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01/19/1995GRAND TERRACE PLANNING COMMISSION MINUTES OF REGULAR MEETING JANUARY 19, 1995 The regular meeting of the Grand Terrace Planning Commission was called to order at the Grand Terrace Civic Center, 22795 Barton Road, Grand Terrace, California on January 19, 1995 at 7:00 p.m. by Chairman Jimmy W. Sims. PRESENT: Jimmy W. Sims, Chairman Doug Wilson, Vice -Chairman Matthew Addington, Commissioner LeeAnn Garcia, Commissioner Moire Huss, Commissioner Ray Munson, Commissioner Fran Van Gelder, Commissioner Patrizia Materassi, Community Development Director Maria C. Muett, Associate Planner Larry Mainez, Planning Technician Maggie Alford, Planning Secretary ABSENT: None. PLEDGE: LeeAnn Garcia, Commissioner 6:30 P.M. CONVENED PUBLIC WORKSHOP SESSION The Community Development Director discussed the definition of a Public Nuisance as well as the Code Enforcement Court Process. Commissioner Garcia passed out flyers to the URISA conference. 7:00 P.M. ADJOURNED PUBLIC WORKSHOP SESSION 7:00 P.M. CONVENED PLANNING COMMISSION MEETING PUBLIC PARTICIPATION: Moire Huss presented the progress of the Grand Terrace School District. Commissioners Munson and Van Gelder didn't feel this was appropriate discussion for the Commission. ITEM #1 PLANNING COMMISSION MEETING MINUTES - NOVEMBER 3, 1995 MOTION PCM-95-01 PLANNING COMMISSION MEETING MINUTES - NOVEMBER 3, 1995 MOTION VOTE PCM-95-01 Commissioner Munson made a motion to approve the November 3, 1995 minutes. Commissioner Van Gelder seconded. Motion carries. 7-0-0-0. ITEM #2 DEFERRAL OF STREET IMPROVEMENTS JAMES AND THELMA JOHNSON 22985 VISTA GRANDE WAY G.T. The Planning Technician presented the staff report. 7:08 P.M. OPENED/CLOSED PUBLIC HEARING MOTION PCM-95-02 DEFERRAL MOTION VOTE PCM-95-02 Commissioner Addington made a motion to approve the deferral. Commissioner Garcia seconded. Motion carries. 7-0-0-0. 2 ITEM #3 POT-BELLIED PIGS AS DOMESTIC PETS CITY OF GRAND TERRACE The Associate Planner presented the staff report. The Director added that if pot-bellied pigs are well cared for, there probably wouldn't be any problems, but if they are not very well cared for, they could have a very adverse effect on the neighborhoods. She said originally, they were very small, but they were crossbred with larger species, and they now can be 300 to 400 pounds, so they can become very big, and while a little kid can take care of it for a year or so, maybe later on, he can't take care of it anymore, because it becomes too big. She stated that while the property owner can take care of it and watch the pig's diet, if he has kids and the kids keep feeding the pig and the property owner doesn't know, the pig can grow more than the owner would like it to. She mentioned they have heard from experts that there are farms with pigs that nobody wants anymore because they are too big and too hard to take care of, and that size is a very big problem in terms of code enforcement for the City. Apparently the pigs are very intelligent, apparently, and if they are not happy, they can squeal really high, more than 55-65dba, so that could also be a big problem. She O mentioned that the experts have told them that the male, through a certain time in spring, can have an odor, unless neutered. She stated some of these items really scare staff in terms of having them in a residential district - mainly on a 7,200 sq. ft. lot; on the other hand, you have people who have become so attached to their animal that it is like another person in the household, so they have both sides. She said they have considered a Conditional Use Permit, that was the original direction, so they could have very strict standards even though it would be a code enforcement problem. However, legal counsel did not support the CUP procedure. He thinks that it would create a big liability for the City, so if we can't do it through a CUP or through a very strict type of enforcement, then legal counsel recommendation is not to allow them in residential areas, unless it is on the large lots. We already have it in the current code under the Agricultural Overlay Districts. She said that staff concurs with the latter recommendation, however, staff would like to give the Commission an out - if they would like to recommend approval for people who already have those animals and are attached to them, that is what the grandfather clause will do. She informed the Commission that the applicant is present and can give her own ideas or experiences with the pig, and also the person from the County who can give an idea of hands on experience in terms of code enforcement. She said staff has given them a lot of information, but it is always good to 3 have somebody that has very close experience with these animals, so this is just on an informational basis. She said the more information they get, the more they will have a clear opinion about this issue, thus, when they have a public hearing, if it goes that far, they will be prepared to deal with the public as they may get a lot of the public here. Commissioner Van Gelder said one of her main concerns would be, regardless of what restraints they put on the person, how are they going to enforce it? The Director said just like with code enforcement, when staff receives complaints, they will need to go there and weigh them. She stated this is why it is so difficult, as they would need to weigh the animal, (inaudible), and it would be very difficult, because they do not have staff to go out there and weigh the animals. For example, the Community Development Department right now has about 100 code enforcement cases pending. It would be difficult, but it is do -able, it is not something impossible to be done. Commissioner Van Gelder stated this would be more of a reaction than an action. The Director said yes, that code enforcement is done on a complaint basis. The Associate Planner said we contract with the County, and they do a lot of our animal control. Commissioner Van Gelder said she didn't think they mentioned the possible leash law. The Associate Planner said it is indicated in the chart, and most cities that did allow them in the residential areas require similar standards as for dogs, per County Codes. The Director said she has the impression that the County considers them as livestock, so she wasn't sure if they would do code enforcement as part of their contract in case we classify pot-bellied pigs as a pet. This would be a contradiction, and staff would need to do enforcement themselves. Commissioner Van Gelder said she thinks the subject should have been brought in so they could see what kind of a thing it is. 0 (Inaudible.) The Director said they basically contacted the property owner who fixed the fence so there was no more problems with the burrowing, and then staff contacted the complainant to close the case, but he did not want it to be closed as he felt there was an odor and it was very close to his property. She said right now, it is an illegal use because it is in a residential area that has no Agricultural Overlay District. She said staff didn't call the complainant to be here tonight, but he will be noticed of the public hearing. Commissioner Addington complimented staff on doing a very good job of putting this together, stating that they did a very thorough job researching all of this. He stated that he liked the recommendation made by staff, which shows staff is working closely with residents. Commissioner Huss said she looked at a male pot-bellied pig in Reche Canyon, and he was a big one, about 140 pounds, and the owner had two big dogs with him in the yard and the pot-bellied pig was quiet, stating that the loudest noises he made were grunts. She said he just wandered around and seemed happy, and is better behaved than the Dalmatian she used to have behind her as far as noise goes. She said she spoke with her veterinarian, who said unless pigs are out in a circuit, they don't usually contract those kinds of diseases and they are not contagious to people. She said the vet also commented if 10% of the population had them, Animal Control would have a lot less problems than with dogs, because these animals don't get out, run around or go in packs. Commissioner Van Gelder said she assumed this was on a large lot. Commissioner Huss said it was in Reche Canyon where they had horses, etc. Commissioner Van Gelder asked if they allowed it in the house. Commissioner Huss said they did, and they had a separate area for the dogs and pig from the other animals. She said it had pellet -type bowel movements. (Inaudible.) Commissioner Van Gelder said maybe we are regressing back to the era when everybody kept their animals in their house. (Inaudible.) Chairman Sims said in an agricultural overlay area on a very large lot, it would seem a very natural place for them. (Inaudible.) Commissioner Munson said he when he reads "weight" and "height limitation", he automatically sees pigs can be 22" tall and weigh 125 lbs. He said a 125 lb. pig is a big animal, and he asked if this is the average size or if they are smaller normally. He also asked what the average life span is of a pot-bellied pig. The Associate Planner said she did not look at the life span variable, but the sizes can vary, stating that the average weight can range from 100 to 125 lbs. She said some of them can be small, but it depends upon the amount of food that is fed, and according to the expert she spoke with, they can get up to 200+ + pounds. She said for the cities that did allow them in the residential districts, they put a weight limitation on them because of that concern of size. The Director said these pigs used to be very tiny, but they have been cross -bred with big pigs, so their size depends upon their diet. She said she was told by an employee of Animal Control that they can be 200 to 350 lbs. or more, so this is a concern. (Inaudible.) O KELLY SQUIRES 12414 PASCAL G.T. Ms. Squires said her pig's name is Emily Ann, and she has had her for 2 1 /2 years, stating she weighs only 100 lbs. and is only approximately 20" tall. She said the females, when they are bred, get longer and longer. She said what happens with the pigs is they get wider, as they will eat whatever is placed in front of them. She keeps her pig in her own little pen, and they only feed her one time a day, and they take very good care of her and they make sure she doesn't get out. She said on occasion, she has gotten out of the yard and gotten in the garbage, and whatever pigs eat, that is what they tend to smell like, so they are not allowed to eat dairy products or meat, so she keeps her pig on pot-bellied pig food which must be bought at a feed store. She said she is very conscious about what she eats, stating she does get fruit and vegetables, her pig food and ample water. She has kept her very much under control, and would have brought her in, but she doesn't like the leash and she does squeal, and she doesn't want her to be a nuisance to anyone so she doesn't harass her. She said she is a lot smarter that her 0 Golden Retriever. The pig was given to her by her mom two years ago as she thought it was legal, and what is so nice about the pigs is that they are so easily train. She mentioned that two -year -olds take a stand when they are told "no", and when you turn your back they do what they want anyway until they get corrected, and this is kind of how Emily is. She recently had a garden in her backyard, and she let her out of the pen one day because she was out in the yard playing with her, and she went over to the garden because she wanted the tomato leaves. She told Emily "no", and the pig took a stand, and when she turned around, Emily went over and bit off the leaves. She was then spanked and she squealed a little, but she never did it again, and this is how easy they are to be trained. She stated she can go out in the morning to the pen and they can carry on a conversation, and they act like they know you, stating she thinks she is part human. With regard to the issue of why the neighbor complained, she said her neighbor complains about everything to begin with; he trapped cats in the neighborhood because they walked across his yard, and this is the type of neighbor she has. She said she walked along the fence and packed the dirt down and marked about a 4" clearing spot on one side, but there was no way she could get over into his yard. He called her to tell her and she immediately fixed it by burying chicken wire under the ground. She said pigs don't bite, but they have a very hard nose, and they root, and with Q regard to training them, she would rather have three pigs than two dogs, stating that they are so easy to potty train. She said Emily makes her little mess in one area and it is kind of like rabbit pellets, and it doesn't smell like the dog's do, and it doesn't attract flies. She doesn't have fur like other animals, so they are good for people with allergies. She said the pigs that you hear about that weigh 200 to 300 lbs. are the animals that the owners don't take care of, and she can see that being a problem, but you also have the same problem with anybody with a dog, as that dog can be overfed and become huge. She invited anyone to come over and see her in her pen, but she won't put her on a leash or take her out of the yard because she doesn't like it. C Commissioner Munson asked how often she lets Emily in her house. Ms. Squires said she can come in the house as often as she wants, as she is considered a house pet. She said they prefer to keep her outside because she has a tendency of jumping up on the couch, and it is difficult to get her off the couch. She said she likes her own pen. Chairman Sims said he appreciates what she is saying, but asked her to put herself in the Commission's position. (Inaudible.) 7 Ms. Squires said the rulings and regulations the City staff has proposed seem pretty fair, and she thinks that if someone in the City wanted to have a pig, they should have them come in, and they have to know about the laws, and it should be a feasible permit, perhaps similar to a dog license, and if somebody complains or if a pig exceeds the size, then that is when you have the reaction, but she thinks a pig is a lot less trouble than cats and dogs, stating that cats go into other people's yards, they have kittens, and pigs can only mate if they are around another pig, and if you only allow one per household, that will not be a problem. (Inaudible.) Ms. Squires said it is very hard for her to get rid of her pig, but she thinks it is the same with a dog; if a dog bites somebody, the County comes out, and if they bite again, the County takes it into quarantine, and the next time, it is taken away. She said owner's should be allowed some time of warning, and if there are reason's that they are exceeding the rules set forth, then it should be taken away, but Emily is a lot less trouble than her dog. Commissioner Garcia asked how Emily interacts with dogs and cats. Ms. Squires said she likes her own space, but she is very gentle with them. She said the dogs and cats have no problem until they are eating, and Emily will try to eat their food if she is out of the pen because that is their nature. She said she has a cat, and the first time she saw Emily, she hissed at her, and Emily didn't like that, so every time Emily goes by this cat, she throws her rear at the cat and knocks it off balance as a joke. She said she has another dog that is protective and jealous, and she has snapped at Emily before, but Emily chases the dog around the yard, but it is playful; she is not aggressive and does not attack. (Inaudible.) Ms. Squires said if the kids want, they chase her around the yard, and it is fun and the pig gets lots of exercise. She said one of the rulings is to be 20' from her neighbor's house and right now she is only 11', so she would have to move her over. (Inaudible.) REBECCA CANE, ANIMAL HEALTH INVESTIGATOR SAN BERNARDINO COUNTY ANIMAL CONTROL 606 E. MILL STREET SAN BERNARDINO Ms. Cane said she will be very frank and is not an expert, and her experience with them comes from having to deal with the public who have them. She said the County does consider pot-bellied pigs as livestock, and originally when they came to the United States in 1985, they were considered exotic animals, and the only way you could purchase them was through exotic animal auctions. She said she had the experience of attending an auction, and a mating pair went for over $5,000, but she stated they are a trendy animal, and she sees them as a status symbol and is concerned about down the line when they are not going to be trendy anymore. She said ideally, a Vietnamese pot-bellied pig should be 50 to 90 lbs., and they are supposed to be bred for this size. San Bernardino County Animal Shelter has had four turn -ins of pot- bellied pigs by their owners in the last year, and that isn't a lot, but they were turned in because they all weighed over 150 lbs. She said City of Chino Hills has an ordinance that they do allow pot-bellied pigs, and she called Marcia Wyatt, who is with the Pomona Valley Humane Society and is the Animal Control Field Supervisor, asking her how she deals with the pigs out there. She said it's pretty good, and when asked how many are licensed, which is a requirement, she said three or four, but there are probably 15 maximum that they know about. She said their shelter covers Chino Hills, Ontario, Montclair and some other cities outside of the County. She asked Ms. Wyatt how many pigs they get into their shelter, and she said 90% of the pot-bellied pigs they deal with are at - large animals, and they average about one per month, and these animals naturally root against the fences and can break them down and get at - large, and they are not easy to catch once they get loose. She said one month ago in the City of Ontario, Pomona Valley Humane Society had to shoot a pot-bellied pig because it was causing a traffic hazard and they could not catch it, so they are looking at a humane aspect of it too, of the animals getting too big, and once they get loose, they are not being claimed by their owners. She said there is a whole variety of miniature pigs, and from the adult weight of 20 to 250 lbs., these are the purebreds; if you start mixing weight and breeds, you'll end up getting a hybrid bigger. She said people buying pot-bellied pigs don't know what they are getting, and if you don't go to a reputable breeder where you can't see the sow and the boar, you may get a cross -breed and end up with a 500 lb. pig. She said the difference between a miniature and regular pig is about 200 lbs.; sometimes the larger pigs top out around 700 lbs. She said if she was going to say, yes, you could have a 7 miniature pig, she would go for the one that is 20 lbs. She said ideal height for the Vietnamese pot-bellied pig is 14 to 18"; Emily is on the big side already being 100 lbs. and 20" tall. She said life expectancy is 20 to 25 years, longer than a dog, and when you are dealing with dog life expectancy, the smaller breeds tend to live longer, with Great Danes and St. Bernards living about 8 years. She said as far as limiting what they eat, they can be controlled by keeping them on a good mill product that does control the odor. She said the animals have a number of behaviors that are difficult for Animal Control to deal with. She said they can be destructive because they do root, and they have the running at large problem. She said they are easy to train, and they can outsmart people and can find a way out of things if they want to. She said they are easy to potty train, but you can potty train a rabbit, too. She said they like to explore and want to see what's out there, and this is where damage is caused. She said if you aren't aware of what you are getting, you have a problem; you need to be educated with any animal you get. She said they are doing this because they are bored; you can't be at home all the time and they need company and a variety of toys or another companion. She said if the males aren't neutered, they can grow the tusks, which can endanger human life and other animals. She said pigs do not put off an odor except during the mating season, which is Spring. She said if a male pig is neutered, he will not put that out. She said they can become very aggressive and territorial as they become adults and lose that piglet "cuteness". She said there territorialness causes them to charge visitors, shoot through walls, and she has had one reported case of biting a baby. She said this case involved when a newborn was introduced to the house and there was jealousy involved, but this would happen with a dog or cat, too. She said County zoning allows them in residential areas with an agricultural overlay; it is not deemed as a pet, it is a livestock, and you have to have certain size lots to go with it. She said when they first got them in the County, they required an Exotic Animal Permit through the Health Department and through Environmental Health Services with a Special Use Permit, and since then, they have been downgraded into just livestock and have been incorporated with the rural living zones, the agricultural zones, and the residential zones with agricultural overlay depending upon lot size. She said they are cute, but there is a lot of negative as far as Animal Control is concerned, and regulation will not be easy. She questioned how they would be able to measure when they exceed 120 lbs., for example, as they have no device other than picking this animal up. She said they do not do yearly inspections. If this was approved, they would recommend the animal be under an exotic animal permit and be inspected for cleanliness and size and whatever conditions are placed on it, so it can be done, but it is not very feasible. 10 161 Commissioner Fran Van Gelder asked if she has seen any indication at all of these animals being used for cuisine by any cultural or ethnic groups. Ms. Cane said originally they were brought in as a delicacy, but there has been no indication that they are used here for that, as they really don't have enough meat on them. She said they are raised for the pet population. (Inaudible.) Ms. Cane said if a person gets a pot-bellied pig, they have a certain set of guidelines to conform with, certain permits they will need to obtain, size lot they'll need to have, zoning their property will need to be, and they can go from there. Since it's not a perfect world, Animal Control ends up having to clean up the mess after they have gotten the animal, anything ranging from a pig to a mountain lion to a wolf. They try to help get them legal through the regular means, but in the meantime, the owner needs to move the animal out because it is subject to being impounded. She said it starts as a reaction to complaints, but they try to educate people if they call Animal Control, but a lot of this is under the table and they are breaking the law. She said they try to get them legal through any means available, whether it's through a Conditional Use Permit, a Special Use Permit or a Variance, and the County doesn't really go for the Variances. She said the Conditional Use Permit is priced high for a person wanting one pig, and in cases like that, she recommends the owner going for a Special Use Permit under an exotic animal in those cases, which she remembers to be about $250 for the application cost about three years ago, with an annual fee also. She said under the Special Use Permit, the owner is subject to inspection by the Health Department four times a year, through Veterinary Services, and one a year through Environmental Health Services on the County level. She said they also need a Public Health permit to have the animal, and that runs about $160/year. The Director asked, if the City decides to approve pot-bellied pigs, if the current County contract would include their work with this. Ms. Cane said she reviewed the contract, and it specifically states that they will take care of Chapters 1 and 2 of Title 3 of the County Code, which is basically dog and cat enforcement for rabies, but also within that section is Animal Establishment, and exotic animals fall under this section, so it would be utilized under that code section, and it would be managed by Preventive Veterinary Services. 11 The Director asked if they would be covered under the same fees. Ms. Cane said the fees would probably go back to Veterinary Services, and there shouldn't be any cost back to the City as far as permits, because the applicant would be paying for it. The Director said she read that pigs root because they do not sweat and they get very hot, so one way to cool off is to lie down in the rooted soil. Ms. Cane said this is correct, and they rely on evaporation to cool them down. She said they wallow, burrow and also throw dirt on themselves as they are susceptible to sunburn. She stated there body temperature should be between 60 to 75 degrees. Chairman Sims brought the item back to the Commission. (Inaudible.) Commissioner Addington said all the points brought up by the Chairman were very good, and he can't come up with any arguments. He said his support for staff's recommendation came from his years of experience with the Chamber and all of the horror stories he heard about Planning staff back then, but now the Planning staff is making a very concerted effort and one that he highly commends. He thought grandfathering was a very fair and reasonable, temporary solution to all of this, while not allowing any future pigs into the town. He said he has now found out from the Animal Control Officer that this temporary solution can last 25 years and could have some very excessive costs to the City. He suggested they find out how long these pigs can live and what the cost would be to our City while they are in rather difficult economic times, and continue this issue to the next meeting. The Director said it is fine to continue, but she would prefer, if possible, to have a consensus from the Commission in terms of the recommendation. She said they could have another meeting for discussion and a public hearing later, but she would at least like to have an idea if the Planning Commission agrees with some kind of amendment or if they should continue with what they have today. Commissioner Van Gelder felt the City needs to stay with what is currently in the Code, and that these animals should be kept in the Agricultural Overlay, stating she feels very strongly about that. Commissioner Addington said he feels this body has a responsibility to all of the citizens, and he really does like the grandfather clause, but now 12 that they have learned some additional information, he would probably like to come back and reduce those height and weight limitations to under 125 lbs. and under 22" in height. He stated that, unfortunately, from what he is hearing, this would not suit Emily Ann, Ms. Squires' pot- bellied pig, but he liked the way staff has worked to help the residents of this town, on the other hand, a 25 year temporary measure is not temporary. Vice -Chairman Wilson echoed Commissioner Van Gelder's opinion, stating that he has done a little bit of investigation on his own because he does work with a few people that own various farm animals, and he understands that pigs are designated as farm animals, and the experience of the people he has talked to, although they can be cute little pets, is that they really are farm animals, so he would like to stay with what is in the current ordinance. Commissioner Munson said something comes before this body only because one neighbor squeals on another; somebody doesn't like the pig, etc., so they never know about it until somebody squeals, but also, he doesn't want to see the monkey put on the City's back to monitor this animal or any animal. He said it should be the responsibility of the owner of the animal to come to the City and bring affidavits as to the animal's weight. He felt it should be the owner's responsibility and not the City's. He said, with regard to the County inspecting four times a year, he would like to see that pursued a little bit further so that it is the owner's responsibility. Commissioner Huss said she read that life expectancy is 15 to 20 years and offered to show a book with pictures of the different varieties, stating that the true Vietnamese pot-bellied pig appears to be very small. She said to quote the veterinarian, he said that the pigs don't run in packs like dogs, and they don't have fleas at all. She said she is torn because she remembers Grand Terrace being so rural, and she likes animals, so this is a difficult decision. (Inaudible.) The Director said that they would only need a public hearing if they are entertaining an amendment, otherwise, staff will do a report for the City Manager/City Council with a recommendation of no amendment. Commissioner Garcia said when she read all of this she thought this would only mean more regulation. She agreed that it should be the responsibility of the owner. (Inaudible.) She felt strongly that they should come to some resolution that allows the caring owner to maintain her pet, and as she understands it, if they keep the Code as it is today, 13 she would not be able to do that, so she would like to ask for a hearing and get a feeling from the community. Commissioner Munson said he hates cats, and he does not own one, but he has had to replace groundcover twice because the cats caused odor. He said he is hearing more and more about licensing cats, and he said if they are going to have a public hearing on pot-bellied pigs, he would like to include cats. Commissioner Van Gelder said with regard to grandfathering, if we say no to keeping the pig, these people will have to make other arrangements, which will be difficult as they are attached to it, but if they grandfather it in and it gets too big, then at that point they would have to get rid of it, so she asked which is worse. (Inaudible.) The Director asked for a motion for a consensus. MOTION PCM-95-03 POT-BELLIED PIGS Chairman Sims made a motion to leave the ordinance as it is. Vice - Chairman Wilson seconded. Commissioner Van Gelder said it was mentioned that we as a body need to consider and address the needs and wants of all the citizens of the City, but in a democracy, we do tend to deal with the majority. Commissioner Garcia asked if there has been a survey to see if there are any other pot-bellied pigs in the City. The Director said there has not. (Inaudible.) Commissioner Munson asked if, by doing this, they are telling City Council they don't think pot-bellied pigs should be allowed and that the ordinance should remain status quo. Chairm§n Sims said they should not remain in a residential zone unless there is an agricultural overlay district. 14 Es MOTION VOTE PCM-95-03 Commissioner Garcia asked if by doing so they are denying the Squires' request. The Director confirmed this was correct. Motion carries. 5-2-0-0. Commissioners Garcia and Huss voted no. ITEM #4 ADULT ENTERTAINMENT USES CITY OF GRAND TERRACE (Non -verbatim summary minutes from this point on.) The Community Development Director presented the staff report. MOTION PCM-95-04 ADULT ENTERTAINMENT USES MOTION VOTE PCM-95-04 Chairman Sims made a motion implementation of an ordinance Commissioner Van Gelder seconded. Motion carries. 7-0-0-0. for staff to move ahead with for Adult Entertainment Uses. 8:47 P.M. ADJOURNED PLANNING COMMISSION MEETING NEXT PLANNING COMMISSION MEETING TO BE HELD ON FEBRUARY 16, 1995. 15 Respectfully submitted, I _quvo 6LU_(76__� - Patrizia Materassi Community Development Director 02-02-95:ma cAwp51 \planning\minutes\01-19-95.m 16 Appryl'ved by, mammy W/Sims Chairma , Planning Commission 0 x E*