Minutes 1978-03-02MINUTES OF A REGULAR MEETING OF
THE CYPRESS PLANNING COMMISSION
HELD
March 2, 1978
The regular meeting of the Cypress Planning Commission was called
to order at 6.38 p m on Thursday, March 2 1978 in the Cypress
City Council Chambers, 5275 Orange Avenue, Cypress, California,
Chairman Robert Van Allen presiding
PRESENT
ABSENT:
Commissioners Adler, Friedmann, Mullen Partin
and Van Allen
None
Also present were Brian Hawley, Planning Director, Don Lamm
Assistant Planner, Art Schatzeder, Public Works Director, Sandy
Spain, Zoning Inspector, and Rob Bower Deputy City Attorney.
PLEDGE OF ALLEGIANCE. Chairman Van Allen led the pledge to the
flag
MINUTES Chairman Van Allen stated the minutes would be continued
until later.
At the Planning Director's request, Chairman Van Allen added an
item to the agenda regarding a Review of the Home Occupation Permit
Report dated February 10
The Zoning Inspector presented a report outlining the name, address
and type of business for home occupation permits issued during the
period July 1 through December 31, 1977
Following a review of the report it was moved by Commissioner
Friedmann, seconded by Commissioner Partin and unanimously carried
to receive and file the report, excluding consideration of Home
Occupation Permit #77-84 (Wilfred & Charleen Wiersma).
The Commission held discussion regarding the language of the
proposed Zoning Ordinance revision relating to permitted uses in
the RS -15 000 Zone which was approved at the last meeting and is
scheduled for a public hearing on March 16 Commissioner Partin
felt the change should be written so that the sale of hay or other
agricultural products raised on the premises is limited to certain
areas where this is necessitated or where it will be a benefit
Chairman Van Allen felt the language should be written to provide
everyone with a clear understanding and distinction between home
occupations and commercial operations in order to prevent submittal
of applications in the RS -15,000 Zone for commercial operations
under the guise of home occupations
ADMINISTRATIVE MATTERS•
1 Revised Tract Map No 9849, 6101 Orange Avenue, Dr Robert
Nevin
The Planning Director presented Staff Report #78-9 dated February
23 and the revised subdivision map for a 72 -acre parcel of land
located at 6101 Orange Avenue Tentative Tract Map #9849 was
approved by the Commission on April 21, 1977 for a 14 unit condo-
minium project The property owner has determined that the units
will be sold as an air -space condominium project and now proposes
a one -lot subdivision Staff recommended approval subject to the
same conditions applicable to the original subdivision map.
Planning Commission Minutes March 2, 1978
It was moved by Commissioner Mullen, seconded by Commissioner
Partin and unanimously carried to approve Revised Tract Map #9849
subject to the following conditions.
1 All conditions of approval of Conditional Use Permit #77-5
shall be a part of the approval of Revised Tentative Tract
Map No 9849
2 All requirements of the State Subdivision Map Act and the
City's Subdivision Ordinance shall be satisfied
3. Final subdivision map filing fees shall be paid in accordance
with City of Cypress Resolution #1713
2 Design Review - Commercial Use at 5242 Lincoln Avenue
The Planning Director reported that the property owner was re-
modeling the dwelling at 5242 Lincoln Avenue, at the southeast
corner of Lincoln and Grindlay, into a contractor's office and
the modification will change a non -conforming use into a conforming
use and remove an eyesore He reported the owner anticipates
acquiring the property to the east which would allow for expansion
of the business He reported three parking spaces would be re-
quired for the use and there is room for four or five spaces on
the property Staff recommended approval of the plans subject to
the condition that no outdoor storage of materials or equipment
will be allowed.
Mr John Foster, representing Pacific Western Builders, 1110 Los
Alamitos Boulevard, Los Alamitos, stated the building will be a
sales administration office for the construction company He
reported there will be no storage area since materials are delivered
to the job site He reported they will re -stucco the dwelling and
garage, install new doors and windows, place trim around the windows
re -roof the structure and fence the front area He reported they
plan to pave the rear portion of the property
It was moved by Commissioner Partin, seconded by Commissioner
Friedmann and unanimously carried to receive and file the matter.
3 Wall Signing for Lloyd's Auto Repair, 4572 Lincoln Avenue
The Assistant Planner presented a report dated February 24 des-
cribing the signing program for Lloyd's Auto Repair He reported
the sign for the north elevation is 45 square feet and the sign
on the west elevation is 69 square feet The signs will be unlighted
and consist of individual raised letters
Mr. Bob Gilbert 4692 Sharon, La Palma, stated the sign for the
trailer repair use is at the rear of the building since they have
no access in front of the building. He reported they hope to have
a freestanding sign when they can afford one
It was moved by Commissioner Mullen, seconded by Commissioner
Partin and unanimously carried to approve the wall signing for
Lloyd's Auto Repair
The Planning Director stated he would check if an occupancy permit
was granted for the operation
4 Annual SB 821 Funding - Bicycle Trails
The Planning Director presented a report dated February 23 indi-
cating that staff recommended the use of SB 821 funds, amounting
to $25 000, for the Cerritos Avenue Bikeway from Knott Street to
Bloomfield Avenue with connectors along Bloomfield Denni and
Walker Street between Cerritos Avenue and Ball Road on Holder
Street from Cerritos south to the Railroad, and on Knott Street
from Cerritos to the south City limits This project will link
the proposed bikeway to the Ball Road Bikeway
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Planning Commission Minutes March 2, 1978
Commissioner Mullen pointed out that with the closing of Landell
School, elementary age children living south of Orange Avenue will
have to walk along Denni Street to Arnold School He felt com-
pletion of the trail on the west side of the Texaco tank farm was
urgent for pedestrians' safety and he inquired about obtaining the
right-of-way
The Planning Director reported that the City offered to install
public improvements on Orange and Denni in exchange for easements
but the property owner would not agree The Public Works Director
stated the property owner would probably prefer to sell the right-
of-way and he estimated this would cost the City about $100,000
Commissioner Mullen requested that staff direct a letter to the
property owner advising him of the closing of Landell School and
the need for a safe route for pedestrians along his property, and
appeal for his cooperation in permitting a temporary walkway
because of the dangerous situation which exists for children
It was moved by Chairman Van Allen, seconded by Commissioner
Adler and unanimously carried to determine that the proposed
bikeway extensions referred to as the Cerritos Avenue Bikeway
is in conformance with the adopted Master Plan of Trails and
adopt a resolution recommending approval by the City Council for
use of SB 821 funding for the establishment of the Cerritos Avenue
Bikeway
Commissioner Friedmann requested that staff investigate the re -
striping of the bike lane on the north side of Orange Avenue
between Moody Street and Denni Street She reported that after
the excavation work on Orange Avenue the lane was not restriped
The Commissioners discussed the legality of riding bicycles on
the sidewalk and the Planning Director stated he would obtain
the appropriate information from the Police Chief and transmit it
to the Commission
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
RECESS: Chairman Van Allen called a recess at 7.43 p m The
meeting was called back to order at 7 53 p m with all Commissioners
present
Chairman Van Allen again asked for Oral Communications No one
wished to speak
PUBLIC HEARING RE. ZONE CHANGE NO 78-5 - THE JOHN D LUSK COMPANY.
Chairman Van Allen announced that this was the time and place for
the public hearing to consider a proposal to change the zone of
approximately 70 acres of land situated on the northerly side of
Katella Avenue westerly of Knott Street from its current classi-
fication of MP -40,000 Industrial Park Zone to a Planned Community
Zone for the establishment of industrial and commercial uses He
opened the hearing and asked for the staff's report.
The Planning Director read Staff Report #78-7 dated February 21
describing the proposed zone change and presented the subdivision
map He reported that the proposed zone change incorporates a
separate zoning ordinance including standards of development and
performance for the zone as it is applied solely to the subject
property He reported the ordinance was drafted after discussions
with Lusk representatives and follows the same approach used in
the Irvine and Garden Grove industrial park ordinances. The Plan-
ning Director stated the PC zone designation will apply only to the
Lusk property but ultimately the majority of other properties
currently zoned MP 40 000 will be placed in a similar PC classifi-
cation He stated the PC Zone must be accompanied by a specific
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Planning Commission Minutes March 2, 1978
ordinance and a 25 acre minimum is required for the zone The
Planning Director reviewed significant changes in the proposed
ordinance from the current Zoning Ordinance requirements and pro-
visions. These included. a greater range of permitted commercial
uses in the PC Zone a deviation in setback requirements which
would allow, for example, an extension of parking areas into re-
quired setback areas providing that there is a minimum landscaped
setback, and additional setbacks for exceedingly large buildings,
an increase in the current restriction for building height from
35 to 50 feet, a change in the off-street parking schedule for
industrial buildings, more restrictive trucking and loading require-
ments in the PC Zone a provision for "ground" (monument -type)
signs and prohibition of freestanding signs for industrial uses,
and a provision to allow wall construction up to eight feet in
height. He stated the Performance standards in the PC Zone are
identical to the current Zoning Ordinance He reported the PC
Zone requires design review of development plans prior to the
issuance of building permits
Commissioner Mullen felt the 20 foot front setback requirement
for buildings on Knott, Katella and Valley View may be inadquate.
He stated he would prefer another standard for employee parking
He questioned the method of determining the area of a wall sign
and felt it may hamper creativity in the design. The Planning
Director stated the method for calculating the sign area is the
same as in the current Zoning Ordinance which, through the adjust-
ment section, would allow for deviations, within certain limits,
under design review Commissioner Mullen felt the lighting require-
ments for nighttime operations were unrealistic He suggested
that the Performance Standards Section 9 I regarding Conformance
Testing include a statement that the findings of the Planning
Director are subject to appeal without cost, to the Planning
Commission
Chairman Van Allen recommended that Section 7 J 2 regarding
off-street parking requirements include a statement that the re-
quirements will be applicable to uses subject to a conditional
use permit (Section 3) and will be determined in conjunction with
the conditional use permit He also recommended that in Section
7 J 2 (c) after "one (1) space for each 4,000 square feet of
floor area of the building' the words "in excess of 40 000 square
feet" be added Chairman Van Allen suggested that nighttime
operations" in Section 8 B. 1 should be more clearly defined He
inquired about certain Performance Standards and the Planning
Director stated B, C, F and H are state standards
Commissioner Adler stated that several of the permitted uses may
be more appropriately located adjacent to residential uses and he
asked if this could be practically accomplished The Planning
Director indicated there could be potential adverse reactions to
any industrial uses being located adjacent to a residential zone
and the purpose of performance standards is to achieve compatibility.
The Attorney stated the uses will be subject to review of develop-
ment plans and such concerns can be addressed at that time Com-
missioner Adler stated several uses may involve flammable materials
in their operation and he asked how these would be treated
The Planning Director indicated the applicant may wish to respond
to the Commission's comments
Mr John Alstrom, Director of Industrial Properties for the Lusk
Company stated they have spent considerable time with staff in
working on the PC Zone and the proposed ordinance incorporates
provisions of the Irvine, Garden Grove and Huntington Beach ord-
inances. He stated the intent of the parking requirements is to
discourage on -street parking and they have found the standard to
be adequate in the past He gave an example of an assembly opera-
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Planning Commission Minutes March 2, 1978
tion in a 10,000 square foot building which may employ up to 50
people on one shift and stated more parking would be provided
with the 2 spaces per 3 employees requirement than if it was based
on the building area He stated the parking requirements for
a 20,000 square foot building would be 40 spaces and this would
accommodate a change of use in the future He reported that
if an industry uses flammable materials they will be required
to provide fire rated rooms and the storage of corrosives will be
required underground He stated this is designed to prevent
parking by a tanker on the property for any period of time Mr
Alstrom stated the 50 foot limitation on building height was
designed primarily to accommodate the Yamaha building which is
proposed to be four stories in height. Mr. Alstrom reported that
in conjunction with CC&Rs which will be recorded for the property
a community association will be formed which will be responsible
for architectural review of plans prior to their submittal to the
City He indicated that large companies favor industrial parks
with restrictive CC&Rs to ensure quality development He reported
Yamaha is interested in serving on the architectural review
committee to protect their investment and promote the area He
reported Yamaha has approved the regulations of the PC Zone and
it was a contingency of their escrow Mr Alstrom indicated the
intent of the lighting requirements is to ensure the safety of
operations and the employees and security of the buildings Chair-
man Van Allen noted the need for adequate lighting during bad
weather and felt the requirement should not only apply to night-
time operations The Planning Director recommended that "on
sites where nighttime operations are anticipated be deleted from
Section 8 B. 1
Commissioner Mullen stated the 20 foot front setback requirement
for buildings along Knott, Katella and Cerritos appeared inadequate
Mr. Alstrom stated this requirement would also apply to Holder
Street He felt a greater setback for the half acre parcels on
the west side of Holder would limit the buildable square footage
and be too restrictive. He stated buildings fronting Katella and
Knott will have a minimum setback of 30 to 35 feet He reported
Lusk anticipates building the multi -tenant area with the design
to include 20 to 25 feet of landscaping adjacent to Katella then
the parking area and building for a total setback of about 50
feet from Katella
Chairman Van Allen asked if anyone wished to speak in support or
in opposition to Zone Change #78-5 No one wished to speak in
favor or opposition
It was moved by Commissioner Mullen and seconded by Commissioner
Friedmann to approve Zone Change #78-5 subject to the changes
recommended by the Commission to Section 8 B 1 regarding lighting
requirements, Section 9 I regarding conformance testing; Section
7 J 2 regarding application of off-street parking requirements
to uses subject to a conditional use permit• and Section 7 J 2(c)
regarding parking requirements for warehouse and distribution
industries, and subject to the finding that the zone change is in
conformance with the General Plan 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 public hearing.
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Planning Commission Minutes March 2, 1978
PUBLIC HEARING RE: CONDITIONAL USE PERMIT NO 78-2 - MR. JAMES R.
WENTZ: Chairman Van Allen announced that this was the time and
place for the public hearing to consider a proposal to operate
and maintain a multi -tenant industrial building with associated
off-street parking and landscaping located at 5300 Cypress Street
in the CH -10,000 Commercial Heavy and LC Lincoln Avenue Combining
Zones He opened the hearing and asked for the staff report
The Assistant Planner presented Staff Report #78-8 dated February
21 describing the application and the plot plans and elevations
The applicant proposed a one-story, 10,000 square foot building
which will be divided into four units ranging in size from 1173
to 4752 square feet The building will be constructed of concrete
and slumpstone block and a 30 -inch parapet is proposed around
the entire building.
The Planning Director recommended another condition to state
that "no concrete cleaning or sandblasting shall be conducted
on the subject property".
Chairman Van Allen asked if the applicant wished to speak.
Mr James Wentz, 31991 Via de Linda San Juan Capistrano, asked
that the condition recommended by the Planning Director regarding
sandblasting apply to the regular course of business, so that
sandblasting or concrete cleaning is not prohibited during con-
struction of the building or during graffiti removal Mr Wentz
inquired about the requirement for payment of sewer and street
improvement fees which he felt were excessive, and whether they
would be applied to other property owners. The Public Works
Director reported that both sides of Cypress Street were improved
at the time of development of the City Corporation Yard since staff
felt properties on the south side of the street would benefit and
to take advantage of current costs and eliminate future excavation
of the street He stated other future development on Cypress
Street will be subject to the same fees
Chairman Van Allen asked if anyone wished to speak in support or
in opposition There was no one wishing to speak in favor or
opposition.
It was moved by Commissioner Partin and seconded by Commissioner
Adler to approve Conditional Use Permit #78-2 subject to the
following conditions and the findings of Section 17 2-7 of the
Zoning Ordinance'
1. Development of the subject property shall conform to the
plot plans and elevations submitted with this request and
as reviewed and approved by the Planning Commission
2. All construction shall meet the requirements of the Uniform
Building Code and Fire Zone II.
3 All requirements of the County Fire Marshal shall be satis-
fied
4 A trash receptacle shall be provided, designed and located
to the specifications of the Planning Director.
5 A plan for the installation of landscaping and irrigation
systems shall be submitted for review and approval by the
Planning Director Generally, trees and ground cover along
the street frontage shall conform to the design of the City's
Maintenance Yard consisting of lawn and Evergreen Pear trees
having a minimum size of 15 gallons
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Planning Commission Minutes March 2 1978
6 Developer shall conform to all applicable provisions of the
City Code. Plan checking and inspection fees shall be paid
in accordance with City of Cypress Resolution No 1713
Drainage fees shall be paid in accordance with the Master
Plan of Drainage. The sanitary sewer connection fee shall be
paid by the developer in accordance with Orange County Sani-
tation District No 3, Resolution No. 303 A fee ($332 00)
for one-half (1/2) of the cost of the Cypress Street sewer
main based on front foot cost of the sewer plus cost of
lateral, and a fee ($856 87) for one-half (1/2) of the cost
of the street fronting the subject property shall be paid
by the developer.
7. 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
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 All on-site
drainage shall be conveyed to the street by means of an
undersidewalk drain per City of Cypress standards A
retaining wall per City of Cypress standards shall be con-
structed at the property line where the grade difference
is greater than twelve inches (12")
8. All secondary and primary utility services shall be under-
ground Necessary fire hydrants shall be installed in
accordance with Fire Department requirements and City stand-
ards. 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.
9 The minimum flowline grade in on-site gutters shall be 0 20%
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.
10 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 lab-
oratory 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 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 condi-
tion, 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
11 The quantity, location, width, and the type of driveway
shall be subject to the approval of the City Engineer An
effective sight distance for vehicular traffic shall be
maintained at the intersection of the driveway entrances
with Cypress Street No landscaping will be allowed in the
area of the curb returns Adequate sight distance also
shall be maintained within the development at all driveway
intersections to the satisfaction of the City Engineer
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Planning Commission Minutes March 2, 1978
12 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.
13 On-site security lighting shall be arranged so that direct
rays will not shine on adjacent properties or produce glare
for street traffic All roof -mounted equipment, such as
heating and air conditioning units, shall be adequately
screened from public view, subject to the approval of the
City staff.
14 No concrete cleaning or sandblasting shall be conducted on-
site as a regular business operation
The motion unanimously carried by the following roll call vote
AYES:
NOES.
ABSENT:
5 COMMISSIONERS• Adler, Friedmann Mullen Partin
& Van Allen
0 COMMISSIONERS: None
0 COMMISSIONERS: None
Chairman Van Allen closed the public hearing
The Planning Director reported that at their March 13 meeting
the City Council overruled the appeal and sustained the Commis-
sion's approval of Conditional Use Permit #78-1 for the estab-
lishment of a restaurant in the Lincoln Plaza Shopping Center
The Council also approved General Plan Amendment #78-1 for Mr
Calvin Meekhof's property on Walker Street
Chairman Van Allen continued consideration of the minutes of
February 16 to the next meeting
Commissioner Partin suggested that the staff return development
plans to an applicant following action by the Commission
ADJOURNMENT Chairman Van Allen adjourned the meeting at 9 40 p m
ATTEST:
LSH IRMAN OF THE PLANNING COMMISSION
SECR ARY OF THE PLANNIN COMMISSION