Resolution No. 3547393
RESOLUTION NO. 3547
A RESOLUTION OF THE CITY COUNCIL /PLANNING AGENCY OF THE
CITY OF CYPRESS CERTIFYING AS TO ITS REVIEW OF THE FINAL FOCUSED
ENVIRONMENTAL IMPACT REPORT FOR CYPRESS CORPORATE CENTER
AND MAKING CERTAIN FINDINGS.
WHEREAS, the City Council /Planning Agency of the City of
Cypress conducted a public hearing on March 13, 1989 and reviewed
the Draft Focused Environmental Impact Report and Responses to
Comments for the Draft Focused Environmental Impact Report for
the Amended Cypress Corporate Center Specific Plan No. 88 -1; and
WHEREAS, the City Council of the City of Cypress has
reviewed the Draft Environmental Impact Report prepared for the
Amended Cypress Corporate Center Specific Plan No. 88 -1, and a
motion was made to approve the Final Focused Environmental Impact
Report subject to the conditions of approval in Attachment 1; and
WHEREAS, when required by Public Resources Code s 21081.6, a
mitigation monitoring or reporting program has been developed in
accordance with said section and considered by the City Council
in certifying the Focused EIR.
NOW, THEREFORE, the City Council /Plarinirig Agency of the City
of Cypress does hereby resolve as follows:
SECTION 1: Pursuant to the legal requirements for posting and
conducting a public hearing on said Draft Focused Environmental
Impact Report and responses thereto, and the City
Council /Planning Agency having considered all comments received
thereon, which comments and responses have been attached to said
Draft Focused Environmental Impact Report and incorporated
therein, which is part of the Final Focused Environmental Impact
Report is hereby approved and adopted for the Amended Cypress
Corporate Center Specific Plan No. 88 -1.
SECTION 2: The City Council /Planning Agency hereby certifies
that the Final Focused Environmental Impact Report for Specific
Plan No. 88 -1 has been completed in compliance with the
California Environmental Quality Act of 1970 with recent
amendments and the local environmental Resolution No. 3432 of the
City of Cypress.
SECTION 3: That the City Council /Planning Agency hereby finds
with respect to the adverse environmental impacts detailed in the
Final Focused Environmental Impact Report:
a. That the adverse environmental impacts which may result
from implementation of Amended Specific Plan No. 88 -1,
Cypress Corporate Center, have been considered and
recognized by the City Council /Planning Agency.
b. That comments and responses on the Draft Focused
Environmental Impact Report and during the public hearing
conducted by the City Council /Planning Agency have been
considered and recognized by the City Council /Planning
Agency and have been incorporated into the Final Focused
Environmental Impact Report.
c. Implementation of the project will promote the objectives
of the City's General Plan by providing consistency of land
use within the Cypress Business Park.
d. Implementation of this project will generate approximately
$96,932 annually to the City's general fund.
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e. Implementation of this project will provide approximately
2,384 jobs for the citizens of Cypress and surrounding
communities.
Therefore, the beneficial economic and social effects of
the project override the potential adverse impacts of the
project.
PASSED AND ADOPTED by the City Council /Planning Agency of
the City of Cypress at a regular meeting held on the 27th day of
March 1989.
ATTEST:
CITY �(ERK OF THE/CITY OF CYPRESS
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CYPRESS
I, DARRELL ESSEX, City Manager of the City of Cypress, DO
HEREBY CERTIFY that the foregoing Resolution was duly adopted at
a regular meeting of the said City Council /Planning Agency held
on the 27thday of March 1989, by the following roll call vote:
AYES: 4 COUNCIL MEMBERS: Age, Arnold, Kerry and Kanel
NOES: 0 COUNCIL MEMBERS: None
ABSENT: 0 COUNCIL MEMBERS: None
CITY CLER OF THE' CITY OF CYPRESS
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ATTACHMENT 1
CONDITIONS OF APPROVAL FOR CERTIFICATION
OF CYPRESS CORPORATE CENTER FOCUSED
FINAL ENVIRONMENTAL IMPACT REPORT
1. All applicable mitigation measures proposed in the Cypress
Corporate Center Final Focused Environmental Impact Report
and Conditions of Approval adopted on March 13, 1989 shall
be implemented in conjunction with development pursuant to
Amended Specific Plan No. 88 -1.
2. All applicable mitigation measures proposed in the
Warland /Cypress Business Center Final Environmental Impact
Report adopted on November 26, 1984, included in the
Statement of Facts and Findings for Amended Specific Plan
No. 88 -1, and those identified in the Cypress Corporate
Center Focused Final Environmental Impact Report, shall be
implemented in conjunction with the development pursuant
to Amended Specific Plan No. 88 -1. To the extent that
there is any inconsistency between the Warland /Cypress
Business Center Final Environmental Impact Report
Statement of Facts and Findings for Specific Plan No. 84-
1, adopted on November 26, 1984, and the Cypress
Corporate Center Focused Final Environmental Impact Report
Statement of Facts and Findings, the Cypress Corporate
Center Focused Final Environmental Impact Report and
Conditions of Approval shall prevail.
3. The developer shall defend, indemnify, and hold harmless,
the City and any agency thereof, or any of its agents,
officers and employees from any and all claims, actions or
proceedings against the City or any agency thereof, or any
of its agents, officers or employees, to attack, set
aside, void or annul, an approval of the City, or any
agency thereof, advisory agency, appeal board, or
legislative body, including actions approved by the voters
of the City, concerning the project, which action is
brought within the time period provided in Government Code
Section 66499.37 and Public Resources Code, Division 13,
CH. 4 (s 2100 et seq. - including but not by way of
limitation ss 21152 and 21167). City shall promptly
notify the developer of any claim, action, or proceeding
brought within this time period. City shall further
cooperate fully in the defense of the action and should
the City fail to either promptly notify or cooperate
fully, developer shall not thereafter be responsible to
defend, indemnify, or hold harmless the City.
4. As a condition precedent to the issuance of any
discretionary permit or approval by the City, the
developer /applicant shall have rnet and completed all
reporting and monitoring requirements up to and including
the date of filing for said discretionary permit or
approval required by the project's mitigation monitoring
program as set forth in the Resolution Certifying the
Environmental Impact Report or subsequent Mitigation
Monitoring Agreement. Failure by the developer /applicant
to comply with said reporting and monitoring requirements
prior to making application for said discretionary permit
or approval shall be cause for the City to revoke said
discretionary permit or approval and to deny any further
permits and approvals until such time as the
developer /applicant is in full compliance with his /her
obligations under the mitigation monitoring program for
the project.
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5. If at any time after issuance of any discretionary permit
or approval by the City, the developer /applicant fails to
comply with the reporting and monitoring requirements of
the mitigation monitoring program for this project, such
failure shall constitute grounds for revocation of any
discretionary permit or approval.
6. The text of the Cypress Corporate Center Final EIR shall
be amended as follows:
Section 1.1. "Introduction," on Page One, Paragraph 3 of
the draft states:
"The information contained within the Warland /Cypress
Business Center EIR previously prepared is applicable
to the project and the prior EIR was used in
preparation of this EIR."
Following this sentence, this addition should be made:
"To the degree that there is any inconsistency
between the previous EIR and this document, the
information contained herein is controlling."
To the consultant's revisions, a caveat at the end of the
previous mitigation measures applicable to this project
should be added. The caveat should read:
"Caveat: To the degree that there is any
inconsistency between the mitigation measures in the
previous EIR, the previous mitigation measures set
forth here, and the mitigation measures identified
in the focused EIR, the measures identified in the
focused EIR are controlling."
7. Developer /applicant shall enter into a "Mitigation
Monitoring Compliance Agreement" (hereinafter MMCA), with
City in a form satisfactory to the City Attorney. Said
MMCA shall be binding upon the developer /applicant with
respect to the implementation of all mitigation measures
specified therein. Execution of said MMCA by the City's
City Manager and the developer /applicant shall be a
condition precedent to the issuance by the City of the
first building permit.
The MMCA required herein is for the purposes of
implementing Public Resources Code, ss 21081.6 and is not
a "Development Agreement" within the meaning of Government
Code Section 65864 et. seq. However, any "Development
Agreement" (hereinafter DA), within the meaning of
Government Code Section 65864 et seq. entered into, or any
amendment to an existing DA, subsequent to the
Certification of the Focused EIR for this project shall
incorporate the MMCA required herein within said DA or any
amendment thereto. Incorporation of the MMCA within the
DA or amendment thereto shall be by either incorporation
by reference or by setting forth the terms of the MMCA in
full within the DA or any amendment thereto.
8. The developer /applicant shall provide and ensure full
access to the project site, and any structures erected
thereon, to City personnel, and /or subcontractors thereof,
at any time during the construction of the project for the
purposes of monitoring compliance with the mitigation
measures specified herein. Upon completion of
construction, the developer /applicant shall provide and
ensure full access to the project site, and any structures
erected thereon, to City personnel and /or subcontractors
thereof, at any time during normal business or operating
hours for the purposes of monitoring compliance with the
mitigation measures specified herein.
40'
9. Cypress Land Company will provide 175 -foot deceleration
and acceleration lanes entering and exiting the project
from Phyllis Drive.
10. Cypress Land Company will provide a right -hand turn lane
long enough to accommodate a minimum of ten cars for
northbound Valley View traffic to eastbound Katella.
11. Cypress Land Company shall exercise good faith efforts not
to install a driveway entrance to the property from Valley
View approximately halfway between Phyllis Drive and
Katella. If the driveway is necessary, depending on the
type of development that occurs at the location of the
proposed driveway, Cypress Land Company agrees to
construct a deceleration lane approaching the driveway off
Valley View approximately 175 feet long.
LAND USE /PLANNING CONSIDERATIONS
Impact
The proposed project would involve the conversion of existing
vacant and rural land to urban use.
Findings /Mitigation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
la. The Heritage Committee shall be given the opportunity to
purchase and relocate the existing old house if
historical or cultural significance can be determined.
The project proponent has provided the City with
authorization to remove the structure within a preferred
time frame.
lb. A decision regarding the relocation or demolition of the
existing old house will be made by the Parks &
Recreation Director prior to the issuance of a grading
permit by the Director of Public Works.
2a. To reduce the potential for land use conflicts between
differing land uses; i.e., residential /commercial,
landscaping and architectural treatments will be
required.
2b. Landscape and architectural standards are incorporated
into the Specific Plan and will be reviewed by the
Design Review Committee at the time of site design
review for individual projects. These are approved by
the City Council. Inspection of the site and structures
will be conducted by Building and Planning staff to
ensure compliance with landscape and architectural
compatibility requirements. Planning staff will visit
the site at least twice to inspect for the items noted
above. Thereafter, the Planning Director shall be
responsible for ensuring complaints are responded to.
B. All significant environmental effects that can feasibly be
avoided have been eliminated or substantially lessened by
virtue of mitigation measures identified in the Final EIR and
incorporated into the project as set forth above.
C. Potential mitigation measures or project alternatives not
incorporated into the project were rejected as infeasible,
based on economic, social and other considerations as set
forth in the Statement of Facts, the Final EIR, and listed
below:
1. The level of analysis now presented is appropriate for a
Specific Plan; if and when particular projects
implementing the Specific Plan are proposed, additional
environmental review will be undertaken, and additional
conditions may be imposed to alleviate any adverse
impacts. In particular, additional conditions may be
imposed upon submittal of grading plans, site plans,
engineering, data, etc.
2. Project alternatives, other than the no development
alternative, would still result in the conversion of
vacant land /agricultural uses to urban uses, with an
accompanying increase in land use intensity, as noted in
the Draft EIR.
3. The Development Regulation and Land Use sections of the
Specific Plan contain numerous provisions which would
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act to mitigate potential land use conflicts. For
example, for each land use type proposed, the Land Use
section defines the specific uses permitted within the
zone. The Development Regulations further establish
site development standards such as front yard and side
yard setback requirements, minimum building sites,
minimum lot depth and width, maximum site coverage and
maximum building height.
D. The remaining, unavoidable significant effect, if any, is
acceptable when balanced against facts set forth above and in
the Statement of Overriding Considerations which follows.
(Attachment 3)
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TRAFFIC /CIRCULATION
Impact
The proposed development will result in circulation alterations
and increased vehicle traffic which will decrease levels of
service at some intersections within Cypress and surrounding
communities.
Findinqs/Mitiqation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
3a. A number of intersection improvements were identified in
the Cypress Business Park TSM Study. These improvements
were incorporated into the traffic impact mitigation fee
ordinance of the City. In the study of the traffic
impacts of Cypress Downs, the intersection improvements
identified in the business park TSM study were analyzed
and verified as applicable and appropriate.
Accordingly, the developer should acknowledge the City's
policies regarding the effects on City services of land
developments, as set forth in Resolution No. 3282. The
developer shall also participate in the City's traffic
impact mitigation fee assessment, as required by
Ordinance No. 778.
3b. The traffic impact mitigation fee will be payable in
cash, at the time of issuance of each building permit
for the subject development (as required by Section 25-
69 of Ordinance No. 778), and the amount shall be per
Resolution No. 3283 (adjusted for inflation) or such
other amount as may be in effect at the time of issuance
of the building permit. Failure to submit the fee noted
above will result in denial of the building permit until
the fee is paid in full.
The construction of those improvements identified in
Resolution No. 3283 shall be undertaken by the City,
when warranted by traffic conditions, as determined by
the Director of Public Works.
4a. The improvements identified for the intersection of
Katella Avenue and Valley View Street that are located
immediately adjacent to the Cypress Corporate Center
will be the responsibility of the developer, and will
require dedication of property, as needed.
4b. The land shall be dedicated and improvements constructed
prior to issuance of a Certificate of Occupancy on the
first building constructed subsequent to the Specific
Plan approval. The Director of Public Works shall
determine satisfactory completion of this requirement.
5a. To alleviate an existing congestion problem in the
morning peak hour and to help accommodate additional
traffic, a restriping improvement is recommended on
westbound Orangewood Avenue on its approach to Valley
View Street. There are now three lanes on this
approach, one for right turns, one for through movements
and one for left turns. Because in the morning peak
hour the westbound to northbound right turn is very
heavy, the lane striping would be revised such that two
lanes would be allowed to turn right, and the third lane
would be optional for vehicles turning left or
proceeding straight through. The cost for such
restriping would be small, since revisions would consist
of signage and pavement markings.
406
5b. The recommended lane modifications shall be accomplished
by the City of Cypress, under the supervision of the
Director of Public Works, concurrently with other
intersection improvements at that location.
6a. The following mitigation measures pertaining to internal
circulation and site access are recommended:
(1) Construct the east /west roadway through the project
(between Valley View Street and Hope Street) as a
two -lane roadway (44 feet curb -to -curb) with stop
sign control at Valley View Street.
(2) Construct the north /south roadways through the
project (between Katella Avenue and the east /west
roadway) as two -lane roadways (44 feet curb -to -curb)
with stop sign control at both ends except for the
signal controls at Kat €lla /Hope.
(3) Ensure that the westbound approach of Katella Avenue
to Valley View Street has a dual left -turn storage
area about 250 to 300 feet long and that the median
break to allow left -turn access from westbound
Katella Avenue into the project site is constructed
with appropriate design.
(4) Adjacent to the project site on Valley View Street
and on Katella Avenue, provide exclusive right -turn
acceleration /deceleration lanes as appropriate.
6b. The internal circulation and site access measures shall
be accomplished by the developer prior to issuance of a
Certificate of Occupancy on the first building
constructed subsequent to the Specific Plan approval.
The Director of Public Works shall determine
satisfactory completion of this requirement.
7a. The following Transportation System Management (TSM) or
peak hourly travel demand management measures are
recommended:
(1) The important and substantial benefits of a
stringent Transportation System Management (TSM)
program in the Cypress Business Park has been
recognized by the City of Cypress. In fact, the
City is in the process of developing a TSM ordinance
to reduce peak hourly traffic levels. A committee
of employers and property owners is working in an
advisory capacity in the development of this
ordinance.
(2) The Cypress Corporate Center should be required to
participate in the TSM plan to be adopted for the
greater Cypress Business Park and to participate in
the Transportation Management Association (TMA) that
may be formed by various entities in the Cypress
Business Park with the assistance of the City and
its consultants.
7b. The landowner /developer shall require all businesses on
the subject site to participate in all TSM activities,
follow the requirements of the proposed Trip Reduction
ordinance, and join the Transportation Management
Association immediately upon the enactment of those
measures. If the occupancy of any building constructed
subsequent to the Specific Plan approval occurs after
the enactment of any of these TSM programs, the
employers in those buildings shall immediately conform
to the TSM measures in place. The Director of Public
Works shall monitor employer participation in TSM
activities.
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8a. Specific TSM actions by the Cypress Land Company
include:
(1) Establish a Transportation Coordinator position to
act as a liaison with the Cypress Business Park TMA.
(2) Encourage alternative commute modes, such as
carpooling, vanpooling, transit use, cyclo-
commuting, and others.
(3) Provide onsite amenities to facilitate these
alternative commute modes, such as preferential
parking for carpools and /or vanpools; bicycle
storage facilities, internal bikeways, and shower
and locker facilities for bicyclists; pedestrian
facilities, including convenient pathways from bus
stops, and continuous walkways between development
areas, convenient and comfortable bus shelters at
existing bus stop locations, and onsite access to
bus schedules and bus tokens and passes.
(4) Encourage peak hour trip reduction techniques, such
as alternative work hours, flex -time, staggered work
shifts, telecommuting, and tour -day work weeks.
8b. Onsite amenities shall be incorporated into the designs
of the various buildings to be constructed and shall be
monitored by the Director of Public Works for
satisfactory compliance, prior to approval of site
grading plans. Items 8a.(1)(2) and (4) shall be
monitored by developer/applicant's participation in the
TMA. Item 8a.(3) shall be completed prior to the
issuance of the Certificate of Occupancy by the City.
9a. In order to ensure accessibility to the available
transit services for employees and patrons of this
development, the following transit amenities should be
incorporated into this project:
(1) Bus turnouts, if determined by the City Traffic
Engineer to be necessary, based on roadway cross -
sections, travel volumes or speeds, should be
provided at these stop locations.
(2) The area adjacent to each turnout should include a
paved passenger waiting area complete with a bus
shelter and bench.
(3) A paved lighted and handicapped accessible
pedestrian accessway should be provided between each
stop and project buildings.
(4) A concrete bus pad sufficient to support the weight
of a bus (see OCTD's Design Guidelines for Bus
Facilities) may have to be provided at these transit
stops. This would be necessary assuming the
material used to construct Katella Avenue would be
insufficient to support continued transit use of the
bus stops.
9b. Transit amenities shall be incorporated into the designs
of the various buildings to be constructed and shall be
monitored by the Director of Public Works for
satisfactory compliance, prior to approval of site
grading plans. Said amenities, if required, shall be
completed and certified by the Director or Public
Works /City Engineer prior to the issuance of a
Certificate of Occupancy.
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•
B. All Isignificant environmental effects that can feasibly be
avoided have been eliminated or substantially lessened by
virtue of mitigation measures identified in the Final EIR and
incorporated into the project as set forth above.
C. Potential mitigation measures or project alternatives not
incorporated into the project were rejected as infeasible,
based on economic, social and other considerations as set
forth in the Statement of Facts, the Final EIR, and listed
below:
1. The level of analysis now presented is appropriate for a
Specific Plan; if and when particular projects
implementing the Specific Plan are proposed, additional
environmental review will be undertaken, and additional
conditions may be imposed to alleviate any adverse
impacts. In particular, additional conditions may be
imposed upon submittal of grading plaps, site plans,
engineering, data, etc.
2. The "No Development" alternative would not generate any
additional traffic; however, this option was rejected
based on land use and economic consideration as noted in
the Draft EIR. Any development alternative which
involves conversion of the existing uses to urban uses
will contribute incrementally to traffic impacts.
3. Project impacts are mitigated to the extent feasible.
D. The remaining, unavoidable significant effect, if any, is
acceptable when balanced against facts set forth above and in
the Statement of Overriding Considerations which follows.
(Attachment 3)
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AIR QUALITY
Impact
The project will create an incremental increase in stationary and
mobile source pollutants. Stationary source considerations
include emissions onsite from construction activities, emissions
from space and water - heating devices, and power plant emissions
from the generation of electricity for the project. Mobile
source emissions are those generated by short -term construction
activities and long -term traffic from the project.
Findinqs /Mitiqation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
10a. Compliance with SCAQMD Rule 403 (Fugitive Dust
Emissions) will assist in mitigating the impact of
construction - generated dust particulates.
10b. During construction of all development projects, the
Building Official will monitor and enforce this rule.
lla. Energy conservation practices shall be incorporated into
the design of the project to have the secondary effect
of limiting stationary source pollutants both on and
offsite. The feasibility of nonconventional energy
systems, such as cogeneration and active solar energy
systems, shall be given careful consideration during
detailed levels of planning.
lib. At the time of plan check review, the Building Official
will review plans for compliance with State and City
energy policies and requirements.
12a. Orange County's vehicular emissions will be reduced
through legislative exhaust emissions controls and the
provision of both mass transit in the area and the
creation of closer employment centers.
12b. The City will reduce vehicle emissions through
compliance with State law and through the adoption of a
Transportation Systems Management Program (TSM) to be
implemented by the Director of Public Works.
13a. Future phases of development shall comply fully with
mandated SCAQMD rules and regulations.
13b. The Director of Public Works will require all developers
in the Cypress Corporate Center to comply with mandated
SCAQMD rules and regulations as part of the TSM Program,
and any other discretionary approval deemed appropriate.
14a. The impact of short -term construction - generated
emissions (including those associated with capital
improvement projects) shall be reduced to the extent
feasible by the following measures:
(1) Scheduling construction and grading around the
driest summer months, by periodically sprinkling
with water, and by paving the area proposed for
parking as soon as possible;
(2) Maintaining equipment engines in proper tune;
(3) Phasing and scheduling construction activities to
level emission peaks; and,
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(4) Discounting construction during second stage smog
alerts.
14b. During grading and construction of all development
projects, the Building Official /designee will enforce
the above measures through periodic site checks.
15a. Development within the project area shall comply with
all SCAQMD (or other prevailing ordinance /regulation at
the time of development) rules and regulations;
development shall comply with all SCAQMD (or other
prevailing ordinance /regulation at the time of
development) for commercial and office uses including:
(1) Employer - provided incentives for ridesharing,
preferential carpool parking, modified work
schedules such as "flex - time," and utilization of
public transportation;
(2) Developer- provided bus turnouts installed per
requests by the Orange County Transit District and
the City Traffic Engineer, bus shelters, bicycle
racks; and
(3) Energy conserving structures, heating /cooling
systems, lighting systems, appliances, etc.
15b. These measures will be incorporated into a City - adopted
TSM Program, implemented by the Director of the Public
Works. The Public Works and Planning Directors will
determine individual project requirements at the time of
site design review and amend the applicable Mitigation
Monitoring Compliance Agreements to incorporate these
measures.
16a. The associated transportation system shall be designed
to improve traffic flow; i.e., traffic light
synchronization. (Please refer to Section 3.2 of this
EIR.)
16b. The Director of Public Works will determine appropriate
transportation design system improvements as part of the
City adopted TSM program.
17a. Other local and regional traffic mitigation measures
such as improvements to key intersections will improve
traffic flow and reduce the number of trips and
associated mobile source pollutants.
17b. Specific traffic
improvements are
Traffic /Circulation
measures will occur
mitigation measures for street
described in detail under the
section. Implementation of these
upon a determination of necessity by
the Director of Public Works.
18a. Participate in the City's TSM program to reduce traffic
and subsequent air emissions.
18b. Developers will be required to participate in the City's
TSM program as a condition for approval for any
conditional use permit or design review project approved
by the City Council.
B. All significant environmental effects that can feasibly be
avoided have been eliminated or substantially lessened by
virtue of mitigation measures identified in the Final EIR and
incorporated into the project as set forth above.
C. Potential mitigation measures or project alternatives not
incorporated into the project were rejected as infeasible,
based on economic, social and other considerations as set
forth in the Statement of Facts, the Final EIR, and listed
below:
411
1. The level of analysis now presented is appropriate for a
Specific Plan; if and when particular projects
implementing the Specific Plan are proposed, additional
environmental review will be undertaken, and additional
conditions may be imposed to alleviate any adverse
impacts. In particular, additional conditions may be
imposed upon presentment of grading plans, site plans,
engineering, data, etc.
2. Although other alternatives may reduce local air quality
impacts, these alternatives were rejected, as discussed
in the Draft EIR, as the project provides employment
land uses in close proximity to residential areas and
transportation facilities, which are consistent with the
AQMP and General Plan.
D. The remaining, unavoidable significant effect, if any, is
acceptable when balanced against facts set forth above and in
the Statement of Overriding Considerations which follows.
(Attachment 3)
412
ACOUSTIC ENVIRONMENT
Impact
There will be a minor increase in noise levels in and around the
project site if the project is implemented. Short -term acoustic
impacts will result from project - related construction activity,
while long -term acoustic impacts may result from use of the
facilities by visitors and employees and their resultant
vehicular traffic.
The introduction of business park uses adjacent to residential
areas could present the potential for noise impacts from light
industrial activities and /or the loading and unloading of trucks.
Although portions of the study area are located within noise
impact zones from Los Alamitos Army Airfield, it is anticipated
that common noise insulation techniques can be utilized in order
to meet interior noise level standards.
Findings /Mitigation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
19a. Construction activities proposed near residential areas
shall be limited to the hours of 7 a.m. to 8 p.m.,
Monday through Saturday. No construction activity shall
be allowed on Sundays or federal holidays. In addition,
construction equipment should be equipped with effective
muffling devices.
19b. Hours and days of construction are established within
the Municipal Code and enforced by the Building
Department during routine inspections.
20a. An acoustical analysis shall be required for development
proposed within the High Noise Impact Zone from the
airfield. The analysis should be completed at the site
plan level of processing and shall include a description
of measures incorporated into the project design to
assure that interior noise standards will be met.
20b. The acoustical analysis shall be completed prior to
project approval by the Design Review Committee and City
Council.
21a. The mitigation measures provided in Section 3.2,
TRANSPORTATION /CIRCULATION can serve to reduce CNEL
increases along local roadways through the reduction of
daily traffic.
21b. (See the TRANSPORTATION /CIRCULATION section of this
document.)
22a. All development occurring within the study area shall be
subject to the provisions of City and County noise
ordinances. Such noise policies set standards which
protect receiving land uses. In the case where business
park uses are developed adjacent to residential areas,
such uses shall not generate noise which exceeds the
noise standards specified for residential areas.
22b. The City's Code Enforcement Officer coordinates with the
County Noise Officer the monitoring of noise levels
during routine inspections and when responding to
specific requests.
23a. Construction of a minimum eight -foot high landscaped
berm along the southern border of the site, consistent
with the Cypress Land Business Park Specific Plan, shall
be implemented.
23b. Implementation shall be enforced by the Director of
Public Works and the berm installed prior to issuance of
a Certificate of Occupancy for any development adjacent
to the southern border of the site.
B. All significant environmental effects that can feasibly be
avoided have been eliminated or substantially lessened by
virtue of mitigation measures identified in the Final EIR and
incorporated into the project as set forth above.
C. Potential mitigation measures or project alternatives not
incorporated into the project were rejected as infeasible,
based on economic, social and other considerations as set
forth in the Statement of Facts, the Final EIR, and listed
below:
1. The level of analysis now presented is appropriate for a
Specific Plan; if and when particular projects
implementing the Specific Plan are proposed, additional,
environmental review will be undertaken, and additional
conditions may be imposed to alleviate any adverse
impacts. In particular, additional conditions may be
imposed upon presentment of grading plans, site plans,
engineering data, etc.
2. Although other alternatives may result in reduced noise
impacts, they have been rejected in favor of the proposed
project, as discussed in the Draft EIR and Attachment 3.
D. The remaining, unavoidable significant effect, if any, is
acceptable when balanced against facts set forth above and in
the Statement of Overriding Considerations which follows
(Attachment 3) .
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VIEWS /LIGHT AND GLARE
Impact
The change in visual character of the study area is an
unavoidable impact. Additionally, potential impacts to the
adjacent residential development may be window glare, or view
intrusion.
Findinqs /Mitiqation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
24a. Landscaping will be provided throughout the proposed
development to soften visual impacts and enhance the
aesthetic character of the project. Guidelines and
regulations for the planning of project landscaping and
its maintenance are set forth in the Specific Plan.
Native plant species shall be used to the maximum extent
feasible.
24b. Landscape plans will be reviewed and approved by the
Design Review Committee as part of the conditions of
approval for conditional use permit or design review.
Prior to occupancy of building, Planning staff will
inspect the site to ensure the installation of plants
per approved plans. Maintenance of a landscaped
screening berm is regulated by the Director of Public
Works.
25a. Building materials and architectural designs shall
provide for internal as well as external compatibility
with respect to surrounding land uses. Project
architectural design themes are provided for in the
Specific Plan, and will be developed and reviewed during
subsequent, more detailed site planning stages.
25b. Building materials and architectural design shall be
reviewed and approved through the conditional use permit
or design review process at the time of specific
project submittal. Final inspection prior to issuance
of the Certificate of Occupancy will specifically note
compliance with this requirement.
B. All significant environmental effects that can feasibly be
avoided have been eliminated or substantially lessened by
virtue of mitigation measures identified in the Final EIR and
incorporated into the project as set forth above.
C. Potential mitigation measures or project alternatives not
incorporated into the project were rejected as infeasible,
based on economic, social and other considerations as set
forth in the Statement of Facts, the Final EIR, and listed
below:
1 The level of analysis now presented is appropriate for a
Specific Plan; if and when particular projects
implementing the Specific Plan are proposed, additional
environmental review will be undertaken, and additional
conditions may be imposed to alleviate any adverse
impacts. In particular, additional conditions may be
imposed upon submittal of grading plans, site plans,
engineering data, etc.
2 Other than the No Development alternative, other
alternatives would result in an increase in Light and
Glare or Aesthetic impacts due to conversion of land, as
discussed in the Draft EIR.
413
D. The remaining, unavoidable significant effect, if any, is
acceptable when balanced against facts set forth above and in
the Statement of Overriding Considerations which follows.
(Attachment 3)
416
HYDROLOGY
Impact
Development of the project will change the hydrological
characteristics of the study area. The introduction of
impervious surfaces will increase the amount of surface runoff.
Silt and fertilizer runoff will decrease while the general amount
of urban pollutants (i.e., gas and oil) will increase. No
significant hydrological impacts are expected to occur within the
project site. No specific schedule for improvement of the
Stanton Storm Channel is available.
Findings /Mitigation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
26a. Exposed soil areas shall be planted where appropriate to
control downstream sedimentation.
26b. Landscape plans will be required as part of the
conditions of approval for the conditional use permit or
design review. Plans are reviewed and approved by the
Design Review Committee during construction. Prior to
occupancy of the building, Planning staff will inspect
the site to ensure the installation of plants per
approved plans.
27a. Site - specific hydrology analyses shall be performed
prior to development to assure flood protection from a
100 -year flood.
27b. Site - specific hydrology analyses are required to be
submitted to the Public Works Department with grading or
other engineering plans for the specific project.
28a. To mitigate local flood problems, storm drains shall be
installed throughout the study area in accordance with
the City's requirements. All tentative tract maps, site
plans and other precise plans within the study area
shall be accompanied by adequate hydrology and hydraulic
calculations and drainage improvement plans prepared by
a California registered professional civil engineer.
28b. Hydrology with hydraulic calculations and drainage
improvement plans are required to be submitted to the
Public Works Department with grading or other
engineering plans for the specific project prior to the
issuance of a building permit.
29a. All existing water wells located onsite should be capped
and taken out of service in accord with accepted civil
engineering standards.
29b. A requirement to cap all water wells will be a part of
the conditions of ,approval of the conditional use permit
or design review. Planning Department will request a
letter from the Orange County Environmental Health
Agency' to ensure the wells have been capped prior to a
Certificate of Occupancy being issued.
30a. To mitigate local flooding problems, storm drains should
be installed through the study area in accordance with
City Master Plans.
30b. Public Works Department, as a condition of approval of
development, requires that storm drains be constructed
on the site of the proposed development in accordance
with the City Master Plan. Public Works Department will
conduct an inspection of the site to determine
compliance with the approved plans prior to the issuance
of a Certificate of Occupancy.
31a. Exposed soil areas should be planted where appropriate
to control downstream sedimentation.
31b. Design Review Committee will approve landscaped plans
during construction of a building. Project planner will
conduct an inspection of the site to determine
compliance with the approved landscaped plans prior to
release of Certificate of Occupancy.
32a. Development within 100 -year flood zone areas shall be
subject to all applicable construction and flood -
proofing requirements (i.e., height of lowest floor must
be at least one foot above the design flood level or be
protected by flood - proofing). Review for compliance in
this regard will occur during subsequent tentative
subdivision planning stages.
32b. Public Works Department will approve grading and other
engineering plans prior to issuance of a building
permit.
B. All significant environmental effects that can feasibly be
avoided have been eliminated or substantially lessened by
virtue of mitigation measures identified in the Final EIR and
incorporated into the project as set forth above.
C. Potential mitigation measures or project alternatives not
incorporated into the project were rejected as infeasible,
based on economic, social and other considerations as set
forth in the Statement of Facts, the Final EIR, and listed
below:
1. The level of analysis now presented is appropriate for a
Specific Plan; if and when particular projects
implementing the Specific Plan are proposed, additional
environmental review will be undertaken, and additional
conditions may be imposed to alleviate any adverse
impacts. In particular, additional conditions may be
imposed upon presentment of grading plans, site plans,
engineering data, etc.
D. The remaining, unavoidable significant effect, if any, is
acceptable when balanced against facts set forth above and in
the Statement of Overriding Considerations which follows.
(Attachment 3)
413
PUBLIC SERVICES AND UTILITIES
FIRE PROTECTION
Impact
The proposed project can be adequately served by existing Fire
Department facilities. The project will, however, add to the
cumulative need for additional manpower and equipment for the
general area as it develops further. The project's impact on
fire services is not considered significant.
Findings /Mitigation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
33a. The proposed project shall include a water system of
sufficient capacity and pressure for the proposed land
uses and fire protection.
33b. As part of the conditions of approval of the proposed
development, the applicant is required to obtain
approved plans from the Fire Department prior to
issuance of a building permit. Fire Department conducts
an inspection during construction and at the end of
construction to determine compliance with the approved
plans. A Certificate of Occupancy shall not be issued
until the Fire Department inspects and passes the site.
34a. Sufficient accessibility for fire - fighting equipment
shall be provided. The Orange County Fire Department
will review precise development proposals to ensure
adequate access and fire protection facilities.
34b. Fire Department will review plans prior to discretionary
approval. Any conditions imposed by the Fire Department
are included by the Planning Departrnent at the time of
project approval. A Certificate of Occupancy shall not
be issued until the Fire Department inspects and passes
the site.
35a. Installation of smoke detection devices and sprinkler
systems, use of fire - retardant building materials and
shrubbery, prominent placement of rescue service
telephone numbers and appropriate siting of other fire-
fighting appurtenances will improve internal building
safety.
35b. Building and Fire Departments will review plans prior to
the issuance of a building permit to assure compliance.
Follow -up inspections will be done to ensure compliance.
36a. All buildings shall be constructed to conform with
applicable State and City building codes.
36b. Building Department will approve building plans to
ensure the building will conform to applicable State and
City building codes. Building Departrnent will conduct
an inspection during and at the completion of the
building to determine compliance with the approved
plans.
POLICE SERVICE
Impact
Development of the proposed project would result in an increased
demand for police services. While it is apparent that the
increased number of service calls would place greater demands on
Police Department resources, the exact nature and extent of
impacts cannot be determined at this time. However, the impacts
upon the Police Department are not expected to be significant.
Specific impacts to the department can be determined at more
detailed levels of planning.
Findings /Mitigation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
37a. The adequacy of police services shall be reviewed at
each phase of development and mitigation needs, as
appropriate, shall be identified. The Police Department
shall review and comment on all site plan approvals.
37b. Police Department will review proposed plans of specific
development prior to discretionary approval.
Appropriate conditions of approval will be added at that
time to mitigate any impacts.
38a. Police services to the development shall be enhanced
through the provision of adequate street lighting,
clearly marked street names and building numbers, and
security hardware. Other measures to facilitate service
to the development and minimize potential crime problems
shall be based on consultation with the Police
Department during subsequent design and implementation
stages.
38b. Public Works, Building and Police Departments will
review projects prior to the issuance of discretionary
approval.
WATER
Impact
Implementation of the Specific Plan will result in decreased
demands for water service in the project due to the removal of
agricultural uses. The existing water service system will need
to be expanded to serve new development within the planning
areas.
Findings /Mitigation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
39a. All required water system improvements shall be designed
and constructed to City and Southern California Water
Company standards. All tentative tract maps, site plans
and other precise plans within the study area shall be
accompanied by adequate water supply improvement plans
prepared by a California registered professional civil
engineer.
39b. Engineering Department will monitor the proposed
development to ensure that sufficient water supply can
be obtained from the Southern California Water Company
during offsite plan check, and inspect the site to
ensure improvements are constructed at completion of the
project.
40a. Implementation of water conservation technology shall be
implemented as required by State law:
(1) Low -flush toilets (Section 17921.3 of the Health and
Safety Code).
420
(2) Low -flow showers and faucets (California
Administrative Code, Title 24, Part 6, Article 1,
T20- 1406F).
(3) Insulation of hot water lines in water recirculating
systems (California Energy Commission regulations).
40b. Building Department will regulate the aforementioned
requirements during plan check. Prior to occupancy of
the building, the aforementioned requirements will be
inspected for compliance to the law.
41a. In addition, the State Department of Water Resources
recommends implementation of several other interior and
exterior water conservation measures which vary as to
their applicability and practicality for any one
particular development proposal. These measures shall
be investigated extensively as to their feasibility for
use in the project. For those measures found to be
feasible, they will be implemented to the maximum extent
possible. These measures include, but are not limited
to:
Interior Measures
(1) Reduce water pressure in supply lines to 50 pounds
per square inch (psi) or less by means of pressure -
reducing valves.
(2) Insulate all hot water lines to provide hot water
faster with less water waste, and to keep hot pipes
from heating cold pipes.
(3) For commercial uses (i.e., hotels, restaurants,
etc.), post conservation reminders in rooms and
restrooms; utilize thermostatically controlled
mixing valves for bath /showers; utilize water
conserving washers for laundry facilities and
dishwashers; and serve drinking water upon request
only.
Exterior Measures
(1) Utilize drought - tolerant landscaping materials.
(2) Install efficient irrigation systems which minimize
runoff and evaporation and maximize the amount of
water reaching the plant roots. Drip irrigation,
soil moisture sensors and automatic irrigation
systems are effective methods of increasing
irrigation efficiency.
(3) Use mulch extensively in all landscaped areas.
Mulch applied on top of the soil will improve soil
water - holding capacity by reducing evaporation and
soil compaction (enhances and maintains soil
permeability).
41b. Building Department will regulate the aforementioned
items if determined feasible by the Building Department
during plan check to the maximum extent possible. Prior
to occupancy of the building, the aforementioned
requirements will be inspected for compliance to the
approved plans.
Design Review Committee will approve landscape plan
during construction of the building. Prior to the
Certificate of Occupancy being issued, the site will be
inspected by a project planner to determine compliance
with the approved landscape plans. Thereafter, the Code
Enforcement Officer will inspect as determined necessary
and practicable to determine continued compliance.
WASTEWATER
Impact
Development of the study area, as currently proposed, will
require expanding the existing wastewater collection system to
include service to those areas which are presently undeveloped.
It is anticipated that expansion of the existing system will
require the addition of several 8 -inch collector lines which will
tie into existing lines.
Findings /Mitigation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
42a. The water conservation measures recommended in Section
3.7.3 will also serve to reduce the amount of wastewater
generated by the proposed project.
42b. Refer to Section 3.7.3.
43a. All required sewer improvements shall be designed and
constructed to City and Orange County Sanitation
District standards. All tentative tract maps, site
plans and other plans within the study area shall be
accompanied by adequate plans for sewer improvements
prepared by a California registered professional civil
engineer.
43b. Engineering Department will review sewer improvement
plans prior to issuance of a building permit. Prior to
certification of a tract map or occupancy of a building,
Public Works Department will conduct an inspection to
determine compliance with the approved plans.
OTHER SERVICES AND UTILITIES
Impact
Implementation of the proposed project will result in increased
demands for electricity, natural gas, and telephone services.
The existing utility network will need to be expanded to meet the
future demands of the project. The specific design and sizing
requirements of necessary improvements and /or additions will be
determined as part of the Precise Plan Review procedures. No
significant impacts are anticipated in expanding the existing
utility network and meeting the demands of the proposed project.
Implementation of the proposed project will also result in
increased demands for solid waste disposal service. Based upon a
rate of 1.55 lbs./ capita /day of mixed waste for general office
uses, the project will generate approximately two tons of solid
waste per day at buildout. It is anticipated that existing solid
waste disposal facilities can accommodate the project.
Findings /Mitigation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
44a. The developer(s) of the study area shall work in
conjunction with affected utility agencies to assure
that adequate services and facilities are provided.
44b. Planning and Public Works Departments will monitor the
proposed development to ensure that adequate services
and facilities are provided.
422
45a. A number of conservation measures shall be considered in
building and site designs to reduce the demands of the
project. Such measures include:
Trash compactors should be utilized to the maximum
extent feasible to allow for more effective and sanitary
trash disposal.
45b. The use of trash compactors will be reviewed by the
Design Review Committee prior to a discretionary permit
being issued. Prior to the Certificate of Occupancy,
the project planner will inspect the site to determine
compliance with the approved plans.
46a. Businesses within the proposed development should
investigate local recycling /resource recovery programs.
A handbook for developing such programs is available
through the California Waste Management Board.
46b. The Planning Department shall encourage businesses to
investigate local recycling /resource recovery programs
throughout the life of the project.
47a All buildings shall be constructed in conformance with
Title 24 - Non - Residential Energy Conservation
Standards.
47b. Building Department will review the structural plans for
conformance with Title 24 prior to the issuance of a
building permit. Building Department will conduct are
inspection of the building to determine compliance with
the approved plans.
48a. The developer(s) of the study area should consult with
the Southern California Edison Company and the Southern
California Gas Company regarding current energy
conservation techniques.
48b. The Planning Department shall encourage businesses to
contact the utility companies regarding energy
conservation. This shall occur throughout the life of
the project.
B. All significant environmental effects that can feasibly be
avoided have been eliminated or substantially lessened by
virtue of mitigation measures identified in the Final EIR and
incorporated into the project as set forth above.
C. Potential mitigation measures or project alternatives not
incorporated into the project were rejected as infeasible,
based on economic, social and other considerations as set
forth in the Statement of Facts, the Final EIR, and listed
below:
1. The level of analysis now presented is appropriate for a
Specific Plan; if and when particular projects
implementing the Specific Plan are proposed, additional
environmental review will be undertaken, and additional
conditions may be imposed to alleviate any adverse
impacts. In particular, additional conditions may be
imposed upon presentment of grading plans, site plans,
engineering data, etc.
2. Given the project's urban location, adequate capacity is
generally available for the requisite public services and
utilities. "Will- serve" letters will be obtained prior
to approval of tentative tract maps for the subject
project.
D. The remaining, unavoidable significant effect, if any, is
acceptable when balanced against facts set forth above and in
the Statement of Overriding Considerations which follows.
(Attachment 3)
42
424
GEOTECHNICAL
Impact
Development of the site as proposed would result in geotechnical
alterations.
Findings /Mitigation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
49a. Appendix E of the attached draft EIR contains a
preliminary geotechnical investigation conducted for a
seven -acre portion of the site. Detailed foundation
engineering, pavement and cement and corrosion criteria
guidelines were established. Subsequent development
shall incorporate these guidelines and conduct
preliminary geotechnical studies on an individual
project basis.
49b. Planning and Engineering Departments will review all
required geotechnical studies prior to the issuance of a
building permit. The Building Official will confirm
compliance with these studies as appropriate.
50a. The provisions of the Uniform Building Code (UBC), with
regard to seismic safety, should be followed.
50b. Building Department will review the plans for
conformance with seismic safety prior to the issuance of
a building permit. Building Department will conduct an
inspection of the building to determine compliance with
the approved plans prior to the Certificate of Occupancy
being issued.
51a. Site grading shall provide for nearly level building
pads with suitable foundation conditions to support any
improvement with adequate surface gradients to control
water runoff.
51b. Public Works Department will approve grading plans or
engineering plans. Public Works Department will conduct
an inspection of the site to determine compliance with
the approved plans prior to the issuance of a
Certificate of Occupancy.
B. All significant environmental effects that can feasibly be
avoided have been eliminated or substantially lessened by
virtue of mitigation measures identified in the Final EIR and
incorporated into the project as set forth above.
C. Potential mitigation measures or project alternatives not
incorporated into the project were rejected as infeasible,
based on economic, social and other considerations as set
forth in the Statement of Facts, the Final EIR, and listed
below:
1. The level of analysis now presented is appropriate for a
Specific Plan; if and when particular projects
implementing the Specific Plan are proposed, additional
environmental review will be undertaken, and additional
conditions may be imposed to alleviate any adverse
impacts. In particular, additional conditions may be
imposed upon presentment of grading plans, site plans,
engineering data, etc.
D. The remaining, unavoidable significant effect, if any, is
acceptable when balanced against facts set forth above and in
the Statement of Overriding Considerations which follows.
(Attachment 3)
BIOLOGICAL RESOURCES
Impact
//Lc
Development of the study area will result in the elimination of
agricultural fields and some ornamental trees and shrubs
currently within the study area. Portions of the study area will
be landscaped, thus introducing new vegetation.
Implementation of the project will result in the elimination or
displacement of the existing onsite rodent population. Also,
development of the study area will eliminate a food source for
nearby wildlife species which currently forage in the study area.
Findings /Mitigation Measures
A. Changes and other measures have been included in the project
or are otherwise being implemented which mitigate this
significant environmental effect, in that:
52a. Landscaping should be used to enhance commercial, office
and industrial areas. Also, the use of landscaped
streetscapes will supplement onsite vegetation.
52b. Design Review Committee will approve landscape plans
during the construction period of the building. Project
planner will conduct an inspection of the building to
determine compliance with the approved plans prior to a
Certificate of Occupancy.
B. All significant environmental effects that can feasibly be
avoided have been eliminated or substantially lessened by
virtue of mitigation measures identified in the Final EIR and
incorporated into the project as set forth above.
C. Potential mitigation measures or project alternatives not
incorporated into the project were rejected as infeasible,
based on economic, social and other considerations as set
forth in the Statement of Facts, the Final EIR, and listed
below:
1. The level of analysis now presented is appropriate for a
Specific Plan; if and when particular projects
implementing the Specific Plan are proposed, additional
environmental review will be undertaken, and additional
conditions may be imposed to alleviate any adverse
impacts. In particular, additional conditions may be
imposed upon presentment of grading plans, site plans,
engineering data, etc.
2 The project will retain water surface features to allow
habitat for resident or migratory birds presently using
the site.
D. The remaining, unavoidable significant effect, if any, is
acceptable when balanced against facts set forth above and in
the Statement of Overriding Considerations which follows.
(Attachment 3)
4 6
ATTACHMENT 3
STATEMENT OF OVERRIDING CONSIDERATIONS
State EIR Guidelines (Guidelines) promulgated pursuant to the
California Environmental Quality Act (CEQA) provide in part:
"(a) CEQA requires the decision -maker to balance the
benefits of a proposed project against its unavoidable
environmental risks in determining whether to approve
the project. Where agencies have taken action
resulting in environmental damage without explaining
the reasons which supported the decision, courts have
invalidated the action.
"(b) Where the decision of the public agency allows
the occurrence of significant effects which are
identified in the Final EIR but not mitigated, the
agency must state in writing the reasons to support
its action based on the Final EIR and /or other
information records. This statement may be necessary
if the agency also makes the finding under Section
15091 (a)(2) or (2)(3).
"(c) If an agency makes a statement of overriding
considerations, the statement should be included in
the record of the project approval and should be
mentioned in the Notices of Determination." (Section
15902 of the Guidelines.)
The City Council proposes to adopt Amended Specific Plan No. 88 -1
for the study area. Because the action constitutes a project
under CEQA and the Guidelines, a Focused Environmental Impact
Report (EIR) has been prepared by the City of Cypress. The EIR
has identified certain significant effects that will follow from
this project and the City Council desires to approve this
project. After determining that the EIR is complete and has been
prepared in accordance with the CEQA and the Guidelines, and
making the Statement of Facts above, the City Council has also
weighed the significant effects of the project against the
overriding consideration noted as follows:
1. The project, upon completion, will produce substantial
recurring revenues to the City of Cypress.
2. Implementation of the project will result in substantial
traffic improvements and public infrastructure improvements
to the subject site.
3. The project, at ultimate development, will provide an
estimated 2,384 jobs.
4. Implementation of this project will promote the objectives of
the City's General Plan by providing consistency of land use
within the Cypress Business Park.
5. The project represents logical extension of urban services
and facilities, and the in- filling of vacant urban land.
6. The project is consistent with recent growth projections
developed by the Southern California Association of
Governments for the City of Cypress.
7. The Specific Plan will provide a comprehensive and
coordinated development plan for the study area.
8. The type and intensity of development proposed is compatible
with other business park and commercial uses in the greater
Cypress Business Park.
9. The project provides for business park and commercial uses of
a greater economic viability than that of the current vacant
land.
10. Thirty acres of this property were originally required by a
Development Agreement to be developed as commercial retail.
At the request of the adjacent residents, this revised plan
of business park uses has been submitted.
•