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Minutes 1974-02-21MINUTES OF A REGULAR. MEETING OF THE CYPRESS PLANNING COMMISSION HELD February 21, 1974 The regular meeting of the Cypress Planning Commission was called to order at 4 :16 p.m. on Thursday, February 21, 1974 in the Cypress City Council Chambers, 5275 Orange Avenue, Cypress, California, Chairman Warren presiding. PRESENT: ABSENT: Commissioners Greenwood, Mullen and Warren Commissioners Hart and Ricker Also present were Planning Director Brian Hawley, Associate Planner Ron Hovland, and Public Works Director Art Schatzeder. At the request of the Planning Director, it was moved by Commissioner Greenwood, seconded by Commissioner Mullen and unanimously carried to add to the agenda as Item No. 3 under Administrative Matters consideration of the landscape and irri- gation plans for Conditional Use Permit #73 -15, Showcase Homes. ADMINISTRATIVE MATTERS: 1. Zoning Ordinance Interpretation - CG Zone - CC Overlay - Mini - Warehouse Use. The Associate Planner presented Staff Report PC #74 -4 dated February 15, 1974 requesting an interpretation by the Planning Commission as to whether or not a public mini - warehouse storage use, subject to a conditional use permit, is a permitted use in the CG- General Commercial or CH- Highway Commercial zones. The specific application for a storage area, by C.J. Bonner Corporation, is for the west side of Valley View Street, north of the Pacific Electric Railroad right -of -way. Chairman. Warren asked if the applicant wished to speak at this time. Mr. Keith Lyon, Vice President of C.J. Bonner Corporation, 343 East San Antonio Drive, Long Beach, California, stated he felt the mini - warehouse storage area would be successful since there is a demand for such a use in the community. Mr. Lyon stated the storage buildings would be constructed entirely of non - combustible materials and the average unit would be approximately 118 square feet. He stated a residence would be provided for a permanent manager as well as restroom facilities and space for a workshop. Mr. Lyon stated that electrical power would be provided on a limited basis in order to restrict the use to a passive storage area and that the frontage on Valley View would be well buffered. The Commissioners discussed the mini - warehouse use and recommended that parking on the site be restricted to a limited amount to encourage a passive use of the storage area. Following consideration of this matter by the Commission, it was moved by Com- missioner Mullen, seconded by Commissioner Greenwood and unanimously carried to determine that a mini- warehouse storage area is a permitted use, subject to obtaining a conditional use permit, in the CG- General Commercial and CH- Highway Commercial Zones. COMMISSIONER RICKER ARRIVED AT 4:45 P.M. The Planning Director requested that Item No, 3 be considered at this time. Planning Commission Minutes February 21, 1974 2. Review of landscape and irrigation plans for Conditional Use Permit #73-15 -- Showcase Homes, Inc. Chairman Warren announced that the plans would be reviewed in the Administrative Conference Room. Mr. George Bolton, representing Showcase Homes, Inc., reviewed with the Com- mission the landscape and irrigation plans for the model home complex of a condominium development located at the northwest corner of Valley View Street. and Ball Road. He discussed in detail the landscaping treatment for the devel- opment. The Planning Director indicated that the landscaping plans for the total remaining development would be submitted for review and approval by the Planning Commission to ensure that the landscaping theme is carried throughout the project. It was moved by Commissisoner Mullen, seconded by Commissioner Greenwood and unanimously carried to approve the landscape and irrigation plans for Condi- tional Use Permit #73 -15, Showcase Homes, Inc. 3. Review of Denni Street improvement plans. The Planning Director _presented the street improvement plans for Denni Street between Orange Avenue and Ball Road which include the widening of Denni by the installation of additional street paving and curb and gutter, the removal of the existing silk oak trees along the east side of Denni, and their replacement with minimum size 15 gallon and 24 inch box Eucalyptus trees. Mr. Hawley stated that a meandering bike trail would be constructed between a double row of trees planted along Denni. The Planning Commissioners felt removal of the trees might cause concern by residents and they recommended,that signs be posted at the project site advising residents of the intended improvements or that articles be published in community newspapers. It was moved by Commissioner Greenwood,.seconded by Commissioner Ricker and unanimously carried to approve the Denni Street improvement plans as presented. RECESS: Chairman Warren recessed the meeting at 6:00 p.m. to 7:30 p.m. in the Cypress City Council Chambers. CALL TO ORDER: Chairman Warren called the meeting of the Cypress Planning Commission back to order at 7 :45 p.m. with the following Commissioners present: PRESENT: Commissioners Greenwood, Hart, Mullen, Ricker and Warren ABSENT: None Also present were Brian Hawley, Planning Director, Ron Hovland, Associate Planner, Steve Coontz, Attorney, and the following members of the City Staff: Bryant, Charkow, and Schatzeder. PLEDGE OF ALLEGIANCE: The pledge of allegiance was led by Chairman Warren. -2- Planning Commission Minutes February 21, 1974 ORAL COMMUNICATIONS: The Chairman inquired if anyone wished to address the Planning Commission in regard to any matter not on the agenda. There was no one wishing to speak. CONTINUATION OF A PUBLIC HEARING RE: AMENDMENT TO THE GENERAL PLAN - MASTER PLAN OF DEVELOPMENT FOR THE HARVEY PROPERTY: Chairman Warren announced that this was the time and place for the public hearing to consider a proposed amendment to the City of Cypress General Plan by the adoption of a proposed Master Plan of Development which would provide for the establishment of various land uses in the area generally bounded by Knott Avenue on the east, the Stanton Storm Channel on the south, Walker Street on the West and Cerritos Avenue and the Southern Pacific Railroad right -of -way on the north. Chairman Warren stated that the hearing was continued from the February 14 Planning Commission meeting and was open. He invited the applicant to speak at this time. Mr. Bernard McCune, 926 Palo Verde, Long Beach, California, representing S & S Construction Company, noted that this was the fifth public hearing held regarding the development plan for the Harvey property and stated he hoped a determination wuld be made at this meeting, He spoke against the public testimony during the last hearings which, he felt, was made to discredit the developer and landowner. Mr. McCune stated that the residents who were opposed to the development proposal did not offer an alternate plan for industrial development and he felt their suggestions that the property remain as an agricultural preserve, be traded to the Naval Air Station for other government land, or be traded for the Nike site would not benefit the residents of Cypress. Mr. Dale Beland, representing Wilsey and Ham, 1631 Huntington Drive, South Pasadena, California, discussed his firm's past experience and projects in airport planning and related fields in response to allegations made during the public testimony about their credibility and professional integrity. He presented slides which illustrated features of the development proposal including: the types and mixture of land uses, the phasing program, and examples of the types of industrial, commercial, and residential uses proposed. Mr. Beland indicated on the City map the compromise plan that was reached after meetings with the staff and outlined the changes between the staff's and applicant's proposal in the location and mixture of the land use allocations. Mr. Bernard McCune again addressed the Commission making a rebuttal to testimony presented. In an attempt to determine the market viability and absorption rate of industrial development of the Harvey property, Mr. McCune presented figures relating to the size, availability of utilities and absorption rates of industrial parks surrounding Cypress. He presented information regarding State studies on declining student enrollments to substantiate that an additional school site to serve the Harvey property would not be necessary. Mr. McCune reported on recent proposals by the Los Alamitos Air Station to develop a master plan which would include 1,000 residences built in the southwest portion of the station and discussed the station's tactics in discouraging residential development in adjacent communities. He discussed the economical impact of the development proposal on the City and stated the revenue derived from permit fees would be substantial. He expressed that the revenue from industrial development alone would not solve the high property tax problem but that the types of uses proposed would encourage residents to shop within the City. - 3- Planning Commission Minutes February 21, 1974 Mr. Lawrence Harvey, representing the property owner, addressed the economic and environmental impact of the proposal. He stated that it was demonstrated by the applicant that the project would be self- sustaining and would contribute revenue to the City. He felt that no feasible alternatives for use of the Los Alamitos Air Station for other than helicopter activities had been presented and that a compromise was possible for an alternate means of conducting heli- copter training flights. Mr. Harvey felt that the aircraft flight risks are the same for both residential and industrial development. Mr. Harvey stated that expendable income patterns are changing because of the present energy situation and that the market for luxury items is reduced, which will affect the type of industrial uses developed. He stated that the considerable cost of off site improvements should be considered and he suggested that a City office be established to encourage industrial development in Cypress. The applicants responded to several questions of the Planning Commissioners regarding the development proposal. The Commissioners then presented their comments concerning the plan. Commissioner Mullen expressed that there were many aspects of the proposal which he favored and that he was anxious to see the property developed. He stated that there appeared to be a guarantee of residential development but the proposal was vague concerning industrial development. Commissioner Mullen stated his greatest concern was the conflict of land uses with the Air Station and he did not feel this matter was resolved. He stated that he especially liked the bridge concept to unify sections of the City since he felt there was a problem with certain areas of Cypress identifying with adjacent communities. Commissioner Mullen stated that too much residential use was proposed in the plan, He felt the adjacent railroad is important to an industrial use and would be detrimental to residential use. He expressed that the applicant had merely presented further data tonight and did not give a satisfactory rebuttal to the evidence presented. Commissioner Greenwood stated that the Planning Commission realized the amount of time and money expended in preparing reports, analyses and surveys in order to submit the proposal but he did not feel the proposal was economically in the best interests of the City or provided the highest and best use of land. He questioned the credibility of the industrial /commercial proposal. Com- missioner Greenwood encouraged the property owner to resubmit an industrial/ commercial development plan and he felt it would be favorably considered by the staff. Commissioner Ricker stated that he felt the basic issue involved a change in the City's General Plan and that, since a change in the plan meant a change in zoning, the question of highest and best use of the land must be deter- mined at this time. He felt the issues regarding school, police and fire requirements, and public utilities were of secondary importance and involved public agencies whose function is to provide residents with these necessary services. He felt the Commission should not be concerned with the motives of the developer, why a proposal was not submitted earlier, or how much profit the applicant will realize. In regard to the Los Alamitos Air Station, he noted that Defence Department requirements are constantly changing as world conditions change and that the Commission should consider the permanent closing of Los Alamitos Air Station as an eventuality. Commissioner Ricker indicated that there is a trend in tax policies to shift the tax burden from a local to a regional, state, or national basis and that this policy could extend to property tax. He felt then that the major share of City income would be allocations from the state or federal governments. He indicated that -4- Planning Commission Minutes February 21, 1974 effort is also being devoted to changing the allocation basis of tax funds to a per capita basis and if this occurs, the City of Cypress would benefit more from greater residential and less industrial /commercial devel- opment. Commissioner Ricker noted that there were no guarantees to develop the industrial portions of the property and felt the proposal should be denied at this time and serve as a guide for future development. He encouraged the applicant to develop the industrial /commercial portions of the property first, as a demonstration of good faith, and then request a change in zone for the residential use Commissioner Hart stated that the City was faced with an unbalanced zoning situation which should have been corrected as it was being developed. He expressed that he did not know at this time what would be the best ratio of land uses but stated a mixture was necessary to provide a balance in the City. He recommended that the Planning Commission give its direction now regarding development of the Harvey property and not let its intentions be carried out by a future Planning Commission. He recommended that the property owner show his intentions by starting to develop some of the property industrially, noting that the land has been zoned industrially for a number of years, and, when this is done, the developer can submit a plan for residential development to provide a balance. Chairman Warren stated that there were two groups of property owners who would be differently affected by development of the Harvey property: long- time residents in the City would welcome industrial /commercial uses to provide property tax relief, and those homeowners in the immediate vicinity of the property might feel an industrial use would harm property values. He indicated that the matter regarding public improvements, including streets, drainage, and sewers, was not reviewed in detail and these expenses would . have to be borne by all City residents, perhaps through bond assessment districts. Chairman Warren stated that, with regard to the impact of the Los Alamitos Air Station on the Harvey property, his greatest concern is the aircraft flights over residential and industrial buildings and, for this reason, he recommended denial of the development proposal. It was moved by Commissioner Mullen and seconded by Commissioner Greenwood to deny the amendment to the General Plan, Master Plan of Development for the Harvey property, and request that the applicant submit another plan, taking into consideration the comments of the Planning Commission. The motion was unanimously carried by the following roll call vote: AYES: NOES: ABSENT: RECESS: 5 COMMISSIONERS: Greenwood, Hart, Mullen, Ricker and Warren 0 COMMISSIONERS: None 0 COMMISSIONERS: None Chairman Warren declared a recess at 9:42 p.m. The meeting was called back to order at 9:50 p.m. with all Commissioners present. PUBLIC HEARING RE: AMENDMENT TO THE GENERAL PLAN: Chairman Warren announced that this was the time and place for the public hearing to consider an amendment to the General Plan of the City of Cypress by adding a new element entitled "Master Plan of Trails" for the City of Cypress. The Chairman declared the public hearing open. Chairman,Warren noted the lateness of the hour and it was the consensus of the Commission to continue this hearing until the next regular meeting. -5- Planning Commission Minutes February 21, 1974 It was moved by Commissioner Hart, seconded by Commissioner Ricker and unani- mously carried to continue the public hearing regarding the amendment to the. General Plan to the next regular Planning Commission meeting. MINUTES: January 31, 1974 It was moved by Commissioner Hart, seconded by Commissioner Greenwood and unanimously carried to approve the minutes of January 31, 1974. ADJOURNMENT: Chairman Warren declared the meeting adjourned at 10 :00 p.m. ATTEST: SECRETARY 0 THE PLANNING CO i ISSION CHAIRMAN OF THE PLANNING COMMISSION