Minutes 1976-09-16MINUTES OF A REGULAR MEETING OF
THE CYPRESS PLANNING COMMISSION
HELD
September 16, 1976
The regular meeting of the Cypress Planning Commission was
called to order at 6:05 p.m. on Thursday, September 16, 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
None
Also present were Brian Hawley, Planning Director, Art
Schatzeder, Public Works Director, Frank Dalesandro, Office
Engineer, and Elizabeth Strauss, Assistant City Attorney.
PLEDGE OF ALLEGIANCE: Commissioner Van Allen led the pledge
to the flag.
ADMINISTRATIVE MATTERS:
1. Review of signing program, Go -Lo Gasoline Station,
southwest corner of Orange and Valley View.
The Planning Director presented the plot plan, elevations and
a colored rendering of the proposed signing program for the
Go -Lo service station located at the southwest corner of
Orange and Valley View. The station was recently converted
from a Gulf Oil Company station. The signing program will
consist of a freestanding sign, 22 feet in height and having
75 square feet in area. This signing program is a reduction
of 12 square feet of display area and in the number of signs
from the previous signing program for the Gulf station.
Commissioner Van Allen inquired about note #8 on the plot plan
regarding "flagged" signs.
Mr. George Hillyard, 11372 Western Avenue, Stanton, California,
representing the applicant, stated "flagged" refers to the
flag testing of signs which calls for a sign to be turned in
several directions to determine the best visibility. He
indicated this is a standard procedure prior to final instal-
lation of a sign.
It was moved by Commissioner Van Allen, seconded by Commis-
sioner Walsh and unanimously carried to approve the signing
program as presented for the Go -Lo service station, subject
to the following conditions, and subject to a clarification
by the Planning Director of the term "flagged" sign and the
finding that the term does not refer to flags, banners or
pennants:
1. The design and configuration of the freestanding sign
shall be in conformance with plot plans and elevations
submitted with this request and as reviewed and approved
by the Planning Commission.
2. No other permanent signs shall be permitted; temporary
sign programs advertising specials may be permitted
from time to time subject to review and approval by
the Planning Commission.
Planning Commission Minutes September 16, 1976
3. All necessary building, sign and electrical permits
shall be obtained in accordance with City policy.
4. The sign shall not blink, flash or be animated by
illumination.
5. The service station site itself shall be maintained
at all times in a neat and orderly fashion, free of
litter and other debris.
2. Design review for the reactivation of abandoned car
wash at the northwest corner of Valley View and Ball.
The Planning Director presented Staff Report PC #76 -32 dated
September 8 and the plot plans, elevations, sign plans and
a rendering of the car wash facility. The applicant also
submitted a brochure showing other conversions of service
station buildings in which they are involved. The Planning
Director reported that the structure will remain basically
the same except for the construction of a 100' by 10' facade
or patio -type cover adjacent to the easterly side of the
building and the construction of a 10' by 17' glass- enclosed
cashier area on the north side of the building. The signing
program will be equal in total display area to the previous
signing on the property except that the freestanding sign
will be six -feet less in height than the previous sign.
Mr. Duane Younker, representing the applicant, Sherman -West
Sales & Engineering Company, 1145 N. Azusa Canyon Road,
West Covina, California, reported it was not their intent
to establish polishing facilities on the property except
what is available on the automatic line because there is
inadequate room. He stated they intend to reduce the size
of the drying system from 140 to 50 h.p.
It was moved by Commissioner Greenwood, seconded by Commis-
sioner Walsh and unanimously carried to approve the design
and sign plans for the reactivation of the car wash facility
at the northwest corner of Valley View and Ball Road subject
to the following conditions:
1. All applicable conditions of approval attached to the
original permit granted by the Planning Commission on
February 18, 1971 shall remain in effect and be
conditioned to this reactivation request except that
Conditions #22 and 26 shall be waived and that car
polishing, excluded by Condition #6, may be conducted
on the site since this type of activity is normal and
customarily incidental to a modern car wash facility.
2. All new structural alterations and additions including
signs shall conform to the plans and elevations sub-
mitted with this request and as reviewed and approved
by the Planning Commission.
3. All required building, sign and electrical permits
shall be obtained in accordance with City standards.
4. Signs shall not blink, flash or be animated by lighting
in any manner.
5. Existing landscape areas and irrigation systems shall
be renovated and replanted as necessary subject to
the requirements and approval of City staff.
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Planning Commission Minutes September 16, 1976
Commissioner Van Allen expressed some concern over the maint-
enance of landscaping on the property and the Planning Director
stated it has deteriorated only since the closing of the station
in January, 1976. He felt Condition #5 would provide control.
Mr. Younker stated they have their own gardener and landscape
architect for the property and that landscaping will be well
maintained.
3. Design Review for single - family homes in Tract #9289.
The Planning Director presented the plot plans, elevations
and floor plans for a six -lot subdivision located at the
north end of Rome Street. He reported there are two floor
plans and that all homes will be two -story and the lots 2600
square feet in area. Mr. Hawley reported there are differences
in the setbacks because of the constraints of lot size which
attempt to provide maximum open space usage for the lots.
Mr. Dan Brose, the applicant, 28366 Glassel, Orange, Calif-
ornia, stated that the subdivision is on about one acre of
land and that they tried to situate the homes to yield the
greatest amount of open space.
It was moved by Commissioner Walsh, seconded by Commissioner
Van Allen and unanimously carried to approve the plans for
Tract #9289 as presented.
4. Consideration of Lincoln Avenue median island landscape
review.
The Planning Director presented a report dated September 8
from the Public Works Director describing three landscaping
proposals for the Lincoln Avenue median islands. Mr. Dalesandro
presented slides illustrating the three designs which included
examples in other cities. Also presented were colored renderings.
Mr. Hawley reported that the staff recommended Proposal #3
which consists of red cobblestone concrete surrounding
planting areas of bluegrass sod and groupings of Aleppo Pines.
The greenbelt areas will be slightly mounded and will include
the random placing of accent boulders. The installation cost
of $59,000 was the highest of the three proposals but the annual
maintenance cost of $4,848 was the lowest. Staff felt the higher
installation cost would be amortized by the fourth year.
Staff recommended Proposal #3 because of the safety factor
for maintenance crews and from a traffic standpoint. It was
felt that the concrete perimeter of the median island would
remove maintenance crews farther from the flow of traffic.
It would also provide room on the median to accommodate the
crews and equipment and would eliminate the need to block a
lane of traffic. Staff pointed out that the pressed concrete
was recommended for the narrow 2 and 3' wide median strips
because of the difficulty in finding effective landscaping
for such narrow strips.
The Commission expressed concern over the type of landscaping
proposed in the medians which are longer than two car lengths
and very narrow in width. Design #3 proposed shrubs about
10 feet apart in the areas of left -turn pockets or double
left -turn pockets. The Commission recommended that the shrub
planter areas be combined into one area near the end of the
median.
The Planning Director stated trees were not recommended in
these narrow medians because the trees could spread into the
turn pockets. He stated staff will submit final design plans
for the Commission's review, incorporating their recommendations
for the landscaping program.
Planning Commission Minutes September 16, 1976
Commissioner Van Allen expressed concern over the slumpstone
planters included in Proposal #2 and felt they would present
a safety hazard if vehicles entered the median. He recommended
further landscaping in the narrow medians adjacent to turn
pockets.
It was moved by Commissioner Van Allen, seconded by Commis-
sioner Greenwood and unanimously carried to approve Proposal
#3 in concept and recommend approval by the City Council and
direct the staff to prepare a specific landscape design under
Proposal #3.
ORAL COMMUNICATIONS:
Mr. William Shaper, 9173 Ethel Street, Cypress, inquired
about surveying work taking place in the vicinity of Lincoln
Avenue, west of Moody Street. Staff indicated it was not a
City project.
Commissioner Van Allen inquired about the status of improvements
at the American Pool Supply nursery on Lincoln, east of Denni
Street. The Planning Director reported this matter was referred
to the City Attorney's office and stated he would check the
status of the business.
Commissioner Walsh reported that the owner of Cypress Farms
produce stand at the northwest corner of Walker and Cerritos
was displaying two freestanding signs in the planter area.
The Commissioners agreed that it was necessary to develop a
signing program for businesses such as the produce stand where
the product changes almost on a daily basis. The Planning
Director stated he would contact the owner of Cypress Farms
and report back on a signing program for businesses such as
the produce stand.
RECESS: Chairman Mullen recessed the meeting at 7:30 p.m.
The meeting was called back to order at 7:40 p.m. with all
Commissioners present.
CONTINUATION OF PUBLIC HEARING RE: GENERAL PLAN AMENDMENT
NO. 76 -3B: Chairman Mullen announced that this was the time
and place for the continuation of the public hearing regarding
a proposal to amend the General Plan of the City of Cypress by
changing the land use designation on an 8.8 acre parcel of land
located at 4782 Lincoln Avenue situated on the southerly side
of Lincoln Avenue opposite Sumner Place from a highway commer-
cial classification to a combination of highway commercial and
high- density residential categories. He opened the hearing and
asked for staff's report.
The Planning Director summarized Staff Report PC #76 -30 dated
August 13 describing the application and subject property and
stated this hearing was continued from the August 19 Commission
meeting. The City Council initiated the General Plan amendment
application on July 12, 1976 in conjunction with their approval
of Zone Change #76 -2 which reclassified the property from the
CH Zone to the CH and RM -20 /A Zones.
The Planning Director reported that at the zone change
hearing before the City Council the applicant agreed
to a lower- density than is permitted in the RM 20 /A Zone with
the proposed condo -type project and the applicant also stipulated
to fully improve and cul -de -sac Julie Beth, Ethel and Camp
Streets to prevent access from the project onto these streets.
Mr. Hawley reported that the Lincoln Avenue Action Committee
has proposed general criteria for development of deep lots
on Lincoln which have been transmitted to the City Attorney's
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Planning Commission Minutes September 16, 1976
office for inclusion into an ordinance. The ordinance should
be presented for Commission public hearings in October. The
criteria was as follows:
1. The existing CH- 10,000 zoning should be retained along
the Lincoln Avenue frontage.
2. An overlay -type zone should be applied to all properties
along Lincoln Avenue except those parcels located at the
corners of intersecting streets with Lincoln Avenue and
for those parcels having depths of 100 feet or less.
3. The proposed overlay zone should be established in such
a manner as to permit virtually any urban use when such
use is established in conjunction with a commercial use
for the frontage of the individual parcels.
4. The depth of commercial zoning or usage should be not less
than the width of the lot or 100 feet, whichever is
greatest.
5. A conditional use permit should be required for any
development on parcels located within the overlay zone
with precise development plans for the entire property
to be submitted for review and approval by the Planning
Commission.
The Planning Director reported the Action Committee reviewed
this specific proposal and recommended approval of the rezoning
and the General Plan amendment.
Chairman Mullen asked if the applicant wished to speak.
Mr. Jim Christensen, 1208 Deerpark Drive, Fullerton, California,
representing the property owner, stated many factors have changed
between the time this application was first presented to the
Planning Commission and the zone change approval by the Council
and he felt it was significant that the Chamber of Commerce,
Lincoln Avenue Action Committee and the homeowners themselves
now supported the project. Mr. Christensen stated the home-
owners' opposition changed after they met with the developer
and he explained the project and made certain stipulations.
Mr. Christensen stated that Mr. Hyatt also spoke in support at
the City Council hearing. He reported the applicant proposed
80 units, a reduction from 84.
Chairman Mullen asked if anyone wished to speak in favor.
Mr. William Shaper, 9173 Ethel, Cypress, stated the homeowners
supported the proposal only because the developer stipulated to
a maximum density of 12.9 units per acre. He felt they would
oppose residential development of a higher density.
Mrs. Cheryl DeLoge, 9144 Ethel, Cypress, stated she still
supports the application and the comments she made at the
last hearing on August 19.
Chairman Mullen asked if anyone wished to speak in opposition.
Mr. Joe Hardcastle, 4588 Blanca Drive, Cypress, stated he
opposes any rezoning of commercial property to residential.
He asked if any precautions were being taken to prevent problems
such as those experienced by the residents adjacent to the
Mervyn's store. He inquired about specific conditions of this
development and felt there should be conditions to guard against
burglary.
5.
Planning Commission Minutes September 16, 1976
The Planning Director stated that specifics of development
would be considered when a precise development plan is submitted
with the conditional use permit application. He reported on
the actions taken regarding the Mervyn's store. Mr. Hawley
reported on the stipulations made by the Warmington Company
and stated a six - foot -high masonry wall surrounding the property
would be a requirement of development.
Mr. Christensen felt this was an improper time to discuss details
of the development since this was not a zone change or C.U.P.
hearing.
Commissioner Van Allen agreed that the subject of discussion
should be land use and not the specific project. He stated
at the last hearing he requested discussion of the overall
plan for Lincoln Avenue development so that, rather than
deciding piecemeal on properties, the Commission could take
a coordinated approach to the deep lot problem. Commissioner
Van Allen felt if the Commission approved this project tonight
it would be pre - judging the outcome of the public hearings
on the proposed ordinance relating to the overlay zone for
Lincoln Avenue. He stated he did not support or oppose
the proposed project at this time but felt action should
be taken after an overall plan addressing the deep lot problem
is adopted.
Commissioner Walsh stated she supported the amendment because
the problem on Lincoln is a compatibility problem which
has existed for many years. She noted that various groups
in the City supported the proposal for a combination of
uses on the property and felt it was an adequate solution
to the problem. She stated the combination of uses need
not be applicable to all parcels on Lincoln. She stated
she can support the proposal based on the information which
the Commission has received and the fact that several groups
are in favor of the project.
Commissioner Greenwood stated he opposed the zone change
and nothing has changed to make the project more desirable.
He felt the zone change would be in conflict with the Com-
mission's past position and that problems would arise from
high density development at this location. He felt the
project was the wrong use of the property.
Chairman Mullen stated he originally opposed the zone change
but since that time his reasons for opposition have been
mitigated. He stated the community opposition present at
the Commission hearing has disappeared and the lack of objec-
tions by residents was sufficient for him to change his
mind and support the amendment.
Mr. Christensen stated the City Council felt no two properties
on Lincoln are alike in regard to the depth problem. He felt
the proposed overlay zone would permit any other zone with
commercial frontage and that, if the ordinance is approved,
the Commission could look at each property individually.
If the ordinance is not passed, he stated the Commission
would still have this option. He stated the ordinance will
not change the problem but will only make the overlay zone
official. Mr. Christensen stated this property has its own
individual problems which they are trying to address with
their stipulations. He felt the proposal satisfies the par-
ticular needs of this area. He felt project benefits are:
the tax base will be helped, no City maintenance of the
private streets, purchasing power will be increased and
housing needs met. He felt piecemeal development is some-
times the best approach to get development started.
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Planning Commission Minutes September 16, 1976
Mr. Shaper, 9173 Ethel, Cypress, reiterated that the adjacent
property owners will only support a density of 12.9 units per
acre.
Commissioner Van Allen asked if approval of the amendment would
permit high density residential development to take place on
the property and the attorney stated it would be permitted and
that stipulation by the developer to a certain density should
not be a factor in the Commission's decision. Mr. Christensen
stated the applicant stipulated to the density at the zone
change hearing and the City Attorney had advised that the stipu-
lation would be binding. The Planning Director stated that at
the Council's hearing on the zone change the Council made it
clear that, if the applicant submitted plans showing a higher
density than agreed upon, the Council would not support the
project.
Commissioner Van Allen stated he was not convinced that a
combination of residential and commercial is the best use for
the property or for any of the deep lots and he felt there
might be other solutions such as all residential use. He
suggested continuing the hearing until after the public hearings
on the Lincoln Avenue plan.
Mr. Joe Hardcastle, 4588 Blanca, Cypress, stated there are no
other undeveloped lots of this size on Lincoln and if this zoning
is changed then Lincoln will become a narrow strip commercial
street and the possibility of any large commercial use will be
eliminated. He felt there is purchasing power in the area and
stated he would welcome a car dealership here. He felt this is
the ideal location for a large commercial use.
There were no further speakers.
It was moved by Commissioner Walsh and seconded by Chairman
Mullen to approve General Plan Amendment #76 -3B as recommended.
The motion failed to carry by the following roll call vote:
AYES:
NOES:
ABSENT:
2 COMMISSIONERS: Walsh and Mullen
2 COMMISSIONERS: Greenwood and Van Allen
0 COMMISSIONERS: None
Commissioner Van Allen moved to continue the hearing to December
16 until after the completion of the public hearings regarding
the Lincoln Avenue ordinance proposing the overlay zone. The
motion died for lack of a second.
Mr. Christensen felt to continue the hearing would be in conflict
with the Council's desires and he asked the Commission to either
accept or deny the application. Chairman Mullen suggested that
the application be denied so that the Council may take action
as soon as possible. Commissioner Walsh again spoke in support
of the amendment and felt several community groups, as well as
the neighbors directly affected, were in favor of the proposal
and it answered the particular problems of the area. She felt
strongly that to continue the hearing is not in the best
interest of the community.
Staff indicated that failure of the motion to approve was, in
effect, a denial of the application.
Commissioner Van Allen stated that the Commission's action
would be transmitted to the Council as a denial and that the
Council could then take appropriate action. He repeated that
he was not voting for or against the specific zone change or
project and that he felt it was premature and there was in-
sufficient information to make a decision. He felt it was
the responsibility of the Commissioners to vote on the issues
as they see them and not to poll other community groups.
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Planning Commission Minutes September 16, 1976
Mr. Christensen thanked the Commission for its courtesy and
asked that the Council be given a copy of the Planning Com-
mission minutes of this hearing so that they are aware of
the reasons for denial.
MODIFICATION TO CONDITIONAL USE PERMIT #76 -10 - JOE TOCHIHARA:
Chairman Mullen announced that this was the time and place for
the public hearing to consider a proposal to establish,
operate and maintain a recreational vehicle storage and
maintenance facility on property located at 5692 Lincoln
Avenue, situated on the southerly side of Lincoln Avenue
approximately 1035 feet easterly of Walker Street in the
CH- Commercial Heavy Zone. Said proposal provides for an
extension of the previously approved recreational vehicle
storage facility located at 5702 Lincoln Avenue, adjacent
to the subject property on the east. He opened the hearing
and asked for staff's report.
The Planning Director requested that the hearing be con-
tinued to October 7 to allow the applicant time to complete
changes in the plot plan.
It was moved by Commissioner Van Allen, seconded by Commis-
sioner Greenwood and unanimously carried to continue the
public hearing regarding Modification of Conditional Use
Permit #76 -10 to the October 7 meeting.
The Commission requested the Planning Director to prepare
a resolution of commendation for presentation to past Com-
missioner Dennis Hart.
The Planning Director reported on the following City Council
actions: the Council upheld the Commission's denial of C.U.P.
#76 -12 proposing the establishment of a lay -up ranch on
Acacia Drive; the Council approved the pre- annexation zone
change for property at the southwest corner of Walker and
Bishop Streets; the Council approved an ordinance which
will allow property owners to initiate General Plan amend-
ments and removes the prohibition for the City to consider
only three amendments within a year.
ADJOURNMENT:
Chairman Mullen adjourned the meeting at 9:00 p.m.
CHAIRMAN OF THE PLANNING COMMISSION
ATTEST:
SECRETARY OF THE PLANNING
COMMISSION