HomeMy WebLinkAbout2008-03-25 Municipal Planning Commission (Regular) MinutesCOUNTY OF NEWELL NO. 4
MUNICIPAL PLANNING COMMISSION MEETING
March 25, 2008
The regular Municipal Planning Commission Meeting of the County of Newell No. 4 was
held in the County Office at Brooks, AB on Tuesday, March 25, 2008 commencing at
10:00 a.m.
MEMBERS
PRESENT: W. Daniels, Councillor
]. Harbinson, Councillor
S. Evans, Councillor
A. Eastman, Councillor
B. De]ong, Councillor
M. Douglass, Councillor
H. Wutzke, Councillor
A.M. Philipsen, Councillor
I. Schroeder, Councillor
R. Andrews, Councillor
STAFF: D. Horvath, Planner - ORRSC
B. Keith, Assistant Administrator
A. Wickert, Development Control Officer
D. Sutter, Administrative Secretary
OTHERS IN
ATTENDANCE: Ben, Dan, and Candyce Plumer, DP #3176
Jake and Joanne Veenstra, 2008-0-056
Cory Baksa, DP #3178
Gord Shaw & Terry Welsh, DP #3177
CALL TO ORDER
The Chairman called the meeting to order at 10:00 a.m.
2. EXCUSED FROM MEETING
P-28/08 MOVED BY COUNCILOR S. EVANS that B. McKellar and S. Swenson be
excused from the meeting.
MOTION CARRIED
3. MINUTES
a) February 26, 2008
P-29/08 MOVED BY COUNCILLOR ). HARBINSON that the minutes of the February
26, 2007 Municipal Planning Commission meeting be adopted as presented.
MOTION CARRIED -
4. CALL FOR POST AGENDA ITEMS
a) Letter from Public Works re: 2008-0-056
5. ADOPTION OF AGENDA
P-30/08 MOVED BY COUNCILLOR A. EASTMAN that the agenda be adopted as
amended.
MOTION CARRIED
6. BUSINESS FROM MINUTES
a) Permit #2818 - Pt. SW 5-18-14-W4M
Elizabeth Redelback, Janet Mapes, Ron Redelback (Owners)
Ron Redelback (Applicant)
Legalize Existing Development -Creation of 14 Additional Lots
The County Planner indicated that she had sent a letter to Mr. Strom
outlining the information the Municipal Planning Commission would like
to see. The County Planner will follow up with a phone call to Mr.
Strom.
b) Land Use Bylaw Review
This item will be brought back to the April 29th MPC meeting.
7. COUNCIL & S.D.A.B. REPORT
There was no report this month.
Councillor Daniels excused himself from the meeting at 10:10 a.m.
8. DEVELOPMENT REPORT -FEBRUARY 26 -MARCH 19, 2008
P-31/08 MOVED BY COUNCILLOR R. ANDREWS that the Development Report be
accepted.
Councillor Daniels re-entered the meeting at 10:13 a.m.
MOTION CARRIED
9. CORRESPONDENCE
There was no correspondence to be presented at this meeting.
10. SUBDIVISIONS
b) #2008-0-069 - NE 12-16-14-W4M
Joel & Ellis Kropf (Owner/Applicant)
To subdivide a 2.81 acre (1.14 Ha) vacant parcel from a quarter section
that can be considered unsubdivided.
March 25, 2008 Municipal Planning Commission Page 2
.- The County Planner provided background information on the proposed
subdivision.
P-32/08 MOVED BY COUNCILLOR I. SCHROEDER that the Municipal Planning
Commission APPROVE subdivision #2008-0-069, subject to the following
conditions:
1. That all outstanding property taxes be paid.
2. That the applicant or owner or both enter into a Development Agreement
with the County of Newell which shall be registered concurrently with the
final plan against the title(s) being created.
MOTION CARRIED
c) #2008-0-081 - NE 18-20-15-W4M
Rocky Parker (Owner) / Connie Peterson (Applicant)
To subdivide a 3.76 acre (1.52 Ha) vacant parcel from a quarter section.
The County Planner provided background information on the proposed
subdivision.
P-33/08 MOVED BY COUNCILLOR M. DOUGLASS that the Municipal Planning
Commission APPROVE subdivision #2008-0-081, subject to the following
conditions:
1. That all outstanding property taxes be paid.
2. That the applicant or owner or both enter into a Development Agreement
with the County of Newell which shall be registered concurrently with the
final plan against the title(s) being created.
MOTION CARRIED
11. AGRICULTURAL SUPPORT SERVICE & HOME OCCUPATION PERMITS
There were no Agricultural Support Service or Home Occupation Permits at
this meeting.
12. STATUTORY PLANS -NEW & AMENDMENTS
The County Planner distributed a summary of the Subdivision statistics since
ORRSC started providing our planning services. The statistics were divided
based on whether they were done before or after the adoption of the new
Land Use Policies. The County Planner also provided 2 proposed subdivision
policies that the Board may want to consider adding to the Land Use Policies
regarding subdivision of existing small agricultural titles and urban fringe
uses. The proposed subdivision policies will be further discussed when the
Land Use Bylaw review is completed at the April 29th MPC meeting.
13. DEVELOPMENT PERMITS
a) Permit #3174 -Plan 781 0394, Lot 3, NE 34-19-14-W4M
Cheryl Laffin (Owner /Applicant)
Steel Accessory Building
The Development Control Officer provided background information on
.- the proposed permit. Councillor Philipsen raised concern regarding the
possibility of such a building eventually being used to operate a
commercial operation. However, condition 2e states that the property is
March 25, 2008 ~ Municipal Planning Commission Page 3
not to be used for conducting a business or commercial operation --
without first applying for the required permits, so no business activity is
being approved at this time.
P-34/08 MOVED BY COUNCILLOR I. SCHROEDER that the Municipal Planning
Commission APPROVE Development Permit #3174, as the applicant is
intending to use this building to prevent her property from becoming an
unsightly premise.
The Development Officer recommends that the Municipal Planning
Commission APPROVE Development Permit # 3174 and grant approval for
the installation of a new 3850 ft2 (357.67 mz) steel structure where the
following conditions are required prior to commencement of construction, final
approval and issuance of this permit:
This permit is being granted only for the installation of a new 3850 ftZ
(357.67 mz) steel structure, on lands described as Lot 3, Plan 781 0394. Any
additional development shall require prior approval of a separate permit
application.
1) The proposed development complying with:
a. all Federal, Provincial and Municipal statutes, regulations, codes and
standards.
b. the provisions of Land Use Bylaw #1626-07, and amendments thereto,
pertaining to the Country Residential District.
c. the Alberta Building Code where applicable.
d. any concerns put forth by the County Of Newell Public Works Department.
e. any concerns put forth by the Eastern Irrigation District.
2) The developer working with the EID to ensure the proposed structure
does not impact on the buried irrigation pipeline.
And subject to the following conditions:
3) The developer ensuring:
a. that no part of the building or structure is located within 100 ft (30.5 m)
from the right-of-way of any local road.
b. that the proposed building is placed on a permanent foundation within six
months from the date of approval.
c. the proposed structure is consistent with the purpose of the land use
district and that the design, character and appearance of the proposed
structure is compatible with, or exceed the standard of, other buildings in
the vicinity.
d. the site is graded so that storm water does not drain onto adjoining
properties.
e. the property is not used for conducting a business or commercial
operation without first applying for the required permits.
f. there is proper and legal access provided to the property.
g. the property is maintained to the satisfaction of the Development Officer.
h. construction materials, supplies and equipment are stored on the property
and not on the public roadway.
i. continuous clean up of construction debris tracked onto the public
roadway where access is provided to the property.
j. all outdoor garbage containers are stored in weatherproof and animal-
proof containers and are covered and screened from the public roadways.
k. no contamination of soil, surface water or groundwater occurs as a result
of this use.
b) Permit #3175 -Plan 971 1628, Block 5, Lot 6, SW 10-19-14-W4
Thomas Martin (Owner/Applicant)
March 25, 2008 Municipal Planning Commission Page 4
..- Build a new garage -variance to side yard; exterior home
improvements
The Development Control Officer provided background information on
the proposed permit. A picture of the proposed building was circulated
around the table.
P-35/08 MOVED BY COUNCILLOR H. WUTZKE that the Municipal Planning
Commission APPROVE Development Permit # 3175 and allow the side yard
variance for the installation of a new 1440 ftz (133.78 mZ) 2-storey Gambrel
Roof Garage, and exterior house improvements, where the following
conditions are required prior to commencement of construction, final approval
and issuance of this permit:
This permit is being granted for the installation of a new 1440 ftz (133.78 m2)
2-storey Gambrel Roof Garage, along with exterior improvements to the
house (new siding, replacing the rear deck and replacing the front and rear
steps), on lands described as Lot 6, Block 5 Plan 971 1628. Any additional
development shall require prior approval of a separate permit application.
1) The proposed development complying with:
a. all Federal, Provincial and Municipal statutes, regulations, codes and
standards.
b. the provisions of Land Use Bylaw #1626-07, and amendments thereto,
pertaining to the Country Residential District.
c. the Alberta Building Code where applicable.
d. any concerns put forth by the County Of Newell Public Works Department.
e. any concerns put forth by the Eastern Irrigation District.
And subject to the following conditions:
`~ 2) The developer ensuring:
b. that the following setbacks are maintained for this development:
Front -100 ft (30 m)* Rear 20 ft (6.1 m)**
Side (southeast and west) - 10 ft (3.0 m)***
Side (west) - 10 ft (3.0 m)**
* Minimum distance to be maintained from public road ROW or highways.
**Minimum distance to be maintained from subdivision or service roads or
other lot lines.
***Requested variance
c. that there is a 2 m (6.6 ft.) separation distance between the new building
and any proposed accessory buildings.
d. that the proposed structure is consistent with the purpose of the land use
district and that the design, character and appearance of the proposed
structure is compatible with, or exceeds the standard of, other buildings in
the vicinity.
e. that the site is graded so that storm water does not drain onto adjoining
properties.
f. that the property is not used for conducting a business or commercial
operation without first applying for the required permits.
g. that there is proper and legal access provided to the property.
h. that the property is maintained to the satisfaction of the Development
Officer.
i. that construction materials, supplies and equipment are stored on the
property and not on the public roadway.
j. that there is continuous clean up of construction debris tracked onto the
public roadway where access is provided to the property.
.- k. that all outdoor garbage containers are stored in weatherproof and
animal-proof containers and are covered and screened from the public
roadways.
March 25, 2008 Municipal Planning Commission Page 5
I. that all hazardous waste materials are properly disposed of in regulated
facilities
m. that no contamination of soil, surface water or groundwater occurs as a
result of this use.
n. that the proposed accessory building is not used for living purposes
MOTION CARRIED
14. OTHER BUSINESS
a) Community Planning Association of Alberta 2008 Conference and
Education Session
Councillor Philipsen indicated that she would like to attend the
conference. The County Planner indicated that in the past this conference
has been very informative.
15. POST AGENDA
a) Letter from Public Works re: 2008-0-056
This letter will be included in the discussion about 2008-0-056.
16. IN CAMERA ITEMS
There were no in camera items.
17. QUESTION PERIOD
Councillor Schroeder inquired about the SDAB hearings that had been settled
outside of a hearing. The County Planner provided background information on
the appeals that were withdrawn, indicating that she had been able to
negotiate with Alberta Transportation. Councillor Harbinson inquired about
why the D.A. Dick item was discussed in-camera at the last Council meeting.
Councillor Daniels responded to Councillor Harbinson's question stating that
the CAO had indicated that because the process was being discussed, and no
decision was made regarding the proposed permit, being in-camera was
appropriate.
18. INFORMATION ITEMS
a.) NRCB Application #LA 08003 (Tracy & Michelle Hemsing) -Request for
Comments on Confined Feeding Operation
Councillor Daniels clarified the Development Control Officer's report
stating that the access is actually off of Range 14 Road 2, not Secondary
Highway 530. The Development Control Officer asked the Board whether
or not they would like to continue receiving these NRCB circulations in the
format that she provided for this agenda package. The Board indicated
that they would like the Development Control Officer to continue using
this format. Councillor Philipsen inquired about who the NRCB is required
to send referrals to and whether or not the EID was notified of this
proposed development. The County Planner indicated that the EID is not a
mandatory referral of the NRCB, so we should include something
regarding contacting the EID in our response if we would like the NRCB to
March 25, 2008 Municipal Planning Commission Page 6
~~
,.-. have the EID's input about the drain ditch and groundwater in the area.
The Development Control Officer was directed to write a letter back to the
N RCB.
13. DEVELOPMENT PERMITS CONT'D
Arrived at Meeting
Ben and Dan Plumer arrived at 11:04 a.m.
c) Permit #3176 - Ptn. SE 19-20-14-W4M
Daniel &Candyce Plumer (Owner/Applicant)
Remove and replace existing house with RTM house
Introductions were made around the table. Ben and Dan Plumer provided
background information on the proposed permit. They indicated that B.
Plumer is purchasing D. Plumer's home that is going to be replaced with
the RTM house applied for in Permit #3176. In order to ensure that the
proper permits are in order for B. Plumer, the delegation would like the
home that D. Plumer is moving out to be allowed to stay on the property
until B. Plumer has received his approval. The Board decided to add a
condition to reflect the home staying on the parcel while B. Plumer is
getting the necessary permits.
Arrived at Meeting
Candyce Plumer arrived at 11:11 a.m.
P-36/08 MOVED BY COUNCILLOR R. ANDREWS that the Municipal Planning
'^ Commission APPROVE Development Permit #3176 and grant approval to
replace an existing home with an RTM home in accordance with Schedule 4,
Section 5 (a) of the Land Use Bylaw No. 1626-07.
The Development Officer recommends that Development Permit #3176 be
granted subject to the following conditions:
1) This permit is being granted for the removal and replacement of an
existing house with aReady-to-move (RTM) house on lands described as
Ptn. SE-19-20-14-W4. Any additional development shall require prior
approval of a separate permit application.
And subject to the following conditions:
2) The proposed development complying with:
a. all Federal, Provincial and Municipal statutes, regulations, codes and
standards.
b. the provisions of Land Use Bylaw #1626-07, and amendments thereto,
pertaining to the Agricultural District.
c. any concerns put forth by the County Of Newell Public Works Department.
d. any concerns put forth by the Eastern Irrigation District.
3) The developer ensuring:
a. The developer ensuring this development is located as shown on the site
plan approved in this application and submitted February 29, 2008. Any
changes to that plan shall require the written approval of the
Development Officer.
b. The developer ensuring an adequate supply of water is provided for
domestic use.
c. The developer ensuring there is proper and legal access provided to the
property.
.~- d. The developer ensuring the site is graded so that storm water does not
drain onto adjoining properties.
March 25, 2008 Municipal Planning Commission ~ / Page 7
e. The developer ensuring construction materials, supplies and equipment
are stored on the property and not on the public roadway.
f. The developer ensuring the continuous clean up of construction debris
tracked onto the public roadway where access is provided to the property.
g. The developer ensuring the property is not used for conducting a business
or commercial operation without first obtaining the required permits.
h. The developer ensuring there is no contamination of soil, surface water or
groundwater from this use.
i. The developer ensuring all hazardous waste materials are properly
disposed of in regulated facilities.
j. The developer ensuring that the proposed building is placed on a
permanent foundation within six months from the date of approval.
k. The developer ensuring the existing residence be removed completely
from the existing site.
I. The developer ensuring the RTM residence is used exclusively for the
purpose proposed in this application.
m. The developer being responsible for all costs associated with the
modification of water and sewer services to provide service to the
dwelling. All this work shall be to the satisfaction of the County of Newell
Public Works Department.
n. The developer ensuring that the existing home is removed within 1 year
of the effective date of this permit (April 22, 2009). Over the course of the
year, the existing house may remain on blocks at the current property.
The existing house must be fenced.
MOTION CARRIED
Left the Meeting
Ben, Candyce and Ben Plumer left at 11:14 a.m.
Arrived at Meeting
Jake and Joanne Veenstra arrived at 11:16 a.m.
10. SUBDIVISIONS CONT'D
a) #2008-0-056 - SW 9-18-14-W4M
Jake Veenstra (Owner/Applicant)
To subdivide a 28.51 acre (11.53 Ha) portion of the SW 9-18-14-W4
parcel to create 14 lots of various sizes for Country Residential use.
The County Planner provided background information on the proposed
subdivision. She provided the Board with an overview of the comments
received from the referral agencies and from an adjacent landowner.
Alberta Transportation has asked for a Traffic Impact Assessment and that
the access point be moved to the North quarter line. The Public Works
Department has indicated that they would like a storm water management
study to be done. Councillor Daniels inquired about the existence of the
natural drain on the property. Mr. Veenstra indicated that the majority of
the drainage will make use of the natural drain.
March 25, 2008 ~ Mnnicipal Planning Commission Page 8
.•- A letter submitted by an adjacent land owner was included in the
subdivision back-up information.
P-37/08 MOVED BY COUNCILLOR M. DOUGLASS that the Municipal Planning
Commission APPROVE subdivision #2008-0-056, subject to the following
conditions:
1. That the 10% reserve requirement be provided as money in place of land
on the 28.51 acres at the market value of $1,910 per acre with the actual
acreage and amount to be paid to the County of Newell No. 4 be
determined at the final stage, for municipal reserve purposes.
2. That all outstanding property taxes shall be paid to the County of Newell.
3. That the applicant or owner or both enter into a Development Agreement
with the County of Newell which shall be registered concurrently with the
final plan against the title(s) being created.
4. That an engineered drainage/storm water management plan, prepared by
a certified professional, be submitted and deemed acceptable by the
Subdivision Authority, to indicate the drainage patterns, how run-off will
be dealt with, and to account for the 1-in-100 year storm.
5. An approved sewage disposal system is required for any developments of
the residential parcels. To determine the suitability of the site for a private
sewage system a site evaluation should be conducted by a certified
professional, which includes but is not limited to classification and
percolation rates of soil to establish the types and sizes of systems that
may be used for treatment and disposal, and the existence and distance
to limiting barriers in the soil such as an impervious layer or high water
table. The report shall be submitted and deemed acceptable by the
Subdivision Authority.
6. That the final Plan of Survey to be registered at Land Titles shall dedicate
on the plan roads for access to the lots which are to become public County
of Newell roads. The details, specifications and standards for the
construction of the road as dedicated will be as per the Development
Agreement with the County of Newell No. 4 with all costs to be at the
applicant of owners expense.
7. That the 10.0 meter easement as required by Alta Link Management Ltd.
shall be established prior to finalization of the application and is to be
registered simultaneously with the legal plan of the subdivision
8. That the access to the proposed subdivision is relocated to the north
quarter line and that the subdivision design concept is revised to reflect
the new access point.
9. That a Traffic Impact Assessment (TIA) be prepared, by a qualified
transportation professional and reviewed by Alberta Infrastructure and
Transportation, and be submitted and deemed acceptable by the
Subdivision Authority.
10. That the applicant submit a Fire Management Plan, prepared at their
expense to the satisfaction and approval of the County of Newell No. 4
which shall include the details of the proposed water system and fire
protection plan including engineered drawings. This plan may include the
signing of an agreement with the County which may make reference to
the provision that any water system shall remain a private system to be
constructed and maintained by the applicant or owner(s) at their expense,
and the County shall not take ownership of the system.
MOTION CARRIED
.- Left the Meeting
Jake and Joanne Veenstra left at 11:28 a.m.
March 25, 2008 ~ Municipal Planning Commission Page 9
13. DEVELOPMENT PERMITS CONT'D
Arrived at Meetin4
Cory Baksa arrived at 11:30 a.m.
e) Permit #3178 -Plan 071 3501, SE & SW 5-19-15-W4M
D.A. Dick (Owner) /Cory Baksa for Matt Smids (Applicant)
Permanent Business Permit -Welding and Repair Business
The County Planner provided background information on the proposed
development permit. She provided additional information about the direct
control zoning of the parcel. Ms. Baksa then provided further information
indicating that the application submitted was actually for the swabbing
company, not the welding business that the back-up information refers to.
The Board decided that the permit would be considered based on being for
a welding and repair shop. The County Planner suggested adding a
condition stating that the owner of the business resides in the dwelling on
the property. Ms. Baksa would like the Board to provide Mr. Dick with
some direction as far as how they see this parcel in the future. The
County Planner then brought up the issue of hours of operation of a
business in a residential area and the fact that permanent permits are just
as easy to enforce as temporary permits. Ms. Baksa further inquired as to
why the report was not able to be made available to her before the
meeting. The County Planner indicated that a staff report is not public
knowledge until the day of the meeting. Further attention was drawn to
the fact that the application submitted by Ms. Baksa is in conflict with the
report written by the Development Control Officer. Matt Smids (the
applicant that Ms. Baksa is the agent for) is the owner of the swabbing
business, not the welding business as stated in the report. Councillor
Harbinson made reference to the way that the number of trucks on the
parcel would be policed.
P-38/08 MOVED BY COUNCILLOR H. WUTZKE that the Municipal Planning
Commission recommend to Council that Development Permit #3178 for a
welding business be approved subject to the same conditions as a Home
Occupation 3 permit with the exception that it will be a permanent permit.
MOTION CARRIED
Left the Meetino
Cory Baksa left the meeting at 12:02 p.m.
LUN H
The Committee RECESSED for lunch at 12:03 p.m. and RECONVENED at 12:59
p.m.
13. DEVELOPMENT PERMITS CONT'D
Arrived at Meeting
Gord Shaw & Terry Welsh arrived at 1:00 p.m.
d) Permit #3177 -Plan 961 1163, NE 20-18-14-W4M
Eastern Irrigation District (Owner) /City of Brooks (Applicant)
New Multi-Use Facility -variance to setback from local road
March 25, 2008 Municipal Planning Commission Page 10
•- Introductions were made around the table. The Development Control
Officer provided background information on the proposed development.
Mr. Welsh indicated that a variance to the local road is no longer required.
The building will meet all municipal setbacks. The Development Control
Officer asked for direction about whether or not the application fee would
be waived as per the request from the applicant.
P-39/08 MOVED BY COUNCILLOR 7. HARBINSON that the Municipal Planning
Commission APPROVE Development Permit #3177 grant approval for the
applicant to build a new 54,251 ft2 (5040 mz) multi-use facility.
The Development Officer recommends that Development Permit #3177 be
granted subject to the following conditions:
This permit is being granted only for the construction of a new 54,251 ft2
(5040 m2 multi-use facility, on lands described as Plan 961 1163, NW 20-18-
14-W4. Any additional development shall require prior approval of a separate
permit application.
1) The proposed development complying with:
a. all Federal, Provincial and Municipal statutes, regulations, codes and
standards.
b. the provisions of Land Use Bylaw #1626-07, and amendments thereto,
pertaining to the Country Residential District.
c. the Alberta Building Code where applicable.
d. any concerns put forth by the County Of Newell Public Works Department.
e. any concerns put forth by the Eastern Irrigation District.
And subject to the following conditions:
2) The developer ensuring:
`'^ a. The developer ensuring this development is located as shown on the site
plan approved in this application and submitted March 3, 2008. Any
changes to that plan shall require the written approval of the
Development Officer.
b. The developer ensuring the design, character and appearance of the
proposed building and addition are consistent with other buildings in the
vicinity.
c. The developer ensuring an adequate supply of water is provided for
domestic use.
d. The developer ensuring there is proper and legal access provided to the
property.
e. The developer ensuring the site is graded so that storm water does not
drain onto adjoining properties.
f. The developer ensuring construction materials, supplies and equipment
are stored on the property and not on the public roadway.
g. The developer ensuring the continuous clean up of construction debris
tracked onto the public roadway where access is provided to the property.
h. The developer ensuring there is no contamination of soil, surface water or
groundwater from this use.
i. The developer ensuring all hazardous waste materials are properly
disposed of in regulated facilities.
j. The developer ensuring all outdoor garbage containers are stored in
weatherproof and animal-proof containers and are covered and screened
from the public roadways.
k. The developer ensuring access can be provided for Emergency Services
vehicles to all sides of the building.
,~-- I. The developer being responsible for all costs associated with the
modification of water and sewer services to provide service to the
dwelling. All this work shall be to the satisfaction of the County of Newell
March 25, 2008 Municipal Planning Commission Page 11
Public Works Department. The developer shall contact the Public Works
Department, prior to backfilling, to review all connections. The developer
shall also be responsible for the restoration of the street, to the
satisfaction of the Superintendent of Public Works, when these services
are installed.
m. The developer ensuring landscaping of the property is complete within two
years from the date of approval.
P-40/08 MOVED BY COUNCILLOR H. WUTZKE that the Municipal Planning
Commission recommend to Council that the application fee or
Development Permit #3177 be waived.
MOTION CARRIED
19. AD7OURN
P-41/08 MOVED BY COUNCILLOR S. EVANS that the meeting adjourn at 1:06 p.m.
MOTION CARRIED
March 25, 2008 Municipal Planning Commission Page 12