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Minutes 1976-03-04MINUTES OF A REGULAR MEETING OF THE CYPRESS PLANNING COMMISSION HELD March 4, 1976 The regular meeting of the Cypress Planning Commission was called to order at 7:35 p.m. on Thursday, March 4, 1976 in the Cypress City Council Chambers, 5275 Orange Avenue, Cypress, California, Chairman Dennis Hart presiding. PRESENT: ABSENT: Commissioners Greenwood, Mullen, Van Allen, Walsh and Hart None Also present were Planning Director Brian Hawley, Public Works Director Art Schatzeder, Business License /Zoning Inspector Sandy Pegueros, and Deputy City Attorney Roger Grable. PLEDGE OF ALLEGIANCE: Chairman Hart led the pledge to the flag. MINUTES: It was moved by Commissioner Mullen, seconded by Commissioner Walsh and unanimously carried to approve the minutes of February 19, 1976. ORAL COMMUNICATIONS: Chairman Hart inquired if anyone wished to speak in regard to any matter not on the agenda. There was no one who wished to speak. ADMINISTRATIVE MATTERS: 1. Design Review for Commercial Development - northeasterly corner of Ball Road and Bloomfield at Via Largo. The Planning Director presented revised plot plans and ele- vations for a commercial development in the CG Zone, which would be a continuation of the existing development at the northeast corner of Ball and Bloomfield. The addition would continue easterly from the existing building towards Via Largo. No uses were identified and he reported that some of the uses may be subject to a conditional use permit. The Planning Director outlined two areas of concern of the staff - regarding the block wall along the northerly property line and regarding the driveway entrance on Ball Road just easterly of the bank. The staff recommended that the driveway east of the bank be blocked and relocated further easterly to avoid congestion by cars waiting in line for the bank driveup window and to provide better access to the parking area. The new driveway would line up with the central driveway approach of the parking lot. The Public Works Director reported a left turn pocket would be installed in Ball Road opposite this new driveway. The second item of concern related to the exisitng six foot high block wall along the north property line, adjacent to the Tanglewood development. As part of the proposal, the applicant planned to extend the service road which is north of the existing development to Via Largo. The six foot wall restricts visibility for traffic at Via Largo. The staff recommended that the wall be removed for a depth of 15 feet from the property line and replaced with a three foot high masonry wall or replaced with wrought iron fencing. The Planning Director reported the parking ratio would be one space for every 200 square feet which would satisfy any type of commercial use and the only change regarding parking shown on the revised plot plan was that vertical parking spaces would be located adjacent to Ball Road. The Planning Director suggested that the applicant relocate the northerly building three feet southerly to maintain a 24- foot -wide alley. He transmitted a list of conditions of approval. Planning Commission Minutes March 4, 1976 Mr. Jerry Sloan, 10311 Los Alamitos Boulevard, Los Alamitos, California, representing the applicant, stated there may be opposition from the Tanglewood property owners to removing their wall and he suggested that the service road be designated for oneway traffic with no egress onto Via Largo. Mr. Sloan pointed out a triangular area to the north of the proposed development which is not enclosed by the wall and stated this would be designated for trash storage. He reported that the addition would conform in texture and materials to the existing development. Mr. Sloan presented photographs of the proposal. The staff stated that one -way traffic on the alley might cause problems since traffic might enter from Bloomfield and would have insufficient space to turn around in the alley. Mr. Darrell Zdarstek, 4125 Ball Road, Cypress, manager of the Security Pacific Bank, expressed concern that the relocation of the Ball Road driveway would interfere with traffic flow in the parking lot. He did not feel the proposed parking arrangement would interfere with the drive -up window. Commissioner Mullen felt the problem with the northerly wall would be difficult to negotiate with the property owners and he felt another solution would be preferable. The Planning Director suggested that Condition #23 be revised to state that the access drive on the north end of the property which intersects with Via Largo be designed to the satisfaction of the City staff. Mr. Larry Wuebker, 8661 Acacia Drive, Cypress, supported the Ball Road driveway being moved further easterly and that left turns be permitted onto Ball Road. Mr. Ray Story, Professional Properties, manager of the property, 2924 Mariquita, Long Beach, California, stated there is one property owner and the reason they wish to apply for a parcel map is to separate the property from the existing development in order to facilitate leasing of the property. Commissioner Van Allen recommended that storage be prohibited on the northerly alley where the width is less than 24 feet. He stated he would like more input from the Traffic Engineer regarding the exact location of the Ball Road driveway and suggested that this be resolved at the time landscape plans are reviewed. The applicant agreed to meet with the staff to select a drive- way location which is acceptable to all parties. It was moved by Commissioner Van Allen, seconded by Commissioner Greenwood and unanimously carried to approve the plot plans and elevations for the commercial development at Bloomfield Stret and Ball Road subject to the following conditions: 1. Drainage shall be solved to the satisfaction of the City Engineer. A grading plan shall be submitted for approval by the City Engineer. 2. All secondary and primary utility services shall be underground. 3. Ball Road and Via Largo shall be fully improved in accor- dance with the Master Plan of Streets and Highways. 4. Street trees (15 gal.) 40' on center shall be installed along Ball Road and Via Largo 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. 2. Planning Commission Minutes March 4, 1976 5. 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 laboratory shall be furnished to the Public Works Depart- ment for approval at least thirty (30) days prior to planting date. 6. Necessary fire hydrants shall be installed in accordance with Fire Department requirements and City Standards. 7. Plan checking and inspection fees amounting to 31% of the street improvements shall be paid. 8. Developer shall conform to all applicable provisions of the City Code. 9. In conformance with the City of Cypress Master Plan of Trails, no parking shall be allowed on Ball Road in front of this development. 10. Handicapped parking stalls and building access ramps for wheelchairs shall be installed in accordance with State of California specifications to the satisfaction of the Planning Director, City Engineer and Building Superintendent. 11. Drainage culverts shall be constructed underneath sidewalks to convey all on -site runoff water to the street to the satisfaction of the City Engineer. 12. A bond shall be posted by the applicant to guarantee maintenance of the irrigation system so that it operates in a manner for which it was designed, and to guarantee maintenance of all plant materials in a healthy, growing condition, free of weeds and litter, for a period of not less than twelve (12) months, to the specifications of the City staff. 13. A minimum six foot (6') high block wall, measured from the highest adjacent grade, shall be maintained on the northerly property line. Unless property owner's approval is given to heighten the existing wall, a new wall shall be constructed adjacent to the existing wall to meet the six -foot height requirement. 14. A retaining wall per City of Cypress standards shall be constructed along the property line where the grade differential on the two sides of the property line is greater than twelve inches (12 ") . 15. The sanitary sewer connection fee shall be paid per Orange County Sanitation District Ordinance No. 303. 16. Corner cutoff at Ball Road and Via Largo shall be dedicated to the City of Cypress for roadway purposes. 17. A 6" high, concrete curb per City of Cypress standards shall be installed along all block walls exposed to vehi- cular traffic. Curb shall be located a minimum of 3 feet from the base of the wall. It is suggested that the proposed northerly building be relocated 3 feet to the south in order to maintain a 24- foot -wide drive north of 3. Planning Commission Minutes March 4, 1976 this building and also to provide better sight distance at the intersection of the drive with Via Largo. 18. There shall be no storage of any kind between the rear of the commercial buildings and the northerly lot line. 19. All existing broken curb, gutter and sidewalk in front of this development shall be removed at the cold joint and replaced per City Standards. 20. A revised plan depicting the realignment of the drive- ways shall be presented to the Planning Commission for review. 21. Bicycle racks shall be provided at the rate of one stall for each 2,000 square feet of floor space. Loca- tion of bicycle racks shall be subject to the approval of the Planning Director. 22. A parcel map shall be filed to separate this new develop- ment from the existing development to the west if the two developments are now under separate ownership or will be under separate ownership in the near future. CC &R's shall also be submitted to the City staff for approval in the event of an ownership split. 23. Negotiations shall be made with the Homeowners' Associa- tion of the tract directly to the north of this develop- ment to lower the existing six - foot -high block wall between the two properties to three feet in height, within 15 feet of the right -of -way line of Via Largo. Resolution of the visibility problem at the intersection of the northerly driveway and Via Largo shall be made to the satisfaction of City staff. 24. Development of the property shall conform to the plot plans and elevations as submitted and approved by the Planning Commission. 25. Plans for the landscape and irrigation systems shall be submitted for review and approval by the Planning Com- mission. All landscaping and irrigation systems shall be installed prior to the issuance of a Certificate of Occupancy. 26. At the time the landscaping plans are submitted, plans of the proposed signing program shall be presented for review and approval by the Planning Commission. 27. All construction shall conform to the requirements of the Building Code and shall conform to the requirements of Fire Zone II. The Commission agreed to continue Item #2 under Administra- tive Matters to the end of the agenda. PUBLIC HEARING RE: ZONE CHANGE #76 -1, ACACIA DRIVE: Chairman Hart announced that this was the time and place for the public hearing to consider a proposal to rezone property located on both sides of Acacia Drive southerly of Crescent Avenue from the RM -20 /A Residential Multiple Family Zone to the RS -15000 Residential Single Family Zone. He asked for the staff report. The Planning Director summarized Staff Report PC #76 -3 dated February 18. He presented slides showing the location, char- acteristics and uses on the property, and adjacent uses. He reported no written or oral communications were received regarding this matter. Chairman Hart opened the hearing. 4. Planning Commission Minutes March 4, 1976 Mr. Larry Wuebker, 8661 Acacia Drive, Cypress, presented a statement in support of the rezoning signed by eight homeowners which represents 11 lots. He reported that the owner of six lots owned by Forest Lawn was in favor of the rezoning. He reported that the entire west side of the street is served by a well which would be inadequate for a multiple- family develop- ment. He felt the lack of shopping facilities nearby, high cost of street improvements and the increase in traffic would make multiple - family development unattractive. The following speakers spoke in support of the zone change and all expressed a desire to retain the unique, rural atmos- phere of the street: Mrs. Shirley Sulak, 8562 Acacia Drive Mrs. Mary van den Raadt, 8644 Acacia Drive Mrs. Wiersma, 4252 Crescent Avenue Mr. Gene Vaughn, 9684 Amberwick Circle Chairman Hart asked for speakers in opposition. Mr. Bill Sinclair stated he opposed the zone chance since he felt it would result in an expansion of horse stables or riding academies. He did not feel the street was a suitable location for keeping animals. He reported that a stable with about 15 to 20 horses operates next door and there is a severe fly and mosquito problem because the corrals are not kept clean. Mr. Richard Ralston, 4707 Napomo, Lakewood, California, owner of one of the parcels, stated he opposed the zone change since he bought the property with the intention of developing multiple family units. He felt a zone change would limit the market and he stated he would not be able to afford improvements for a single- family unit. He stated the property owners could build single - family dwellings under the present zoning and he felt a zone change would discriminate against the other owners. Mr. Gary Mordock, 1235 Harbor, Fullerton, California, attorney representing a property owner at 8541 Acacia Drive, stated the diversity of opinion among the property owners regarding the zone change still exists as it did in 1972. He felt that since this is the only area of the City suitable for the single - family estate zoning then perhaps that zone is not compatible in the City. Mr. Mordock did not feel the present zoning would prevent the street's character from being maintained. He pointed out the housing trend is towards multiple - family dwellings. He felt there is.a possibility of high density residential development to the west in Los Angeles County and that the zone change should be considered in light of this possibility. He stated Acacia Street was located about 250 or 300 yards from the crest of the hill on Crescent and he did not feel there would be a sight distance problem for cars exiting Acacia. He felt multiple family development would provide a larger tax base than single - family development. Mr. Larry Wuebker, 8661 Acacia Drive, stated the property to the west in the City of Lakewood has been vacant for a long time and several development proposals have failed. He did not feel the Lakewood location would be profitable for multiple - family use or that the zone change would have a great affect on the City's tax base. He urged the Commission to take favorable action this evening since he felt there was more support for the zone change than opposition. Commissioner Van Allen inquired about the history of the R -3 zoning established for this area. 5. Planning Commission Minutes March 4, 1976 Mr. Everett Weirheim, 8541 Acacia Drive, stated he has been a property owner for 25 years on Acacia. He stated the R -3 zoning was initiated by one of the property owners who is in favor of the present rezoning and was supported by a majority of the owners. The owners felt the R -3 zoning would increase the property valuation. He stated the designation was made at the time the City was developing the Master Plan. Mr. Dane Bennett, 8617 Acacia, Cypress, asked that his wife's name be removed from the letter supporting the zone change. There was no one else wishing to speak and Chairman Hart closed the public hearing. Chairman Hart supported the zone change and felt the highest and best use of this property would be to maintain the open space, natural beauty and heritage of the City's past., He felt growth in the City has gotten out of control in a short period of time with a proliferation of multiple- family development and that it was necessary to evaluate past and future growth patterns. Chairman Hart stated the threat of development taking place on the adjacent property in Lakewood was raised in 1972. He noted that multiple- family development would increase City services which must be provided. Commissioner Walsh supported Chairman Hart's comments and felt development does not have to take place just because the property is vacant. She felt the Commission's decision should not be contingent on what development takes place in Lakewood. She stated there are other high density zones available in the City. Commissioner Walsh felt the zone could be changed in the future if it is the desire of most of the property owners and that this last remaining beautiful area in the City should be preserved. Commissioner Mullen stated Cypress has few unique natural places of beauty such as this and he supported its preservation and felt this and the zone change were the desire of a majority of the property owners. He felt that when the Master Plan was being developed the character of this area was probably not much different from other areas and it was probably by accident that the character of Acacia was preserved. Commissioner Greenwood opposed the zone change at this time since he did not feel a majority of the property owners were represented. He felt the rezoning could infringe upon the property rights of several of the owners and that there was no necessity for a change at this time. Commissioner Van Allen indicated he could support both those property owners who bought the property with the intent of investing in multiple- family development as well as those who wished to preserve the street's identity. He felt someone would be disadvantaged with whatever decision is made. He pointed out that a zone change to RS -15000 would not automati- cally permit such uses as commercial stables or riding academies since these would be subject to a conditional use permit. Commissioner Van Allen stated he was not convinced there is a need for the zone change at this time and that he is not sure there is unanimous agreement of the people involved that the zone change would be beneficial to a majority of them. Chairman Hart felt there was a need for the zone change at this time since an application could be submitted at any time for multiple- family development. 6. Planning Commission Minutes March 4, 1976 It was moved by Commissioner Walsh and seconded by Commissioner Mullen to approve Zone Change #76 -1. The motion carried by the following roll call vote: AYES: NOES: ABSENT: 4 COMMISSIONERS: 1 COMMISSIONERS: 0 COMMISSIONERS: Mullen, Van Allen, Walsh and Hart Greenwood None RECESS: Chairman Hart called for a recess at 9:15 p.m. The meeting was called back to order at 9:20 p.m. with all Commis- sioners present. PUBLIC HEARING RE: CONDITIONAL USE PERMIT #76 -1, PLANNED DEVELOPMENT CORPORATION: Chairman Hart announced that this was the time and place for the public hearing to consider a proposed conditional use permit to establish and maintain a convenience type shopping center at 4502 Lincoln Avenue situated on the southeasterly corner of Lincoln Avenue and Denni Street. This request proposes the establishment of a 7 -11 Market with adjacent commercial uses and will include the off -site sale of alcoholic beverages. Chairman Hart asked for the staff report. The Planning Director summarized Staff Report PC #76 -4 dated February 25 and presented slides showing the location and characteristics of the property and adjacent uses. He described the plot plan and elevations. He reported the property is the site of an abandoned service station which has been inoperable for two years. The building is closed and boarded and the pump islands removed although the underground tanks still remain. Chairman Hart declared the hearing open and asked if the applicant wished to speak. Mr. Lewis Morgen, 1180 S. Beverly Drive, Los Angeles, Calif- ornia, the applicant, stated they felt the proposed use repre- sented the highest and best use of the property. He felt the property has unusual characteristics and is small in size with only 22,000 square feet. He stated the proposal was for more than a 7 -11 store and that there would be three or four satellite shops such as a barber shop, dry cleaners or interior decorating business. He reported the applicant was considering a Spanish style building with slumpstone treatment and a terra cotta mansard roof but that they were open to suggestions. Chairman Hart inquired if anyone wished to speak in support. No one wished to speak in support. He asked if anyone wished to speak in opposition. There was no one who wished to speak in opposition. Commissioner Van Allen inquired about the location of the trash area and the applicant reported it would be located on the east side of the building and would be enclosed by the existing wall. Trash would be removed through the front parking area. Commissioner Van Allen expressed concern that persons in the 7 -11 store may not wish to walk the distance to the trash area and that the 12- foot -wide alley to the rear of the building might become a trash collector. Commissioner Van Allen asked what treatment would be given to the wall on Denni Street since the elevations showed a concrete block wall and if rear entrances to the building were proposed. Mr. William Lankas, also representing the applicant, stated the wall facing Denni, as well as the front and easterly walls, would be slumpstone. He stated rear entrances were not shown on the plans since the dimensions of each of the stores was 7. Planning Commission Minutes March 4, 1976 not yet determined. He stated the applicant would present final drawings and elevations and he agreed to do whatever is required to make the building attractive. The applicant agreed to all conditions of approval. Chairman Hart closed the public hearing. Commissioner Greenwood supported the application and felt whatever is done would be an improvement of the property. He stated other proposals did not materialize, the property has been an eyesore and he felt the applicant would be able to proceed. Commissioner Mullen stated he voted against the 7 -11 store proposal in the past but two years have passed and no develop- ment has taken place. He stated there are other uses he would prefer across from Forest Lawn but that he supported the proposal at this time. Commissioner Walsh stated she agreed with Commissioners Mullen and Greenwood and stated she would like to see a use of the property which has been vacant for some time. Commissioner Van Allen felt the item should be continued since he wished to see exactly what is proposed and because he felt the plot plans and elevations were incomplete. He felt a change to the end of the building might be necessary to prevent that area from becoming a debris_catcher. Chairman Hart stated he favored the proposal since it involved more than just a 7 -11 market. He felt any omissions on the plans could be clarified at the time of design review. The Planning Director recommended another condition to state that prior to the issuance of a building permit, final plot plans and elevations be submitted for review and approval by the Planning Commission. It was moved by Commissioner Greenwood and seconded by Commis- sioner Walsh to approve Conditional Use Permit #76 -1 subject to the following conditions and subject to the finding contained in Section 17.3 -7 of the Zoning Ordinance: 1. Development of the property shall conform substantially to the plot plans and elevations submitted with this re- quest and as reviewed and approved by the Planning Commission. 2. Prior to the issuance of a building permit, precise plot plans and elevations shall be submitted for review and approval by the Planning Commission. 3. A landscape /irrigation plan shall be submitted for review and approval by the Planning Commission prior to the start of any new construction. Landscaping along Lincoln Avenue shall consist of Platanus racemosa (California Sycamore) minimum 15- gallon size and lawn. 4. A detailed plan of the proposed signing program shall be submitted for review and approval by the Planning Commission; signs shall conform to the requirements of the Zoning Ordinance. 5. The existing underground gasoline storage tanks shall be removed to the specifications of the Fire Marshal and Building Superintendent. 8. Planning Commission Minutes March 4, 1976 6. A demolition permit shall be obtained and all existing improvements shall be removed from the subject property to the specifications of the Building Superintendent. 7. All new construction shall conform to the requirements of Fire Zone II. 8. All mechanical and other roof equipment shall be screened from adjacent properties and streets. 9. A drainage plan shall be submitted for review and approval by the Building Superintendent and City Engineer. 10. All utilities to serve the proposed use shall be placed underground. 11. The establishment of this use shall conform to the requirements of the Orange County Health Department and the State Department of Alcoholic Beverage Control. 12. Street lights shall be installed per City Standards. 13. Advance street lighting energy charges shall be paid. 14. Lincoln Avenue and Denni Street shall be dedicated and fully improved in accordance with the Master Plan of Streets and Highways, including corner cutoff. A State permit is required on Lincoln Avenue. 15. Street trees (15 gal.) 40' on center shall be installed along Denni 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. Tree wells shall be installed. 16. 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 30 days prior to planting date. 17. Necessary fire hydrants shall be installed in accordance with Fire Department requirements and City Standards. 18. Plan check and inspection fees amounting to 31% of the street improvements shall be paid. 19. The developer shall conform to all applicable provisions of the City Code. 20. A cash bond shall be posted for future street trees on Lincoln Avenue and treewells shall be installed in con- formance with the street tree policy of the Public Works Department. 21. The triangular easement for roadway purposes near the northwest corner of the parcel shall be abandoned. Abandonment fees shall be paid. 22. A retaining wall shall be constructed along the southerly and easterly property line where the grade differential with adjoining parcels is greater than twelve inches (12 "). Planning Commission Minutes March 4, 1976 23. The existing westerly driveway on Lincoln Avenue shall be removed and replaced with sidewalk and full- height curb and gutter per City of Cypress Standards. 24. The existing southerly driveway on Denni Street shall be removed and replaced with sidewalk and full- height curb and gutter per City of Cypress Standards. 25. Handicapped parking stalls and building access ramps for wheelchairs shall be installed in accordance with State of California specifications, to the satisfaction of the Planning Director, City Engineer, and Building Super- intendent. 26. Drainage culverts shall be constructed underneath side- walks to convey on -site runoff water to the street, to the satisfaction of the City Engineer. 27. A bicycle rack, having a minimum capacity of five (5) bicycles, shall be permanently affixed to the premises. Location of the rack shall be subject to the approval of the Planning Director. 28. The existing light standards previously used for the service station shall be removed to the specifications of the Building Superintendent. The motion carried by the following roll call vote: AYES: NOES: ABSENT: 4 COMMISSIONERS: Greenwood, Mullen, Walsh and Hart 1 COMMISSIONERS: Van Allen 0 COMMISSIONERS: None PUBLIC HEARING RE: CONDITIONAL USE PERMIT #76 -2, EASTERN PACIFIC DEVELOPMENT COMPANY: Chairman Hart announced that this was the time and place for the public hearing to consider a proposed conditional use permit to establish and maintain a professional office building located in the 5200 block of Orange Avenue situated on the south side of Orange Avenue approximately 300 feet easterly of Grindlay Street in the OP- 10,000 Office Professional Zone. Chairman Hart asked for the staff report. The Planning Director summarized Staff Report PC #76 -5 dated February 27 and presented one slide showing the dimensions and location of the subject property. He presented the plot plans, elevations and a colored rendering of the proposed "garden- type" office complex which consisted of four buildings having a total of about 27,000 square feet. The buildings will surround a landscaped courtyard and will be a maximum of 35 feet in height. The Planning Director reported the style will be comparable to the design of the Civic Center. Exterior treatment will be stucco with heavy wood facias and railings and wood shingle for all visually exposed roofs. The Planning Director reported no written or oral communications were received regarding this matter. Chairman Hart opened the hearing and asked if the applicant wished to speak. Mr. David Doremus, president of Eastern Pacific Development Company, 5461 Newcastle Avenue, Encino, California, stated the applicant did a market and research study to determine the potential market for the office building and they felt a unique, aesthetically pleasing development would attract a high calibre tenant. For this reason the applicant proposed 10. Planning Commission Minutes March 4, 1976 the garden -type complex which will include extensive landscaping, atriums and patios. Mr. Doremus reported the offices would be situated toward the front of the property to protect the privacy of the single- family residents to the south, a five foot landscaping strip would be provided along the rear property line and the buildings would be set back at least 70 feet from the rear property line. Entrances to the offices will be from the central courtyard. The applicant inquired about the requirement for Fire Zone II walls and felt this requirement is precluded by the Building Code if the buildings are located 100 feet from an adjacent structure. The Planning Director stated the Fire Zone II conditions contain a provision that if buildings are removed a certain distance from adjacent property lines then other structural requirements may be imposed. Fire Zone II requirements would apply where fire walls are required on certain buildings. The applicant stated they would meet the Building Code provision for two hour division walls between units. The Planning Director recommended that Condition #4 be changed to state that development of the property shall conform to the requirements of the Building Code. The applicant also inquired about the cost of the landscaping bond and if it pertained to the parkway areas. The staff reported that the cost of the bond is minimal and the bond is to ensure the maintenance of the irrigation system and the landscaping in a healthy, weedfree condition. Chairman Hart asked if anyone wished to speak in favor. Mrs. Pat Tomley, 5335 Oxford, Cypress, asked how far the buildings would be set back from the rear property line. The applicant said there would be a 70 foot setback. Mr. E. A. Dilley, 5132 Canterbury, Cypress, complimented the applicant on the attractive proposal. Chairman Hart inquired if anyone wished to speak in opposition. No one wished to speak in opposition. Chairman Hart closed the hearing. It was moved by Commissioner Van Allen and seconded by Commis- sioner Walsh to approve Conditional Use Permit #76 -2 subject to the following conditions and the finding contained in Section 17.2 -7 of the Zoning Ordinance: 1. Development of the subject property shall be in conformance with the plot plans and elevations submitted with this request and as reviewed and approved by the Planning Commission. Since the property is located in the Civic Center Overlay Zone, final building and elevation plans shall be submitted for Commission review prior to the issuance of a building permit. 2. Plans for the proposed landscaping and irrigation systems shall be submitted for review and approval by the Planning Commission. Required landscaping and irrigation systems shall be installed prior to the issuance of a Certificate of Occupancy. 3. At the time landscaping plans are reviewed by the Commission, plans for the proposed sign identification program shall be submitted for review and approval by the Planning Com- mission. 4. Development of the property shall conform to the require- ments of the Building Code. 11. Planning Commission Minutes March 4, 1976 5. All requirements of the Orange County Fire Marshal shall be satisfied particularly with respect to the type and location of fire hydrants and fire extinguishers. 6. All mechanical and other roof appurtenances shall be screened from view from adjacent properties. 7. Drainage fees shall be paid in accordance with the Master Plan of Drainage. 8. Drainage shall be solved to the satisfaction of the City Engineer. A grading plan shall be submitted for approval by the City Engineer. 9. All secondary and primary utility services shall be underground. 10. Orange Avenue shall be fully improved in accordance with the Master Plan of Streets and Highways. 11. Street trees (15 gal) 20' on center shall be installed along streets in conformance to 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. 12. Soil in planting areas, including trees, shall be tested by a qualified agricultural laboratory to determine the organic and chemical amendments for optimum growth for the plants specified. The test results shall include 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 30 days prior to planting date. 13. Necessary fire hydrants shall be installed in accordance with Fire Department requirements and City Standards. 14. Plan checking and inspection fees amounting to 31% of the street improvements shall be paid. 15. The developer shall conform to all applicable provisions of the City Code. 16. In conformance with the City of Cypress Master Plan of Trails, no parking shall be allowed on Orange Avenue in front of this development. 17. The number, location, width and type of driveways on Orange Avenue shall be subject to the approval of the City Engineer. 18. Handicapped parking stalls and building access ramps for wheelchairs shall be installed in accordance with State of California Specifications to the satisfaction of the Planning Director, City Engineer, and Building Superintendent. 19. Drainage culverts shall be constructed underneath side- walks to convey all on -site runoff water to the street, to the satisfaction of the City Engineer. 12. Planning Commission Minutes March 4, 1976 20. A bond shall be posted by the applicant to guarantee maintenance of the irrigation system so that it operates in a manner for which it was designed, and to guarantee maintenance of all plant materials in a healthy, growing condition, free of weeds and litter, for a period of not less than twelve (12) months, to the specifications of the City staff. 21. A minimum six foot (6') high block wall, measured from the highest adjacent grade, shall be maintained along the southerly property line. Unless property owner's approval is given to heighten the existing wall, a new wall shall be constructed adjacent to the existing wall to meet the six foot height requirement. 22. A retaining wall per City of Cypress standards shall be constructed along the property line where the grade differential on the two sides of the property line is greater than twelve inches (12 "). 23. The sanitary sewer connection fee shall be paid per Orange County Sanitation District Ordinance No. 303. 24. A minimum five foot (5') wide planting strip shall be maintained along the entire south property line. The motion unanimously carried by the following roll call vote: AYES: 5 COMMISSIONERS: NOES: ABSENT: 0 COMMISSIONERS: 0 COMMISSIONERS: ADMINISTRATIVE MATTERS: (Continued) Greenwood, Mullen, Van Allen, Walsh and Hart None None 2. Consideration of request by City Council for comments regarding terms of office for City Commissioners. The Commission discussed this matter and all Commissioners expressed opposition to the present ordinance limiting a Commissioner to one four -year term. The Commission agreed to recommend to the Council that the service of a Commissioner not be limited to one four year term and that at the expiration of a four year term the Council review the Commissioner's service and take specific action to reappoint or deny reappoint- ment. Commissioner Van Allen asked that the staff present a report at a future meeting regarding the street sweeping problem which was discussed at the December 18, 1975 meeting. He requested comments from other cities regarding their experience in this area. Commissioner Van Allen asked for a status report on the Plankhouse Restaurant signing, trash enclosure and lighting of the enclosure and on the nursery /pool supply/ patio furniture store proposed on Lincoln Avenue, east of Denni Street. The Planning Director reported that the applicant for the nursery was preparing revised plot plans for submittal to the Commission. He reported he transmitted the Commission's comments to the Plankhouse management who indicated they were reevaluating the need with the head office for the free- standing sign on Ball Road. Comments regarding the trash enclosure and lighting were just transmitted to them this week. 13. Planning Commission Minutes March 4, 1976 ADJOURNMENT: Chairman Hart adjourned the meeting at 10:45 p.m. ATTEST: SECRETARY • ti CHAIRMAN OF THE PLANNING COMMISSION SECR F THE PLANNIN COMMISSION 14.