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Minutes 1976-05-20MINUTES OF A REGULAR MEETING OF THE CYPRESS PLANNING COMMISSION HELD May 20, 1976 The regular meeting of the Cypress Planning Commission was called to order at 6:05 p.m. on Thursday, May 20, 1976 in the Cypress City Council Chambers, 5275 Orange Avenue, Cypress, California, Chairman Gerald Mullen presiding. PRESENT: ABSENT: Commissioners Greenwood, Walsh and Mullen Commissioners Hart and Van Allen Also present were Brian Hawley, Planning Director, Art Schat- zeder, Public Works Director, Deputy City Attorney Roger Grable and attorney Betsy Strauss. ADMINISTRATIVE MATTERS: 1. Tentative Parcel Map #76 -4, 6322 Lincoln Avenue, David Christian. The Planning Director presented the tentative parcel map which proposes the division of a 3.67 acre parcel of land located on the south side of Lincoln Avenue, west of Holder Street. The parcel map is in conformance with revised plot plans approved by the Commission May 6 for Conditional Use Permit #76 -3 which proposes a mini - warehouse storage facility on the rear portion of the property. The front 200 feet of property is being reserved for future retail commercial devel- opment. A 40- foot -wide easement is being provided along the westerly boundary line of Parcel #1 for ingress and egress and conforms with the revised plot plan. COMMISSIONER VAN ALLEN ARRIVED AT 6:10 P.M. The Planning Director reported that the driveway approach will be located opposite a median break and will permit left -turns from Lincoln Avenue for west -bound traffic. Mr. David Christian, the applicant, 12241 Glynn Avenue, Downey, asked if construction could begin while the lot split is being processed by the County and if the 40- foot -wide easement could also be designated for parking. The staff advised the applicant that he could obtain grading permits if the map is approved by the City Council and that parking would be allowed in the ease- ment. Staff suggested that the drive approach be full width at Lincoln Avenue and that it may be tapered in width further south. It was moved by Commissioner Walsh, seconded by Commissioner Van Allen and unanimously carried to approve Tentative Parcel Map #76 -4 subject to the following conditions: 1. Approval of this map shall not excuse compliance with all applicable conditions of approval for Conditional Use Permit #76 -3. 2. All provisions of the State Subdivision Map Act and the City's Subdivision Ordinance shall be satisfied. 3. The 40- foot -wide easement designated along the westerly line of Parcel #1 shall be paved to the width and speci- fications of the Public Works Director. 2. Review of proposed wall sign and landscape /irrigation plans for Mervyns, 10201 Valley View Street. The Planning Director presented the sign, landscape and irri- Planning Commission Minutes May 20, 1976 gation plans for the Mervyn's Department store located in the Cypress West shopping center at the southwest corner of Valley View and Ball Road. One 176 square foot sign attached to the front of the building is proposed and will consist of white letters with gold accent to conform with the existing signing program at the center. No other signs are proposed for the other elevations. A freestanding sign is shown on the plans, but plans for the sign were not submitted at this time. The landscaping program is a continuation of the theme established for the Albertson's shopping center and will con- sist of groundcover, Eucalyptus trees along the Valley View frontage and westerly property line adjacent to the Mervyn's store, and accent trees in the parking lot. Specimen trees are proposed to be planted. Chairman Mullen expressed concern that the landscaping along the westerly boundary line may not give adequate protection to the adjacent single- family residences and inquired if the Eucalyptus trees could continue along the westerly boundary north of the Mervyn's store to the existing stores. He suggested that fast growing shrubs also be planted along the westerly wall and southerly boundary line. Commissioner Van Allen noted that the parking layout on the southerly boundary was different on the landscape and sign plans and the Planning Director advised that the parking layout would be as shown on the landscaping plans. Commissioners Van Allen and Walsh indicated approval of the proposed land- scaping since it would be a continuation of the theme in the Albertson's shopping center and would unify both phases of development. Mr. Ed Bach, representing Diversified Development Company, the applicant, agreed to plant additional shrubs along the southerly boundary. He did not feel additional trees on the west boundary extending past the Mervyn's store would accomplish anything and he felt additional landscaping would be more effective adjacent to Valley View Street. It was moved by Commissioner Van Allen, seconded by Commis- sioner Walsh and unanimously carried to approve the landscape and irrigation plans for Mervyn's with the condition that additional landscaping be provided along the southerly boundary line with the type of plants and sprinkler system to be sub- ject to approval of the Planning Director. It was moved by Commissioner Van Allen, seconded by Commis- sioner Walsh and unanimously carried to approve the wall sign for Mervyn's as shown in the plans. 3. Review of proposed freestanding sign, commercial center at northwesterly corner of Orange Avenue and Moody Street. The Planning Director presented the plans for a freestanding sign and reported the new owner of the shopping center com- pletely renovated the landscaped setback area. He reported the existing freestanding sign on Moody is blocked from view by two signs of other businesses located north of the shop- ping center. The proposed sign will have a Monterey tile canopy with wood covering the pole. It was moved by Commissioner Greenwood, seconded by Commis- sioner Walsh and unanimously carried to approve the plans for the freestanding sign for the commercial center at the north- west corner of Moody Street and Orange Avenue. The Commission requested that the Planning Director send a letter to the owner of the shopping center complimenting him on the excellent renovation of the landscaping and sign design. 2. Planning Commission Minutes May 20, 1976 4. Review of proposed addition to Bicycle Trails System. The Public Works Director summarized a report dated May 14 which indicated the staff was submitting an application for SB 821 funds for the Crescent Avenue -Moody Street bikeway project. The bikeway project will consist of signing and striping an on- street route on the north side of Crescent and on the east and west sides of Moody Street south to Orange Avenue and an offstreet route on the south side of Crescent from the Los Angeles County line to Moody Street. The Commission was requested to determine whether the project is in conformance with the City's Master Plan of Trails. It was moved by Commissioner Walsh, seconded by Chairman Mullen and unanimously carried to find that the Crescent -Moody Street Bikeway is in conformance with the Master Plan of Trails and recommend that the City Council adopt a resolution author- izing the Request for SB 821 Funding from SCAG for the Crescent Street -Moody Street Bikeway. 5. Review of revised site plan and elevations for Tract #8888 and Conditional Use Permit #75 -1, Henry M. Roberts, Jr. The Planning Director presented revised plot plans and eleva- tions for a condominium project located on the west side of Holder Street, north of the Southern Pacific Railroad right - of -way and summarized a report dated May 14. The property had a change in ownership and the Presley Company, the new owner, submitted the revised plans. The same number of units and basically the same street pattern are proposed and the major difference is a realignment of the units along the rail- road right -of -way. All units will be two -story with one or two bedrooms and Spanish tile roofs are proposed. A reduction in the unit size has resulted in additional open space which breaks -up the line of the buildings. Mr. Gary Gits, representing the Presley Company, requested that the Commission waive the requirement for a homeowner's associa- tion meeting building. The applicant felt the building is seldom used and is subject to vandalism. Mr. Gits reported the swimming pool, changing rooms and restrooms will be provided as in the original plans. It was moved by Commissioner Greenwood, seconded by Commis- sioner Van Allen and unanimously carried to approve the revised site plans and elevations for Tract #8888 and Condi- tional Use Permit #75 -1, subject to the original conditions of approval and the condition that development of the property shall conform to the revised plans and elevations approved by the Planning Commission, and waiving the condition for a meeting building. RECESS: Chairman Mullen called a recess at 7:40 p.m. The meeting was called back to order at 7:45 p.m. with all Com- missioners present except Commissioner Hart. PLEDGE OF ALLEGIANCE: Commissioner Van Allen led the pledge to the flag. ORAL COMMUNICATIONS: Chairman Mullen inquired if anyone wished to speak in regard to any matter which was not on the agenda. There was no one wishing to speak. CONTINUATION OF A PUBLIC HEARING RE: ZONE CHANGE #76 -2 - WARMINGTON COMPANY: Chairman Mullen announced that this was the time and place for the continuation of a public hearing to consider a proposal to rezone portions of a parcel of land located at 4782 Lincoln Avenue situated on the southerly side of Lincoln Avenue opposite Sumner Place from the CH- 10,000 Commercial Heavy Zone to the RM -20 /A Residential Multiple Zone. He declared the hearing open and asked for the staff's report. 3. Planning Commission Minutes May 20, 1976 The Planning Director summarized Staff Report PC #76 -20 dated May 17 and presented slides of the subject property. The application proposes the rezoning of the rear 6.2 acres of a 8.8 acre parcel located on the south side of Lincoln Avenue, west of Moody Street. Mr. Hawley reported a petition was submitted today,containing 122 signatures which represents 74 property owners, which stated the residents: (1) oppose the erection of high- density residential units on the subject property; (2) oppose any pedestrian or vehicular ingress or egress to Julie Beth and Ethel Streets; and (3) request that Julie Beth and Ethel Streets be designated as cul -de -sacs. Chairman Mullen asked if the applicant wished to speak. Mr. Walt Corson, representing the applicant, 17880 Sky Park Circle, Irvine, stated they felt the proposed development would be a good use of the property and an asset to the com- munity. Chairman Mullen asked if anyone wished to speak in support. No one wished to speak in support. He asked if anyone wished to speak in opposition. Mr. Bill Shaeffer, 9173 Ethel Street, Cypress, stated he signed the petition opposing the zone change. He was concerned the development would generate noise and pollution and that it may increase vandalism in his neighborhood. He felt it would be dangerous for children from the proposed development to walk along Lincoln Avenue to Arnold School and reported that Arnold School was already overcrowded. Mr. William Pryor, 6636 Teakwood, Cypress, stated he opposed piecemeal development along Lincoln and he felt the subject property was suitable for several types of commercial use. He suggested a building supply store or a miniature golf course. He felt the property should be developed for commercial use since there was a need in the City for commercial and indus- trial development. Mr. Joe Hardcastle, 4588 Blanca Drive, Cypress, felt residen- tial development was unsuitable since it would be located adjacent to the extension of the Hyatt Die Cast property and Hyatt Die Cast could expand its operation. He felt the property was a prime commercial lot and did not have the narrow width, excessive depth which characterizes many Lincoln Avenue par- cels. He felt it was one of the few parcels on Lincoln which could accommodate any type of commercial use, such as a car dealership. He stated he opposed the rezoning of any commer- cial or industrial property to a residential classification and felt residents of Cypress had expressed their opposition to such rezoning. Mr. E.A. Dilley, 5132 Canterbury Drive, Cypress, speaking on behalf of the Cypress Citizens' Association, stated the Association remained opposed to the rezoning of commercial or industrial property to residential. Mr. Wayne Ebare, 9191 Julie Beth Street, Cypress, stated he did not wish to see the City Council overrule the Planning Commission as it did with the zone change application in 1972 and that development of the property should help provide a better tax base for the City. Mrs. Daryle Ellwart, Manager of the Chamber of Commerce, reported the Board of Directors discussed this application and recommended that the Commission consult with the Lincoln Avenue Action Committee and get their recommendation before taking action. 4. Planning Commission Minutes May 20, 1976 Mr. Corson, representing the applicant, stated the other commercial uses proposed by the speakers would produce more noise. He stated the project does not propose any through streets and the development would be self- contained. He felt the project would attract few children and he estimated 30 children from the development. He reported the Hyatt property was over 300 feet from the subject property and sound attenua- tion measures would be employed if they are necessary. Chairman Mullen closed the public hearing. Commissioner Van Allen stated he opposed piecemeal development on Lincoln and opposed a combination of uses on this parcel at this time because of the lack of a coordinated Lincoln Avenue development program. He suggested that the zone change be continued until such a plan is adopted. Commissioner Greenwood felt this was a poor use of the property at this time and recommended that development of the entire area, including County property to the east which may be annexed to the City, be coordinated with a passive type use such as office buildings or a condominium -type industrial park. Such development would serve as a buffer between future commercial development and the single - family residences. Commissioner Walsh opposed spot residential development when the City is in the process of making major improvements on Lincoln Avenue and she did not feel a combination of residen- tial and commercial development was the highest and best use of the property. Chairman Mullen agreed that this was an inappropriate time for the zone change since the City was formulating a policy for development of the lots on Lincoln Avenue. It was moved by Commissioner Walsh and seconded by Commis- sioner Van Allen to deny Zone Change #76 -2. The motion unanimously carried by the following roll call vote: AYES: NOES: ABSENT: 4 COMMISSIONERS: 0 COMMISSIONERS: 1 COMMISSIONERS: Greenwood, Van Allen, Walsh and Mullen None Hart It was moved by Chairman Mullen, seconded by Commissioner Walsh and unanimously carried to find that the environmental impact report submitted in conjunction with Zone Change #76 -2 meets the requirements of Resolution No. 1584. PUBLIC HEARING RE: ZONE CHANGE #76 -3 - DR. ROBERT B. NEVIN: Chairman Mullen announced that this was the time and place for the public hearing to consider a proposal to rezone a parcel of land located at 6101 Orange Avenue situated on the northerly side of Orange Avenue approximately 400 feet easterly of Valley View Street from the CG- 10,000 Commercial General Zone to the RM -20 /A Residential Multiple Family Zone. He opened the hearing and asked for the staff's report. The Planning Director presented Staff Report PC #76 -17 dated May 13 regarding the proposal to rezone a .75 -acre vacant parcel of land. He reported that apartments abut the subject property to the north and east, condominiums are located to the south across Orange Avenue, and to the west towards Valley View are two older, single - family dwellings, a small convenience shopping center and a service station. Mr. Hawley read a letter from Mr. Ray Maggi, manager of the Orleans Apartments at 6141 Orange Avenue, who supported the zone change but made 5. Planning Commission Minutes May 20, 1976 the following statements: (1) 20 units may create the same problem which he experienced which is a lack of recreational facilities for his tenants and he suggested a compromise of 18 units; and (2) he suggested that the proposed development have access to the rear alley or to the west side of the property since access on the east side of the property would be adjacent to 20 bedrooms of his apartments. Chairman Mullen asked if the applicant wished to speak. Dr. Robert Nevin, 2941 Lakeview Way, Fullerton, stated he is a veterinarian and is not allowed to advertise so he must rely on being at a good location. He did not feel commercial development was logical on the property since it is surrounded by single and multiple - family residential development and there are more suitable commercial lots available in the area. Dr. Nevin reported he was unsuccessful in obtaining financing for a medical building or other commercial uses but there was interest from lenders for multiple - family development on the property. He reported that the single - family property owners to the west did not express any interest to consolidate their properties for development. Chairman Mullen inquired if anyone wished to speak in support. Mrs. Daryle Ellwart, Manager of the Chamber of Commerce, stated the Board of Directors supported the zone change. Chairman Mullen inquired if anyone wished to speak in opposition. Mr. Joe Hardcastle, 4588 Blanca Drive, Cypress, opposed the zone change on the basis of losing the tax base and because development of apartments would generate school age children which would increase taxes. He felt the owner did not solicit commercial development and he did not feel residential develop- ment on the property would create buying power since the lot was surrounded by residential development. Dr. Nevin stated he is not an absentee owner and that he has made attempts to seek commercial development. He felt the types of existing commercial uses in the area were examples that commercial development is not viable in this area. Chairman Mullen closed the public hearing. It was moved by Commissioner Greenwood and seconded by Com- missioner Van Allen to adopt a resolution approving Zone Change #76 -3. The motion unanimously carried by the following roll call vote: AYES: NOES: ABSENT: 4 COMMISSIONERS: 0 COMMISSIONERS: 1 COMMISSIONERS: Greenwood, Van Allen, Walsh and Mullen None Hart PUBLIC HEARING RE: ZONE CHANGE NO. 76 -4: Chairman Mullen announced that this was the time and place for the public hearing to consider a pre- annexation zoning proposal to determine the appropriate zone classifications on properties located on the southerly side of Lincoln Avenue in the 5800 and 5900 blocks and on the westerly side of Valley View Street in the 9100 block. He declared the hearing open and asked for the staff's report. The Planning Director summarized Staff Report PC #76 -16 dated May 12 describing the proposal to establish a zone classifica- tion for approximately 14 acres of unincorporated property prior to annexation to the City of Cypress. The City Council 6. Planning Commission Minutes May 20, 1976 on April 26, 1976 initiated the annexation proceedings and the pre- annexation zoning of the nine parcels to the CH- 10,000 Commercial Highway Zone. Portions of all nine parcels have a highway- oriented commercial use with Dick Barbour Datson automobile agency being the primary use. The annexa- tion proceedings were initiated at the request of Mr. Dick Barbour. Chairman Mullen asked if anyone wished to speak in support. No one wished to speak in support. He asked if anyone wished to speak in opposition. Ms. Elizabeth Van Hunnick, 9141 Valley View Street, owner of one of the parcels included in the annexation request, stated her family opposes annexation to the City of Cypress since they felt annexation of their parcel was unnecessary and would not result in any benefit to them. She felt annex- ation would result in an increase in taxes with greater restrictions placed on development. The Planning Director advised that the issue before the Planning Commission was not whether the property should be annexed but what zone classification should be given the propery if it is annexed. He reported that the Local Agency Formation Commission would hold a hearing on the annexation application on May 26 at 2:00 p.m. in the Santa Ana office. Chairman Mullen closed the public hearing. It was moved by Commissioner Van Allen and seconded by Com- missioner Walsh to adopt a resolution indicating that, should any or all of the parcels involved in this proposal be annexed to the City of Cypress, the most appropriate zone classification for the properties would be the CH- 10,000 Zone. The motion unanimously carried by the following roll call vote: AYES: NOES: ABSENT: 4 COMMISSIONERS: 0 COMMISSIONERS: 1 COMMISSIONERS: Greenwood, Van Allen, Walsh and Mullen None Hart PUBLIC HEARING RE: VARIANCE NO. 76 -2 - CLINTON DeFIELDS: Chairman Mullen announced that this was the time and place for the public hearing to consider a proposed variance to construct a room addition to encroach to within 10'6" of the rear property line of an existing single- family dwelling located at 6423 Tokelau Street in the RS -6,000 Residential Single - Family Zone. He declared the hearing open and asked for the staff's report. The Planning Director presented Staff Report PC #76 -18 dated May 14 describing the proposed addition and the plot plans. He reported that neighbors to the north, east and west sub- mitted a map indicating their approval of the addition. Chairman Mullen asked if anyone wished to speak in support. Mr. Clinton DeFields, the applicant, 6423 Tokelau, Cypress, stated he had nothing to add to the staff report. Chairman Mullen asked if anyone wished to speak in opposition. There was no one wishing to speak in opposition and Chairman Mullen closed the public hearing. It was moved by Commissioner Greenwood and seconded by Com- missioner Walsh to approve Variance #76 -2 subject to the following conditions and the findings contained in Section Planning Commission Minutes May 20, 1976 17.3 -7 of the Zoning Ordinance: 1. Approval of this request shall not excuse compliance with all other rules and ordinances in effect at the time the variance is exercised. 2. The proposed addition shall be constructed in substan- tial compliance with the submitted plot plan. The motion unanimously carried by the following roll call vote: AYES: 4 COMMISSIONERS: NOES: ABSENT: 0 COMMISSIONERS: 1 COMMISSIONERS: Greenwood, Van Allen, Walsh and Mullen None Hart PUBLIC HEARING RE: ZONING ORDINANCE AMENDMENT NO. 76 -2: Chairman Mullen announced that this was the time and place for the public hearing to consider the proposed deletion of public storage /mini - warehouse type facilities from the commercial zones and the inclusion of such uses within the industrial zone classifications. He opened the hearing and asked for the staff's report. The Planning Director presented Staff Report PC #76 -15 dated May 11 which indicated the City Council on April 12, 1976 initiated an amendment to the Zoning Ordinance to consider the deletion of public storage /mini- warehouse facilities as permitted uses in the CG- 10,000 and CH- 10,000 Zones sub- ject to a conditional use permit and the inclusion of this use in the industrial zone categories. The staff recommended that, aside from determining whether the use is appropriate in the commercial zones, the Commission approve the use as a permitted use in the MP- 40,000 and ML- 10,000 industrial zones subject to a conditional use permit. Chairman Mullen asked if anyone wished to speak in support of Zoning Ordinance Amendment #76 -2. No one wished to speak in support. He asked if anyone wished to speak in opposition. Mr. Joe Hardcastle, 4588 Blanca Drive, Cypress, stated he felt the reason for the Council's action was that they wished to prevent a proliferation of the non -tax producing mini - warehouse storage use in a commercial zone, especially on Lincoln Avenue. He felt the use is more desirable in an industrial zone, that there is a need to store unsightly things, and that the use may be appropriate on lots which are difficult to develop because of their size and configuration. Commissioner Van Allen felt the Council's action was contra- dictory since they recently approved a mini - warehouse storage facility on Lincoln Avenue in the CH- 10,000 Zone and also took action to eliminate the use as a permitted use in this zone. Chairman Mullen stated he supported designating this use as a permitted use in the industrial zones and prohibiting the use on the front 200 feet of properties located along Lincoln Avenue but he did not support a prohibition of the use in commercial zones. He felt success of the use depends on exposure to a lot of traffic which is more available in com- mercial than industrial zones and that a particular use should not be penalized because it is a low tax producer. He felt a conditional use permit provides the necessary control over this use. Commissioner Van Allen asked if large public storage companies, like Bekins, would be prohibited if the use is eliminated from commercial zones and the Planning Director stated they would be prohibited. 8. Planning Commission Minutes May 20, 1976 Chairman Mullen closed the public hearing. It was moved by Commissioner Van Allen and seconded by Commis- sioner Walsh to recommend to the Council approval of the inclu- sion of public storage /mini- warehouse facilities as a permitted use in the MP- 40,000 and ML- 10,000 Zones subject to a condi- tional use permit. The motion unanimously carried by the following roll call vote: AYES: NOES: ABSENT: 4 COMMISSIONERS: Greenwood, Van Allen, Walsh and Mullen 0 COMMISSIONERS: None 1 COMMISSIONERS: Hart Commissioner Van Allen suggested that consideration of the appropriateness of this use in commercial zones be continued until the Planning Commission receives further information from the City Council on their intent since their request was contrary to their recent action to approve a mini - warehouse storage facility on Lincoln Avenue. Chairman Mullen reopened the public hearing. Mr. Joe Hardcastle, 4588 Blanca Drive, Cypress, felt the Council was concerned about the low tax revenue which this use produces and that the use is depleting commercial property. Chairman Mullen closed the public hearing. It was moved by Commissioner Van Allen and seconded by Com- missioner Walsh that the Commission request further clarifica- tion of the City Council's direction that the Commission study the elimination of the public storage /mini- warehouse use in commercial zones. Commissioner Van Allen felt the Council's direction was too inadequate for the Commission to act at this time and he expressed an interest in receiving a recommendation from the Lincoln Avenue Action Committee regarding deep lot development. Following further discussion, a substitute motion was moved by Commissioner Walsh and seconded by Commissioner Greenwood that the Commission determine that public storage /mini- warehouse facilities are an appropriate use in commercial zones. The motion carried by the following roll call vote: AYES: NOES: ABSENT: 3 COMMISSIONERS: 1 COMMISSIONERS: 1 COMMISSIONERS: Greenwood, Walsh and Mullen Van Allen Hart Commissioner Van Allen stated he voted no because he did not feel the Commission had a clear understanding of the issue on which they were voting. MINUTES: It was moved by Commissioner Greenwood, seconded by Commis- sioner Walsh and unanimously carried to approve the April 22, 1976 minutes. Mr. James Duncan, 4528 Lemon Circle, Cypress, inquired about the public hearing procedure and why the Planning Commission held debate after the hearing was closed. He felt the Commission's action should be taken while the hearing is open. Mr. Joe Hardcastle, 4588 Blanca Drive, Cypress, expressed concern that opponents cannot give further testimony after an applicant makes a rebuttal. He felt the applicant may bring 9. Planning Commission Minutes May 20, 1976 up additional information in the rebuttal period which cannot be responded to by the audience. The staff explained the standard public hearing procedure used by the Commission and City Council. The Planning Director stated the Commission has the option of taking action on an item while the hearing is open. The Commissioners agreed to use this procedure in the future but that the Commission reserve the right the close the public hearing if deemed necessary for the completion of business. Chair- man Mullen felt it would be helpful if he explained the public hearing procedure prior to conducting the hearing. Commissioner Van Allen requested that the Planning Director send a letter to the City Attorney's office requesting a written opinion regarding the Planning Commissioners' attendance at City Council meetings. The Commissioners congratulated Mr. Grable on being selected City Attorney for the City of La Palma. The Planning Director updated the Commission on the following items: (1) a tentative parcel map was submitted for the office building on the south side of Orange Avenue, across from the Civic Center; (2) construction of the roller skating rink on the north side of Ball Road, west of Juanita Street, will begin by June 30, unless the matter is appealed by May 21; and (3) the American Pool Supply Company is operating the nursery on Lincoln Avenue, west of Denni, and has not submitted plans for expansion of the business. The Planning Director stated he would meet with Mr. Gallo of Cypress Farms next week to discuss the matter regarding the trash enclosure. ADJOURNMENT: Chairman Mullen declared the meeting adjourned at 10:55 p.m. CHAIRMAN OF THE PLANNING COMMISSION ATTEST: SE ETARY OF THE PLANNI G COMMISSION 10.