Minutes 1976-06-17MINUTES OF A REGULAR MEETING OF
THE CYPRESS PLANNING COMMISSION
HELD
June 17, 1976
The regular meeting of the Cypress Planning Commission was
called to order at 6:10 p.m. on Thursday, June 17, 1976 in
the Cypress City Council Chambers, 5275 Orange Avenue, Cypress,
California, Chairman Gerald Mullen presiding.
PRESENT:
ABSENT:
Commissioners Greenwood, Van Allen, Walsh
and Mullen
Commissioner Hart
Also present were Brian Hawley, Planning Director, Art Schat-
zeder, Public Works Director and attorney Betsy Strauss.
At the Planning Director's request, Chairman Mullen placed
Item #4 on the agenda regarding a proposed amendment to the
plot plan for Mervyn's department store, and Item #5 regarding
conditional use permit #552 in the City of Buena Park. Com-
missioner Van Allen requested that Item #6 be placed on the
agenda regarding discussion of the City Attorney's opinion
relating to Commissioners' attendance at City Council meetings.
ADMINISTRATIVE MATTERS:
1. Tentative Parcel Map #76 -6, northwest corner of Ball Road
and Denni Street, William & Patsy Morgan.
The Planning Director summarized Staff Report PC #76 -22 dated
June 10 and presented the tentative parcel map which proposes
the division of a half -acre parcel of land located at the north-
west corner of Ball and Denni into three lots proposed for
single - family residential development. Single- family dwellings
are located to the north and west of the subject property, the
Texaco Tank Farm is located across Denni to the east, and the
Tanglewood development (PRD -5A Zone) is located across Ball
Road to the south. The three proposed lots will be 50 feet
in width and 150 feet in depth with a minimum area of 7500
square feet.
The Commission discussed Condition #12 which requires a 6
foot high block wall along Ball Road and Denni Street which
will be decreased to 3 feet in height within 15 feet of the
proposed drive approach on Denni. Commissioners Greenwood
and Mullen felt landscape treatment could be substituted for
the wall on Denni or that the wall construction could be left
to the option of the future owners. The Commission inquired
if the applicant would install a wheelchair ramp at the corner
and if she had any objection to eliminating the wall along
Denni Street.
Mrs. Patsy Morgan, 9866 Rose Street, Bellflower, stated she
had no objection to installing a wheelchair ramp at the corner
of Ball and Denni and eliminating the block wall along Denni
Street. She also had no objection to a 3 foot high wall along
the Denni frontage.
It was moved by Commissioner Van Allen, seconded by Commis-
sioner Walsh and unanimously carried to approve Tentative
Parcel Map #76 -6 subject to the following conditions:
1. Drainage shall be solved to the satisfaction of the
City Engineer.
2. All secondary and primary utility services shall be
underground.
3. The southerly most drive approach on Denni Street and
Planning Commission Minutes June 17, 1976
both drive approaches on Ball Road shall be removed and
replaced with full- height curb, gutter and sidewalk per
City of Cypress standards.
4. The corner cutoff at the intersection of Ball Road and
Denni Street shall be dedicated to the City of Cypress
for roadway purposes.
5. Treewells shall be installed in the areas of driveway
removal. Street trees (15 gallon) shall be installed
in conformance to the street tree policy of the Public
Works Department. The type of trees shall be the same
as those now existing at the site.
6. 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.
7. Necessary fire hydrants shall be installed in accordance
with Fire Department requirements and City Standards.
8. Plan checking and inspection fees shall be paid in accor-
dance with Resolution #1713 of the Cypress City Council.
9. Developer shall conform to all applicable provisions of
the City Code.
10. In accordance with the City of Cypress Master Plan of
Trails, no parking shall be allowed on Ball Road or
Denni Street.
11. Drainage from any lot shall not be allowed to flow across
adjoining lots, unless it can be proved to the City Engineer
that a definite hardship exists in draining all lots
directly to the street.
12. A six - foot -high masonry wall shall be installed along the
Ball Road property line and around the curb return to
Denni Street from where the wall shall be reduced to a
maximum height of three feet along the Denni Street
frontage. The type of block shall match existing walls
adjoining the subject property and shall be constructed
in accordance with City Standards, including appropriate
footings which would allow for the three - foot -high wall
along Denni Street to be increased in height at a later
date should future residents of this property so choose.
13. All lots shall have a drainage slope of between one per-
cent (1 %) and three percent (3 %).
14. The Orange County Sanitation District sewer connection
fee of $250.00 per unit shall be paid. In addition, a
developer's tax of $50.00 per unit shall be paid, as
required by the City of Cypress Business License Depart-
ment.
15. The developer shall pay Recreation and Park fees in
accordance with the Recreation and Park Ordinance.
16. All lots shall be connected to the existing sewer lateral
on Ball Road. Sewer easements shall be granted as required.
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Planning Commission Minutes June 17, 1976
17. The existing block wall along the westerly and northerly
property line shall be maintained at a six foot (6')
height measured from the highest adjacent grade.
18. Access to the parcels shall be designed to prevent
backing up onto Denni Street for egress.
19. A curb ramp for the handicapped shall be provided at
the intersection of Ball Road and Denni Street in accor-
dance with the City Standards.
2. Review of plans for pylon sign, Mervyn's, Valley View
south of Ball Road.
The Planning Director presented the plans for a freestanding
sign for Mervyn's department store. The sign will be 30 feet
in height, 144 square feet in area, with brown letters on a
white background. The sign will be located behind the planter
area along Valley View Street.
It was moved by Commissioner Walsh, seconded by Commissioner
Van Allen and unanimously carried to approve the plans for the
freestanding sign for Mervyn's.
3. Consideration of amendment of plot plan for Mervyn's.
The Planning Director reported a request was received from
several property owners in the tract west of the Cypress East
Shopping Center to amend the plot plans for Mervyn's department
store to eliminate a proposed pedestrian accessway. A 10-
foot -wide opening in the wall separating the commercial and
residential developments was proposed at the end of Stratmore
Avenue to allow pedestrian access only to the commercial
development.
The following residents spoke in support of closing the pedes-
trian accessway and felt this would eliminate potential problems.
They felt the additional pedestrian and vehicular traffic would
be detrimental to the safety of children, intrude on their
privacy, increase speeding problems and decrease available
parking spaces.
Mr. and Mrs. Allen Maracocci, Stratmore Avenue
Mr. James Martin, 10191 Saltair
Mr. Fred Reiutz, 5826 Stratmore Avenue
Ms. Cheryl Horrigan, 5806 Stratmore Avenue
Following discussion of this matter, it was moved by Commis-
sioner Greenwood, seconded by Commissioner Walsh and unani-
mously carried to approve an amendment to the plot plans for
Mervyn's to eliminate the pedestrian accessway in the block
wall along the westerly boundary line.
4. Consideration of CU -552, City of Buena Park.
The Planning Director presented the following item for the
Commission's information relating to a public hearing
notice for an application for conditional use permit #CU -552
to construct an apartment complex on R -1 zoned property located
on the east side of Holder Street, 155 feet north of the center-
line of Orange Avenue in the City of Buena Park. Land uses
adjacent to the subject property are a church to the south
and a multiple - family residential development to the north.
He stated staff has no objections to the use from a land
use standpoint but they wished to review the traffic circu-
lation system as shown on the plot plans. He indicated that
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Planning Commission Minutes June 17, 1976
after staff receives a copy of the plot plan they will trans-
mit any comments regarding the plan to the City of Buena Park.
It was moved by Commissioner Van Allen, seconded by Commissioner
Greenwood and unanimously carried to direct the staff to transmit
to the City of Buena Park the Commission's lack of objection to
CU -552.
5. Discussion of abandoned service station report.
The Planning Director stated the abandoned service station
report was transmitted to the Commission several months ago
and he presented a status report on former abandoned service
station sites. The southeast corner of Lincoln and Denni is
proposed for a 7- Eleven and satellite stores, the northwest
corner of Cerritos and Walker was developed with a Cypress
Farms fresh produce store, the northeast corner of Cerritos
and Moody is still vacant, the southwest corner of Lincoln
and Moody (county property) is proposed for commercial devel-
opment, and the northeast corner of Walker and Ball Road is
proposed for development of an automotive tune -up facility.
Mr. Hawley presented slides showing various conversions of
abandoned service station buildings which included: a liquor
store, bakery store, take -out food restaurant and office building
for small businesses such as a real estate office. He stated
there were two alternatives to eliminate the eyesores of aban-
doned service stations and they were to either wait indefinitely
for the buildings to be converted to another use or enact an
ordinance which provides impetus for the owner to clear the site.
He reported that under the existing ordinance and City Code,
the City can require the removal of pump islands, gas dis-
pensers and underground tanks if a service station has been
abandoned for 180 consecutive days. An alternative would be
to adopt an ordinance which requires the demolition of all
improvements on an abandoned service station site after a speci-
fied period of time. Provisions of the ordinance would be en-
forced on an abandoned station only after a public hearing
is held.
COMMISSIONER HART ARRIVED AT 7:25 P.M.
Commissioners Greenwood and Van Allen supported the adoption
of an ordinance which would give a period of one year after a
service station is abandoned in which to either convert the
building or demolish all improvements on the property. Commis-
sioner Walsh agreed and felt a one year period is adequate time.
Chairman Mullen recommended that the hearing body be the Plan-
ning Commission with the applicant having the right of appeal
to the City Council.
It was moved by Commissioner Greenwood, seconded by Commis-
sioner Van Allen and unanimously carried to direct the staff
to prepare the abandoned service station ordinance for the
Commission's review with the terms that the ordinance will be
enforced after a station has been abandoned for one consecutive
year and that the Planning Commission be the hearing body with
the right of appeal to the City Council.
RECESS: Chairman Mullen called a recess at 7:30 p.m. The
meeting was called back to order at 7:40 p.m. with all Commis-
sioners present.
PLEDGE OF ALLEGIANCE: Commissioner Hart led the pledge to the
flag.
MINUTES:
It was moved by Commissioner Greenwood, seconded by Commis-
sioner Walsh and unanimously carried to approve the June 3
minutes.
4.
Planning Commission Minutes June 17, 1976
ORAL COMMUNICATIONS: Chairman Mullen inquired if anyone wished
to speak in regard to any matter which was not on the agenda.
There was no one wishing to speak.
PUBLIC HEARING RE: CONDITIONAL USE PERMIT #76 -9 - LARRY CLARK:
Chairman Mullen announced that this was the time and place for
the public hearing to consider a proposed conditional use permit
to establish, operate and maintain an automobile wheel alignment
and brake replacement facility at 6081 Ball Road situated on the
northerly side of Ball Road approximately 480 feet easterly of
Valley View Street in the CG- 10,000 Commercial General Zone.
He asked for the staff's report.
The Planning Director summarized Staff Report PC #76 -23 dated
June 11 and presented the plot plan. Adjacent uses to the
subject property are a proposed roller skating rink to the east,
a park and neighborhood shopping center across Ball Road to the
south, a single- family dwelling, Edison Company substation and
a service station to the west, and single- family dwellings across
the Carbon Creek Channel to the north. The staff recommended
the following three amendments to the plot plan:
1. That the applicant either relocate the building an addi-
tional ten feet from the front lot line or reverse the
floor plan of the building, placing the office /storage/
restroom area towards the front rather than the rear
of the building. This would reduce potential on -site
vehicular traffic conflicts near the driveway entrances.
2. That the applicant consider reducing the landscaped area
which divides the property in half to two landscaped
islands on either side so that the landscaping does not
restrict access to future development on the rear portion
of the parcel.
3. That, if the floor plan is not reversed, the front ele-
vation be a solid wall with no openings in order to
restrict the view of the wheel alignment area from Ball
Road.
Chairman Mullen opened the public hearing and asked if the
applicant wished to speak.
Mr. Doyle Bowers, civil engineer representing the applicant,
agreed with staff's recommendations regarding a reversal of
the floor plans and reduction of the landscaping and felt they
were good suggestions. He felt there was no need to submit a
revised plot plan for Commission approval since the changes
could be worked out with the staff.
Chairman Mullen asked if anyone wished to speak in support or
opposition to conditional use permit #76 -9. There was no one
who wished to speak in favor or opposition.
Mr. Bowers reported that the property was under one ownership
and that future development of the rear portion would be a use
which supports the automotive facility. He stated the drive-
ways on either side of the building are 30 feet wide and he
did not anticipate any traffic flow problem or problems re-
garding access to the rear portion. He stated the applicant
had no plans to divide or sell the property. Mr. Bowers agreed
to a condition suggested by Commissioner Van Allen that the
storage of vehicles be limited to the paved area of the property.
Planning Commission Minutes June 17, 1976
It was moved by Commissioner Hart and seconded by Commissioner
Walsh to approve Conditional Use Permit #76 -9 subject to the
following conditions:
1. Prior to the issuance of a Building Permit, a revised
plot plan and elevation plan including the changes
required by the Planning Commission and as specified
in these conditions of approval shall be submitted for
review and approval by the Planning Director.
2. Development of the subject property shall conform to
the plans and elevations as reviewed and approved by the
Planning Commission.
3. At the time development plans are prepared proposing a
precise use for the rear portions of the subject property,
these plans shall be submitted for review and approval
by the Planning Commission prior to the issuance of a
Building Permit.
4. Plans for the landscape and irrigation system shall be
submitted for review and approval by the Planning Com-
mission prior to the issuance of final building inspection
by the City of Cypress. All required landscaping shall
be installed and irrigation systems shall be in working
condition prior to the issuance of a Certificate of Occu-
pancy for this use.
5. Plans of the proposed signing program shall be submitted
for review and approval by the Planning Commission.
6. Construction of this project shall meet the requirements
of Fire Zone 2 and all requirements of the Uniform Build-
ing Code, 1973 Edition, shall be satisfied to the speci-
fications of the Building Superintendent.
7. The development of the property shall conform to the
requirements of the Orange County Fire Marshal.
8. 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 12 months to the specifications of the City
Staff.
9. The location, number, width and type of driveways on
Ball Road shall be subject to the approval of the City
Engineer.
10. Drainage fees shall be paid in accordance with the Master
Plan of Drainage.
11. Drainage shall be solved to the satisfaction of the City
Engineer. A grading plan shall be submitted to the City
for approval.
12. Any on -site drainage runoff being conveyed to the street
shall flow under the sidewalk and through the curb face,
by means of a culvert, per City of Cypress Standards.
13. Ball Road shall be fully improved with curb, gutter, side-
walk, paving, and driveways in accordance with the Master
Plan of Streets and Highways.
6.
Planning Commission Minutes June 17, 1976
14. All secondary and primary utility services shall be
underground.
15. Street lights shall be installed per City Standards.
16. Advance street light energy charges shall be paid.
17. Street trees (15 gallon) 40' on center shall be installed
along Ball Road 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.
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 agri-
cultural 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 shall be paid in accor-
dance with City of Cypress Resolution #1713.
21. Developer shall conform to all applicable provisions of
the City Code.
22. A minimum six foot (6') high block wall, measured from
the highest adjacent grade, shall be constructed along
the northerly boundary of this parcel adjacent to the
flood control channel, per City of Cypress Standards.
Type and color of block shall match existing wall along
the flood control channel.
23. Handicapped parking stalls and building access ramps for
wheelchairs shall be installed in accordance with State
of California specifications, to the satisfaction of the
Planning Director, City Engineer and Building Superin-
tendent.
24. In conformance with the City of Cypress Master Plan of
Trails, no parking shall be allowed on Ball Road in front
of this development.
25. A retaining wall per City of Cypress Standards shall be
constructed along all property lines where the grade
differential on the two sides of the property line is
greater than twelve inches (12 ").
26. The sanitary sewer connection fee shall be paid per
Orange County Sanitation District Ordinance #303.
27. A parcel map shall be filed if the owner of the land
of this proposed development is different from the owner
of the land designated as "future development."
28. All outdoor floodlights shall be located so as not to
shine directly onto adjoining parcels.
29. All existing structures and improvements on the subject
property shall be removed to the specifications of the
7.
Planning Commission Minutes June 17, 1976
Building Superintendent. A demolition permit shall
be obtained in accordance with established City policy.
30. There shall be no outdoor storage of vehicles or other
materials on the undeveloped portions of the subject
property as indicated on the plot plans submitted
with this request.
31. The floor plan of the building shall be revised to
locate the office /storage /restroom area towards the
front of the building rather than to the rear as indi-
cated on the original plot plan, and the building
shall be set back 20 feet from the Ball Road property
line.
32. The landscape treatment bisecting the subject property
as indicated on the plot plan shall be eliminated and
replaced with two landscaped islands having minimum
areas of ten feet in width by twenty feet in depth
to be located adjacent to the parking stalls at the
rear of the proposed development.
The motion unanimously carried by the following roll call
vote:
AYES:
NOES:
ABSENT:
5 COMMISSIONERS:
0 COMMISSIONERS:
0 COMMISSIONERS:
Greenwood, Hart, Van
Allen, Walsh and Mullen
None
None
Chairman Mullen closed the public hearing.
The Commissioners held discussion with the attorney regarding
the contents of the legal opinion dated June 10 concerning
Planning Commissioners' attendance at City Council meetings.
No action was taken on this matter.
The Planning Director reported that the deadline for articles
in the next issue of the City newsletter is Friday, July 2.
He stated the City Council was interested in publishing
articles from the Planning Commission regarding its goals,
future programs or reports on seminars which have been
attended by the Commissioners. Commissioner Hart suggested
that the Commission publish a "box score" outlining the
number and types of development proposals which the Commis-
sion has approved.
Commissioner Van Allen invited the Commissioners to a Bicen-
tennial costume ball sponsored by the Cypress Bicentennial
Committee which will be held Saturday, July 3 at the Cypress
Community Center. Tickets are $7.76 and a buffet, door
prizes and special entertainment are planned.
ADJOURNMENT:
Chairman Mullen adjourned the meeting at 8:50 p.m.
CHAIRMAN OF T E PLANNING COMMISSION
ATTEST:
SECRETARY •F THE PLANNING COMMISSION