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Minutes 1978-04-06MINUTES OF A REGULAR MEETING OF THE CYPRESS PLANNING COMMISSION HELD April 6, 1978 The regular meeting of the Cypress Planning Commission was called to order at 6.45 p m on Thursday, April 6, 1978 in the Cypress City Council Chambers 5275 Orange Avenue, Cypress, California, Chairman Robert Van Allen presiding PRESENT: ABSENT• Commissioners Adler, Mullen, Partin and Van Allen Commissioner Friedmann Also present were Brian Hawley, Planning Director, Don Lamm, Assis- tant Planner, Sandy Spain, Zoning Inspector, Art Schatzeder, Public Works Director, and Rob Bower, Deputy City Attorney PLEDGE OF ALLEGIANCE Commissioner Mullen led the pledge to the flag MINUTES: It was moved by Commissioner Mullen seconded by Commis- sioner Partin and unanimously carried to approve the minutes of March 2, 1978 It was moved by Commissioner Partin seconded by Commissioner Adler and unanimously carried to approve the minutes of March 16 ADMINISTRATIVE MATTERS: 1 Planning Commission Determination Re. Community Care Facility Mr Hawley stated a request had been received from Ms Terry Stambler-Wolfe of Stambler-Wolfe and Associates for the Planning Commission to determine if a Community Care Facility could be considered as falling under the definition of Convalescent Home as presently contained in the Cypress Zoning Ordinance Mr Hawley indicated Ms Stambler-Wolfe was in the audience and might wish to speak Ms Stambler-Wolfe introduced Mr Ken Brandt, a social worker with the County of Orange, indicating Mr Brandt recruits community care facilities in Orange County, and Mr Alex Kam, a social worker with the State Department of Health Ms Stambler-Wolfe indicated that Mrs Maria Machado, who would be the applicant for a community care facility, currently has a facility in Los Angeles County and had been operating a community care facility for eleven years Mr Ken Brandt indicated the persons residing in a community care facility are generally mentally or physically handicapped He stated these persons would be well supervised and would receive medical care Commissioner Mullen asked if this might be used as a half -way house for any type of offender and Mr Brandt replied that it would not Commissioner Mullen inquired if the residents would be leaving the facility during the day to pursue their occupational activities and where they would work Mr Brandt replied that a few might work in the commercial area, but that most would work in sheltered workshops such as Goodwill Mr Brandt indicated the residents of community care facilities do not need the care of a State hospi- tal and are allowed to come and go as they are able to do so Planning Commission Minutes April 6, 1978 Commissioner Mullen asked if the term 'community care facility" was clearly described by State law and Mr Brandt replied the term is used for non -licensed care facilities Commissioner Mullen asked if this could include an alcoholics' half -way house and Mr Brandt replied that it could not He indicated that Mrs Machado's license was strictly for disabled people Commissioner Mullen inquired if this particular use would have to be added to the Zoning Ordinance in order to accommodate this request and Mr Hawley replied that it could be included in the Zoning Ordinance unless the Commission felt that the use was similar to other uses allowed COMMISSIONER FRIEDMANN ARRIVED AT 6.59 P M Chairman Van Allen indicated he was concerned about the type of uses that might fall within this type of facility and felt the use should require a conditional use permit The Attorney indi- cated he felt the best way to proceed would be to amend the Zoning Ordinance to include the use Commissioner Adler asked how many clients one facility usually maintained and Mr Brandt replied the sizes varied, but Mrs Machado was requesting 15 Commissioner Adler asked how much area this would require Mr Kam indicated the proposed site had been reviewed by his agency and had been found to meet their regulations He indicated that two residents were allowed per bedroom and that appropriate dining space and recreational space was also required Mr Hawley asked if there were minimum standards Mr Kam said there were no minimum standards for room sizes but noted that his agency did check the rooms provided and did recommend a room size of 140 square feet for two residents and 100 square feet for one resident Ms Stambler-Wolfe stated that many cities had up -dated their codes to include community care facilities and indicated she would like to cooperate in any effort Cypress might undertake to include this kind of use in its Zoning Ordinance Chairman Van Allen asked Mrs Machado if she had operated this kind of facility before and she indicated that she had for 11 years in the City of Carson Chairman Van Allen felt that 15 clients would be a lot and Mrs Machado indicated she had employees to help her Mr Hawley indicated that the development of the site had been discussed with the applicant and staff felt that a conditional use permit should be required for the use He felt the Zoning Ordinance should be amended in conjunction with the first public hearing during this meeting and indicated that staff would recom- mend that the use be permitted in certain zones subject to the granting of a conditional use permit Chairman Van Allen asked if there was anyone in the audience who wished to speak in favor or in opposition to the request and no one wished to speak Chairman Van Allen indicated he felt that the term "Community Care Facility needed a separate definition in the Zoning Ord- inance and that such a classification should be included in the Commission's review of the Zoning Ordinance later in the meeting It was moved by Chairman Van Allen, seconded by Commissioner Friedmann and unanimously carried to include a separate definition of the term 'Community Care Facility in the Zoning Ordinance -2- Planning Commission Minutes April 6, 1978 2 Design Review - Tiki Motel, 5601 Lincoln Avenue. Mr Hawley presented staff's report on this case and circulated a color scheme for the development He indicated the plot plans were in conformance with the original conditional use permit approval and stated that staff recommended approval Mr Hawley described the landscape and irrigation plans proposed for the development, indicating the irrigation system had been reviewed and was found to be adequate Chairman Van Allen noted that a freestanding sign was included in the plans and asked if the applicant was requesting approval of this sign Mr Ken Beideman, architect for the project replied that the applicant was not requesting any sign approval at this time and agreed that all signs would require a separate permit Chairman Van Allen asked about provisions for emergency exit and Mr Beideman indicated a wall had been required between the subject property and the railroad tracks Chairman Van Allen said he would like to see people have some emergency exit in case of fire Mr Hawley felt an opening in the wall would provide emergency exit Mr Beideman indicated that leaving an opening in the wall would not be a problem Commissioner Adler asked why there was five feet of space left between the back of the units and the block wall and felt it might tend to collect debris Mr Hawley indicated this was per Building Code requirements Mr Beideman indicated that if the building was built on the property line it would require a two-hour fire wall It was moved by Commissioner Partin, seconded by Commissioner Adler and unanimously carried to approve the final plot plans, elevations and the landscape and irrigation plans, excluding any sign approval for the Tiki Motel to be located at 5601 Lincoln Avenue 3 Sign Review - Blue Shopper As the applicant was not in the audience at this time, Chairman Van Allen continued the matter to the last item on the agenda 4 Request for Time Extension for Conditional Use Permit No 77-5 - Dr Robert Nevin Mr Hawley indicated this request was due to the fact that the applicant had filed a revised tract map on the property, and he indicated staff had no objections to the request It was moved by Commissioner Mullen, seconded by Commissioner Partin and unanimously carried to grant a one-year time extension for Conditional Use Permit #77-5 to expire April 21, 1979 RECESS: Chairman Van Allen called a recess at 7.32 p m The meeting was called back to order at 7.45 p m with all Commis- sioners present ORAL COMMUNICATIONS. Chairman Van Allen asked if anyone wished to speak in regard to any matter not on the agenda No one wished to speak Hearing no objections, Chairman Van Allen returned to Administrative Matter #3 as the property owner was in the audience 3 Sign Review - Blue Shopper Mr Lamm presented staff's report on this case, indicating the sign for the Blue Shopper had been a problem for some time which had involved many communications by the City and the City Attorney -3- Planning Commission Minutes April 6, 1978 with the operator of the Blue Shopper in an attempt to gain com- pliance with City Code Mr Lamm described the sign as proposed by the applicant He indicated it was staff's feeling that the entire signing program for the shopping center should be amended rather than just one sign being changed Mr Doug Rossmann, 212 N Chantilly Anaheim, owner of the center, stated he felt the Blue Shopper had a right to some individuality in its sign He indicated he had spoken to Mr Wagner, owner of the business, and Mr Wagner felt that his sign coloration was a necessary part of his business operation Mr Rossman said he would like to keep Mr Wagner as a tenant but felt Mr Wagner would move elsewhere if he could not have the sign as requested Chairman Van Allen stated he would prefer to speak to the appli- cant, Mr Wagner Commissioner Mullen stated he felt the City staff should be flexi- ble in their approach to this request and that some deviation in the original program would be acceptable He felt the applicant's request for blue letters to coordinate with the name "Blue Shopper" was reasonable He indicated that if another tenant had the same conditions he would feel the same way He felt there was a reasonable compliance with the original conditions because the orange and brown theme was being used, with the only change being the white strip in the middle with blue letters Mr Hawley stated it was up to the Commission to determine whether or not they wanted to allow a deviation from the original program within the parameters of the basic design and size since the signing program was originally determined and approved by the Commission Commissioner Mullen said that the center had had a co.nsiderable turnover in tenants and he felt an attempt should be made to main- tain the types of tenants that would be happy at this location Mr Bower stated that if the Commission granted this request, they should be willing to grant similar requests from the other tenants of this center because the change represents a granting of special privilege Commissioner Mullen stated he saw no problem with some deviation from the original approval because he felt the applicant had good reason for the request It was moved by Commissioner Partin, seconded by Commissioner Friedmann and unanimously carried to continue consideration of this item to the April 20 meeting to allow the business owner to attend to discuss the matter PUBLIC HEARING RE AMENDMENT TO THE ZONING ORDINANCE NO 78-3 Chairman Van Allen announced that this was the time and place for the public hearing to review the text of the Zoning Ordinance to consider specific amendments to said Ordinance He opened the hearing Mr Hawley stated that Community Care Facilities could not be precluded entirely from the Zoning Ordinance but that a condi- tional use permit could be required He indicated he felt a conditional use permit would be appropriate for this use and he recommended that the use be included in the Zoning Ordinance as follows' Community Care Facility - Neighborhood - 1-6 patients in Residential Zones, subject to the granting of a Condi- tional Use Permit Community Care Facility - Group - 7-15 patients in Commer- cial Zones, subject to the granting of a Conditional Use Permit -4- Planning Commission Minutes April 6, 1978 Chairman Van Allen asked if anyone wished to speak in support of this request Ms Stambler-Wolfe stated she wished to support the recommendation of the Planning Director that single-family homes in residential areas and group homes in commercial areas be allowed subject to a conditional use permit She suggested that group homes be per- mitted in Multiple -Family Zones Chairman Van Allen asked if anyone wished to speak in opposition No one wished to speak in opposition Chairman Van Allen stated he had no qualms about a community care facility in any zone and was not sure about the need for a size restriction He felt the conditional use permit process would be sufficient to ensure the facility would be a benefit to the community Commissioner Mullen indicated he felt the conditional use permit process would give adequate control He felt the idea of 1-6 patients in residential areas and 7-15 in commercial areas was appropriate He did not feel a multiple -family zone would be appropriate for this use Commissioner Adler asked if a single-family home could accommodate six patients Mr Brandt replied that with two persons per bed- room, it could He added that many times there were less than six patients in a single-family home Commissioner Mullen moved to approve the definition of community care facility in the Zoning Ordinance as proposed by the Planning Director Chairman Van Allen stated he felt it was the consensus of the Com- mission to include this item in the revisions to the Zoning Ord- inance and he did not want to vote on each item separately Commissioner Mullen withdrew the motion Hearing no objections, Chairman Van Allen determined there was a consensus to include "community care facility" in the revisions to the Zoning Ordinance Commissioner Mullen asked staff how long it was anticipated the revisions to the Zoning Ordinance would take and Mr Hawley replied at least one more meeting, as staff was still waiting for some information from the Attorney Hearing no objections Chairman Van Allen continued this public hearing until after the public hearing regarding Conditional Use Permit #78-3 - State -Wide Developers PUBLIC HEARING RE: CONDITIONAL USE PERMIT NO 78-3 - STATE WIDE DEVELOPERS: Chairman Van Allen announced that this was the time and place for the public hearing to consider an application to establish a 56 -unit condominium complex together with incidental off-street parking, landscaping and decorative lakes on a parcel of land 3 4 acres in size in the RM -20/A Zone He opened the hearing and asked for the staff report Mr Hawley presented slides showing the subject property and sur- rounding land uses Mr Lamm presented the staff report indicating that staff felt the plan as presented was the best in light of the problems connected with the development of the property He noted that staff had recommended 20 conditions of approval and an added condition that the billboard presently on the property be removed Chairman Van Allen asked for comments from the applicant -5- Planning Commission Minutes April 6, 1978 Mr Fred Cartozian, State Wide Developers, introduced Mr Renado Corzo of Corzo, Lukes Associates, Los Angeles, the architect for the project Chairman Van Allen asked Mr Corzo if he had had an opportunity to review the staff report and if he had any questions regarding any of the recommended conditions of approval Mr Corzo replied he had reviewed the staff report and had a question regarding Condition #3 which required a six foot high block wall along Walker Street He stated a fence of wood or wrought iron would be preferred so that the view into the lakes could not be entirely blocked out Mr Hawley stated staff would have no objections to a wrought iron fence along Walker Street and this matter could be discussed at the time the landscape and irrigation plans were presented Commissioner Friedmann asked if the applicant had done projects like this before Mr Corzo replied that the consultant on the lakes had had experience with this type of project before Commissioner Friedmann stated she wondered about the long distance between the garages and some of the units Mr Corzo replied that their studies showed that developments of this type were usually sold to younger persons who would not mind the walk Commis- sioner Friedmann asked if the units with attached garages usually sold first and Mr Corzo replied not necessarily Commissioner Friedmann asked about the placement of fire hydrants and Mr Corzo replied they were placed between every building and along the driveway He indicated this had been discussed with the Fire Department Chairman Van Allen asked if the lakes were strictly decorative or if they had some connection with fire protection Mr Corzo replied the lakes were strictly decorative Commissioner Friedmann asked how deep the lakes would be and Mr Corzo replied 18 inches Chairman Van Allen asked if anyone in the audience wished to speak in favor or in opposition to the request No one wished to speak Chairman Van Allen asked Mr Corzo to point out any aspect of the development which would not be immediately apparent to the Com- mission Mr Corzo stated that the site was long and narrow and this had presented a problem He noted the design of the project had been geared to abate the noise problem from the railroad tracks which was why the garages had been placed along the driveway He stated the architecture was clean and straight forward and he described the layout of the various units included in the complex Commissioner Adler inquired as to the drainage of the property Mr Corzo indicated the property drained to the west and Commis- sioner Adler asked if this was acceptable to the Public Works Department Mr Schatzeder stated he had not seen the grading plans as yet but he felt drainage could be designed to flow into the drainage channel to the south and west He stated he did not anticipate any drainage problems with this development Mr Hawley noted that the project would have to meet the require- ments of the Orange County Health Department and County Vector Control Agency Commissioner Mullen stated he felt this project gave an exciting choice to people in the City and he felt the site was suitable to the project Commissioner Partin stated he agreed with Com- missioner Mullen -6- Planning Commission Minutes April 6, 1978 Commissioner Friedmann stated she was concerned about the distance between the front lake and the fence on Walker Street because it might allow people to throw things over the fence into the lake She also stated the driveway from the project should be able to accommodate more than one car exiting onto Walker Street Chairman Van Allen suggested an exit lane to turn left and an exit lane to turn right Mr Hawley stated this would entail a widening of the driveway with a small dividing island Commissioner Adler stated he liked the project but agreed with Commissioner Friedmann that the front lake might be too close to the fence Chairman Van Allen stated he felt this was something that could be discussed along with the landscape and irrigation plans It was moved by Commissioner Mullen and seconded by Commissioner Partin to approve Conditional Use Permit #78-3 subject to the following conditions, which includes a change to Condition #3 and the addition of Conditions #21 and #22. 1 All covered parking areas shall contain fully enclosed double -car garages for each condominium in accordance with Section 4 D 2 of Ordinance No 606 2 A tract map shall be reviewed by the City and recorded with the County of Orange prior to this Conditional Use Permit becoming effective 3 A minimum eight -foot -high block wall measured from the highest adjacent grade shall be constructed along the south- westerly property line A wall or fence shall be required along the Walker Street frontage The design and material to be used for this structure shall be determined at such time as the landscape and irrigation plans are submitted for approval by the Planning Commission 4 A landscape plan and irrigation plan shall be submitted for review and approval by the Planning Commission, and land- scaping shall be installed prior to occupancy of any building 5 All designated trash areas shall be constructed of masonry material a minimum of six feet (6') in height with solid access gates 6 Direct access from Walker Street to any body of water (decor- ative lakes and swimming pool) shall be fenced to a minimum of five feet (5') in height Wrought iron fencing is sug- gested between buildings to satisfy this requirement 7 Developer shall conform to all applicable provisions of the City Code All requirements of the State Subdivision Map Act and the City's Subdivision Ordinance shall be satisfied Final subdivision map filing fees shall be paid in accordance with City of Cypress Resolution No 1713 Plan checking and inspection fees shall be paid in accordance with the City of Cypress Zoning Ordinance The developer shall pay $50 00 per unit Developer's tax as required by the City of Cypress Business License Department Drainage fees shall be paid in accordance with Master Plan of Drainage The sanitary sewer connection fee shall be paid by the developer in accordance with Orange County Sanitation District No 3, Resolution No 303 Advance street light energy charges shall be paid Recreation and Parks fees shall be paid in accordance with the City of Cypress Subdivision Ordinance 8 Drainage shall be solved to the satisfaction of the City Engineer A grading plan shall be submitted for approval A topograph of the area surrounding this development shall be made to establish existing drainage flow patterns If -7- Planning Commission Minutes April 6, 1978 the existing natural flow of any adjoining parcel is across the land of this development, a drainage easement shall be granted and drainage facilities provided for that property to the satisfaction of the City Engineer Minimum flow - line at on-site gutters shall be 0 2% 9 All secondary and primary utility services shall be under- ground Street lights shall be installed per City standards Street name signs and traffic signs shall be installed per City standards Necessary fire hydrants shall be installed in accordance with Fire Department requirements and City standards A master plan of sewers shall be submitted for approval by the City Engineer, with plan check and inspection by the City's Engineering Division subject to plan checking and inspection fees Sewer laterals connecting existing houses at this property shall be plugged at the property line The street in front of this development shall be resurfaced with one -inch (1") minimum thickness asphalt concrete from curb -to -curb if it is necessary to open -cut the street in more than one place Any open -cut shall be backfilled per City of Cypress Standard No 110 The devel- oper shall provide mailbox mounting facilities for each residence to the satisfaction of the Public Works Director, Planning Director and Postmaster 10 All interior streets shall be thirty feet (30 ) minimum clear width between buildings up to a height of fourteen feet (14') above street grade, and shall be private The intermediate turn -around and cul-de-sac shall have a minimum radius of thirty-five feet (35 ) to the curb face An effective sight distance for vehicular traffic shall be maintained at the intersection of the proposed private street with Walker Street Curb returns at the intersection of Walker Street and proposed private street shall have a radius of twenty-five feet (25') 11 Street structural sections shall be based on the recommenda- tion and soils report prepared by an engineering firm accep- table to the City Engineer, with street structural sections to be determined by using an applicable T I (Traffic Index) All existing public improvements at the development site which are damaged, cracked or otherwise below standard shall be removed and replaced to the satisfaction of the City Engineer 12 Soil in planting areas, including trees shall be tested by a qualified agricultural laboratory to determine the organic and chemical amendments for optimum growth for the plants specified The test results shall include concen- tration of nitrogen, phosphorus, potassium pH, salinity sodium status and boron saturation extract Results of these tests with recommendations of the agricultural labor- atory shall be furnished to the Public Works Department for approval at least 30 days prior to planting date A bond shall be posted by the applicant to guarantee maintenance of the irrigation system so that it operates in a manner for which it was designed, and to guarantee maintenance of all plant materials in a healthy growing condition, free of weeds and litter, for a period of not less than twelve (12) months, to the specifications of the City staff A Certificate of Occupancy shall not be issued for this development until all landscaping and irrigation is completed in accordance with plans and specifications as approved by the Planning Commission Street trees shall be installed along Walker Street in conformance with the street tree policy of the Public Works Department The type of trees shall be as required under the Townscape and Urban Design Element of the General Plan Planning Commission Minutes April 6, 1978 13 The developer shall provide adequate no parking' controls within the development to the satisfaction of the City Engineer "No parking" controls shall be included in the conditions, covenants and restrictions (CC&Rs) for this development In addition the developer shall cooperate with the City and take all steps necessary to permit the City to enforce the provisions of the California Vehicle Code along the private streets as provided by Section 21107 7 of the California Vehicle Code Adequate "No Parking Fire Lane" signs shall be installed along the proposed private street per California Vehicle Code #22658 to the satisfaction of the City Engineer, Building Department Superintendent and County Fire Marshal The developer of this project shall provide adequate speed control within the development to the satisfaction of the City Engineer 14 A continuous physical barrier (i e 6" high concrete curb) shall be constructed at a minimum distance of three feet (3 ) from the base of all block walls exposed to vehicular traffic to the satisfaction of the City Engineer Planting may be installed in the area between the block wall and curb 15 Wheelchair and handicap access facilities shall be installed on-site and off-site in accordance with State of California and City of Cypress Building Department standards 16 Installation of cable TV shall be subject to any City ord- inance or regulations which are in effect at the time of recording of the final map 17 On-site security lighting shall be arranged so that direct rays will not shine on adjacent properties or produce glare for street traffic 18 A copy of the conditions, covenants and restrictions (CC&R's) covering this development shall be submitted to the City staff and City Attorney for their review, recommendations and approval to ensure the continuance, maintenance and appli- cability and enforceability of the CC&R's so that the devel- opment will not become a liability to the City at a later date 19 The design of the proposed lakes shall be subject to the approval of the City Engineer the County Health Department and the Vector Control District As minimal requirements the lake design shall include the following a A suitable lining b Consideration of edges and sides c A hydraulic system which provides filtration and circu- lation to prevent "dead" spots and to provide removal of trash and suspended solids d Overflow and backflow protection e An operation manual which details a maintenance procedure and schedule 20 The conditions of this conditional use permit shall apply to all parcels created, altered or otherwise affected by the subdivision map prepared in accordance with Condition #1 21 The existing billboard located at the southeasterly corner of the subject property shall be removed prior to construction of this project 22 The entrance to the project from Walker Street shall be re- designed to provide for a landscaped traffic island which will allow for two-way movement for traffic egressing the subject site onto Walker Street to the specifications of the City Traffic Engineer -9- Planning Commission Minutes April 6, 1978 The motion unanimously carried by the following roll call vote AYES. 5 COMMISSIONERS Adler, Friedmann Mullen Partin & Van Allen NOES. 0 COMMISSIONERS None ABSENT: 0 COMMISSIONERS None Chairman Van Allen closed the hearing PUBLIC HEARING RE: AMENDMENT TO CONDITIONAL USE PERMIT NO 73-15 - BOAT CITY/S & S MARINE Chairman Van Allen announced that this was the time and place for the public hearing to consider an application to amend Conditional Use Permit #73-15 to allow motor vehicle sales and service in conjunction with the existing business He opened the hearing and asked for the staff report Mr Hawley stated that the applicant had withdrawn his request and planned to file for a new Conditional Use Permit It was moved by Chairman Van Allen seconded by Commissioner Adler and unanimously carried to approve withdrawal of the request RECESS Chairman Van Allen called a recess at 9'30 p m The meeting was called back to order at 9 38 p m with all Commis- sioners present CONTINUATION OF PUBLIC HEARING RE: AMENDMENT TO THE ZONING ORD- INANCE NO. 78-3• Chairman Van Allen announced the discussion on this matter would be limited to 10.45 p m The Commission reached a consensus agreeing to the proposed changes in the following areas 1 Section 4, Establishment of Zones 2 Section 9 2 Property Development Standards - Residential Zones 3 Section 9 3 Performance Standards - Residential Zones 4 Section 10 2 Property Development Standards - Commercial Zones The Commission reached a consensus agreeing to the following changes to staff's proposal. 1 Section 9 1 Permitted and Conditional Uses - Residential Zones Add Community Care Facility" as a conditional use 2 Section 10 1 Permitted and Conditional Uses - Commercial Zones Under subsection "B", General Commercial Uses, change Arcades" to read "Amusement Arcades" and change "Restaurants including sale of alcoholic beverages' to be a conditional use in the CN -10 000 Zone and add 'Community Care Facility" as a conditional use Under subsection "C", Public and Semi -Public Uses add "Massage Parlor" to be a conditional use in the CG and CH Zones 3 Section 10 3 Performance Standards - Commercial Zones Change Item D to read. "Where a commercial or office use abuts property in any Residential Zone a masonry wall eight feet in height, as measured from the highest adjacent grade, and screen landscaping shall be erected and main- tained between such uses and the residential zone " -10- Planning Commission Minutes April 6, 1978 The Commission reached a consensus agreeing to continue considera- tion on the following items• 1 Section 8 - Definitions 2 Section 9 1 Permitted and Conditional Uses - Residential Zones Kennels 3 Section 9 6 Walls and Fences - Residential Zones 4 Section 10.1 Permitted and Conditional Uses - Commercial Zones 5 Section 10 6 Walls and Fences - Commercial Zones The Commission agreed to continue consideration of the remainder of the recommended changes to the Zoning Ordinance to the April 20 meeting ADJOURNMENT: Chairman Van Allen adjourned the meeting at 10 45 P m CHAIRMAN OF THE PLANNING COMMISSION ATTEST. SECRE 1 F THE PLANNING SSION -11-