HomeMy WebLinkAboutResolution No. 3730•
RESOLUTION NO. 3730
A RESOLUTION OF THE CITY COUNCIL /PLANNING AGENCY OF THE CITY OF
CYPRESS CERTIFYING AS TO ITS REVIEW OF THE FINAL SUBSEQUENT
ENVIRONMENTAL IMPACT REPORT FOR THE CYPRESS BUSINESS AND
PROFESSIONAL CENTER AND MAKING CERTAIN FINDINGS.
WHEREAS, the City Council /Planning Agency of the City of
Cypress conducted a public hearing on February 26, 1990 and
reviewed the Draft Subsequent Environmental Impact Report for the
Cypress Business and Professional Center Specific Plan No. 89 -1
and Development Agreement No. 90 -1; and
WHEREAS, the City Council of the City of Cypress has
reviewed the Cypress Business and Professional Center Final
Subsequent Environmental Impact Report, including the responses
to comments made during the forty -five (45) day public review
period, and a motion was made to approve the Final Subsequent
Environmental Impact Report subject to the conditions in Exhibit
"A" attached.
NOW, THEREFORE, the City Council /Planning Agency of the
City of Cypress does hereby resolve as follows:
Section 1: Pursuant to legal requirements for posting and
conducting a public hearing on said Draft Subsequent
Environmental Impact Report and responses thereto, and the City
Council /Planning Agency having considered all responses received
thereon, which comments and responses have been attached to said
Draft Subsequent Environmental Impact Report and incorporated
therein, which are part of the Final Subsequent Environmental
Impact Report, the said Final Subsequent Environmental Impact
Report is hereby approved and adopted for Specific Plan No. 89 -1
and Development Agreement No. 90 -1, Cypress Business and
Professional Center.
Section 2: The City Council /Planning Agency hereby
certifies that the Final Subsequent Environmental Impact Report
for Specific Plan No. 89 -1 and Development Agreement No. 90 -1 has
been completed in compliance with the California Environmental
Quality Act of 1970 with recent amendments and the local
environmental Resolution No. 1584 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 Subsequent Environmental Impact Report:
a. That the adverse environmental impacts which may result
from implementation of Specific Plan No. 89 -1 and
Development Agreement No. 90 -1, Cypress Business and
Professional Center, have been considered and recognized by
the City Council /Planning Agency, including those potential
impacts addressed in the Cypress Plaza Final Environmental
Impact Report (September 22, 1986), and the Cypress Downs
Final Supplemental Environmental Impact Report (October 10,
1988).
b. That comments and responses received on the Draft
Subsequent 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 Subsequent Environmental Impact Report.
c. That based on information set forth in the Draft Subsequent
Environmental Impact Report and responses thereto, the City
Council /Planning Agency finds and determines that measures
to mitigate certain impacts exist and are included in the
Final Subsequent Environmental Impact Report, for
Circulation and Traffic, Land Use and Relevant Planning,
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Aesthetics, Air Quality, Noise, and Public Services and
Utilities. Mitigation Measures for potential impacts
addressed in the Cypress Downs Final Supplemental Impact
Report (October 10, 1988) include Circulation and Traffic,
Land Use and Relevant Planning, Aesthetics, Air Quality,
Noise, Public Services and Utilities, and Fiscal Impacts.
Mitigation Measures for potential impacts addressed in the
Cypress Plaza Final Environmental Impact Report (September
22, 1986) include Earth Resources, Drainage and Hydrology,
Cultural Resources, Biological Resources, Golf Course /Open
Space, and Public Safety /Aircraft Hazards (outlined in
Attachment A).
d. That based upon mitigation measures referred to in
Attachment A, environmental impacts of this project are
mitigated to less than significant levels with the exception
of circulation and traffic, land use, air quality, and
construction noise, as addressed in the Final Subsequent
Environmental Impact Report.
e. That certain adverse impacts associated with long -term air
quality and traffic cannot or may not be entirely mitigated
due to the involvement of areas outside the City's
jurisdiction.
Section 4: That the City Council /Planning Agency hereby
finds and determines that all feasible measures have been
incorporated into the Specific Plan which will mitigate or
substantially avoid any significant environmental effects, except
for those impacts set forth in Section 3.d., the City
Council /Planning Agency hereby adopts the following Statement of
Overriding Considerations, and as included in Attachment B:
The City Council /Planning Agency finds that, based upon the
Final Subsequent Environmental Impact Report and /or
information contained in the record, its action to approve
and carry out the project (Specific Plan No. 89 -1 and
Development Agreement No. 90 -1) is supported for the
following reasons:
a. The project, upon completion, will produce a net annual
recurring fiscal benefit to the City of Cypress of
approximately $928,400.
b. Implementation of the project will result in
substantial traffic improvements and public
infrastructure improvements to the subject site.
c. The project, at buildout, will provide an estimated
5,806 jobs.
d. Implementation of this project will promote the
objectives of the City's General Plan by providing
consistency of land uses within the Cypress Business
Park.
e. The project represents a logical extension of urban
services and facilities, and the infilling of vacant
urban land.
f. The Specific Plan will provide a comprehensive and
coordinated development plan for the study area.
g. The type and intensity of development proposed is
compatible with other business park and commercial uses
in the greater Cypress Business Park area.
h. The project provides for business park and commercial
uses of a greater economic viability than that of the
current vacant land.
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i. Cumulative impacts, from projects within the City of
Cypress and from projects in other jurisdictions, will
exist regardless of the development of this project.
In many instances, the mitigation measures imposed in
the Subsequent Environmental Impact Report will
mitigate the impacts from this project and in some
instances will further mitigate cumulative impacts not
related to this project.
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 an adjourned regular meeting held on
April 17, 1990.
ATTEST:
{ >E K )� F
CITY THE CITY OF CYPRESS
STATE OF CALIFORNIA
COUNTY OF ORANGE
SS
4
��v
AYOR OF THE CITY OF CYPRESS
I, Darrell Essex, City Manager of the City of Cypress, DO
HEREBY CERTIFY that the foregoing Resolution was duly adopted at
an adjourned regular meeting of the said City Council /Planning
Agency held on the 17th day of April, 1990, by the following
roll call vote:
AYES: 5 COUNCIL MEMBERS: Arnold, Bowman, Kanel, Kerry and Age
NOES: 0 COUNCIL MEMBERS: None
ABSENT: 0 COUNCIL MEMBERS: None
CI Y CLER OF T CITY OF CYPRESS
ATTACHMENT A
STATEMENT OF FACTS
SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE PROPOSED PROJECT,
FINDINGS WITH RESPECT TO SAID EFFECTS, AND STATEMENT OF FACTS
IN SUPPORT THEREOF, ALL WITH RESPECT TO THE PROPOSED SPECIFIC
PLAN AND DEVELOPMENT AGREEMENT FOR THE CYPRESS BUSINESS AND
PROFESSIONAL CENTER IN THE CITY OF CYPRESS.
Background
State EIR Guidelines (Guidelines) promulgated to the California
Environmental Quality Act (CEQA) provide in part:
"No public agency shall approve or carry out a project for
which an environmental impact report has been completed and
which identifies one or more significant effects of the
project, unless the public agency makes one or more of the
following written findings accompanied by a statement of the
facts supporting each finding."
The City of Cypress proposes to adopt the Specific Plan and
Development Agreement for the study area. Because the proposed
actions constitute a project under CEQA and the CEQA Guidelines,
the City of Cypress has prepared an Environmental Impact Report,
a Supplemental Environmental Impact Report, and a Subsequent
Environmental Impact Report. The Subsequent EIR identified
certain significant effects which may occur as a result of this
project. Further, the City Council desires to allow the Citizens
of Cypress to vote on the concurrent General Plan Amendment
No. 89 -2 and Zone Change No. 89 -7 at a Special Municipal Election
on April 24, 1990, and has determined that the Final Subsequent
EIR is complete and has been prepared in accordance with CEQA and
the Guidelines. Therefore, findings are set forth herein
pursuant to Section 15091 and 15163(e) of the CEQA Guidelines ,
and includes findings for potentially significant impacts
identified in the Cypress Plaza Final Environmental Impact Report
(September 22, 1986) and the Cypress Downs Final Supplemental
Environmental Impact Report (October 10, 1988). Mitigation
Measures identified below are based on Conditions of Approval to
be required of the applicant (Exhibit A), which are based on
measures contained in the Environmental Impact Report, the
Supplemental Environmental Impact Report, and the Subsequent
Environmental Impact Report, with modifications as appropriate.
,, ;f,.
. 4 .41.
FINDINGS
Environmental Study for the project site began with the Cypress Plaza Environmental
Impact Report, certified in September, 1986. This EIR covered the development of
3,720,892 square feet of business park, mixed use business park, professional office, hotel
and support commercial, general retail commercial, roadway use and shared race track
parking. The original EIR addressed the following issues:
Earth Resources
Hydrology
Cultural /Scientific Resources
Biological Resources
Traffic /Circulation
Air Quality
Noise
Public Services and Utilities
Aesthetic Resources
Golf Course /Open Space
Socioeconomics
Land Use
Public Safety
Aircraft Hazards
In 1988 a revised project known as Cypress Downs was proposed by SDC Development
for 2,909,208 square feet of building area. The supplemental EIR for that project addressed
the following environmental issues due to changes in the project. These changes included
a major reduction in the square footage of the project and retention of the Public /Semi-
Public General Plan and zoning designation on approximately 30 acres of the site for the
purpose of establishing church and school uses. Due to these changes, the Supplemental
EIR, certified on November 7, 1988, addressed only the following issues that would be
affected by the amended proposal:
Circulation and Traffic
Land Use and Relevant Planning
Aesthetics
Air Quality
Noise
Public Services and Utilities
Fiscal Impacts
Mitigation measures were advanced in these documents and findings made for the effects
of each proposed project with respect to these issues. This project represents a revision and
a reduction in density of land uses. The findings for the previous projects are still
applicable to the proposed project and are hereby referenced. The following discussion
provides additional detail specific to issues that have changed with regard to the revisions
in the project.
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TRAFFIC AND 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 Los Alamitos.
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:
1. In accordance with Resolution No. 3282, the developer shall participate in the
City's Traffic Impact Mitigation Fee assessment, as required by Ordinance No.
778.
2. The Traffic Impact Mitigation Fee will be paid 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.
3. The applicant shall be responsible for improvements identified for the
intersection of Cerritos Avenue and Walker Street that are located
immediately adjacent to the project site, and will require dedication of
property, as needed. Such improvements shall be constructed simultaneously
with the first grading permit issued for Development Area 2.
4. The southbound leg of Walker Street at the intersection of Katella Avenue
shall be restriped to provide one southbound right and two southbound
left -turn lanes and thus improve the operation of the intersection of Katella
Avenue and Walker Street to LOS "D" (ICU = 0.89). This restriping shall
be implemented when traffic operating conditions warrant such action as
indicated by the City Traffic Engineer.
5. In the event that traffic levels in the residential area south of the project site
are observed to increase significantly, the following options may be considered
by the City of Los Alamitos.
Construct a median barrier on Katella to restrict through traffic flow
across Katella.
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Make Siboney a one -way street, with traffic flow restricted to
northbound movements. Residential traffic inbound to the tract would
be required to enter the tract via the other local streets to the west of
Siboney.
° Cul -de -sac Bennington Street and /or Mindora Street at Howard
Avenue, eliminating the possibility of traffic accessing Howard Avenue
directly from the racetrack /project site.
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The project shall be conditioned to evaluate, provide funding for and
implement whatever option is selected, should such action be deemed
necessary.
6. At the following intersections, mitigation measures would improve conditions
but significant impacts would still remain:
• CERRITOS AVENUE AT LOS ALAMITOS BOULEVARD: A
second northbound left -turn lane and a southbound through lane on
Los Alamitos Boulevard shall be provided to reduce the afternoon peak
hourly ICU value to 0.89 (LOS "D ").
• KATELLA AVENUE AT BLOOMFIELD STREET: North and
southbound left -turn lanes on Bloomfield Street shall be added to
improve the morning and afternoon peak hourly ICU values to 1.10
and 1.23 respectively (LOS "F' in both cases).
• KATELLA AVENUE AT LOS ALAMITOS BOULEVARD: An
northbound through lane and southbound left -turn lane shall be
provided to reduce the ICU value in the morning peak hour to 0.97
(LOS "E ") and the afternoon peak hourly ICU to 1.35 (LOS "F').
Further improvements to these ICUs would require additional through
lanes on Katella Avenue to accommodate the large peak hour volumes.
Responsibility for Improvements
Improvements at the above three intersections and Mitigation Measure #22
of the Final EIR, or equivalent mitigation measures determined necessary by
the City of Los Alamitos, would most likely be the joint responsibility of the
City of Los Alamitos and Cypress Business and Professional Center. The
reasoning behind this joint responsibility is that each of the intersections
currently experience congestion problems which will continue to worsen with
or without the Cypress Business and Professional Center project. It should
be pointed out that the improvements outlined could require significant
acquisition, particularly at the intersection of Katella and Los Alamitos.
Alternative methods for improving intersection operation, such as coordination
of signal timing along major arterials (even when City boundaries are
crossed), may also be considered.
Los Alamitos, Cypress and Cypress Business and Professional Center shall
discuss the matter of responsibility and arrive at an allocation of
responsibilities that would be equitable to all parties.
7. Denni /Lexington Street: Denni Street shall be dedicated and be constructed
to a half -width of 40 feet east of the centerline between Katella Avenue and
Cerritos Avenue. In addition, a full -width (80 feet) crossing of the railroad
tracks will be constructed at -grade with appropriate protection for the crossing
and will be subject to review and approval by the Southern Pacific Railroad
and the Public Utilities Commission. Such improvements shall be constructed
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by the property owner(s) of Planning Areas 1 and 7 upon the golf course
being redeveloped to another use, or sooner if paid for by the City.
8. The intersection of Denni Street /Katella Avenue shall be designed and
constructed to ensure that the appropriate north -south alignment can be
maintained through the intersection with acceptable off -sets. Additional right -
of -way dedication shall be required from Cypress Business and Professional
Center if needed to provide for adequate vehicular movements if rights -of-
way are not available from the westerly property owner. Such improvements
shall be constructed by the property owner(s) of Planning Areas 1 and 7 upon
the golf course being redeveloped to another use, or sooner if paid for by the
City.
9. The intersection of Cerritos /Denni shall be designed and constructed to
provide for its ultimate configuration. Such improvements shall be
constructed by the property owner(s) of Planning Areas 1 and 7 upon the golf
course being redeveloped to another use, or sooner if paid for by the City.
10. All points of pedestrian and vehicular crossing of the railroad tracks in
Planning Area 8 shall be constructed to the requirements of the PUC and
Southern Pacific Railroad as to crossing protection and surface improvements.
Such improvements shall be constructed by the owner of Planning Area 8
upon obtaining ownership of the railroad track property, provided that the
existing users of the tracks be permitted to continue use as needed. The right
to cross the railroad track property is provided in accordance with an existing
Agreement executed between Southern Pacific Railroad and the property
owners.
Internal Circulation and Access
11. Traffic signals shall be installed at the intersection of Walker Street and the
major access point south of the Southern Pacific Railroad tracks (This street
provides joint access to Development Areas 4 and 5). Construction shall be
performed coincident with development of Development Area 4 or 5,
whichever commences first.
12. Traffic signals shall be modified as necessary at the following intersections.
These modifications shall commence with the development of Development
Areas noted:
• Katella Avenue at Winners Circle (Development Area 5)
• Katella Avenue at Siboney (Development Area 5 or 6, whichever
occurs first)
• Katella Avenue at Denni Street (Development Areas 1 and 7)
• Cerritos Avenue at Denni Street (Development Areas 1 and 7)
• Cerritos at Walker (Development Area 2)
• Katella at Walker (Development Area 5)
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13. At all driveway access locations along Katella Avenue, Cerritos Avenue, and
Walker Street adequate sight distance shall be provided by avoiding the
placement of structures, signs, landscaping, and other objects that would
obstruct the vision of drivers. Determinations shall be made at the time of
each site development review.
14. Driveways on Katella Avenue, Cerritos Avenue and Walker Street shall
permit left -turn access to the project in such a manner that adequate left -turn
pockets can be provided on the streets. Conceptual designs shall be submitted
for City Engineer's approval at the time of site development plan review for
each development area.
15. An eastbound median left -turn pocket on Katella Avenue at Winners Circle
shall be provided and the traffic signal shall be modified to provide for
eastbound protected left -turn movement. (This movement will require
cooperative interaction with the City of Los Alamitos.) Design and
construction shall be conducted coincident with development of Development
Area 5.
16. The developer shall cooperate with the Racetrack to develop a traffic control
plan satisfactory to the Racetrack, Cypress Business and Professional Center
and the City of Cypress.
• If Siboney is to be retained as the primary access point for the
racetrack, the roadway between Katella and the racetrack parking lot
shall be constructed with sufficient capacity to handle traffic associated
with the racetrack and the proposed Cypress Business and Professional
Center development. The needs for the project are expected to be less
than those for the racetrack.
The traffic control plan shall be submitted for approval coincident with
development of Development Areas 5 or 6, whichever develops first.
17. Acceleration /deceleration lanes, to facilitate traffic movements at unsignalized
project driveways, shall be provided as determined necessary by the City
Engineer. Conceptual design shall be submitted for City Engineer's approval
at the time of site development plan review for each development area.
18. A traffic signal shall be installed at the intersection of Walker Street and the
Race Track entrance. This signal shall operate in a flashing mode except
during race track events, at which time it will be controlled manually by the
Police Department. Construction shall be performed when determined
necessary by the City Engineer who will have the authority to determine if this
signal or the one on Walker Street at the junction of Planning Areas 4 and
5 is necessary.
18a. The parkway including sidewalk along the west side of Walker Street shall be
20 feet and if additional right -of -way is required it shall be dedicated to the
City and reduction in the required setback will be made corresponding to the
additional area dedicated.
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4 .r fir•.
Travel Demand Management
The importance and substantial benefits of a stringent Transportation System
Management (TSM) program in the Cypress Business Park has been
recognized by the City of Cypress.
19. Cypress Business and Professional Center shall be required to participate in
the TSM Plan adopted for the Cypress Business Park and to participate in
the Transportation Management Association (TMA) that has been formed by
various entities in the Business Park with the assistance of the City and its
consultants. Specific TSM actions by Cypress Business and Professional
Center might include:
•
•
•
•
Establish a Transportation Coordinator position to act as a liaison with
the Cypress Business Park TMA.
Encourage alternative commute modes such as carpooling, vanpooling,
transit use, cyclo- commuting and others.
Provide on -site amenities to facilitate these alternative commute modes,
such as preferential parking for carpools and /or vanpools; bicycle
storage facilities, internal bikeways, and shower /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 on -site
access to bus schedules and bus tokens and passes.
Encourage peak hour trip reduction techniques, such as alternative
work hours, flextime, staggered work shifts, telecommuting and 4 -day
workweeks.
• The developer shall implement, or cause to be implemented by his
tenants or successors in interest as a condition of development, trip
reduction programs consistent with City Ordinance No. 818. This
includes payment of assessments in support of the Cypress Business
Park Transportation Management Association.
Participation in the TSM plan and payment of assessment shall be performed
simultaneously with each business obtaining its City Business Tax License, if
required, or obtaining a Certificate of Occupancy if a Business Tax License is not
required.
Transit
The following transit amenities shall be implemented to enhance the Orange County
Transit District's existing services.
20. Bus turnouts shall be provided at stop locations, if determined to be necessary
by the City Engineer, based on roadway cross - section, travel volumes, or
speeds. This may require dedication of property by the developer. Where
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B: indings
appropriate, bus turnouts may be placed in acceleration /deceleration lanes.
Conceptual designs shall be submitted for City Engineer's approval at the time
of site development plan review for each development area.
21. Should the material used to construct Katella Avenue be insufficient to
support continued transit use of the bus stops, a concrete bus pad, able to
support the weight of a bus, may be required at each transit stop. Designs
shall be submitted for City Engineer's approval during site engineering for
each development area.
22. A paved passenger waiting area complete with a bus shelter and bench at
each turnout shall be provided. Bus shelters shall be provided by the City in
accordance with its bus shelter franchise. Designs shall be submitted for City
Engineer's approval during site engineering for each development area.
23. A paved and lighted handicapped- accessible pedestrian accessway shall be
provided between each stop and the project buildings. Designs shall be
submitted for City Engineer's approval during site engineering for each
development area.
24. Should new bus service be provided along Cerritos Avenue or Walker Street
in the future, prior to project build -out, transit amenities including, but not
limited to, passenger waiting areas, bus stop access ways, bus benches and
concrete bus pads, shall be provided, as requested by OC;1'1) and deemed
appropriate by the City Engineer.
(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. 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.
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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 B).
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8
LAND USE AND RELEVANT PLANNING
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:
25. Prior to each building permit issuance, the applicant shall submit a
landscaping plan, consistent with the approved Specific Plan, designed to
soften visual impacts of the project and to serve as a buffer to preserve land
use compatibility in the area, where it is determined necessary.
26. Building height limitations shall conform to Federal Aviation Regulations
(FAR) Part 77 to eliminate conflicts with approach and departure paths
associated with the Los Alamitos Air Field operations. FAA approval shall
be obtained as described in Mitigation Measure # 17 of the Final EIR.
27. At the discretion of the City, the Vessel's Home shall be relocated to a
location considered acceptable to the City of Cypress. The determination
shall be made prior to issuance of a grading permit for Development Area
6. The developer will not be responsible for any costs for the moving of the
house, and the house will be removed within 60 days of receiving a request
from the developer to remove it, or the house will be razed.
(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.
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3. The Development Regulations, Land Uses and Design Guidelines sections of
the Specific Plan contain numerous provisions which would act to mitigate
potential land use conflicts. For example, for each land use type proposed,
the Land Uses 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. The Design Guidelines section sets forth criteria and
guidelines for landscaping, architecture and signage.
(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
follow. (Attachment B).
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10
AESTHETICS
Impact
Development of the site as proposed would significantly alter the visual character of the
site. The vacant areas would be eliminated.
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:
28. Each site development plan shall comply with Guidelines contained in the
Specific Plan for architectural design, signage and landscape /streetscape
design.
29. Each site development landscaping plan shall be consistent with the Specific
Plan in order to maintain a cohesive theme across the project site and to
reduce aesthetic impacts associated with groups of structures on the site from
adjacent roadways and residential properties.
30. Landmark trees within each development area shall not be removed until
authorized by the City of Cypress and such trees will be replaced on -site with
an equivalent number of specimen trees (48 -inch box or larger) to be
incorporated into the landscaping treatment of the Specific Plan site.
Replacement trees will be in addition to normal tree planting requirements.
31. Adequate lighting, to be determined during each site development final plan
preparation, shall be provided for all automobile parking areas, trucking and
loading areas, and all pedestrian and vehicle access points.
32. Parking lots shall be lighted. All lighting, interior and exterior, shall be
designed and located to minimize power consumption and to confine direct
illumination to the premises to avoid light and glare impacts. Lighting design
shall be performed during each site development final plan preparation.
33. View corridors along adjacent roadways shall be preserved by conformance
with the design standards (building setbacks, height limitations, etc.) and
landscaping criteria as set for the in the Specific Plan. Conformance shall be
determined during each site plan submittal review.
34. Visual access to the racetrack shall be preserved by establishing view corridors
along track entrances and proper signage to the satisfaction of the Planning
Director. Conformance shall be determined during each site plan submittal
review.
(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.
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(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 Aesthetic impacts due to conversion of land, as discussed in the Draft EIR.
(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 B).
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12
AIR QUALITY
Impact
The project will create an incremental increase in stationary and mobile source pollutants.
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:
35. Construction of the proposed project shall require compliance with SCAQMD
Rule 403 which would reduce fugitive dust amounts by up to 50 percent. Dust
reducing measures shall include regular watering of graded surfaces,
restriction of all construction vehicles and equipment to travel along
established and regularly watered roadways, and suspending operations that
create dust during windy conditions. Compliance shall be a condition of each
grading permit issued for the site.
36. The project shall comply with SCAQMD's Regulation XV, requires employers
of more than 100 persons to devise ridesharing plans to reduce vehicle miles
travelled. This may apply to employers within the office buildings or
commercial areas. It is the responsibility of the individual employers to
develop specific programs, as well as comply with City Ordinance 818.
Compliance shall be per Mitigation Measure No. 38 of the Final EIR.
37. Energy conservation practices, as required by the Subdivision Map Act,
Building Energy Efficiency Standards (California Energy Commission, 1988),
and state and local laws, shall be incorporated into the design of the project
to have the secondary effect of limiting stationary source pollutants.
Compliance shall be determined during building plan review of each building
submitted for plan check.
(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.
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z .
v
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 is 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 B).
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NOISE
Impact
Project induced traffic will incrementally increase noise along major arterials serving the
site and vicinity, and portions of the project site may be exposed to aircraft noise associated
with operations at the Los Alamitos Air Base.
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:
38. Construction activities shall be limited to the hours of 7:00 a.m. to 8:00 p.m.,
Monday through Saturday, excluding holidays.
39. All state and local standards for exterior and interior noise exposure shall be
met. Prior to issuing each building permit onsite, the applicant shall submit
evidence, to the satisfaction of the City, that all project land uses will meet
applicable exterior and interior noise standards. The applicant may be
required to prepare a detailed acoustical assessment indicating mitigation
measures necessary to achieve acceptable exterior and interior noise levels on-
site, to the satisfaction of the City.
(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. Although other alternatives may result in reduced noise impacts, the have
been rejected in favor of the proposed project, as discussed in the Draft EIR
and Attachment B.
(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 B).
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15
PUBLIC SERVICES AND UTILITIES
Impact
The proposed project will incrementally increase demand for public services /utilities
including police and fire protection, solid waste disposal, water supply, wastewater disposal,
electricity, natural gas, and telephone.
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:
Sewer
40. All required sewer improvements will be designed and constructed to City and
CSDOC standards and will be approved by the City Engineer prior to
development. These improvements may be constructed in a phased sequence
depending upon the development process. Facilities shall be dedicated to the
City and /or CSDOC at the completion of construction.
41. The applicant shall pay sewer connection fees to both the City and CSDOC
in order to obtain wastewater collection and treatment services. The fees
shall be determined to be those in effect at the time the fee is paid.
Storm Drainage
Specific mitigation measures pertaining to design details shall be identified upon
selection of a drainage alternative. However, the following shall apply to any of the
alternatives selected.
42. Drainage system design and connection to County flood control channels shall
be subject to approval of the County of Orange if and when the system ever
connects directly into the County flood control channels.
43. Any offsite drainage improvements shall be designed and constructed to
adequately convey runoff from the site in addition to existing flows, provided
developer's costs are limited to paying for only the burden caused by runoff
from the site.
44. The developer shall pay, prior to the first building permit being issued on
each development area, the local drainage area acreage assessment currently
in effect per City Ordinance. Drainage fees paid for Development Areas 2,
3, 4 and 5 are subject for reimbursement, in part, to the developer of the
Walker Street Storm Drain. The drainage fees will only be collected for the
development of the Business Park Planning Areas and for 5 acres of the golf
course. Fees for the rest of the golf course area and the race track will be
collected whenever they are redeveloped to different uses.
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45. Drainage system improvements shall be designed and constructed to City and
OCFCD standards, if applicable, and will be approved by those agencies prior
to development. Improvements may be constructed in a phased sequence
depending upon the development process. Facilities shall be dedicated to the
City at the completion of construction to the extent required by the City.
Solid Waste
Gas
46. The Project Applicant shall submit advance notice to Briggeman Disposal
Service Inc. (1) one week prior to the occupancy date of each building.
47. Where feasible, buildings shall install refuse compacting equipment to
substantially reduce the number of refuse hauling trips and allow for more
effective and sanitary disposal.
48. Each building occupant shall, as a condition of use, participate in any source
reduction or recycling program developed by, or adopted by the City to reduce
waste generation.
49. Any hazardous waste that is generated onsite shall be transported to an
appropriate disposal facility by a licensed hauler in accordance with the
appropriate State and Federal Laws.
50. Easements shall be provided onsite for all mains not installed in a public
right -of -way.
51. All services and facilities built will be in accordance with policies and
extension rules of the California Public Utilities Commission and federal
regulatory agencies.
Schools
52. Pursuant to A.B. 2926, school districts may assess developers of commercial
developments to mitigate impacts on school facilities. Prior to each building
permit being issued, the developer shall pay fees, in accordance with the law,
to the appropriate school districts.
Parks and Recreation
Water
At the present time, the Cypress Recreation and Parks District does not require or
recommend mitigation measures.
53. SCWC charges a special facility fee for industrial and commercial
development to offset the cost for water supply facilities. Appropriate fees,
as required by SCWC will be paid by the applicant. An onsite reservoir site
could be provided as mitigation in lieu of mitigation fees.
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54. Precise water system requirements will be determined during detailed levels
of project design and are subject to the provisions of the site plan review by
the City of Cypress and the Southern California Water Company.
55. Water mains shall be dedicated to the water company after construction and
acceptance.
56. As required by state law, the following water conservation measures shall be
incorporated into the design of each building on the site:
Low -flush toilets
Low -flow showers and faucets
Insulation of hot -water lines in water recirculating systems
57. The following water conservation measures suggested by the Department of
Water Resources shall be implemented where applicable and feasible:
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Interior
Supply Line Pressure: Recommend water pressure greater than 50
pounds per square inch (psi) be reduced to 50 psi or less by means of
a pressure reducing valve.
Flush Valve Operated Water closets: Recommend 3 gallons per flush.
Drinking Fountains: Recommend equipped with self - closing valves.
Pipe Insulation: Recommend all hot water lines be insulated to
provide hot water faster with less water waste, and to keep hot pipes
from heating cold water pipes.
Exterior
Consider landscaping with low water - consuming plants wherever
feasible.
Use mulch extensively in all landscaped areas. Mulch applied on tope
of soils will improve the water - holding capacity of the soil by reducing
evaporation and soil compaction.
Install efficient irrigation systems which minimize runoff and
evaporation and maximize the water which will reach the plant roots.
Drip irrigation, soil moisture sensors and automatic irrigation systems
are a few methods to consider in increasing irrigation efficiency and
may be feasible for the project.
13
Use pervious paving material whenever feasible to reduce surface water
runoff and aid in ground water recharge.
Investigate the feasibility of utilizing reclaimed waste water, stored rain
water or "gray" water for irrigation.
Telephone
58. All telephone service will be in accordance with the tariffs and regulations on
file with the California Public Utilities Commission.
59. All existing telephone lines along Walker Street and Katella Avenue, but
excluding those along Cerritos Avenue, and all proposed telephone lines on
or adjacent to the site shall be placed underground as determined by the City
Engineer per City Ordinance and Public Utilities Commission regulations.
Developer shall also make a cash deposit with the City for the cost of
undergrounding any telephone lines along Cerritos Avenue adjacent to
Development Area 2. Undergrounding shall be performed concurrently with
development of each development area.
Electricity
60. The developer shall be responsible for installing underground all proposed
electric lines within the development.
61. All existing electrical facilities, excluding those along Cerritos Avenue, and
all proposed electrical facilities, on or adjacent to the site shall be placed
underground as determined by the City Engineer per City Ordinance and
Public Utilities Commission regulations. Developer shall also make a cash
deposit with the City for the cost of undergrounding any electrical lines
(except those described in City Code Section 25 -32 (a)(2)) along Cerritos
Avenue adjacent to Development Area 2. Undergrounding shall be
performed concurrently with development of each development area.
Fire Services
No mitigation measures are required.
Police Services
62. Each development project on the site, as determined during design reviews,
shall be subject to security requirements or design modification to minimize
potential criminal activity.
(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.
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(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. Given the project's urban location, adequate capacity is generally available
for the requisite public services and utilities. "Willserve" 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 B).
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EXHIBIT "A"
CONDITIONS OF APPROVAL FOR THE SUBSEQUENT FINAL
ENVIRONMENTAL IMPACT REPORT
CYPRESS BUSINESS AND PROFESSIONAL CENTER
1. The developer shall comply with all applicable mitigation measures
proposed in the Cypress Plaza Final Environmental Impact Report and
Conditions of Approval (September 22, 1986), and the Cypress Downs
Final Supplemental Environmental Impact Report and Conditions of
Approval (October 10, 1988), and as amended in this Final Subsequent
Environmental Impact Report. To the extent there is any inconsistency
between the earlier EIR's and the Cypress Business and Professional
Center Final Subsequent Environmental Impact Report, the most recent
document shall prevail.
2. The applicant shall enter into a Mitigation Monitoring Compliance
Agreement (MMCA) with the City of Cypress within sixty (60) days of
the certification of the Final Subsequent Environmental Impact Report.
3. Mitigation Measures #1 through #80 listed throughout the Draft
Subsequent EIR shall be revised as required to read per Attachment 1
to this Exhibit "A."
4. The following revisions shall be made in the text of the Draft
Subsequent EIR prior to being finalized:
o Page 36.B. shall be amended to reflect the language contained in
Condition No. 8.
o Page 160 (middle of page) shall be revised to read "Table 8A,
page 79, FUTURE DEVELOPMENT LEVELS IN CYPRESS BUSINESS PARK,
provides a list of projects that are expected to contribute to
cumulative impacts in the project area. The following is a
discussion of cumulative impacts."
o Page 46, paragraph 2, add the following sentence: "Some of these
measures have been reworded slightly to make them compatible with a
mitigation monitoring program."
o Page 52, Addition to Section H of Project Description: Under
"Agency" add County Sanitation Districts of Orange County. Under
"Required Permit /Approval" add Sewer Connections.
o Page 56, paragraph 1, line 7, replace the word "Meridian" with the
word "Merten."
o Page 56, paragraph 4, line 4: replace the words "Cypress Park" with
the words "Cypress Business and Professional Center."
o Page 56, paragraph 5, line 2: replace the words "Cypress Park" with
the words "Cypress Business and Professional Center."
o Page 62, paragraph 4, line 2, replace the words "Cypress Park" with
the words "Cypress Business and Professional Center."
o Page 64, Table 4: For the intersection of Katella Avenue at Los
Alamitos Boulevard, revise the last two columns to read "1.09 F" and
"1.51 F."
o Page 64, Table 4: For the intersection of Katella Avenue at
Bloomfield Street, revise the last two columns to read "1.42 F" and
"1.28 F."
o Page 64, Table 4: For the intersection of Katella Avenue at Valley
View Street, revise the last two columns to read "0.92 E" and "0.99
E."
o Page 89, paragraph 1, line 3, replace the words "Cypress Park" with
the words "Cypress Business and Professional Center."
o Page 95, last paragraph. Revise second sentence to read as follows:
"With the following improvements, LOS at these intersections would
be improved but some problems would still exist." Add a third
sentence to read: "The project Specific Plan shall be conditioned
to provide for these improvements or equivalent improvements."
o Page 100, Fourth paragraph under "Existing Conditions ", line 4:
Insert the word "Cypress" before the words "Business Park."
o Exhibit 16, delete the designation which shows the proposed sewer
line under Walker Street extending north of Cerritos Avenue.
o Page 148, paragraph 4, line 2: spelling correction "alternatives."
o Page 149, paragraph 1, line 2; paragraph 3, line 3; and paragraph 4,
line 1: replace the word "Park" with the word "Center."
o Page 152, paragraph 4, line 1: replace the word "Park" with the
word "Center."
o Page 169, paragraph 1, add the following sentence: "Some of these
measures have been reworded slightly to make them compatible with a
mitigation monitoring program."
o Page 172, Intersection Improvements in Los Alamitos: Revise second
sentence to read: "With the following improvements, LOS at these
intersections would be improved but some problems would still
exist." Add third sentence to read: "The project Specific Plan
shall be conditioned to provide for these improvements or equivalent
improvements."
o Pages 2 through 30, Mitigation Measures described in the
Environmental Summary shall be revised to reflect final Mitigation
Measures as adopted in Attachment 1 to this Exhibit "A."
o Appendix B, Revise the Traffic Report as follows subject to
concurrence of the preparer of the report:
- Appendix B, Page II -3: Period to be inserted after the word
"directions" on the second line. Following sentence to read:
"Except for the segment between Orange Avenue and Ball Road,
Moody Street has
- Appendix B, Page II -10: Insert missing text between the words
"experienced" and "Katella" in fourth paragraph.
- Appendix B, Page II -12: Second line from the end of this
page, replace the word "Anaheim" with the words "Buena Park."
- Appendix B, Add Page IV -1 which is missing.
- Appendix B, Page IV -10, Table 12: Cerritos Avenue at Los
Alamitos Boulevard: In last column, replace "E" with "E /F."
- Appendix B, Page IV -14, Table 13: Katella Avenue at
Bloomfield Street: In the sixth column, replace "E" with "F."
- Appendix B, Page IV -22, last paragraph, line 8: Insert the
word "River" after "San Gabriel."
- Appendix B, Page V -1, last paragraph, line 4: Replace the
words "Katella Avenue" with the words "Walker Street."
- Appendix B, Page V -7: Section B, No. 3, to read "Katella
Avenue at Denni Street." Section B, No. 4, to read "Cerritos
Avenue at Denni Street." Two additional intersections to be
added as follows: "5. Cerritos Avenue at Walker Street" and
"6. Katella Avenue at Walker Street." Delete parenthetical
information after items 3 and 4.
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- Appendix B, Page V -7: Two sections to be added as follows:
"G. Acceleration /deceleration lanes, to facilitate traffic
movements at unsignalized project driveways, shall be provided
as determined necessary by the City Engineer.
H. A traffic signal shall be installed at the intersection
of Walker Street and the Race Track entrance. This signal
shall operate in a flashing mode except during Race Track
events, at which time it will be controlled manually by the
Police Department."
- Appendix B, Page V -8, revise line 4, in part, to read "...TSM
Ordinance (No. 818) to reduce
Appendix B, Page V -8, paragraph 3, line 3, the word "Park" to
be capitalized.
Appendix B, Page VI -2, revise lines 7 and 8, in part, to read:
"....Walker Street to Progress Way, and on
5. 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 (§ 2100 et seq. - including but not by way of limitation
§ 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.
6. As a condition precedent to the issuance of any discretionary permit
or approval by the City, the developer /applicant shall have met 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.
7. 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.
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.
9. Upon submittal by the applicant, or any successor -in- interest to the
subject property, of a development application, City staff shall
review the same and determine if the proposed development conforms to
the development assumptions made in the project description and
- 3 -
utilized throughout the analysis in the EIR. Should the City
determine that the proposed development does not conform to the
development assumptions made in the project description and utilized
in the EIR analysis, even though the proposed development is
consistent with the specific plan, the application shall not be
approved until such time as additional environmental impacts, if any,
are identified, analyzed, and the appropriate level of environmental
review is completed.
ATTACHMENT B
STATEMENT OF OVERRIDING CONSIDERATIONS
State EIR Guidelines (Guidelines) promulgated 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)(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 Specific Plan No. 89 -1 and Development
Agreement No. 90 -1. Because the action constitutes a project under CEQA and
the Guidelines, an Environmental Impact Report, a Supplemental Environmental
Report, and a Subsequent Environmental Impact have been prepared by the City
of Cypress. The EIRs have identified certain significant effects that will
follow from this project and the City Council desires to approve this project.
After determining that the Final Subsequent EIR is complete and has been
prepared in accordance with 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 considerations 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 site.
3. The project, at ultimate development, will provide an estimated
5,806 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 a logical extension of urban services and
facilities, and the infilling of vacant urban land.
6. The Specific Plan will provide a comprehensive and coordinated
development plan for the study area.
7. The type and intensity of development proposed is compatible with
other business park and commercial uses in the greater Cypress
Business Park area.
8. The project provides for business park and commercial uses of a
greater economic viability than that of the current vacant land.
9. Cumulative impacts, from projects within the City of Cypress and
from projects in other jurisdictions, will exist regardless of the
development of this project. In many instances, the mitigation
measures imposed in the Subsequent Environmental Impact Report will
mitigate the impacts from this project and in some instances will
further mitigate cumulative impacts not related to this project.
ATTACHMENT 1
MITIGATION MEASURES
The mitigation measures required from previous environmental documentation that have
not been amended in the Cypress Business and Professional Center EIR are listed in items
#1 through #17 below. Some of these measures have been reworded slightly to make them
compatible with a mitigation monitoring program.
Earth Resources
# 1. All structures shall be designed, as confirmed during building design plan checking,
to withstand anticipated groundshaking caused by future earthquakes within an
acceptable level of risk, i.e., high risk zone, as designated by the City's latest adopted
edition of the Uniform Building Code.
# 2. As identified by the County of Orange and the Soil Conservation Service, there may
be several soil - related hazards, such as high groundwater and liquefaction, that could
have a significant adverse impact on future development. Therefore, a soils
engineering and geologic study shall be undertaken and submitted to the City
Engineer for approval prior to submittal of formal site development plans for each
structure on site. Said study shall accurately assess the potential for high
groundwater and liquefaction on the subject property and identify appropriate
corrective measures, such as over excavation and recompaction and /or structure
reinforcement. " In addition, this study shall determine specific
foundation /engineering parameters for each proposed project.
# 3. Whenever feasible, grading shall be conducted during the dry season to reduce onsite
soil erosion.
Hydrology
# 4. To mitigate local drainage problems, storm drains shall be installed into the study
area as well as streets capable of carrying run -off. These systems shall be planned
in accordance with City master plans and designed and constructed as necessary
during the various phases of development.
# 5. Exposed soil areas shall be planted where appropriate to control downstream
sedimentation. Planting plans prepared for each site development shall reflect this
requirement.
# 6. Development within 100 -year flood zone areas shall be subject to all applicable
construction and floodproofing requiremen-s (i.e., height of lowest floor must be at
least one foot above the design flood level or be protected by floodproofing).
Review for compliance in this regard viii occur during each site grading plan
submittal.
JN 26008.CYPRESS
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# 7. Developer will pay Master Planned Drainage fees not offset by construction of
Master Planned Facilities. The drainage fee shall be paid in full for the 74.6 acre
Business Park area computed on gross acreage and for 5 acres of the golf course for
the club house which is being developed immediately. Drainage fees will be paid
prior to the issuance of building permits based upon the acreage of planning areas
involved. The amount of said fee shall be based on the per acre assessment in effect
at the time the fee is paid.
Noise
# 8.
Construction activities will take place only on weekdays and Saturdays between 7:00
a.m. and 8:00 p.m. (and excluding holidays) to reduce noise impacts during more
sensitive time periods.
# 9. The use and proper maintenance of noise reducing devices on construction
equipment will minimize construction- related noise and shall be required.
#10. Although traffic noise increase along Lexington Drive, Denni Street, Moody Street
and Walker Street resulting from the project will be audible, no mitigation measures
are required or proposed to reduce traffic noise along these routes since current
noise levels are quite low.
#11. Specific acoustic analyses, performed at the precise plan approval stage, will be
required and will ensure that building location, truck access, parking area design and
air conditioning / refrigeration units are carefully designed and evaluated to minimize
the potential for noise impacts on and offsite and insure compliance with the City
of Cypress Noise Ordinance and Noise Element.
#12. Minimization of onsite ground vibration and noise impacts adjacent to the railroad
spur will be considered during structural design of buildings.
Public Safety
#13. Any business which uses, handles, stores or disposes of hazardous materials shall
obtain all appropriate permits and comply with all regulations administered by the
California Department of Health Services. (The EPA has authorized the State to
administer the Federal hazardous material management regulations.) Storage of
hazardous materials must also be conducted in accordance with the City of Cypress'
Hazardous Materials Disclosure Ordinance. Such compliance shall be effected
coincident with each business obtaining its City Business Tax License, if required,
or obtaining a Certificate of Occupancy if a Business Tax License is not required.
#14. Industries which store hazardous materials in underground tanks shall obtain permits
and comply with standards set forth by the State Regional Water Quality Control
Board. Such compliance shall be effected coincident with each business obtaining
JN 26008.CYI'RESS
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its City Business Tax License, if required, or obtaining a Certificate of Occupancy
if a Business Tax License is not required.
#15. If point source discharge is contemplated with any of the proposed land uses, a
National Pollution Discharge Elimination System (NPDES) permit must be obtained
from the State to satisfy Federal requirements. Such compliance shall be effected
coincident with each business obtaining its City Business Tax License, if required,
or obtaining a Certificate 'of Occupancy if a Business Tax License is not required.
#16. All generators and transporters of hazardous materials shall acquire necessary safety
equipment. These safety equipments include: a telephone or radio for emergency
communications; protective clothing and equipment for employee safety (e.g.,
breathing apparatus, respiration, goggles, boots); warning or alarm system; readily
available safety shower and eyewash; first aid supplies. Such compliance shall be
effected coincident with each business obtaining its City Business Tax License, if
required, or obtaining a Certificate of Occupancy if a Business Tax License is not
required.
#16a. The developer shall cause to be completed a Sanitation Districts of Orange County
(Districts) Master Plan analysis to confirm the capacity of the present sewer
transmission /treatment system and /or determine the necessary improvements to said
system resulting from the ultimate development of the proposed project. An
agreement shall be entered into between the City, the Districts and the developer
to design and construct those facilities found to be necessary by said analysis, that
are directly attributable to the developer's project. Said analysis, design and
construction shall be performed at the developer's sole expense. The analysis shall
be completed and accepted by both the City and the Districts, and the agreement
executed by all parties prior to the City's acceptance of the developer's application
for the first site development plan within Development Areas 2, 3, 4. 5 or 6.
Aircraft Hazards
#17. At least 30 days prior to the issuance of building permits for any structure
penetrating the 100:1 imaginary surface, the project proponent shall submit FAA
Form 7460 -1, "Notice of Proposed Construction or Alteration" to the Chief, Air
Traffic Division of the appropriate FAA regional office. The project applicant will
comply with all appropriate FAA standards and requirements. The findings of the
FAA will be transmitted to the City of Cypress prior to the application for building
permits.
IN 26008.CYPRESS
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A. CIRCULATION AND TRAFFIC
Intersection Improvements in Cypress
In the Cypress Business Park TSM study, a number of intersection improvements were
identified. These improvements were incorporated into the Traffic Impact Mitigation Fee
ordinance of the City. In this study of the traffic related impacts of Cypress Business and
Professional Center, the intersection improvements identified in the Business Park TSM
Study were analyzed and verified as applicable and appropriate. The intersection
configurations presented in Exhibit 10, FUTURE INTERSECTION CONFIGURATIONS,
are consistent with the City's Ordinance and various resolutions pertaining to the Traffic
Impact Mitigation Fee.
#18. In accordance with Resolution No. 3282, the developer shall participate in the City's
Traffic Impact Mitigation Fee assessment, as required by Ordinance No. 778.
#19. The Traffic Impact Mitigation Fee will be paid 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.
#20. The applicant shall be responsible for improvements identified for the intersection
of Cerritos Avenue and Walker Street that are located immediately adjacent to the
project site, and will require dedication of property, as needed. Such improvements
shall be constructed simultaneously with the first grading permit issued for
Development Area 2.
#21. The southbound leg of Walker Street at the intersection of Katella Avenue shall
be restriped to provide one southbound right and two southbound left -turn lanes and
thus improve the operation of the intersection of Katella Avenue and Walker Street
to LOS "D" (ICU = 0.89). This restriping shall be implemented when traffic
operating conditions warrant such action as indicated by the City Traffic Engineer.
#22. In the event that traffic levels in the residential area south of the project site are
observed to increase significantly, the following options may be considered by the
City of Los Alamitos.
° Construct a median barrier on Katella to restrict through traffic flow across
Katella.
° Make Siboney a one -way street, with traffic flow restricted to northbound
movements. Residential traffic inbound to the tract would be required to
enter the tract via the other local streets to the west of Siboney.
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° Cul -de -sac Bennington Street and /or Mindora. Street at Howard Avenue,
eliminating the possibility of traffic accessing Howard Avenue directly from
the racetrack /project site.
The project Specific Plan shall be conditioned to evaluate, provide funding for and
implement whatever option is selected, should such action be deemed necessary.
Intersection Improvements in Los Alamitos
Each of the three intersections within the City of Los Alamitos which were analyzed in this
study will require future improvements. With the following improvements, LOS at these
intersections would be improved but some problems would still exist. The project Specific
Plan shall be conditioned to,provide for these improvements or equivalent improvements.
CERRITOS AVENUE AT LOS ALAMITOS BOULEVARD
#23. A second northbound left -turn lane and a southbound through lane on Los Alamitos
Boulevard shall be provided to reduce the afternoon peak hourly ICU value to 0.89
(LOS „D ")
KATELLA AVENUE AT BLOOMFIELD STREET
#24. North and southbound left -turn lanes on Bloomfield Street shall be added to improve
the morning and afternoon peak hourly ICU values to 1.10 and 1.23 respectively
(LOS "F' in both-cases).
KATELLA AVENUE AT LOS ALAMITOS BOULEVARD
#23. An northbound through lane and southbound left -turn lane shall be provided to
reduce the ICU value in the morning peak hour to 0.97 (LOS "E ") and the afternoon
peak hourly ICU to 1.35 (LOS "F'). Further improvements to these ICUs would
require additional through lanes on Katella Avenue to accommodate the large peak
hour volumes.
Responsibility for Improvements
Improvements at the above three intersections and Mitigation Measure #22, or equivalent
mitigation measures determined necessary by the City of Los Alamitos, would most likely
be the joint responsibility of the City of Los Alamitos and Cypress Business and
Professional Center. The reasoning behind this joint responsibility is that each of the
intersections currently experience congestion problems which will continue to worsen with
or without the Cypress Business and Professional Center project. It should be pointed out
that the improvements outlined could require significant acquisition, particularly at the
intersection of Katella and Los Alamitos. Alternative methods for improving intersection
operation, such as coordination of signal timing along major arterials (even when City
boundaries are crossed), may also be considered.
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Los Alamitos, Cypress and Cypress Business and Professional Center shall discuss the
matter of responsibility and arrive at an allocation of responsibilities that would be
equitable to all parties.
Denni /Lexington Street
#26. Denni Street shall be dedicated and be constructed to a half -width of 40 feet east
of the centerline between Katella Avenue and Cerritos Avenue. In addition, a full -
width (80 feet) crossing of the railroad tracks will be constructed at -grade with
appropriate protection for the crossing and will be subject to review and approval
by the Southern Pacific 'Railroad and the Public Utilities Commission. Such
improvements shall be constructed by the property owner(s) of Planning Areas 1
and 7 upon the golf course being redeveloped to another use, or sooner if paid for
by the City.
#27. The intersection of Denni Street /Katella Avenue shall be designed and constructed
to ensure that the appropriate north -south alignment can be maintained through the
intersection with acceptable off -sets. Additional right -of -way dedication shall be
required from Cypress Business and Professional Center if needed to provide for
adequate vehicular movements if rights -of -way are not available from the westerly
property owner. Such improvements shall be constructed by the property owner(s)
of Planning Areas 1 and 7 upon the golf course being redeveloped to another use,
or sooner if paid for by the City.
#28. The intersection �f Cerritos /Denni shall be designed and constructed to provide for
its ultimate configuration. Such improvements shall be constructed by the proper =ty
owner(s) of Planning Areas 1 and 7 upon the golf course being redeveloped to
another use, or sooner if paid for by the City.
#29. All points of pedestrian and vehicular crossing of the railroad tracks in Planning
Area 8 shall be constructed to the requirements of the PUC and Southern Pacific
Railroad as to crossing protection and surface improvements. Such improvements
shall be constructed by the owner of Planning Area 8 upon obtaining ownership of
the railroad track property, provided that the existing users of the tracks be
permitted to continue use as needed. The right to cross the railroad track property
is provided in accordance with an existing Agreement executed between Southern
Pacific Railroad and the property owners.
Internal Circulation and Access
#30. Traffic signals shall be installed at the intersection of Walker Street and the major
access point south of the Southern Pacific Railroad tracks (This street provides joint
access to Development Areas 4 and 5). Construction shall be performed coincident
with development of Development Area 4 or 5, whichever commences first.
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#31. Traffic signals shall be modified as necessary at the following intersections. These
modifications shall commence with the development of Development Areas noted:
•
•
•
•
•
•
Katella Avenue at Winners Circle (Development Area 5)
Katella Avenue at Siboney (Development Area 5 or 6, whichever occurs first)
Katella Avenue at Denni Street (Development Areas 1 and 7)
Cerritos Avenue at Denni Street (Development Areas 1 and 7)
Cerritos at Walker • (Development Area 2)
Katella at Walker (Development Area 5)
#32. At all driveway access locations along Katella Avenue, Cerritos Avenue, and Walker
Street adequate sight distance shall be provided by avoiding the placement of
structures, signs, landscaping, and other objects that would obstruct the vision of
drivers. Determinations shall be made at the time of each site development review.
#33. Driveways on Katella Avenue, Cerritos Avenue and Walker Street shall permit
left -turn access to the project in such a manner that adequate left -turn pockets can
be provided on the streets. Conceptual designs shall be submitted for City.
Engineer's approval at the time of site development plan review for each
development area.
#34. An eastbound median left -turn pocket on Katella Avenue at Winners Circle shall be
provided and the traffic signal shall be modified to provide for eastbound protected
left -turn movement. (This movement will require cooperative interaction with the
City of Los Alamitos.) Design and construction shall be conducted coincident with
development of Development Area 5.
#35. The developer shall cooperate with the Racetrack to develop a traffic control plan
satisfactory to the Racetrack, Cypress Business and Professional Center and the City
of Cypress.
If Siboney is to be retained as the primary access point for the racetrack. the
roadway between Katella and the racetrack parking lot shall be constructed
with sufficient capacity to handle traffic associated with the racetrack and the
proposed Cypress Business and Professional Center development. The needs
for the project are expected to be less than those for the racetrack.
The traffic control plan shall be submitted for approval coincident with development
of Development Areas 5 or 6, whichever develops first.
#36. Acceleration /deceleration lanes, to facilitate traffic movements at unsignalized
project driveways, shall be provided as determined necessary by the City Engineer.
Conceptual design shall be submitted for City Engineer's approval at the time of sire
development plan review for each development area.
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#37. A traffic signal shall be installed at the intersection of Walker Street and the Race
Track entrance. This signal shall operate in a flashing node except during race track
events, at which time it will be controlled manually by the Police Department.
Construction shall be performed when determined necessary by the City Engineer
who will have the authority to determine if this signal pr the one on Walker Street
at the junction of Planning Areas 4 and 5 is necessary,
#37a. The parkway including sidewalk along the west side of Walker Street shall be 20 feet
and if additional right -of -way is required it shall be dedicated to the City and
reduction in the required setback will be made corresponding to the additional area
dedicated.
Travel Demand Management
The importance and substantial benefits of a stringent Transportation System Management
(TSM) program in the Cypress Business Park has been recognized by the City of Cypress.
#38. Cypress Business and Professional Center shall be required to participate in the
TSM Plan adopted for the Cypress Business Park and to participate in the
Transportation Management Association (TMA) that has been formed by various
entities in the Business Park with the assistance of The City and its consultants.
Specific TSM actions by Cypress Business and Professional Center might include:
Establish a Transportation Coordinator positiop to act as a liaison with the
Cypress Business Park TMA.
• Encourage alternative commute modes such as carpooling, vanpooling, transit
use, cyclo- commuting and others.
•
•
•
JN 26008. CYPRESS
Provide on -site amenities to facilitate these alternative commute modes, such
as preferential parking for carpools and /or vanppols; bicycle storage facilities,
internal bikeways, and shower /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 on -site access to bus schedules and
bus tokens and passes.
Encourage peak hour trip reduction techniqups, such as alternative work
hours, flextime, staggered work shifts, telecomiputing and 4 -day workweeks.
The developer shall implement, or cause to be implemented by his tenants
or successors in interest as a condition of development, trip reduction
programs consistent with City Ordinance No. 818. This includes payment of
assessments in support of the Cypress Business Park Transportation
Management Association.
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Participation in the TSM plan and payment of assessment shall be performed
simultaneously with each business obtaining its City Business Tax License, if required, or
obtaining a Certificate of Occupancy if a Business Tax License is not required.
Transit
The following transit amenities shall be implemented to enhance the Orange County Transit
District's existing services.
#39. Bus turnouts shall be provided at stop locations, if determined to be necessary by the
City Engineer, based on roadway cross- section, travel volumes, or speeds. This may
require dedication of property by the developer. Where appropriate, bus turnouts
may be placed in acceleration /deceleration lanes. Conceptual designs shall be
submitted for City Engineer's approval at the time of site development plan review
for each development area.
#40. Should the material used to construct Katella Avenue be insufficient to support
continued transit use of the bus stops, a concrete bus pad, able to support the weight
of a bus, may be required at each transit stop. Designs shall be submitted for City
Engineer's approval during site engineering for each development area.
#41. A paved passenger waiting area complete with a bus shelter and bench at each
turnout shall be provided. Bus shelters shall be provided by the City in accordance
with its bus shelter franchise. Designs shall be submitted for City Engineer's
approval during site engineering for each development area.
#42. A paved and lighted handicapped- accessible pedestrian accessway shall be provided
between each stop and the project buildings. Designs shall be submitted for City
Engineer's approval during site engineering for each development area.
#43. Should new bus service be provided along Cerritos Avenue or Walker Street in the
future, prior to project build -out, transit amenities including, but not limited to,
passenger waiting areas, bus stop access ways, bus benches and concrete bus pads,
shall be provided, as requested by OUIT) and deemed appropriate by the City
Engineer.
B. LAND USE AND RELEVANT PLANNING
Long -term traffic and associated noise and air quality impacts will be mitigated by measures
outlined in Section IV.A, CIRCULATION AND TRAFFIC, Section IV.D, AIR QUALITY,
and Section IV.E, NOISE.
#44. Prior to each building permit issuance, the applicant shall submit a landscaping plan,
consistent with the approved Specific Plan, designed to soften visual impacts of the
project and to serve as a buffer to preserve land use compatibility in the area, where
it is determined necessary.
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#45. Building height limitations shall conform to Federal Aviation Regulations (FAR)
Part 77 to eliminate conflicts with approach and departure paths associated with the
Los Alamitos Air Field operations. FAA approval shall be obtained as described
in Mitigation Measure #17.
#46. At the discretion of the City, the Vessel's Home shall be relocated to a location
considered acceptable to the City of Cypress. The determination shall be made prior
to issuance of a grading permit for Development Area 6. The developer will not be
responsible for any costs for the moving of the house, and the house will be removed
within 60 days of receiving a request from the developer to remove it, or the house
may be razed.
C. AESTHETICS
#47. Each site development plan shall comply with Guidelines contained in the Specific
Plan for architectural design, signage and landscape /streetscape design.
#48. Each site development landscaping plan shall be consistent with the Specific Plan
in order to maintain a cohesive theme across the project site and to reduce aesthetic
impacts associated with groups of structures on the site from adjacent roadways and
residential properties.
#49. Landmark trees within each development area shall not be removed until authorized
by the City of Cypress and such trees will be replaced on -site with an equivalent
number of specimen trees (48 -inch box or larger) to be incorporated into the
landscaping treatment of the Specific Plan site. Replacement trees will be in
addition to normal tree planting requirements.
#50. Adequate lighting, to be determined during each site development final plan
preparation, shall be provided for all automobile parking areas, trucking and loading
areas, and all pedestrian and vehicle access points.
#51. Parking lots shall be lighted. All lighting, interior and exterior, shall be designed and
located to minimize power consumption and to confine direct illumination to the
premises to avoid light and glare impacts. Lighting design shall be performed during
each site development final plan preparation.
#52. View corridors along adjacent roadways shall be preserved by conformance with the
design standards (building setbacks, height limitations, etc.) and landscaping criteria
as set for the in the Specific Plan. Conformance shall be determined during each
site plan submittal review.
#53. Visual access to the racetrack shall be preserved by establishing view corridors along
track entrances and proper signage to the satisfaction of the Planning Director.
Conformance shall be determined during each site plan submittal review.
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C. AIR QUALITY
#54. Construction of the proposed project shall require compliance with SCAQMD Rule
403 which would reduce fugitive dust amounts by up to 50 percent. Dust reducing
measures shall include regular watering of graded surfaces, restriction of all .
construction vehicles and equipment to travel along established and regularly watered
roadways, and suspending operations that create dust during windy conditions.
Compliance shall be a condition of each grading permit issued for the site.
#55. The project shall comply with SCAQMD's Regulation XV, requires employers of
more than 100 persons to devise ridesharing plans to reduce vehicle miles travelled.
This may apply to employers within the office buildings or commercial areas. It is
the responsibility of the individual employers to develop specific programs, as well
as comply with City Ordinance 818. Compliance shall be per Mitigation Measure
No. 38.
#56. Energy conservation practices, as required by the Subdivision Map Act, Building
Energy Efficiency Standards (California Energy Commission, 1988), and state and
local laws, shall be incorporated into the design of the project to have the secondary
effect of limiting stationary source pollutants. Compliance shall be determined
during building plan review of each building submitted for plan check.
E. NOISE
#57. Construction activities shall be limited to the hours of 7:00 a.m. to 8:00 p.m., Monday
through Saturday, excluding holidays.
#58. All state and local standards for exterior and interior noise exposure shall be met.
Prior to issuing each building permit onsite, the applicant shall submit evidence, to
the satisfaction of the City, that all project land uses will meet applicable exterior
and interior noise standards. The applicant may be required to prepare a detailed
acoustical assessment indicating mitigation measures necessary to achieve acceptable
exterior and interior noise levels on -site, to the satisfaction of the City.
F. PUBLIC SERVICES AND UTILITIES
Sewer
#59. All required sewer improvements will be designed and constructed to City and
CSDOC standards and will be approved by the City Engineer prior to development.
These improvements may be constructed in a phased sequence depending upon the
development process. Facilities shall be dedicated to the City and /or CSDOC at the
completion of construction.
#60. The applicant shall pay sewer connection fees to both the City and CSDOC in order
to obtain wastewater collection and treatment services. The fees shall be determined
to be those in effect at the time the fee is paid.
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Storm Drainage
Specific mitigation measures pertaining to design details shall be identified upon selection
of a drainage alternative. However, the following shall apply to any of the alternatives
selected.
#61. Drainage system design and connection to County flood control channels shall be
subject to approval of the County of Orange if and when the system ever connects
directly into the County flood control channels.
#62. Any offsite drainage improvements shall be designed and constructed to adequately
convey runoff from the site in addition to existing flows, provided developer's costs
are limited to paying for only the burden caused by runoff from the site.
#63. The developer shall pay, prior to the first building permit being issued on each
development area, the local drainage area acreage assessment currently in effect per
City Ordinance. Drainage fees paid for Development Areas 2, 3, 4 and 5 are subject
for reimbursement, in part, to the developer of the Walker Street Storm Drain. The
drainage fees will only be collected for the development of the Business Park
Planning Areas and for 5 acres of the golf course. Fees for the rest of the golf
course area and the race track will be collected whenever they are redeveloped to
different uses.
#64. Drainage system improvements shall be designed and constructed to City and
OCFCD standards, if applicable, and will be approved by those agencies prior to
development. Improvements may be constructed in a phased sequence depending
upon the development process. Facilities shall be dedicated to the City at the
completion of construction to the extent required by the City.
Solid Waste
#65. The Project Applicant shall submit advance notice to Briggeman Disposal Service
Inc. (1) one week prior to the occupancy date of each building.
#66. Where feasible, buildings shall install refuse compacting equipment to substantially
reduce the number of refuse hauling trips and allow for more effective and sanitary
disposal.
#67. Each building occupant shall, as a condition of use, participate in any source
reduction or recycling program developed by, or adopted by the City to reduce
waste generation.
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vsJ
#68. Any hazardous waste that is generated onsite shall be transported to an appropriate
disposal facility by a licensed hauler in accordance with the appropriate State and
Federal Laws.
Gas
#69. Easements shall be provided onsite for all mains not installed in a public right -of-
way.
#70. All services and facilities built will be in accordance with policies and extension rules
of the California Public Utilities Commission and federal regulatory agencies.
Schools
#71. Pursuant to A. 'B. 2926, school districts may assess developers of commercial
developments to mitigate impacts on school facilities. Prior to each building permit
being issued, the developer shall pay fees, in accordance with the law, to the
appropriate school districts.
P. -arks and Recreation
At the present time, the Cypress Recreation and Parks District does not require or
recommend mitigation measures.
Water
#72. SCWC charges a'special facility fee for industrial and commercial development to
offset the cost for water supply facilities. Appropriate fees, as required by SCWC
will be paid by the applicant. An onsite reservoir site could be provided as
mitigation in lieu of mitigation fees.
#73. Precise water system requirements will be determined during detailed levels of
project design and are subject to the provisions of the site plan review by the City
of Cypress and the Southern California Water Company.
#74. Water mains shall be dedicated to the water company after construction and
acceptance.
#75. As required by state law, the following water conservation measures shall be
incorporated into the design of each building on the site:
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Low -flush toilets
Low -flow showers and faucets
Insulation of hot -water lines in water recirculating systems
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The following water conservation measures suggested by the Department of Water
Resources shall be implemented where applicable and feasible:
Interior
Supply Line Pressure: Recommend water pressure greater than 50 pounds
per square inch (psi) be reduced to 50 psi or less by means of a pressure
reducing valve. •
Flush Valve Operated Water closets: Recommend 3 gallons per flush.
Drinking Fountains: Recommend equipped with self - closing valves.
Pipe Insulation: Recommend all hot water lines be insulated to provide hot
water faster with less water waste, and to keep hot pipes from heating cold
water pipes.
Exterior
Consider landscaping with low water - consuming plants wherever feasible.
Use mulch extensively in all landscaped areas. Mulch applied on tope of soils
will improve the water - holding capacity of the soil by reducing evaporation
and soil compaction.
Install efficient irrigation systems which minimize runoff and evaporation and
maximize the water which will reach the plant roots. Drip irrigation, soil
moisture sensors and automatic irrigation systems are a few methods to
consider in increasing irrigation efficiency and may be feasible for the project.
Use pervious paving material whenever feasible to reduce surface water
runoff and aid in ground water recharge.
Investigate the feasibility of utilizing reclaimed waste water, stored rain water
or "gray" water for irrigation.
Telephone
#76. All telephone service will be in accordance with the tariffs and regulations on file
with the California Public Utilities Commission.
#77. All existing telephone lines along Walker Street and Katella Avenue, but excluding
those along Cerritos Avenue, and all proposed telephone lines on or adjacent to the
site shall be placed underground as determined by the City Engineer per City
Ordinance and Public Utilities Commission regulations. Developer shall also make
a cash deposit with the City for the cost of undergrounding any telephone lines along
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Cerritos Avenue adjacent to Development Area 2. Undergrounding shall be
performed concurrently with development of each development area.
Electricity
#78. The developer shall be responsible for installing underground all proposed electric
lines within the development.
#79. All existing electrical facilities, excluding those along Cerritos Avenue, and all
proposed electrical facilities, on or adjacent to the site shall be placed underground
as determined by the City Engineer per City Ordinance and Public Utilities
Commission regulations. Developer shall also make a cash deposit with the City for
the cost of undergrounding any electrical lines (except those described in City Code
Section 25-32 (-a)(2)) along Cerritos Avenue adjacent to Development Area 2.
Undergrounding shall be performed concurrently with development of each
development area.
Fire Services
No mitigation measures are required.
Police Services
#80. Each development project on the site, as determined during design reviews, shall be
subject to security requirements or design modification to minimize potential criminal
activity.
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