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Minutes 1977-08-04MINUTES OF A REGULAR MEETING OF THE CYPRESS PLANNING COMMISSION HELD August 4, 1977 The regular meeting of the Cypress Planning Commission was called to order at 6:35 p m on Thursday, August 4, 1977 in the Cypress City Council Chambers, 5275 Orange Avenue, Cypress, California, Vice Chairman Richard Partin presiding PRESENT: ABSENT - Commissioners Adler, Friedmann, Mullen and Partin Chairman Van Allen Also present were Planning Director Brian Hawley, Public Works Director Art Schatzeder, Assistant Planner Don Lamm, and Deputy City Attorney Elizabeth Strauss. PLEDGE OF ALLEGIANCE. Commissioner Adler led the pledge to the flag. At the Planning Director's request Vice Chairman Partin added under Administrative Matters Item #4 regarding design review for the commercial portion of the development on the south side of Lincoln Avenue, opposite Sumner Place, and Item #5 regarding sign review for Moped Masters located on the south side of Lincoln Avenue, east of Grindlay Street MINUTES: It was moved by Commissioner Mullen seconded by Commissioner Friedmann and unanimously carried to approve the July 21 minutes. ADMINISTRATIVE MATTERS: 1 Site Plan Review - Constitution Savings & Loan - Ball Road, West of Valley View Street The Planning Director stated staff discussed certain modifica- tions to the plan with the developer who is incorporating them in a redesigned plan He requested a continuance to the next meeting It was moved by Commissioner Mullen, seconded by Commissioner Friedmann and unanimously carried to continue the item to the August 18 meeting The Planning Director requested that Item #2 be considered together with public hearings #3 and 4. 2 Sign Review - Cypress Mini Storage - 6322 Lincoln Avenue The Assistant Planner presented a memorandum dated July 27 indi- cating the applicant proposed a freestanding, double faced sign, 30 feet in height and 120 square feet in area to identify Cypress Mini Storage He presented the sign plans and reported the sign will contain three cans, with the middle can identifying the storage use He reported that the applicant verbally agreed to staff's recommendation to eliminate the top portion of the sign which would result in a 20 foot high sign 60 square feet in area which identifies only the storage use This would allow the Commission to determine further signing requirements when the commercial uses are proposed Planning Commission Minutes August 4, 1977 Mr Bud Christian, the applicant, stated that because of the unusual front elevation of the building, the facility does not resemble a mini -warehouse storage yard and is overlooked by passing traffic and he felt an attractive sign is necessary He agreed to the 20 foot height but stated he would like to review the signing needs when the commercial uses are proposed Mr Christian indicated he would like to add on to the proposed pole sign or consider a second pole sign for the property Mr Elmore, the sign contractor, stated he would like to design the sign footing to be able to accommodate additional signing in the future and he discussed with staff possible methods by which this could be accomplished It was moved by Commissioner Adler, seconded by Commissioner Mullen and unanimously carried to approve the freestanding sign for Cypress Mini Storage as shown as #1201 on the plans, that the overall height shall be 20 feet with an additional three feet for the architectural scroll work and to allow for future extension, and subject to the following conditions: 1 The subject sign shall be relocated so that no portion of the sign projects into City right-of-way 2 Necessary engineering calculations shall be submitted and building permits obtained prior to installation of the freestanding sign 3 The maximum height of the sign shall be 20 feet with an additional 12 to 18 inches for pole extension to provide for future possible additions to the sign and for the inclusion of the modified scroll -type design to be placed on top of the reader board 3 Design Review - Commercial development on south side of Lincoln Avenue, opposite Sumner Place The Planning Director presented the plot plans and elevations for the two major commercial buildings proposed under Conditional Use Permit #76-18 at 4782 Lincoln Avenue He stated the plans are in conformance with the revised site plan approved by the Commission on July 7 which showed the two commercial buildings, a restaurant, and fast-food restaurant. He stated landscaping plans will be submitted separately He reported the elevation plans indicate the buildings will be stucco and brick with wood trim In response to questions from the Commission, he reported that 18 feet is a common dimension for parking stalls and staff has no concerns about the size of the stalls or circulation in the parking lot He reported that development of the 80 condo- minium units is contingent upon completion of pouring of the foundations for buildings "A" and "B" Commissioners Mullen and Friedmann expressed concern that the plan was inconsistent with the Commission's and Council's intent of guaranteeing commercial development on the property by not designating a restaurant The Planning Director indicated that the Turkey and Stuff restaurant will not be developed at this location but that another restaurant is being proposed by the new owners of the property He indicated a retail sales use is preferable to a restaurant in producing greater tax revenue Mr David Miller, 3197 A Airport Loop Drive, Costa Mesa, repre- senting the Butler Housing Corporation, reported they have employed Coldwell Banker which is soliciting commercial tenants for the property, including a restaurant He stated all uses in the center will conform to a uniform architectural design He -2- Planning Commission Minutes August 4, 1977 stated they would like to construct the restaurant building after a lease is signed Mr Miller reported they preferred 18 foot long car stalls with 2 feet of low groundcover landscaping which cars may overhang rather than a total of 20 feet of paving and concrete bumpers The Planning Director stated that although the parking spaces are less than normally required for the uses on an individual basis they are within the 10o allowance permitted by the Zoning Ordinance, and sufficient parking is provided for the proposed restaurant which is the highest parking demand use in the Zoning Ordinance Mr Tom Moon, architect presented a colored rendering of the project and a color board showing the types and colors of building materials He stated low maintenance materials will be used for the exteriors of buildings and they will restrict the area for signing Mr Tim Logan, landscape architect, described the proposed landscape program and stated they will comply with the City's street tree program The Planning Director stated the landscaping plans probably will be presented at the next meeting Mr Miller stated a condition of the original approval was that construction could not begin on the condominiums until the founda- tions are poured for buildings A and B He stated their redesigned plans provide for more commercial area, and an initial investment of about $1 million is necessary to proceed with the project The Planning Director presented the original and revised plot plans for comparison and stated the final plot plan is in confor- mance with the conceptual plan He stated one condition of the original approval provided that prior to the issuance of building permits for the residential portion, building permits shall be obtained and actual foundations poured for the commercial uses. He felt that by pouring the foundations for buildings A and B the developer will have made a commitment to establish commercial uses on the frontage of the property Mrs Cheryl DeLoge, 9144 Ethel Street, Cypress, indicated that one of the selling points for the project for adjacent residents was that a full service dinner restaurant was proposed. She in- quired why the Turkey and Stuff Restaurant was not proposed and stated she would like the same calibre restaurant and not a coffee shop type restaurant Mr Steve Tate, Director of Planning and Engineering for the appli- cant, reported that prior to purchasing the property they hired Coldwell Banker who undertook a feasibility study He stated they require Commission approval before building the restaurant He stated they want a restaurant and hope to have a tenant in a couple of weeks He stated they want to build as soon as possible The Planning Director suggested a condition that the foundations shall be poured for the restaurant before building permits are issued for the residential portion Mr Miller indicated this would be economically unfeasible for such a small property since they would like to do certain improvements for the overall property, like grading and utilities at the same time He stated because of the high costs the entire project would have to wait until a restaurant lease is signed It was moved by Commissioner Mullen and seconded by Commissioner Adler to approve the design and plot plans for Buildings A and B as submitted, with the provision that no residential construction may proceed on the condominiums until completion of the pouring of the foundations for Buildings A, B and C -3- Planning Commission Minutes August 4, 1977 The Commission held discussion regarding the motion Mr. Miller stated they would be unable to proceed with the project because they could not comply with the condition and it would cause an economic hardship He reported that Coldwell Banker was rejected by several restaurants and he felt the problem in getting a restaurant tenant is that Lincoln Avenue is unimproved and there are other restaurant establishments within a 1 1/2 mile radius of the property He stated a restaurant requires that improvements be installed first The motion unanimously carried RECESS Vice Chairman Partin called a recess at 8 20 p m The meeting was called back to order at 8:40 p m with all Commis- sioners present except Chairman Van Allen ORAL COMMUNICATIONS. Vice Chairman Partin asked if anyone wished to speak in regard to any matter not on the agenda. No one wished to speak 4 Sign Review - Moped Masters - 5262 Lincoln Avenue The Planning Director reported that one of the conditions of Con- ditional Use Permit #77-7 for Moped Masters was that the signing program be submitted for review and approval by the Commission He presented the sign plans and indicated the applicant proposed to reface the existing 15' 10", 74 square foot freestanding sign with "Moped Master" and changeable copy lines The sign will be yellow The Planning Director stated that the standard conditions are applicable to the sign construction and there are no special conditions It was moved by Commissioner Mullen, seconded by Commissioner Friedmann and unanimously carried to approve the sign plans as submitted The Planning Director reported that the applicant requested that the public hearing regarding Conditional Use Permit #77-16 for the establishment of a student dormitory be continued to the next meeting It was moved by Commissioner Friedmann, seconded by Commissioner Mullen and unanimously carried to continue the hearing regarding C U P #77-16 to the August 18 meeting PUBLIC HEARING RE- CONDITIONAL USE PERMIT NO 77-15 - MR. LARRY S GRAHAM (CONTINUED). Vice Chairman Partin announced that this was the time and place for the continuation of the public hearing to consider a request to establish, operate and maintain an auto- mobile repair facility to be located on the northeast corner of Electric Street and Lincoln Avenue at 5431 Lincoln Avenue He opened the hearing and asked for the staff report The Assistant Planner presented a report dated July 27 indicating the hearing was continued from the last meeting to allow the appli- cant to meet with staff and the property owner regarding compliance with the recommended conditions of approval He reported that the applicant agreed to comply with all conditions, in particular the landscaping requirements, and also agreed to remove the illegal wall signing Mr Larry Graham, 6402 Lewis, Long Beach, stated he wished to install landscaping in order to approve the appearance of the property and the proposed landscape plan will allow him to pave part of the area in the future He stated he would like to extend the paving into the setback area on Lincoln. The Planning Director stated he would have no objections to extending the paved area as long as a minimum 10 foot landscaped setback is maintained -4- Planning Commission Minutes August 4, 1977 Commissioner Mullen felt that some overnight outdoor storage of vehicles and some minor repair of vehicles is inevitable and he suggested that Conditions #2 and 3 be changed to be more real- istic and less restrictive. Commissioners Friedmann and Partin felt long-term outdoor storage should be prohibited and Vice Chairman Partin agreed with changing Condition #2 to permit some outdoor overnight storage and Condition #3 to restrict major repairs from occurring outdoors The Planning Director recommended that Condition #2 be changed to prohibit the outdoor storage of dismantled automobiles, auto parts, machinery and related items. He suggested that the applicant could screen such items in a designated outdoor area Mr Graham stated he agreed with all conditions and did not intend to do any work in the parking lot or store parts there Commissioner Mullen suggested that Condition #3 be changed to delete the requirement that outdoor repairs shall be prohibited The Planning Director stated this would be acceptable to staff Vice Chairman Partin asked if anyone wished to speak in support or in opposition to Conditional Use Permit #77-15 No one wished to speak in favor or opposition It was moved by Commissioner Mullen and seconded by Commissioner Friedmann to approve Conditional Use Permit #77-15 subject to the following conditions• 1 Landscaping and an adequate irrigation system shall be installed in all designated landscaped areas, subject to the review and approval by the Planning Commission 2 No overnight, outdoor storage of partially dismantled auto- mobiles automobile parts, machinery or related items shall be permitted unless adequate screening is provided to the specifications of City staff 3 All repair and maintenance of automobiles shall be done within the building 4 All plans for wall or freestanding signing shall be reviewed and approved by the Planning Commission 5 The parking area asphalt shall be resealed and restriped to prevent rapid deterioration from occurring 6 Any electrical or plumbing alterations require necessary City permits and may only be done by State licensed contractors 7. The subject building shall be inspected by the Orange County Fire Marshal s office prior to issuance of an Occupancy Permit Necessary fire extinguishers must be installed prior to conducting business 8 Drainage fees shall be paid in accordance with Master Plan of Drainage 9 Applicant shall conform to all applicable provisions of the City Code 10 A bond shall be posted by the applicant to guarantee maint- enance of the irrigation system so that it operates in a manner for which it was designed, and to guarantee maint- enance 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 -5- Planning Commission Minutes August 4, 1977 11 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 Parking lot circulation shall be subject to the approval of the City Engineer 13 All unauthorized signs painted on the sides of the building shall be removed prior to the submittal of plans for the proposed signing program as required in Condition #4 of this approval The motion unanimously carried by the following roll call vote AYES: 4 COMMISSIONERS Adler, Friedmann, Mullen & Partin NOES. 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS• Van Allen Vice Chairman Partin closed the public hearing. The Planning Director requested that public hearings #3 and #4 on the agenda be considered together along with Administrative Item #2 regarding Tentative Tract Map #9964 PUBLIC HEARING RE• ZONE CHANGE NO 77-4 - THE ROBERT P WARMINGTON COMPANY• Vice Chairman Partin announced that this was the time and place for the public hearing to consider a proposal to change the zoning of two parcels of land totalling 1 77 acres in size and located at the southwesterly corner of Cerritos Avenue and Holder Street from its current classification of CS -N -2A Commercial Shopping Center, Neighborhood Zone to RS -6000 Residential Single - Family He opened this and the following hearing. PUBLIC HEARING RE: VARIANCE NO 77-2 - THE ROBERT P WARMINGTON COMPANY• A request to allow lots in the RS -6000 Residential Single -Family Zone with less than the required depth as specified in the Zoning Ordinance on property located at the southwesterly corner of Cerritos Avenue and Holder Street Vice Chairman Partin asked for the staff report The Assistant Planner presented Staff Report #77-27 dated July 28 describing the zone change and variance applications for the 10 lot subdivision General Plan Amendment #77-2 approved by the City Council on July 11, 1977 changed the designation of the property from commercial to low-density residential The variance is being applied for since the average lot depth will be 87 feet instead of the minimum required 100 foot depth Staff presented the plot plans, elevations and the tentative tract map The Planning Director clarified that the street right-of-way is 48 feet, with 36 feet of pavement from curb to curb with a six foot wide walkway, tree planting and public utility easement on either side of the street He stated the Subdivision Ordinance requires adequate turning radius which is why a cul-de-sac and not a dead-end street is proposed The Public Works Director recommended a change to Condition #12 since the street widths were incorrectly stated The staff responded to general questions regarding the conditions and proposed development The Planning Director reported that the Traffic Engineer recom- mended against an access street on Cerritos Avenue since Cerritos is a primary arterial street and the access street would be too close to the intersection A median island is proposed in Cerritos and a median break could not be located so close to the inter- section and therefore left turns would not be permitted from the property. -6- Planning Commission Minutes August 4, 1977 Mr Jim Christensen, 3822 Campus Drive, Newport Beach representing the Warmington Company, reported he has 50% ownership of the prop- erty. He stated the zone change will bring the property into conformance with the General Plan designation He reported that single-family dwellings around the property are on substandard size lots He stated they can meet the conditions and development will solve the problem of vacant property Mr Christensen in- quired about Condition #30 which requires that a six foot high block wall be maintained on the south and west property lines and staff clarified the condition Mr Christensen reported they propose one and two story homes in the $85,000 to $100,000 range 40% lot coverage, 20 foot wide driveways, roll -up garage doors and other amenities Vice Chairman Partin asked if anyone wished to speak in favor Mrs. Minnie Adams, 10561 Beatrice, Cypress, stated she has resided south of the property for ten years and is happy to report to the neighbors that single-family homes instead of condominiums or apartments will be constructed Vice Chairman Partin asked if anyone wished to speak in opposition. No one wished to speak in opposition The Deputy City Attorney recommended adding a condition to state that approval of the tentative map is contingent upon approval of the zone change and variance Mr Christensen reported that the one story homes will range from 1700 to 2200 square feet and the two story homes from 2000 to 2500 square feet The Planning Director reported that Lots #1-3 and 8-10 require a variance but Lots #4-7 have a 100 foot depth It was moved by Commissioner Mullen, seconded by Commissioner Friedmann and unanimously carried to approve Tentative Tract Map #9964 subject to the following conditions 1 Prior to the issuance of a building permit, precise plans and elevations of the residential dwellings shall be sub- mitted for review and approval by the Planning Commission and a Final Subdivision Map shall be approved by the City and recorded at the County Recorder's Office 2 At the time plans are submitted for the residential dwellings the Planning Commission shall determine allowable locations for two-storey structures and necessary noise insulation to comply with the recommendations of Ultra -Systems, Inc 3 Landmark trees shall not be removed from the project site without permission of the Planning Director 4 Drainage fees shall be paid in accordance with the Master Plan of Drainage 5 Drainage shall be solved to the satisfaction of the City Engineer A grading plan shall be submitted for approval 6 All secondary and primary utility services shall be under- ground 7 Signs and street lights shall be installed per City standards 8 Advance street light energy charges shall be paid 9 The cul-de-sac street and portions of Holder Street and Cerritos Avenue shall be dedicated and fully improved with curb, gutter, sidewalk, paving, sewer and public utilities in accordance with the Master Plan of Streets and Highways -7- Planning Commission Minutes August 4, 1977 10 The minimum flowline grade in streets shall be 0 20% 11 Curb returns at the intersection of Holder Street and cul-de-sac street shall have a radius of 35 feet 12 The proposed street shall have a property line radius of forty-four feet (44') with an additional six foot (6') wide walkway, tree planting, and public utility easement on each side of the street The street shall be constructed per County of Orange Standard No 107 and improved with thirty-six feet (36') of paving curb -to -curb with a six foot (6') sidewalk next to the curb 13 Street structural sections shall be based on the recom- mendation and soils report prepared by an engineering firm acceptable to the City Engineer, with street structural sections to be determined by using an applicable T.I. of 4 City Engineering Division will determine structural section for Holder Street and Cerritos Avenue 14 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 15 The corner cutoff at Cerritos and Holder shall be dedicated to the City of Cypress for roadway purposes 16 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 17 The street in front of this development shall be resur- faced 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 18 Location of all street furniture shall be approved by the City Engineer 19 Street trees (15 gallon) shall be installed along Cerritos Avenue, Holder Street and cul-de-sac 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 20 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 concentration of nitrogen, phosphorus, potassium, pH, salinity, sodium status and boron saturation extract Results of these tests with recommendations of the agri- cultural laboratory shall be furnished to the Public Works Department for approval at least thirty days prior to planting date 21 Necessary fire hydrants shall be installed in accordance with Fire Department requirements and City standards 22 Plan checking and inspection fees shall be paid in accor- dance with City of Cypress Resolution No. 1713 23 Developer shall conform to all applicable provisions of the City Code 24 Final subdivision map filing fees shall be paid in accor- dance with City of Cypress Resolution No 1713 -8- Planning Commission Minutes August 4, 1977 25 All lots shall have a slope gradient of between one percent (1%) and three percent (3%) from rear lot line to the street 26 The sanitary sewer connection fee shall be paid by the developer in accordance with Orange County Sanitation District No 3 Resolution No 303 27 Sewer laterals connecting existing houses at this property shall be plugged at the property line to the satisfaction of the Public Works Director and Building Superintendent 28 A retaining wall per City of Cypress standards shall be constructed at the property line where the grade difference is greater than twelve inches (12") 29 A minimum six foot (6') high, six inch (6") thick block wall measured from the highest adjacent grade, shall be constructed along the Cerritos and Holder property lines The materials of construction shall reasonably match existing tract walls along Cerritos and Holder and are subject to Planning Depart- ment approval prior to installation 30 The existing block wall along the southerly and westerly boundary lines shall be reconstructed by a method satis- factory to the City Engineer, to maintain a minimum six foot (6') high block wall measured from the highest adjacent grade 31 All requirements of the State Subdivision Map Act and the City's Subdivision Ordinance shall be satisfied 32 Installation of cable TV shall be subject to any City ordinances or regulations which are in effect at the time of recording of the final map 33 The developer shall pay $50 00 per unit developer's tax as required by the City of Cypress Business License Depart- ment 34 Recreation and Parks fees shall be paid in accordance with the City of Cypress Zoning Ordinance 35 The developer shall provide mailbox mounting facilities for each residence, to the satisfaction of the Public Works Director, Planning Director and Postmaster 36 Approval of the Tentative Tract Map is contingent upon the adoption of an ordinance by the City Council which will place the property in an RS -6000 Residential Single -Family Zone It was moved by Commissioner Mullen and seconded by Commissioner Friedmann to approve Zone Change No 77-4 The motion unanimously carried by the following roll call vote: AYES- 4 COMMISSIONERS - NOES. 0 COMMISSIONERS: ABSENT: 1 COMMISSIONERS: Adler Friedmann Mullen & Partin None Van Allen It was moved by Commissioner Mullen and seconded by Commissioner Friedmann to approve Variance No 77-2 in accordance with the findings of Section 17 3-7 of the Zoning Ordinance The motion unanimously carried by the following roll call vote. AYES. NOES ABSENT 4 COMMISSIONERS. 0 COMMISSIONERS 1 COMMISSIONERS -9- Adler, Friedmann, Mullen & Partin None Van Allen Planning Commission Minutes August 4, 1977 Vice Chairman Partin closed the public hearing ADJOURNMENT Vice Chairman Partin adjourned the meeting at 10.00 P m ATTEST. CHAIRMAN OF THE PLANNING COMMISSION SECRETARY OF T PLANNING COMMISSION 1 1