thereof has materially deteriorated.
3.Display Time. Signs may shall only be displayed during business hours.If business hours continue past
daylight hours,precautions should be taken to place the sign in a lighted area.This shall not be construed
to allow the wiring of a sign for lighting.
4.Location. Signs shall not be placed in a location which is within the clearview triangle,as defined in
SVMC 22.70.020(C),or any other location which will impede vehicular traffic.Further,such signs shall
not be placed in a manner which will block or otherwise obstruct the safe use of sidewalks,building
entrances or stairs by pedestrians.
F4.Temporary on-premises commercial signs are allowed without permit when posted in conjunction with the
alteration,construction,sale or lease of real property. Such signs shall not exceed 16 square feet in copy area or
seven feet in height.All such signs shall be affixed to either the ground or a permanent structure by rope,wire,or a
mechanical device.
G .Open House/Directional Signage.A-frame signs may be used as open house/directional signs and shall be
allowed on each access street to the property. Signs shall be placed so as not to interfere with vehicular or pedestrian
traffic,shall be used only when the property is open for inspection,shall be unlit,and shall be limited in size to five
square feet and limited in height to three feet above grade.(Ord. 12-013 § 1,2012;Ord.07-015 §4,2007).
22.110.060 General provisions applicable to all signs.
A.All signs illuminated with exterior lighting shall have lighting confined to the sign,and positioned and shielded
to minimize impacts to the surrounding area(s).Gooseneck reflectors and lights are permitted on permanent
freestanding and wall signs;provided,that lighting or glare does not extend beyond the property line.
B.Electronic signs shall be permitted on the same basis as other signs,subject to the requirements of Table 22.110-
1.All electronic message centers(EMCs)are required to have automatic dimming capability that adjusts the
brightness to the ambient light at all times of the day and night.Written documentation that the EMC is equipped
with the automatic dimming device shall be submitted with the sign permit application.
C.A roof-mounted sign may be substituted for an allowed freestanding sign;provided,that the height of the sign
structure may not exceed the maximum height requirements of the zoning district in which the sign is located.
D. Signs located within the airport hazard area shall conform to the location and height regulations set forth in
SVMC 19.110.030,Airport Hazard Overlay zone.
E.No sign shall be erected,relocated or maintained in a manner that prevents the free ingress or egress from any
door,window or fire escape.
F.No sign shall be attached to a standpipe or fire escape except official signs.
G.Any sign erected or maintained within five feet of public rights-of-way shall be smooth and free of nails,tacks
and wires.
H.All signs shall be maintained in good repair pursuant to SVMC 22.110.110.
I.No sign shall block the view of fire protection equipment from approach.(Ord. 12-013 § 1,2012;Ord.07-015 §4,
2007).
22.110.070 Comprehensive sign plan.
Commercial development,shopping centers,industrial parks,mixed use developments,and hotel conference centers
exceeding five acres in size may seek approval of a sign plan specific to the proposed development.The director
may approve a comprehensive sign plan that allows deviations from the strict interpretation of spacing,height and
area requirements when the following is demonstrated:
A.The plan provides adequate signage for all proposed uses;and
B.The plan limits the number of freestanding sign structures;and
C.The total copy area of all signage does not exceed the amount which would otherwise be permitted.
Any conditions imposed to secure approvals shall be binding on the applicant,his successors and assigns.
Modifications/amendments to the approved sign plan shall require reapplication and approval by the director.If the
applicant and director cannot come to an agreement as to a comprehensive sign plan or a modification/amendment to
the same,the director's decision may be appealed to the hearing examiner pursuant to Chapter 17.90 SVMC.(Ord.
07-015 §4,2007).
22.110.080 Aesthetic corridors.
A.The standards applicable to monument signs shown on Table 22.110-1 shall apply to parcels adjacent to aesthetic
corridors designated in the Spokane Valley Comprehensive Plan:
1. State Route 27(16th Avenue south to City limits);
2. State Route 27(Mansfield Avenue to Trent Avenue);
3.Appleway Boulevard(south side only from Park Road to Dishman Mica Road);
4.Appleway Avenue(Barker Road to Hodges Road);
5.Dishman Mica Road(8th Avenue south to City limits);
6. 32nd Avenue within the City limits;
7.Mirabeau Parkway(Pines Road to Indiana Avenue).
B.Only monument signs as shown on Table 22.110-1 shall be allowed with designated aesthetic corridors.(Ord.07-
015 §4,2007).
22.110.090 Sign location and front setbacks.
A.Monument signs exceeding three feet in height shall be setback 10 feet from the front property line and outside
any border easement;provided,that the requirements of Chapter 22.70 SVMC,Fencing, Screening and
Landscaping,(clearview triangles)have been met.
B.Freestanding signs with structural supports less than two feet in width,with copy area placed at a height of seven
feet or more above grade,may be located at the property line;provided,that the requirements of Chapter 22.70
SVMC,Fencing,Screening and Landscaping,(clearview triangles)of the Spokane Valley tiffifefm
d° Muncipal-eCode have been met.Freestanding signs with structural supports of more than two feet shall
be set back not less than 10 feet from the front property line or border easement.
C.All temporary signs,except inflatable signs,shall be located at least five feet from public rights-of-way.
D.Inflatable signs shall be set back at least 10 feet from public rights-of-way.
E.All signs shall meet the vertical and horizontal clearance requirements of electric utilities.
F.All new freestanding signs shall be located in a landscaped area in accordance with SVMC 22.70.030(J).
Landscaping should ensure that;,Signs shallare not be blocked or obscured by trees or bushes.(Ord.07-015 §4,
2007).
22.110.100 Sign area calculation.
A. Sign area for wall signs shall be no more than 25 percent of the two-dimensional area of a building's elevation,
excluding eaves and gables.Refer to Table 22.110-1.
L PETE'S PRO GOLF
Figure 22.110-1
SIGN
Maximum Heigh
Minimjm Haight
Pr emir
Line•
Figure 22.110-2
I SIGN i t
MAtiwunIiglunl
•S oiv 2 , B2
ScID�_Y.
MN 3 E8
J _
Propbtj Log
Figure 22.110-3
B.The sign area of a freestanding sign for a single business shall be calculated as shown in Figure 22.110-2.The
sign area of a freestanding sign identifying multiple businesses shall be computed by adding together the total
area(s)of all signs as shown in Figure 22.110-3.Refer to Table 22.110-1 for minimum and maximum height
requirements.
C.The sign area for multiple-sided signs shall be calculated as follows:
1.The total sign area for a two-sided sign shall be calculated using a single surface of a sign with
messages on both sides;
2.The sign area for a three-sided sign shall be the sum of all surfaces where two or more signs share a
single structure;
3.The gross surface area of both faces of a V-shaped sign;
4.The copy area of a monument sign.
D.For irregularly shaped signs,the sign area is calculated by enclosing the extreme limits of the sign by no more
than four rectangles.The sum of the area of the rectangles shall be the gross surface area.The maximum allowable
area is reduced by 10 percent for the second and each subsequent rectangle used in the calculation,illustrated below.
A
sme
f
1.Conventional Measurement.Total area=a times b.
2. Sum of Rectangles.Total area=(Area A+Area B+Area C+Area D). (Ord. 07-015 §4,2007).
22.110.110 Maintenance of signs.
A.All signs shall be maintained in good repair.The director shall have the authority to revoke any permit for signs
that are tattered,torn,faded or otherwise in disrepair,and may require the removal of banners,flags,reader boards,
pennants and streamers which are torn,discolored or in disrepair.
B.All signage shall be maintained by the business owner,or person in possession of the property on which the sign
is located.Maintenance shall be such that the signage continues to conform to the conditions imposed by the sign
permit.
C.Any damaged sign structure shall be repaired within 30 days of notice.
D.Any signage which has been damaged to such extent that it may pose a hazard to passersby shall be repaired or
removed within 48 hours of notice.
E.Any abandoned sign shall be removed by and at the expense of the property owner within 60 days of notice.
F.Any abandoned sign support structure shall be removed within 36 months by the owner or lessee of the premises
upon which the sign is located.(Ord.07-015 §4,2007).
22.110.120 Existing nonconforming signs.
Any permanent sign made nonconforming as a result of the adoption of these regulations may be repaired,but not
structurally altered or made more nonconforming in any way.If the sign is removed in order to make repairs,it shall
be replaced within 60 days,or any nonconforming rights are terminated.Thereafter,the sign shall conform to the
requirements of this chapter.
Notwithstanding other provisions of this section,any sign or signs for which a temporary permit has been issued by
the City shall be permitted to remain at the location or locations authorized by the permit for as long as the permit is
valid and all the requirements of the permit have been met.(Ord.07-015 §4,2007).
22.110.130 Billboards.
A.New billboards shall be prohibited;provided,however,that existing billboards may be replaced at another
location with a structure and copy area of equal or smaller size in mixed use and nonresidential zoning districts
except(NC)Neighborhood Commercial zoning districts as follows:
1.Replacement billboards shall not exceed the height limit in the underlying zoning district,with a
maximum height limit of 50 feet in any zone;
2.No replacement billboard shall exceed 672 square feet in copy area;
3.Any replacement billboard may not be placed less than five feet from the property line.No portion of
the sign shall extend beyond the property line;
4.No billboard may be located within 1,000 feet of another billboard on the same side of the street.Any
replacement billboard shall be offset from any billboard on the opposite side of the street by not less than
250 feet.Offset distance shall be measured from a point perpendicular to and along the alignment of the
roadway;
5.The owner of the billboard shall file a complete inventory of all billboards located within the City,
including date erected,height,size and location;
6.Issuance of a permit for billboard replacement shall be accompanied by a permit for the destruction or
removal of the billboard to be replaced;and
7.Any billboard that is not replaced within 5 years64-fuent1+s following the issuance of a
demolition/removal permit shall not be replaced.
B.Replacement billboards shall not be permitted along designated aesthetic corridors.(Ord.07-015 §4,2007).
I om
Spokane Valley Planning Commission
DRAFT Minutes
Council Chambers— City Hall, 11707 E. Sprague Ave.
May 9, 2013
I. CALL TO ORDER
Chair Bates called the meeting to order at 6:00 p.m.
II. PLEDGE OF ALLEGIANCE
Commissioners, staff and audience stood for the pledge of allegiance
III. ROLL CALL
COMMISSIONERS Present Absent CITY STAFF
Bill Bates-Chair Scott Kuhta,Planning Manager
Joe Stoy—Vice Chair f E Mike Basinger, Senior Planner
Steven Neill Eric Lamb,Deputy City Attorney
Kevin Anderson r r
Mike Phillips E
Robert McCaslin r- r
Christina Carlsen r r Cari Hinshaw, secretary
IV. APPROVAL OF AGENDA
Commissioner Stoy made a motion to approve the agenda as presented, seconded and this
motion was passed unanimously.
V. APPROVAL OF MINUTES
Commissioner Neill made a motion to approve the April 25, 2013 minutes as presented,
seconded and this motion was passed unanimously.
VI. PUBLIC COMMENT
There was no public comment.
VII. COMMISSION REPORTS
There was no public comment.
VIII. ADMINISTRATIVE REPORTS
Planning Manager Scott Kuhta reported that there would be two upcoming community
meetings. On May 20th at 6:00 PM at the Spokane Valley Library 12004 E. Main, there is an
Planning Commission Minutes Page 1 of 5
open house on the park and library conceptual plan for the property adjacent to Balfour Park.
On May 22nd at 4:00 PM there is a follow up meeting on the Appleway Trail planning process.
The trail planning is from University to Evergreen for the Appleway section for a multi-use
path.
IX. COMMISSION BUSINESS
The Public Hearing opened at 6:08 PM
A. New Business:
Senior Planner Mike Basinger provided an overview of the amendments for the 2013
Comprehensive Plan.
Public Comment:
CPA-01--13
1. Linda Stack, 14106 E. Springfield, Spokane Valley: Ms. Stack had concerns on the
building height. Planning Manager Kuhta stated that the maximum building height for
that zone is 45ft. Ms. Stack stated she would not like it if there were apartments looking
in her yard. Mr. Kuhta clarified that the property that is to the east will remain in the
low-density residential category, which is single-family zoning.
2. Linda Lafser, 14010 E. Alki, Spokane Valley: Ms. Lafser had concerns about where the
business and parking were going to be located and if they plan is to extend the road.
Senior Planner Basinger responded that access to that development would come off
Evergreen. Future development of the back parcel may be accessed from Alki, but will
be in the low-density residential category.
3. Applicant Gene Arger with Arger Company, 300 N. Mullen, Spokane Valley: Provided
an overview of developments in the valley including one on Evergreen. Mr. Arger
stated that they are looking to add some consistency by moving the zoning line to the
east to line up with the property to the south. He stated what makes this different from
the property to the south is it is next to a community commercial zone to the north
which makes it a good candidate for garden office.
CPA-02-13
1. Applicant Todd Whipple, 2528 N. Sullivan Rd., Spokane Valley: Mr. Whipple
provided the plan for CPA-02-13. He stated that changing this from low density
residential to high density residential would have little impact to the overall
neighborhood, given the fact that the City has standards and requirements in the code
that will guide them in the process.
2. Jay Shuman, 18414 E. Sinto, Spokane Valley: Mr. Shuman believes there is a lot of
impact in regards to this change. He stated that the view to Holiday Hills is blocked
with apartments from where he lives and the view to Mica Peak will be blocked if more
apartments are put in. Mr. Shuman also stated the traffic flow and congestion is going
to change.
3. Ben Thompson, 18511 E. Sharp, Spokane Valley: Wanted to know where the access is
going to be to the apartments. Planning Manager Kuhta stated that it is not determined
Planning Commission Minutes Page 2 of 5
yet. Mr. Thompson stated that he lives on Sharp and its tough living there already due
to heavy traffic, no more scenic view.
4. Talena Thompson, 18511 E. Sharp, Spokane Valley: Ms. Thompson stated that the
people that live in the apartments already throw cigarette butts and garbage over the
fence line. People are inconsiderate. She said as a homeowner she takes good card of
her property and would like this to stay how it is.
5. Dennis Crapo, Diamond Rock Construction, and subject property owner, 2602 N.
Sullivan, Spokane Valley: Mr. Crapo expressed some insight on the application. From
Barker to Boone there is a short distance that is accessed by the residents of the
apartments. He stated that the residents to the apartments generally pass Wendy's and
then they drive into the parking lot. Mr. Crapo stated that he has never had any calls
from the neighborhood reflecting any issues with trash or cigarette butts. Commissioner
Carlsen asked if there is troublefinding parking. Mr. Crapo responded that they had
done a traffic study and that in addition the existing apartments have adequate parking,
which was required to be able to build the apartments. Commissioner Carlsen asked
Mr. Crapo if he had plans for a specific building where he is proposing his change and
what could fit there. Mr. Crapo stated that they would have to look at the zoning. He
said eighteen units would fit there. Senior Planner Basinger explained what was before
them was the change to MF-2 and there is a variety of uses that are allowed with an
MF-2. Mr. Basinger discussed that the Planning Commission needs to look at it to see if
it is consistent with the Comprehensive Plan and regulations, and make sure the
regulations protect the neighborhood character. He stated that there is a relational set
back that was adopted; it transitions the height to any adjacent single-family use or
zone. The two single-family uses to the west would require the relational setback for
any development on this property.
6. Jay Shuman, 18414 E. Sinto, Spokane Valley: Mr. Shuman discussed that due to all the
growth, during rush hour traffic Barker and Boone are being backed up. It is causing
traffic to go up to Sharp and Sinto and zipping thru those neighborhoods to get back to
Boone to get back into the apartments. Commissioner McCaslin commended the public
for coming in early on the process before it goes to Council. He also recommended that
if they have complaints about the neighboring property or traffic problems they need to
file those complaints as soon as possible. That would help their case. Commissioner
Neill asked what it would take to have a light installed. Mr. Basinger stated that this is a
non-project action. At the time of development, the applicant would have to meet
transportation concurrency. City's traffic engineer would require a traffic study and if
there are concerns then the applicant will have to participate in improving the traffic
system.
CPA-03-13, CPA-05-13, CPA-06-13, CPA-07-13, CPA-08-13, CPA-09-13, CPA-10-13
No comments
A comment letter from Kristi Wheeldon for CPA-01-13 is incorporated into the record.
Public Hearing was closed at 7:02 pin.
Planning Commission Minutes Page 3 of 5
Commissioner Neill made a motion to approve and forward to the City Council CPA-01-13
as presented, seconded and this motion was passed unanimously.
Commissioner Stoy made a motion to approve and forward to the City Council CPA-02-13
as presented.five yes, one no, and one recused(Commissioner Anderson) due to having a
family member involved.
Stopped for a ten-minute break at 7:15 pm.
Resumed at 7:25 pm.
Commissioner Stoy made a motion to approve and forward to the City Council CPA-03-13
as presented, seconded and this motion was passed unanimously.
Commissioner Carlsen made a motion to approve and forward to the City Council CPA-
04-13 as presented, seconded and this motion was passed unanimously.
Commissioner Carlsen made a motion to approve and forward to the City Council CPA-
06-13 as presented, seconded and this motion was passed unanimously.
Commissioner Neill made a motion to approve and forward to the City Council CPA-07-13
as presented, seconded and this motion was passed unanimously.
Commissioner Carlsen made a motion to approve and forward to the City Council CPA-
08-13 as presented, seconded and this motion was passed unanimously.
Commissioner Carlsen made a motion to approve and forward to the City Council CPA-
09-13 as presented,
A motion on the table discussion was to make some changes to the motion as follows:
1. NP-2.5 remove (grocery stores and).
2. NP-2.3 remove (social capital and replace with community interaction).
3. NP-2.6 remove (and recognize).
Commissioner Carlsen made a motion to amend the original motion CPA-09-13 to
incorporate the changes NP-2.5 remove (grocery stores and), NP-2.3 remove (social
capital and replace with community interaction), and NP-2.6 remove (and recognize),
seconded and this motion was passed unanimously.
Main motion as amended:
Commissioner Carlsen made a motion to approve and forward CPA-09-13 with the
changes incorporated and to forward to the City Council as presented, seconded and this
motion was passed unanimously.
Commissioner Stoy made a motion to approve and forward to the City Council CPA-10-13
as presented, seconded and this motion was passed unanimously.
X. GOOD OF THE ORDER
There was nothing for the good of the order.
XI. ADJOURNMENT
Planning Commission Minutes Page 4 of 5
The being no other business the meeting was adjourned at 8:34 p.m.
Bill Bates, Chairperson
Cari Hinshaw, PC Secretary
Date signed
Planning Commission Minutes Page 5 of 5