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Minutes 1976-03-18MINUTES OF A REGULAR MEETING OF THE CYPRESS PLANNING COMMISSION HELD March 18, 1976 The regular meeting of the Cypress Planning Commission was called to order at 4:15 p.m. on Thursday, March 18, 1976 in the Cypress City Council Chambers, 5275 Orange Avenue, Cypress, California, Vice Chairman Gerald Mullen presiding. PRESENT: ABSENT: Commissioners Mullen, Van Allen and Walsh Commissioners Greenwood and Hart Also present were Planning Director Brian Hawley, Civil Engin- eering Assistant Frank Dalesandro, Building Superintendent Ray Warren, and Business License /Zoning Inspector Sandy Pegueros. PLEDGE OF ALLEGIANCE: Commissioner Walsh led the pledge to the flag. ADMINISTRATIVE MATTERS: 1. Design Review, addition to existing shopping center located on the northeasterly corner of Ball Road and Moody Street in the CS -N -2A zone. The Planning Director presented the plans and elevations for an addition to the existing shopping center at the northeast corner of Moody and Ball. The 5,000 square foot addition is proposed to be divided into five stores. Parking in the center already satisfies code requirements since the proposed addition was anticipated at the time the original plans for the center were approved. The addition was approved at the time of approval of the original development. The Planning Director presented the original plot plan. He reported the only additional condition would be for the signing program to be reviewed and approved by the Commission. COMMISSIONER GREENWOOD ARRIVED AT 4:20 P.M. Mr. Calvin Pebbley, the applicant, stated the design and appearance of the addition would be identical to the original buildings. He stated he would continue the eight -foot overhang in front of the stores as well as the illuminated panel signing. He stated he already has one tenant for the building. He indicated no additional landscaping was proposed. It was moved by Commissioner Van Allen, seconded by Commissioner Walsh and unanimously carried to approve the plans and eleva- tions for the addition to the shopping center subject to the condition that the signing program shall be subject to review and approval by the Planning Commission. PUBLIC HEARING RE: CONDITIONAL USE PERMIT #76 -3 - DAVID CHRISTIAN: Vice Chairman Mullen 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 mini - warehouse facility on an approximately 3.85 acre parcel of land located on the south side of Lincoln Avenue approximately 750 feet west of Holder Street at 6322 Lincoln Avenue in the CH- 10,000 Commercial Heavy Zone. He asked for the staff's report. The Planning Director summarized Staff Report PC #76 -6 dated March 11 and presented slides showing the location of the property and adjacent land uses. The proposal is to establish a mini - warehouse facility of 36 concrete buildings containing 844 storage units having a total of over 80,000 square feet. Planning Commission Minutes March 18, 1976 Six - foot -high masonry walls are proposed on all perimeter property lines and along the Lincoln Avenue frontage a wrought iron fence and wall with brick pilasters is proposed along with a tenfoot -wide landscaped setback. An office building is proposed in the northwest corner of the property. Operating hours are to be 7:00 a.m. to 9:00 p.m., seven days a week and guard dogs and lighting is planned for security. The Planning Director reported that two similar proposals for Lincoln Avenue were approved by the Commission although neither was constructed. He indicated the subject lot, like many along Lincoln, has an excessive depth compared to the width. He reported there was a proposal to construct a street along the west boundary of the lot to connect the drive on the Cypress College campus with Lincoln Avenue but a formal proposal was never made to the City. He reported that the Lincoln Avenue Action Committee discussed the subject appli- cation and recommended its denial based on their feeling that a mini - warehouse /storage facility is not a retail/ wholesale or true commercial operation and is a more appro- priate use in an industrial zone. Commissioner Mullen asked if the applicant wished to speak. Mr. David Christian, 12241 Glynn Avenue, Downey, California, the applicant, felt that since the two proposals for mini - warehouse facilities on Lincoln would not be developed there would be a need for such a facility which he would fulfill. Mr. Christian expressed doubt that there ever was a bona fide proposal to construct the street on the property or that the College would be willing to participate in the construction. He pointed out that his property does not adjoin the drive on the campus and the College would have to construct a connecting road about 60 feet in length. Mr. Christian asked who composed the Lincoln Avenue Action Committee. He felt there was a need for a mini - warehouse facility by apartment tenants due to the small amount of storage space provided in apartment developments. He stated he agreed with all conditions. Commissioner Van Allen inquired about Condition #31 which requires that circulation aisles be increased in width. Mr. Christian reported that he reviewed the plot plan with the Fire Chief who laid out the buildings and aisles and that the aisles provided a sufficient turning radius for a 35 foot truck which was the measurement used by the Fire Chief. The Planning Director suggested that Condition #31 be eliminated since the turning radii were covered under Condition #29. Commissioner Mullen asked if anyone wished to speak in favor. No one wished to speak in support. He asked if anyone wished to speak in opposition. No one wished to speak in opposition. Commissioner Greenwood felt the property was ideally suited for the proposal because of its unique shape and that construction of the street was not a likely proposal. Commissioner Van Allen stated that if he felt there was a chance of the road being constructed he would require further architectural treatment for the buildings facing the medical development to the west. He acknowledged that this project seemed to preclude construction of the street. He asked if a turn pocket in Lincoln Avenue was proposed adjacent to this property. Mr. Dalesandro reported there is an existing left turn pocket for west -bound Lincoln Avenue traffic located at the east boundary of this property. Commissioner Van Allen stated he was surprised at the recommendation of the Lincoln Avenue Action Committee and that he did not want to deny specific proposals for deep lot development until the Committee finishes their study and makes recommendations for deep lot development. 2. Planning Commission Minutes March 18, 1976 Commissioner Mullen stated he was surprised at the recommenda- tion of the Committee and he felt this type of use was more appropriate in a commercial than industrial zone since it would depend upon a lot of traffic. Commissioner Mullen closed the public hearing. It was moved by Commissioner Greenwood and seconded by Commis- sioner Walsh to approve Conditional Use Permit #76 -3 subject to the following conditions and the findings contained in Section 17.2 -7 of the Zoning Ordinance. Commissioner Van Allen suggested that Condition #31 be changed to delete the requirement that circulation aisles be increased in width. 1. Development of the project shall be substantially in conformance with the plot plans and elevations submitted with this request and as reviewed and approved by the Planning Commission. 2. Plans of the landscaping and irrigation system shall be submitted for review and approval by the Planning Commission prior to the issuance of final building inspections for this project or any portion thereof. All required land- scaping and irrigation systems shall be installed prior to the issuance of a Certificate of Occupancy for this use. 3. At the time the landscape plans are reviewed by the Planning Commission, plans and elevations of the proposed signing program for this project shall be submitted for review and approval by the Planning Commission. 4. The operation of this facility shall be restricted to the hours between 7:00 a.m. and 9:00 p.m. 5. Floor plans and elevations of the proposed office building shall be submitted for review and approval by the Planning Commission prior to the issuance of a Building Permit for any portion of the subject property. 6. The existing single - family dwelling located on the subject property shall be demolished and removed subject to the specifications of the Building Department and a demolition permit shall be obtained by the applicant for the removal of this structure. 7. On -site security lighting shall be arranged so that direct rays will not shine on adjacent properties or produce glare for traffic along Lincoln Avenue. 8. Drainage fees shall be paid in accordance with Master Plan of Drainage. 9. Drainage shall be solved to the satisfaction of the City Engineer. A grading plan shall be submitted for approval by the City Engineer. 10. A cash bond shall be posted for future street lights on Lincoln Avenue and a 11" P.V.C. conduit installed. 11. Advance street light energy charges shall be paid. 12. Lincoln Avenue shall be fully improved in accordance with the Master Plan of Streets and Highways. 13. Street structural sections shall be based on the recom- mendation and soils report prepared by an engineering firm acceptable to the City Engineer with street structural sections to be determined by using an applicable T.I. 3. Planning Commission Minutes March 18, 1976 14. 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. 15. Plan checking and inspection fees amounting to 31% of the street improvements shall be paid. 16. Developer shall conform to all applicable provisions of the City Code. 17. A cash bond shall be posted for future street trees and treewells shall be installed in conformance with the Street Tree Policy of the Public Works Department. 18. A permit shall be obtained from the State Department of Transportation prior to the start of any work on Lincoln Avenue. 19. A topograph of the area shall be made and shall show existing drainage flow patterns of the property to the west and south of this development. If the existing natural flow of any adjoining parcel is across the land of this development, a drainage easement shall be recorded and drainage provided to the satisfaction of the City Engineer. 20. The location, number, width and type of driveways on Lincoln Avenue shall be subject to the approval of the City Engineer. 21. A maximum lot depth of 100 feet shall be allowed to drain into Lincoln Avenue. If drainage is directed to Lincoln Avenue, drainage culverts shall be constructed underneath sidewalks to convey all on -site runoff water to the street to the satisfaction of the City Engineer. 22. 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. 23. A minimum six -foot (6') high block wall, measured from the highest adjacent grade, shall be maintained along the south, east and west property lines where no buildings are to be constructed adjacent to the property lines. 24. 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 ") . 25. The sanitary sewer connection fee shall be paid per Orange County Sanitation District Ordinance #303. 26. All existing irrigation lines, standpipes, etc., located on the property shall be removed to the specifications of the Building Superintendent. 4. Planning Commission Minutes March 18, 1976 27. All construction shall conform to the requirements of Fire Zone II and be approved by Orange County Fire Marshal's Office. 28. Lease and rental agreements shall be submitted for review and approval by the County Fire Marshal to ensure provi- sions which will limit the storage of certain materials and which will provide for routine fire prevention inspections. 29. All requirements of the County Fire Marshal regarding water flows, fire hydrant locations and certain aisle turning radii shall be satisfied. 30. All secondary and primary utility service shall be under- ground. 31. All circulation aisles and corner cutoffs of buildings shall be provided to the specifications of the County Fire Marshal. The motion unanimously carried by the following roll call vote: AYES: NOES: ABSENT: 4 COMMISSIONERS: Greenwood, Mullen, Van Allen and Walsh 0 COMMISSIONERS: None 1 COMMISSIONERS: Hart PUBLIC HEARING RE: CONDITIONAL USE PERMIT #76 -4 - ROSSI CON- STRUCTION CORPORATION: Vice Chairman Mullen 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 four -unit apartment project on a parcel of land having substandard width and area located on the southerly side of Newman Street at 5602 Newman Street in the RM -20 /A Residential Multiple- Family Zone. He asked for the staff's report. The Planning Director presented Staff Report PC #76 -7 dated March 10 and the plot plans and elevations for the proposed apartment project. The units will be two - storey and located towards the rear of the lot. The staff recommended the variance to establish the use on a substandard lot since the property was established many years before the City's incorporation and would require consolidation of many similar parcels to establish a minimum two -acre site as required by the Zoning Ordinance. Commissioner Mullen asked if the applicant wished to speak. Mr. Mike Bailey, represented Rossi Construction Corporation, 227 S. State College Boulevard, Anaheim, California, stated the applicant agreed with all conditions. Commissioner Mullen asked if anyone wished to speak in favor. No one wished to speak in favor. He asked if anyone wished to speak in opposition. No one wished to speak in opposition. The Planning Director asked how far the carport area on the easterly property line would be setback from the property line. Mr. Bailey said it would be set back one foot. The applicant indicated there was a six - foot -high wall on the property line. The Building Superintendent reported another six - foot -high wall would not be necessary adjacent to the existing wall and the Planning Director recommended that pavement in the carport area be extended to the wall on the easterly lot line. 5. Planning Commission Minutes March 18, 1976 Mr. Alfred Loya, 8051 Redford Lane, La Palma, California, representing the property owner, reported that he is joint owner of the wall with the adjacent property owner. He stated he wanted to construct a wall around the entire property but the adjacent property owner did not agree. He reported he was interested in developing several parcels in this area. The Commissioners suggested that the carport area be finished with concrete instead of blacktop because of the maintenance problem with blacktop. Mr. Loya stated he was experiencing difficulty with financing and this requirement might place an added burden on financing. He indicated he would be in favor of installing concrete in the carport area if it will not hinder financing. Commissioner Mullen closed the public hearing. It was moved by Commissioner Walsh and seconded by Commissioner Greenwood to approve Conditional Use Permit #76 -4 subject to the following conditions and the findings contained in Sections 17.2 -7 and 17.3 -7 of the Zoning Ordinance: 1. Development of the subject property shall be in confor- mance with the plot plans and elevations submitted with this request and as reviewed and approved by the Planning Commission. 2. A landscape and irrigation plan for all landscaped areas shall be submitted for review and approval by the Planning Director. A minimum of two fifteen - gallon trees shall be planted in the front setback area. 3. Drainage fees shall be paid in accordance with the master plan of drainage. 4. Drainage shall be solved to the satisfaction of the City Engineer. All on -site storm runoff shall be conveyed to the street through an under - sidewalk drainage pipe or culvert. 5. Newman Street shall be fully improved with curb, gutter, sidewalk, and driveway in accordance with the City of Cypress Master Plan of Streets and Highways. 6. Street trees (15 gal.) shall be installed forty feet (40') on center along Newman Street in front of this development in conformance with the street tree policy of the Public Works Department. The type of tree shall be as required under the Townscape and Urban Design Element of the General Plan. 7. 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. 8. Plan check and inspection fees amounting to 311% of the street improvements shall be paid. 9. The developer shall conform to all applicable provisions of the City Code. 6. Planning Commission Minutes March 18, 1976 10. A retaining wall per City of Cypress standards shall be constructed along the property line where the grade differ- ential on each side of the property line is greater than twelve inches (12 ") . 11. 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. 12. A physical barrier (i.e., 6" high curbing) shall be con- structed along all block walls exposed to vehicular traffic to the satisfaction of the City Engineer. 13. The height of the existing block walls shall be maintained at a minimum of six feet (6') above the highest adjacent grade. 14. Location of the trash collection area is subject to the approval of the Planning Director. 15. All construction shall conform to the requirements of the Building Code and shall be constructed to the specifica- tions of Fire Zone II. 16. All primary and secondary utilities shall be installed underground. 17. Necessary fire hydrants and fire extinguishers shall be installed in accordance with Fire Department requirements and City standards. 18. The sanitary sewer connection fee in the amount of $250.00 per unit shall be paid by the developer and forwarded by the City of Cypress to the appropriate agency. 19. The paved blacktop area shall be extended from the carport area up to the easterly side lot line. The motion unanimously carried by the following roll call vote: AYES: 4 COMMISSIONERS: NOES: ABSENT: 0 COMMISSIONERS: 1 COMMISSIONERS: Greenwood, Mullen, Van Allen and Walsh None Hart RECESS: Vice Chairman Mullen recessed the meeting at 5:45 p.m. until 7:30 p.m. CALL TO ORDER: Chairman Hart called the Planning Commission meeting back to order at 7:40 p.m. with the following Commissioners present: PRESENT: ABSENT: Commissioners Mullen, Van Allen, Walsh and Hart Commissioner Greenwood Also present were Brian Hawley, Planning Director, Art Schatzeder, Public Works Director, Sandy Pegueros, Business License /Zoning Inspector, and Roger Grable, Deputy City Attorney. PLEDGE OF ALLEGIANCE: Chairman Hart led the pledge to the flag. 7. Planning Commission Minutes March 18, 1976 ORAL COMMUNICATIONS: Chairman Hart inquired if anyone wished to speak in regard to any matter not on the agenda. Mr. Darrel Zdarstek, manager of the Security Pacific Bank, 4125 Ball Road, Cypress, asked if the driveway problem at the shopping center at the northeast corner of Bloomfield and Ball was resolved. The staff reported that they held a meeting to determine the ultimate driveway location on Ball Road for the shopping center proposed addition and that this matter would be presented for the Commission's approval under Design Review at a later meeting. They stated they would notify Mr. Zdarstek of this meeting. PUBLIC HEARING RE: AMENDMENT TO THE GENERAL PLAN NO. 76 -1 - ARLAN PROPERTY: Chairman Hart announced that this was the time and place for the public hearing to consider a proposed amend- ment 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. This proposal is to change the current designation to provide for the establishment of industrial, commercial, residential or various densities and public and semi - public uses. As a pre- requisite and in conjunction with this hearing, a public hearing will be held to review the adequacy of the Environmental Impact Report prepared for this proposal. Chairman Hart asked for the staff's report. The Planning Director briefly described the zoning history of the subject property, development proposals and studies which was contained in the Administrative Coordinating Team's report. He then turned the meeting over to Mr. Kaleb Nelson, president of Envista, Inc., the consultant which prepared the environmental impact report. Mr. Nelson made a visual presentation summarizing the main findings of the environmental impact report on the Arlan property. He stated the economic report addressed three development plans: Plan A, the proposed project; Plan B, a program of all indus- trial land use; and Plan C, a no development program with the property remaining in the current vacant - agricultural state. Mr. Nelson introduced Mr. Bill Whitney and Jim Omsberg of Williams,. Kuebelbeck and Associates, the economic consultant. RECESS: Chairman Hart called a recess at 8:30 p.m. The meeting was called back to order at 8:40 p.m. with all Commis- sioners present except Commissioner Greenwood. The Planning Director stated that the purpose of the public hearing was to consider the adequacy of the environmental impact report and was not to consider a specific development plan. He reported that included in the Arlan development proposal was a 1.8 acre parcel of land located west of Holder and north of the Pacific Electric Railroad owned by the Baroldi family. He stated the findings in the EIR and economic analysis are also applicable to this property. Chairman Hart asked if the chairman of the citizens' Arlan Property Study Committee would like to speak. Mrs. Vickie Evans, 9326 Cambridge Street, Cypress, Chairwoman of the Arlan Property Study Committee, introduced several of the committee members who were in the audience: Connie Bleick, 8. Planning Commission Minutes March 18, 1976 John Gregan, Ken Hulse, and Mary Tokar. The Committee trans- mitted a report to the Commission containing their comments on the adequacy of the EIR. Mrs. Evans reported the Committee held five meetings to review the EIR and economic analysis with the consultants. Although the Committee found that the EIR complies with the requirements of City Resolution #1584 implementing the objectives of the California Environmental Quality Act, they felt further information was needed in several areas including: the impact of Los Alamitos Air Station, traffic generation, public services and utilities including fire protection, hospitals, schools, and the economic factors. Chairman Hart opened the hearing and asked if anyone wished to speak. Mr. Hilliard Warren, 5275 Vista Real, Cypress, asked if the EIR addressed the impact of industrial development on adjacent residential development and if provision would be made to house the 5500 to 6500 additional persons who would be generated by development of the property. Mr. Whitney stated the consultant did not study the external impact of hypothetical industrial development on the surrounding residential land use; housing was considered a regional economical impact not directly impacting the City of Cypress. Lt. Commander Brown, Public Works Officer at Los Alamitos Naval Air Station, reported the Navy was informed by the Defense Department of a PBD (proposed budget decision) re- quiring all Navy units to leave Los Alamitos and be relocated elsewhere. The Navy has reacted to this PBD and negotiations are now underway for the Navy to remain. He reported no action on joint use would be made until the Navy's status at the base is determined and he felt this determination would be made by the end of March in order to give civilians at the base 90 days' notice if the Navy's presence is terminated. Commander Brown felt the Army's need at the base would be only for the short runway which would leave the long runway available for joint use. The Navy recommended that the City plan for increased operations either by the Navy or for joint use. He reported the Navy completed a preliminary AICUZ Study for Los Alamitos on projected fixed wing aircraft and found that the General Plan amendment is unacceptable, that 26 acres of townhouses fall within the crash zone, 12 acres of commercial, 19 acres of patio homes and some single - family homes are incom- patible and the proposed townhouses and apartments north of the railroad are incompatible. He stated the EIR is in error as to what portions of the Arlan property fall in the CNR 2 or CNEL 65 noise zones. He indicated that residential devel- opment has not deterred air operations at three other Navy bases across the country where residential development encroaches to within 5,000 feet of the runway. Mr. Larry Wuebker, 8661 Acacia, Cypress, stated he did not anticipate a reduction in property tax because any develop- ment on the Arlan property will increase the value of homes in Cypress. He stated the property tax in Cypress increased with the increased valuation of homes even though the tax rate remained the same. Mr. Joe Matthews, 11543 Savaii, Cypress, stated the plan showed no park uses and he asked if any were proposed. He asked what justification was used to determine the industrial land absorbtion rate of 20 acres per year. He stated his studies found a 10 to 13 year rate and he felt this matter should be studied further since it could have serious consequences. He asked what were the assessed values per acre for all proposed uses. 9. Planning Commission Minutes March 18, 1976 Mr. Ken Hulse, 5158 Cumberland, Cypress, pointed out several errors in computations in the report and felt there were discrepancies in amounts of total acreage to be developed, population figures or number of residential and industrial units proposed between the EIR and economic analysis. He asked if the property owner would actively solicit indus- trial /commercial development. He recommended that an all commercial /industrial alternative be considered. Mr. Nelson stated their computations were based on gross figures while the economic consultant used net figures. Mr. John Gregan, 4175 Dover Circle, Cypress, asked if the Commission planned to accept the EIR tonight or ask for other alternatives to be studied as part of the EIR approval process. He asked to review the net revenue gains to the City tax rate. He stated it was not apparent in the report how off -site improvements will be financed and what the exact cost will be to the taxpayer. He did not feel the property tax savings would be as high as projected. Mr. Joe Hardcastle, 4588 Blanca, Cypress, felt the EIR was biased towards favoring the Arlan proposal and that negative factors were overlooked. He asked how his tax bill would be affected by federal, City and school tax increases and he recommended that a survey be taken of a residential tract to determine what revenue it produces and what it costs. He felt the report was incomplete and inaccurate, for example, it did not address the impact of increased air operations or that the railroad is in use. He stated there were errors of omission in the report and it should be rejected. Mr. Karl Mazzeo, 9949 Madrid Circle, Cypress, felt there were serious omissions in the report and that it was colored with the rationalization for approval of the Arlan proposal. He felt the report was inadequate in regional considerations. He felt the consultant should have prepared information on allocation of costs for off -site improvements and financing alternatives. He felt the report should have addressed four alternatives and that the noise impact was not addressed as it relates to expanded air operations. Mr. Steve Lazerson, Executive Director of the Environmental Coalition of Orange County, 206 W. 4th Street, Santa Ana, felt the EIR was deficient in several areas and should be denied. He stated there was no mention of notification to appropriate agencies of findings in the report regarding drainage, tremor activity or the railroad. The report did not address the possibility of developing 80 -100 acres of the Navy property as a regional park. He questioned why the agricultural transition portion was excluded from the proposal and felt the intent was to consider it separately and perhaps seek a zone change. He stated the report identified the railroad as a buffer yet termed it an un- sightly barrier. The report suggested that development might require changes in aircraft approaches and he felt it would be presumptuous for the City to order changes by the Navy. He stated the report admits certain residential and commercial uses are not in conformance with the General Plan and he felt this is reason for its denial. He did not feel evidence in the report could justify that all industrial use would have a less beneficial revenue impact. Mr. E.A.Dilley, 5132 Canterbury, Cypress, asked what bussing costs would be for children generated by residential develop- ment. He reported the Cypress School District faces a $9500 deficit next year and lacks funds for a new bus. He asked what auxiliary education programs would be eliminated to 10. Planning Commission Minutes March 18, 1976 to compensate for increased school costs. He inquired about park requirements, felt the hospital shortage noted in the report was unrealistic and felt the annual absorbtion rate for office /commercial of 20- 35,000 square feet was low. Mr. Howard Rowan, 5831 Shirl, Cypress, felt the report was deficient and if approved would be subject to challenge. He felt too few alternatives were considered and that the alternative of industrial /commercial should be considered before approval of the project. He did not feel all environ- mental impacts were reviewed. He felt the school taxes from any development should not be a burden to the community. The consultants answered questions from the speakers and discussed the adequacy of the report. Mr. Joe Hardcastle, 4588 Blanca, Cypress, did not feel the report addressed the impact on the current strawberry farmers. The Planning Director recommended that the hearing be continued to allow the staff to respond to comments and have the consultant study an all industrial /commercial alternative. He suggested that the Commission discuss actual land use proposals at the next meeting and receive public comments. Mr. Larry Wuebker, 8661 Acacia, Cypress, felt the report was completely inadequate, contained no specifics or directives, and that the hearing should be continued. It was moved by Commissioner Mullen, seconded by Commissioner Walsh and unanimously carried to continue the public hearing regarding General Plan Amendment #76 -1 to the April 1 meeting. Commissioner Van Allen asked if the EIR Citizens' Committee received a response from the consultant to their report. Mr. Nelson stated this report was two - thirds complete and would be presented at the next meeting. He indicated the summary distributed this evening did not replace the summary in the EIR document. ADJOURNMENT: Chairman Hart adjourned the meeting at 11:00 p.m. ATTEST: • 0:0,4 CHAIRMAN OF THE PLANNING COMMISSION SECRETARY OF THE PLANNING COMMISSION 11.