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HomeMy WebLinkAboutMinutes 1974-05-02MINUTES OF A REGULAR MEETING OF THE CYPRESS PLANNING COMMISSION HELD May 2, 1974 The regular meeting of the Cypress Planning Commission was called to order at 7:39 p.m. on Thursday, May 2, 1974 in the Cypress City Council Chambers, 5275 Orange Avenue, Cypress, California, Chairman Warren presiding. PRESENT: Commissioners Greenwood, Hart, Mullen, Ricker and Warren ABSENT: None Also present were Brian Hawley, Planning Director, Ron Hovland, Associate Planner, Art Schatzeder, Public Works Director, and Deputy City Attorney Roger Grable. PLEDGE OF ALLEGIANCE: The pledge to the flag was led by Commissioner Greenwood. MINUTES: It was moved by Commissioner Mullen, seconded by Commissioner Hart and unanimously carried to approve the Planning Commission minutes of April 18, 1974. ORAL COMMUNICATIONS: Chairman Warren inquired if anyone wished to speak in regard to any matter not on the agenda. No one in the audience wishing to speak, the Planning Director recommended that two additional items be added to the agenda: No. 66, regarding consideration of minor modifications to the Lincoln Plaza Shopping Center on Lincoln Avenue, and No 7, regarding consideration of a time extension for Conditional Use Permit #73 -9. Hearing no objections, Chairman Warren added these matters to the ,genda. The Planning Director distributed to the Commissioners resolutions of commendation adopted by the City Council on April 8 in recognition of their outstanding work during the Harvey property public hearings. He indicated that the Council, at its April 22 meeting, had approved an increase in compensation for Commissioners' attendance at meetings to $25.00 per meeting with a monthly maximum of $75.00. Chairman Warren suggested that a letter of thanks be transmitted to the Council. CONTINUATION OF PUBLIC HEARING RE: CONDITIONAL USE PERMIT #74 -3 - GEORGE SARRADE: Chairman. Warren announced that this was the time and place for the continuation of a public hearing to consider a proposed conditional use permit to construct, operate and maintain a retail dairy products store - gasoline sales outlet with a provision for the off -sale of beer and wine on a parcel of land located at 5351 Lincoln Avenue in the CH- Commercial Highway Zone at the northwest corner of Lincoln and Watson. Chairman Warren noted that the public hearing was open and he asked for the staff's report. The Associate Planner reported that the staff had been contacted by the applicant April 25 who had requested that the application be withdrawn because of the excessive expense of on -site and off -site modifications to the plans recommended by the Planning Commission. Chairman Warren asked if the applicant wished to speak. There was no one wishing to speak in regard to this matter. It was moved by Commissioner Hart, seconded by Commissioner Mullen and unanimously carried to withdraw the application for Conditional Use Permit #74 -3, George Sarrade. Planning Commission Minutes May 2, 1974 CONTINUATION OF A PUBLIC HEARING RE: CONDITIONAL USE PERMIT #74 -6 - C.J. BONNER CORPORATION: Chairman Warren announced that this was the time and place for the continuation of the public hearing to consider a proposed conditional use permit to construct, operate and maintain a mini - warehouse use on a parcel of land located on the west side of Valley View approximately 600 feet south of Lincoln Avenue at 9131 Valley View Street in the CG- CC- Commercial General -Civic Center Overlay Zone. Chairman Warren stated that the public hearing was open and he asked that the staff present its report. The Planning Director reported that the applicant had requested a continuance of the public hearing to the May 16 Commission meeting to allow time to complete negotia- tions with the property owner regarding a change in the plans providing for increased street frontage. Chairman Warren asked if anyone wished to speak regarding C.U.P. 4674 -6. There was no one wishing to speak. It was moved by Commissioner Mullen, seconded by Commissioner Hart and unanimously carried to continue the public hearing regarding Conditional Use Permit #74 -6, C.J. Bonner Corporation, to the May 16, 1974 Planning Commission meeting. CONTINUATION OF A PUBLIC HEARING RE: CONDITIONAL USE PERMIT #74 -7 - CHURCH'S FRIED CHICKEN: Chairman Warren announced that this was the time and place for the continuation of the public hearing to consider a proposed conditional use permit to construct, operate and maintain a take -out restaurant at the north- easterly corner of Walker Street and Bali Road in the CG- Commercial General Zone. He stated the public hearing was open and he asked for the staff's report. The Planning Director presented Staff Report PC#74 -14 dated April 12, 1974. He reviewed features of the revised site plan and elevations of the proposed building. At the request of Chairman Warren, the Deputy City Attorney summarized a memorandum dated May 2, 1974 which was requested by the Planning Commission in conjunction with this application regarding regulation or control of competition as a function of zoning determinations. Chairman Warren asked if the applicant wished to speak at this time. Mr. Subhash Tahilramani, representing Grage Drafting Inc., 992 E. Artesia, Long Beach, California, stated that the revised plot plan incorporated all of the Commission's recommendations and that the applicant was willing to comply with all conditions in the staff report and addendum. He requested that the two pole lights in the southeast corner of the lot be allowed to remain for additional security and stated they would be repaired and color coordinated with the building. Mr. Peter Gorzeman, 9922 Walker, Cypress, owner of property adjacent to and north of that under consideration, requested that the fifty feet of paved area north of the existing service station building remain paved for easier maintenance. He stated that his property was on the market for commercial development. Mr. Gene Tucker, Construction Supervisor for the applicant, stated that a six inch high curb would be constructed on the northerly line between the two properties and it would make no difference whether the pavement is removed or remains. Chairman Warren asked if anyone wished to speak in opposition to C.U.P. #74 -7. Addressing the Commission was Mr. Ron Moyer, 9641 Lawrence, Cypress. - 2- Planning Commission Minutes May 2, 1974 Considerable discussion followed regarding suggestions by the Commission to redesign the site plan to provide for better traffic circulation and layout of the building. Commissioner Ricker strongly recommended that this development and the future commercial development of the property to the north be integrated in order to provide compatible traffic flow arrangements for the entire corner. Mr. Gorzeman stated that he would propose the commercial development of his property as an independent use with access primarily on Walker Street. He felt that, if the traffic circulation patterns for the two corner parcels were integrated, traffic coming from adjacent lots, including the Tic -Toc Market and Carl's Restaurant, might cause congestion on his property. Chairman Warren declared the public hearing closed. Following discussion by the Commission, the public hearing was reopened. It was moved by Commissioner Ricker and seconded by Commissioner Greenwood to continue the public hearing regarding C.U.P. #74-7 for two weeks and request the staff, property owner and applicant to meet for the purpose of submitting a revised site plan indicating different building and parking locations and different traffic circulation, taking into consideration the fact that the property to the north will be developed commercially and trying to integrate development of both properties. The Commissioners further discussed the site plan and whether a continuance would result in the submission of a better design. Commissioner Hart stated he would not favor a continuance since it was impossible to anticipate when the property to the north would be developed and a continuance would only delay development of the Church's chicken establishment. Commissioner Mullen expressed that he was not in favor of the development proposal since he did not agree with the traffic circulation pattern or the need for a separate delivery area and he felt the corner properties were being developed in a hodgepodge manner. He stated that there were at least four take -out restaurants in the area and he felt these were enough. The motion failed to carry by the following roll call vote: AYES: NOES: ABSENT: 2 COMMISSIONERS: Greenwood and Ricker 3 COMMISSIONERS: Hart, Mullen and Warren 0 COMMISSIONERS: None Chairman Warren declared the public hearing closed. It was moved by Commissioner Mullen and seconded by Commissioner Greenwood to deny C.U.P. #74-7. The motion failed to carry by the following roll call vote: AYES: NOES: ABSENT: 2 COMMISSIONERS: Greenwood and Mullen 3 COMMISSIONERS: Hart, Ricker and Warren 0 COMMISSIONERS: None It was moved by Commissioner Hart and seconded by Chairman Warren to approve C.U.P. #74 -7, Church's Fried Chicken, subject to the following conditions. The Commis- sioners recommended that an additional condition be added requiring a landscaped strip along the north boundary of the property similar to that on the east property line and that No. 1 of Condition 22, regarding removal of paving, be considered at the time of landscape plan review. 1. The development of the subject property shall conform substantially to the revised plot plan and elevations as reviewed and approved by the Planning Commission. -3- Planning Commission Minutes May 2, 1974 20 Additional on -site landscaping and treewells shall be provided on the northerly and easterly property lines and around the restaurant structure. 3. The signing program shall be submitted for review and approval by the Planning Commission. 4. Landscape and irrigation plans shall be submitted for review and approval by the Planning Commission. 5. A demolition permit shall be required to remove the existing building. 6. New building shall be one -hour construction throughout as required by Fire Zone II, 7, All equipment on roof shall be screened from residential view and from adjacent streets. 8. Approval of Orange County Health and Fire Departments shall be secured before building permits can be issued. 9. The plot plan shall indicate grades and elevations. Surface water cannot sheetflow over sidewalks. 100 Facilities shall be provided for handicapped persons; ramps, doors, etc. 11. Parking shall be double striped and one space shall be marked for the handicapped, 12, Trash area shall be completely enclosed. 13. A division -of -land map shall be recorded showing all existing and proposed parcels. 14, Drainage shall be solved to the satisfaction of the City Engineer. 15. All secondary and primary utility services shall be underground. 16. Corner cut off at Ball Road and Walker Street shall be dedicated to the City of Cypress for roadway and utility purposes. 17. Street trees (15 gal.) 40 feet on center shall be installed along Ball Road and Walker 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 Plano Tree wells shall be installed in existing sidewalks. 18. 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 agricultural laboratory shall be furnished to the Public Works Department for approval at least 30 days prior to planting date. 19. Necessary fire hydrants shall be installed in accordance with Fire Department requirements and City Standards. 20. Plan checking and inspection fees amounting to 3 1/2% of the street improvements shall be paid, -4- Planning Commission Minutes May 2, 1974 21. Developer shall conform to all applicable provisions of the City Code. 22. The following five items shall be conditions of the Division -of -Land required under this conditional use permit. These conditions shall affect only the 50` x 150` parcel to be formed directly to the north of the new corner parcel. 1. All pavement shall be removed to the satisfaction of the City Engineer. 2. The parcel shall be graded to drain to the satisfaction of the City Engineer. 3. All existing buildings and concrete foundations shall be removed to the satisfaction of the City Engineer. 4. The existing driveway on Walker Street shall be completely removed and replaced with sidewalk and full height curb and gutter. Tree wells shall be installed and 15 gallon trees planted in accordance with Item #5 of these conditions. 5. All underground storage tanks shall be removed to the satisfaction of the County Fire Marshal and City Engineer. 23. The patio area shall be expanded across the front of the building or the area in question shall be fully landscaped. 24,. The existing light poles shown at the southwest and the southeast corners of the parcel shall be removed, 25,. The freestanding advertising sign shown on the revised plan shall be included in the signing program to be submitted to the Planning Com- mission for review and approval. 26. A landscape buffer strip shall be provided along the northerly lot line. The motion carried by the following roll call vote: AYES: 3 COMMISSIONERS: Hart, Ricker and Warren NOES: 2 COMMISSIONERS: Greenwood and Mullen ABSENT: 0 COMMISSIONERS: None RECESS: Chairman Warren called for a recess at 9:05 p.m. The meeting was called back to order at 9:15 p.m. with all Commissioners present. PUBLIC HEARING RE: CONDITIONAL USE PERMIT #74-9 - EDDIE VERDUGO: Chairman Warren announced that this was the time and place for the public hearing to consider a proposed conditional use permitto establish, operate and maintain a restaurant with the on -sale of beer and wine in the CN- Commercial Neighborhood Zone on a parcel of land located at the northwest corner of Orange Avenue and Moody Street at 4965 Orange Avenue. Chairman Warren declared the public hearing open and requested that the staff present its report. The Associate'Planner presented Staff Report PC #74 -15 dated April 24, 1975 regarding the restaurant proposal. Chairman Warren inquired if anyone wished to speak in favor of C.U.P. #74-9. Mr. Eddie Verdugo, 5250 Yorkshire Drive, Cypress, California, the applicant, discussed the type of restaurant to be established and stated that no bar facility Was proposed. -5- Planning Commission Minutes May 2, 1974 Chairman Warren asked if anyone wished to speak in opposition to•C.U.P. #74 -9. There was no one wishing to .speak in opposition and it,was moved by Commissioner Greenwood, seconded by Chairman Warren and unanimously carried to close the public hearing. It was moved by Commissioner Hart and seconded by Commissioner Ricker to approve Conditional Use Permit #74 -9, Eddie.Verdugo, subject to the following conditions: to The licensed premises shall be operated as a bonafide public eating place in compliance with Section 23038 of the Business and Professions Code and in conformance with the requirements of the Orange County Health Department. 2. The business shall be conducted in compliance with all rules and regulations of the Department of Alcoholic Beverage Control. 3o No fixed bar shall be installed, 4. Hours of operation shall be restricted to not later than 12 :00 midnight Sunday through Thursday and 1:00 a.m0 Fridays and Saturdays. 5. Signing shall be limited to the approved facia, mounted sign, not to exceed 26 squar a feet in total area, and of a size and color in con- formance with existing colors for the shopping center. 60 Floor and equipment plans must be approved by Orange County Fire and Health Departments before an alteration permit will be issued. 70 Occupancy load and exit signs shall be posted in conformance with Uniform Building and Uniform Fire Code requirements. The motion was unanimously carried by the following roll call vote: AYES: NOES: ABSENT: 5 COMMISSIONERS: Greenwood,. Hart, Mullen, Ricker and Warren 0 COMMISSIONERS: None 0 COMMISSIONERS: None Consideration of Modifications to Lincoln Plaza Shopping Center. The Planning Director reviewed modifications proposed by the applicant for the Lincoln Plaza Shopping Center located at 4352 Lincoln Avenue. The modifications included the addition of several shops to the western portion of the commercial development and redesign of the driveways. One 32-foot-wide common driveway, rather than the two parallel driveways, would be constructed to serve both the apartment and motel developments. The Planning Director advised that a Division of Land. Map for the modification must be filed by the applicant. It was moved by Commissioner Mullen and seconded by Commissioner Hart to approve the proposed change and minor modifications to the Lincoln Plaza Shopping Center, noting that it is the prerogative of the Planning Director to approve such changes. The motion was unanimously carried by the following roll call vote: AYES: NOES: ABSENT: 5 COMMISSIONERS: Greenwood, Hart, Mullen, Ricker and Warren 0 COMMISSIONERS: None 0 COMMISSIONERS: None Consideration of Extension Request for Conditional.Use Permit #73 -9. The Planning Director reported that Conditional Use Permit #73 -9, for the estab- lishment of a pre - school at 8582 Acacia Drive, expires May 17, and the applicant, Mr. and Mrs. Eugene Vaughn, requested a one -year extension of the permit. -6- Planning Commission Minutes May 2, 1974 It was moved by Commissioner Mullen and seconded by Commissioner Hart to approve a one -year time extension for Conditional Use Permit #73 -9, Mr. and Mrs. Eugene Vaughn, The motion was.unanimously carried by the following roll call vote: AYES: NOES: ABSENT: 5 COMMISSIONERS: Greenwood, Hart, Mullen, Ricker and Warren 0 COMMISSIONERS: None 0 COMMISSIONERS: None PUBLIC HEARING RE: CONDITIONAL USE PERMIT #74-8 - DIVERSIFIED SHOPPING CENTERS: Chairman Warren announced that this was the time and place for the public hearing to consider a proposed conditional use permit to construct, operate and maintain a shopping center including the possible on -sale of alcoholic beverages and off - sale of alcoholic beverages on property located at the southwest corner of Valley View Street and Ball Road in the CH- Commercial General Zone, Chairman Warren opened the public hearing and asked that the staff present its report. The Planning Director presented Staff Report PC #74 -17 dated April 26, 1974 con- cerning proposed development of a shopping center including a 40,000 square foot Albertson's store. The Associate Planner presented slides 'which illustrated features of the property to be developed and adjacent land uses. Chairman Warren asked if the applicant wished to speak. Mr. Henry Gillespie, 1425 South Citrus, Fullerton, representing the applicant, commented on the applicant's report submitted to the•Commission regarding the commercial potential of the property and prospective tenants. He stated that a development proposal for the entire 18 acre corner property was not submitted because of the zone change required for the southern 12 acre portion. Mr. Ed Bach, representing Diversified Shopping Centers, Inc. 2082 Business Center, Irvine, described features of the Albertson's store to be developed and the design of the remaining center and compared it with similar shopping centers in the area. He stated that this would be the largest market -type store in Orange County. Mr, Bach reviewed the building elevations and stated the earth -tone colors were proposed to give the building a contemporary look. Mr, Bach expressed agree- ment with all of the conditions except No, 24, relating to full improvement of the street medians in Valley View and Ball Road. Mt. Bach felt the requirement was not standard practice and that the improvements could be accomplished through City funds. Mr. Henry Gillespie stated that Warmington Development Company was prepared to proceed with a 97 -unit condominium development on the remaining 12 acre portion to the south upon approval of a zone change. Chairman Warren asked if anyone wished to speak in opposition to C,U.P. #74 -8. Mr. Howard Rowan, 5831 Shirl, Cypress, representing the Cypress Citizens' Association, recommended that a zone change not be initiated until the commercial potential and possible commercial tenants are further investigated for the 12 acre southerly portion and that the applicant consider relocation of the center further west to eliminate the 150- foot -wide strip. fronting Ball Road along the westerly boundary of the property. Mr. Joseph Hardcastle, 4588 Blanca, Cypress, spoke in favor of the proposed com- mercial development but in opposition to the condominium proposal. Mr. Hardcastle stated that there was a need in the City for commercial office space and he asked that this be considered in developing the remaining portion of the property. The Commissioners discussed the site plan, prospective tenants, and possible uses for the 150- foot -wide strip and remaining portion of the property. Commissioner. Ricker expressed concern that the odd configuration of the strip, which the applicant -7- Planning Commission Minutes May 2, 1974 felt was only suited to residential development, would commit the remaining property to residential development. He inquired whether the entire 18 acres could be developed commercially and whether other uses for the strip had been considered, such as a medical /professional office building. In response to the questions, Mr. Bach indicated that the applicant would not wish to move the Albertson's store further west since exposure on Valley View was more desirable than on Ball Road. He stated that all land use possibilities had been explored for the westerly strip and he felt a residential use would provide a good buffer between the commercial development and residential property to the west. In regard to the entire property being developed commercially, Mr. Bach felt this location was more localized and would not be as suitable for a large commercial center as at Katella and Valley View, which was more heavily traveled and would serve a larger market. Mr. Gillespie and Mr. Bach both discussed reasons for not locating a medical /professional office building in a shopping center. Chairman Warren closed the public hearing. Commissioner Ricker recommended that the hearing be continued to allow the applicant a chance to consider possible revisions to the plan in order to resolve the problem regarding the westerly strip. He also suggested that a public hearing be initiated to consider amending the General Plan regarding the remaining southern portion of the property so that development of the entire property may be considered at one time. He stated that he would like to approve the plan in concept. Commissioner Hart stated that he felt the City had a good quality development for the property and he did not want to discourage commercial development with a con- tinuance or by placing too many restraints. He felt the southerly portion of the property could be reviewed at a later date and additional testimony taken at that time. Commissioner Mullen moved to continue the public hearing to the May 16 Commission meeting. Following discussion, he withdrew the motion. Chairman Warren reopened the public hearing. Further discussion followed regarding development of the narrow strip at the westerly boundary of the property. The applicant reiterated that they were unable to find an alternate use other than residential for the strip. Mrs. Daryle Ellwart, Manager of the Cypress Chamber of Commerce, discussed the lack of commercial interest in the subject property and spoke in favor of the condominium development proposal. Chairman Warren closed the public hearing. It was moved by Commissioner Hart and seconded by Commissioner Greenwood to approve C.U.P. #74-8 subject to the conditions recommended by the staff. The Commissioners discussed several of the conditions of approval. Chairman Warren reopened the public hearing. It was moved by Commissioner Ricker and seconded by Commissioner Mullen that the environmental impact report submitted satisfies the requirements of the City Council resolution regarding environmental impact reports and the proposed development will not have a significant negative affect on the environment. The motion was unani- mously carried by the following roll call vote: AYES: NOES: ABSENT: 5 COMMISSIONERS: Greenwood, Hart, Mullen, Ricker and Warren 0 COMMISSIONERS: None 0 COMMISSIONERS: None -8- Planning Commission Minutes May 2, 1974 In response to an inquiry from Mr. Rowan regarding removal of political signs from the property, the Planning Director recommended an additional condition requiring removal of all existing structures, including signs, from the property. Mr. Joseph Hardcastle, 4588 Blanca, Cypress, again spoke in opposition to the dev- elopment of condominiums on the property. Chairman Warren declared the public hearing closed regarding C.U.P. #74-8. The motion to approve C.U.P. #74 -8, subject to the following conditions, was unanimously carried by the following roll call vote: AYES: 5 COMMISSIONERS: Greenwood, Hart, Mullen, Ricker and Warren NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None 1. Final building plans and elevations shall be submitted for review and approval by the Planning Commission prior to the issuance of a building permit. 2. Development of the property shall conform substantially to the plot plans and elevations submitted with this request and as reviewed and approved by the Planning Commission. 3. All uses permitted in the "CG" Zone shall be permitted to be established within this shopping center except that such uses as service stations, automobile related uses or uses requiring the outdoor storage of materials or equipment shall not be permitted except under a separate conditional use permit approved by the City in conformance with Section 17.2 of the Zoning Ordinance. 4. The development plans for any use proposed at the northeasterly corner of the subject property shall be subject to review and approval by the Planning Commission under Design Review. 5. All existing trees on the subject property shall be retained to the maximum extent possible. No tree shall be removed without the authorization of the Planning Director. 6. Landscape and irrigation plans shall be submitted for review and approval by the Planning Commission. All required landscaping shall be installed prior to the issuance of a Certificate of Occupancy by the City. 7. Plans for the proposed signing program shall be submitted for review and approval by the Planning Commission to ensure conformance with the Sign Ordinance and community design standards. 8. A minimum six- foot -high masonry wall shall be constructed along the southerly and westerly boundaries of the shopping center development except that such wall shall not exceed three feet in height within 20 feet of the street lot lines. 9. The requirements of the County Fire Marshal and any other governmental authority having jurisdiction in connection with the proposed development shall be satisfied. 10. All construction shall conform to the requirements of Fire Zone No. II as provided in the Uniform Building Code. 11. All roof - mounted equipment shall be screened from view on adjacent prop- erties and streets to the satisfaction of the Planning Director. -9- Planning Commission Minutes May 2, 1974 All parking spaces shall be double- striped as required by the Zoning Ordinance. All uses shall be subject to building requirements for accommodation of handicapped persons'as required by State'Law.' Trash areas shall be completely screened be readily accessible for trash pick -up. A complete grading plan and soils report by the Public Works Director. A Division -of -Land Map shall be filed to lints proposed under this development in division Ordinance. and shall be located so as to shall be submitted for approval legally establish the property accordance with the City Sub- 17. Drainage fees shall be paid in accordance with the Master Plan of Drainage. 18. Drainge shall be solved to the satisfaction of the City Engineer. 19. Street lights shall be installed along Valley View Street and Ball Road per City Standards. 20. Advance street light energy charges shall be paid. 21. Street trees (15 gal.) 40' on center shall be installed along Ball Road and Valley View 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. 22. Four foot (4') tree wells shall be required on all streets having walks adjacent to the curbs, per City Standards. 23. Minimum street grades shall be 0.20 %. 24. Valley View Street (60') half street and Ball Road (50') half street shall be dedicated and fully improved in accordance with the Master Plan of Streets and Highways. Valley View and Ball Road shall be im- proved with full center median and fully landscaped with automatic sprinkler system and shall be designed so that further extension of the system is possible. 25. Valley View Street and Ball Road corner cut off shall be dedicated to the City to the satisfaction of the City Engineer. 26. Location of all street furniture shall be approved by the City Engineer. 27. The City Engineering Division will determine structural sections for Valley View Street and Ball Road per Orange County. Road Department Material Laboratory Report. 28. All secondary and primary utility services shall be underground. 29. The developer shall install a turfed parkway on Valley View Street with 15 gallon trees forty feet (40') on center and automatic sprinkler, system and shall be designed so that further extension of the system is possible. The design of the sprinkler system shall be approved by the City Engineer. -10- Planning Commission Minutes May 2, 1974 30. 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 agricultural laboratory shall be furnished to the Public Works Department for approval at least.30 days prior to planting date. 31. Water system.shall be circulating type. 32. Necessary fire hydrants shall be installed in accordance with Fire Depart- ment requirements and City Standards. 33. Plan check and inspection f ees.amounting to 3 1 /2% of the street improve - ments shall be paid. 34. Developer shall conform to all applicable provisions of the City Code. 35. All driveway and street approaches are'subject to approval of the City Engineer. Relocation of the driveway on Valley View Street'will allow access td the development by northbound traffic via an opening in the median island. 36. If necessary, the developer shall lower the existing Edison line at the corner of Bali Road and Valley View Street in order to obtain adequate drainage. 37. A Master Plan of Drainage shall be submittedfor approval. Grading plan: shall be designed so property will drain by Valley View Street or Ball Road. 38. Alwheel chair ramp shall be installed at the intersection of Bali Road and Valley View Street. 39. There shall be No Parking on the street on Valley View Street and Ball Road in order.to'accommodate bicycle, paths per.City of Cypress Master Plan of Traits. 40. The conditions of this conditional use permit shall be met.on all parcels created, altered, or otherwise affected by the Division -of -Land. 41. All existing signs and other structures shall be removed from the property. A demolition permit shall be obtained and all existing structures -shall be removed to the specifications of the Building Superintendent. It was moved by Commissioner Hart and seconded by Commissioner Greenwood to - initiate a public hearing to amend the General Plan for the remaining portion of the property. The motion was unanimously carried by the following roll call vote: AYES: NOES: ABSENT: 5 COMMISSIONERS: Greenwood, Hart, Mullen, Ricker and Warren 0 COMMISSIONERS: None 0 COMMISSIONERS: None The Planning Director reported that the City had received a request from two property owners located on the north side of Ball Road, west of Juanita, for consideration of a proposal to amend the General Plan from a commercial to a resi- dential designation. He recommended that the area to be considered include the property on the north side of Ball Road, between the Edison Compefy Substation on Ball to Scotty's Market, located in the shopping center at the northwest corner of Ball and Holder. He recommended that, because of State law requirements, this amendment proposal be considered with the public hearing regarding the amendment for the property at the southwest corner of Ball and Valley View Street. Planning Commission Minutes May 2, 1974 It was moved by Commissioner Hart, seconded by Commissioner Ricker and unanimously carried to include the property on Ball Road, as recommended by the Planning Director, in the public hearing for the amendment to the General Plan for the property at the southwest corner of Ball Road and Valley View Street. ADJOURNMENT: Chairman Warren declared the meeting adjourned at 12 :10 a.m. -"CHAIRMAN OF THE PLANNING COMMISSION ATTEST: