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Minutes 1974-12-05MINUTES OF A REGULAR MEETING OF THE CYPRESS PLANNING COMMISSION HELD December 5, 1974 The regular meeting of the Cypress Planning Commission was called to order at 7 :45 p.m. on Thursday, December 5, 1974 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 Brian Hawley, Planning Director, Art Schatzeder, Public Works Director, Ron Hovland, Associate Planner, and Roger Grable, Deputy City Attorney. MINUTES: November 7, 1974 It was moved by Commissioner Greenwood, seconded by Commissioner Walsh and unanimously carried to approve the Planning Commission minutes of November 7, 1974 as corrected. ORAL COMMUNICATIONS: Chairman Hart inquired if anyone in the audience wished to address the Commission in regard to any matter not on the agenda. There was no one who wished to speak. At the Planning Director's request, Chairman Hart added the following matters to the agenda: (1) consideration of elevations for the new Civic Center library; (2) review of plot plan and elevations for Plankhouse Restaurant at Ball and Valley View; and (3) review of architectural treatment for proposed medical plaza on Walker Street, north of Ball Road. 1. Review of Elevations for New Library Facility. Mr. Ralph Allen, of Allen & Miller Architects, architect for the new library to be located at the Civic Center, presented the preliminary plot plan and elevations for the library. He discussed the building layout and parking arrangements. It was moved by Commissioner Walsh, seconded by Com- missioner Greenwood and unanimously carried to accept the plot plan and elevations for the new library for submittal to the City Council. 2. Review of Plot Plan and Elevations for Plankhouse Restaurant, Southwest corner of Valley View and Ball. The Planning Director presented the plot plan and elevations for the proposed Plankhouse Restaurant to be located at the southwest corner of Valley View and Ball Road. He reported that the floor plan would be typical of other Plankhouse Restaurants and that the landscaping, irrigation and signing plans for the entire shopping center would be presented for Com- mission approval at a later date. Mr. Ed Bach, representing Diversified Shopping Centers, Inc., the applicant, indicated that the restaurant was scheduled to open in June, 1975. Planning Commission Minutes December 5, 1974 It was moved by Commissioner Mullen, seconded by Com- missioner Greenwood and unanimously carried to approve the plot plan and elevations for the Plankhouse Restaurant, southwest corner of Valley View and Ball. 3. Review of Architectural Treatment for Medical Plaza on Walker Street, north of Ball Road. The Planning Director reported that the applicant proposed a new facade for the Walker Street frontage of the medical building to consist of wood siding and a mansard -type roof. He indicated that the revision would not require any change in the elevations or exterior of the north, south and east sides of the structure and that the applicant was voluntarily proposing the design change. Commissioner Mullen expressed some concern that this might become a long -term use because of the extent of improvements being proposed for conversion of the single - family house to a professional use. He recommended that the same treatment be extended along the north and south sides of the building since both are visible from the street. Mr. John Schilling, representing the property owner, Mr. Peter Gorzeman, agreed to extend the facade along the south side of the building but stated the north side consisted of a two -car garage and this area was proposed for tenant parking. He stated a brick wall on the north property line screened vision from the street. He indicated that the reason for the improvements was that the doctors did not wish to occupy a professional building which looked like a single - family house. He stated development of a new medical plaza building would start in about 18 months. Following further discussion, the applicant agreed to extend the facade along the south and north sides of the building. Commissioner Mullen recommended that a condition be added which would require termination of the interim use in about five years and demolition of the single - family building. It was moved by Commissioner Mullen to approve the architectural treatment for the medical plaza building subject to the condition that the building be demolished within five years. The motion was not seconded. The Planning Director questioned whether the Commission may apply this condition since the use is a permitted use and not subject to a conditional use permit. The Deputy City Attorney advised that the Commission could not legally impose the condition since it was unenforce- able. It was moved by Commissioner Mullen, seconded by Com- missioner Walsh and unanimously carried to approve the architectural treatment with the condition that the same treatment proposed for the west side be extended along the north and south sides of the building. CONTINUATION OF PUBLIC HEARING RE: VARIANCE #74 -9 - A & E MELVEN GENSER OUTDOOR SIGNS: Chairman Hart announced that this was the time and place for the continuation of the public hearing to consider a proposed variance to maintain an off -site subdivision sign identifying types of housing developments currently -2- Planning Commission Minutes December 5, 1974 under construction by the S & S Development Company on the northerly side of Orangewood Avenue between Valley View Street and Knott Street. Said subdivision sign is located at the southwesterly corner of Knott Street and Katella Avenue in the MP- Planned Research and Development Park Zone. Chairman Hart noted that the hearing was open and he asked the staff to present its report. The Planning Director read a letter from the applicant requesting that the variance request be withdrawn since one of the three existing on -site off -site signs would be removed thereby bringing the total signing program for this project into conformance with the Zoning Ordinance. It was moved by Commissioner Van Allen, seconded by Commissioner Walsh and unanimously carried to approve withdrawal of Variance Request #74 -9, A & E Melven Genser Outdoor, subject to the applicant taking out a building permit for the sign construction and posting the necessary bond to ensure its removal. PUBLIC HEARING RE: AMENDMENT TO THE GENERAL PLAN #74 -2: Chairman Hart announced that this was the time and place for the public hearing to consider a proposed amendment to the Land Use Element of the General Plan to change the designation of an approximately 20 -acre parcel of land situated on the westerly side of Knott Avenue, 750 feet northerly of Katella, from an industrial classification to a residential category. The subject property is currently located within unincorporated County territory which is being considered for possible annexation to the City of Cypress. The Associate Planner presented slides showing the location of the subject property and adjacent land uses. The Planning Director summarized Staff Report PC #74 -48 dated November 14, 1974 which addressed the history of development proposals presented to the City of Cypress, Stanton and LAFCO, surrounding land uses, and seven planning considerations regarding the physical and ownership characteristics of the property and development potential. Also transmitted in conjunction with the application was an Environmental Impact Report. Following brief comments regarding the sphere of influence of the property, Chairman Hart opened the hearing and invited the applicant to speak. Mr. Dave Recupero, representing Continental Multi- Homes, Inc., 1102 Broadway, Santa Monica, California, reported that, since the condominium application was presented to the Planning Commission, the applicant had entered into an agreement with the William Lyon Company to develop the property as a 90 unit single- family subdivision. He agreed that the odd parcel configurations and owner- ship problems did not lend the property to industrial development and that residential development of the property would not preclude industrial development on the adjacent Harvey property. He indicated the applicant would pursue the option of developing the property in the City of Stanton. -3- Planning Commission Minutes December 5, 1974 Mr. George Savord, 1695 West Crescent, Anaheim, California, attorney representing the applicant, described ownership problems associated with one of the properties located at the western tip of the triangle. The property owner felt if the sale is not consummated at this time, the difficulty of developing the property in the future would be increased since that parcel had very limited access. Mr. Savord reported that another parcel was under a trusteeship and that the difficulty in locating the 17 heirs would indefinitely delay sale of the property. Mrs. Rebecca Joiner, 10801 Knott, Cypress, representing one of the property owners, discussed the hardship in not being able to sell her property and stated that there had been no commercial or industrial interest in the property during the 20 years it had been listed for sale. She indicated that the property owners had been confident the package proposal would sell and that they did not understand the delays caused by the various governmental agencies. Mr. Lester Barnett, 10741 Knott, Cypress, owner of the chicken ranch, stated that about four years ago four acres were listed for sale with an industrial developer and there was no interest in the property. Chairman Hart inquired if anyone wished to speak in opposition. Mrs. Daryle Ellwart, manager, Cypress Chamber of Commerce, stated the Board of Directors was in favor of annexation of the property at its present zoning and felt it was premature to discuss a zone change when the property might remain County territory or be annexed to the City of Stanton. The Board rec- ommended that the Commission make an in depth study of the entire property and then initiate a General Plan amendment for the entire area. Mr. Donald Hudson, 6153 Lawrence, Cypress, representing the Cypress Citizens' Association, spoke in regard to the need for buffer zones between industrial and resi- dential uses, the need for additional sewer improvements and sound attenuation for homes, and the possibility of an increase in operations at Los Alamitos Air Station and felt these factors reduced the viability of residen- tial development. Mr. Howard Rowen, 5831 Shirl, Cypress, vice president of the Cypress Citizens' Association, stated that the proposed amendment is not in the best interest of the City and he felt the matters of LAFCO's and Stanton's action and problems of the property owners should not be issues but only considerations of the Commission. He pointed out the commercial development at Valley View and Ball as evidence that there is commercial potential in the City. Mr. John Gregan, 4175 Dover Circle, Cypress, inquired if school costs were a factor when the staff presented net return figures which could be generated from various uses. The Planning Director advised him that the econ- omic impact of various uses on the school districts was not determined because the staff did not receive data from the affected school districts, the Savannah District and Anaheim Union High School District. Planning Commission Minutes December 5, 1974 Captain Blixt, commanding officer at Los Alamitos Naval Air Station, stated he expected the air station to op- erate at a fuller potential in the future because of its capability. He supported the present designation of the property and expressed concern over residential development being located in the flight path which has not changed since 1944. Mr. Joe Hardcastle, 4588 Blanca, Cypress, felt the existing zoning was the proper zoning for the property, that the Commission should not be concerned with the proposal to develop in the City of Stanton, and that the interests of the entire City should be considered. Mr. Bill Higgs, representing the Seeley Company, 900 Wilshire, Los Angeles, real estate agent for the prop- erty owners, stated his firm was an industrial real estate firm and they felt the shape and other consid- erations did not lend the property to industrial development. He stated it would not be economically feasible to reassemble the 17 property owners of the one parcel for a lower income industrial use. Mr. Dave Recupero, representing the applicant, stated the Navy classified the subject property in a CNR1 zone designating land use compatibility with residential uses and he reported that they had received no protests from the property owner to the south. There being no further comments, Chairman Hart closed the public hearing. RECESS: Chairman Hart called for a recess at 10:20 p.m. The meeting was called back to order at 10:25 p.m. with all Commissioners present. Comments followed by the Commissioners regarding the proposed amendment. Commissioner Mullen supported the single- family residential application and felt the lower density use was preferable to the condominium proposal especially with regard to the impact of Los Alamitos Station. He felt it was a signi- ficant argument that eight parcels are involved, some under a trusteeship, and felt it would be difficult to combine the parcels again if this application is un- successful. He felt arguments previously presented were specifically against residential development of the Harvey property and should not be influential in this case as this property differs in many aspects He indicated that since the property to the south is under one ownership, it would be easy to provide a buffer zone between land uses. Commissioner Greenwood indicated that he had voted against the original proposal because he did not feel it represented the highest and best use of land and he opposed the poor design and high density of the development. He felt the Commission should give serious consideration to the appli- cation taking into consideration the changing economy and unique character, size and shape of the property. Planning Commission Minutes December 5, 1974 Commissioner Walsh felt a major problem was that the property is involved in a three -way tie between the Cities of Stanton, Cypress and the County and she felt the zoning decision should be made by the City since the property appeared to be in Cypress' sphere of influence. She stated she did not feel the peculiar shape of the parcels presented a problem and pointed out a similar piece of property developed for the storage of recreational vehicles. She indicated she would like some assurance from the applicant that there will be no change in proposals before the application is submitted to the Council and felt two factors supporting the appli- cation were the lack of industrial interest and street improvements to be provided by the developer. Commissioner Van Allen stated he was glad the Commission was not giving consideration to the LAFCO issue and he felt the Commission should consider the land use issue and not the specific application. He indicated that the impact of the air station is a valid argument and the reinstitution of increased operations or elimination of activities are possibilities. Chairman Hart indicated that he discounted information presented regarding the air station since the Commission had received so much conflicting data and the decision should not be based on speculation. He felt the property was unique because of size, shape and ownership and lacked flexibility for development. He felt industrial development was not realistic based on the property's past record and fact that litigation could tie up the property for years. He stated he would prefer a low - density residential development with development controls set by the City of Cypress. It was moved by Commissioner Mullen and seconded by Commissioner Greenwood to accept the Environmental Impact Report submitted in conjunction with the applica- tion. The motion was unanimously carried by the following roll call vote: AYES: 5 COMMISSIONERS: NOES: ABSENT: 0 COMMISSIONERS: 0 COMMISSIONERS: Greenwood, Mullen, Van Allen, Walsh and Hart None None It was moved by Commissioner Mullen and seconded by Commissioner Greenwood to approve the amendment to the General Plan #74 -2 to change the land use desig- nation from industrial to low- density residential. The motion carried by the following roll call vote: AYES: 4 COMMISSIONERS: NOES: ABSENT: 1 COMMISSIONERS: 0 COMMISSIONERS: Greenwood, Mullen, Walsh and Hart Van Allen None OTHER MATTERS: 1. Preliminary proposal for fiscal year 1975 -76, A.H.F.P. projects. The Public Works Director presented a report dated November 27, 1974 which outlined three projects rec- Planning Commission Minutes December 5, 1974 ommended for inclusion in the 1975/76 Arterial Highway Financing Projects program. The projects were: improve- ment of the Valley View /Ball Road intersection; improve- ment of the Orange Avenue /Grindlay Street intersection; and installation of a raised median on Lincoln Avenue from Moody Street to 1000 feet east of Walker. He requested that the Commission determine whether the projects are in conformance with the General Plan. It was moved by Commissioner Mullen, seconded by Commissioner Greenwood and unanimously carried to deter- mine that the proposed projects recommended to be included in the 1975/76 A.H.F.P. program are not in conflict with the Cypress General Plan. Commissioner Mullen inquired about the status of landscaping at the Orange /Moody shopping center. The Planning Director reported that he had sent a letter to Mr. DeCell requesting compliance with the conditions of the conditional use permit° Mr. DeCell indicated that he had sprayed the weeds and would redo the landscaping. The Planning Director stated a final letter would be mailed indicating that unless significant work is accomplished within the next two weeks, the matter will be brought before the Commission or referred to the City Attorney because of non - compliance with the conditions of approval of the conditional use permit. ADJOURNMENT: Chairman Hart adjourned the meeting at 11:00 p.m. ATTEST: ( , r CHAIRMAN OF THE PLANNING COMMISSION SEC' TA's O THE PLANN NG COMMISSION